08-102800cErr OF
A. Federal
August 8, 2008
Heidi Swartz
Swartz Company
5724 30'h Avenue NE
Seattle, WA 98105
CITY HALL
33325 8th Avenue South
y Mailing Address: PO Box 9718
Federal Way, WA 98063-9718
(253) 835-7000
www.cityoffederalway.com
Re: File #08-102800600-PC; PREAPPLICATION CONFERENCE SUMMARY
Village Green Phase H and Cottages West, Federal Way
Dear Ms. Swartz:
Thank you for participating in the preapplication conference with the City of Federal Way's Development
Review Committee (DRC) held July 24, 2008. We hope that the information discussed at that meeting
was helpful in understanding the general requirements for your project as submitted.
This letter summarizes comments given to you at the meeting by the members of the DRC. The members
who reviewed your project and provided comments include staff from the City's Planning and Building
Divisions and Public Works Department, and representatives from Lakehaven Utility District and South-
Kin- Fire and Rescue. Some sections of the Federal Way City Code (FWCC) and relevant information
Handouts are enclosed with this letter. Please be advised, this letter does not represent all applicable
codes. In preparing your formal application, please refer to the complete FWCC and other relevant codes
for all additional requirements that may apply to your project.
The key contact for your project is Deb Barker, 253-835-2642, deb.barker@cityoffederalway.com. For
specific technical questions about your project, please contact the appropriate DRC representative as
listed below. Otherwise, any general questions about the preapplication and permitting process can be
referred to your key contact.
PROJECT DESCRIPTION/ BACKGROUND
On Sept 9, 1998, the Federal Way Hearing Examiner approved Village Green Phase 11, consisting of 228
units. On April 23, 2002, the Hearing Examiner approved the Cottages West portion of Village Green and
granted a new approval for Village Green Phase H. Both of these projects were approved with an 8-year
phasing plan. On June 10, 2008, the City granted a one-time one-year extension of the phasing plan to
expire on April 23, 2011. The Process IV land use approval for Cottages West AND the Phase 11 of
Village Green both enire on August 23, 2011.
Based on your preapplication request, staff has determined that those portions of the Village Green Phase
II or Cottages West that are not substantially complete by April 23, 2011, will be subject to requirements
outlined in this letter unless there are other codes in effect that supersede these stated requirements.
Specifically, Process IV review is required for those unbuilt potions of Village Green Phase 11, consisting
of Buildings F, G, H, I, & J, and the unbuilt portions of Cottages West not constructed before the 2011
deadline.
Ms. Swartz
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August 8, 2008
MAJOR ISSUES
Outlined below is a summary of the major issues of your project based on the plans and information
submitted for preapplication review. These issues can change due to modifications and revisions in the
plans. These major issues only represent comments that the DRC consider most significant to your project
and do not include the majority of the comments provided. The major issues section is only provided as a
means to highlight critical requirements or issues. Please be sure to read the entire department comments
made in the next section of this letter.
Public Works Traffic Division
1. A Transportation Concurrency permit is required in order to assess project impacts and
determine traffic and safety mitigation measures after expiration of land use approval and if
project not constructed.
2. Street frontage improvements and right-of-way dedication may be required after expiration of
land use approval along SW 350h Street and 0 Avenue South.
3. The current proposal needs to meet access management standards.
DEPARTMENT COMMENTS
Outlined below are the comments made by the representatives of each department present at the
preapplication conference. Each section should be read thoroughly. If you have questions, please contact
the representative listed for that section.
PLANNING DIVISION (Deb Barker, 253-835-2642, deb.barker@cityoffederalway.com)
Zoning and Required Review Process — The subject property is zoned RS-7.2. Senior Citizen or
special needs housing uses are permitted uses in the RS zone under FWCC Section 22-640. The land
use approval for Phase H of Village Green and for Cottages West expires on April 23, 2011, and
those portions of the project not substantially complete will be required to undergo a new Process IV
review.'
Process IV - Under Use Process IV Hearing Examiner Approval, the land use decision will be made
by the Federal Way Hearing Examiner following a public hearing as provided in FWCC Section 22-
431 et al.
State Environmental Policy Act (SEPA) — Pursuant to Washington State Administrative Code
(WAC) 197-11-800, the proposed project is subject to SEPA review. The SEPA Mitigated
Determination of Nonsignificance (MDNS) issued in July 18, 1998, for the Village Green Phase II,
dealt with environmental impacts associated with the Buildings F, G, H, I, & J as well as the built
portions of Village Green Phase H. A DNS was issued for Cottages West on April 25, 2001.
Depending on the extent of those un-built portions of the development, the City will require that a
new environmental checklist be submitted and may issue either anew determination or an addendum
to the previous SEPA determinations. Environmental review fees will be required in either case.
Process IV Public Notification — Public notice of the Process IV is required. The formal application
must be accompanied by two sets of stamped mailing envelopes, prepared in accordance with the
"The application will be subject to the codes in effect at the time of application. Currently, Process IV review is required for
senior housing proposals located within single-family zoning districts.
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City's requirements? The envelopes shall be addressed to all owners of real property located within
300 feet of full site boundaries. In accordance with the City's procedures, all envelopes must contain
the Department of Community Development Services return address. A paper list of addressees must
be submitted along with the envelopes in addition to an assessors map with the 300-foot boundary
depicted. Mailing information should be current and accurate in order to avoI'd having to verify the
mailing list and re -mail any notices, thereby affecting project review time fraslles.
Land Use Review Time Frames, Limitations — Under FWCC procedural guidelines, every effort is
made to process land use and environmental applications within 120 days from the date of a
complete application, and to approve, disapprove, or return the application within this timeline. The
review time frame is suspended at any time the City requests additional information from the
applicant. Throughout project review, the applicant will be notified in writing of the status of the
120-day time clock. The applicant may also request and pay for expedited review,3 which is
available for any or all portions of the land use review process, and/or building permit review.
In accordance with code requirements, the applicant must begin construction or submit a complete
building permit application within one year of the Process IV decision, or the decision is void. In
addition, the applicant must substantially complete construction for the actions approved under the
Process IV decision within five years after the fmal decision on the matter. Provisions for certain
extensions of these timeframes are set forth in code.
The building permit process is separate from land use review and is subject to fees, procedures, and
review timeframes. You can submit a building permit application any time. However, no building
permits can be issued until Process IV approval is granted and appeal periods completed. No
clearing, grading, or demolition may occur on site in advance of the land use permits, building or
grading permit, demolition permits, or other approval process as required by the City.
2. Site Plan — As part of the formal land use application, the applicant will be required to submit a
complete site plan and landscape plan depicting all existing and proposed improvements on the
subject property, including all property lines. With the formal Process IV application, show all
pertinent uses, including phased additions, and all calculations to address requirements listed in the
zoning chart, including quantity of parking stalls, dimensions of parking and driveway areas,
landscaping, pedestrian connections, and building walls.
3. Fees — The 2008 fees for Process IV are $3,757.50 and SEPA fees are $903.50. Please be advised
that fees increase annually.
4. Nonconformance — Complete conformance to current zoning regulations is required based on the
addition of gross floor area, pursuant to the provisions pertaining to nonconforming development per
FWCC 22-334(a)(3). The existing development was constructed based on Federal Way code
standards. However, the gravel parking lot established for construction staging purposes must be
fully improved based on approved engineering plans for Cottages West or eliminated until Phase II
construction permits are issued, as gravel parking lots are not permitted. Please note that certificate
of occupancy (C/O) for the first Cottages West unit cannot be issued until this matter is addressed.
2 See the City handout titled, Obtaining Mailing Labels. The envelopes are for the notice of application, SEPA determination and
notice of hearing.
3 See the handout, Expedited Review Process.
4 FWCC Section 22-408, -409, "Time Extension"
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S. Development Standards — The following development standards apply to senior housing
development:
FWCC Section 22-640: Regulations for Senior
Comments
Citizen or Special Needs Housing
Setbacks
Front Yard: 20', Side Yard: 5', Rear
Proposed building setbacks meet FWCC
Yard: 5'
requirements. Watch for site distance at SE
corner.
Height
30 feet above average building elevation.
Proposed height between 39 and 50 feet
Note #3 says that the city may permit or
depending on parking garage. The formal
require modification of the required
application must demonstrate how height
height based on compliance with four
criteria are met. Please note that height issue is
specific criteria (a, b, c, & d). No
also a potential code amendment before council
.maximum height is listed.
in addition to allowable density and fagade
length.
Parking
Case -by -case basis for senior housing.
Parking needs analysis shall be updated and
submitted to demonstrate parking needs are met
based on current parameters. Staff has observed
that parking lots appear full to overflowing and
unit counts don't take into account employee
parking.
Note 3
.Lot coverage is 60% for this zone, where
Formal application must demonstrate how this
minimum lot size is 7,200 SF.
is met.
Note 5
No fagade of a structure may exceed 120
Combined building length exceeds 120-foot
feet in length. In addition, any fagade of a
length. Previous Village Green applications
.structure that exceeds 50 feet in length
have received modifications to this
must be modulated as follows: min depth
requirement. Also, the issue is subject of a code
is 3 feet, min width is 4 feet, and max
amendment currently being prepared. However,
width is 35 feet.
City Council approval is not anticipated until
2009.
6. Affordable Housing — Pursuant to FWCC Section 22-976, new multi -family projects involving 25 or
more dwelling units are required to provide affordable dwelling units'as part of the project 5 At least
two of the units or five percent of the total number of units, whichever is greater, shall be affordable
for the life of the project. This shall be identified in conjunction with the formal land use application.
7. Landscaping — The Process III application must include a preliminary landscape plan, prepared by a
licensed landscape architect, in accordance with the landscape code.6 Project designers must
examine the complete landscape code and address all applicable requirements. Following are the key
landscape requirements and related information pertaining to the project.
a) Perimeter Landscaping? — Ten feet of "Type III" landscaping (defined below) must be provided
along all property lines. Existing significant trees are required to be retained or replaced within
5 Pursuant to FWCC Section 22-976(b), affordable housing means dwelling units that are offered for sale or rent at a rate that is
affordable to those individuals and families having incomes that are 80 percent or below the median county income.
6 FWCC Chapter 22, Article XVII, "Landscaping"
7 FWCC § 22-1566(g)
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the applicable landscape buffer per the design guidelines. Existing significant trees must be
depicted on the site plan.
b) Interior Parking Lot Landscaping$— "Type IV" landscaping (defined below) in a total amount
of 22 square feet per parking stall must be incorporated into parking areas. Additional parking
lot design and landscape requirements apply under the Community Design Guidelines, below.
c) Parking Lot Screening— At -grade panting areas adjacent to 2nd Avenue SW (both public and
private portions), must incorporate a berm at least three feet in height within perimeter
landscape areas; or alternatively, add substantial shrub plantings to the required perimeter
Iandscape type, and/or provide architectural features of appropriate height with trees, shrubs,
and groundcover, in a number to efficiently substitute for the berm, to reduce the visual impact
of parking areas and screen automobiles, and subject to approval by the Director of Community
Development.
d) Landscaping Types Defined9—Type Ill landscaping consists of a mixture of evergreen and
deciduous trees, large shrubs a minimum of 24 inches in height, and groundcover; spaced to
provide a visual buffer creating a partial visual separation. Type IV landscaping consists of
trees planted with supporting shrubs and groundcover, spaced appropriately for the species type
and to provide visual relief and shading while maintaining clear sight lines typically used
within vehicular paved areas.
e) Significant Trees — A large number of significant trees exist on the subject site- Design
guideline standards noted below state that "All significant trees within a 20-foot perimeter strip
around the site shall be retained or replaced within the applicable landscape buffer." The formal
landscape plan must reflect this requirement. Significant trees are subject to replacement
requirements if more than 75 percent of the significant trees are removed, and replacement trees
shall be ten -foot -tall fir or three-inch caliper deciduous trees. A tree inventory prepared in
conformance with FWCC Section 22-1568(c)(2) must be submitted with the formal application,
and must calculate those trees that meet the FWCC definition of significant tree.
f) Landscape Modifications!' — The code provides a variety of modification options to required
landscaping, including reducing or averaging perimeter buffer widths. Landscape modifications
may be requested pursuant to FWCC § 22-1570, and will be reviewed and decided upon in
conjunction with the Process N application. Such requests must be submitted in writing and
include a narrative describing how the proposed modification meets the applicable modification
criteria listed in the code.
8. Community Design Guidelines"-- FWCC § 22-1634 and § 22-1635 contain guidelines applicable to
all types of development, while additional guidelines specific to projects in the single-family (RS)
zone are contained in FWCC § 22-1638(d), which requires conformance with FWCC Section 22-
1638(a)(7) through (a)(17) as noted below. Project designers must consult the guidelines in their
entirety when preparing the Process IV application. The application must include a written narrative
identifying how the project complies with all applicable guidelines, as detailed in the FWCC. A full
design review will follow submittal of a formal application.
(a) RS Zone Specific Guidelines — The following summarized standards of FWCC Section 22-
1638(d) apply to the residential project:
a FWCC § 22-1567, "Parking Lot Landscaping"
9 FWCC § 22-1565, "Landscaping Types"
10 FWCC § 22-1570, "Modification Options"
"FWCC Chapter 22, Article XIX, "Community Design Guidelines"
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(1) NA;
(2) NA;
(3) NA;
(4) NA;
(5) NA;
(6) NA
(7) All significant trees within a 20-foot perimeter strip around the site shall be retained or
replaced within the applicable landscape buffer;
(8) Landscape yards shall be provided between buildings and public streets. Parking lots
should be behind or beside buildings that front upon streets;
(9) Parking lots shall be broken up into rows of no more than 10 stalls;
(10) Pedestrian walkways a minimum six feet wide shall be provided between interior of
project and the public sidewalk;
(11) Lighting fixtures shall not exceed twenty feet in height;
(12) Principal entries to buildings shall be highlighted with plaza or garden areas with planting
lighting, seating trellis, and other features. Such areas shall have windows that overlook
them;
(13) Windows shall overlook common recreation areas;
(14) Ground floor units shall have private outdoor spaces adjacent to them;
(15) All new buildings shall appear to have a 4:12 roof pitch;
(16) NA;
/7 7l ThP IrmaPet riimPminn of any building facade shall not exceed 120 feet. Buildings on
same site may be connected by covered pedestrian walkways.
Based on review of the submittal packet, the proposed buildings exceed 120-foot maximum
facade length of note #17, and sidewalk widths are less than six feet. Building J does not meet
#8, and it is unclear how 414 is met. The formal application must address all of these
requirements unless modifications are granted per note #3 of FWCC Section 22-640. Note that
the 120-foot-long maximum facade length issue is currently being addressed in a code
amendment (along with building height) that has not yet gone to the City Council. You will be
advised of the timing of this code amendment.
(b) Facades — As discussed below, the design guidelines look for a variety of facade treatments
overall, such as modulation, articulation; change in materials, colors, and textures; and design
continuity throughout the project.
(1) Building facades that are longer than 60 feet and visible from the right-of-way are subject
to FWCC Section 22-1635(b), and required to provide two of four specific design
treatments for each facade over 60 feet. This treatment is applicable to the east, west, and
south facades. Modulation and Type II landscaping appear to be proposed to meet this
requirement. The formal application must demonstrate how this design requirement is met.
(2) Building elevations shall also depict wall -mounted light fixtures and any wall -mounted or
ground -mounted mechanical equipment. Details shall be provided for benches, planters,
pedestrian -scale lighting, trash receptacles/ashtrays, and bicycle racks. The application
shall also include a statement of design intent including a narrative description of how the
proposal meets the applicable design guidelines. Additional information may be requested
if necessary to make a design determination. Regardless of the individual facade treatment
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options utilized, the project will be expected to incorporate pedestrian areas and amenities
adjacent to building entrances, in an amount and scale considered appropriate to the
particular building bulk and mass. Such amenities would include, but are not necessarily
limited to benches, pedestrian scale lighting, bike rack, and special paving and
landscaping.
(c) Pedestrian Circulation —Applicant shall demonstrate how accessible routes of travel are
incorporated into the development, including access to the right-of-way and between the
existing phases of the Village Green development.
(d) Crime Prevention through Environmental Design — The formal application must also include a
completed "Crime Prevention through Environmental Design" (CPTED) checklist, pursuant to
FWCC § 22-1632.
9. Garbage and Recycling— FWCC Section 22-949 requires recycling facilities a minimum of three
square feet for every 1,000 square feet of gross floor area, with a minimum of 65 square feet
provided. Locations for the recycling and garbage facilities must be depicted on the formal site plan,
and the square footage of each facility provided. See Public Works comments below.
10. Critical Areas (FWCC, Chapter 22, Article XIV, "Critical Areas') -- The City's maps show that the
northern portion of the Village Green site is within 1-, 5-, and 10-Year Wellhead Protection Zones.
As part of your application, please fill out the enclosed "Critical Aquifer Recharge and Wellhead
Protection Areas" checklist.
Additionally, I would be glad to meet with you to review -design guideline comments and
requirements for the proposed development.
PUBLIC WORKS DEVELOPMENT SERVICES DIVISION (Kevin Peterson, 253-835-2734,
kevin.peterson@cityoffederalway.com)
Land Use Issues — Stormwater
The comments provided in this section are general in nature, and are meant to provide guidance to the
applicant in the event a new Land Use approval is required to complete the project. Additional
requirements or other adopted standards may apply at the time of the future Land Use Application.
1. Surface water runoff control and water quality treatment will be required. The engineer shall design
the flow control and water quality treatment facilities to the standards of the Surface Water Design
Manual (SWDM) and any City of Federal Way Addendum to that manual, adopted for use by the
City at the time of the Land Use application. At the time of land use site plan submittal, a
preliminary Technical Information Report (TIR), addressing the relevance of the project to the
requirements of the SWDM will be required. A downstream analysis shall also be provided in the
preliminary TIR. The City has I" = 1001, five-foot contour planimetric maps that may be used for
basin analysis.
2. 1n addition to the SWDM requirements, the project may be subject to FWCC Section 22-337,
"Nonconforming Water Quality Improvements." Specifically, one or more of the following items
may apply:
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La. Redevelopment which involves the creation or addition of impervious surfaces having an area of
5,000 square feet or more;
Lb. Redevelopment which involves the construction or replacement of a building footprint or other
structure having a surface area of 5,000 square feet or more, or which involves the expansion of a
building footprint or other structure by 5,000 square feet of surface area or more;
l.d. Redevelopment which involves the collection and/or concentration of surface and/or stormwater
runoff from a drainage area of 5,000 square feet or more;
1.h. Redevelopment of property which drains or discharges to a receiving water that has a
documented water quality problem, as determined by the Public Works Director based on a map,
plan, water quality monitoring data or a written policy in existence or implemented by the Director
prior to submission of a redevelopment application determined to trigger application of this
subsection, where the Director determines that the redevelopment requires additional specific
controls to address the documented water quality problem.
Therefore, water quality treatment will be required for the entire site, including new and existing
pollution generating impervious surfaces. Treatment facility design shall comply with the criteria
identified in the adopted SWDM.
3. If infiltration is proposed, soil logs prepared by a licensed geotechnical engineer or septic designer
must be provided to verify infi_ltratic)rl Suitability.
4. Detention and water quality facilities for private commercial developments outside the City Center
Core must be above ground (i.e. open pond). Underground facilities are allowed only with approval
from the City of Federal Way Stormwater Management Division.
Show the proposed location and dimensions of the detention and water quality facilities on the
preliminary plans.
6. A National Pollutant Discharge Elimination System (NPDES) permit may be required. Information
regarding this permit can be obtained from the Washington State Department of Ecology at
h ://www.ec .wa. ovI ro ams/sea/ ac/index.html or by calling 360-407-6437.
Right -of -Way Improvements
See the Traffic Division comments from Soma Chattopadhyay, Traffic Engineer, for traffic related
items.
2. If dedication of additional right-of-way is required to install street frontage improvements, the
dedication shall be conveyed to the City through a statutory warranty deed. The dedicated area must
have clear title prior to recording.
All stormwater treatment and detention requirements outlined above will be applied to new
impervious area within the public right-of-way.
4. FWCC Section 16-47 requires that overhead utility lines be relocated underground if over 500 feet,
or three spans are affected by a project.
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Building Permit Issues
1. Engineered plans are required for clearing, grading, road construction, and utility work. Plans must
be reviewed and approved by the City. A final TIR shall be prepared for the project and submitted
with the engineering plans. Both the TIR and the plans will require the signature/seal of a
professional engineer registered/licensed in the State of Washington.
2. The Federal Way Development Standards Manual (including standard detail drawings, standard
notes, and engineering checklists) is available on the City's website at www.cLtyoffederalwa .com to
assist the applicant's engineer in preparing the plans and TIR.
3. Bonding is required for all street improvements and temporary erosion control measures associated
with the project. The bond amount shall be 120 percent of the estimated costs of the improvements.
An administrative fee deposit will need to accompany the bond to cover any possible legal fees in
the event the bond must be called. Upon completion of the installation of the improvements, and
final approval of the Public Works Inspector, the bond will be reduced to 30 percent of the original
amount and held for a two-year maintenance period.
4. The developer will be responsible for the maintenance of all storm drainage facilities (including the
detention and water quality facilities) and street systems during the two-year maintenance period.
During that time, the Public Works Inspector will make periodic visits to the site to ensure the
developer's compliance with the maintenance requirements. Upon satisfactory completion of the
two-year maintenance period, the remainder of the bond will be released. Maintenance for public
roads and subdivision drainage facilities then become the responsibility of the City. Maintenance for
private roads and drainage facilities, including short plats, remain the responsibility of the individual
property owners.
5. When topographic survey information is shown on the plans, the vertical datum block shall include
the phrase "DATUM: N.G.V.D.-29" or "DATUM: K.C.A.S.," on all sheets where vertical elevations
are called out.
6. Drawings submitted for plan review shall be printed on 24" x 36" or 22" x 34" paper. All final
approved drawings shall be drafted/plotted on 24" x 36" or 22" x 34" mylar sheet with permanent
black ink. Site plans shall be drawn at a scale of 1" = 20', or larger. Architectural scales are not
permitted on engineering plans.
7. Provide cut and fill quantities on the clearing and grading plan. Erosion control measures, must be
shown on the engineering plans.
& The site plan shall show the location of any existing and proposed utilities in the areas affected by
construction.
PUBLIC WORKS TRAFFIC DIVISION (Soma Chattopadhyay, 253-835-2745,
soma.chattopadhyay@cityoffederalway.com)
Transportation Impact Analysis
Based on the Institute of Transportation Engineers Trip Generation 7'h Edition, land use code 254
(Assisted Living) for 165 units the project is expected to generate 36 new weekday evening peak hour
trips onto the nearest key intersection. Therefore, after expiration of the Village Green Phase 11 and
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Cottages West, a Concurrency Analysis report would be required for the development proposal. The
applicant would be expected to contribute pro-rata shares towards Transportation Improvement Plan (TIP)
projects impacted by 1 or more peak hour trips. Mitigation improvements necessary beyond those
identified in the TIP to meet the City's adopted level -of -service standard are required to be provided by
the applicant to meet concurrency requirements of the Growth Management Act. This procedure may
change in the future to a Transportation Impact Fee (TIF) process. Please consult with the city traffic staff
regarding procedures and any anticipated changes at the time of your application.
Street Frontage Improvements
For those areas built after the expiration of previous land use approvals, per FWCC Section 22-1474,
the applicant/owner would be expected to construct street improvements consistent with the planned
roadway cross -sections as shown in Map III-6 of the FWCP and Capital Improvement Program
(CIP) shown as Table III-19. Based on the materials submitted, staff conducted a limited analysis to
determine the required street improvements in meeting the FWCC. Based on the analysis and
FWCC, the applicant would be expected to construct improvements on the following streets to the
City's planned roadway cross -sections:
SW 356 h Street is planned as a Type "C" street, consisting of a 72-foot street with curb and
gutter, 6-foot planter strips with street trees, 8-foot sidewalks, and street lights in a 106-foot
right-of-way (ROW). Assuming a symmetrical cross section, 11-foot ROW dedication and half
street improvements are required and should be measured from the street centerline.
I' Avenue South is planned as a Type "I" street, consisting of a 58-foot street with curb and
gutter, 6-foot planter strips with street trees, 8-foot sidewalks, and street lights in a 92-foot
right-of-way (ROW). Assuming a symmetrical cross section, 4-foot ROW dedication and half
street improvements are required and should be measured from the street centerline.
2. The owner may be required to dedicate additional ROW to accommodate additional turn lane
improvements if required by the Transportation Impact Analysis and/or property corner radius.
Please show existing and required ROW dedication on the plans. ROW dedication shall be conveyed
to the City through a Statutory Warranty Deed and must have clear title prior to recording.
Per FWCC Section 22-1477, the applicant may make a written request to the Public Works Director
to modify, defer, or waive the required street improvements. Information about a right-of-way
modification requests are available through the assigned planner. Such requests have a set review
fee.
4. Tapers and transitions beyond the project frontage may be required as deemed necessary for safety
purposes, taper rate shall be WS^2/60 or as directed by the Public Works Director.
Access and Traffic Circulation
Access management standards are based on roadway safety and capacity requirements. FWCC
Section 22-1543 provides access standards for streets based on planned roadway cross -sections.
Please note that access classifications are per Drawing 3-1A in the Public Works Development
Standards.
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6. SW 356 h Street and 1st Avenue South are Access Class "3", which permits full access as close as
150 feet to any other street intersection driveway, whether on or off the subject property. Please
show all neighboring driveways within 250 feet of the proposed driveway(s).
PUBLIC WORKS - SOLID WASTE AND RECYCLING DIVISION (Rob Van Orsow, 253-835-2770,
robv@cityoffederalway.com)
Solid Waste & Recycling Design Considerations
Solid waste and recycling design considerations include:
o Adequate space allocation for interior and exterior garbage, recycling, food waste, waste oil, yard
debris, hazardous waste, or biohazard collection containers. Minimum recycling space allocation is
established by FWCC 22-949.
■ For basic solid waste and recycling needs within a single enclosure, clear interior dimensions
measuring 10' deep by 20' across are recommended, along with a two -door swing -open or roll -open
gate that spans the front width of the enclosure. When gate doors are opened, no structure or
hardware should remain above grade across the enclosure opening. Cate pinsiholes are preferred for
holding gates in closed and open positions to ease service access and maximize the life of gate
hardware.
o Sites may require a larger enclosure, or multiple enclosures, to accommodate on -site user access
and/or additional waste types and containers.
■ Plan for user access to interior waste and recycling storage areas/containers, and to exterior
containers screened by enclosure(s).
• Plan for unobstructed, safe enclosure ingress and egress for service vehicles, directly in line with
enclosure openings. Allow appropriate turning radii for service vehicles, and minimize potential
`blind spots' during ingress and egress.
• Consider landscaping, setbacks and screening requirements [based on FWCC Section 22-1564 (d) &
(e)]
• Note that larger -scale commercial or multi -unit housing developments may see long-term savings
from the use of on -site waste compaction equipment. Planning for this equipment may require larger
enclosure dimensions, defined overhead clearances, consideration of power utility access, and
drainage management.
• Mixed -use developments may also benefit from on -site waste compaction equipment. Additional
mixed -use development considerations include:
o Designated chutes and/or internal facility maintenance areas or services for tenants,
o Moving waste and recycling streams from interior units to collection areas, and
o Access by business tenants and/or residents to exterior waste and recycling areas.
Help with many design parameters related to service access is available via the City's contracted solid
waste services provider, Waste Management. Contact: John Davis — Senior Route Manager at 206-786-
4530 (cell).
BUILDING DIVISION (Scott Sproul, 253-835-2633, Scott.Sproul@cityoffederalway.com)
International Building Code (IBC), 2006 edition
Washington State Amendments WAC 51-50*
08-102800 Doc I D 45977
Ms. Swartz
Page 12
August 8, 2008
International Mechanical Code (IMC), 2006 edition
Washington State Amendments WAC 51-52*
Uniform Plumbing Code (UPC), 2006 edition
Washington State Amendments WAC 51-56 & WAC 51-57*
International Fire Code (IFC), 2006
Washington State Amendments* WAC 51 -54
National Electric Code (NEC), 2005 edition
Accessibility Code ICC/ANSI Al 17.1-2003
International Residential Code 2006
Washington State Amendments* WAC 51-51
Washington State Energy Code 2007 WAC 5 1 -11
Washington State Ventilation and Indoor Air Quality Code 2007 WAC 51-13*
*Current State Amendments are dated: July 1, 2007
** As of January. 1, 2002, the State amendments now require arc -fault interrupters for 15-20 amp branch
circuits serving sleeping rooms in dwelling units (R-l's).
Building Criteria
Occupancy Classification: R-2
Type of Construction: V-B, 1-hour, Sprinkled throughout per NFPA 13-R
Floor Area: Varies
Number of Stories: Three
Fire Protection: Sprinkled throughout
Wind/Seismic: Basic wind speed 85 Mph, Exposure_, 25# Snow load, Seismic Zone D-1
A complete building permit application and commercial checklist. (Additional copies of application and
checklists may be obtained on our web site at: www.cityoffederalway.com.)
Submit five sets of drawings and specifications. Specifications shall include: two Soils report
two Structural calculations two Energy calculations two Ventilation calculations. Note: A
Washington State Registered architect's stamp is required for additions/alterations (new or existing) of
4,000 gross floor area or greater unless specifically listed as an "exempt" structure per the Revised Code
of Washington (RCW).
08-102800
Doc 1 D 45977
Ms. Swartz
Page 13
August 8, 2008
Submit one copies with King County Health Department approval stamp for all projects that include
food service facilities, septic systems or other elements within the project that require health department
approval.
Energy code compliance worksheets are required to be completed and included with your permit
application.
A wet stamp and signature is required on all sheets of plans and on the cover page of any calculations
submitted.
Federal Way reviews plans on a first in first out basis; however, there are some small projects with
inconsequential review requirements that may be reviewed out of order.
Review Timing
The first comment letter can be expected within six weeks of submittal date. Re -check of plans will
occur in one to three weeks after re -submittal.
Revised or resubmitted plans shall be provided in the same format, size, and amount as the originally
submitted plans. Revised/resubmitted drawings shall indicate by means of clouding or written response,
what changes have been made from the original drawings. Plans for all involved departments will be
forwarded from Community Development Services.
Federal Way has an expedited review process. Information is available at our front counter.
Other Permits & Inspections
Separate permits may be required for electrical, mechanical, plumbing, fire suppression systems, and
signs. Applicants may apply for separate permits at any time prior to commencement of construction.
When required, special inspections shall be performed by WABO approved agencies or by agencies
approved by the building official prior to permit issuance. Construction must be approved by all
reviewing departments prior to final building division inspection.
All concerned departments (Planning, Public Works, Electrical, Fire) must sign off before the Building
Department can final the structure for occupancy. Building final must be approved prior to the issuance of
a Certificate of Occupancy. The City of Federal Way does not issue temporary Certificate of
Occupancies.
All construction projects may be required to have a pre -construction conference. If a pre -con meeting is
required, all subs, the general or representative, the architect or representative, the engineer or
representative, electrical contractor and any other interested party, should attend this meeting. Meetings
will occur at the Building Department and will be scheduled by the inspector of record for the project.
Site -Specific Requirements: It is anticipated that the 2009 Code adoption will be effective when
adopted by the state of Washington, around July 2010. Applications for
building permits filed prior to adoption will be vested under the codes in
effect at that time.
08-102800 Doc LD 45977
Ms. Swartz
Page 14
August 8, 2008
The information provided is based on limited plans and information. The comments provided are not
intended to be a complete plan review and further comments are possible at time of building permit plan
review.
LAKEHAVEN UTILITY DISTRICT (Brian Asbury, 253-946-5407, Basbury@lakehaven.org)
Lakehaven has no comments on the applicant's requested time extension issue, as no existing and/or
future Lakehaven water/sewer facilities will be required, desired, or affected by such extension if
approved. Lakehaven has included some overall comments below, related to both "current" project work
and preliminarily proposed future work.
COTTAGES WEST - Lakehaven DE Agreement project should be nearing "Substantial Completion"
status, with the only confn-med item remaining being the submittal of the water & sewer record drawing
information. HOWEVER, there is a potential that a portion of the sanitary sewer main constructed for the
project may need to be re -constructed to comply with Lakehaven standards.
Village Green Phase 11- FUTURE PROPOSED BUILDINGS F. G H I. & J
• A new Developer Extension Agreement will be required to extend and/or construct new mainline
water distribution and sanitary sewer facilities, and abandon existing water distribution facilities, to
serve the site (APN 302104-9017) as currently proposed. Additional detail and/or design
requirements can be obtained from Lakehaven by completing & submitting a separate application to
Lakehaven for either a Developer Pre -Design Meeting or a Developer Extension Agreement.
Lakehaven encourages the owner to apply for either of these processes separately to Lakehaven,
early in the pre-design/planning phase to avoid delays in overall project development.
■ Charges -payable -in -lieu -of -extension, and/or latecomer and/or early comer charges may be
assessable against the property for facilities either previously constructed or to be constructed that
provide direct benefit to the property. Please contact Lakehaven for further detail.
• Utility conflicts should be identified and coordination should occur as early as possible in the
planning process. Project will need to avoid encroachment with existing Lakehaven facilities and
easement(s), or re -construct any such facilities affected. New perimeter landscape requirements may
conflict with existing easement terms & conditions, and if so, owner should coordinate any required
revisions with the City and Lakehaven early in the pre-design/planning phase to avoid delays in
overall project development.
Lakehaven Utility District has already extended the terms of the DE Agreement out six months past their
typical 5-year limit (Cottages West expires 7/11/2010). However, to allow consistency with the City's
land use approval extensions Lakehaven would consider, upon receiving a written request from the
developer, extension of those terms out to match the City's 4/23/2011 date. For Tillage Green Phases
II/111, Lakehaven is unable to provide any effectual time -related comments for this portion of the
development. If applications were submitted today, the new DE Agreement would expire in July/Aug of
2013 (well past 2011).
SOUTH KING FIRE AND RESCUE (Chris Ingham, 253-946-7244, chris.ingham@southkingfire.org)
There are no comments at this time.
08-102800 Doc. I D 45977
Ms. Swartz
Page 15
August 8, 2008
CLOSING
This letter reflects the information provided at the preapplication meeting and is intended to assist you in
preparing plans and materials for formal application. We hope you found the comments useful to your
project. We have made every effort to identify major issues to eliminate surprises during the City's
review of the formal application. The completion of the preapplication process in the content of this letter
does not vest any future project application. Comments in this letter are only valid for one year as per
FWCC Section 22-1657.
As you know, this is a preliminary review only and does not take the place of the full review that will
follow submission of a formal application. Comments provided in this letter are based on preapplication
materials submitted.
Modifications and revisions to the project as presented for this preapplication may influence and modify
information regarding development requirements outlined above. In addition to this preapplication letter,
please examine the complete FWCC and other relevant codes carefully. Requirements that are found in
the codes that are not addressed in this letter are still required for your project.
If you have questions about an individual comment, please contact the appropriate department
representative noted above. Any general questions can be directed towards the key project contact, Deb
Barker, 253-835-2642. We look forward to working with you.
Sincerely,
Deb Barker
Senior Planner
enc: Sign In Sheet
FWCC section 22-640
SEPA checklist
Process IV handout
FWCC Article VII - Process IV
Mailing Label Handout
FWCC section 22-976 (Affordable Housing)
FWCC Article XVII (Landscaping)
FWCC Article XIX (Design Guidelines)
CPTED Checklist
FWCC section 22-949 (Garbage and Recycling)
Aquifer Recharge Checklist
Cross section C and I
Concurrency Application
Right-of-way modification
Lakehaven Map
c: Kevin Peterson, Engineering Plans Reviewer
Soma Chattopadhyay, Traffic Analyst
Scott Sproul, Assistant Building Official
Brian Asbury, Lakehaven Utility District
Chris Ingham, South King Fire
08-102800 Doc ID 45977
CITY OF FEDERAL WAY
COMMUNITY DEVELOPMENT REVIEW COMMITTEE (CDRC)
Preapplication Conference Sign In Sheet
Village Green Phase 11- extension
Preauplication Conference
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MEMO
Date: July 29, 2008
TO: Kevin Peterson, Will Appleton, Soma Chattopadhyay, Scott Sproul, Chris Ingham, Brian Asbury, Isaac
Conlen
FM: Deb Barker
RE: Approvals to date for Village Green Phase II and Cottages West
The following matrix demonstrates which approvals have been granted and what extensions have been granted.
The bottom line is that the Process IV land use approval for Cottages West AND the Phase
II of Village Green both expire on August 23, 2011.
Date
What was approved
Expiration date
Status
C/O
issued?
09/09/98
HEX approval of Village
The Phase II Process IV is valid
Building 1 and 2 houses
Yes, for
Green Phase II, consisting
to September 9, 2004
59 units, 169 units have
59 units
of 228 units, UPR97-
not been built.
001112
4/23/02
HEX approval of
The Cottages Process IV is
Permits issued for 3 of the
Not yet
Cottages West consisting
valid to April 23, 2010 (based
40 units, which are under
of 40 duplex units in 16
on approved 8 year phased
construction; additional 5
buildings, File #00-
construction timeline)
units are ready to be
104145-UP
issued.
4/23/02
"NEW" process IV for
The "New" Process IV is valid
No building permits have
NO
HEX approval of Village
to April 23, 2010 (based on
been submitted for Phase
Green Phase II, with 8
approved 8 year phased
II approval area.
year phasing plan
construction timeline)
06/10/08
City approval of one time
Both Cottages West and Phase
one year Process IV
II of Village Green will expire
extension for Cottages
August 23, 2011. No further
and Phase II Village
extensions are available.
Green
Prepared for File #08-102800-00-PC
See over for conditions of approval for the above decisions and for background information
from staff reports.
t From HEX finding #8: Level I storm water drainage analysis dated December 1997 prepared. Storm water from 11 acres of the 13 acre parcel
drains to the NE, to the existing storm pond. Storm from other 2 areas drains to the south and is contained on site. Phase II storm will be routed to
the existing Phase I facility, which was sized to accommodate future Phase 11 development; detention pond is sized to handle more than four acres
of impervious areas.
2 MDNS for Phase 11 required that applicant contribute $82,500 to offset traffic impacts, construct bus shelter on SW 356 h Street walkway along
west side of I" Avenue, emergency vehicle access on 2"1 SW and construction of eastern portion of2"d Ave SW, Dedication of 20 foot tract along
west property line for future roadway purposes.
Doc. I.D. 46370
Conditions of Approval
A. PHASE II OF VILLAGE GREEN
On September 9, 1998, the Hearing Examiner issued the following decision:
"The request for approval of Village Green Phase II is hereby granted subject to the mitigating measures
contained in the SEPA MDNS issued July 18, 1998 and to the conditions of approval set forth in the
decision approving Village Green Phase I."
The July 18, 1998 SEPA decision (Conditions summarized):
1. Prior to Occupancy, the applicant shall contribute on a pro-rata basis to two TIPS as required by PW
Director. Per the April 27, 1998 letter from Greg Heath, and discussions, the pro-rata contribution is
$82,500. Payment for this contribution may be prorated incrementally based on the number of units
constructed in each construction period as follows:'
Prorata share per dwelling unit = Total pro rata share amount /number of dwelling units OR
$82,5001228 units = $361.84/per unit.
2. Prior to occupancy, the applicant shall construct a bus shelter pad on SW 356th Street, west of I"
Avenue South for possible bus route on SW 356th Street to meet expected demand. Pad shall be
designed by Civil engineer in coordination with METRO and City staff.
3. Prior to occupancy, the applicant shall construct walkway along west side of I't Ave South between
improved section along project frontage and existing sidewalk segment north of the site, with min. 8'
width...
4. Prior to occupancy, proposed emergency vehicle access off 2nd Ave SW shall be constructed in
accordance with all applicable regulations.
5. Prior to occupancy, the eastern 1/2og 2nd Ave SW shall be constructed from SW 356th St north to the
north border of the John Roe Addition. !/2 street shall be 20 foot min. pavement, landscape strip, etc.
ROW dedication as well.
6. Prior to occupancy, applicant shall record a 20 foot wide tract along west side of project to be reserved
for future roadway projects.
B. RECOMMENDATION/CONCLUSIONS CONDITIONS FOR COTTAGES WEST FROM ME APRIL 23 2002 HEARING
EXAMINER DECISION
5. "The Cottages West Senior housing project therefore should be approved subject to the following
conditions:
1) The Design Review Director's Decision issued June 25, 2001, is incorporated unchanged into this
decision, and the conditions of approval it establishes, as follows:
a) Prior to issuance of a building permit, final grading, site, and landscape plans, and
accompanying architectural details as required by the City, are subject to the City's review and
approval in order to determine the following:
(1) Final location and design details for all site rockeries, retaining walls, and
fencing.
(2) Final location and/or design of any benches, common garden areas, exercise
stations, and related accessory pedestrian features.
(3) Compliance with the perimeter tree retention requirements, which may require
minor modifications to project plans; tree preservation techniques; or in -kind
replacement of significant trees within a 20-foot site perimeter.
b) Prior to issuance of a building permit, the applicant shall complete the City's CPTED checklist,
for review and approval along with the above noted plans, to ensure that the project utilizes all
safety and security principles as necessary and applicable to the development.
2) Prior to issuance of a building permit, the applicant shall obtain the services of a qualified
geotechnical engineer and submit a scope of work for a supplemental geotechnical services, including:
review engineering design and specifications; be present on site during all land surface modification
activities, including excavation of the infiltration pond to ensure the pond bottom is established into
Doc. I.D. 46370
soils which can support infiltration rates; verify subsurface conditions; inspect and conduct compaction
test for the roads, building sites, infiltration pond, and retaining walls; ensure implementation of the
recommendations in the existing geotechnical report(s); and provide the City with any additional
geotechnical recommendations for site and building construction, including re -vegetation of disturbed
areas and lot drainage adjacent to the steep slope; subject to determination by the Directors of
Community Development Services and Public Works.
3) Prior to issuance of a building permit, the applicant shall:
a) Execute a drainage release covenant to release and hold the City harmless from any damage that
might be_ caused by stormwater from public rights -of -way and contributing areas;
b) Release the City from any maintenance or repair responsibilities for the shared facility and the
conveyance system from the public right-of-way to the shared facility;
c) Establish an operations and maintenance manual describing the facility, the maintenance and
repair requirements, and an outline of maintenance tasks and the frequency with which each task
should be performed, noting that the City will not be responsible for the removal of debris or
sediments washed into the facility from the public right-of-way; and
d) Grant an ingress/egress easement to the City in order to monitor the maintenance and operation of
the private storm drainage facility.
4) Prior to issuance of a building permit, the applicant shall submit a design specification for the
proposed security gate at 2"d Avenue SW, which ensures immediate emergency access to the site by
the fire department at all times; subject to review and approval by the Directors of Community
Development Services and Public Works, and the Fire Marshal.
5) Prior to issuance of a building permit, the applicant shall convey to the City the proposed right-of-
way along 2"d Avenue SW abutting the site, in the form of a statutory warranty deed, subject to
determination by the Directors of Community Development Services and Public Works.
6) The applicant shall obtain easements for construction and grading, as well as pedestrian and vehicular
access over the Village Green site. These easements shall be reviewed by City staff and upon approval,
shall be recorded at King County at the expense of the applicant prior to issuance of a building permit.
7) Prior to the issuance of certificate of occupancy for any building, all frontage improvements on 2"d
Avenue SW off -site shall be completed as well as all on -site street improvements related to the
building proposed for occupancy, including but not limited to, SW 352"d Street.
8) In accordance with the approved phasing plan and associated findings, prior to issuance of building
permit(s) for the Cottages West project, the applicant shall pay any traffic impact fees, as adopted by
the City and applicable at that time, with such fee calculated and levied as set forth within the
ordinance
Doc. I.D. 46370
More background information from the 2002 for Cottage WesUViila a Green Staff Report
XIV. ANALYSIS OF PHASING REQUEST
The applicant's phasing request (Exhibit D) would allow construction of Cottages West over a total period
of nine years (eight years with a one-year contingency) instead of six years (five years with a possible one-
year extension), as otherwise allowed by code. The phasing request also includes the unbuilt portion of
Village Green H,, which under current approvals must be completed by September 9, 2004.3 Therefore, if
approved, the construction deadline for both projects would be extended to a maximum nine years from the
date of the Hearing Examiner's decision.4 This is a procedural request only and does not otherwise affect
the previous Village Green H decisions and conditions.
The applicant's stated reasons for the phasing request include coordination (between Village Green II and
Cottages West) of fire and emergency access and related infrastructure improvements, and site security.
The proposed phasing plan will structure development similar to the City's Subdivision Code for
preliminary plat development, where site infrastructure such as streets and storm drainage will be designed,
constructed, and approved by the City before any dwelling units are constructed.
The FWCC allows the Hearing Examiner to approve phased construction as part of the Process IV
decision,s but sets forth no specific criteria to evaluate such request. However, based on the following staff
analysis, staff is recommending conditional approval of the phasing request.
Staff anticipates that the extended timelines would result in no significant changes to existing
environmental conditions, on or off site, which could warrant a new or updated Traffic Impact Analysis
(TIA).6 Therefore, the traffic mitigation pro-rata share? as previously established for Village Green 11 is
expected to appropriately mitigate project -related traffic impacts within the extended timeframe, without
additional analysis.
However, although traffic generation for Cottages West (see Transportation, above) did not trigger
mitigation under the City's current SEPA guidelines (i.e., no TIP projects were impacted by 10 or more
peak hour trips), it is anticipated that the project could have monetary obligation under a future Traffic
Impact Fee (TIF) based on a "per trip" formula. Therefore, since the City is currently processing a code -
based TIF and anticipates its adoption in the near future, staff is recommending, as a condition of project
approval, that Cottages West be subject to any adopted TIF. Accordingly, such fee would be calculated and
levied as applicable within the ordinance, at the time of issuance of individual building permit(s) for the
dwelling units
In addition, based on the City's recent adoption of required water quality enhancements for projects located
within a "Resource Stream Protection Area," 8 the applicant has incorporated such measures as infiltration
into the preliminary engineering design. Public Works staff have reviewed and approved such measures as
appropriate and consistent with the new water quality standard, with no additional condition required.
With the exception of the traffic issue noted above, which is appropriately addressed as a recommended
condition of project approval, staff anticipates no future code amendments within the proposed phasing
period that would significantly impact current development regulations, design requirements, or
engineering standards applicable to project design and construction. Review of the phasing request by
Lakehaven Utility District also noted no service concerns.
Also, there are no existing unstable conditions or aesthetic concerns on the undeveloped portion of the
Village Green II site posing any concern to the public health, safety, and welfare. The site has been
partially cleared pursuant to previous approvals, but the cleared areas are stabilized with sod, and stands of
3 As extended by the Community Development Director (Exhibit F).
4 And completion of any related appeals.
s FWCC Sec. 22-457
6 Assuming the project is constructed in accordance with the previous SEPA determination.
Pursuant to the MDNS issued July 18, 1998, Village Green Phase 11 is required to pay a pro-rata share traffic mitigation of $361.84 per dwelling
unit.
8 July 2001 City of Federal Way Water Quality Applications Map
Doc. I.D. 46370
significant trees have been retained along site perimeters adjacent to streets and sidewalks. Therefore, there
are no un-retained slopes, exposed stockpiles, or other erosion, drainage, or aesthetic issues requiring
immediate attention.
In addition, the coordination of infrastructure and related improvements, including access though both sites
for fire and emergency purposes and for City access to storm drainage facilities (as approved to serve the
adjacent Tuscany Plat), promotes public safety and construction efficiency. The phasing request is also
expected to realistically respond to market demands for the range of senior housing types and opportunities
as anticipated by the FWCP.
Doc. I.D. 46370
FiLE
CITY OF CITY HALL
33325 8th Avenue South
Federal Way Mailing Address: PO Box 9718
Federal Way, WA 98063-9718
(253) 835-7000
www.cityoffederalway.com
June 24, 2008
Ms. Heidi Swartz
Swartz Company
5724 30'h Avenue NE
Seattle, WA 98105
RE: File#08-102800-00-PC; PREAPPLICATION MEETING NOTICE
Village Green Phases I and II Preapplication
Dear Ms. Swartz:
The above -referenced proposal has been assigned to me as project planner. At this time, the application
has been routed to the members of the Development Review Committee. A meeting with the project
applicant and Committee has been scheduled as follows:
Thursday, July 24, 2008, 9:00 a.m.
Hylebos Conference Room
City Hall, 2°d Floor
33325 8`h Avenue South
Federal Way, WA 98003
We look forward to meeting with you. Let me know if you will have more than five people attending the
preapplication meeting so we can make arrangements for a larger room. This is the only notice sent out,
so please coordinate directly with anyone else you would like to attend the meeting. Please contact me at
253-835-2642, or deb.barker@cityoffederalway.com, if you have any questions.
Sincerely,
i
Deb Barker
Senior Planner
Doc f D 45976
CITY OF FEDERAL WAY
DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES
DEVELOPMENT REVIEW COMMITTEE TRANSMITTAL
DATE: June 23, 2008
TO: Will Appleton, Development Services Manager
Scott Sproul, Assistant Building Official
Brian Asbury, Lakehaven Utility District
Chris Ingham, South King County Fire & Rescue
FROM: Deb Barker
FOR DRCMTG. ON. July 17, 2008 - Internal
July 24, 2008, 9:00 - with applicant (later date per their request)
FILE NUMBER(s): 08-102800-00-PC
RELATED FILE NOS.: Several for Village Green and Cottages West
PROTECT NAME: VILLAGE GREEN PHASES I & II Preapplication
PROJECTADDRESS: NW corner of I" Avenue SW at SW 356th Street
ZONING DISTRICT.- RS 7.2 and RS 9.6
PROJECT DESCRIPTION: Proposal for 10 year construction extension of all land use approvals to date for
phase II (Village Green Buildings F, G, H, I, & J) and phase III (Cottages West 40
units)
PROJECT CONTACT: Heidi Swartz
Swartz Company
5724 30`h Avenue NE
Seattle, WA 98105
206-730-6933
MATERIALS SUBMITTED: Cover letter dated June 10, 2008, vicinity maps, statement of Existing and
proposed used for Phase II and III, statement of design intent, overall site plans, landscape plan and civil plan
CIT
Federal Way
APPLICATION NO(s)
Project Name
R E C EIV BDSTER LAND USE APPLICATION
DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES
33325 8`h Avenue South
JUN 10 2008 PO Box 9718
Federal Way WA 98063-9718
253-835-2607; Fax 253-835-2609
CIIi( OF FEDERAL WAS
w ®� ffe1.
ww.cityodera[A-8com
08-- I Dz o — V 0 Pc, Date
Property Address/Location
Parcel Number(s)
VILLAGE GREEN PHASES II & III - EXTENSION
2ND AVENUE SW & SW 353RD STREET
3021049017 & 3021049146
06/10/08
Project Description 10 YEAR CONSTRUCTION EXTENSION OF ALL LAND USE APPROVALS TO DATE FOR PHASE II
(VILLAGE GREEN BUILDINGS F, G, H, I & J) & PHASE III (COTTAGES WEST 40 UNITS).
rmn 1
Type of Permit Required
Annexation
Binding Site Plan
Boundary Line Adjustment
Comp Plan/Rezone
Land Surface Modification
Lot Line Elimination
✓ Preapplication Conference
Process I (Director=s Approval)
Process II (Site Plan Review)
Process III (Project Approval)
Process IV (Hearing Examiner's Decision)
Process V (Quasi -Judicial Rezone)
Process VI
SEPA w/Project
SEPA Only
Shoreline: Variance/Conditional Use
Short Subdivision
Subdivision
Variance: Commercial/Residential
Required Information
RS 7.2 & RS 9.6 Zoning Designation
N/A & N/A Comprehensive Plan Designation
$19,161,232 Value of Existing Improvements
$19,422,542 Value of Proposed Improvements
International Building Code (IBC):
LC (LICENSED CARE) Occupancy Type
TYPE V-B
Construction Type
Applicant
VILLAGE GREEN OF FEDERAL WAY,
Name:
A RETIREMENT CAMPUS LLC
Address:
P.O. BOX 98309
City/State:
DES MOINES, WA
Zip:
98198
Phone:
(206) 824-6224
Fax:
(206) 824-5797
Email:
hpswarLzcomeast.net
Signature:
�w,
Agent (if different than Applicant)
Name: HEIDI SWARTZ C/O SWARTZ COMPANY
Address: 5724 - 30TH AVENUE NE
City/State: SEATTLE, WA
Zip: 98105
Phone: (206) 730-6933
Fax: (206) 527-8999
Email: ilps a cflmcast.ne�
Signatur
Owner
VILLAGE GREEN OF FEDERAL WAY,
Name..
A RETIREMENT CAMPUS LLC
Address:
P.O. BOX 98309
City/State:
DES MOINES, WA
Zip:
98198
Phone:
(206) 824-6224
Fax:
(206) 824-5797
Email:
hncw;wafnhrrnrncast.nPt
Bulletin #003 — August 18, 2004 Page 1 of 1 k:\Handouts\Master Land Use Application
Village Green of Federal Way
Phase II & III —Extension
Statement of Design Intent
Background
Phase I consisting of three buildings (A, B & C) together with eight duplex cottages and the first
two buildings (D & E) in Phase II were completed by the end of year 1999. Phase II & III-10
year Construction Extension for both Village Green Retirement Campus and Cottages West will
enable completion of all proposed buildings on both sites.
The 10 year Construction Extension initiated by this "new" Process IV is in addition to and
separate from the request for One Year -Construction Extension for Phase III, Cottages West, and
remaining Village Green Phase II, in letter to Ms. Deb Barker dated April 29, 2008.
Cottages West, consisting of 40 senior residences configured in duplex and four-plex units is
currently under construction.
Design Intent
Village Green of Federal Way, Phase I, received the "Project of the Year Award" for 2001 from
City of Federal Way.
The overall site/master plan for Village Green Phase I, II, and III, Cottages West, addresses and
incorporates all the requirements of Article XIX, Community Design Guidelines pertaining to
residential development. There is no change in the design intent for Phase II & III-10 year
Construction Extension. It will be a continuation of the design intent encompassed in the original
master plan as well as incorporating all the applicable development policies and standards in the
Guidelines, pertinent to this project and specifically:
Site Design General Criteria
1. Placement of buildings takes into consideration existing views, natural topography, and
retention of significant trees.
2. On -site pedestrian walkways, open space, sitting areas, and gardens have been
incorporated into the landscape plan.
3. The majority of open space and seating areas are generally adjacent to building entrances
for easy access and visual security from within the buildings. Seating areas are provided
with garden furniture and surrounded by garden/landscaping.
4. Phase II-10 year Construction Extension will continue with the general multi -family
building (F, G, H, I & J) aesthetic established under Phase's I and II. Although each
individual new building may vary in size of footprint, the height, bulk, and g1 VE®
appearance will be the same as existing buildings to maintain continuity and resx en
character throughout the campus. J U N 10 2008
CITY OF FEDERAL WAY
CDS
,_�
5. Although Cottages West buildings are single family in feel and scale their building
typology and architectural expression are similar to the larger multi -family buildings
giving visual continuity to the campus.
Surface Parking
The Phase I and II master plan incorporates circular or looped driveways for each main
building entrance providing a sense of arrival and shelter from the elements. Resident and
guest parking areas are interspersed throughout and generally adjacent to individual building
entrances.
Additional parking for employees and residents' guests is �rovided to the west of Building J.
Secondary access to this parking will be provided from 2° Avenue South. This will enhance
and preserve the pedestrian nature of the campus by limiting cross campus vehicular traffic.
Phase III, Cottages West, residences all have one or two car attached garages. Turnaround
spaces are provided for fire department access per code.
Parking Structures — N/A
Pedestrian Circulation and Public Spaces
Pedestrian access is provided from each multi -family building and individual residence at
Cottages West to public walks or right of ways. These walks and pathways are clearly
delineated from parking and open space areas.
Landscaping
Landscaping is per Article XVII Landscaping and is designed to contribute to the small
village character of the campus. Landscape buffers and setbacks exceed those required by
land use code. Roadways are separated by planted medians where possible to present the
scale of a neighborhood lane. The entrance gateways and associated planting suggest an
estate or private garden.
The planting along roads has a certain degree of precision to give a sense of direction and
organization, but lies within an overall landscape that is more random and diverse in location
and in variety of plants. Plant beds are mounded and screen planting is provided to filter
views of building walls and to obscure parked cars from view. The object is to define a
residential, rather than an institutional, setting.
Open spaces (the real "village green") include lawn areas for strolling, people watching and
sunning. Benches provide outdoor sitting places. A path around the perimeter of the campus
provides opportunity for quiet walks or exercise.
At entrances and close to individual residence decks and patios, the landscape is more
personal in character with not only flowering shrubs and tress, but concentrations of
perennial and annual flowers. The campus pea patches provide opportunities for gardening.
The cottages designed for independent retirement living also provide opportunity for
residents to do their own gardening.
The native Douglas fir, western hemlock and red alder forest along the perimeter of Village
Green is retained and supplemented with addition native shrubs and tress so as to preserve as
much as possible the wooded character of the neighborhood.
Commercial Service and Institutional Facilities
Disposal and storage facilities were completed during Phase I of Village Green. Any future
additional disposal storage facilities will be constructed in a manner consistent with the
design of the existing facilities. These facilities are screened from view. Additional utilities
such as meters, exhaust fans, etc., will also be screened or oriented away from view.
All required campus bio-filtration swales and ponds were completed for Phase I and II in
1999. All Village Green phases will drain to existing wet pond/detention facilities that were
sized to accommodate all planned impervious needs. Phase III, Cottages West, drains to
recently completed presettling ponds followed by infiltration, again sized to accommodate
contributing runoff from planned impervious needs.
Building Design
The Village Green community has been designed with a traditional vocabulary evoking an
English country village or estate. The original design intent for Phase I and II of Village
Green, a series of senior multi -family buildings, was to place buildings to blend with the
existing natural topography and vegetation creating a picturesque, peaceful setting. The
design intent for Phase II & III-10 year Construction Extension is the same and is a
continuation of the original.
Retention of significant trees and topographic features was of utmost importance to achieve
as natural a setting as possible. Additional new trees, shrubbery, and flowering plants were
also used for screening along building facades and parking areas.
Color schemes will continue to be "neutral" and compliment the existing buildings on the
Village Green campus. Accent colors for eaves, doors and window trim will be the same or
similar to existing buildings to maintain continuity throughout the campus.
Multi family Buildings
In an effort to reduce scale, all third floor apartments were typically incorporated under the
roofline to give a two-story look and appearance to the buildings. The buildings are designed
to resemble large shingle style country residences incorporating such design details as
shingle and lap siding, protective entry porte cocheres, residence doors opening to private
patios and decks, and hipped roofs with accenting gables. Facades were modulated to further
enhance the residential nature of the campus and contribute to a sense of "human scale".
Cottages
The Phase III cottages have large double hung windows with front entry porches and private
patios or decks to the rear or side. Garages are placed at the center between buildings. This
allows for the building perimeters to be filled with windows flooding the interiors with light.
A combination of vinyl lap and shingle siding with wide window trim and band boards gives
visual variety and a traditional emphasis to the streetscape.
End
Village Green of Federal Way
Statement
of
Existing and Proposed Use
Phase II & III — Extension
By the end of year 1998, Phase I of Village Green of Federal Way was completed. Three multi-
family buildings consisting of seventy-eight (78) senior and assisted living apartments were
constructed along with eight duplex cottages. The combined total number of completed senior
residences in Phase I was ninety-four (94).
As a continuation of Village Green retirement community, two additional buildings, buildings D
and E, consisting of fifty-nine (59) additional senior apartments were constructed under Phase II
permitting process. Construction was completed by end of 1999 bringing the total number of
existing residences on the Village Green campus to one hundred fifty-three (153).
The remaining Village Green buildings under Phase II, buildings F, G, H, I, and J will add
another 165 units of either senior or assisted living apartments depending on user/market needs.
The combined total number of senior apartments, assisted living, and cottage residences will be
three hundred -eighteen (318) which was also the original number of units approved for both
Phase I and II.
Under separate land use approvals, Village Green's Cottages West, is currently under
construction. Cottages West consists of forty (40) senior residences in either duplex or four-plex
style building clusters on residentially designed streets.
This Process IV application is for a 10 year extension over and above the one year extension
request (please see letter to Ms. Deb Barker, dated April 29, 2008). It will combine all
remaining units in both Village Green and Cottages West under one land use permit.
End
RECEIVED
JUN 10 2008
CITY OF FEDERAL WAY
CDS
Village Green of Federal Way,
A Retirement Campus LLC
PO Box 98309
Des Moines, WA 98198
June 10, 2008
Ms. Deb Barker
Associate Planner
City of Federal Way
PO Box 9718
Federal Way, WA 98003
Re: Request for Preapplication Conference
"New" Village Green Process IV —Phase II & III Extension
Dear Ms. Barker:
Enclosed you will find the required submittals for a Preapplication Conference including
a completed Master Land Use Application and a fee check for $440.00 made payable to
the City of Federal Way. Please let me know as soon as possible if anything is missing
for a complete Preapplication Conference request.
We are over 50% through completion of the Village Green Retirement Campus with 153
units completed and another 40 cottages due for completion within 18-24 months.
Unfortunately, the senior market in Federal Way is taking much longer to mature and
gain depth than our initial market reviews had indicated. As a result we are initiating a
"new" Process IV to request a ten year extension for completion of our current approved
site plan for the remaining 165 apartments (Buildings F, G, H, I & J). With this request
the Powell family continues its dedication to providing high quality housing for Federal
Way residents over 55 years of age.
We look forward to successfully working with the City of Federal on this extension.
Please call me on my cell at (206) 730-6933 if you have any questions.
Best regards,
Heidi Powell Swartz
Development Manager
Village Green LLC
Copy: Monte Powell, Diane Powell, Brooks Powell, Todd Powell, Wes Powell, Laurie
Powell Waller
5724 30t' Ave NE, Seattle, WA 98105 (206) 730-6933 cell (206) 527-8999 fax
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Cottages West -Phase III
DUNCANSON COMPANY, INC.
Civil Engineering - Surveying • Land Planning
I45 SW l551h St, Suite 102
Seattle, Washington 98166
Phone 206.244.4141
Pax 206244,4455
Vicinity Map
J U N 10 2008
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