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13-103778
FCITY ederal Way September 27, 2013 Betsy Zhu Trinity Village Inc. 570 150'' Place NE Bellevue, WA 98007 CITY HALL � LE, =25 8th Avenue South Federal Way, WA 98003-6325 (253) 835-7000 www.cityoffederalway.com Re: File #13-103778-00-PC, PREAPPLICATION CONFERENCE SUMMARY Trinity Village Senior Homes, Federal Way Dear Ms. Zhu: Thank you for participating in the preapplication conference with the City of Federal Way's Development Review Committee (DRC) held September 19, 2013. We hope that the information discussed at that meeting was helpful in understanding the general requirements for your project as submitted. This letter summarizes comments given to you at the meeting by the members of the DRC. The members who reviewed your project and provided comments include staff from the City's Planning and Building Divisions, Public Works Department, and representatives from Lakehaven Utility District and South King Fire and Rescue. Some sections of the Federal Way Revised Code (FWRC) and relevant information handouts are enclosed with this letter. Please be advised, this letter does not represent all applicable codes. In preparing your formal application, please refer to the complete FWRC and other relevant codes for all additional requirements that may apply to your project. The key contact for your project is Becky Chapin, 253-835-2641, rebecca.chapin@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 Applicant proposes to construct 20 buildings with 134 units of senior housing. There are two separate sites. Site 1 contains two 2.5-story buildings with 60 units, a community building, and eleven 2-unit, 2- story townhomes, for a total of 82 units. Site 2 contains two 2.5-story buildings with 44 units and four 2- unit, 2-story townhomes, for a total of 52 units. There will also be onsite garden areas on both sites. Site improvements such as parking and landscaping are also proposed. 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. %. Zhu Page 2 September 27, 2013 • Planning Division o Separate Process IV and SEPA Review for Site 1 and Site 2 will be required. o Boundary Line Adjustment (BLA) will be required to remove internal lot lines. ► Public Works Development Services Division Surface water runoff control and water quality treatment will be required per the 2009 King County Surface Water Design Manual (KCSWDM) and the City of Federal Way Addendum to the 2009 KCSWDM. Public Works Traffic Division ■ A Transportation Concurrency permit is required per FWRC Chapter 19.90. ■ Traffic Impact Fee (TIF) payment (FWRC 19.91). ■ Construct street frontage improvements and dedicate right-of-way (ROW) along the property frontage on SW 312ffi Street and 8 h Avenue SW (FWRC 19.135.040). Submit intersection sight distance analysis consistent with AASHTO standard (FWRC 19.135.300). 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 (Becky Chapin, 253-835-2641, rebecca.chapin@cityoffederalway.com) Zoning Designation and Use — The subject property is within the Single Family Residential (RS7.2) zone. Per FWRC 19.200.100, the city may permit senior citizen housing in an RS7.2 zone if it meets the following criteria: 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. 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. C. The proposed development will not create unreasonable impacts on traffic, public utilities and services or on nearby residential. 2. Land Use Application —There are two sites proposed and each will require Process IV Master Land Use application with an environmental checklist. Site 1 contains parcel #'s 072104-9088, 072104- 9087, and 072104-9129. Site 2 contains parcel #072104-9027. Below is a summary of what the process will be for each site. The senior housing project is subject to Process IV `Hearing Examiner Decision' pursuant to FWRC Chapter 19.15 and 19.70. The Planning Division will notify the applicant of application status within 28 days of submittal. If the application is determined complete, staff will issue a Letter of Complete Application. Process IV land use decisions are rendered by the City's Hearing Examiner following a public hearing. The FWRC allows the Hearing Examiner 120 days subsequent to the issuance of a letter of complete application to issue a written decision on the land use application. The 120-day 13-103778-PC Doc I D. 64162 Ms. Zhu Page 3 September 27, 2013 review period will stop whenever staff requests corrections or additional information from the applicant. The review period will begin within 14 days following submittal of requested items. Please be advised that any request for corrections and/or additional information must be provided within 180 days of written notification or the land use application shall expire. Process IV land use approval is valid for a period of five years and extensions to the land use approval may be granted if criteria are met. Per FWRC 19.15.045, vesting occurs at the time the Process IV application is determined to be complete. Enclosed are a master land use application, development requirements checklist, and other applicable handouts. Refer to the Development Requirements checklist, Bulletin #001, for specific submittal requirements. State Environmental Policy Act (SEPA) — The project is subject to environmental review under SEPA for the proposed actions: development of more than 20 dwelling units; construction of a new building greater than 12,000 square feet; and parking lots with more than 40 parking spaces. The environmental review is a component of the Process IV land use application and a complete environmental checklist with notice materials will be required. The city may utilize the optional DNS notice procedures for applications that include a SEPA checklist. The optional DNS process allows a combined project and anticipated environmental determination public notice period that expedites the overall land use application process. An environmental threshold determination made by the Director of Community and Economic Development must be issued prior to land use or building permit approval. 4. Public Notification — Process IV applications and SEPA determinations require two separate notices. Within 14 days of issuing the Letter of Complete Application, a Notice of Application and Optional DNS' will be published in the Federal Way Mirror, mailed to persons within 300 feet of the subject property, posted on the subject property, and placed at the City's three designated notice boards. Notice will be given in the same format 14 days prior to the public hearing. The applicant is required to submit two (2) sets of stamped mailing envelopes to persons receiving tax statements within 300 feet of the subject property. The City's GIS Division provides this service for a nominal fee (postage is provided by the applicant) or the applicant may provide their own mailing envelopes via King County Assessor records or title comp2my. Please fmd the enclosed mailing labels bulletin for further information. 5. Boundary Line Adjustment (BLA) —As proposed, the site plan for Site 1 depicts the buildings over property lines. Buildings cannot be built over property lines. Therefore, a Boundary Line Adjustment (BLA) is required to eliminate the interior property line. A BLA is a minor alteration in the location of lot boundaries on existing lots. Pursuant to FWRC Chapter 18.10 "Boundary Line Adjustments", BLA applications are administratively processed. Please note that the BLA process runs concurrently with the Process IV Iand use process; however, the BLA must be approved by the Director of Community and Economic Development and recorded at King County before issuance of any new building permits. It appears a portion of Site 2 is depicted as "Tract B". This tract was originally within the Mirror Lake Lane subdivision but is now shown as part of the subject property. Subdivision tracts are typically created for a function other than a dwelling site such as stormwater controlltreatment, a roadway component, or onsite open space. Staff was unable to locate evidence the tract was obtained 1 If the optional DNS process is utilized one notice will go out. If not, separate notice periods will apply. Doc I.D. 64162 13-103778-PC Ms. Zhu Page 4 September 27, 2013 via sale and/or boundary line adjustment and will likely not consider the tract a `building site.' The proposed site plan depicts this area as a "Garden"; no BLA (to remove lot lines) will be required if it remains an open space area. Land Use Review Timeframes — The city makes every effort to issue land use decisions within 120 days of a complete application. However, the review timeframe is suspended at any time that additional information is requested by the city. The applicant must submit requested information within a 180-day timeframe, unless an extension is granted pursuant to FWRC 19.15.050(2). 7. Application Fees — Please contact the Permit Center at 253-835-2607 for updated fee schedules for Process IV Master Land Use application, SEPA checklist, BLA, concurrency, engineering review, and building permit. Environmentally Sensitive Areas — The project is located within a designated Wellhead Protection Zone as designated by Lakehaven Utility District. Site 1 is located within a 10-year Wellhead Protection Zone and Site 2 is located within a 5-year Wellhead Protection Zone. A Hazardous Materials Inventory Statement— Critical Aquifer Recharge and Wellhead Protection Areas (enclosed) must be completed and submitted with the formal application. The Development Review Committee (DRC) will then review the Hazardous Materials Inventory Statement and assess all potential impacts to the city's groundwater resources. 9. Key Development Regulations — All site improvements must comply with the applicable FWRC development regulations. The following general regulations will apply to the proposal. The city may permit modification of the required yard, lot coverage, height, landscaping, and other similar dimensional and site design requirements if specific criteria are met as referenced in FWRC 19.200.100, special regulations #3. (a) Required Yard — Required yards for senior citizen housing is 20-foot front and 5-foot side and rear yards. The front property line (front yard) is any property line that is adjacent to a primary vehicular access. If the subject property is adjacent to more than one primary vehicular access, as is the case for Site 2, the applicant shall designate which of the adjacent property lines is the front property line and the remainder of such adjacent property lines will be considered as either a rear property line or side property line, based on the definition in this section, except the property line adjacent to an arterial or primary collector shall not be designated as a primary vehicular access. (b) Lot Coverage — Maximum lot coverage in the RS7.2 zone is 60%. The area of all structures, pavement and any other impervious surface on the subject property will be calculated as a percentage of total lot area in determining compliance with maximum lot coverage. (c) Maximum Building Height —The height allowed is 30 feet above average building elevation (AABE). As part of the Process IV submittal, an elevation drawing of the buildings will be required. (d) Parking — Required parking for senior housing is 1 parking space per dwelling unit. The proposed site plan depicts 134 residential units and 134 parking stalls. As proposed the site meets the minimum required parking spaces. If at any time the parking is reduced, a parking study, identifying why reduced parking is appropriate, is required to be submitted and reviewed with the land use application. 13-103778-PC Doc I D 64162 Ms. Zhu Page 5 September 27, 2013 (e) Density — 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: ■ The specific nature of the occupancy and the persons that will be housed in the proposed development. ■ The size of the dwelling units or occupancy rooms or suites and the specific configuration of and facilities within these units, rooms or suites. • The impacts on nearby residential uses of the proposed development. ■ The architecture, site design and other design features of the proposed development. In effect, the code is calling for design that is sensitive to surrounding residential uses. (f) Fagade Length — No fagade of any structure may exceed 120 ft. in length. Two structures will be treated and considered as one structure if any elements of the structures, for the purpose of administering this section, are closer than 20 feet to each other. In addition, structures connected by a breezeway or walkway will be regulated as one structure if any element of the breezeway or walkway is higher than eight feet above finished grade. In addition, any fagade of a structure that exceeds 50 ft. in length must be modulated as follows: • The minimum depth of the modulation is three ft. • The minimum width of the modulation is four ft. ■ The maximum width of the modulation is 35 ft. 10. Clearing, Grading, and Tree and Vegetation Retention — The Process IV application must include a clearing and grading plan consistent with FWRC 19.120.040(1). Clearing and grading plans are reviewed and approved in conjunction with land development permit associated with the proposed development. Approval and Notice to Proceed shall be required prior to commencing clearing and grading activities on the site. Reference FWRC 19.120.060(2). A tree and vegetation retention plan as required under FWRC 19.120.140(2) must also be submitted with the Process IV application. The tree and vegetation retention/replacement plan must be prepared by a certified arborist or certified landscape architect. The standards require each development to maintain a minimum tree unit density. The minimum tree density in the RS72 zone is 25 tree units per acre. The Site I's tree density would be 91 tree units (25 tree units x 3.24 acres) and Site 2's tree density would be 39 tree units (25 tree units x 1.56 acres) A tree unit is a value assigned to existing trees retained on the property or replacement trees. The larger the tree, the greater value it is assigned. Required tree density can be composed of retained trees and replacement plantings per FWRC 19.120.130. (Note: required landscaping trees may be counted in tree density). The tree and vegetation plan must clearly show where the required tree units are to be located. The formal landscape plan must detail information about tree unit credits and replacement. 11. Landscaping — The Process IV application must include a preliminary landscape plan, prepared by a licensed landscape architect, in accordance with the landscape requirements contained in FWRC Doc I.D. 64162 13-103778-PC Ms. Zhu Page 6 September 27, 2013 Chapter 19.125 "Outdoors, Yards, and Landscaping. " Following are the key landscape requirements for the project. (a) Perimeter Landscape Buffers —Type III perimeter landscaping a minimum of 10 feet in width is required along all property lines. Type III landscaping consists of a mixture of evergreen and deciduous trees, large shrubs a minimum of 24 inches in height at the time of planting, and groundcover; spaced to provide a visual buffer creating a partial visual separation. (b) Interior Parking Lot Landscaping — Fifteen square feet of Type IV interior lot landscaping per parking stall must be incorporated into any surface parking areas. As proposed, the 134 parking stalls will require 2,010 sq. ft. of interior lot landscaping. Landscape islands must be a minimum size of 64 square feet and a maximum of 305 square feet, and a minimum width of six feet at the narrowest point for islands at the end of 90-degree parking rows, three feet at the end of rows with angled parking, and eight feet in width for islands used to separate head -to -head parking stalls and shall be provided at the following locations: • At the end of all rows of parking; and • For separation buffering between loading doors or maneuvering areas and parking areas or stalls; and Any remaining required landscaping shall be dispersed throughout the interior parking area in a manner to reduce visual impact of the parking lot; • Deciduous trees are preferred for landscape islands within interior vehicle use areas. (c) Parking Areas —Parking adjacent to residential zones shall reduce the visual impact of parking areas and buffer dwelling units from light, glare, and other environmental intrusions by providing Type I landscaping within required perimeter landscape areas. Type I landscaping is intended to provide a solid sight barrier to totally separate incompatible land uses. Type I landscaping shall consist of evergreen trees, large shrubs and groundcover, which will provide a 100 percent sight -obscuring screen within three years from the time of planting; or a combination of approximately 75 percent evergreen and 25 percent deciduous trees, with an allowable five percent variance, with large shrubs, and groundcover backed by a 100 percent sight -obscuring fence. 12. Community Design Guidelines — The proposed improvements are subject to an administrative design review of FWRC Chapter 19.115 conducted by city staff. Project designers shall strive for overall design continuity by using similar elements throughout the project such as architectural style and features, materials, colors, and textures. The principal applicable guidelines for the project are noted below. However, this does not necessarily include all applicable guidelines, and project designers must consult the guidelines in their entirety in preparing an application. Please include a written narrative identifying how the project complies with all applicable design guidelines. a. Crime Prevention through Environmental Design (CPTED) — One aspect of the City's Community Design Guidelines are the implementation of CPTED principles (Natural Surveillance, Access Control, and Ownership) for all new development projects. The enclosed CPTED checklist must be submitted with the formal land use application. 13-103778-PC Doc. LD. 64162 Ms. Zhu Page 7 September 27, 2013 b. FWRC 19.115.050 Site Design — Refer to all sections of this chapter for site design standards. In addition to ensuring that pedestrian accessible routes of travel are provided to the right-of- way from each building, other key sections are: i. (1) General Criteria (a) through (g) ii. (3) Surface Parking Lots (a), (b), and (c) iii. (4) Pedestrian Circulation and Public Spaces (a), (b), (c), and (e) iv. (7)(a) Lighting c. FWRC 19.115.060 Building Design — Key design requirements of this section apply to the project as follows. Note that the requirements of this section apply to all sides of the buildings. i. (2) Building facades both longer than 60 feet and visible from a right-of-way must incorporate a minimum of two out of four design options intended to break up the mass of large buildings. These design options include fagade modulation, landscaping, canopy or arcade, or associated pedestrian plazas. ii. (3) Building facades shall also include methods of articulation and accessory elements, for example display windows, window openings with visible trim material, vertical trellis, artwork, decorative masonry or metal patterns or grillwork, relief, material variations, etc. d. FWRC 19.115.090(4) District Guidelines for Residential Zones — Key design requirements of this section apply to the project as follows: ■ Nonresidential uses (community building, A-2) FWRC 19.115.090(1)(g) through (k) and (n) through (r) apply. • Non -single-family residential uses (assisted living buildings A-1, A-3, A-4, and A-5) FWRC 19.115.090(1)(g) through (r) apply. • Attached dwelling units (independent living/duplex, R buildings) FWRC 19.115.090(1) 0), (1) through (o), and (r) apply. 13. Garbage and Recycling Receptacles — FWRC 19.125.150 requires that storage areas for garbage and recycling receptacles be required for each project. Locations for the recycling and garbage facilities must be depicted on the formal site plan. Include the square footage of each facility provided, depict routes of travel for staff and service providers, including vertical clearance and turning radius of each. 14. Affordable Units — Five percent of new dwelling units must be considered affordable as defined by FWRC 19.110.010. "Affordable units" for rental affordable housing means dwelling units that are offered for rent at a rate that is affordable to those individuals and families having incomes that are 50 percent or below the median county income. The formal application must reflect the affordable housing requirement and provide details of how it will be accomplished. Note that prior to issuance of a certificate of occupancy for any building, an agreement in a form approved by the city requiring affordable dwelling units to remain as affordable housing for the life of the project must be recorded with the King County Department of Records and Elections at the expense of the applicant. 15. School Mitigation Fees — School impact mitigation fees are required for multi -family residential dwelling units. However, housing units for the elderly are exempt from school impact fees pursuant to FWRC 19.95.060(1)(a) so long as these uses are maintained in perpetuity and the necessary covenants or declarations of restrictions are recorded on the property to ensure that no children will reside in the development. Please include a statement as to how you will meet this requirement with the formal application. 13-103778-PC Doc. LD. 64162 Ms. Zhu Page 8 September 27, 2013 PUBLIC WORKS DEVELOPMENT SERVICES DIVISION (Ann Dower, 253-835-2732, ann.d ower@cityoffederalway.com) Land Use Issues — Stormwater 1. Surface water runoff control and water quality treatment will be required per the 2009 King County Surface Water Design Manual (KCSWDM) and the City of Federal Way Addendum to the 2009 KCSWDM. This project meets the requirements for a Full Drainage Review. At the time of land use submittal, a preliminary Technical Information Report (TIR), addressing the relevance of the project to the eight core and five special requirements of the KCSWDM will be required. A Level 1 downstream analysis shall also be provided in the preliminary TIR. 2. The project lies within a Conservation Flow Control area, with the exception of parcel number 072104-9027, which lies partially within a Flood Protection flow control area. The applicant must design flow control facilities and Best Management Practices (BMP's) to meet the performance criteria outlined in the KCSWDM for these areas. 3. Water quality treatment will be required for all pollution -generating impervious surfaces. Treatment options must be selected from the Enhanced Basic Water Quality Menu provided in the KCSWDM. 4. Soil logs prepared by a licensed geotechnical engineer or septic designer must be provided to verify infiltration suitability. 5. Detention and water quality facilities are required to be above ground (i.e. open pond). Underground facilities are allowed only with approval from the City of Federal Way Stormwater Management Division. 6. Show the proposed location and dimensions of the detention and water quality facilities on the preliminary plans. 7. If more than one acre will be disturbed during construction, 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 hLtp://www.ecy.wa.goy/prorams/seai]2ar,/index.html, or by calling 360-407-6437. Right -of -Way Improvements See the Traffic Division comments from Eric Preston, Sr. Traffic Engineer, for traffic related items. 2. Dedication of additional right-of-way shall be conveyed to the City through a statutory warranty deed. The dedicated area must have clear title prior to recording. 3. All stormwater treatment and detention requirements outlined above will be applied to new impervious area within the public right-of-way. Building (or EN) Permit Issues Engineered plans are required for clearing, grading, road construction, and utility work. Plans must be reviewed and approved by the City. Engineering review fees are $824.50 for the first 12 hours of 13-103778-PC Doc I.D 64162 Ms. Zhu Page 9 September 27, 2013 review, and $68.00 per hour for additional review time. A final TIR shall be prepared for the project and submitted with the engineering plans. Both the TIR and the plans will require the signature/seal of a professional engineer registered/licensed in the State of Washington. 2. The Federal Way Development Standards Manual (including standard detail drawings, standard notes, and engineering checklists) is available on the City's website at www.r-ityoffederalway.com to assist the applicant's engineer in preparing the plans and TIR. 3. The applicant shall provide a geotechnical report that addresses design pavement thickness for the roadways. 4. Bonding is required for all street and storm drainage improvements associated with the project. The bond amount shall be 120 percent of the estimated costs of the improvements. An administrative fee deposit will need to accompany the bond to cover any possible legal fees in the event the bond must be called. Upon completion of the installation of the improvements, and final approval of the Public Works Inspector, the bond will be reduced to 30 percent of the original amount and held for a two- year maintenance period. 5. 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. 6. 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. 7. 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. 8. Provide cut and fill quantities on the clearing and grading plan. Erosion control measures, per Appendix D, 2009 KCSWDM, must be shown on the engineering plans. 9. The site plan shall show the location of any existing and proposed utilities in the areas affected by construction. PUBLIC WORKS TRAFFIC DIVISION (Erik Preston, PE, 253-835-2744, erik.preston@cityoffederalway.com) Transportation Concurrency Analysis (FWRC 19.90) Based on the submitted materials for 134 units of senior housing, the Institute of Transportation Engineers (ITE) Trip Generation - 8'h Edition, land use code 251 (Senior Housing— Detached) and Doc. 1D. 64162 13-103778-PC Ms. Zhu Page 10 September 27, 2013 254 (Assisted Living), the proposed project is estimated to generate approximately 31 new weekday PM peak hour trips. Alternatively, the applicant may submit a site specific trip generation study for the proposed development. 2. A concurrency permit is required for this development project. The PW Traffic Division will perform concurrency analysis to determine if adequate roadway capacity exists during the weekday PM peak period to accommodate the proposed development. Please note that supplemental transportation analysis and concurrency mitigation may be required if the proposed project creates an impact not anticipated in the six -year Transportation Improvement Plan (TIP). 3. The estimated fee for the concurrency permit application is $1,584.50 (11 - 50 Trips). This fee is an estimate and based on the materials submitted for the preapplication meeting. The concurrency application fee must be paid in full at the time the concurrency permit application is submitted with land use application. The fee may change based on the new weekday PM peak hour trips as identified in the concurrency trip generation. The applicant has the option of having an independent traffic engineer prepare the concurrency analysis consistent with City procedures; however, the fee remains the same. Transportation Impact Fees (TIF) (FWRC 19.91) SeniorHo — Based on the submitted materials for 134 units of senior housing, the estimated traffic impact fee is $105.463.84. 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. Street Frontage Improvements (FWRC 19.135) The applicant/owner would be expected to construct street improvements consistent with the planned roadway cross -sections as shown in Map IIl-6 of the FWCP and Capital Improvement Program (CIP) shown as Table III-19 (FWRC 19.135.040). Based on the materials submitted, staff conducted a limited analysis to determine the required street improvements. The applicant would be expected to construct improvements on the following streets to the City's planned roadway cross -sections: SW 312t' Street is a Minor Arterial planned as a Type "K" street, consisting of a 44-foot street with curb and gutter, six-foot planter strips with street trees, 8-foot sidewalks, and street lights in a 78-foot right-of-way (ROW). Assuming a symmetrical cross section, 8-foot ROW dedication and half street improvements are required as measured from the street centerline and are expected for Site #1. No ROW dedication is anticipated for Site #2, but half street improvements are required. 8'h Avenue SW is a Minor Collector planned as a Type "S" street, consisting of a 36-foot street with curb and gutter, 4-foot planter strip with street trees and streetlights, and 5-foot sidewalks in a 60-foot right-of-way (ROW). Assuming a symmetrical cross section, half street improvements are required and no ROW dedication is anticipated. Access Management (FWRC 19.135) 1. Please show all neighboring driveways within 150 feet of the proposed driveway(s). 2. Per FWRC 19.135.280, there may be only one driveway for each 330 feet of lot frontage. This property does not have the 660 feet minimum street frontage to allow a second access. Additionally, 13-103778-PC Doc, I.D. 64162 Ms. Zhu Page 11 September 27, 2013 driveways must be located no closer than 150 feet to any street intersection or to any other driveway, whether on or off the subject property. The proposed driveway locations appear to meet this standard. Misc. Safety related Comments The applicant must submit a Vehicle Turning Diagram to the Public Works Traffic Division. This diagram will show how the appropriate design vehicle (such as: Bus, Garbage Truck, Fire Truck, and WB-62) can enter, maneuver,, and leave the site without encroaching onto opposing traffic lanes or mounting a curb. 2. All internal roadways (including one-way roads) must provide a minimum 20 feet of unobstructed roadway width to allow emergency vehicle access. The current site plan does not meet this requirement. 3. No internal roadway intersections, driveways or parking stalls are allowed on internal roadways within 50 feet of the city street. 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: ■ Adequate space allocation for interior and exterior garbage, recycling, food waste, waste oil, yard debris, hazardous waste, or biohazard collection containers. Minimum recycling space allocation is established by FWRC 19.125.150. • For basic solid waste and recycling needs within a single enclosure, clear interior dimensions measuring 10' deep by 20' across are recommended, along with a two -door swing -open or roll -open gate that spans the front width of the enclosure. When gate doors are opened, no structure or hardware should remain above grade across the enclosure opening. Gate pins/holes are preferred for holding gates in closed and open positions to ease service access and maximize the life of gate hardware. • Sites may require a larger enclosure, or multiple enclosures, to accommodate on -site user access and/or additional waste types and containers. • Plan for user access to interior waste and recycling storage areas/containers, and to exterior containers screened by enclosure(s). • Plan for unobstructed, safe enclosure ingress and egress for service vehicles, directly in line with enclosure openings. Allow appropriate turning radii for service vehicles, and minimize potential `blind spots' during ingress and egress. • Consider landscaping, setbacks and screening requirements [based on FWRC 19.125.040 (4) & (5)]. • Note that larger -scale 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. Doc. CD. 64162 13-103778-PC Ms. Zhu Page 12 September 27, 2013 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), 2012 Washington State Amendments WAC 51-50 International Mechanical Code (IMC), 2012 Washington State Amendments WAC 51-52 Uniform Plumbing Code (UPC), 2012 Washington State Amendments WAC 51-56 & WAC 51-57 International Fire Code (IFC), 2012 Washington State Amendments WAC 51 -54 National Electric Code (NEC), 2012 Accessibility Code ICC/ANSI Al 17.1-2006 International Residential Code 2012 Washington State Amendments WAC 51-51 Washington State Energy Code 2012 WAC 5 1 -11 Building Criteria Occupancy Classification: R-3, R-2, and A-3 Type of Construction: not provided Floor Area: building A-1,2,3 51,854 sq ft, building A-4 7565 sq ft, building A-5 6550 sq ft, buildings R- 1 through R-9 1975 sq ft, building R-10 and 112445 sq ft, building R-12 1735 sq ft, building R-13 1735 sq ft, building R-14 and R-15 2150 sq ft Number of Stories: buildings are single and multiple stories Fire Protection: fire sprinkler system required on all buildings 5000 sq ft or larger and fire alarm system on buildings 3000 sq ft or larger. 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.ci offederalwa .com .) 13-103778-PC Doc. I.D. 64162 Ms. Zhu Page 13 September 27, 2013 Submit 5 sets of drawings and specifications. Specifications shall include: 2 Soils report 2 Structural calculations 2—Energy calculations 2 Ventilation calculations. Note: A Washington State Registered architects 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). 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 7 to 9 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. Other Permits & Inspections Separate permits required for electrical, 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. 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 • Separate building permits for each building. • Apply for separate permits from Labor and Industry for the elevators. • Apply for separate permits from King County Health Department for any food service. ■ Proposed occupancy is only for an assisted living service group R occupancy, and not for persons who are incapable of self-preservation, which is a group I. • Buildings shall not be built over property lines. 13-103778-PC Doc. I.D. 64162 Ms. Zhu Page 14 September 27, 2013 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) Water A Certificate of Water Availability (application form attached) issued separately by Lakehaven may be required to be submitted with any land use and/or building permit applications (check with land use agency for requirement). Certificate is valid for one (1) year from date of issuance. If Certificate is needed, allow 10 work days to issue for typical, 3 work days for accelerated, processing. • Water system hydraulic information may be needed to determine fire protection (if any) &/or other water service requirements; in addition to potentially being needed by the applicant's fire protection system designer. Applicant can request Lakehaven perform a separate hydraulic model analysis, or can request this analysis to be performed concurrent with an application for Availability. Current 2013 cost for a hydraulic model analysis is $180.00. Please contact Lakehaven for further detail. • A Developer Extension Agreement will be required to construct new and/or abandon existing water distribution facilities for the proposed development. 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 (application forms attached). Lakehaven continues to encourage owners/developers/applicants to apply for Lakehaven processes separately to Lakehaven, early in the pre-design/planning phase to avoid delays in overall project development. • "Site I", as proposed, has the following existing water service connections: o Parcel 0721049088, Domestic -residential: one, 5/8"0/4" meter (SN 4027). o Parcel 0721049087, Domestic -residential: one, 5/8"0/4" meter (SN 4026). o Parcel 0721049129, Domestic -residential: one, 5/8"0/4" meter, meter at owner's request (SN 4025). "Site 2", as proposed, has no (0) existing water service connections, • A water service connection application submitted separately to Lakehaven is required for each new service connection to the water distribution system, or any modification to an existing water service connection (e.g., larger service, irrigation, abandonment of existing service(s), re -activation, etc.), in accordance with standards defined in Lakehaven's current `Fees and Charges Resolution'. Non - single -family properties require separate domestic (per building), irrigation (if irrigated landscaped areas are incorporated into the site development), and fire protection (if required or installed) water service connections & meters. Protection of any existing water meters &/or service connections, or full abandonment by "removal" if future service(s) will not be needed, will be required for any on -site building demolition. Please contact Lakehaven for further information regarding this issue. 13-103778-PC Doc, LD, 64162 Ms. Zhu Page 15 September 27, 2013 • Installation & satisfactory testing of an approved backflow prevention assembly (BPA) adjacent to each irrigation & fire protection service meter is required pursuant to WAC 246-290-490 & Lakehaven standards. As a low cross -connection hazard, either a double check valve assembly (DCVA) or a reduced pressure backflow assembly (RPBA) is required. Contact Lakehaven's Cross - Connection Control Program Manager (Chris Zoepfl, CZoWfl@Lakehaven.org, 253-946-5427) for additional information & BPA testing coordination. The associated Developer Extension Agreement must achieve a point of either Substantial Completion or Acceptance, as determined by Lakehaven, prior to activating any new domestic or irrigation water service connection(s). Based on the proposal submitted (134 MFR units + Central Kitchen/Dining Hall), preliminary estimated Lakehaven water service connection fees/charges/deposits (2013 schedule) will be as follows. Actual connection charges will be determined upon submittal of service connection application(s) to Lakehaven. All Lakehaven fees, charges and deposits are typically reviewed & adjusted (if necessary) annually, and are subject to change without notice. o Water Meter Installations, Per Each Drop -In Meter, Sizes TBD based on actual # of units per building (MFR) & estimated usage for Community Center Building and irrigation uses separately (provided by applicant): ■ 5/8"x3/4" Meter, each: $300.00. ■ 1" Meter, each: $360.00. ■ 1 %2" Meter, each: $650.00. ■ 2" Meter, each: $760.00. ■ 3" Meter, each: $2,190.00. o Capital Facilities Charge(s)-Water, 134 MFR units at 0.67 Equivalent Residential Units (ERU) per MFR unit + estimated 44 ERU for Community Center Building & irrigation water use, (total of 134 ERU — 3.00 ERU credits), $3,359.00 per ERU: $440,029.00. Water system capacity credits are available for these four (4) properties from system capacity charges previously assessed, paid directly to Lakehaven, and/or credited to the property for 3.00 ERU. Please contact Lakehaven for further detail. o Charge -Payable -in -Lieu -of -Extension (CPILOE), frontage along SW 312th St for Parcel 0721049027: $1,941.33. o Latecomer Charge: $N/A. o Service Agreement Charge(s): $None Anticipated. o County Document Recording Fees: $None Anticipated. o ROW Permit Fee (Agency): $N/A. o Other (describe): $None Anticipated. Sewer A Developer Extension Agreement will be required to construct new and/or abandon existing sanitary sewer facilities necessary for the proposed development. 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 (application forms attached). Lakehaven continues to encourage owners/developers/applicants to apply for Lakehaven processes separately to Lakehaven, early in the pre-design/planning phase to avoid delays in overall project development. 13-103778-PC Doc. I. D. 64162 Ms. Zhu Page 16 September 27, 2013 The site has no (0) existing sewer service connections. A separate Lakehaven sewer service connection permit (application form attached) is required for each new connection to the sanitary sewer system, in accordance with standards defined in Lakehaven's current `Fees and Charges Resolution'. Minimum pipe slope for gravity sewer service connections is 2%. In addition to all other sewer service installation standards, installation of a Type 1, 48" monitoring manhole is typically required on the private building sewer line, for all new non- residential connections (Community Center Building). • The associated Developer Extension Agreement must achieve a point of either Substantial Completion or Acceptance, as determined by Lakehaven prior to activating any new sewer service connection(s). Based on the proposal submitted (134 MFR units + Central Kitchen/Dining Hall), preliminary estimated Lakehaven sewer service connection charges (2013 schedule) will be as follows. Actual connection charges will be determined upon submittal of service connection application(s) to Lakehaven. All Lakehaven fees & charges are typically reviewed & adjusted (if necessary) annually, but are subject to change without notice. o Sewer Service Connection Permit Fee, Residential, per building: $240.00. o Sewer Service Connection Permit Fee, Non -Residential, per building: $350.00. o Capital Facilities Charge(s)-Sewer, 134 MFR units at 0.67 Equivalent Residential Units (ERU) per MFR unit + estimated 44 ERU for Community Center Building use, (total of 134 ERU), $3,031.00 per ERU: $406,154.00. There are no (0) sewer system capacity credits available for these properties. o Charge -Payable -in -Lieu -of -Extension (CPILOE): $N/A. o Latecomer Charge: $N/A. o Service Agreement Charge(s): $None anticipated. o County Document Recording Fees: $None anticipated. o ROW Permit Fee (Agency): $N/A. o Other (describe): $None Anticipated. General • Utility conflicts should be identified and coordination should occur as early as possible in the planning process. Project will need to avoid encroachment with new Lakehaven facilities and easement(s). New perimeter landscape requirements may conflict with Lakehaven 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. All comments herein are valid for one (1) year and are based on the proposal(s) submitted and Lakehaven's current regulations and policies. Any change to either the development proposal(s) or Lakehaven's regulations and policies may affect the above comments accordingly. SOUTH KING FIRE AND RESCUE (Chris Ingham, 253-946-7244, chris.ingham@southkingfire.org) The current site plan does not meet fire apparatus access requirements. 13-103778-PC Doc I.D. 64162 Ms. Zhu Page 17 September 27, 2013 Fire apparatus access roads shall be provided when any portion of the facility or any portion of an exterior wall of the first story of the building is located more than 150 feet from fire apparatus access as measured by an approved route around the exterior of the building or facility. EXCEPTION: When buildings are completely protected with an approved automatic fire sprinkler system the distance can be increase 20 percent. Fire apparatus access roads: 1) Shall have an unobstructed width of not less than 20 feet and an unobstructed vertical clearance of not less than 13 feet 6 inches. 2) Shall be designed and maintained to support the imposed load of a 75,000 pound fire apparatus and shall be provided with a surface so as to provide all-weather driving capabilities. 3) Shall be not less than a 32 foot inside turning radius and not less than a 40 foot outside turning radius. 4) With a dead-end in excess of 150 feet in length shall be provided with a cul-de-sac or Fire Department approved alternative at the dead end. All such cul-de-sacs shall be not less than 80 feet in diameter. 5) Gradient shall not exceed 12 percent. Once an approved site plan is submitted, information shall be provided regarding the square footage and construction type of the structures. At that time we can calculate the required fire flow for the buildings and determine the number and placement of fire hydrants. An automatic fire sprinkler system shall be installed in all occupancies requiring where the total floor area included within the surrounding exterior walls on all floor levels, including basements, exceeds 5,000 square feet. Fire walls shall not be considered to separate a building to enable deletion of the required automatic fire -extinguishing system. A Fire Alarm System is required. An automatic fire detection system shall be installed in all buildings exceeding 3,000 square feet gross floor area. This fire detection system shall be monitored by a central and/or remote station conforming to the current requirements of the National Fire Protection Association standards and/or the fire chief or designee. 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 FWRC 19.40.070 (4). 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, 13-103778-PC Doc I. D. 64162 Ms. Zhu Page 18 September 27, 2013 please examine the complete FWRC and other relevant codes carefully. Requirements that are found in the codes that are not addressed in this letter are still required for your project. If you have questions about an individual comment, please contact the appropriate department representative noted above. Any general questions can be directed towards the key project contact, Becky Chapin, 253-835-2641. We look forward to working with you. Sincerely, Becky Chapin Assistant Planner enc: Master Land Use application Process IV Submittal Requirements Environmental Checklist Mailing Labels handout Boundary Line Adjustment Hazardous Materials Inventory Statement CPTED checklist and handout Concurrency Application Lakehaven Enclosures c: Ann Dower, Senior Engineering Plans Reviewer Erik Preston, Senior Traffic Engineer Scott Sproul, Assistant Building Official Chris Ingham, South King Fire and Rescue Brian Asbury, Lakehaven Utility District 13-103778-PC Doc. M 64162 Project Narrative Regarding Trinity Village Senior Home Project 2013 Date: August 27, 2013 To: the City Planning Division of Federal Way, WA From: Betsy Zhu & Christie Wang, Washington Clangston Investment Group Inc. Re: Requesting Preliminary Review of Property for Senior Home Purposes (Senior Citizen or Special Needs Housing) Project Location: 824'SW 312 ST, Federal Way; WA 98023; 836 SW 312 ST, Federal Way, WA 98023; 840 SW 312 ST, Federal Way, WA 98023 (The above three parcels are adjacent to each other) 788 SW 312 ST, Federal Way, WA 98023 (This lot is on the same street, just across SW 8th AVE. It is very close to the above three parcels.) Project Name: Trinity Village Senior Home Project 2013 Owner: Trinity Village Inc. General Contractor/Builder: Washington Clangston Investment Group Inc. Project Contact Information: Betsy Zhu, BetsYc200G hotmail.cosn (425-502-1936) Christie Wang, christiel.wan mail.con) (425-221-2710) Dear Isaac/Becky, We are writing to request a preliminary review of the properties located at above addresses. We purchased the properties in order to build a community of senior homes, and the project is entitled Trinity Senior Home Project 2013 (the "Project"). Trinity Village Inc. is the owner of property for and the Washingtonbusiness, Clangst n Investment Group Inc. Investment Group Inc. is the builder and general on is located in Bellevue, WA and targets at building senior homes for elderly people in the State of Washington. Specifically, Trinity Village Senior Home Project 2013 will provide a comprehensive set of facilities for seniors of different ages and medical conditions, including independent housing and asssiisttee E L living. The facilities, once built, will provide a series of services for seniors, including acc AUG 27 2018 CITY OF FEDERAL WAY CDS meals and entertainments. The goal of the project is to provide the best homes for seniors in the State of Washington. Although Clangston is a new company, it has partnered with prestigious architecture firms and domain experts and will provide professional services in the industry. The estimated investment for the Project ('including Phase I, II, I11 & IV) is roughly USD 19 million, and the project is planned to be completed and put in full use in three to five years starting from construction. In addition to Trinity Village Project, Clangston's long term goal is to reach USD 80 million assets and revenues, provide a large number of stable job opportunities in the community and boost up local economy. About The Pro erty Location The property locations are on SW 312 ST, Federal Way, WA 98023. The four phases of the Project include three pieces of adjacent land, 824 SW 312 ST, 836 SW 312 ST, and 840 SW 312 ST, Federal Way, WA 98023, and a fourth piece of land 788 SW 312 ST, Federal Way, WA 98023, next to 81h Ave. SW and is very close to the other three pieces. As a whole this is a 4.8 Acres of prime RS 7.2 zoned property in Federal Way. The four parcel numbers are respectively 0721049129, 0721049087, 0721049088 and 0721049027. For driving directions, one should take exit 143 on 1-5, turn onto to SW 320th St west, turn right onto WA-99 N, turn left onto S 31211' St. One will reach 788 SW 312 ST on his right side just before he sees 81h Ave SW, and after he passes 8111 Ave SW, he will reach other three piece of the lands on his right. The combination of three pieces of land will open wide access on 312 SW Street. This is a pretty busy road and there is a bus stop just a few steps from this land. Across the street, the land is BN zoning, and there is one commercial store and one mechanic repair and rental store. Behind the properties, we noticed Lakegrove Park is adjacent to 836 SW 312 ST and 840 SW 312 ST, which is extremely tranquil and refreshing for seniors. The fourth piece of the land next to 811, St SW is across Mirror Lake, and we foresee that seniors living on this piece of land will have an unbeatable fake view in front of them. Close by there is Mirror Lake Park, which will be another good place for seniors to go to and enjoy their life. Surrounding the whole property, there are around 16 residential houses. In general, we've found this location very suitable for becoming a home for seniors, considering its residential location with commercial components, surrounding parks and lake, convenient public transportation, and quiet neighbors. Finally, Clangston has planned to purchase two small piece of land between 824 SW ST and 788 SW ST. Two single family houses have been built there for sale. The addresses are: 31125 8th Ave SW, Federal Way, WA 98023 and 31123 $th Ave SW, Federal 1Way, WA ll add another Square Feet. They are {0 49 Acres) for being two independent cottages for seniors. These two houses land to Trinity Village, So Trinity Village will totally have 5.29 Acres of land. We have planned to purchase them so that they will become part of Trinity Village Senior Home Project 2013 and will make Trinity Village more complete. Current Use of the Site PJ Currently, 824 SW ST is not in use and a flat piece of land is waiting to be sold. 788 SW ST is still a wild piece of land with many trees and bushes. This piece of land is also a bit higher than the rest. There is one individual house on 840 SW ST and 836 SW ST respectively and each one is occupied by one family. Once the construction begins, the individual houses will be removed from the site. Clangston has already had mutual agreements with the owners of three pieces of land and the fourth one is under negotiation. Proposed Use of the Property We proposed that the properties be used as the location for a new senior home. According to the current plan, there will be four phases of the building plan (Phase I — Phase IV). For explanation purposes, the three adjacent pieces of land are called Site 1, and 788 SW 312 ST is called Site 2. At the completion of the construction, there will be five apartment buildings (A1-A5, including one community center building) and 15 independent houses. The five buildings will totally provide 104 studios for senior residents (60 on Site 1, and 44 on Site 2) and the independent houses will totally provide accommodation for 30 families (22 on Site 1 and 8 on Site 2). There will also be 132 parking spots in total (96 on Site 1 and 36 on Site 2), which makes the parking ratio almost 1 unit: 1 stall for the overall project. The total land under construction is 4.8 Acres (3.24 Acres for Site 1 and 1.56 Acres for Site 2). On Site 1, total coverage of buildings is supposed to be 47,542 Square Feet (including outdoor private drive ways), and the parking, sidewalks, and roads cover 32,027 Square Feet. So the total coverage of construction on Site 1(79,569 Square Feet) is 56.4% of Site 1, under the 60% threshold. On Site 2, total coverage of buildings is supposed to be 22,125 Square Feet (including outdoor private drive ways), and the parking, sidewalks, and roads cover 15,406 Square Feet. So the total coverage of construction on Site 2 (37,531 Square Feet) is 55.2% of Site 2, also under the 60% threshold. All apartment buildings are currently designed to have only studios, although the floor plans of different studios may vary in shape and/or size. For each cottage style independent house, it is semi- detached so includes two independent family units. Each unit has two floors, three bedrooms on the second floor with two bathrooms, 1/2 bathroom on the first floor, and one car garages. The plan further includes various roads, sidewalks, and driveways, all following the rules depicted in the Federal Way Building Code. There will also be four Gardens on Site 1 and Site 2, which will provide plenty of green for not only the senior residents on the site but also residents nearby. The apartment buildings are designed to include both independent living and assisted living units and the independent houses only provide independent living. Clangston's architect team is currently designing the floor plan of the building(s) and the parking lot, as well as the other necessary parts of the design. It is very possible that we will make many adjustments when the design goes into detail, but the above depicts the essence of the proposed use of the property. We will provide a detailed floor plan and other designs during the Process IV application. . Description A the Senior Home Cl Trinity Village Senior Home Project 2013 targets at bringing the local seniors a warm and welcoming community and an invigorating experience in living. Trinity Village Senior Home provides accommodation, entertainment, activities, fun and most importantly, a feeling of Belonging and community for local seniors. We aim to provide a vibrant senior life style and a wonderful way for seniors to spend their last years in life. Our motto at Trinity Village is care, companionship, and fun! Trinity Village will provide various services, including but are not limited to: independent living, assisted living, medical management, meals (breakfast, lunch and dinner), entertainments (movies, card playing, social, arts, and cultural activities, birthday parties, swim spa, etc.), housekeeping, pet service, and escort services. Part of the project will be devoted to independent living apartments and cottages. These seniors live an active life style but no longer need to keep a large home or to cook three meals a day. Trinity Village will provide the above services and securities and emergencies are handled by 24 hour staff. The assisted living service we provide is an add -on service package for seniors who have some extra needs. An assisted living residence is a special combination of supportive services, personalized services and health care designed to respond to special individual needs. Trinity Village's professional and caring staff will be able to help that group of seniors. We understand that seniors are in an unstable medical condition and their daily needs might change as time goes by. Therefore, we are prepared to help seniors with greater needs. The assisted living service we provide include the following: professional care available 24 hours a day, regular housekeeping including change of beds, help with medicine, help with regular bathing, hair -cutting, personal laundry service, personal hygiene and grooming, escorting and assistance with walking, help with dressing, special dietary needs, pet service (including dog walking, pet grooming), etc. Trinity Village will be a Board and Care Facility licensed with the State of Washington. The building itself will adhere to the RCW codes in addition to local and state building codes. Trinity Village would employ approximately 97 full time employees. As portions of Trinity Village will be staffed 24 hours per day, 7 day a week. The employee count is spread over three shifts for weekdays and weekends, putting roughly 30 employees at every time slot. Phases of the Project and Subse uent Projects Phase I of the Project will be the construction of Building Al, A2 and A3, underground pipelines, and all related roads, driveways, public parking lot and sidewalks on Site 1. Phase II will be the construction of Building A4 and A5, underground pipelines, and all related roads, driveways, public parking lot and sidewalks on Site 2. Phase III will be the construction of the 11 independent houses (RI - R11) on Site 1 and Phase IV will be the construction of four independent houses (R12-R15) on Site 2. As for the time frame, Phase II and Phase III may overlap or partially overlap. Since the construction of Phase II and Phase III are on different sites, it wouldn't cause any issue. Subsequent projects may include purchasing the sites between 824 SW 312 ST and 788 SW 312 ST, as mentioned above. That will make the whole project more complete. 4 Readin the Federal Wa Codes s coded as The senior home we will be building is fundameonllydifferent nvalescent center'what ' m ans an inpatient "convalescent home." According to 19hospi 0 C defin facility, excluding facilities defined as hospitals, for patients whoor developmental disabilities; are recovering *om an illness or who �'physical, emotional are receiving care for chronic conditions;e t and may include assisted living facilities. terminal illness; or alcohol or drug The a of use we are proposing would be considered senior citizen or sepis ised Code (FWRC) al needs hou sing and type is allowed in the RS 7.2 zone, subject above, wregulations ll build a home fore seniors, not a hospital. We are 19.200.100. As we have described abov , patients. Granted some services targeting at making senior's life passionate,involve and enjoyable, hole uri gn general, the Project meets the such as medical management may Possibly definition of Senior Citizen facility allowed under RS 7.2. Cone Above is a brief description of the property and the senior home project we are proposing . We are ponsive to he res ready to produce more detailed and comprehensive materials is Betsy Zhutlaetsox20 &end ° & 1.com Please feel free to contact us at any time. The point of cont (425-502-1936). Thank you Betsy Zhu & Christie Wang Washington Clangston Investment Group Inc- ration and support. 5 N � w M N o CD C a H M m 00 oN O M Ln o 1Cp a M .I lD m ❑ .p I OO -/+ A f'd'S) 06 ovi M lag-bo-T s N o 60-1 S. 06T `i,ws3 ' 1 ,oZ 001 C4 a O c^ N V1 ❑ N �3 ,: 4' in G+ N ir•❑'. �rv�i ti� N � I CQ T •o• •'t � 'rn 9 Of rn N I rD Ln +. 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Federal Way September 3, 2013 Betsy Zhu Trinity Village Inc. 570 150th Place NE Bellevue, WA 98007 CITY HALL FILE 33325 8th Avenue South Federal Way, WA 98003-6325 (253) 835-7000 www. cityoffederalway.. com RE: File #13-103778-00-PC; PREAPPLICATION CONFERENCE SCHEDULED Trinity Village Senior Homes, Federal Way Dear Ms. Zhu: The Community and Economic Development Department is in receipt of your preapplication conference request. The application has been routed to members of the Development Review Committee and a meeting with the project applicant has been scheduled as follows: 9:00 a.m. — Thursday, September 19, 2013 Hylebos Conference Room Federal Way City Hall, 2ad Floor 33325 8`h Avenue South Federal Way, WIC 98003 We look forward to meeting with you. Please coordinate directly with anyone else you would like to attend the meeting as this will be the only notice sent by the department. If you have any questions regarding the meeting, please contact me at rebecca.chapin e.cityoffederalway.ctim, or 253-835-2641. Sincerely, P4 M#/-11 Becky Chatin Assistant Planner Doc. LD. 64109 CITY OF FEDERAL WAY DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES DEVELOPMENT REVIEW COMMITTEE TRANSMITTAL DATE: August 30, 2013 TO: Ann Dower, Development Services Rick Perez, Traffic Scott Sproul, Assistant Building Official Brian Asbury, Lakehaven Utility District Chris Ingham, South King Fire & Rescue FROM: Becky Chapin FOR DRCMTG. ON: September 12, 2013 - Internal September 19, 2013, 9:00am - with applicant FILE NUMBER(s): 13-103778-00-PC RELATED FILE NOS.: None PROJECT NAME: Trinity Village Senior Homes PROJECTADDRESS: 836 SW 312'' Street & 788 SW 312' Street. ZONING DISTRICT.- RS 7.2 PROJECT DESCRIPTION: Proposal to construct 20 buildings with 134 units of senior housing. Parcel 072104-9088, 072104-9087, and 072104-9129 are one site, parcel # 07210 9027 is a separate site. LAND USE PERMITS: Preapplication Conference PROJECT CONTACT: Betsy Zhu Trinity Village Inc. 570 150t' PL NE Bellevue, WA 98007 11MTERL9LS SUBMITTED: Master Land Use Application Project Narrative Site Plan for Site 1 & Site 2 CITY OF��'` Federal Way APPLICATION NO(s) Project Name -,.. MASTER LhND USE APPLICATION RECEIVED DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES 33325 8`h Avenue South AUG 2 7 2013 Federal Way, WA 98003-6325 253-835-2607; Fax 253-835-2609 CITY OF FEDERAL WAY wwwxityoffedcralway.com CDS l % , 10 ?j � 0-0 �� Date J` 2- 70 L� N K 4 !�L rC >� .L .1I c9N' �[ Otiit�2 IF' ioT -I' Gt vo J V Y Property Address/Location 5 w ( L-t/1Q�' U//, Parcel Number(i) 07 Z Q O O `l-' " 6 O O Z 0 ©Q 4 Z V,:9 7 Project Description �. �Y 2AS u'Z`- ` 1 � a'� Ova 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 s7. Z Zoning Designation Comprehensive Plan Designation Value of Existing Improvements 14 6 Value of Proposed Improvements International Building Code (IBC): Occupancy Type Construction Type Applicant s1G� C rfom �w fN��. Name: Address: ,�— 7 o t-�O t I4- City/State: iS z t (, - v&c:g , ��iiJJJ / p: 9 3 Zip: g-s o 7 Phone: 1 ZS — ,� o — Fax: *LS- — . — �0 �� tM an L co Email: �tSZa-mod Signature:�o Agent (if different than Applica Name: Address: City/State: Zip: Phone: Fax: Email: Signature: Owner Name: �y` I Address: S 79 a-1 City/State: A.2 LLe Vu.� r Vi Zip: 9 �v -! Phone: 4 LSD o z - r q _t/7 Fax: 4z. r 3 ! Email: g,� �,aZ�v o �i� � of �1 c`'L • Signature: 0 IA: Bulletin #003 —January 1, 2011 Page 1 of 1 k:\Handouts\Master Land Use Application - Tr � VA � 4� vv, (Iov�e %4 o k/ o ct to Z kt � goo �t 10 C�n .1 07-zloOz7 67qqz- �uj OntS v4x k Tr Vf r roe yea L,.,,4 covzYa ;z - 73�so, couWq- H7 f �- U cc 6 Co V- 3Q Tf L oum �2 a„"-(s -h�i RECEIVED AUG 2 7 Z013 CITY OF FEDERAL WAY CDS TO 5(gff u L Cib"q 6 7 S- Q 4- o,( co - A co n So Alzto v 0, 7S' OfA-t" 12+ ft- 2- 0 2-7, 7o L clvi, cl( v2 c/lo o- 9- -pal/111- L, Ln bo RECEIVED AUG 2 7 2013 CITY OF FEDERAL WAY CDS