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18-105754
RECEIVED REQUEST FOR ADMINISTRATIVE DECISION CITY OF DEC 0 6 2016 COMMUNITY DEVELOPMENT DEPARTMENT 33325 8" Avenue South Federal Way CITY OF FEDERAL WAY Federal Way, WA 9800 COMMUNITY DEVELOPMENT 253-835-2607; Fax 253-835-2609 u•u ti�.cit�'al��dc:ral�ray.com FILE NUMBER - ` © Date 7 - (0— I Applicant NAME PRIMARY PHONE Mirror Lake Village LLC, c/o Todd Sargeant 425-453-0606 BUSINESS/ORGANIZATION ALTERNATE PRONE Wattenbarger Architects MAILING ADDRESS E-MAIL 11000 NE 33rd Place, Suite 102 todds@wattenbarger.com CITY STATE ZIP FAX Bellevue WA 98004 Property Address/Location 836 SE 312th Street, Federal Way, WA Description of Request Request to have parking requirement re-evaluated for actual number of dwelling units and type of dwelling unit. The site has 48 Senior Citizen units in Building A & Townhomes, and 45 Special Needs units in Building B, (Memory Care Needs). Following the FWRC 19.200.100: (Senior Citizen 1 stall/ 1 dwelling unit) + (Special Needs .5 stall/ 1 dwelling unit) = Required parking (R bldg 18 + A bldg 30) + ( B bldg 45 X .5) = 71 List/Describe Attach ments_City of Federal Way, Dept or Community Development, Staff Report to the Federal Way Hearing Examiner, Mirror Lake Village Senior Housing, File No. 14-100356-UP, Related File No. 14-100357-SE SLe page 7, Section X. Transportation, Paragraph E For Staff Use Code Interpretation/Clarification Critical Areas Letter/Analysis/Peer Review Request for Extension (Land Use/Plat Approval) Revisions to Approved Permit Tree Removal Zoning Compliance Letter - No Fee - No Fee (Actual Cost if Applicable) - Check Current Fee Schedule - Check Current Fee Schedule - No Fee - Check Current Fee Schedule Bulletin #079 — January 4, 2016 Page 1 of 1 k:\Handouts\Request for Administrative Decision CITY OF A�k Federal Way Centered on Opportunity September 25, 2019 Mr. Todd Sargeant Wattenbarger Architects 11000 NE 33 Place, Suite 102 Bellevue, WA 98004 todds en ar er. CITY HALL 33325 8th Avenue South Federal Way, WA 98003-6325 (253) 835-7000 www. cityoffederalway.. com Jim Ferrell, Mayor FILE Re: File No. 18-105754-00-AD & 14-100356-UP; MINOR SITE PLAN MODIFICATION Mirror Lake Village Senior Housing, 31000 9th Place SW, Federal Way Dear Mr. Sargeant: The city's Department of Community Development is in receipt of your December 6, 20.18, request for a minor site plan modification to Mirror Lake Village Senior Housing Process IV approval, which was approved by the Hearing Examiner on January 23, 2015, under file number 14-100356-UP. The December 6, 2018, site plan modification request was revised by the applicant twice, with additional information submitted to the city on May 7, 2019, August 15, 2019, and September 10, 2019. This resulted in the following site plan modification request: 1) add an emergency power generator at the site; and 2) reduce the number of parking stalls from 102 stalls shown on the currently approved site plan to 86 parking stalls. A third modification request identified in the December 6, 2018, request was for the addition of a three -level outdoor covered memory care deck area. The applicant eliminated the memory care deck from the site plan modification request in an August 15, 2019, letter to the city. ANALYSIS Modification Request 1: Addition of outdoor emergency generator. The applicant has identified that the emergency power generator is required by the Washington State Department of Health. The generator is proposed to be located at least 50 feet from any exterior property line. The generator is approximately 6 feet wide by 16 feet long by 8 feet tall. The generator is within a sound enclosure. The applicant anticipates testing the generator monthly. The use of the generator is for emergency situations and would be for the health, safety, and welfare of the residents. Noise levels emitted from the generator under emergency situations are exempt from the maximum environmental noise levels of the city and state regulations Federal Way Revised Code (FWRC) 7.10 and Washington Administrative Code (WAC) 173-60-0504(fl. Modification Request 2: Request to reduce the total on -site parking stall count from 102 parking stalls to 86 parking stalls. The site plan approved by the Hearing Examiner identifies 103 parking stalls. During final review of the construction plans, one parking stall was eliminated from the approved final site plan'for a total of 102 parking stalls, which met applicable FWRC requirements in effect at that time. Mr. Todd Sargeant Page 2 of 4 September 25, 2019 Section X (E) on page 7 of the January 8, 2015, Staff Report to the Hearing Examiner for file number 14- 100356-UP, contains the following analysis and discussion of the proposed parking for the proposal. "Parking — Pursuant to FWRC 19.200.100, the required parking rate for senior housing use is one parking space per dwelling unit. The Mirror Lake Senior Housing complex has 98 dwelling units proposed, and 103 parking spaces are proposed on -site. The proposed parking ratio meets minimum FWRC requirements. The 103 proposed parking spaces would be provided in individual garages on the townhome units, in driveways at the townhome units, in a common surface parking area at the main A -buildings, and in under -building parking lots under the main A -buildings." In May 2017, via ordinance 17-834, the Federal Way City Council amended the FWRC, including revising the use zone chart and parking standards for senior citizen and special needs housing under FWRC 19.200.100. The parking standards were modified for this use to require 1 parking stall for each unit of senior housing, and .5 stalls for each unit of special needs housing. The applicant is now requesting to use the current FWRC standards for parking based on the current mix of residents at the facility, and based on the current FWRC parking requirement for senior citizen and special needs housing. The proposed Mirror Lake Village facility parking count analysis is below in Table 1. Table 1 Parking Count Analysis — Mirror Lake Village Use No. of Dwelling Units du Req'd Stalls (Current FWRC 19.200.100) Proposed Stalls Senior housing duplexes) ( 18 du 18 stalls 1 stall / unit re 'd 27 stalls Senior housing (Bldgs A & B 30 du 30 stalls (in common garage) 1 stall / unit re 'd 30 stalls (in common garage) Special Needs Housing (Bldgs A & B) 45 du 23 stalls (.5 stall / unit req'd) 29 stalls (24 in common garage & 5 surface Totals 93 dwelling units 71 stalls — re 'd 86 stalls - ro osed The proposed 86 parking stalls exceed the 71 stalls minimum requirement in FWRC 19.200.100 for the proposed mix of residential units as proposed. FINDINGS 1. The Mirror Lake Village Senior Housing site plan and land use was granted approval by the Hearing Examiner on January 23, 2015. 2. Pursuant to FWRC 19.15.090, the proposed parking stall count revision and emergency power generator are being reviewed as a minor modification to the January 23, 2015, Process IV approval by the Hearing Examiner. Review of this minor modification by the Hearing Examiner is not warranted, as no additional 18-105754-00-AD Doc. I.D. 79592 Mr. Todd Sargeant Page 3 of 4 September 25, 2019 adverse impacts are created, provided the proposed revisions comply with the condition of approval and FWRC requirements. 3. The proposed emergency generator and parking stall count modification will not impact critical areas or required landscape areas. 4. The proposed emergency generator and parking stall count modification will not impact vehicular or pedestrian access to or from the site. 5. The emergency generator meets applicable setback requirements in the FWRC. No modification of parking stall locations is proposed. The parking stall count revision is a product of parking stall striping that differs from the previously approved plan. The parking stall revisions are intended to make the parking stalls more user friendly and easily accessible. 6. To minimize the potential for neighborhood parking impacts, the senior housing facility shall provide parking to residents as a part of the monthly rent and not impose an additional charge for a parking stall. The city has experienced off -site parking problems near senior housing facilities that charge residents additional for an on -site parking stall. Potential off -site parking problems can be mitigated by including parking stalls with all residential units. 7. The proposed emergency generator and parking stall count modification are consistent with the State Environmental Polig Act (SEPA) Determination of Nonsignificance (DNS) dated August 15, 2014, and do not warrant additional environmental review. 8. The emergency power generator is required by the Washington State Department of Health and is within a sound enclosure. The use of the generator is for emergency situations anal would be for the health, safety, and welfare of the residents. Noise levels emitted from the generator under emergency situations are exempt from the maximum environmental noise levels of city and state regulations pursuant to FWRC 7.10 and WAC 173-60-0504(�. 9. The proposed parking stall count revision complies with current FWRC parking count standards for senior housing and special needs housing in FWRC 19.200.100, as shown in Table 1. A minimum of 71 parking stalls are required by FWRC 19.200.100 for the proposed use, and the modified site plan provides 86 parking stalls. If the number of non -special needs care units decreases in the future, or other changes to the level of care of residents changes, then a re-evaluation of the parking demand for compliance with FWRC parking standards would be required. 10. The proposed minor site plan modification is consistent with the approved January 23, 2015, Process IV decision, and as conditioned, does not create additional impacts, and complies with FWRC requirements. 11. Provided the conditions of approval are met, the proposal will not adversely impact the public health, safety, or welfare. The request for site plan modification is hereby approved with conditions. Pursuant to FWRC 19.15.090(3), the modification request as conditioned is consistent with city codes based on the findings above. CONDITIONS OF APPROVAL 1. To avoid potential resident off -site parking near the facility, the owner/operator shall not impose residents an additional charge for an on -site parking stall. Parking stalls for residents shall be included with all residents' base rent. 18-105754-00-AD Doc. I.D. 79592 Mr. Todd Sargeant Page 4 of 4 September 25, 2019 2. If the number of non -special needs care units decreases in the future, or other changes to the mix of level of care of residents changes., then a re-evaluation of the parking demand for compliance with FWRC parking standards is required. The original Process IV approval decision and the site plans approved and referenced in the January 23, 2015, Hearing Examiner Process IV approval are still valid and applicable, with the minor modification approved herein. This modification approval does not waive compliance with future City of Federal Way codes, policies, and standards relating to this development. If you have any questions regarding this decision, please contact Senior Planner Jim Harris at 253-835-2652, or jim.barris@cityoffederalmv.com. Sincerely, U` Brian Davis Community Development Director enc: Approved Revised Overall Garage Parking Plan, by Wattenbarger Architects, sheet A1.2 dated 9/11/19 c: Jim Harris, Senior Planner Ann Dower, Senior Engineering Plans Reviewer Greg Kirk, Plans Examiner 18-105754-00-AD • Doc. I.D. 79592 Jim Harris From: Jim Harris Sent: Thursday, January 16, 2020 10:01 AM To: 'Todd Sargeant' Subject: RE: FW: Mirror Lake Village Landscape plan submittal. Todd First - I have consulted with the City Attorney office regarding the note on sheet L2-A by Richard Ward accepting no responsibility or liability for the landscape design and irrigation for Mirror Lake Village. To be brief, this note needs to be removed from the plans you are requesting the City to approve. The City will not approve the plans with this note. In addition to removing the note identified above, one other minor revision as previously noted on the existing approved plan needs to be added to the plan as follows: The landscape island adjacent to the north side of the accessible surface parking stalls needs to include Type IV landscaping (tree, shrubs and groundcover) as red -lined on the approved plan sheet L-2. Please clarify, in your Nov 27, 2019 submittal of revised landscape plans, there are two different plan sheets labeled sheet no L2-A. One of the sheets should be relabeled, Please clarify which of the approved landscape plan sheets from CJA that you will be retaining, and which CJA plans will be removed and replaced with updated sheets from Richard Ward. The remainder of the revisions identified on the Richard Ward plans are acceptable. Resubmit three revised sets of plans with the above changes and we will get you a copy of the revised approved plans. Let me know if you have any questions. Jim Harris Senior Planner Federal Way 33325 8th Avenue South Federal Way, WA 98003-6325 Phone:253/835-2652 Fax: 253/835-2609 www.cit offederalwa .cam Office Hours Mon -Thur, 8:00 AM —4:30 PM or by appointment From: Todd Sargeant [rnaiIto,.ToddS@wattenbaLger.com] Sent: Monday, December 23, 2019 12:25 PM To: Jim Harris Subject: FW: FW: Mirror Lake Village Landscape plan submittal. Hello Jim, See email response from Richard Ward below. TOD'D SARGEANT WATT E N 8 A R4MI t"t s t= (4+25) �r53 uG 1 fi IV,P'!CIy, .7ri;71kj-0-Ll=t LDc I-�US TdP_:U(F'_=1,TT From: Richard Ward <rwa2100@gmail.com> Sent: Monday, December 23, 2019 12:22 PM To: Todd Sargeant <ToddSpwattenbarger.com> Subject: Re: FW: Mirror Lake Village Landscape plan submittal. Todd, Please forward my response to Jim Harris. The original landscape design was prepared and submittal (01-05-2016) by Calvin Jordan and Associates. This submittal was reviewed by the City of Federal Way and approved with comments (01-17-2016). Calvin Jordan Associates services were terminated before the City comments could be implemented. Following Calvin Jordan Associated termination, Richard Ward Associates (RWA) was hired to update the original design to comply with City codes, to comply with DOH regulations, to add a memory courtyard, to provide VE services, to remedy areas of the original design that were in conflict with civil and site plans. RWA felt that we needed to clarify our responsibility, so a disclaimer was added to the the revised plans. All new submittal plans have been stamped by RWA to comply with FWRC. trust this will answer Jim's questions. If further clarification is required, let me know. Submitted, Richard Ward, ASLA Landscape Architect On Mon, Dec 23, 2019 at 11:17 AM Todd Sargeant <ToddS@wattenbarger com> wrote - See email below. You might need to communicate with the Planner to explain why certain things were changed to meet DOH and Zoning requirements. V. WATTENHARVArtecti NPROV,NG T)iE 0L AJ-TY OF J CE FOR OLDER, ADULTS 1 TGDD SARGEANT Associate t: (4;Sl4S3-0606 s UGH P.ES*N From: Jim Harris <Jim.Harris cityoffederalway.com> Sent: Wednesday, December 18, 2019 4:37 PM To: Todd Sargeant <ToddS watienbar er.com> Subject: Mirror Lake Village Landscape plan submittal. Todd: A landscape plan resubmittal was submitted to my attention. No explanation provided of intent of this submittal. Are you proposing to replace the approved landscape plan with this plan? Typically revisions to plans would just cloud proposed changes to a plan so to make it easier and faster for review. It looks like this is a whole new plan. Also, please have Richard Ward email me explaining the rational for the note on 1-2-A accepting no responsibility or liability etc for the landscape design etc. This note seems inappropriate. I will probably need to check with the City Attorney office about this note as the FWRC requires a landscape plan to be signed and stamped by Landscape Architect. Jim Harris Senior Planner [ur w Federal Way 33325 81h Avenue South Federal Way, WA 98003-6325 Phone:253/835-2652 Fax: 253/835-2609 www.cityoffederalway.com Office Hours Mon -Thur, 8:00 AM —4:30 PM or by appointment Jim Harris From: Todd Sargeant <ToddS@wattenbarger.com> Sent: Monday, December 23, 2019 12:25 PM To: Jim Harris Subject: FW: FW: Mirror Lake Village Landscape plan submittal. Follow Up Flag: Follow up Flag Status: Flagged Hello Jim, See email response from Richard Ward below. TODD SARGEANT Associate A"--L t: LGx5) 453•0606 WATTEN 8AR�,�€��trctF IPANI.,4NIP,* THE QL16J7YOF a-E FOR OLDER ADLrLISTHk:+UGH DESIGN C] From: Richard Ward <rwa2100mail.com> Sent: Monday, December 23, 2019 12:22 PM To: Todd Sargeant <ToddS wattenbar er.com> Subject: Re: FW: Mirror Lake Village Landscape plan submittal. Todd, Please forward my response to Jim Harris. The original landscape design was prepared and submittal (01-05-2016) by Calvin Jordan and Associates. This submittal was reviewed by the City of Federal Way and approved with comments (01-17-2016). Calvin Jordan Associates services were terminated before the City comments could be implemented. Following Calvin Jordan Associated termination, Richard Ward Associates (RWA) was hired to update the original design to comply with City codes, to comply with DOH regulations, to add a memory courtyard, to provide VE services, to remedy areas of the original design that were in conflict with civil and site plans. RWA felt that we needed to clarify our responsibility, so a disclaimer was added to the the revised plans. All new submittal plans have been stamped by RWA to comply with FWRC. I trust this will answer Jim's questions. If further clarification is required, let me know. Submitted, Richard Ward, ASLA Landscape Architect On Mon, Dec 23, 2019 at 11:17 AM Todd Sargeant <ToddS wattenbarger.com> wrote: See email below. You might need to communicate with the Planner to explain why certain things were changed to meet DOH and Zoning requirements. TODD SARGEANT WATTENSAR I tr ct i t= (VS) 453-0606 IMiPRMINGTHE QLALOYOFU-EFOR OLDER ADLJL75THROUGH ESI�N From: Jim Harris <Jim.Harris @cItyoffederalwa .com> Sent: Wednesday, December 18, 2019 4:37 PM To: Todd Sargeant <ToddS@wattenbarger.com> Subject: Mirror Lake Village Landscape plan submittal. Todd: A landscape plan resubmittal was submitted to my attention. No explanation provided of intent of this submittal. Are you proposing to replace the approved landscape plan with this plan? Typically revisions to plans would just cloud proposed changes to a plan so to make it easier and faster for review. It looks like this is a whole new plan. Also, please have Richard Ward email me explaining the rational for the note on 1-2-A accepting no responsibility or liability etc for the landscape design etc. This note seems inappropriate. I will probably need to check with the City Attorney office about this note as the FWRC requires a landscape plan to be signed and stamped by Landscape Architect. 1 TODD $A%NT Associate ItvstF t: (425)tis3-06a6 WATTENBARSi P.iPkOV'rt�G ikE:�iIA�� Lt E FOR OLDE6 ADULTS THRI UGH PE516N From: Jim Harris <Jim.Harris cit offederalwa .com> Sent: Wednesday, December 18, 2019 4:37 PM To: Todd Sargeant <ToddSVwattenbar>yer.com> Subject: Mirror Lake Village Landscape plan submittal. Todd A landscape plan resubmittal was submitted to my attention - No explanation provided of intent of this submittal. Are you proposing to replace the approved landscape plan with this plan? Typically revisions to plans would just cloud proposed changes to a plan so to make it easier and faster for review. It looks like this is a whole new plan. Also, please have Richard Ward email me explaining the rational for the note on 1-2-A accepting no responsibility or liability etc for the landscape design etc. This note seems inappropriate. I will probably need to check with the City Attorney office about this note as the FWRC requires a landscape plan to be signed and stamped by Landscape Architect. Jim Harris Senior Planner at Federal way 33325 8th Avenue South Federal Way, WA 98003-6325 Phone:253/835-2652 Fax: 253/835-2609 www.citvoffederalway.com Office Hours Mon - Thur, 8:00 AM — 4:30 PM or by appointment Jim Harris From: Jim Harris Sent: Wednesday, December 18, 2019 4:37 PM To: todds@wattenbarger.com Subject: Mirror Lake Village Landscape plan submittal. Todd A landscape plan resubmittal was submitted to my attention. No explanation provided of intent of this submittal. Are you proposing to replace the approved landscape plan with this plan? Typically revisions to plans would just cloud proposed changes to a plan so to make it easier and faster for review. It looks like this is a whole new plan. Also, please have Richard Ward email me explaining the rational for the note on 1-2-A accepting no responsibility or liability etc for the landscape design etc. This note seems inappropriate. I will probably need to check with the City Attorney office about this note as the FWRC requires a landscape plan to be signed and stamped by Landscape Architect. Jim Harris Senior Planner Federal Way 33325 81h Avenue South Federal Way, WA 98003-6325 Phone:253/835-2652 Fax: 253/835-2609 www.cityoffederafway.com Office Hours Mon - Thur, 8:00 AM — 4:30 PM or by appointment Figure 1: Bld B South At Units RESU13 MjTTED SEp 19 2Q19 cmr FF[)FFLkL WAY �MUNrrr Figure 2: Bld B South 5' from Units SESU BM1-j-T E Q �E 1 � rJVJ �n OF FEDERAL WAY Nn-y DEVELOPMEN7 Figure 3: Bld B South 6' from Units RESUBMITTED S& 19 ZT3 Cn-y �r FED E�-INAY �µU14" 06 OWN - f 3- !+4 AL C ; � •^�• /� 1 S �� � '' �� n.��,��►�.. :.. � �. y� �a .,; �� i:�M -y ` ! 4 — �s :. Z:O, p I 0 1ai ` _• �'] ��• r � fir` �'• ' , .Fro F. a ` iYY Iv I ■� r M y' �� J r r Ott `ELF r r Aj -mot• r �, 04 ip'�� i' + _- i 4 f t+w^-" yak ■ •�• .{ter Figure 10: Bid A West At Units .440 -tic of r �.� x\ r. - � � eY' ' 7 � � A• � �y�r � } � � �• tom. '�K Dr .,�� h - �-,,,� ;`• • � � �,� � � :ter ,� , ��-,., A IV 36r 6 =�,� .r.■ �:� Yam'.'` �� ,� ." F -w s y �; .47 �' r. I Figure 13: Bld A East At Units ,__ :� � - .� :�, �; '�. ��+� , � L + ��3.�+eo�+..�s.. �...r �..�.—..--era..v�.�.�.--.�res.�+-fit•_-�xs��e'�—�• - -.--•.�� -�— .ram--�.-�� -- ---- .�� _.-- — �+� . �.,.__. �.� �: . �.�� �.�....,�.. ------mow ..� � ._ ; _ ..�.....��. r.�......�..�...�.+-.f.r., W � f7 s .I i IH Ads ,1 �W ill low - "7 :r�r ir OF Figure 17: Bld A South 5' from Units 4 •� � a a P August 12, 2019 City of Federal Way Community Development Dept. Att: Jim Harris Address Federal Way, WA 98### RESUBMITTED AUG 15 2019 Cr1Y OF FEDERAL WAY C MMUNFrY DEVELOPMENT Re: (18-105754-00-AD) Mirror Lake Village Senior Community Site Plan Modification Request Mr. Harris: -tv. WATT ENBARa/� '� W!"'ts We met to discuss the Site Plan Modification Request with Doc Hansen at City Hall in early May, 2019. 1 understand the Site Plan Modification Request will be sent to the Hearing Examiner for review and decision and that City staff will make a written recommendation to the Hearing Examiner on our site plan modification request. There are three items that needed more information in order for staff to make a recommendation. Below are the three items outlined in the memorandum dated May 2, 2019. 1. Memory Care Deck on Building B. We are withdrawing our request to add a three story deck to the east side of Building B. We have been in conversation with the Washington State Department of Health and DSHS to pursue an alternative approach to the required outdoor space for Memory Care residents at each floor level. The new requirements include a larger first level outdoor space with a six foot high security fence and shade structure. This will satisfy the outdoor requirements for residents on the second and third floors as well. See letter from DSHS describing all requirements for alternative outdoor space requirements. Attachment A 2. Parking reduction request, (re-evaluation). Information obtained from Letter to Bruce Dunn, November 12, 2014, under Conditions of Approval, Exhibit A— Findings Of Facts #14-100356-UP. The approved parking layout has 18 stalls in private garages and 18 surface/driveway stalls for 18 duplexes, 5 surface parking stalls for Building A & B, and 65 stalls underground parking in community garage. A total of 106 parking spaces for 93 residential units. The parking requirement is based on a case by case in 2012 Zoning section 19.200.100 — Senior Citizen or Special Needs. The parking is roughly a 1 to 1 ratio. 2012 Zoning Parking Requirement: case by case Duplexes (Sr. Ctzn.) 18 surface/ driveway 18 units 18 prvt garage Building A & B (Sr. Ctzn.) 5 surface 75. units 65 community garage Total site parking 106 stalls In the 2016 Zoning code, a distinction was made between Senior Citizen and Special Needs parking requirements. We would like to re-evaluate the parking stall count based on current zoning code requirements. Current Zoning 19-200-100 Duplexes (Sr. Ctzn.) 18 units Building A (Sr. Ctzn.) 30 units Building B (Spl. Needs) 45 units Total site parking Parking Requirement: Sr. Ctzn. = 1:1 Spl Needs = 0.5:1 required prop 18 30 23 71 9 surface/ driveway 18 prvt garage 5 surface 54 community garage 86 stalls We propose to reduce the community garage parking count by 11 stalls. 3. Emergency Generator relocation. Attached are the shop drawings showing the generator with the sound enclosure. The enclosure is mounted to the frame of the generator. Attachment B Please do not hesitate to contact me about any item listed for clarification. Sincerely, WATTENBARGER ARCHITECTS Todd Sargeant Project Manager arxt a o ` �rpy� 166Y H STATE OF WASHINGTON DEPARTMENT OF SOCIAL AND HEALTH SERVICES Aging and Long -Term Support Administration Division of Residential Care Services PO Box 45600, Oly►npia, WA 98504-5600 August 1, 2019 Wattenbarger Architects JamesB c�3r wattenbar encom Dear Mr. Wattenbarger, ATTACHMENT A RESUBMITTED AUG 15 2019 CrTY OF FEDERAL WAY COMMUNrTY DEVF10rNEN7 This letter is in response to your request dated dune 6, 2019, requesting an exemption to WAC 388-78A-2380(9) for an assisted living facility currently in the construction phase. The request is specific to the outdoor spaces required on the floor in which there is restricted egress. WAC 388-78A-2380(9) Restricted egress states the following: An assisted living facility must ensure all of the following conditions are present before moving residents into units or buildings with exits that may restrict a resident's egress: (9) Units or buildings from which egress is restricted are equipped with a secured outdoor space for walking which: (a) Is accessible to residents without staff assistance; (b) Is surrounded by walls or fences at least seventy-two inches high; (c) Has areas protected from direct sunshine and rain throughout the day; (d) Has walking surfaces that are firm, stable, slip -resistant and free from abrupt changes and are suitable for individuals using wheelchairs and walkers; and (e) Has suitable outdoor furniture. While the regulations for the required outdoor spaces are under development to include alternative outdoor -like spaces on the floor in which the resident resides, referred to as `viewable spaces', the regulations have not yet been finalized. A review of your floor plans for sitting rooms provides: 1) views to the outdoors and the courtyard below, 2) residents the opportunity to experience fresh air, natural light, and the sights and sounds of the outdoor environment, 3) a dedicated room not used for other purposes, and 4) access to an alternative outdoor space with unrestricted access to the first floor and a written activity plan; and 5) addresses wandering concerns with an alarm and/or motion sensors during non - daylight hours. These components meet the intent of the proposed new regulation. Residential Care Services recognizes the effort of Wattenbarger Architects to assist in the rule development and to create a new outdoor experience for residents in secure units. Therefore, we are approving your request Wattenbarger Architects August 1, 2019 Page 2 for an exemption to the current regulations in support of this viable option for secured dementia units to meet the outdoor space needs of residents in assisted living facilities. Sincerely, ehrin/ircor Candace Go g Residential Care Services cc: Jeanette Childress, Policy Program Manager Allan Spaulding, Construction Review Services RESUBMITTED AUG 15 2019 August 12, 2019 AMOF FEDERAL WAY U DEVELOPMENT City of Federal Way Community Development Dept. Att: Jim Harris Address Federal Way, WA 98### Re: (18-105754-00-AD) Mirror Lake Village Senior Community Site Plan Modification Request Mr. Harris: J ]L wATTEN BARGa rtl�itects We met to discuss the Site Plan Modification Request with Doc Hansen at City Hall in early May, 2019. 1 understand the Site Plan Modification Request will be sent to the Hearing Examiner for review and decision and that City staff will make a written recommendation to the Hearing Examiner on our site plan modification request. There are three items that needed more information in order for staff to make a recommendation. Below are the three items outlined in the memorandum dated May 2, 2019. 1. Memory Care Deck on Building B. We are withdrawing our request to add a three story deck to the east side of Building B. We have been in conversation with the Washington State Department of Health and DSHS to pursue an alternative approach to the required outdoor space for Memory Care residents at each floor level. The new requirements include a larger first level outdoor space with a six foot high security fence and shade structure. This will satisfy the outdoor requirements for residents on the second and third floors as well. See letter from DSHS describing all requirements for alternative outdoor space requirements. Attachment A 2. Parking reduction request, (re-evaluation). Information obtained from Letter to Bruce Dunn, November 12, 2014, under Conditions of Approval, Exhibit A — Findings Of Facts #14-100356-UP. The approved parking layout has 18 stalls in private garages and 18 surface/driveway stalls for 18 duplexes, 5 surface parking stalls for Building A & B, and 65 stalls underground parking in community garage. A total of 106 parking spaces for 93 residential units. The parking requirement is based on a case by case in 2012 Zoning section 19.200.100 — Senior Citizen or Special Needs. The parking is roughly a 1 to 1 ratio. 2012 Zoning Parking Requirement: case by case Duplexes (Sr. Ctzn.) 18 units Building A & B (Sr. Ctzn.) 75 units Total site parkins 18 surface/ driveway 18 prvt garage 5 surface 65 community garag( 106 stalls In the 2016 Zoning code, a distinction was made between Senior Citizen and Special Needs parking requirements. We would like to re-evaluate the parking stall count based on current zoning code requirements. Current Zoning 19-200-100 Duplexes (Sr. Ctzn.) 18 units Parking Requirement: Sr. Ctzn. = 1:1 Spl Needs = 0.5:1 reauired 18 Building A (Sr. Ctzn.) 30 units 30 Building B (Spl. Needs) 45 units 23 Total site parking 71 9 surface/ driveway 18 prvt garage 5 surface 54 community garage 86 stalls We propose to reduce the community garage parking count by 11 stalls. 3. Emergency Generator relocation. Attached are the shop drawings showing the generator with the sound enclosure. The enclosure is mounted to the frame of the generator. Attachment B Please do not hesitate to contact me about any item listed for clarification. Sincerely, WATTENBARGER ARCHITECTS Todd Sargeant Project Manager Jim Harris From: Todd Sargeant <ToddS@wattenbarger.com> Sent: Wednesday, August 07, 2019 3:37 PM To: Scott Sproul; Greg Kirk; Jim Harris Cc: Jay Garthwaite (jay@teamkl2.org); Shawn Milligan Subject: Permit # 16-101523-00-MF & 16-101605-00-MF Building Height Attachments: 2019-08-07 - 16680 - Mirror Lake Village Building Height Exhibit.pdf Hello City of Federal Way Community Development Dept., Attached is a certified survey for the building height for Building A & Building B. TODD SARGEANT H As5oda' e WAYTENBA.R[i�W L V�rr I '"s t- (4.51453•0606 II:SPRO7 *II.0 ".HE'QJA,!7,*(1F-ICE FOP. CILDEk 4[:ATSTHR,>JCi+',JXcdI ,N Mirror Lake Roof Height: See attached exhibits. Please let me know if you have any questions. Thank you, Scott Twiss ■ Chief of Parties SITTS & HILL ENGINEERS, INC. CIVIL ■ STRUCTURAL ■ SURVEYING 4815 CENTER STREET, TACOMA, WA 98409 PHONE: (253) 474-9449 ext.319 EMAIL: scoMpAttshlll.co http:J/www.sittshf11.�omL MIRROR LAKE VILLAGE BUILDING 'A' BLDG A - HIGH EAVE ELEV=360.77 ----------'- BLDG A - TOP FLAT ROOF 4 ELEV=359.03 BLDG A - LOW EAVE ELEV=356.69 z z w o_ N w J rL PREFINISHED METAL DOWNSPOUT, TYPICAL c� z c in EXHIBIT NOTES 1. THE PURPOSE OF THIS EXHIBIT IS TO ILLUSTRATE THE BUILDING HEIGHT MEASUREMENTS COMPLETED IN JULY 2019 BY SITTS & HILL ENGINEERS. E 2. VERTICAL DATUM IS NAVD 88 AS ESTABLISHED a� "A% DURING TOPOGRAPHIC MAPPING IN 2014. THE SITE s� TEMPORARY BENCHMARK DESCRIPTION IS A SPIKE IN A UTILITY POLE LOCATED ON THE SOUTH SIDE OF 312TH NEAR THE S.W. CORNER OF THE SITE aazag w ELEVATION=307.41. ass PEc1STSf- FDMAL 3. MEASUREMENTS WERE COMPLETED USING LAKE REFLECTORLESS TECHNOLOGY WITH A CARLSON 7'�g CR2+ TOTAL STATION. MIRROR LAKE VILLAGE BUILDING HEIGHT EXHIBIT BUILDING 'A' SITTS & HILL ENGINEERS, INC. CIVIL ■ STRUCTURAL ■ SURVEYING 4815 CENTER STREET TACOMA, WA. 98409 PHONE: (253) 474-9449 MIRROR LAKE VILLAGE BUILDING 'B' BLDG B — HIGH EAVE ELEV=360.53 — — — -- — — — — -- BLDG B — TOP FLAT ROOF ELEV=358.95 BLDG B — LOW EAVE ELEV=356.64 Z Z L� N PREFINISHED METAL DOWNSPOUT, TYPICAL z 0 —iwr Ln a ,x EXHIBIT NOTES 1. THE PURPOSE OF THIS EXHIBIT IS TO ILLUSTRATE THE BUILDING HEIGHT MEASUREMENTS COMPLETED IN JULY 2019 BY SITTS & HILL ENGINEERS. sc 2. VERTICAL DATUM IS NAVO 88 AS ESTABLISHED �E WAshJ $ DURING TOPOGRAPHIC MAPPING IN 2014. THE SITE TEMPORARY BENCHMARK DESCRIPTION IS A SPIKE IN A UTILITY POLE LOCATED ON THE SOUTH SIDE OF 312 TH NEAR THE S.W. CORNER OF THE SITE: ELEVA770N=307.41. 49289 R�crsreFa$° �so fQh'AL J. MEASUREMENTS WERE COMPLETED USING LAV0 5 d REFLECTORLESS TECHNOLOGY WITH A CARLSON 7- CR2+ TOTAL STATION. MIRROR LAKE VILLAGE BUILDING HEIGHT EXHIBIT BUILDING 'B' 'F'KP :RF f1 ;. SITTS & HILL ENGINEERS, INC. CIVIL ■ STRUCTURAL - SURVEYING 4815 CENTER STREET TACOMA, WA. 98409 PHONE: (253) 474-9449 Jim Harris From: Todd Sargeant <ToddS@wattenbarger.com> Sent: Tuesday, September 10, 2019 11:27 AM To: Jim Harris Subject: RE: Mirror Lake Village - Parking & generator resubmittal Generator size is 6'W x 161 x 8' tall, (with sound barrier). Page 89. Let me know if you need anything else. TODD SARGEANT L . Associate (425) 453-0606 WATTENBAR�i� �Cit�ctc r.P:1- 'irdr_7HE:1Ju.."f'J=J=E H CILK'�,[E, JT TNF;,J From: Jim Harris <Jim.Harris cit offederalwa .com> Sent: Tuesday, September 10, 2019 10:46 AM To: Todd Sargeant <ToddS@wattenbar&er.co111> Subject: RE: Mirror Lake Village - Parking & generator resubmittal Todd: RE the generator - The 100 pages or so of shop drawings is not really helpful for this site plan modification. Email me asap while I am working on this review: 1. Redlined portion of site plan identifying where generator is proposed, and show approx. setbacks from property lines. 2. Approx dimensions of the generator and cover L x W x H Jim Harris Senior Planner Co" of Federal Way 33325 8th Avenue South Federal Way, WA 98003-6325 Phone:253/835-2652 Fax: 253/835-2609 www.cityoffederalway.com Office Hours Mon - Thur, 8:00 AM — 4:30 PM or by appointment From: Todd Sargeant [mailto:ToddS wattenbar er.com] Sent: Monday, September 09, 2019 4:53 PM To: Jim Harris Subject: RE: Mirror Lake Village - Parking & generator resubmittal Hello Jim, Yes, there are 5 stalls in the townhome area that I am not counting because they really aren't long enough. We aren't changing the actual townhome parking layout, I'm just not counting the five "short" stalls. 1 TODD SARGEANT ��� hssat irtF WATTEHBARVW'"C" t: (4:5)453-06o6 HE"J6— �' .'E r I �XP AD L: L:'�- T'1 1, ]FSdC-. From: Jim Harris <Jim. Harris@cityoffederalway.com> Sent: Monday, September 9, 2019 4:11 PM To: Todd Sargeant <ToddS@wattenbarRer.com> Subject: RE: Mirror Lake Village - Parking & generator resubmittal Todd So the math for parking reduction request is a bit unclear. Please confirm this is the correct math on proposed revision This is how I see it: Proposed Reduction of 5 stalls from townhome surface parking area from 14 approved to 9 proposed And Reduction of 11 under building parking stalls by revised striping layout from 65 approved to 54 proposed Total requested reduction from existing proposed 102 stall reduce by 16 stalls (5 plus 11) to end up with a total of 86 stalls . Correct? Jim Harris Senior Planner Federal Way 33325 8th Avenue South Federal Way, WA 98003-6325 Phone:253/835-2652 Fax: 253/835-2609 www.cityoffederalway.com Office Hours Mon - Thur, 8:00 AM — 4:30 PM or by appointment From: Todd Sargeant [mailto:ToddS wattenbar er.com] Sent: Thursday, September 05, 2019 4:11 PM To: Jim Harris Subject: RE: Mirror Lake Village - Parking & generator resubmittal Thank you for the update. TO DO SARGEANT �� r•a H Associate WATT NO A From: Jim Harris <Jim.Harris cit offederalwa .com> Sent: Thursday, September 5, 2019 4:06 PM To: Todd Sargeant <ToddS@wattenbarger.com.> Subject: RE: Mirror Lake Village - Parking & generator resubmittal I hoping to get to this site plan modification next week. Jim Harris Senior Planner enr o' -k Fed eral Way 33325 8th Avenue South Federal Way, WA 98003-6325 Phone:253/835-2652 Fax: 253/835-2609 www.c ityoffedera Iway-com Office Hours Mon - Thur, 8:00 AM —4:30 PM or by appointment From: Todd Sargeant [mailto:ToddS wattenbar er.com] Sent: Thursday, September 05, 2019 2:54 PM To: Jim Harris Subject: Mirror Lake Village - Parking & generator resubmittal Hello Jim, I was wondering if you have had a chance to review the letter about eliminating 11 parking spaces in the garage and moving the generator to the service area? I am also gathering final information about moving the roof HVAC and should have a marked up roof plan for you next week. TODD SARGEANT Associate It�cti t= (425) 453- 6D6 WATTEHBARV IP=iP?U49hIC; T}{E'I}�L4�;'T' C�`r�L=k FIJu bLCJER.CCIliL15 THk;iU�`�'7E51 ; N 3 1 � 1 ' I I .�i `1; I Y U Q m w I co i I 0 I iiI . o l { N .I 1 1 1 r 11 S-0" 28'-2r L• I _ 1U SETBA6K 93 jFl-00 = 327. �` L -GARAGE =I4' -_- AVERAGE ROOF HEIG T Y' • c IF r `, Jim Harris From: Jim Harris Sent: Tuesday, September 10, 2019 1:16 PM To: 'Todd Sargeant' Subject: RE: Mirror Lake Village - Parking & generator resubmittal Great, thanks for the info Jim Harris Senior Planner Federal Way 33325 8th Avenue South Federal Way, WA 98003-6325 Phone:253/835-2652 Fax: 253/835-2609 www.dity.offederalway.co Office Hours Mon - Thur, 8:00 AM — 4:30 PM or by appointment From: Todd Sargeant [mailto:ToddS@wattenbarger.com] Sent: Tuesday, September 10, 2019 1:14 PM To: Jim Harris Subject: RE: Mirror Lake Village - Parking & generator resubmittal Hello Jim, The generator is only for emergency use, as mandated by the Department of Health. I expect it to be tested monthly. TODD SARGEAHT }� ASSOCIate l t= (475) 453-a6ai WATTENOARWWItect ' RA RGONG THE 61 ALt-IY OF J FE FOR OLDE+ ADULTS THROUGH DBIG1J _ From: Jim Harris<Jim. Ha rris@cityoffederalway.com> Sent: Tuesday, September 10, 2019 1:05 PM To: Todd Sargeant <ToddS@wattenbarger.com> Subject: RE: Mirror Lake Village - Parking & generator resubmittal Todd; The generator is for emergency power correct? Is there an anticipated or expected schedule for regular exercising this generator on a weekly, monthly basis? Jim Harris Senior Planner Federal Way 33325 8th Avenue South Federal Way, WA 98003-6325 Phone:253/835-2652 Fax: 253/835-2609 www.cityoffederalway.com Office Hours Mon - Thur, 8:00 AM — 4:30 PM or by appointment From: Todd Sargeant[mailto:ToddS@wattenbarger.eorn] Sent: Tuesday, September 10, 2019 11:27 AM To: Jim Harris Subject: RE: Mirror Lake Village - Parking & generator resubmittal Generator size is 6'W x 16'L x 8' tall, (with sound barrier). Page 89. Let me know if you need anything else. _ TODD SARGEANT -L 1 Associate A T T E H B Ar t r€ WI t" t 5 k= [A25] A 53•ab06 IdC—HELJG..U=_.=E�Ur-A-DEs,iL[I!AT�THR:_:JF. C.N, From: Jim Harris<Jim.Harris@cityoffederalway.com> Sent: Tuesday, September 10, 2019 10:46 AM To: Todd Sargeant <ToddS@wattenbareer.com> Subject: RE: Mirror Lake Village - Parking & generator resubmittal Todd: RE the generator - The 100 pages or so of shop drawings is not really helpful for this site plan modification. Email me asap while I am working on this review: 1. Redlined portion of site plan identifying where generator is proposed, and show approx. setbacks from property lines. 2. Approx dimensions of the generator and cover L x W x H Jim Harris Senior Planner Ac.rr o� l-__ Federal Way 33325 8th Avenue South Federal Way, WA 98003-6325 Phone:253/835-2652 Fax: 253/835-2609 www.cityoffederalway.com Office Hours Mon - Thur, 8:00 AM — 4:30 PM or by appointment From: Todd Sargeant mailto:ToddS wattenbar er.com] Sent: Monday, September 09, 2019 4:53 PM 2 To: Jim Harris Subject: RE: Mirror Lake Village - Parking & generator resubmittal Hello Jim, Yes, there are 5 stalls in the townhome area that I am not counting because they really aren't long enough. We aren't changing the actual townhome parking layout, I'm just not counting the five "short" stalls. TODD SARGEANT H Associate WA7TEN8ARci l L V E W Itcstc �= (4=51453-fl406 IM1iF'P.CrONGTHEC�U4JYOF-IrEFOROLDERADI"LTSTHRDUG,)E I6N From: Jim Harris <Jim.Harris cit offederalwa .com> Sent: Monday, September 9, 2019 4:11 PM To: Todd Sargeant <ToddS wattenbar er.rom> Subject: RE: Mirror Lake Village - Parking & generator resubmittal Todd: So the math for parking reduction request is a bit unclear. Please confirm this is the correct math on proposed revision This is how I see it: Proposed Reduction of 5 stalls from townhome surface parking area from 14 approved to 9 proposed And Reduction of 11 under building parking stalls by revised striping layout from 65 approved to 54 proposed Total requested reduction from existing proposed 102 stall reduce by 16 stalls (5 plus 11) to end up with a total of 86 stalls . Correct? Jim Harris Senior Planner r" " A Federal Way 33325 8th Avenue South Federal Way, WA 98003-6325 Phone:253/835-2652 Fax: 253/835-2609 www.citvoffederalway.com Office Hours Mon - Thur, 8:00 AM — 4:30 PM or by appointment From: Todd Sargeant [mailto:ToddS @wattenbar er.com] Sent: Thursday, September 05, 2019 4:11 PM To: Jim Harris Subject: RE: Mirror Lake Village - Parking & generator resubmittal Thank you for the update. TOAD SARGEANT Assoda(e WATTEN$ARte /1fi�r ht`KItectr, t= 1•1475)453-c'606 From: Jim Harris <Jim.Harris@cityaffedera lway.com> Sent: Thursday, September 5, 2019 4:06 PM To: Todd Sargeant <ToddS@wattenbarger.com> Subject: RE: Mirror Lake Village - Parking & generator resubmittal I hoping to get to this site plan modification next week. Jim Harris Senior Planner Federal Way 33325 8th Avenue South Federal Way, WA 98003-6325 Phone:253/835-2652 Fax: 253/835-2609 www.cityoffederalway.co m Office Hours Mon - Thur, 8:00 AM — 4:30 PM or by appointment From: Todd Sargeant[mailto:ToddS(&—wattenbarger.com] Sent: Thursday, September 05, 2019 2:54 PM To: Jim Harris Subject: Mirror Lake Village - Parking & generator resubmittal Hello Jim, I was wondering if you have had a chance to review the letter about eliminating 11 parking spaces in the garage and moving the generator to the service area? I am also gathering final information about moving the roof HVAC and should have a marked up roof plan for you next week. TODD SARGEANT 1—� AssDciatk �r It�ctc t= (475) 453-0ba6 WATTEN BAR f INIROVNC7K JTFOR CILDER AD,"LTSTHF.; I N Jim Harris From: Jim Harris Sent: Thursday, June 06, 2019 12:03 PM To: 'Todd Sargeant' Subject: RE: Mirror Lake Village R buildings Todd These 6 color schemes look fine and are acceptable and hereby approved by the City. Next week, please provide me one printout color copy of each color, and key it to the site plan, as the earlier site plan unit numbers have changed and one of color print for each unit R1— R-6 Good to go paint next week. Jim Harris Senior Planner Fed 'rral Way 33325 8th Avenue South Federal Way, WA 98003-6325 Phone:253/835-2652 Fax: 253/835-2609 www.citvoffederalway.co m Office Hours Mon - Thur, 8:00 AM — 4:30 PM or by appointment From: Todd Sargeant [mailto:TodtS wattenbar er.com] Sent: Tuesday, June 04, 2019 2:26 PM To: Jim Harris Subject: RE: Mirror Lake Village R buildings Hello Jim, I know the City had colors for Building A & B, but you told me the City doesn't have them anymore. (lost). I can provide you with a proposal of how we would like to finish the larger buildings. I have never found anything for the colors of the R buildings, only that of the four architectural styles proposed, only three were accepted. Do you need colors for the R buildings, since they are a smaller house size? What is the process for expediting this review? I have attached the proposal for the R buildings. JF--V WATTEN BARV A, INIPPOWINGTHE QLAOTYOFUFEFOR OLDERADULT5THROLIGHPLbl�N _ From: Jim Harris <Jim.Harris cit offederalwa .com> Sent: Tuesday, June 4, 2019 2:07 PM To: Todd Sargeant <ToddS wattenbar er.com> Subject: RE: Mirror Lake Village R buildings In general, yes you need Planning Div approval. Are there approved colors with the approved building permit or UP plans? If there are approved colors, are you using those approved colors? Jim Harris Senior Planner Federal Way 33325 8th Avenue South Federal Way, WA 98003-6325 Phone:253/835-2652 Fax: 253/835-2609 www.cityoffederalway.com Office Hours Mon -Thur, 8:00 AM —4:30 PM or by appointment From: Todd Sargeant[mailto:ToddSODwattenba_roer.com] Sent: Tuesday, June 04, 2019 12:28 PM To: Jim Harris Subject: Mirror Lake Village R buildings Hello Jim, Do we need zoning approval of paint colors before we start painting the R buildings? We have 3 buildings ready to paint the exteriors and the weather is getting better. TODD SARGEANT A5socige WAT F E HBAR�i � rW ""t5 t= (475)453•0636 IP.iP2�JV!h3C THE 1;'LW,17" OF J �E rUP.. CiLDEG: AD!JLT5THR:?;_16hl DE N MEMORANDUM CITY OF '• �� Federal Way DATE: May 2, 2019 TO: Todds wattenhar er.corn Todd Sargeant FROM: Jim Harris Community Development Department SUB]ECT: MIRROR LAKE VILLAGE SENIOR HOUSING Site Plan Modification Request (18-105754-00-AD) 31000 9TH PL SW Thanks for discussing this subject with Doc Hansen and I today at City Hall. This is a quick comment memo on the April 8, 2019 site plan modification request. At this time, we have several preliminary comments and we need further information from you at this time in order to further process the site plan modification request. As we discussed, the site plan modification request will be sent to the Hearing Examiner for review and decision. City staff will make a written recommendation to the Hearing Examiner on your site plan modification request. At this time, before City staff can make a recommendation to the Hearing Examiner, we are forwarding to you this request for additional information. 1. As we discussed at our meeting, the proposed three story deck addition adds significant bulk to the building, and extends 40 plus feet into previously planned and approved open space area on the approved site plan. The proposed three story deck also gets approximately 40 feet closer to the adjacent single family residence(s) than on the approved site plan. The zone use chart (for which the project was reviewed under) 19.200.100 (under note 3) provides broad authority and discretion regarding dimensional, bulk and design regulations or the senior housing and special needs housing use in the RS zone. The existing approximately 60 foot building setback from the east property line was supported by City staff based on review of various design alternatives and concepts to minimize impacts to adjacent residential properties. ■ At this time we are requesting you to provide some design alternatives that reduce the bulk and visual impacts of the proposed three story addition from the adjacent single family properties. • Please provide City staff with various design layout (elevation and plan view) options as well as material and window options etc to reduce impacts to adjacent residential uses. We are requesting preliminary design_ concepts at this time, not full design and engineering. • Address how any building addition design is consistent and compatible with the approved Design Guideline Decision for the building and site. ■ Address impacts and mitigation for walking path and open space around perimeter of the site on the approved site plan. + Identify any measures included in the building addition design to reduce or minimize potential visual and aesthetic impacts to surrounding residential areas. 2. The parking reduction request needs some additional information. The FWRC zone use chart in place at the time of review of the Mirror Lake Village Senior Housing project use was approved requires parking on a case by case basis. Written justification and analysis of a parking stall count reduction needs to be prepared and submitted to the City for review. o Please prepare and submit in table format an evaluation showing existing approved parking stall count; required parking stall count per the approved Hearing Examiner decision; and provide the numbers showing how the approved parking stall count numbers were required and approved by each use ie senior housing, independent housing, staff parking etc. o Provide a second table showing the math for proposed parking stall count, parking stall demand, and stall count provided by each use, guest, employee, etc. 3. Provide some information and details regarding the proposed noise mitigation for the emergency generator. What is the proposed enclosure? Our review of this site plan modification request is on hold at this time. Please submit your response to this information requested above in hard copy at the Permit Center and electronic format to my email. 1 �� CJ C� J 1 Letter of Transmittal January 31, 2017 Document Delivery Method (internal use only): ® Electronic ❑ Hard Copy Calvin Jordan Assosciates Attn: Bruce Dunn bdunn@cha-inc.com 425.643.3123 Project Info: CRS# 60660499 Mirror Lake Village Chapter 388-78A WAC Assisted Living Facility New Assisted Living / Memory Care Facility Key People: Assigned DOH Allen Spaulding, CBO Reviewer: al.spaulding@doh.wa.gov Facility Mirror Lake Village Administrator: TBD X. Proj ect location: Local Permit #: Wash61gla1r State Dq irlmart of He a I th Construction Review Services 111 Israel Rd. SE Tumwater, WA 98501 PO Box 47852 Olympia, Washington 98504-7852 www.doh.wa.gov/crs tel. 360-236-2944 fax. 360-236-2321 836 SW 3120' St Federal Way, WA 98023 Facility Contact: Mirror Lake Village Lee Field 836 SW 312t' St Federal Way, WA 98023 (253) 973-5569 x. lfield@seniorservicesofamerica.com Architect / Calvin Jordan Associates Inc Local AHJ: Engineer: Bruce Dunn 15049 NE Bel -Red Rd Bellevue, WA 98007 (425) 643-3123 x. bdunn@cja-inc.com Consultant: Betsy Zhu Consultant: City of Federal Way Scott Sproul (253) 835-2607 x. scoff.sproul@cityoffederalway.com N/A (425) 502-1936 x. X. zhu@clangston.com Contact: City of Federal Way Contact: Petra, Inc. Peter Lawrence John Battermann 8106 Bracken Place SE Snoqualmie, WA 98065 (253) 835-2621 x. (425) 396-4510 x. peter.lawrence@cityoffederalway.com jbattermann@petrainc.net Copies To: ® Local AHJ: City of Federal Way ❑ DOH Child Birth Center Licensing ® Architect / Engineer: Calvin Jordan Associates Inc ❑ DOH Office of Investigations & Inspections ® Consultant: Betsy Zhu ❑ L&I Electrical Section ❑ Consultant: N/A ❑ L&I Factory Assembled Structures ® Contact: City of Federal Way ® CRS File ® Contact: Petra, Inc. Page 1 of 9 Plan Review Comments for Project #60660499 Faeiii Facility Name: Data Certificate: Mirror Lake Village Site Address: 836 SW 312th St Federal Way, WA 98023 Estimated Date of Occupancy: 12/2016 Licensee UBI#: 603350461 Critical Access Facility: ❑ Yes ❑ No Occupancy R2 Construction 2-B Applicable Code: Group: Type: 2012 E9C W of Current: 0 Added: 90 Removed: 0 Total: 90 rNumber Beds: y4 Automatic Fire Sprinkler System: N Yes ❑ No Type aAutomatic Fire Alarm System: ® Yes ❑ No dCompartmentation req'd: NYes ❑No Smoke Control System Provided: ❑ Yes NNo w aSpecial d Delayed Egress Control: ® Yes ❑No Location: Certificate of Need Required: ❑ Yes ®No CON Approval Granted: ❑ Yes nNo CON Number: Number of units: Private occupancy: Two person occupancy: Based on size of rooms used for sleeping Residents O Based on size of common rooms Residents HMaximum allowable licensable beds: UQualifies for Assisted Living Funding Program ❑ Yes ❑No Number of qualifying units: aW Newly constructed facility will consist of two separate, three story buildings. One will be dedicated to assisted living (30 units) and the other memory care (45 Units). Each building will have common areas for resident activities. W F 0 z The data above is based on the information presented to CRS. Any change in the facility or facility program that causes the above information to be incorrect is subject to review by CRS. Approval for construction is not approval for licensure. A copy of the facility data certificate will be sent to the licensing agency. Page 2 of 9 Plan Review Comments for Project # 60660499 Mirror Lake Village Chapter 388-78A WAC Assisted Living Facility New Assisted Living / Memory Care Facility Project Status: - NOT APPROVED - - REVISE AND RESUBMIT - This project is not approved for use or licensure and construction is not authorized to begin. Authorization to begin construction may be issued once significant issues with the construction documents have been resolved. The project will not be approved until the comments labeled as "not approved" have been resolved by providing a written response to each of the comments. When referencing drawings or attached materials, provide sheet or page #, revision # and date as applicable. Additional comments may follow based on design team response and site inspections may be required to verify compliance. All documents submitted will be retained in our office until all the construction documents have been received, reviewed, and accepted. When the project is authorized to begin construction, a complete package of accepted documents will be stamped and signed by the department. One copy will be returned to the facility administrator to be kept on -site for the duration of construction and one copy will be retained for our records. Please note the following: Please include your CRS number on all communications to Construction Review Services. PROJECT CLOSE-OUT REQUIREMENTS You must notify the department when 1 construction is complete by completing the following steps: ■ Verify that you have resolved all of the comments on this form and have submitted any revisions • Complete the Notification of Construction Completed at: httn:ll►ti•w�v.�lr�h.wu.�; ovlNati�catinnpfC:nii�tcli�fn.asnx a Email a copy of the approval from the local building department (final permit approval or certificate of occupancy); and 4 Email a floor plan showing the scope of work to: crs-closeout c doh.wa. ov. If you have any questions please contact Construction Review Services at (360) 236-2944. You can monitor project status at www.doll,wg- —o ers. Page 3 of 9 Plan Review Comments for Project # 60660499 Mirror Lake Village Chapter 388-78A WAC Assisted Living Facility New Assisted Living / Memory Care Facility Plan Review Comments: a C � O O Q Z l ® Two complete plans and specifications for the fire alarm system installation or modification shall be submitted for review and approval prior to system installation. The department reserves the right to defer plan review and inspections to the local authority having jurisdiction (AHJ). Plans and specifications shall include, but not be limited to, a floor plan; location of all alarm -initiating and alarm -signaling devices; alarm -control and trouble -signaling equipment; annunciation; power connection; battery calculations; conductor type and sizes; voltage drop calculations; name, address, and phone number of the agency receiving off -premises transmission of alarm; and the manufacturer, model numbers, and listing information for all equipment, devices, and materials. Incomplete plans and specifications will be returned without review. Plans and specifications may be submitted separately from construction documents during the construction of the project. For small renovation projects in which devices are only to be relocated or very few devices are to be added, provide two plans that shows the relocation of devices which may be submitted for review in lieu of the above requirements. This information can be included on the electrical or architectural plans. Verify with Department staff to determine if the scope of your project meets this criteria. Section 907.1, International Fire Code Note — fire alarm requirement for manual pull stations at all required exits in accordance with Section 907.2.9.1.1, as amended, 2012 IFC. Note — requirements for carbon monoxide alarms, if applicable, in accordance with Section 908.7, as amended, 2012 IFC Response 10126116 - These will be provided when we select and receive Shop Drawings from the Subcontractor. Noted 11/22/16 — Differed submittal Not Approved—12/10/2016 — It appears the provided drawings do show pull stations. Provide pull stations within 5 feet of each means of egress. NFPA 72 2 © Two sets of sprinkler system working plans shall be submitted for review and approval before any equipment is installed or remodeled. The department reserves the right to defer plan review and inspections to the local authority having jurisdiction (AHJ). Deviation from approved plans will require permission. Plans andspecifications, including hydraulic calculations, that are incomplete or are not stamped by a Washington State Licensed Fire Sprinkler Contractor, will be returned without review. Plans and Page 4 of 9 Plan Review Comments for Project # 60660499 Mirror Lake Village Chapter 388-78A WAC Assisted Living Facility New Assisted Living / Memory Care Facility specifications may be submitted separately from construction documents during the construction of the project. For small renovation projects in which heads are only to be relocated, a plan that shows the relocation of devices can be submitted for review in lieu of the above requirements. Section 903.1, International Fire Code Response 10126116 - Fire sprinkler drawings will be provide once we receive them from the Sub -contractor. Noted 11/22/16 — Differed submittal Deemed—12/10/2016 — As per the drawing that bear the approval stamp of South King County Fire and the City of Federal Way. 3 © Reference sheet T1— Provide revised project information and code compliance information that identifies the occupancy as an R-2 in accordance with Section 310.4, as amended, 2012 IBC. WAC 388-78A-2910 Response 10126116 - We have changed the use from Il to R-2. This has been changed on Sheet TI. Approved 11/22/16 — Based on response to comment. pc 4 M Reference sheet A0.2 — Provide revised plans that show the required exit enclosure for building A (next to the elevator) meeting the requirements of Section 1022, 2012 IBC. WAC 388-78A-2910 Response 10126116 - Exit enclosures are provided that meet 102Z 2012 IBC. Not Approved 11/22/16 — Response does not address original comment. Provide information or revise drawings that show the exit stairway (A102) leading directly to the exterior. pc © Provide revised drawings that show each floor of building B equipped with an secured outdoor space in accordance with WAC 388-78A-2380(9)(a). Note the licensing agency interprets the meaning of (9)(a), "Is accessible to residents without staff assistance," as being accessible from the floor that residents reside on without having to use stairs or elevators to access the secured outdoor space. Response 10126116 - We have provided a covered exterior space on each floor above grade that will have direct access to the exterior for the resident of that floor. A total of 424 Square feet is provided. Further drawings will be provided showing the area and safety details for the residents so they won't fall from the upper floors. These Rooms are B215 and B31 S. Room Bll S is on the ground floor and will also have access to the provided yard. Page 5 of 9 Plan Review Comments for Project # 60660499 Mirror Lake Village Chapter 388-78A WAC Assisted Living Facility New Assisted Living / Memory Care Facility Not Approved 11/22/16 — Proposed outdoor spaces should not be equipped with windows or doors. To meet the intent of the rule, the space should truly be outdoors. pc 6 ® Provide revised drawings that show all floors, of both building, sub -divided into at least two smoke compartments in accordance with Section 420.6, as amended, 2012 IBC. WAC 388-78A-2910 Response 10126116 - A smoke barrier has been provided on all resident floors. Please see revised Floor Plans. Not Approved 11/22/16 — The revised drawings that added smoke barriers on the upper floor of building A and all floors of building B are approved. Please add smoke barrier on the first floor of building A as well. pc 7 El Provide revised drawings that show walls separating dwelling/sleeping units constructed as fire partitions in accordance with Section 708, 2012 IBC. WAC 388-78A-2910 and Section 420.2, 2012 IBC Response 10126116 - Fire partitions have been provided to meet the 2012 IBC code for ?Type IIB noncombustible construction. These buildings are constructed as load bearing steel stud construction. Approved 11/22/16 — Based on response to comment. pc 8 © Provide revised drawings that shows the first floor of building A equipped with a janitors closet. WAC 388-78A-3090(2) Response 10126116 - A janitor's sink has been added to the Maintenance Room A114. This room will double as the Janitor's closet. Approved 11/22/16 — Based on response to comment. pc 9 0 Provide revised drawings, for both buildings, that show fresh air intakes located a minimum of 10 feet from plumbing vents in accordance with Section 401.4, 2012 IMC. WAC 388-78A-2910 Response 10126116 - Our drawings have been revised; all of our fresh air intakes are located 10 feet from the plumbing vents. Approved 11/22/16 — Based on response to comment. Note: M8.3 and M8.6 still shows old vent locations. pc Page 6 of 9 Plan Review Comments for Project # 60660499 Mirror Lake Village Chapter 388-78A WAC Assisted Living Facility New Assisted Living / Memory Care Facility 10 ❑x Provide revised drawings showing both buildings A & B equipped with a soiled and clean utility room (separate rooms) in accordance with WAC 388-78A-2920. Note allowable provisions for combining functions in Sections 388-78A-3110 and 388-78A- 3120. Response 10126116 - A clinical sink has been provided in our Dirty Laundry Rooms. There is Clean Laundry Room adjacent to each dirty Laundry Room on all of the resident floors. Not Approved 11/22/16 — Clean utility should be equipped with a hand wash sink and a work counter or table. pc 11 © Provide revised electrical plans that show emergency lighting provided throughout the facility in all areas accessible to residents. WAC 388-78A-2700(2)(f) Response 10126116 - Emergency lights (Type X3) are shown on E2 series electrical drawings. Not Approved 11/22/16 — X3 covers the egress hallways, but all areas accessible to the residents need emergency lighting including resident rooms, resident bathrooms common, and activity areas. This requirement could be accomplished with a plug in emergency nightlight or similar fixture. pc 12 © Provide information to verify both building A & B are equipped with a back-up source of heat in accordance with WAC 388-78A-2990(3) Response 10126116 - When we had our meeting we where providing heating to all unit residence and fan coils. We are now providing heating units to Lounge Room A226 in building "A" and Lounge Room B126 in building "B" that will be connected to a generator back-up source as requested. Room Heating requirements are per WAC 388-78A-2990(3). Not Approved 11/22/16 — Emergency generator appears to serve more than one room per building, but mechanical doesn't identify all fan coils. Please coordinate mechanical drawings with the above comment. pc 13 © Provide revised drawings that show all janitor closets equipped with mechanical exhaust to the outside of the building. WAC 388-78A-3090(2)(b)(iv) Response 10126116 - Mechanical exhausts have been provided to each Janitor Closets. Page 7 of 9 Plan Review Comments for Project # 60660499 Mirror Lake Village Chapter 388-78A WAC Assisted Living Facility New Assisted Living / Memory Care Facility Not Approved 11/22/16 — mechanical exhaust has not been added to janitor closets on the exhaust plans M8 series. pc 14 O Provide revised electrical/mechanical drawings that show individual temperature controls provided in all resident units in accordance with WAC 388-78A-2990(5) Response 10126116 - Individual temperature controls are provided in each resident unit. Not Approved 11/22/16 — please provide locations of thermostats. pc 15 0 Provide manufacture specifications, catalog cut sheets, and project specifications manual. WAC 388-78A-2820 Response 10126116 - Specifications will be provided with our construction plans. Our preliminary Specifications have been provided with our revised drawings on your web -site. Deferred-11/22/16 — Noted: Specification to be provided at a later date. 16 © Provide revised drawings that identify all door equipped with special egress control hardware. Ensure to identify the allowable building code provisions and sequence of operation. WAC 388-78A-2820 Response 10126116 - Special egress controlled doors has been added to our drawings. Full operation of the egress doors will be provided with our construction specifications and drawings. Deferred-11/22/16 — Noted: Full specification and sequence of operation to be provided at a later date. 17 Conference meeting 07/14/16 — Discussion included strategy for addressing outstanding comments, facility occupancy to be R-2, and providing access to secured outdoor spaces, without staff assistance, on all floors where egress is restricted, and requirements for smoke compartments. New Comments 18 1] Provide a means to summon on duty staff from all areas accessible to residents including resident rooms (sleeping and living rooms), all bathrooms, common areas and corridors. pc WAC 388-78A-2930(1)(a) Page 8 of 9 Plan Review Comments for Project # 60660499 Mirror Lake Village Chapter 388-78A WAC Assisted Living Facility New Assisted Living / Memory Care Facility 19 N Additional comments may follow based on receipt of revised construction documents and design team response. Vendor supplied drawing maybe supplied to satisfy comments. When submitting a response to this letter, provide a cover letter which lists the numbers of each of the above listed items and specifically states how the items are being addressed by the submittal. New Comments Base on drawings and documents received—12/01/2016 - 20 L] The provided mechanical drawings do not show the required smoke barrier wall that will form the smoke compartment. Revise the drawings to provide the required smoke damper(s) where duct work passes through the smoke barrier wall, or provide a rationale why damper(s) are not needed. cw IBC 709.8 as per 420.6, and as per WAC 388-78A-2910 Compliance with the comments above provided by the Department of Health, Construction Review Services, are necessaryfor this facility to meet the requirements of the applicable licensing regulations found in the Washington State Administrative Code and associated references. These comments do not relieve the facilityfrom the responsibility to meet the requirements of arty other applicable federal, state or local regulations. In the event of conflicts between other jurisdictions and these written comments, the most stringent shall apply. Page 9 of 9 Plan Review Comments for Project # 60660499 s ILJ A O O N Q O � O CM N n C 7 O N O N � � � O O O O r-- O lu co � 00 co Q CO � O CO ! S i Q- O j II U O U) ` N O N O f� N L O U) 70 O O N O O O j } r f'C ��i � F•i`i*7i I OF ti k r S-k - - - - - - - - - - - - Ck = N -I'. AM sop \1 4-j Co LLJ 0 0 M F 40 go 4. m -1�4,p,� 4b- �-� _ � �,. �.7 ' 07 Af r R M N 16 It r Jim Harris From: Jim Harris Sent: Thursday, May 23, 2019 4:25 PM To: todds@wattenbarger.com; 'JamesB@wattenbarger.com' Cc: Doc Hansen Subject: Mirror Lake Senior Housing Todd and James: After many discussions with you and with City staff here, I will provide some further direction here on your request for site plan modification for Mirror Lake Senior Housing. This is really a summary as time is constrained right now. This modification will be going to the Hearing Examiner and will trigger public notice per FWRC. The Hearing Examiner process will not be a public hearing unless the Examiner feels that is warranted. It will be a process where you submit the requested site plan modification request and materials and City staff will make a written recommendation to the Examiner. The burden is on the applicant to convince the Examiner how the proposed site plan modification complies with code requirements Etc. As we have discussed City staff does not support the original proposed long skinny multi -level deck based on the proximity to adjacent property, external visual impacts, existing site layout etc. We will support a favorable recommendation to the prosed deck configuration where it does not extend so far out from Building B, per the 3-d renderings Todd sent last week. We would also support the deck between the buildings A and B as we discussed. Initial review appears that we can use the current FWRC use chart (rather than the prior zone use chart ) for the proposed addition and this chart does not have the 120 foot maximum facade length standard. So to move this forward I need the following plans etc.: ■ Five sets of both full size and reduced plan size sets to 11" X 17, site plan and elevation plans, landscape plans (no structural , no floor plan). ■ Full site plan clouded to show new deck addition include dimensions, full size and 11X 17 • Full elevations of building B and proposed deck addition (south and east elevations) . Both size sheets • Detail of deck addition elevation. 3-D renderings of deck as Todd has previously prepared include full elevations. Both size sheets, only 11 X 17 for 3-d renderings. • Design statement narrative discussion identifying materials and appearance of deck and how it is architecturally integrated and compatible with approved building and site design and approved design decision. Y Identify any other proposed changes in regard to deck such as identify fence enclosure area materials, and appearance, fire dept access etc. • Identify any additional other aesthetic treatment ie landscape changes in the vicinity of the deck. I suggest that additional perimeter landscaping screening also be included in the area near the deck. ■ Pedestrian trail impact on approved plan and mitigation/ revision. Keep in mind this is going to the Hearing Examiner and the Examiner does not have the familiarity with the project as you and I have. So I suggest you provide detailed information, explanation, plans and graphics to assist in easily understandable information. I will be relying on your request, information, plans and graphics to make the City staff recommendation to the Examiner. We will also be doing public notice and more information on that will come next week. Jim Harris Senior Planner Federal Way 33325 8th Avenue South Federal Way, WA 98003-6325 Phone:253/835-2652 Fax: 253/835-2609 www.cityoffederalway.com Office Hours Mon - Thur, 8:00 AM — 4:30 PM or by appointment Jim Harris From: James Brown <JamesB@wattenbarger.com> Sent: Tuesday, May 21, 2019 1:47 PM To: Doc Hansen; Jim Harris Cc: Todd Sargeant Subject: Mirror Lake Village Hi Jim, I left you a voicemail. Todd is travelling for a few days and I wanted to help move the conversation along while he is out. My understanding of the issue from what I've found and in talking with Todd, is that the added memory care deck is in conflict with the land use code at the time of approval. The referenced section of code was removed between the time of our initial approval, and today. Under current code, the proposed deck would be within the land use constraints. Assuming I have that correct, it puts us in a bit of a bind. 1. we can't meet the original code if we add the deck. 2. We can't submit under the new code because that would require us to go through the whole process again and likely lead to a whole new set of requirements for a building that is 2/3 constructed. Two potential avenues to address this occurred to me and I wanted to bounce them off of you. 1. 1 don't have any clarity on how the original approval was handled. The original design already contradicted the language in the old code regarding 100' setbacks from adjacent lower use development going as low as 61' on one side yard, and 28' on another. I don't know how that was justified at the time, but I would think that whatever process occurred, it would give us some grounds for encroachment on the 61' side short of reopening the entire process. The proposed deck does not encroach further than an already established and approved min. side yard from the lower use. 2. Another possibility avenue to approach this would be through a variance. The logic for granting such a variance would be very simple. It's no longer a code constraint, and we are getting nowhere near the current code's minimums for such a condition under the new code. This approach might be cleaner in that it would allow us to stay within the context of the original land use code and approval without difficult questions about what the intent of the original 28' and 61' setbacks. We are open to changing the design to try and make this work. Ideally whatever mechanism we find to do that would be administrative. Given that they are so far along in construction, opening the project up to public hearing could have far reaching consequences at this late stage and/or take far longer than the remaining time to complete the building. Please let me know if from a process perspective either of my ideas has merit. My cell # is 206 306-3656 if I'm not at my desk. James JAMES BROWN, AIiA Fresident ite�ts t: (425)453-060L WATTENBAR IP.iF3(7!VIN�hB[C]�UAi!-'?(IF -IT FOP, OLDER A[JUL71THRI`AJ6!--4X51C'A }uawluiodde Aq ao Ad 0£:t,— AV 00:8'anyl- uol/q sanoH aaI}}O woo eMjeJapa}}❑ II:)'MMM 609Z-S£8/£SZ :Xej ZS9Z-S£8/£SZ :auoyd SZ£9-£0086 dM'AM Ieaapa3 yjnoS anuany 4;8 SZ£££ APAA lexaPaA aauueld aoluag slaaeH wig uoileaijipow ueld ajls ay} JOI 001 Malna.l AIanoy ue asieyo lllM Al!:) aqj •sjsanbaa uoljealjlpoua ay} 8ulpie8ai uoileuaao}ui pa}sanbai ayj Ile aney IOU op am se pauivaaaIap ao paaaplsuoa uaaq jai( IOU seq aaI}ou :)ilgnd pue Malnaa 10 Ianal ayl -passn:)sip am se s}uawaiinbai a:)ilou ailgnd leuoijlppe aainbai IOU Aew ao AeW pue 'pow ueld a}ls a 10 lenoadde aopaaid ao aaulwex3 8uueaH aaSsul Aew apoa,Al!:) •Isanbai auo olui pallor aq aney Aeua noel saaq}o Aue snld 'sluawala asayl jo aaay} Ile jeyj Isa88ns I -uoileai}lpow ueld alis a eln lenoadde paau lllM 'aoleaauaS aolaalxa pue Moap aoua;xa Mau pasodoad aqj 1eq} passn:)sip osle a/N , uoi}anpaa SuiMied palsanbai aqj 8uigia:)sap aaumo aqj pue nog( woa} uoiteal}lpow ueld alis }sanbai uatjlaM anlsuajxa aaoua a aol 8uijleM we I 'passn:)sip am se 'osly •saolo:) pasodoad aqj SulMoys uol;enala aoloa ao paeoq aoloa a }luagns nog( ley} jsaHns 1 'awii sly} IV •alge}dane aae y:)IyM b'fJ uaoaj s8uuapuaa J0I03 auaos aney I •suol}enala aoiaa}xa Sulpllnq ay} jo saoloz) Aue aas IOU op I 'sueld;luaaad Suipllnq panoidde aqj uo pue s}uawn:)op ayi jo lie ul '(9 X3) IuauaaTe}S USIsad Vf0 tiT/t,/TT a41 pue'uolsPaa USIsad @qI aol sBuipu13 'uolslaad u8lsaa bT/ZT/TT NI We payaejje ,Aepaajs@A aalua:) 1luaaad aqj }e uoilesaanuo:) ano of do Mollo} sy ppol jpd'9TZtiSTt,TZ06TOZ :s4u9u 43e;;d uoi}eDljlpON a6ellln 91el aoaalW :p9fgnS uasueH Doc] uaoD-aa6aequaIIeM@sppoI =01 Ad 9S:£ 6TOZ 'tT ijenaga3 'Aepsinyl ques suaeH ualf :woad suaeH Lair � RESUBMITTED PLANNING FEB 14 2019 February 13, 2019 CITY OF FEUEF;A1_ WAY COMMUNITY DEVELOPMENT City of Federal Way PERMIT #: Community Development Department Sproul - Building Official ADDRESS: Att: Scott S p g PROJECT: 33325 8" Avenue South Federal Way, WA 98003 RE -SUB: Re: 2016-101523 000 00 MF & 2016-101605 000 00 MF Mirror Lake Village Senior Community Mr. Sproul: WATT ENBAA'EV"cts 16-101605-00-M F 16-101523-00-M F 836 SW 312th ST, New Construction MIRROR LAKE VILLAGE-BLDG A, B 02/14/2019 As you are aware, Wattenbarger Architects was hired to replace Calvin Jordan Architects as the Architect during the construction phase of the Mirror Lake Village Senior Community. The permitted plans have several issues in regards to meeting WA. State Department of Health requirements to be a Licensed Assisted Living Facility. The building design also had challenges in providing services to residents efficiently. Wattenbarger Architects is proposing the attached floor plan changes to bring the design in compliance with the DOH requirements and improve the efficiency of providing licensed services. Qssentially, it's a major redesign of the Building A First Floor ' nd minor ch es to floors 2 & 3, with similar changes to ail floors in Building B. The following is a list of changes per sheet. If a sheet is not listed, it was not changed from the permitted set. Architectural: AO. 1—Site Plan • Memory care decks added to the site plan. A0.2 —Exiting Plan Buildings backgrounds have been updated to represent the changes made to floor plans. A0.3 — Fire rated Wall Plan Buildings backgrounds have been updated to represent the changes made to floor plans. A1.1— Basement Plan North Dimensions for IT Room and Elevator/Mechanical room have been updated. A1.3 — Basement Plan South ® Dimensions for IT Room and Elevator/Mechanical room have been updated. A1.4 — Building "A" First Floor • Wall North of Restroom A112 moved to North to accommodate plumbing. Wall North of Restroom A111 moved to North to accommodate plumbing. ■ Added furring wall to North Stairwell A115. • Wall South of Stairwell A115 changed thickness to accommodate plumbing. • Maintenance Room A114 has been replaced with Laundry A114, room dimensions also updated to accommodate Laundry equipment and layout. • Staff/Lounge Locker A113 has been updated to new room layout and dimensions. ■ Salon A109 has been updated to new room layout and dimensions. • Media A108 Now Theater A108 has been updated to new space dimensions and layout. ■ Door A107A has been added to now North Hallway A107, before North Hallway A134. ■ Office A106 and Reception A107 have been replaced with Exercise A105 updating space dimensions. ■ Conference A105 has been replaced with Library A104, updating space dimensions. ■ Library A104 has been replaced with Living A103, updating space dimensions, and adding two 42" A.F.F. walls. • Lobby A101, Reception A101A, Records A103 have been replaced with Activity A101, updating space dimensions. • Door A106 has been added to East Hallway A106. • South Stairwell A102 has been enclosed adding exterior Door A103. ■ Door A100A has been added to east of Lobby A100. ■ Bistro A126 has been replaced with Lobby A100. ■ Bistro A127 has been replaced with Reception A100A. ■ Foyer A128 has been replaced with Foyer A126. ® North of South Stairwell A102, South Hallway A138, has been added. ■ Room dimensions for Private dining A124 has been updated. ■ Bistro A127 has been added to North of Dining A125. • Walls North of Bistro A127 and Private Dining A124 have been updated to accommodate plumbing. ■ Exercise room A138 has been replaced with Conference A128, Office A137, Work A136 and IDF A135. ■ Office A136 has been replaced with Ex Office A133. • Office A137 has been replaced with Ad Office A134. ■ Walls North and South of Office A137 have been replaced to accommodate for plumbing. ■ Door A132 has been added to West Hallway A132. ■ Smoke wall added to the floor plan. A1.5 — Building "A" Second Floor Plan • Floor sink has been added to Janitor A225. Laundry A224 layout has been updated. a Bath A228 has been replaced with IDF A228 and Toilet A228A. A1.6 — Building "A" Third Floor Plan • Floor sink has been added to Janitor A325. • Laundry A324 layout has been updated. • Bath A328 has been replaced with IDF A328 and Toilet A328A. A1.7 — Building "A" Roof Plan + Roof drains have been updated. A1.8 — Building "B" First Floor Plan + Bath B128 has been updated with Toilet B128A and IN B128. • Clean Laundry B123 has been replaced with Servery B123. + Dirty laundry B124 has been replaced with Laundry B124 and Mechanical Closet B124B. • Floor sink has been added to Janitor B125. + Enclosed Patio B115 has been replaced with Sitting Room B115A. • Deluxe Apartment Units B103, B107, B116 have been updated to have two bedrooms. • Deluxe Apartment B112 has been updated to have two bedrooms. • Apartment B104 has been updated to have two bedrooms. • Apartments B106, B113 have been updated to have two bedrooms. A1.9 — Building "B" Second Floor Plan • Deluxe Apartment Units B203, B207, B216 have been updated to have two bedrooms. • Deluxe Apartment B212 has been updated to have two bedrooms. ■ Apartment B204 has been updated to have two bedrooms. • Apartments B206, B213 have been updated to have two bedrooms. • Bath B228 has been updated with Toilet B228A and OF B228. • Lounge B223 has been replaced with Servery B223. • Clean Laundry B230 has been replaced with Mechanical Closet B224B. • Dirty Laundry B224 has been replaced with Laundry B224. • Floor sink has been added to Janitor B225. ® Mechanical shaft at Laundry B224 has been removed. • Enclosed Patio B215 has been replaced with Sitting Room B215A and Apartment B215. A1.10 — Building "B" Third Floor Plan • Deluxe Apartment Units B303, B307, B316 have been updated to have two bedrooms. ® Deluxe Apartment B312 has been updated to have two bedrooms. • Apartment B304 has been updated to have two bedrooms. + Apartments B306, B313 have been updated to have two bedrooms. • Bath B328 has been updated with Toilet B328A and IN B328. + Lounge B323 has been replaced with Servery B323. • Clean Laundry B330 has been replaced with Mechanical Closet B324B. • Dirty Laundry B324 has been replaced with Laundry B324. + Floor sink has been added to Janitor B325. + Mechanical shaft at Laundry B324 has been removed. • Apartment B315 has been replaced with Sitting Room B315A and Apartment B315. A1.11— Building "B" Roof Plan • Roof drains have been updated. A1.12 — Building "B" Memory Care Deck • New sheet added: Floor Plans, Elevations, Section and Details for the new Memory Care Decks. A2.1— Building "A" Elevations • Arches have been removed from all elevations. A2.2 — Building "A" Elevations ■ Arches have been removed from all elevations. A2.3 — Building "B" Elevations • Arches have been removed from all elevations. A2.4 — Building "B" Elevations Arches have been removed from all elevations. Windows type "A" have been replaced for Windows type "E" A3.1— Building Sections ■ Building Sections have been updated to represent floor plans updates. A3.2 — Building Sections ■ Building Sections have been updated to represent floor plans updates. A3.3 —Wall Sections . Section 3 has been updated to removed guardrail and show the continuation to memory care decks instead. A4.1A — Enlarged Deluxe Apartment Floor Plan and Schedule ■ Deluxe Apartments have been updated to show 2 bedrooms instead one bedroom. A4.2 - Enlarged Standard Apartments — Floor Plans and Schedules • Enlarged enclosed patio has been updated to show a one bedroom apartment and a separate sitting room with access to memory care decks. A4.2A - Enlarged Standard Apartments — Floor Plans and Schedules • Both Apartments have been updated to have two bedrooms instead one bedroom. A4.3 - Enlarged Studio Apartments — Floor Plans and Schedules ■ This sheet has been updated to list the apartment numbers that correspond to ADA studios. A5.3 — Building "A" — First Floor Reflected Ceiling Plan Reflected Ceiling Plan for first floor has been updated to correspond to floor plan changes. A5.4 — Building "A" — Second Floor Reflected Ceiling Plan ® Reflected Ceiling Plan for second floor has been updated only at Janitor A225, Laundry A224, Office A223, IDF A228, Toilet A228A. A5.413 —Building "A" —Third Floor Reflected Ceiling Plan • Reflected Ceiling Plan for second floor has been updated only at Janitor A325, Laundry A324, Office A323, IN A328, Toilet A328A. A5.5 — Building "B" — First Floor Reflected Ceiling Plan • Reflected Ceiling Plan for first floor has been updated only at IN B128, Toilet B128A, Servery B123, Mechanical closet B124B, Laundry B124. A5.6 — Building "B" — Second Floor Reflected Ceiling Plan • Reflected Ceiling Plan for second floor has been updated only at IN B228, Toilet B228A, Servery B223, Mechanical closet B224B, Laundry B224. A5.613 — Building "B" — Third Floor Reflected Ceiling Plan • Reflected Ceiling Plan for third floor has been updated only at IN B327, Toilet B328A, Servery B323, Mechanical closet B324B, Laundry B324. A6.1— Interior Elevations • Interior Elevation have been updated to reflect all updates through Floor Plans. A6.2 — Interior Elevations Interior Elevation have been updated to reflect all updates through Floor Plans. A7.1— Door and Window Schedule • Window type "E" has been added for Deluxe Apartments at Building "B". ■ Door type "12" has been added for private dining room. A7.2 — Finish Schedule • Updated with new rooms names and numbers. Structural: 53.00—Structural Concrete (new) • alteration to allow new door way in existing concrete wall. SS001— Memory Care Decks (new) • additional structural notes SS2.1.7 — Main Floor — Building B — Partial Plan • structural design for moving shear wall SS2.2.3 — 2nd Floor — Building B — Partial Plan • structural design for moving shear wall SS2.3.3 — 3rd Floor — Building B — Partial Plan 0 structural design for moving shear wall SS2.4.3 — Roof Plan — Building B — Partial Plan • structural design for moving shear wall SS700 - Memory Care Deck — Plan Views & Detail 0 steel framing plan and details SS701- Memory Care Deck — Details • steel connection details There are changes that occur in the MEP, but -will submit those with their respective permits. Please do not hesitate to contact me or Todd Sargeant about any item listed for clarification. Sincerely, WATTENBARGER ARCHITECTS James Brown President y L%4�6� CITY OF Federal Way RE S U B M ITT E AR-t'MENT OF CoNmmNm DEVELOPMENT 33325 8`h Avenue South APR �0�� Federal Way, WA 98003-6325 253-835-2607;Fax 253-835-2609 CCiY OF ,FEDERAL WAY www.citvoffffederalway.com COMMtjN iy DEVELOPMENT RESUBMITTAL INFORMATION This completed form MUST accompany all resubmittals. Additional or revised plans or documents for an active project will not be accepted unless accompanied by this completed form. Changes to drawings must be clouded. Applicants will be required to affix the City's date stamp on each page of resubmitted plans and to collate loose plans into existing plan sets. You are encouraged to contact the Permit Center prior to submitting if you are not sure about the number of copies required. Project Number: Project Name: Project Address: A Project Contact: I M V vtf"' �5 - - p s vvcL ff-e i er- cow' Phone: E-mail RESUBMITTED ITEMS: # of Detailed Description of Item Resubmittal Requested by: J t"M f'� _ Letter Dated to ern r RESUB A' Name unair Planni PW Fire Other OFFICE USE OK Distribution Date: `7 Fli firs Descri 1_ By.• Bulletin # 129 —September 24, 2018 Page 1 of 2 t-.\Handouts\Resubmittal Information April 5, 2019 City of Federal Way Community Development Department Att: Jim Harris — Planner 33325 8th Ave. S. Federal Way, WA 98036 Re: 14-100356-00-UP, Related 14-100357 Request for Administrative Decision for Site Plan Changes Mr. Harris: WATTENBARVEV""ts RESUBMITTED APR 0 8 2019 CRY OF FEDERAL WAY COMMUNfTY DEVEL4PMEM' I respectfully request an administrative decision for minor changes to the approved Site Development Plan, based on requirements from Washington State Dept. of Health and design changes to improve functionality of site elements. Building A & B are to be licensed as an assisted living facility per WAC 388-78A. Building A, (permit # 2016 101523 00 MF) is designed to provide standard assisted care, (WAC 388-78a- 2030). Building B , (permit # 2016 101605 00 MF), is designed to provide Memory/Dementia Care, (WAC 388-78a-2030 with addition of requirements of WAC 388-78A-2370). Both uses fall under FWRC 19.200.100 Senior Citizen or Special Needs Housing in RS Zoning. Memory Care Deck WA ST DOH requires Memory/Dementia Care residents to have access to a secure outdoor space, (WAC 388-78A-2380, Par. 9). In a multi -story building, such as Mirror Lake Village, the requirement is for each floor. For this reason, we seek to construct a multi -story deck on Building B as this required outdoor space. The first floor has patio/garden with a six foot high fence. The space extends 41 feet east of Building B. The second floor deck extends 40.5 feet east, and the third floor extends 24.5 feet east. The deck structure is more than 21' from the side property line, well outside the 10' setback. Sheet A1.12 shows the design of this deck. Emerp-ency Generator The emergency generator is located in the parking garage. The generator had to increase in size due to the amount of emergency load required for operating the elevators, emergency systems, lights, HVAC, and kitchen refrigeration. We would like to relocate the generator to the service drive area on the west side of building A. The Owner has added a special sound reducing muffler and sound enclosure to reduce the amount of noise generated by operating the generator. The generator would be more than 61 feet from side property line and 58 feet from rear property line. Proposed location is shown on Site Plan A0.1. Parking Re-evaluation Memory/Dementia Care residents are restricted from leaving the facility alone. Memory/Dementia Care residents are not able to drive, and often do not have vehicles. For this reason, please consider accepting Memory/Dementia Care as Special Needs as defined in FWRC 19.200.100. The current parking plan shows 94 stalls for 93 units, (65 garage parking, 5 surface parking, and 24 at duplexes). Some of the garage parking stalls are very difficult to use. They are against garage walls, do not allow for adequate backup maneuverability for vehicles, and some require parallel parking with limited approach space. It is for these reasons we are seeking a re- evaluation of required parking based on Senior Citizen units and Special Needs units, (Memory/Dementia Care). Building A has 30 units and the Duplexes have 18 units. A total of 48 Senior Citizen units. These would require 48 parking stalls, per FWRC 19.200.100. (1xUnits). Building B has 45 Special Needs units. These would require 23 parking stalls, per FWRC 19.200.100. (.5 x Units). The total parking requirement would be 71 stalls. We would like to eliminate the problem parking stalls in the garage only. The proposed parking layout is on Sheet ALL & A1.3. Thank you for your consideration of these minor changes to the Site Development Plan. Sincerely, WATTENBARGER ARCHITECTS Todd Sargeant, Project Manager TRANSMITTAL LETTER PROJECT: Mirror Lake Village PROJECT NO: 21701 DATE: April 8, 2019 TO: City of Federal Way Community Development Department 33325 8" Avenue South Federal Way, WA 98036 Attn: Jim Harris If enclosures are not as noted, please inform us immediately. If checked, please: WE TRANSMIT: ® herewith ❑ under separate cover via ❑ in accordance with your request FOR YOUR: ® approval ❑ information ❑ use ❑ record THE FOLLOWING: ®Drawings ❑ Samples ❑ Specifications ❑ Product Literature ❑ Change Order ® Letter WATTENBARV ilects ❑ Acknowledge receipt of enclosure ❑ Return enclosures to us ❑ distribution to parties ❑ review and comment ❑ Shop Drawing Prints ❑ Shop Drawing Reproducibles Copies Date Rev. No. Description Action 1 4/5/2019 Request for Administrative Decision co D 1 4/5/2019 Letter of Explanation D 2 4/8/2019 Sheets A0.1, Al. 1, A1.3, Al.12 D D D ACTION CODE: A. Action indicated on item transmitted B. No action required C. For signature and return to office D. See remarks below E. For signature and forwarding as noted under remarks REMARKS: Letter of Explanation for minor site changes. 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