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18-105293CETY OF �.. Federal Way Centered,on Oppa)rtunity December 6, 2018 Mr. Brooks Powell PO Box 98309 Des Moines, WA 98198 brooks@12o-,vd-hgmes.com CITY HALL 33325 8th Avenue South Federal Way, WA 98003-6325 (253) 835-7000 www. cityoffederalway. com Jim Ferrell, Mayor FILE Re: File #18-105293-00-UP and 18-105304-00-SE; NOTICE OF COMPLETE APPLICATION Village Green Phase II, Parcels 302104-9017 & 302104-9146, Federal Way Dear Mr. Powell: The Community Development Department is in receipt of your Process IV Master Land Use (IVPI.U) application and environmental checklist. The applicant proposes a 10-year extension of all land use approval for Phase Ii of the Village Green Campus, which includes buildings construction of 174 independent or assisted living apartments within 5 buildings, 40 units of memory care housing, and 17 independent living cottages. Associated site improvements include landscaping, parking lots, and site infrastructure. Pursuant to Federal Wlay Revised Cade (F17WrRC) 19.15.045, within 28 days of receiving an MLU application, the city shall determine whether all information and documentation required for a complete application has been submitted. NOTICE OF COMPLETE APPLICATION Please consider this letter a Notice of Complete Application. The Process IV MLU application is deemed complete as of November 29, 2018. This determination of completeness is based on a review of your submittal relative to applicable requirements referenced within FWRC 19.15.040, "Development Application Submittal Requirements." Submittal requirements are not intended to determine if an application conforms to city codes, they are used only to determine if all required materials have been submitted. A 120-day time line for reviewing this environmental checklist and Process IV application has started as of this date. The city's development regulations allow the department 120 days from the date that an application is deemed complete to take action on the application. However, the 120-day time line will be stopped at any time the city requires corrections and/or additional information. You will be informed of the status of the 120-day time line when you are notified in writing that corrections and/or additional information are needed. PUBLIC NOTICE Having met the submittal requirements, a Notice of Application (NOA) will be published in the Federal Wray Min -or, posted on the city's official notice boards, and mailed to property owners within 300 feet of the subject property. The applicant is responsible for installation of three large notice board prepared by the city. There is a $120 fee for the notice boards ($40 per notice board) that must be paid at time of pickup. The notice boards and Mr. Brooks Powell Page 2 of 2 November 6, 2018 installation instructions will be ready for pickup at the Will Call area by Wednesday, December 12, 2018. One board must be installed along the eastern property line of PT Avenue South, one along the southern property line at SW 356th Street, and one along the western property line at 2nd Avenue SW no later than December 21, 2018. NEXT STEPS City staff is preparing initial technical review comments that will be forwarded to you in separate correspondence. Technical review comments may result in a request for additional information and revisions in order to comply with applicable code requirements. A notice of public hearing will be issued at least 14 days prior to the hearing date and a staff report with recommendation(s) will be made available within seven days of the public hearing. CLOSING Once the sign is posted, please submit the sign installation certificate to the city. If you have any questions regarding this letter or your development project, please contact me at 253-835-2628, or natalie.kamieniecki e ci offe lerah .com. Sincerely, Natalie Kamieniecki Associate Planner c: Kevin Peterson, Senior Engineering Plans Reviewer Sarady Long, Senior Transportation Planning Engineer Chris Cahan, South King Fire and Rescue Brian Asbury, Lakehaven Utility District Harold Duncanson, harolddnduncansonco.com 18-105293-00-UP Doc. LD. 78499 CITY OF Federal Way Centered on Opportunity April 18, 2019 Mr. Brooks Powell P.O. Box 98309 Des Moines, WA 98198 (via email b driftwoodhomesllc.com) CITY HALL 33325 8th Avenue South Federal Way, WA 98003-6325 (253) 835-7000 www. cityoffederalway. com Jim Ferrell, Mayor I i RE: Permit #18-105293-UP; Village Green Land Use Permit Extension Village Green, Phase II, 217 SW 354h Court, Federal Way Dear Mr. Powell: City of Federal Way staff have reviewed the submitted documents, dated December 17, 2018, related to the Village Green. City departments have provided the following comments that will need to be addressed prior to continuing review of your application, or as otherwise noted. Questions regarding the technical review comments should be addressed to the referenced staff representative. COMMUNITY DEVELOPMENT — PLANNING DIVISION Natalie Kamieniecki, 253-835-2638, natalie.kamieniecki@cityoffederalway.com Five percent of new dwelling units must be considered affordable as defined by Federal Way Revised Code (F)ArRC) 19.110.010. "Affordable units " for rental affordable housing means dwelling units that are offered for rent at a rate that is affordabte to those individuals and families having incomes that are 50 percent or below the median county income. The format application must reflect the affordable housing requirement and provide details of how it will be accomplished. Prior to issuance of a certificate of occupancy for any building, an agreement in a form approved by city staff requiring affordable dwelling units to remain as affordable housing for the life of the project, must be recorded with the King County Department of Records and Elections at the expense of the applicant. Due to an existing property Iine location, prior to issuance of a building permit for Building F, an approved boundary line adjustment (BLA) must be submitted for review and approved by the City. Any approved BLA must be recorded at King County at the expense of the applicant prior to the issuance of Certificate of Occupancy for Building F. This requirement will be included as a condition of the Process IV Land Use approval. Project 9I8-105293-00-UP Page I of 4 Doc ID 78907 PUBLIC WORKS — DEVELOPMENT SERVICES DIVISION Kevin Peterson, 253-835-2734, kevin.peterson@cityoffederalway.com As noted in our December 13, 2018 letter, which responded to the applicant's request to waive street improvements, it was found that right-of-way that was supposed to have been dedicated along I St Ave S (as part of Phase I}, was never actually dedicated to the City. Public Works will require that strip of land to be dedicated, prior to this Land Use Approval. Currently, the City is reviewing the applicant's request to reconsider the dedication issue. A final determination on the reconsideration request will be made shortly and a response letter will be sent separately. • The civil engineer should update the Level 1 downstream analysis to reflect a more current 2019 date. The submitted analysis is dated October 28, 2008. • The geotechnical report should also be updated to reflect a more current 2019 date. The submitted report is dated October 17, 2008. The proposed water quality facility does NOT meet the Enhanced Basic standard (a Stormfilter w/ZPG cannot be the second facility in a treatment train, per Reference 14-A of the 2016 KCSWDM). The applicant is advised that the City will accept Department of Ecology (DOE) General Use Level Designation (GULD) approved technologies (for Enhanced Basic treatment) that are not listed in the KCSWDM. • The existing (Phase 1) water quality system does not have to be brought up to current standards, so other GULD-approved technologies may be an option that the engineer would like to explore for just this project (Phase 2). ■ The Solid Waste and Recycling (SWR) enclosure will need to meet current codes (FWRC 19.125.150). • The building/parking lot dispersion trenches, as currently shown, don't appear to meet the required distance for vegetated, overland flow length, as prescribed in the storm water design manual. PUBLIC WORKS — TRAFFIC DIVISION Sarady Long, 253-835-2743, sarady.long@cityoffederalivay.com • The traffic impact fee will be assessed, consistent with the FWRC, 19.91 Traffic Impact Fees and paid prior to permit issuance. • The development is subject to all the facts and conditions contained in concurrency application number 18-105295-00-CN, issued on January 15, 2019. Street modification request number 18-105305-00-SM, has been reviewed by the Public Works Division and have issued the following condition to be completed prior to land use approval of the current application: o The owner will be required to dedicate 15-feet for right-of-way along the Phase I frontage. The additional eight -feet (to meet current Type C street section) shall be set aside in a Tract "X" for future right -of way dedication, at the time that I" Ave S is improved to meet the Type C cross section. The dedication and Tract "X" shall occur prior to final Land Use approval for the current Phase II application. Project 918-105293-00-UP Page 2 of 4 Doc.ID 78907 • Please refer to the enclosed letters from Public Works dated December 12, 2013 and April 2, 2019, for more information regarding street modification requirements and conditions. LAKEHAVEN WATER AND SEWER DISTRICT Brian Asbury, 253-946-5407, basbury@lakehaven.org WATER • A Water Certificate of Availability issued separately by Lakehaven may be required to be submitted with any land use and/or building permit applications (check with land use agency for requirement). Certificate is valid for one (1) year from date of issuance. If Certificate is needed, allow 1-2 work days to issue for typical processing. The 2019 cost for a Water Certificate of Availability is $70.00. • Lakehaven does not have any Hydraulic Model results in this area, and it's presumed this information will be necessary for the fire marshal's review & for plumbing design. The applicant can request Lakehaven perform a system hydraulic model analysis (separate from, or concurrent with, an application for Availability). 2019 cost for a system hydraulic model analysis is $230.00. If additional hydrant/s is/are required or indicated, a Lakehaven Facilities Installation Agreement will be required to have Lakehaven construct install the new fire hydrant(s) necessary for the proposed development. Additional detail and/or design requirements can be obtained from Lakehaven by completing & submitting a separate application to Lakehaven for either Facilities Installation Agreement. Lakehaven encourages owners/developers/applicants to apply for Lakehaven processes separately to Lakehaven, and sufficiently early in the pre-design/planning phase to avoid delays in overall project development. A water service connection application submitted separately to Lakehaven is required for each new service connection to the water distribution system, or any modification to an existing water service connection (e.g., larger meter/service, irrigation, abandonment of existing service(s), re -activation, etc.), in accordance with standards defined in Lakehaven's current `Fees and Charges Resolution'. Non -single-family properties require separate domestic (per building, typically, some exceptions allowed), irrigation (if irrigated Iandscaped areas are incorporated into the site development), and fire protection (if required or installed) water service connections & meters. • Service pressure(s) greater than 80 psi indicated, Pressure Deducing Valve(s) indicated, contact the City's Building Official for requirements &/or additional information. To satisfy premise isolation requirements, the installation & satisfactory testing of an approved backflow prevention assembly (BPA) adjacent to each domestic & irrigation service meter is required pursuant to WAC 246-290-490 & Lakehaven standards regarding premise isolation. As low health cross -connection hazards, either a double check valve assembly (DCVA) or a reduced pressure backflow assembly (RPBA) is required. For fire protection system service connections, a separate fire protection service connection is required, and installation & satisfactory testing of a separate approved BPA is required pursuant to WAC 246-290-490 & Lakehaven standards regarding premise isolation. As a low cross -connection hazard, a double check detector assembly (DCDA) or a reduced pressure detector assembly (RPDA) is required for 3" & larger fire protection service connections; for 2" & smaller fire protection service connections a separate full -flow meter with a DCVA or RPBA is typical. Typically required location(s) for any BPA is outside of a building, as close to the main as possible, but no further than 50-feet maximum from main. Contact Lakehaven's Cross -Connection Control Program Manager (Chris Zoepfl, CZoepfl@.Lakehaven.org, 253- 946-5427) for additional information on premise isolation/BPA installation & testing coordination. Project #15-105293-00-UP Page 3 of 4 Doc 1D 78907 SEWER • A Sewer Certificate of Availability issued separately by Lakehaven may be required to be submitted with any land use and/or building permit applications (check with land use agency for requirement). Certificate is valid for one (1) year from date of issuance. If Certificate is needed, allow 1-2 work days to issue for typical processing. 2019 cost for a Sewer Certificate of Availability is $70.00. • A separate Lakehaven Sewer Service Connection Permit is required for each new connection to the sanitary sewer system or any modification (disconnect, re -align, abandon, etc.) to an existing sewer service connection, in accordance with standards defined in Lakehaven's current `Fees and Charges Resolution'. Minimum pipe slope for gravity sewer service connections is 2%. In addition to all other sewer service installation standards, installation of a Type 1, 48" monitoring manhole is typically required on the private building sewer line, for all new or modified non-residential connections. Also, installation of an externally - located grease interceptor is required for all new restaurants &/or buildings with food preparation/service establishments, size to be determined by the applicant's engineer. Also, if applicable, refer to Lakehaven's Trash/Recycling Enclosure Standards. GENERAL • All Lakehaven Development Engineering related application forms, and associated standards information, can be accessed at Lakehaven's Development Engineering web pages (hup://www.lakeliaven.orp,/204/Developmeni-Enp-inecrin ). • All comments herein are valid for one (1) year and are based on the proposal(s) submitted and Lakehaven's current regulations and policies. Any change to either the development proposal(s) or Lakehaven's regulations and policies may affect the above comments accordingly. CLOSING Once the revisions listed above are made, provide four paper copies of the site plan documents and narrative with the completed resubmittal form (enclosed). Pursuant to FWRC 18.05.080, if an applicant fails to provide additional information to the City within 180 days of being notified that such information is requested, the application shall be deemed null and void and the City shall have no duty to process, review, or issue any decisions with respect to such an application. Please do not hesitate to contact meat natalie.kamieniecki ci offederalwa .corn, or 253-835-2638, if you have questions regarding this letter or your application. Sincerely, Natalie Kamieniecki Associate Planner enc: Resubmittal Form Bulletin #129 Public Works Response to Request Waiver of Street Improvements, letter dated December 13, 2018 Public Works Response to Reconsider Dedication, letter dated April 2, 2019 South King Fire and Rescue Memo from Chris Cahan, dated November 29, 2018 cc: Harold Duncanson (via email haroldd(@duncansonco.com with attachments) Project 9 1 8-105293-00-UP Page 4 of 4 Doc ID 79907 DUNCANSON Company, Inc. August 27, 2019 Ms. Natalie Kamieniecki, Associate Planner City of Federal Way Department of Community Development 33325 8th Avenue South Federal Way, WA 98003-6325 Re: Permit 418-105293-UP; Village Green Phase II, 217 SW 354"' Court Dear Natalie: Following are responses to the review comments in your April 18, 2019, letter. Community Development Affordable Housing A 5% affordable housing covenant has been recorded. A copy is attached. DC198480.6 Bounds Line Adjustment The need for a boundary line adjustment (BLA) prior to building permit issuance for Building F is acknowledged. It is understood that this will be a condition of land use approval. Public Works —Development Services Ri-aht-of-Way Issue The requirement to dedicate 15 feet of right-of-way and place an additional 8 feet within a "Tract X" across the previous Phase I frontage is acknowledged. We will work with Public Works to prepare the dedication documents and legal descriptions for execution and recording. Level 1 Downstream Analsis A current field reconnaissance was performed and Section 3 of the TIR has been updated. Geotechnical Report A current geotechnical report is included in Section 6 of the TIR. Water Quality Water quality treatment (Enhanced Basic) is now proposed via Filterra units placed adjacent to the parking bays and drive aisles. For the exterior drive ramps leading into the lower level garages, runoff can be piped to remote Filterra units that can be located at a lower portion of the site so as to allow gravity drainage. Filterra underdrains and overflows will be connected to the existing storm drain system, where it will then be route o existing detention pond. Section �4, Part E of the TIR has been updated. REsu60�`�rEo 145 SW 155' Street + Suite 102 + Seattle, Washington 98166 AUG 2 8 2019 Phone 206.244.4141 + Fax 206.244.4455 + Web www.duncansonco.com r CIVIL ENGINEERING I CfTY OF FEDERAL WAY COMMUNITY DEVELOPMENT. r-C City of Federal Way Village Green 8/27/2019 Page 2 Phase i Water Quali1y Comment noted. The existing wetpond and bioswale will remain. Solid Waste The solid waste building (near Bldgs I and J) has been revised so that it no longer encroaches into the front yard setback. Calculations for additional recycle and trash receptacles are now provided on sheet C4. The building will house 3, 2 CY trash dumpsters and 1, 2 CY recycle dumpster, and may also include separated glass or aluminum recepticals. The exterior pad located west of the Memory Care building will have 1, 2 CY trash and 1, 2 CY recycle dumpters. Currently, recycle is non -separated single stream. The proposed trash and recycle service was based on prorating the existing service by existing number of units to the new number of units and rounding up. Service entrances have been called out and are within 150 feet of the solid waste storage areas. To our knowledge, the solid waste and recycle enclosures comply with FWRC 19.25.150). Dispersion The sheet flow dispersion areas on the internal drive loop and parking bays has been deleted in lieu of providing Filterra devices to achieve Enhanced Basic water quality treatment. Gravel Filled Trenches for Basic Dispersion are still proposed on the outer periphery of the project where the flowpath length, slope and vegetation requirements can be met. Two feet of trench, plus 25 feet of flowpath are required for this BMP. This is achieved within the property boundary in the locations shown. One trench on the east side of Building F was removed, because that area is too steep and fell partially within the proposed right of way dedication area. It should be noted that final BMP selection and design will occur with the building permit stage. Public Works —Traffic Traffic Impact Fee Requirement noted. Concurrena Comment noted. Dedication Issue Plans revised to show dedication and Tract X per City's letter dated April 2, 2019. City of Federal Way Village Green 8/27/2019 Page 3 Lakehaven Water and Sewer District Water and sewer availability certificates were issued by Lakehaven and included with the application. The remaining comments appear to be conditions that will apply at time of building permit (service connection permits, PRVBPA/DCVA requirements, etc.). Sincerely, Duncanson Company, Inc. 4�wl�� Harold M. Duncanson, PE President Enclosure CITY OF ., Federal Way Centered on opportunity April 18,2019 RESUBMITTED AUG 2 8 2019 Mr. Brooks Powell UTY OF FEDERAL WAY P.O. Box 98309 COMMUNITY DEVELOPMENT Des Moines, WA 98198 (via email €Fop,'Mriftwoodholnesllc.com) RE: Permit #18-105293-UP; Village Green Land Use Permit Extension Village Green, Phase II, 217 SW 3541h Court, Federal Way Dear Mr. Powell: CITY HALL 33325 8th Avenue South Federal Way, WA 98003-6325 (253) 835-7000 www.61yoffederalway. com Jim Ferrell, Mayor City of Federal Way staff have reviewed the submitted documents, dated December 17, 2018, related to the Village Green. City departments have provided the following comments that will need to be addressed prior to continuing review of your application, or as otherwise noted. Questions regarding the technical review corments should be addressed to the referenced staff representative. COMMUNITY DEVELOPMENT — PLANNING DIVISION Natalie Kamieniecki, 253-835-2638, natalie.kamieniecki@cityoffederalway.com .• Five percent of new dwelling units must be considered affordable as defined by Federal Way Revised Cade (FWRC) 19.110.010. "Affordable units" for rental affordable housing means dwelling units that are offered for rent at a rate that is affordable to those individuals and families having incomes that are 50 percent or below the median county income. The formal application must reflect the affordable housing requirement and provide details of how it will be accomplished. Prior to issuance of a certificate of occupancy for any building, an agreement in a form approved by city staff requiring affordable dwelling units to remain as affordable housing for the life of the project, must be recorded with the King County Department of Records and Elections at the expense of the applicant. Due to an existing property line location, prior to issuance of a building permit for Building F, an approved boundary line adjustment (BLA) must be submitted for review and approved by the City, Any approved BLA must be recorded at King County at the expense of the applicant prior to the issuance of Certificate of Occupancy for Building F. This requirement will be included as a condition of the Process IV Land Use approval. Project 9I9-105293-00-UP Page I of 4 Doc 1D 78907 PUBLIC WORKS —DEVELOPMENT SERVICES DIVISION Kevin Peterson, 253-835-2734, kevin.peterson@cityoffederalway.com • As noted in our December 13, 2018 letter, which responded to the applicant's request to waive street improvements, it was found that right -of --way that was supposed to have been dedicated along l'�` Ave S (as part of Phase 1), was never actually dedicated to the City. Public Works will require that strip of land to be dedicated, prior to this Land Use Approval. Currently, the City is reviewing the applicant's request to reconsider the dedication issue. A final determination on the reconsideration request will be, made shortly and a response letter will be sent separately. • The civil engineer should update the Level 1 downstream analysis to reflect a more current 2019 date. The submitted analysis is dated October 28, 2008. • The geotechnical report should also be updated to reflect a more current 2019 date. The submitted report is dated October 17, 2008. • The proposed water quality facility does NOT meet the Enhanced Basic standard (a Stormfilter w/ZPG cannot be the second facility in a treatment train, per Reference 14-A of the 2016 KCSWDM). The applicant is advised that the City will accept Department of Ecology (DOE) General Use Level Designation (GULD) approved technologies (for Enhanced Basic treatment) that are not listed in the KCSWDM. • The existing (Phase 1) water quality system does not have to be brought up to current standards, so other GULD-approved technologies may be an option that the engineer would like to explore for just this project (Phase 2). • The Solid Waste and Recycling (SWR) enclosure will need to meet current codes (FWRC 19.125.150). Is The building/parking lot dispersion trenches, as currently shown, don't appear to meet the required distance for vegetated, overland flow length, as prescribed in the storm water design manual. PUBLIC WORKS — TRAFFIC DIVISION Sarady Long, 253-835-2743, sarady.long@cityoffederalrvay.com • The traffic impact fee will be assessed, consistent with the FWRC, 19.91 Traffic Impact Fees and paid prior to permit issuance. • The development is subject to all the facts and conditions contained in concurrency application number 18-105295-00-CN, issued on January 15, 2019. Street modification request number 18-105305-00-SM, has been reviewed by the Public Works Division and have issued the following condition to be completed prior to land use approval of the current application: o The owner will be required to dedicate 15-feet for right-of-way along the Phase I frontage. The additional eight -feet (to meet current Type C street section) shall be, set aside in a Tract "X" for future right-of-way dedication, at the time that I" Ave S is improved to meet the Type C cross section. The dedication and Tract "X" shall occur prior to final Land Use approval for the current Phase 11 application. Project 418-105293-00-uP Page 2 of 4 Doc,ID 78901 • Please refer to the enclosed letters from Public Works dated December 12, 2013 and April 2, 2019, for more information regarding street modification requirements and conditions. LAKEHAVEN WATER AND SEWER DISTRICT Brian Asbury, 253-946-5407, basbury@lakehaven.org WATER • A Water Certificate of Availability issued separately by Lakehaven maybe required to be submitted with any land use and/or building permit applications (check with land use agency for requirement). Certificate is valid for one (1) year from date of issuance. If Certificate is needed, allow 1-2 work days to issue for typical processing. The 2019 cost for a Water Certificate of Availability is $70.00. e Lakehaven does not have any Hydraulic Model results in this area, and it's presumed this information will be necessary for the fire marshal's review & for plumbing design. The applicant can request Lakehaven perform a system hydraulic model analysis (separate from, or concurrent with, an application for Availability). 2019 cost for a system hydraulic model analysis is $230.00. If additional hydrants is/are required or indicated, a Lakehaven Facilities Installation Agreement will be required to have Lakehaven construct install the new fire hydrant(s) necessary for the proposed development. Additional detail and/or design requirements can be obtained from Lakehaven by completing & submitting a separate application to Lakehaven for either Facilities Installation Agreement. Lakehaven encourages owners/developers/applicants to apply for Lakehaven processes separately to Lakehaven, and sufficiently early in the pre-design/planning phase to avoid delays in overall project development. A water service connection application submitted separately to Lakehaven is required for each new service connection to the water distribution system, or any modification to an existing water service connection (e.g., larger meter/service, irrigation, abandonment of existing service(s), re -activation, etc.), in accordance with standards defined in Lakehaven's current `Fees and Charges Resolution'. Non -single-family properties require separate domestic (per building, typically, some exceptions allowed), irrigation (if irrigated landscaped areas are incorporated into the site development), and fire protection (if required or installed) water service connections & meters. Service pressure(s) greater than 80 psi indicated, Pressure Reducing Valve(s) indicated, contact the City's Building Official for requirements &/or additional information. To satisfy premise isolation requirements, the installation & satisfactory testing of an approved backflow prevention assembly (BPA) adjacent to each domestic &. irrigation service meter is required pursuant to WAC 246-290-490 & Lakehaven standards regarding premise isolation. As low health crass-coruiection hazards, either a double check valve assembly (DCVA) or a reduced pressure backflow assembly (RPBA) is required. For fire protection system service connections, a separate fire protection service connection is required, and installation & satisfactory testing of a separate approved BPA is required pursuant to WAC 246-290-490 & Lakehaven standards regarding premise isolation. As a low cross -connection hazard, a double check detector assembly (DCDA) or a reduced pressure detector assembly (RPDA) is required for 3" & larger fire protection service connections; for 2" & smaller fire protection service connections a separate full --flow meter with a DCVA or RPBA is typical. Typically required location(s) for any BPA is outside of a building, as close to the main as possible, but no further than 50-feet maximum from main. Contact Lakchaven's Cross -Connection Control Program Manager (Chris Zoepfl, CLoel2flPLakehaven.or;„ 253- 946-5427) for additional information on premise isolation/BPA installation & testing coordination. Project N19-105297-00-LIP Page 3 oN Uoc.ID 78907 SEWER r A Sewer Certificate of Availability issued separately by Lakehaven may be required to be submitted with any land use and/or building permit applications (check with land use agency for requirement). Certificate is valid for one (1) year from date of issuance. If Certificate is needed, allow 1-2 work days to issue for typical processing. 2019 cost for a Sewer Certificate of Availability is $70.00, + A separate Lakehaven Sewer Service Connection Permit is required for each new connection to the sanitary sewer system or any modification (disconnect, re -align, abandon, etc.) to an existing sewer service connection, in accordance with standards defined in Lakehaven's current `Fees and Charges Resolution'. Minimum pipe slope for gravity sewer service connections is 2%. In addition to all other sewer service installation standards, installation of a Type 1, 48" monitoring manhole is typically required on the private building sewer line, for all new or modified non-residential connections. Also, installation of an externally - located grease interceptor is required for all new restaurants Wor buildings with food preparation/service establishments, size to be determined by the applicant's engineer. Also, if applicable, refer to Lakehaven's Trash/Recycling Enclosure Standards. GENERAL + All Lakehaven Development Engineering related application forms, and associated standards information, can be accessed at Lakehaven's Development Engineering web pages ttt :1/www.ia l aveti.or 20 IDeveia m it -En inegrin . ■ All comments herein are valid for one (1) year and are based on the proposal(s) submitted and Lakehaven's current regulations and policies. Any change to either the development proposal(s) or Lakehaven's regulations and policies may affect the above comments accordingly. CLOSING Once the revisions listed above are made, provide four paper copies of the site plan documents and narrative with the completed resubmittal form (enclosed). Pursuant to FWRC 18.05.080, if an applicant fails to provide additional information to the City within 180 days of being notified that such information is requested, the application shall be deemed null and void and the City shall have no duty to process, review, or issue any decisions with respect to such an application. Please do not hesitate to contact me at natalie.kantion iecki r ci nffederalwa -cvm or 253-835-2638, if you have questions regarding this letter or your application. Sincerely, rl Natalie Kamieniecki Associate Planner enc,, Resubmittal Form Bulletin #129 Public Works Response to Request Waiver of Street Improvements, letter dated December 13, 2018 Public Works Response to Reconsider Dedication, letter dated April 2, 2019 South King Fire and Rescue Memo from Chris Cahan, dated November 29, 2018 cc: Harold Duncanson (via email h roldd Qdusicaqaqnc .csam with attachments) Project 08-105293-00-UP Page 4 oN UoOD 78907 PUBLIC WORKS DEPARTMENT CITY 'OF 33325 81h Avenue South FederalWay 98-6325 Federal Way 253-835-2700; Fax 253-835-2709 u•�vw.cil�nitcd� I�v:ry_,cc�:nn CAPAaTYRESERVE CERTIFICATE (CRQ This CONCURRENCY DETERMINATION is made this 15" day of January 2019 by the City of Federal Way (COFW), a political subdivision of the State of Washington (hereinafter called the "City"). WHEREAS, the developer intends to develop the property described as Village Gruen of Federal if•ir reviewed under City file CN Number(s) 18-105295-00-CiV (hereinafter called the "development"); and WHEREAS, RCW 36.70A requires that the City adopt and enforce ordinances which prohibit development approval if the development causes the level of service on a transportation facility to decline below the standards adopted in the comprehensive plan, unless transportation improvements or strategies to accommodate the impacts of the development are made concurrent with the development; and WHEREAS, the City adopted its comprehensive plan in November 1995; and WHEREAS, Chapter 19 of the COFW Revised Code was amended by the creation of Chapter 19.90 Division III on June 10, 2006 by Ordinance 06-525 effective January 1, 2007; and NOW, THEREFORE, a concurrency certificate is issued for the development of 227 Units Continuing Care Reavement Cornmrrirl based on the facts and conditions set forth herein. Development Parameters This CONCURRFNCY DETERMINATION is based on the following development: Development type: Continuing Care Retirement Community Development size: 227 Units Property address: Federal Way, WA 98003 Parcel No. (s): 302104-9017 & 302104-9146 Nuinber of New PM Peak Hour Vehicles Trips Generated: 46 Validity of Concurrency Determination This CAPACITY RESERVE CERTIFICATE is valid only for the specific development approval consistent with the development parameters and the City file number contained within this certificate. If the development is changed, expired, cancelled or withdrawn, it will be subjected to reevaluation for concurrency purposes. Terms of the Capacity Reserve Certificate This CAPACITY RESERVE CERTIFICATE is valid until the underlying development permit expires, is withdrawn or cancelled, whichever occurs first. A roved Sy: ( f1: Date: I ? T-ok�• ZO- Printed Name: Richard A. Perez. P.E Title: City Traffic Engineer CITY OF 4�, Federal Way CITY HALL 33325 8th Avenue South Federal Way, WA 98003-6325 (253) 835-7000 www.cityoffederalway.com Jim Ferrell, Mayor April 2, 2019 Duncanson Company, Inc. Attn: Harold Duncanson 145 SW 155th St, Suite 102 Seattle, WA 98166 RE: Permit #18-105305-00-SM; ri11age Green Phase 11, 217 SW 354th Court Response to Reconsider Dedication Requirement Dear Mr. Duncanson: This letter responds to your request to your March 4 letter, asking to reconsider our requirement to dedicate 23-feet of property for right of way along 1 st Ave S, along the Village Green Phase I frontage. During our research of the Nov 8, 2018 modification request, it was found that the Phase I Village Green development did not dedicate any right of way along 1 st Ave S. Because the dedication did not occur, the existing 8-foot sidewalk, and most of the 6-foot planter strip remain on the Village Green property. Subsequent to that initial research, and with your recent request, it's been determined that the dedication requirement for Phase I was for 15-feet, for a total of a 45-foot wide right of way on the Village Green side of 1 st Ave S. Subsequent to the development of Phase I, the City adopted a street classification system, with standard street cross -sections developed for each street classification. Under this system, 1 st Ave S was classified as a Minor Arterial, corresponding to Street Section `C', which requires a 72- foot paved roadway, 6-foot planter strips, 8-foot sidewalks and 3-foot utility strips in a 106-foot right of way (53-foot 1/2—street ROW). After evaluating your request, review of Federal Way Revised Code (FWRC) provisions (Sections 19.135.070 and 19.135.090), and direction provided by the City Council, the Public Works Department hereby approves your request, with the following condition: The owner will be required to dedicate 15-feet for right of way dedication along the Phase I frontage, and the additional 8-feet (to meet current Type C street section) shall be set aside in a Tract `X' for future ROW dedication, at the time that 1 st Ave S is improved to meet the Type C \\CFWFILE I \Applications\CSDC\PROD\dots\save\ I548 l8_78968_02073423.DOC cross-section. The dedication and Tract `X' shall occur prior to final Land Use approval for the current, Phase II, application. The conditions of this right-of-way modification will be applicable for a period of one year. If a Land Use approval is not issued within the one year time period, this waiver will be void, and a new request for modification shall be submitted. If you have any questions or concerns, please contact Kevin Peterson, Engineering Plans Reviewer, at (253) 835-2734. Sincep*, Desiree Winkler, P.E. Deputy Public Works Director KP:ss cc: Powell Family Land Company, P.O. Box 98309, Des Moines, WA 98198 Natalie Kamieniecki, Associate Planner Sarady Long, Sr. Transportation Planning Engineer Project file (kp) Day file \\CFW FILE I\Applications\CSDC\PROD\dots\save\154818_78968_02073423.DOC CITY OF FEDERAL WAY COMMUNITY DEVELOPMENT DEPARTMENT DEVELOPMENT REVIEW COMMITTEE TRANSMITTAL DATE: September 4, 2019 TO: Kevin Peterson, Senior Engineering Plans Examiner Sarady Long, Senior Transportation Planning Engineer Brian Asbury, Lakehaven Water & Sewer District FROM: Natalie Kam.ieniecki, Associate Planner FOR DRC MTG. ON: Please provide comment via email or hard copy FILE NUMBER(s): 18-105293-00-UP RELATED FILE NOS.: None PROJECT NAME: VILLAGE GREEN PHASE II PROJECT ADDRESS: 217 SW 354TH CT ZONING DISTRICT: RS 9.6 PROJECT DESCRIPTION: Renewal of Land Use approvals for senior housing (Village Green Buildings F, G, H, I, & J; Memory Care building and 13 cottages). LAND USE PERMITS: PROJECT CONTACT: POWELL FAMILY LAND COMPANY MATERIALS SUBMITTED: Resubmittal Response Narrative Preliminary Technical Information Report, Revised August 27, 2019 Trash Enclosure Plan Village Green Campus Site Plan Set, Sheets Cl-C6 CITY OF Federal Way Addendum to the Environmental Determination of Nonsignificance (DNS) Name of Proposal: Village Green Retirement Campus City File: 18-105304-SE (Addendum) / 08-105557-SE (DNS) DNS Issued: March 10, 2010 Description of Proposal: Amendment to the above -referenced DNS due to 8% increase in senior residential units and incorporation of previously approved minor site plan revisions. Applicant: Brooks Powell Location: 35419 1" Avenue South, King County tax parcels 302104-9017 & 302104- 9146 (Memory Care and Cottages) Lead Agency: City of Federal Way Staff Contact: Associate Planner, Natalie Kamieniecki, 253-835-2639 Description of Addendum This addendum involves Process IV application for extension of Phase II and Phase III (Memory Care & Cottages West), of the Village Green Senior Housing retirement campus. The request includes construction of the remaining 174 units of independent and assisted living senior apartments, 17-unit independent living cottages, 40-unit memory care building, and a 10-year land use approval. Depending on the activity level and needs of the residents, a community recreation building may be constructed in lieu of several cottages. The project is adjacent to the Village Green retirement campus, which includes 167 existing independent and assisted living units. This request would increase the total number of units for the entire Village Green retirement campus to 398 units, an 8% increase from previous approvals. A DNS was issued in March 2010, for the Village Green Retirement campus and no SEPA mitigation was required or appeal filed. A SEPA Addendum is necessary for this revised proposal due to a minor increase in senior residential units from the original proposal and incorporation of previously approved minor site plan revisions. No new or substantially different environmental impacts are anticipated. NOTE.• There is no comment period for this addendum per WAC 197-11-625. Responsible Official: Director of Community Development, Brian Davis 33325 8"' Avenue South, Federal Way, WA 98003-6325 253-835-2612 Signature. _&::: Date Issued: February 29, 2020 Cc: Department of Ecology SEPA Register, seoareg_ister _.ecv.wa gov_ Harold Duncanson, haroldd(Dduncansonco.com Brooks Powell, bpowell0602(a)gmail. com CITY OF Federal Way NOTICE OF LAND USE APPLICATION Name: Village Green of Federal Way Description: Process IV application for extension of Phase 11, Memory Care & Cottages, of the Village Green Senior Housing retirement campus. The request includes construction of the remaining 174 units of independent and assisted living senior apartments, 17 unit independent living cottages, 40 unit memory care building, and a 10-year land use approval. Depending on the activity level and needs of the residents, a community recreation building may be constructed in lieu of several cottages. The project is adjacent to the Village Green retirement campus, which includes 167 existing independent and assisted living units. This request would increase the total number of units for the entire Village Green retirement campus to 398 units, an 8% increase from previous approvals. Applicant: Brooks Powell, Village Green of Federal Way Location: 35419 P' Avenue South, King County tax parcels 302104-9017 & 302104-9146 (Memory Care and Cottages) Date Application Received: November 8, 2018 Date of Notice of Application: December 14, 2018 Date Determined Complete: November 29, 2018 Comment Due Date: December 28, 2018 Permits Required by this Application: Process IV Hearing Examiner's Decision (File #18-105293-UP), Environmental Threshold Determination (File #18-105304-SE) and Concurrency Analysis. Relevant Environmental Documents are Available at the Address Below: X Yes _ No Development Regulations to be Used for Project Mitigation, Known at this Time: Federal Way Revised Code (FWRC), Title 19, "Zoning and Development Code;" Title 16, "Surface Water Management;" Title 14, "Environmental Policy" Consistency with Applicable City Plans and Regulations: The project will be reviewed for consistency with all applicable codes and regulations, including the Federal Way Revised Code; 2016 King County Surface Water Design Manual and City amendments; and the International/Uniform Building, Fire, Plumbing, and Mechanical Codes. The official project file is available for public review at the City Hall Department of Community Development Services (33325 8U' Avenue South, Federal Way, WA 98003). The initial notice period ends on December 28, 2018, but any person may submit written comments to the Hearing Examiner by delivering these comments to the Department of Community Development prior to the public hearing date or by giving these directly to the Hearing Examiner at the public hearing. Only persons who submit written documents to the Hearing Examiner, or specifically requests a copy of the decision, may appeal the Process IV Hearing Examiner's decision. However, any interested party may appeal the environmental threshold determination. Details of appeal procedures will be included with each written decision. City Contact: Associate Planner Natalie Kamieniecki, 253-835-2638 Published in the Federal Way Mirror on December 14, 2018. Ak CIT Federal Way DEPARTMENT OF COMMUNITY DEVELOPMENT 33325 8th Avenue South Federal Way WA 98003 253-835-7000; Fax 253-835-2609 www.cityoffederalway.com DECLARATION OF DISTRIBUTION I, E. Tina Piety hereby declare, under penalty of perjury of the laws of the State of Washington, that a: Notice of Land Use Application/Action ❑ Land Use Decision Letter ❑ Notice of Determination of Significance (DS) and Scoping Notice ❑ Notice of Environmental Determination of Nonsignificance (SEPA, DNS) ❑ Mitigated Environmental Determination of Nonsignificance (SEPA, MDNS) ❑ Notice of Land Use Application & Optional DNS/MDNS ❑ FWRC Interpretation ❑ Other ❑ Notice of Public Hearing before the Hearing Examiner ❑ Notice of Planning Commission Public Hearing ❑ Notice of LUTC/CC Public Hearing ❑ Notice of Application for Shoreline Management Permit ❑ Shoreline Management Permit ❑ Adoption of Existing Environmental Document was O emailed ❑ mailed ❑ faxed and/or ❑ posted to or at each of the attached addresses on December 11 2018. Project Name Village Green of Federal Way File Number(s) 18-105293-UP Signature Date December 11, 201 C:\Users\tinap\Desktop\Declaration of Distribution.doc/Last printed 12/11 /2018 11:49:00 AM Tina Piet From: Ken Spurrell <legals ❑@tacomadailyindex.com> Sent: Tuesday, December 11, 2018 12:04 PM To: Tina Piety Subject: Re: Legal Notice Confirming receiving notice to pub in the FWM. thanks Ken Ken Spurrell Publisher Direct: 253-232-5219 Internal: 15001 Fax: 253-627-2253 15 Oregon Ave, Suite 101, Tacoma, WA 98409 Hl Sound Publishing Map Print tes Online Rate M2diaKq Sound Info On Tue, Dec 11, 2018 at 11:44 AM Tina Piety alwa .comma wrote: Hello, Please publish the attached legal notice (Village Green of Federal Way NOA, 18-105293-UP) in the Federal Way Mirror in Friday's (12/14/2018) issue. Please furnish an affidavit of publication. This is for the Community Development account 83722477. Thank you, Tina E. Tina Piety, CAP -OM Administrative Assistant 11 Federal Way Community Development Department 33325 8'h Avenue South Federal Way, WA 98003-6325 Phone:253/835-2601 Fax: 253/835-2609 www.city—offederalway.com CITY or Federal Way NOTICE OF LAND USE APPLICATION Name: Village Green of Federal Way Description: Process IV application for extension of Phase II, Memory Care & Cottages, of the Village Green Senior Housing retirement campus. The request includes construction of the remaining 174 units of independent and assisted living senior apartments, 17 unit independent living cottages, 40 unit memory care building, and a 10-year land use approval. Depending on the activity level and needs of the residents, a community recreation building may be constructed in lieu of several cottages. The project is adjacent to the Village Green retirement campus, which includes 167 existing independent and assisted living units. This request would increase the total number of units for the entire Village Green retirement campus to 398 units, an 8% increase from previous approvals. Applicant: Brooks Powell, Village Green of Federal Way Location: 35419 1st Avenue South, King County tax parcels 302104-9017 & 302104-9146 (Memory Care and Cottages) Date Application Received: November 8, 2018 Date of Notice of Application: December 14, 2018 Date Determined Complete: November 29, 2018 Comment Due Date: December 28, 2018 Permits Required by this Application: Process IV Hearing Examiner's Decision (File #18-105293-UP), Environmental Threshold Determination (File #18-105304-SE) and Concurrency Analysis. Relevant Environmental Documents are Available at the Address Below: X Yes _ No Development Regulations to be Used for Project Mitigation, Known at this Time: Federal Way Revised Code (FWRC), Title 19, "Zoning and Development Code;" Title 16, "Surface Water Management;" Title 14, "Environmental Policy" Consistency with Applicable City Plans and Regulations: The project will be reviewed for consistency with all applicable codes and regulations, including the Federal Way Revised Code; 2016 King County Surface Water Design Manual and City amendments; and the International/Uniform Building, Fire, Plumbing, and Mechanical Codes. The official project file is available for public review at the City Hall Department of Community Development Services (33325 811, Avenue South, Federal Way, WA 98003). The initial notice period ends on December 28, 2018, but any person may submit written comments to the Hearing Examiner by delivering these comments to the Department of Community Development prior to the public hearing date or by giving these directly to the Hearing Examiner at the public hearing. Only persons who submit written documents to the Hearing Examiner, or specifically requests a copy of the decision, may appeal the Process IV Hearing Examiner's decision. However, any interested party may appeal the environmental threshold determination. Details of appeal procedures will be included with each written decision. City Contact: Associate Planner Natalie Kamieniecki, 253-835-2638 Published in the Federal Way Mirror on December 14, 2018. 9 m SW - t2nd ST un' Jd .W Ath L VICINITY MAP NOT TO SCALE — SITE S 348th ST H_�ebo5 Stote Park S 356th ST DEPARTMENT OF COMMUNITY DEVELOPMENT 33325 8th Avenue South Federal Way WA 98003 253-835-7000; Fax 253-835-2609 CITY OF www.cil offederalwa .cam Federal Way DECLARATION OF DISTRIBUTION 1, Ad—t �jmi�h hereby declare, under penalty of perjury of the laws of the State of Washington, that a: 121 Notice of Land Use Application/Action ❑ Notice of Determination of Significance (DS) and Scoping Notice ❑ Notice of Environmental Determination of Nonsignificance (SEPA, DNS) ❑ Mitigated Environmental Determination of Nonsignificance (SEPA, MDNS) ❑ Notice of Land Use Application & Optional DNS/MDNS ❑ FWRC Interpretation ❑ Other ❑ Land Use Decision Letter ❑ Notice of Public Hearing before the Hearing Examiner ❑ Notice of Planning Commission Public Hearing ❑ Notice of LUTC/CC Public Hearing ❑ Notice of Application for Shoreline Management Permit ❑ Shoreline Management Permit ❑ Adoption of Existing Environmental Document Was ❑ emailed Omailed ❑ faxed and/or ❑ posted to or at each of the attached addresses on December l `-1 J 2018, Project Name Village Green of Federal Way File Number(s) 18-105293-UP Signature Date _Decemberl'l, 2018 C:\Users\tinap\Desktop\Declaration of Distribution.doc/Last printed 12/11 /2018 11:50:00 AM CITY OF - --- Federal Way NOTICE OF LAND USE APPLICATION Name: Village Green of Federal Way Description: Process IV application for extension of Phase II, Memory Care & Cottages, of the Village Green Senior Housing retirement campus. The request includes construction of the remaining 174 units of independent and assisted living senior apartments, 17 unit independent living cottages, 40 unit memory care building, and a 10-year land use approval. Depending on the activity level and needs of the residents, a community recreation building may be constructed in lieu of several cottages. The project is adjacent to the Village Green retirement campus, which includes 167 existing independent and assisted living units. This request would increase the total number of units for the entire Village Green retirement campus to 398 units, an 8% increase from previous approvals. Applicant: Brooks Powell, Village Green of Federal Way Location: 35419 1st Avenue South, King County tax parcels 302104-9017 & 302104-9146 (Memory Care and Cottages) Date Application Received: November 8, 2018 Date of Notice of Application: December 14, 2018 Date Determined Complete: November 29, 2018 Comment Due Date: December 28, 2018 Permits Required by this Application: Process IV Hearing Examiner's Decision (File #18-105293-UP), Environmental Threshold Determination (File #18-105304-SE) and Concurrency Analysis. Relevant Environmental Documents are Available at the Address Below: X Yes _ No Development Regulations to be Used for Project Mitigation, Known at this Time: Federal Way Revised Code (FWRC), Title 19, "Zoning and Development Code;" Title 16, "Surface Water Management;" Title 14, `Environmental Policy" Consistency with Applicable City Plans and Regulations: The project will be reviewed for consistency with all applicable codes and regulations, including the Federal Way Revised Code; 2016 King County Surface Water Design Manual and City amendments; and the International/Uniform Building, Fire, Plumbing, and Mechanical Codes. The official project file is available for public review at the City Hall Department of Community Development Services (33325 8th Avenue South, Federal Way, WA 98003). The initial notice period ends on December 28, 2018, but any person may submit written conunents to the Hearing Examiner by delivering these comments to the Department of Community Development prior to the public hearing date or by giving these directly to the Hearing Examiner at the public hearing. Only persons who submit written documents to the Hearing Examiner, or specifically requests a copy of the decision, may appeal the Process IV Hearing Examiner's decision. However, any interested party may appeal the environmental threshold determination. Details of appeal procedures will be included with each written decision. City Contact: Associate Planner Natalie Kamieniecki, 253-835-2638 Published in the Federal Way Mirror on December 14, 2018. 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Federal Way Wa. 98003 (206) - 835 - 7000 www, ci tyoffed era Tway. co m 192104-9017 202104- 9018 302104- 1 9162 302104- I 292104- 9025 f 9154 302104- 292104- 292104 Q 9031 9156 F- r 302104- 292104- 9024 9069 292104- 9078 - - — 292104, 292104- 902 9067 292104- 9065 292104- 29 04- 9161 1 302104- r 9017 1 292 Village Green 90 29 04- 6 292104 9030 302104-1 9034 9164 302104- 9128 _ _ 9127 302104- 302104- - - — 9021 9058 302104- 302104-I, 9108 9129 302104- - — ,, 302104- 9121 9182 302104- 9130 ', 302104- _ 302104- 302104- 9174 9020 9003 302104- 302104- 302104- 1 9071 9110 9126 _ I 302104- 9067 302104- SW 356TH ST - S 356 H ST 1140D0- Q 114000. 0040 1140DD-0050 114000 2921 0060 0030 302104- 302104- 9118 114000- olio 114000- 61nD 114006- 0070 114000- .0110 DD90 114001 114001- 1140DD - 016Q 01,00 114001=D�.114nn1S14001- 29210M0150 0120 0114 $ 2139 114D01- 292104-114001-0130. 9109 0140 114001- 114001-0020 S 358TH ST 0010 114001- 003Q 292104- 292104- 9042 9147 302104- 9156 302104- 9004 302104- 302104- 9157 9158 w a N 302104- 9092 292104- 9100 292104- 9017 Legend CITY OF Subject Site Scale: �� Federal Way Tax Parcels Notified N 0 150 300 Feet 1. )1 This map is ��!� ��:�, d for use as a graphical representation only. Ki no Countv Tax Parcels The City of l r. ! ••:. Way makes no warranty as to its accuracy. DEPARTMENT OF COMMUNITY DEVELOPMENT 33325 8th Avenue South Federal Way WA 98003-6325 253-835-7000; Fax253-835-2609 CITY OF www.cifyoffederalway.com Way ww.citvaffederaiwaY.com DECLARATION OF DISTRIBUTION I, IV UG:_ 1M10,3� hereby declare, under penalty of perjury of the laws of the State of Washington, that a: ❑ Notice of Land Use Application/Action ❑ Notice of Determination of Significance (DS) and Scoping Notice ❑ Notice of Environmental Determination of Nonsignificance (SEPA, DNS) ❑ Notice of Mitigated Environmental Determination of Nonsignificance (SEPA, MDNS) ❑ Notice of Land Use Application & Optional DNS/MDNS ❑ FWRC Interpretation ❑ Other ❑ Land Use Decision Letter ❑ Notice of Public Hearing before the Hearing Examiner ❑ Notice of Planning Commission Public Hearing ❑ Notice of LUTC/CC Public Hearing ❑ Notice of Application for Shoreline Management Permit ❑ Shoreline Management Permit ❑ Adoption of Existing Environmental Document was ❑ mailed ❑ faxed ❑ / e-mailed and/or I osted to or at each of the attached addresses on y.' '!F 2018. Project Name ULWAV, File Number(s) I y- P7 U 1 r Signature Date I2' )Ll' IF K:\PLANNING INTERN\Declaration of Distribution notices\Declaration of Distribution with Posting Sites.doc Posting Sites: Federal Way City Hall - 33325 8th Avenue Federal Way Regional Library - 34200 1 st Way South Federal Way 320th Branch Library - 848 South 320th Street Subject Site - t. e7' K:\PLANNING INTERN\Declaration of Distribution nofices\Declaration of Distribution with Posting Sites.doc CITY OF VV,,ay Project Name: DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES 33325 8`1' Avenue South Federal Way, WA 98003-6325 253-8352607; Fax 253-835-2609 w w w. ci t nffederal ►va v. corn SIGN INSTALLATION CERTIFICATE Project File No: — ©� Z-G1 - 00 OF Project Address: Nn2-n-( car C Installed By: �i�r�lC -�IS�+� 60 OJPA,�41� Date of Installation: Location of Installation: 5 c A )4o < i Je-N4L-r--5 (:3--4 / AVM S y l��a J�F5LLR0 :t 0�l H�lO•S 3�A9 !•]uPy BJ��7�l �wil !7 !7 t�] A'11111A C! D.0 P: 7•y :.71l 7u61 6]`•A 3�A 7cA 5�B ]�L�]�E a c�- zr -i w ns rn aY- ^Jr n 2.. n' 'a n ?� m Syr •q. n .mr n. m m n rn �. v i' ..- I hereby testify that the sign installed fully complies with the installation standards of the Department of Community Development Service's "Instructions for Obtaining & Posting Public Notification Signs" and that the sign will be maintained until a final decision is issued on the land use action. I understand that failure to return this certificate within five days of posting may result in delays, notice of corrections, and re -mailings at the applicant's expense. A?I�bLo J?is,-�C.pvv/So Installer's Name i Installer's Signature lq llb Date `ZE)LI Phone Bulletin #036 — January 1, 2011 Page 1 of I k:\Handouts\Sign Installation Certificate r� CITY or- YN,y DEPARTMENT OF Cold\4um,r), DEVELOPMENT SERVICES 33325 8`h Avenue South Federal Way, WA 98003-6325 253-8352607;Fax 253-835-2609 www.ci tyoffedcr alwftv.coni SIGN INSTALLATION CERTIFICATE Project Name: Project File No:. q 240 Project Address: Nc)[~-T-`'1 Or-- g InstalledBy: r�?f'l?r•i Date of Installation: -sk Location of Installation: 1 1 1;: �' 6`4 IiL4 ]��U 1++k,l�l' i�9 raµt ��^ ii•�. i•��1�•� t��s t,.i ubfYi d�: 7.•1 '7 u� 1 W 7yC JRI' i t'l�. tl�f 1^ '1�l •l mt t [ i�D Y R•l YY tWr t�n.1R$ I hereby testify that the sign installed fully complies with the installation standards of the Department of Community Development Service's "Instructions for Obtaining & Posting Public Notification Signs" and that the sign will be maintained until a final decision is issued on the land use action. I understand that failure to return this certificate within five days of posting may result in delays, notice of corrections, and re -mailings at the applicant's expense. Installer's Name Installer's Signahire `Iq Date Phone Bulletin #036 — January 1, 2011 Page I of I k:\Handouts\Sign Installation Certificate ^k CITY OF ' Federal Way NOTICE OF VIRT UAL/TELEPHONIC LAND USE PUBLIC HEARING Village Green Retirement Campus File No. 19-102839-00-UP / 19-101462-SE Notice is hereby given that the City of Federal Way Hearing Examiner will hold a virtual/telephonic public hearing on February 26, at 9:00 a.m. by means of Zoom to consider the following proposal: Topic: Process IV application for extension of Phase II, Memory Care & Cottages, of the Village Green Senior Housing retirement campus. The request includes construction of the remaining 174 units of independent and assisted living senior apartments, 17-unit independent living cottages, 40-unit memory care building, and a 10-year land use approval. Depending on the activity level and needs of the residents, a community recreation building may be constructed in lieu of several cottages. The project is adjacent to the Village Green retirement campus, which includes 167 existing independent and assisted living units. This request will increase the total number of units for the entire Village Green retirement campus to 398 units, an eight percent increase from previous approvals. Location: 35419 1" Avenue South, King County Tax Parcels 302104-9017 & 302104-9146 (Memory Care & Cottages) Applicant: Brooks Powell, Village Green of Federal Way Agent: Harold Duncanson, Duncanson Company, Inc. City Contact: Associate Planner Natalie Kamieniecki, natal ie.kamien ieckici . offederalwa .com. 253-569-5828 Date Application Received: November 8, 2018 Date of Notice of Application: December 14, 2018 Date Determined Complete: November 29, 2018 Date of SEPA Addendum: February 29, 2020 Requested Decision and Other Related Permits: Use Process IV (File 18-105293-UP); Environmental Determination (File 18-105304-SE); Concurrency (File 18-105295-CN). Required Studies: Preliminary Stormwater Technical Information Report, Geotechnical Report, and Traffic Impact Analysis. Applicable Development Regulations: Federal Way Revised Code (FWRC) Title 14, `Environmental Policy"; Title 16 "Surface Water Management"; and Title 19 "Zoning and Development Code." A State Environmental Policy Act (SEPA) Addendum to Determination of Nonsignificance (DNS) was issued on February 29, 2020. Pursuant to FWRC 19.70, "Process IV — Hearing Examiner," the Hearing Examiner will hold a public hearing on the application and issue a written decision within 10 working days of the close of the hearing. Doc ID 81084 19-102839-00-UP Availability of File: The official project file and existing environmental documents are available to the public by request, or on the city's website at https•//www.citvoffederatwU.com/node/1962. A staff report will be available on the city's website on February 18, 2021. Public Comments: Any person has the right to submit written comments to the Hearing Examiner and/or provide oral testimony at the public hearing. Submit written comments (we request you submit them at least two hours before the meeting starts) to the Planning Division at planning@a cityoffederalway.com; please reference Village Green Retirement Campus. Alternatively, written comments to the Hearing Examiner may be mailed to the Community Development Department before the hearing at: Community Development Department, 33325 8"' Avenue South, Federal Way, WA 98003. Any person may request a copy of the decision once made. Zoom Meeting Information: Pursuant to Governor Inslee's Proclamation 20-28, all in -person meetings are prohibited until further notice; therefore, the hearing will be held on Zoom. The city is providing opportunities for public comment verbal testimony by calling into the meeting. To access the public hearing, please use the following: Please email planningacit.offederalwa,.com, with your first and last name, address, and phone number to give verbal testimony during the meeting (via telephone, number below). You will be given access during the public testimony portion (we request you sign up at least two hours before the meeting starts); please reference the Village Green Retirement Campus. Link to join the webinar: htt s://ci offederalwa .zoom.us/i/91297903967? wd=dllrM* . bWozcHhYOHBrSHNTbzdzUT09 Passcode: 878056 Listen to the live meeting: (888) 788-0099 or (253) 215-8782, Meeting ID: 912 9790 3967 Watch from the Zoom mobile app with meeting: 912 9790 3967 and passcode: 878056 Published in the Federal Way Mirror on February 12, 2021. Doc ID 81084 19-102839-00-UP STATE OF WASHINGTON, COUNTY OF KING } AFFIDAVIT OF PUBLICATION PUBLIC NOTICE Rudi Alcott, being first duly sworn on oath that he is the Vice President of Advertising for Sound Publishing, which publishes the Federal Way Mirror a weekly newspaper, which newspaper is a legal newspaper of general circulation and is now and has been for more than six months prior to the date of publication hereinafter referred to, published in the English language continuously as a weekly newspaper in King County, Washington. The Federal Way Mirror has been approved as a Legal Newspaper by order of the Superior Court of the State of Washington for King County. The notice in the exact form annexed was published in regular issues of the Federal Way Mirror (and not in supplement form) which was regularly distributed to its subscribers during the below stated period. The annexed notice, a: Public Notice was published on October 16, 2020 The full amount of the fee charged for said foregoing publication is the sum of $111.13 Rudi A c7' of E' Vice President, Advertising Subscribed and sworn to me this 16th day of October, 2020 . aJe�ife�rTribbett, Notary Public for the State of Washington, Residing in Orting, Washington ►►11*11 It H top$,, At .`` OF D'....•` 'a gZTARy ptiBLIC f Z_ om OF %N 1111�1S 111a► Classified Proof —• iii':�s.11ff Client 242141 - City of Federal Way- LEGALS Phone (253) 835-2501 Address Community Services, 33325 8th Ave S, f_-Mad Tina. Piety a cityotl'ederalway_com Federal Way, WA, 98003 Fax Order# 911282 = y Requested By TINA PIETY Order Price $111.13 Classification 3030 - Legal Notices PO# HORNER HOA Tax 1 $0.00 start Date 10/16/2020 Created By 8280 'Tax 2 $0.00 End Date 10/16/2020 Creation Date 10/14/2020, 01:27:14 pm Total Net $111.13 Run Oates 1 Payment $0.00 Publicatton(s) Federal Way Mirror Sales Rep 9470 - Jennifer Tribbett Phone (360)802-8212 E-Mail jribbett@courierherald.com Fax Proofed by Jennifer Tribbett, 10/14/2020 01:33:38 pm Page: 1 Classified Proof CITY OF 'A Federal Way NOTICE OF MASTER LAND USE APPLICATION Project Name: Horner Short Plat Project Description: Proposed short subdivi- sion of one 1.08-acre single-family lot into three single-family lots. The subject property is zoned Single Family Residential (RS 9.2). Applicant: William and Jenny Horner 35507 6th Avenue SW Federal Way, WA 98023 Engineer: Development Engineering, PLLC PO Box 446. Tacoma, WA 98401 Project Location: 35507 6th Avenue SW, Parcel #302104-9112 Date of Application: August 21, 2020 Date Determined Com- plete: September 30, 2020 Date of Notice of Appli- cation: October 16, 2020 Requested Decision and Other Permits In- cluded with this Appli- cation: The applicant requests a short subdivi- sion decision (file #20- 103186-00-SU) issued by the Director of Com- munity Development pursuant to Federal Way Revised Code (FWRC) Chapter 18.30- Addition- al permits and/or ap- provals in conjunction with the short subdivi- sion decision include concurrency (file #20- 103658-00-CN). Environmental Docu- Proofed by Jennifer Tribbett, 10/14/2020 01:33:38 pm Page: 2 Clagsified Proof — _- i ' rtx;K`! ! '» 1i!�# i:Fit!i� ,lCNiJI': 5 [ It ments: Preliminary Technical Information Report (TIR) prepared by Development EnOr neers. PLLC (February 4, 1,0_0 Development Regula- tions to Be Used for Project Mitigation: FWRC Title 16 "Surface Water Managemenl Ti- tle 18 'Sub dlvisions'; and Title 19 "Zoning and Development Code.' Conststency with Ap- plicable Elty Plans and Regulations: Thr: pro- ject will be revio-Ved for consistency with all ap- ppiicpble modes and regu- Iation3. including the FWRC; 2016 King County Surface Water Design Manual as amended by the City of Federal Way: and putllic Works Development Standards. Public Comment & Ap- peals: The official pro- leal file is availabl9 for Public review at the Community Develop. ment Department (see below). Any person may submit written comments on the short subdivision application to the Direc- tor of Community Devel- opment by October 30, 2020. Only pehWnr who submit written d*0u ments to the director, or specifically request a copy of the original deci- sion, may appeal the directors decision. Availability of File: The ofilclal project tile, exist- ing environmental docu- ments and required studies are available for public review at the fol- towing websfte; http:lldccs.cityo#edera I moorY enrnrWEBLINK OI foV8404921Row 1. aspx Staff Contact: Asso- ciate Planner Natalie Ka- mieniecki, 253-835- 2638, or natalie.kamieniecki@ citvoifedera Iway.com Published in the Feder- al Way Mirror October 16, 2020 #911282 Pa Proofed by Jennifer Tribbett, 10/14/2020 01:33:38 pm ge: 3 RECEIVE® ALTA COMMITMENT FOR TITLE INSURANCE Issued By agent. CHICAGO TITLE COt2ANT OF WASHINGTON Nov 0 8 2018 0115051-06 Update Tenth Commitment WAY CHICAGO TITLE INSURANCE COMPANY, a Florida corporation ("Company"), for a valuable consideration, commits to issue its policy or policies of title insurance, as identified in Schedule A, in favor of the Proposed Insured named in Schedule A, as owner or mortgagee of the estate or interest in the land described or referred to in Schedule A, upon payment of the premiums and charges and compliance with the Requirements; all subject to the provisions of Schedules A and B and to the Conditions of this Commitment. This Commitment shall be effective only when the identity of the Proposed Insured and the amount of the policy or policies committed for have been inserted in Schedule A by the Company. All liability and obligation under this Commitment shall cease and terminate six (6) months after the Effective Date or when the policy or policies committed for shall issue, whichever first occurs, provided that the failure to issue the policy or policies is not the fault of the Company. The Company will provide a sample of the policy form upon request. This Commitment shall not be valid or binding until countersigned by a validating officer or authorized signatory. IN WITNESS WHEREOF, CHICAGO TITLE INSURANCE COMPANY has caused its corporate name and seal to be affixed by its duly authorized officers on the date shown in Schedule A. Countersigned By: ?�—1 Authorized Officer or Agent r �p�p.Yvnt`f SEA Chicago Title Insurance Company By: Attest: President xe_,_ Secretary 4MERICAN Copyright American Land Title Association. All rights reserved. LAND 1ITlf. ASSOCIATION The use of this Form (or any derivative thereof) is restricted to ALTA licensees and ALTA members in good standing as of the date of use. All other uses are prohibited. Reprinted under license from the American Land Title Association. ALTA Commitment (06/1712006) Printed: 11.05.18 @ 10:12 AM Page 1 WA-CT-FNSE-02150.622476-SPS-1-18-0115051-06 CHICAGO TITLE COMPANY OF WASHINGTON ISSUING OFFICE: Title Officer: Commercial Unit Chicago Title Company of Washington 701 5th Avenue, Suite 2700 Seattle, WA 98104 Main Phone: (206)628-5610 Email: WA-Commercial@ctt.com SCHEDULE A ORDER NO. 0115051-06 1. Effective Date: November 1, 2018 at 08:00 AM 2. Policy or Policies to be issued: COMMITMENT NO. 0115051-06 UPDATE Tenth Commitment FOR SETTLEMENT INQUIRIES, CONTACT: Escrow Officer: Shelley Anderson Chicago Title Company of Washington 4717 South 19th Street, Suite 101 Tacoma, WA 98405 Phone: 206-628-9746 Fax: 206-628-9739 Main Phone: (253)474-2377 Email: shelie .anderson ctt.com a. ALTA Loan Policy 2006 Proposed Insured: Columbia State Bank, their successors and assigns Policy Amount: $16,100,000.00 Premium: $ 13,746.00 Tax: $ 1,388.35 Rate: Builder Construction Loan Total: $ 15,134.35 3. The estate or interest in the land described or referred to in this Commitment is: Fee Simple, as to Parcel A; and Easement Estate, as to Parcels B and C 4. Title to the estate or interest in the land is at the Effective Date vested in: Powell Family Land Company, LLC, a Washington Limited Liability Company 5. The land referred to in this Commitment is described as follows: SEE EXHIBIT "A" ATTACHED HERETO AND MADE A PART HEREOF END OF SCHEDULE A �AN AMERICAN Copyright American Land Title Association. All rights reserved. LAN"TME As Cl ATION The use of this Form (or any derivative thereof) is restricted to ALTA licensees and ALTA members in good standing as - of the date of use. All other uses are prohibited. Reprinted under license from the American Land Title Association. ALTA Commitment (0611712006} PHWed: 11.05.18 @ 10:12 AM Page 2 WA-CT-FNSE-02150.622476-SPS-1-18-0115051-06 EXHIBIT "A" Legal Description PARCEL A: LOT 11-B OF BOUNDARY LINE ADJUSTMENT NO. 11-103696-00-SU RECORDED NOVEMBER 2, 2011, UNDER RECORDING NO. 20111102900001, RECORDS OF KING COUNTY, WASHINGTON. SITUATE IN THE COUNTY OF KING, STATE OF WASHINGTON. PARCEL B: NON-EXCLUSIVE EASEMENTS FOR THE PURPOSES OF VEHICULAR AND PEDESTRIAN ACCESS; INGRESS AND EGRESS; AND GENERAL UTILITIES, INCLUDING RIGHTS OF CONSTRUCTION, OPERATION, MAINTENANCE, REPAIR, REPLACEMENT AND REMOVAL, AS SET FORTH IN THAT CERTAIN RECIPROCAL EASEMENT AND JOINT USE AND MAINTENANCE AGREEEMENT DATED NOVEMBER 14, 2011, RECORDED NOVEMBER 17, 2011, UNDER RECORDING NUMBER 20111117001134. PARCEL C: NON-EXCLUSIVE EASEMENTS FOR THE PURPOSES OF STORM WATER FACILITIES AND POND AS SET FORTH IN THAT CERTAIN STORM WATER EASEMENT AGREEMENT DATED SEPTEMBER 4, 2018, RECORDED SEPTEMBER 5, 2018, UNDER RECORDING NUMBER 20180905000575. r� AMEAfCAN Copyright American Land Title Association. All rights reserved. LAND TITLE ASSOCIATION The use of this Form (or any derivative thereof) is restricted to ALTA licensees and ALTA members in good standing as of the date of use. All other uses are prohibited. Reprinted under license from the American Land Title Association. ALTA Commitment (06117)2006) Printed: 11.05.18 @ 10:12 AM Page 3 WA-CT-FNSE-02150.622476-SPS-1-18-0115051-06 COMMITMENT NO. 0115051-06 CHICAGO TITLE COMPANY OF WASHINGTON UPDATE Tenth Commitment SCHEDULE B Schedule B of the policy or policies to be issued will contain exceptions to the following matters unless the same are disposed of to the satisfaction of the Company: GENERAL EXCEPTIONS NONE A. Rights or claims of parties in possession, or claiming possession, not shown by the Public Records. B. Any encroachment, encumbrance, violation, variation, or adverse circumstance affecting the Title that would be disclosed by an accurate and complete land survey of the Land. C. Easements, prescriptive rights, rights -of -way, liens or encumbrances, or claims thereof, not shown by the Public Records. D. Any lien, or right to a lien, for contributions to employee benefit funds, or for state workers' compensation, or for services, labor, or material heretofore or hereafter furnished, all as imposed by law, and not shown by the Public Records. E. Taxes or special assessments which are not yet payable or which are not shown as existing liens by the Public Records. F. Any lien for service, installation, connection, maintenance, tap, capacity, or construction or similar charges for sewer, water, electricity, natural gas or other utilities, or for garbage collection and disposal not shown by the Public Records. G. Unpatented mining claims, and all rights relating thereto. H. Reservations and exceptions in United States Patents or in Acts authorizing the issuance thereof. I. Indian tribal codes or regulations, Indian treaty or aboriginal rights, including easements or equitable servitudes. J. Water rights, claims or title to water. K. Defects, liens, encumbrances, adverse claims or other matters, if any, created, first appearing in the Public Records, or attaching subsequent to the effective date hereof but prior to the date the proposed Insured acquires of record for value the estate or interest or mortgage thereon covered by this Commitment. testa AMERICAN Copyright American Land Title Association. All rights reserved. IAND TITLE ASUCIAiION The use of this Form (or any derivative thereof) is restricted to ALTA licensees and ALTA members in good standing as of the date of use. All other uses are prohibited. Reprinted under license from the American Land Title Association. ALTA Commitment (06/17/2006) Printed: 11.05.18 @ 10:12 AM Page 4 WA-CT-FNSE-02150.622476-SPS-1-18-0115051-06 CHICAGO TITLE COMPANY OF WASHINGTON SCHEDULE B (continued) SPECIAL EXCEPTIONS COMMITMENT NO. 0115051-06 UPDATE Tenth Commitment Covenants, conditions, restrictions, easements, as set forth on Short Plat No. 177086: Recording No: 7708100901 2. Agreement with Federal Way Water and Sewer District and the terms and conditions thereof: Recording Date: February 10, 1988 Recording No.: 8802100726 Regarding: Water supply and sanitary sewer system Affects: the herein described property and other property 3. Intentionally Deleted 4. Intentionally Deleted 5. Agreement with Lakehaven Utility District and the terms and conditions thereof: Recording Date: April 8, 1996 Recording No.: 9604081934 Regarding: Sanitary sewer and water distribution systems Modification of said agreement recorded under recording number 9705161353. The lien of said agreement has been released by instrument recorded under recording number 19990929001213. 6. Agreement and the terms and conditions thereof: Recording Date: April 8, 1996 Recording No.: 9604081935 Regarding: Charges due for sewer and water Intentionally Deleted r� AMFRICAN Copyright American Land Title Association. All rights reserved. `il4C""-° �'T`F AlATIOh The use of this Form (or any derivative thereof) is restricted to ALTA licensees and ALTA members in good standing as of the date of use. All other uses are prohibited. Reprinted under license from the American Land Title Association. ALTA Cammitmen1 (06/1712006) Printed: 11.05.18 @ 10:12 AM Page 5 WA-CT-FNSE-02150.622476-SPS-1-18-0115051-06 COMMITMENT NO. 0115051-06 CHICAGO TITLE COMPANY OF WASHINGTON UPDATE Tenth Commitment SCHEDULE B (continued) 8. Easement(s) for the purpose(s) shown below and rights incidental thereto, as granted in a document: Granted to: Pan Western Land Company, Inc., a Washington corporation Purpose: ingress and egress and for service to and use by such adjacent property of sewer, water, drainage, storm water detention, electric, gas, telephone, television, cable, and other utility facilities Recording Date: September 3, 1996 Recording No.: 9609031406 Said easement contains a provision for bearing equal cost of maintenance, repair or reconstruction of said common easement by the common users. 9. Easement(s) for the purpose(s) shown below and rights incidental thereto, as granted in a document: Granted to: Pan Western Land Company, Inc., a Washington corporation Purpose: ingress and egress and for service to and use by such adjacent property of sewer, water, drainage, storm water detention, electric, gas, telephone, television, cable, and other utility facilities Recording Date: September 3, 1996 Recording No.: 9609031407 Said easement contains a provision for bearing equal cost of maintenance, repair or reconstruction of said common easement by the common users. 10. Easement and Right of Entry Agreement and the terms and conditions thereof: Recording Date: March 21, 1997 Recording No.: 9703211904 Regarding: Cable television distribution system 11. License to Enter Property and the terms and conditions thereof: Recording Date: June 16, 1997 Recording No.: 9706161537 12. Agreement and the terms and conditions thereof: By: Lakehaven Utility District and Huntington Park Builders, Inc. Recording Date: December 16, 1998 Recording No.: 9812160485 Regarding: Sanitary sewer and water distribution systems 13. Exclusive Easement Agreement and the terms and conditions thereof: By: Monte B. Powell and Diane E. Powell, husband and wife and Village Green of Federal Way, a Retirement Community, LLC Recording Date: January 7, 1999 Recording No.: 9901071544 AMERICAN Copyright American Land Title Association. All rights reserved. 1AND 11TLC . D�ArDN The use of this Form (or any derivative thereof) is restricted to ALTA licensees and ALTA members in good standing as c of the date of use. All other uses are prohibited. Reprinted under license from the American Land Title Association, ALTA Commitment (06/17)2006] Printed: 11.05.18 @ 10:12 AM Page 6 WA-CT-FNSE-02150.622476-SPS-1-18-0115051-06 COMMITMENT NO. 0115051-06 CHICAGO TITLE COMPANY OF WASHINGTON UPDATE Tenth Commitment SCHEDULE B (continued) 14. Notes, Building Set back lines and Easements , as set forth on Boundary Line Adjustment 98-0005: Recording No: 19990708900011 15. Intentionally Deleted 16. Exclusive Easement Agreement and the terms and conditions thereof: By: Village Green of Federal Way, a Retirement Community, LLC, and Monte B. Powell and Diane E. Powell, husband and wife Recording Date: February 27, 2001 Recording No.: 20010227000472 17. Developer Extension Agreement and the terms and conditions thereof: Recording Date: June 6, 2001 Recording No.: 20010606000376 Modification(s) of said covenants, conditions and restrictions Recording No.: 20020808001539, 20040114002177, 20041021000079, 20050929002962 and 20060126000473 The lien created by Paragraph 27 of said agreement is hereby released by instrument recorded under recording number 20110708000003. 18. Notes, Easements and Statements, as set forth on Boundary Line Adjustment 00-104014-00-SU: Recording No: 20011205900002 19. Agreement with Lakehaven Utility District and the terms and conditions thereof: Recording Date: September 29, 2005 Recording No.: 20050929002960 Regarding: sanitary sewer and water distribution systems Modification(s) of said covenants, conditions and restrictions Recording No.: 20061122000795, 20071120000478, 20090210000436, 20100803000172, 20110405000167, 20120618001868,20121002001340 and 20130430002121. The lien created by Paragraph 27 of said agreement is hereby satisfied and released by instrument recorded under recording number 20160519000574. 20. Intentionally Deleted AMERICAN Copyright American Land Title Association. All rights reserved. t ,N°T",r The use of this Form (or any derivative thereof) is restricted to ALTA licensees and ALTA members in good standing as v� of the date of use. All other uses are prohibited. Reprinted under license from the American Land Title Association. ALTA Commitment (06/17/2006) Printed: 11.05.18 @ 10:12 Ah9 Page 7 WA-CT-FNSE-02150.622476-SPS-1-18-0115051-06 COMMITMENT NO. 0115051-06 CHICAGO TITLE COMPANY OF WASHINGTON UPDATE Tenth Commitment 21 22. 23 24. 25. 27 SCHEDULE B (continued) Drainage Release Covenant and Easement for ingress and egress to inspect and monitor surface water drainage facilities and the terms and conditions thereof: Recording Date: June 26, 2006 Recording No.: 20060626002497 Said instrument corrected by instrument recorded under recording number 20061031001521. Intentionally Deleted License to the City of Federal Way to enter upon the within described property to perform any necessary maintenance or work and the terms and conditions thereof: Recording Date: December 17, 2007 Recording No.: 20071217000017 Condominium Sale Prohibition covenant and the terms and conditions thereof: Recording Date: February 26, 2008 Recording No.: 20080226001717 Easement(s) for the purpose(s) shown below and rights incidental thereto, as granted in a document: Granted to: Puget Sound Energy, Inc. Purpose: Utility systems for purposes of transmission, distribution and sale of gas and electricity Recording Date: March 5, 2008 Recording No.: 20080305000581 Easement(s) for the purpose(s) shown below and rights incidental thereto, as granted in a document: Granted to: Lakehaven Utility District Purpose: Water and sewer facilities Recording Date. January 14, 2009 Recording No.: 20090114001111 Affordable Housing Covenant and the terms and conditions thereof: Recording Date: February 18, 2010 Recording No.: 20100218000744 28. Senior Housing Covenant and the terms and conditions thereof: Recording Date: February 18, 2010 Recording No.: 20100218000745 AMERICAN Copyright American Land Title Association. All rights reserved. !AND TITL! ASSOCIATION The use of this Form (or any derivative thereof) is restricted to ALTA licensees and ALTA members in good standing as of the date of use. All other uses are prohibited. Reprinted under license from the American Land Title Association. ALTA Commitment (06/17/2006) Printed: 11.05.1 S @ 10:12 AM Page 8 WA-CT-FNSE-02150.622476-SPS-1-18-0115051-06 COMMITMENT NO. 0115051-06 CHICAGO TITLE COMPANY OF WASHINGTON UPDATE Tenth Commitment 29 30. 31 32. 33 SCHEDULE B (continued) Notes, and Easements, as set forth on Boundary Line Adjustment No. 11-103696-00-SU: Recording No: 20111102900001 Reciprocal Easement and Joint Use and Maintenance Agreement and the terms and conditions thereof: Recording Date: November 17, 2011 Recording No.: 20111117001134 Payment of the real estate excise tax, if required. The Land is situated within the boundaries of local taxing authority of Federal Way. Present rate of real estate excise tax as of the date herein is 1.78 percent. Any conveyance document must be accompanied by the official Washington State Excise Tax Affidavit. The applicable excise tax must be paid and the affidavit approved at the time of the recording of the conveyance documents. (NOTE: Real Estate Excise Tax Affidavits must be printed as legal size forms). An additional $5.00 Electronic Technology Fee must be included in all excise tax payments. If the transaction is exempt, an additional $5.00 Affidavit Processing Fee is required. General and special taxes and charges, payable February 15, delinquent if first half unpaid on May 1, second half delinquent if unpaid on November 1 of the tax year (amounts do not include interest and penalties): Year: 2018 Tax Account No.: 302104-9146-01 Levy Code: 1205 Assessed Value -Land: $528,700.00 Assessed Value -Improvements: $0.00 General and Special Taxes: Billed: $9,662.30 Paid: $9,662.30 Unpaid: $0.00 Intentionally Deleted AMF9llCAN Copyright American Land Title Association. All rights reserved. uHo riTGc is�uu.7�wr The use of this Form (or any derivative thereof) is restricted to ALTA licensees and ALTA members in good standing as of the date of use. All other uses are prohibited. Reprinted under license from the American Land Title Association. ALTA Gommitmem (06M7/2006) Printed: 10:12 AM 18 Page 9 WA-CT-FNSE-02150.622476-SPS-1PS-1-18-0115051-06 COMMITMENT NO. 0115051-06 CHICAGO TITLE COMPANY OF WASHINGTON UPDATE Tenth Commitment SCHEDULE B (continued) 34. The Company will require the following documents for review prior to the issuance of any title insurance predicated upon a conveyance or encumbrance from the entity named below. Limited Liability Company: Powell Family Land Company LLC a. A copy of its operating agreement, if any, and any and all amendments, supplements and/or modifications thereto, certified by the appropriate manager or member. b. If a domestic Limited Liability Company, a copy of its Articles of Organization and all amendment thereto with the appropriate filing stamps. c. If the Limited Liability Company is member -managed a full and complete current list of members certified by the appropriate manager or member. d. A current dated certificate of good standing from the proper governmental authority of the state in which the entity was created e. If less than all members, or managers, as appropriate, will be executing the closing documents, furnish evidence of the authority of those signing. The Company reserves the right to add additional items or make further requirements after review of the requested documentation. 35. TO PROVIDE THE EXTENDED COVERAGE POLICY AND/OR ALTA HOMEOWNER'S POLICY IDENTIFIED IN SCHEDULE A, GENERAL EXCEPTIONS A THROUGH D WILL BE CONSIDERED WHEN OUR INSPECTION AND/OR REVIEW OF SURVEY, IF REQUIRED, IS COMPLETED. A SUPPLEMENTAL COMMITMENT WILL FOLLOW. If there have been recent improvements on the property within 90 days prior to closing we will require a signed indemnity agreement and a recent financial statement from each indemnitor. If construction financing is to be insured, please contact the title officer for requirements. The Company reserves the right to add additional exceptions or make further requirements after review of the property inspection and requested documentation. 36. Your application for title insurance was placed by reference to only a street address or tax identification number. Based on our records, we believe that the legal description in this report covers the parcel(s) of Land that you requested. If the legal description is incorrect, the seller/borrower must notify the Company and/or the settlement company in order to prevent errors and to be certain that the correct parcel(s) of Land will appear on any documents to be recorded in connection with this transaction and on the policy of title insurance. AA4ERICAK Copyright American Land Title Association. All rights reserved. A1K/G�A1rGdi The use of this Form (or any derivative thereof) is restricted to ALTA licensees and ALTA members in good standing as of the date of use. All other uses are prohibited. Reprinted under license from the American Land Title Association. ALTA Commitment (06117/2006) Printed: 11.05.18 @ 10*12 AM Page 10 WA-CT-FNSE-02150.622476-SPS-1-18-0115051-06 COMMITMENT NO. 0115051-06 CHICAGO TITLE COMPANY OF WASHINGTON UPDATE Tenth Commitment SCHEDULE B (continued) 37. Matters contained in that certain document Entitled: License Dated: January 18, 2018 Executed by: Powell Family Land Company, LLC and City of Federal Way Recording Date: January 29, 2018 Recording No.: 20180129001079 Which provides for among other things: Irrevocable license to City of Federal Way and agents to inspect construction and perform maintenance Reference is hereby made to said document for full particulars. 38. Matters disclosed by Survey: By: Duncanson Company Inc. Dated: February 9, 2018 Job No.: 98480.5 Discloses: Statement of Encroachments (A) A brick patio extends up to 6.7 feet north of the north boundary line (B) A chain link fence extends up to 0.3 feet north of the south boundary (C) Stone column gate post extends up to 2.5 feet east of the east easement line 39. Storm Water Easement Agreement and the terms and conditions thereof: Recording Date: September 5, 2018 Recording No.: 20180905000575 40. A Multifamily Deed of Trust, Assignment of Rents and Security Agreement to secure an indebtedness in the amount shown below, Amount: $18,300,000.00 Dated: November 17, 2011 Trustor/Grantor: Village Green of Federal Way, A Retirement Community, LLC, a Washington limited liability company Trustee: First American Title Insurance Company, a California corporation Beneficiary: CBRE Capital Markets, Inc., a Texas corporation Recording Date: November 17, 2011 Recording No.: 20111117001135 According to the public records, the beneficial/mortgagee's interest was assigned from CBRE Capital Markets, Inc., to Federal Home Loan Mortgage Corporation by an Assignment of Security Instrument dated November 17, 2011, recorded November 17, 2011, as Instrument No. 20111117001136. Affects: Parcel C AMERICAN Copyright American Land Title Association. All rights reserved. LAND r'TEE ASfUCIATIUri The use of this Form (or any derivative thereof) is restricted to ALTA licensees and ALTA members in good standing as of the date of use. All other uses are prohibited. Reprinted under license from the American Land Title Association. ALTA Commitment [06)17=06) Printed: 11.05.18 @ 10:12 AM Page 11 WA-CT-FNSE-02150.622476-SPS-1-18-0115051-06 CHICAGO TITLE COMPANY OF WASHINGTON SCHEDULE B (continued) 41. A financing statement as follows: COMMITMENT NO. 0115051-06 UPDATE Tenth Commitment Debtor: Village Green of Federal Way, A Retirement Community, LLC Secured Party: Federal Home Loan Mortgage Corporation, as Assignee of CRE Capital Markets, Inc., Recording Date: November 17, 2011 Recording No.: 20111117001137 Continuation statement was recorded June 21, 2016, as 20160621000042 Affects: Parcel C END OF EXCEPTIONS NOTES The following matters will not be listed as Special Exceptions in Schedule B of the policy. There will be no coverage for loss arising by reason of the matters listed below because these matters are either excepted or excluded from coverage or are not matters covered under the insuring provisions of the policy. Note A: Notice: Please be aware that due to the conflict between federal and state laws concerning the cultivation, distribution, manufacture or sale of marijuana, the Company is not able to close or insure any transaction involving Land that is associated with these activities. Note B: Note: FOR INFORMATIONAL PURPOSES ONLY: The following may be used as an abbreviated legal description on the documents to be recorded, per Amended RCW 65.04,045. Said abbreviated legal description is not a substitute for a complete legal description within the body of the document: Lot(s): 11-B BLA No 11-103696-00-SU RN 20111102900001 Tax Account No.: 302104-9146-01 Note C: Note: The Public Records indicate that the address of the improvement located on said Land is as follows: Vacant Land Federal Way, WA Note D: Note: There are NO conveyances affecting said Land recorded within 36 months of the date of this report. Note E: Note: Any map furnished with this Commitment is for convenience in locating the land indicated herein with reference to streets and other land. No liability is assumed by reason of reliance thereon. END OF NOTES END OF SCHEDULE B AMEAICAN Copyright American Land Title Association. All rights reserved. LAND TITLE -OCIATION The use of this Form (or any derivative thereof) is restricted to ALTA licensees and ALTA members in good standing as of the date of use. All other uses are prohibited. Reprinted under license from the American Land Title Association. ALTA Commitment (06117/2006) Printed: 11.05.18 Q 10:12 AM Page 12 WA-CT-FNSE-02150.622476-SPS-1-1"115051-06 COMMITMENT NO. 0116051-06 CHICAGO TITLE COMPANY OF WASHINGTON UPDATE Tenth Commitment CONDITIONS 1. The term mortgage, when used herein, shall include deed of trust, trust deed, or other security instrument. 2. If the proposed Insured has or acquired actual knowledge of any defect, lien, encumbrance, adverse claim or other matter affecting the estate or interest or mortgage thereon covered by this Commitment other than those shown in Schedule B hereof, and shall fail to disclose such knowledge to the Company in writing, the Company shall be relieved from liability for any loss or damage resulting from any act of reliance hereon to the extent the Company Is prejudiced by fallure to so disclose such knowledge. If the proposed Insured shall disclose such knowledge to the Company, or if the Company otherwise acquires actual knowledge of any such defect, lien, encumbrance, adverse claim or other matter, the Company at its option may amend Schedule 8 of this Commitment accordingly, but such amendment shall not relieve the Company from liability previously incurred pursuant to paragraph 3 of these Conditions. 3. Liability of the Company under this Commitment shall be only to the named proposed Insured and such parties included under the definition of Insured in the form of policy or policies committed for and only for actual loss incurred in reliance hereon in undertaking in good faith (a) to comply with the requirements hereof, or (b) to eliminate exceptions shown in Schedule B, or (c) to acquire or create the estate or interest or mortgage thereon covered by this Commitment. In no event shall such liability exceed the amount stated in Schedule A for the policy or policies committed for and such liability is subject to the insuring provisions and Conditions and the Exclusions from Coverage of the form of policy or policies committed for in favor of the proposed Insured which are hereby Incorporated by reference and are made a pail of this Commitment except as expressly modified herein. 4. This Commitment is a contract to issue one or more title insurance policies and is not an abstract of title or a report of the condition of title. Any action or actions or rights of action that the proposed Insured may have or may bring against the Company arising out of the status of the title to the estate or interest or the status of the mortgage thereon covered by this Commitment must be based on and are subject to the provisions of this Commitment. 5. The policy to be issued contains an arbitration clause. All arbitrable matters when the Amount of Insurance Is $2,000,000 or less shall be arbitrated at the option of either the Company or the Insured as the exclusive remedy of the parties. You may review a copy of the arbitration rules at http./Avww.alta.aLr(. END OF CONDITIONS 11111� AMERICAN Copyright American Land Title Association. All rights reserved. LAND TITLE ASSOCIATION The use of this Form (or any derivative thereof) is restricted to ALTA licensees and ALTA members in good standing as - of the date of use. All other uses are prohibited. Reprinted under license from the American Land Title Association. ALTA Commitment (0611712006) Printed: 11.05.18 @ 10:12 AM Page 13 WA-CT-FNSE-02150.622476-SPS-1-18-0115051-06 RECORDING REQUIREMENTS Effective January 1, 1997, document format and content requirements have been imposed by Washington Law. Failure to comply with the following requirements may result in rejection of the document by the county recorder or imposition of a $50.00 surcharge. First page or cover sheet: 3" top margin containing nothing except the return address. V side and bottom margins containing no markings or seals. Title(s) of documents. Recording no. of any assigned, released or referenced document(s). Grantors names (and page no. where additional names can be found). Grantees names (and page no. where additional names can be found). Abbreviated legal description (Lot, Block, Plat Name or Section, Township, Range and Quarter, Quarter Section for unplatted). Said abbreviated legal description is not a substitute for a complete legal description which must also appear in the body of the document. Assessor's tax parcel number(s). Return address (in top 3" margin). **A cover sheet can be attached containing the above format and data if the first page does not contain all required data. Additional Page V top, side and bottom margins containing no markings or seals. All Pages: No stapled or taped attachments. Each attachment must be a separate page. All notary and other pressure seals must be smudged for visibility. Font size of 8 points or larger. Recording Requirements Printed: 11.05.18 @ 10:12 AM by MV WA00000924.doc / Updated: 02.13.18 Page 14 WA-CT-FNSE-02150.620751-0115051-06 IRE SAFE Inquire before you wire! WIRE FRAUD ALERT This Notice is not intended to provide legal or professional advice. If you have any questions, please consult with a lawyer. All parties to a real estate transaction are targets for wire fraud and many have lost hundreds of thousands of dollars because they simply relied on the wire instructions received via email, without further verification. If funds are to be wired in conjunction with this real estate transaction, we strongly recommend verbal verification of wire instructions through a known, trusted phone number prior to sending funds. In addition, the following non-exclusive self-protection strategies are recommended to minimize exposure to possible wire fraud. • NEVER RELY on emails purporting to change wire instructions. Parties to a transaction rarely change wire instructions in the course of a transaction. ■ ALWAYS VERIFY wire instructions, specifically the ABA routing number and account number, by calling the party who sent the instructions to you. DO NOT use the phone number provided in the email containing the instructions, use phone numbers you have called before or can otherwise verify. Obtain the number of relevant parties to the transaction as soon as an escrow account is opened. DO NOT send an email to verify as the email address may be incorrect or the ernail may be intercepted by the fraudster. USE COMPLEX EMAIL PASSWORDS that employ a combination of mixed case, numbers, and symbols. Make your passwords greater than eight (8) characters. Also, change your password often and do NOT 1-eiise the same password for other online accounts. USE MULTI -FACTOR AUTHENTICATION for email accounts. Your email provider or IT staff may have specific instructions on how to implement this feature. For more information on wire -fraud scams or to report an incident, please refer to the following links: Federal Bureau of Investigation: h1tp:1/www. fbi. flav Internet Crime Complain Center: htt :Ihvww.ic3, ov Wire Fraud Alert Page 15 Original Effective Date: 5/11/2017 Current Version Date: 5/11/2017 0115051-06-SA - WIRE0016 (DSI Rev. 12/07/17) TM and © Fidelity National Financial, Inc. and/or an affiliate. All rights reserved FIDELITY NATIONAL FINANCIAL PRIVACY NOTICE Revised May 1, 2018 Fidelity National Financial, Inc. and its majority -owned subsidiary companies (collectively, "FNF", "our," or "we") respect and are committed to protecting your privacy. This Privacy Notice explains how we collect, use, and protect personal information, when and to whom we disclose such information, and the choices you have about the use and disclosure of that information. Types of Information Collected We may collect two types of information from you: Personal Information and Browsing Information. Personal Information. FNF may collect the following categories of Personal Information: contact information (e.g., name, address, phone number, email address); • demographic information (e.g., date of birth, gender, marital status); • identity information (e.g. Social Security Number, driver's license, passport, or other government ID number); • financial account information (e.g. loan or bank account information); and • other personal information necessary to provide products or services to you. Browsing Information. FNF may automatically collect the following types of Browsing Information when you access an FNF website, online service, or application (each an "FNF Website") from your Internet browser, computer, and/or mobile device: • Internet Protocol (IP) address and operating system; • browser version, language, and type; • domain name system requests; and • browsing history on the FNF Website, such as date and time of your visit to the FNF Website and visits to the pages within the FNF Website. How Personal Information is Collected We may collect Personal Information about you from: • information we receive from you on applications or other forms; • information about your transactions with FNF, our affiliates, or others; and • information we receive from consumer reporting agencies and/or governmental entities, either directly from these entities or through others. How Browsina Information is Collected If you visit or use an FNF Website, Browsing Information may be collected during your visit. Like most websites, our servers automatically log each visitor to the FNF Website and may collect the Browsing Information described above. We use Browsing Information for system administration, troubleshooting, fraud investigation, and to improve our websites. Browsing Information generally does not reveal anything personal about you, though if you have created a user account for an FNF Website and are logged into that account, the FNF Website may be able to link certain browsing activity to your user account. Other Online Specifics Cookies. When you visit an FNF Website, a "cookie" may be sent to your computer. A cookie is a small piece of data that is sent to your Internet browser from a web server and stored on your computer's hard drive. Information gathered using cookies helps us improve your user experience. For example, a cookie can help the website load properly or can customize the display page based on your browser type and uses- preferences. You can choose whether or not to accept cookies by changing your Internet browser settings. Be aware that doing so may impair or limit some functionality of the FNF Website. Web Beacons. We use web beacons to determine when and how many times a page has been viewed. This information is used to improve our websites. Do Not Track. Currently our FNF Websites do not respond to "Do Not Track" features enabled through your browser. Links to Other Sites, FNF Websites may contain links to other websites. FNF is not responsible for the ; FIVacy practices or the content of any of those other websites. We advise you to read the privacy policy of every website you visit. Privacy Statement Printed: 11.05.18 @ 10:13 AM by MV WA00000924.doc I Updated: 02.13.18 Page 16 WA-CT-FNSE-02150.620751-0115051-06 Use of Personal Information FNF uses Personal Information for three main purposes: • To provide products and services to you or in connection with a transaction involving you. • To improve our products and services. • To communicate with you about our, our affiliates', and third parties' products and services, jointly or independently. When Information Is Disclosed We may make disclosures of your Personal Information and Browsing Information in the following circumstances: • to enable us to detect or prevent criminal activity, fraud, material misrepresentation, or nondisclosure; • to nonaffiliated service providers who provide or perform services or functions on our behalf and who agree to use the information only to provide such services or functions; • to nonaffiliated third party service providers with whom we perform joint marketing, pursuant to an agreement with them to jointly market financial products or services to you; • to law enforcement or authorities in connection with an investigation, or in response to a subpoena or court order; or • in the good -faith belief that such disclosure is necessary to comply with legal process or applicable laws, or to protect the rights, property, or safety of FNF, its customers, or the public. The law does not require your prior authorization and does not allow you to restrict the disclosures described above. Additionally, we may disclose your information to third parties for whom you have given us authorization or consent to make such disclosure. We do not otherwise share your Personal Information or Browsing Information with nonaffiliated third parties, except as required or permitted by law. We reserve the right to transfer your Personal Information, Browsing Information, and any other information, in connection with the sale or other disposition of all or part of the FNF business and/or assets, or in the event of bankruptcy, reorganization, insolvency, receivership, or an assignment for the benefit of creditors. By submitting Personal Information and/or Browsing Information to FNF, you expressly agree and consent to the use and/or transfer of the foregoing information in connection with any of the above described proceedings. Please see "Choices With Your Information" to learn the disclosures you can restrict. Security of Your Information We maintain physical, electronic, and procedural safeguards to guard your Personal Information. We limit access to nonpublic personal information about you to employees who need to know that information to do their job. When we provide Personal Information to others as discussed in this Privacy Notice, we expect that they process such information in compliance with our Privacy Notice and in compliance with applicable privacy laws. Choices With Your Information If you do not want FNF to share your information with our affiliates to directly market to you, you may send an "opt out" request by email, phone, or physical mail as directed at the end of this Privacy Notice. We do not share your Personal Information with nonaffiliates for their use to direct market to you. Whether you submit Personal Information or Browsing Information to FNF is entirely up to you. If you decide not to submit Personal Information or Browsing Information, FNF may not be able to provide certain services or products to you. For California Residents: We will not share your Personal Information or Browsing Information with nonaffiliated third parties, except as permitted by California law. For Nevada Residents: You may be placed on our internal Do Not Call List by calling (888) 934-3354 or by contacting us via the information set forth at the end of this Privacy Notice. Nevada law requires that we also provide you with the following contact information: Bureau of Consumer Protection, Office of the Nevada Attorney General, 555 E. Washington St., Suite 3900, Las Vegas, NV 89101; Phone number: (702) 486-3132; email: BCPINFO@ag.state.nv.us. For Oregon Residents: We will not share your Personal Information or Browsing Information with nonaffiliated third parties for marketing purposes, except after you have been informed by us of such sharing and had an opportunity to indicate that you do not want a disclosure made for marketing purposes. Privacy Statement Printed: 11.05.18 @ 10:13 AM by MV WA00000924.doc / Updated: 02.13.18 Page 17 WA-CT-FNSE-02150.620751-0115051-06 For Vermont Residents: We will not disclose information about you creditworthiness to our affiliates and will not disclose your personal information, financial information, credit report, or health information to nonaffiliated third parties to market to you, other than as permitted by Vermont law, unless you authorize us to make those disclosures. Information From Children The FNF Websites are meant for adults and are not intended or designed to attract persons under the age of eighteen (18). We do not collect Personal Information from any person that we know to be under the age of thirteen (13) without permission from a parent or guardian. International Users FNF's headquarters is located within the United States. If you reside outside the United States and choose to provide Personal Information or Browsing Information to us, please note that we may transfer that information outside of your country of residence for any of the purposes described in this Privacy Notice. By providing FNF with your Personal Information and/or Browsing Information, you consent to our collection, transfer, and use of such information in accordance with this Privacy Notice. FNF Website Services for Mortgage Loans Certain FNF companies provide services to mortgage loan servicers, including hosting websites that collect customer information on behalf of mortgage loan servicers (the "Service Websites"). The Service Websites may contain links to both this Privacy Notice and the mortgage loan servicer or lender's privacy notice. The sections of this Privacy Notice titled When Information is Disclosed, Choices with Your Information, and Accessing and Correcting Information do not apply to the Service Websites. The mortgage loan servicer or lender's privacy notice governs use, disclosure, and access to your Personal Information. FNF does not share Personal Information collected through the Service Websites, except (1) as required or authorized by contract with the mortgage loan servicer or lender, or (2) as required by law or in the good -faith belief that such disclosure is necessary to comply with a legal process or applicable law, to enforce this Privacy Notice, or to protect the rights, property, or safety of FNF or the public. Your Consent To This Privacy Notice,• Notice Changes By submitting Personal Information and/or Browsing Information to FNF, you consent to the collection and use of the information in accordance with this Privacy Notice. We may change this Privacy Notice at any time. The revised Privacy Notice, showing the new revision date, will be posted on the FNF Website. Each time you provide information to us following any amendment of this Privacy Notice, your provision of information to us will signify your assent to and acceptance of the terms of the revised Privacy Notice for all previously collected information and information collected from you in the future. We may use comments, information or feedback that you submit to us in any manner that we may choose without notice or compensation to you. Accessing and Correcting Information,• Contact Us If you have questions, would like to access or correct your Personal Information, or want to apt -out of information sharing for affiliate marketing, send your requests via email to rivac fnf.com, by phone to (888) 934-3354, or by mail to: Fidelity National Financial, Inc. 601 Riverside Avenue, Jacksonville, Florida 32204 Attn: Chief Privacy Officer Privacy Statement Printed: 11.05.18 @ 10:13 AM by MV WA00000924.doc / Updated: 02.13.18 Page 18 WA-CT-FNSE-02150.620751-0115051-06 o. Federal Way CITY OF FEDERAL WAY DEPARTMENT OF COMMUNITY DEVELOPMENT STAFF REPORT TO THE FEDERAL WAY HEARING EXAMINER VILLAGE GREEN RETIREMENT CAMPUS OF FEDERAL WAY File No. 18-105293-UP, Related File No. 18-105304-SE February 26, 2021 9:00 a.m. Via Zoom • Link to join the webinar: https:Hcityoffedera[vvay.zoom.us/j/91297903967?pwd=dlIrMjVybW ozcHhYOHBrSHNTbzdzUT09 Passcode:878056 • Listen to the live meeting: (888) 788-0099 or (253) 215-8782, Meeting ID: 912 9790 3967 • Watch from the Zoom mobile app with meeting: 912 9790 3967 and passcode: 878056 Report Prepared by: Associate Planner Natalie Kamieniecki February 18, 2021 TABLE OF CONTENTS SECTION PAGE I. Description of Proposal.......................................................... 1 II. Federal Way Revised Code (FWRC) Basis for Approval ........................... 1 III. General Information................................................................................... 1 IV. History and Background........................................................:................... 2 V. SEPA - Environmental Review.................................................................. 2 VI. Comments Received on Land Use Application .......................................... 2 VII. Consulted Departments and Agencies, and Public Notice ......................... 3 Vill. Community Design Guidelines................................................................... 3 IX. Transportation............................................................................................3 X. Stormwater................................................................................................ 3 XI. Public Services and Utilities...................................................................... 4 XI1. Zoning Analysis ........................................... __......................................... 4 XIII. Analysis of Process IV Decision Criteria .................................................... 5 XIV. Statement of Facts and Conclusion........................................................... 7 XV. Staff Recommendation.............................................................................. 9 R EXHIBITS A. Building Elevations, pages Al -Al 0. B. Addendum to SEPA Determination of Non -Significance, February 29, 2020. C. Affordable Senior Housing Covenant, AFN 20100218000744. D. Capacity Reserve Certificate, issued January-17, 2019. E. Chicago Title Insurance, submitted November 8, 2018. F. Community Design Guidelines Building Length and Footprint Modification Statement, November 8, 2018, letter. G. Community Design Guidelines Statement of Design Intent, November 8, 2018, letter. H. Crime Prevention Through Environmental Design Checklist, November 8, 2018. I. Environmental Checklist, prepared by Duncanson Company INC, November 8, 2018. J. Hazardous Materials Inventory Statement, November 8, 2018. K. Landscape Plan Memory Care and Community Building, prepared by Lyon Landscape Architects, pages L1.0-L1.4 & L2.1-L2.6. L. Landscape Plan Overall, prepared by Lyon Landscape Architects, pages 1-1.0-1-1.3, L2.1-1-2.2, & L3.1-1-3.4. M. Memory Care Building Administrative Site Plan Revision, pages 1-11. N. Preliminary Drainage, Grading and Right of Way Plan, prepared by Duncanson Company Inc, pages Cl-C6. O. King County Fire & Rescue, memo prepared by Chris Cahan November 29, 2018. P. Lakehaven Certificate of Water and Sewer Availability, issued October 26, 2018. Q. Master Land Use Application, November 8, 2018. R. Notice of Complete Application, issued December 6, 2018. S. Notice of Land Use Application, issued December 14, 2018. T. Preliminary Technical Information Report revised August 27, 2019. U. Public Works Response to Reconsider Dedication, April 2, 2019, letter. V. Public Works Response to Request Waiver of Street Improvements, December 13, 2018, letter. W. Survey, Prepared by Duncanson Company INC, pages SVl-SV3 & SV1b-SV3b. X. Tree Preservation Plan, prepared by Lyon Landscape Architects, February 12, 2018, pages TP1-TP2. Y. Site Pictures, November 8, 2018. Z. Street Modification Response to Reconsider Dedication Requirement, April 2, 2019, letter. AA. Technical Comment Response Letter, August, 27, 2019. BB. Hearing Examiner Decision, Village Green Phases II and III, permit file 08-105555-UP. CC. Tract X Dedication, AFN 20200102000849. DD. Tract X Agreement, AFN 20200102000850. EE. Administrative Design Decision, February 2, 2021. FF. Administrative Design Decision, Exhibit A Statement of Facts, February 2, 2021. GG. DNS Federal Way File Number 08-105557-UP. HH. Time Extension Approval Letter, April 10, 2020. II. Notice of Virtual Public Hearing, February 12, 2021. (Note: Technical reports and information listed above may not be attached to all copies of this report. Copies of exhibits and other information contained in the project file may be reviewed and/or obtained by contacting the Department of Community Development Services, 253-835-7000 or htt s://docs.cit offederalwa .cflmlWebLinXL13rowse.as x?id=848297&dbid=0&re o=Cit ofFederaRNa &cr=1 iii I. DESCRIPTION OF PROPOSAL The applicant has applied for Process IV Hearing Examiner approval to re-establish land use approval for the completion of the Village Green Retirement Campus for portions of Phase II and III that have not yet been constructed, and which were subject to a previous land use approval that expired on June 2, 2020 (file 08-105555-UP, Exhibit BB). A Minor Site Plan Modification approval (file 18-101323-AD, Exhibit M) incorporated a memory care facility and community building and is included in this request. Remaining improvements include the construction of the remaining 174 units of independent and assisted living senior apartments, 17- unit independent living cottages, and a 40-unit memory care building. A community recreation building may be constructed in lieu of several cottages. This request results in an eight percent increase to the total number of units from previous approvals. The applicant has requested in addition to the five-year construction timeline available outright under Use Process IV, pursuant to Federal Way Revised Code (FWRC) 19.200.100, the remaining construction be granted an additional five-year construction time line by the Federal Way Hearing Examiner for a total of ten years for completion of the remaining Village Green retirement campus improvements. Village Green Retirement Campus is an existing senior housing facility that includes stacked, cottage, and duplex rental housing types for senior citizens, within multiple buildings over a 22- acre site with associated infrastructure. All internal access roads, sidewalks, landscaping, streetlights, and storm drainage facilities, are privately owned and maintained. This Process IV approval, if granted by the Hearing Examiner, will replace the previous Process IV approvals with no substantial changes to the previous approved design or layout. II. FEDERAL WAY REVISED CODE (FWRC) BASIS FOR APPROVAL The subject property is zoned Single Family Residential (RS 9.6). Pursuant to FWRC 19.200.100, senior citizen housing is a permitted use in the RS 9.6 zoning district, subject to Process IV Review, "Hearing Examiner's Decision" (FWRC 19.70). III. GENERAL INFORMATION Location: The subject property is located between SW 352" d and SW 3561h Streets, and between I" Avenue South and 2nd Avenue SW, to the south and west of the existing Village Green Retirement Campus. S-T-R: Section 30, Township 21 North, Range 4 East, W.M., King County, WA, King County Tax Parcel Numbers 302104-9024, 302104-9017, & 302104-9146 Acreage: The overall site is approximately 22 acres Engineer: Duncanson Company, Inc. Harold Duncanson, Project Manager 145 SW 155' Street, Suite 102 Seattle, WA 98166 (206-244-4141) Village Green Retirement Campus of Federal Way 18-105293 Staff Report to the Federal Way Hearing Examiner Page 1 Applicant/ Brooks Powell Owners: Village Green of Federal Way, A Retirement Campus, LLC PO Box 98309 Des Moines, WA 98198 City Staff Representative: Associate Planner Natalie Kamieniecki, 253-569-5828 natalie.kamieniecki ci ofFederalwa .com Site Zoning: Single Family Residential RS 9.6 Comprehensive Plan Designation: Single Family — High Density (SFHD) Site Access: Vehicular and pedestrian access is provided from 1st Avenue South, at approximately SW 353ra Street, as well as from 356"' Street SW via 2"d Avenue SW. Utility District: Lakehaven Water & Sewer District Fire District: South King Fire and Rescue IV. HISTORY AND BACKGROUND The Village Green project is an existing senior housing facility that includes apartment, cottage, and duplex housing types for senior citizens, contained in multiple buildings over a 22-acre site, including associated infrastructure. This application for re-establishment of land use approval is for the unbuilt structures of Village Green Phase Il and Phase III (Cottages West) and unbuilt portions of minor site plan revision as approved in file 18-101323-AD (Exhibit M). In total, the Village Green retirement campus will establish 398 units of senior housing comprised of various housing types and accommodations. According to existing approval dates and subsequent approval extensions, previous approvals for the un-built Phases II and Phase III (Cottages West) units expired on June 2, 2020. A time extension due to the Covid-19 closures and global pandemic was granted on April 10, 2020, and is set to expire June 2, 2022 (Exhibit HH). V. SEPA - ENVIRONMENTAL REVIEW Following review of the proposal, environmental reports, and environmental checklist submitted by the applicant, the city's Responsible Official issued an Addendum to the existing Determination of Nonsignificance (DNS) (Exhibit GG) on June 28, 2019. There is no comment period for SEPA addendums per WAC 197-11-625. VI. COMMENTS RECEIVED ON LAND USE APPLICATION As of the date of this report, there have been no public comments received by the city on the proposal. Village Green Retirement Campus of Federal Way 18-105293 Staff Report to the Federal Way Hearing Examiner Page 2 VII. CONSULTED DEPARTMENTS AND AGENCIES The following departments, agencies, and individuals were advised of this application: 1. City of Federal Way Development Review Committee (DRC), consisting of Community Development Planning and Building Divisions; Public Works Development Services and Traffic Divisions; Lakehaven Water & Sewer District; and South King Fire & Rescue. DRC comments have been incorporated into this report where applicable. 2. All property owners within 300 feet of the site were mailed the Notice of Application (NOA) on December 14, 2018, and the Notice of Public Hearing on February 12, 2021. In addition, the site was posted with the NOA and the Public Hearing notice, and notice placed in the newspaper consistent with FWRC 19.70.060. Vill. COMMUNITY DESIGN GUIDELINES Pursuant to FWRC 19.70.010, Process IV Hearing Examiner's Decision administration requirements, the Director of Community Development issued a written decision regarding the application's Community Design Guidelines on February 2, 2021 (Exhibit EE and FF). The effect of this decision is contingent upon Process IV project approval by the Hearing Examiner. Adoption of the design decision is included as a recommended condition of Process IV approval. IX. TRANSPORTATION a) Access — The applicant has provided vehicular/pedestrian access and circulation consistent with the goals and policies for transportation, as set forth in Chapter 3 of the Federal Way Comprehensive Plan (FWCP). Vehicular and pedestrian access is provided from I" Avenue South, at approximately SW 353rd Street, as well as from 356"' Street SW via 2nd Avenue SW. b) Concurrency (FWRC 19.90) — As a component of the Process IV MLU application, the applicant was required to undergo traffic concurrency analysis pursuant to the state Growth Management Act; goals and policies of the Federal Way Comprehensive Plan; and FWRC Chapter 19.90, "Transportation Concurrency Management." The city's Traffic Division reviewed the concurrency application, file 18-105295-CN, and determined the additional 46 peak hour trips would meet the city's Level of Service standards. A Capacity Reserve Certificate was issued by the city's Traffic Engineer on January 17, 2019, and vested 46 Weekday PM Peak hour trips to this project. This concurrency excludes the built portion of the Village Green Retirement Campus. c) Impact Fee (FWRC 19.91) — The applicant will be subject to the city's transportation impact fee. The fee will be calculated based on the fee rate in effect at the time a complete building permit application is submitted. The fee shall be paid prior to building permit issuance. d) Public Street Frontage Improvements — The applicants have dedicated a right-of-way Tract X (Exhibit CC and DD) along lst Avenue South, as required by previous land use approvals. X. STORMWATER The project is currently approved under the 2016 King County Surface Water Design Manual (KCSWDM). However, the Washington State Supreme Court has ruled that projects cannot be Village Green Retirement Campus of Federal Way 18-105293 Staff Report to the Federal Way Hearing Examiner Page 3 vested to stormwater regulations; therefore, at the time of a building permit application, the applicant will need to design the stormwater systems for the project to meet the requirements of the stormwater manual that the city has adopted at that time. XI. PUBLIC SERVICES AND UTILITIES The Federal Way Police Department and South King Fire & Rescue reviewed the application and the applicant's completed CPTED checklist (Exhibit H) and identified no anticipated concerns regarding providing appropriate emergency response or level of service to the development. CPTED principals are incorporated into the Directors Design Decision (Exhibit EE and FF) and include such elements as lighting levels, landscaping, and natural surveillance. Final review of these elements will occur during the building permit review. The site is served by Puget Sound Energy (power and natural gas), and the Lakehaven Water & Sewer District (water and sewer). XII. ANALYSIS OF ZONING REGULATIONS The application was reviewed under FWRC Use Zone Chart 19.200.100, "Senior Citizen or Special Needs Housing." Following is a staff analysis of the proposal under applicable regulations listed in FWRC 19.200.100, "Special Regulations and Notes." Lot Size /Lot Coverage: The Village Green Campus is approximately 22 acres overall and meets the minimum lot size in the underlying RS 9.6 zone classification. Maximum lot coverage is 60 percent, and the proposal comprises approximately 50 percent lot coverage. • Neighborhood Characteristics: The subject property is situated in close proximity to, and has convenient access to, public transportation, shopping, health care providers, and other services and facilities as listed below (distances listed below are approximate). Bank Hospital & Medical Offices Grocery Restaurant Library Bus stop 1.5 miles 1.0 mile 0.6 miles 0.6 miles 0.9 miles Corner of SW 356t1i and 15t Avenue South Private van service is available to residents for shopping, doctor appointments, banking, cultural activities, etc. The proposed development will not create unreasonable impacts on traffic, public utilities and services, or on nearby residential uses. Setbacks: If any portion of a structure is adjacent to a single-family residential zone, then the structure shall be set back a minimum of 20 feet from the property line of the residential zone. The open space covered deck and patio intrudes within the 20-foot setback adjacent to the neighboring residential zoning (Exhibit M). The memory care open space is permitted within the setback area due to the building being occupied by special needs individuals and therefore, modification of the required 20-foot yard setback is appropriate per FWRC 19.200.100. Landscaping surrounding the memory care covered open space is incorporated into the site design to reduce visibility and impact to the adjacent property (Exhibit K). Village Green Retirement Campus of Federal Way 18-105293 Staff Report to the Federal Way Hearing Examiner Page 4 Open Space: Usable open space must be provided in a total amount equal to at least 100 square feet per dwelling unit and may include common open spaces such as plazas, recreation rooms, rooftop terraces, p-patches, pools, active lobbies, and atriums. The remaining units within Buildings K-J, memory care facility, and cottages total 227 units, requiring 22,700 square feet of open space. The application includes 23,049 square feet of open spaces including covered front porches, fireside rooms, patios and court yards, walkways and plazas, interconnected trails, and private patios and deck. The memory care facility includes open outdoor covered patio and deck area where reduced setback has been previously approved via a minor site plan modification request (Exhibit M). The open space provided is consistent with dimensional and locational requirements as set forth in FWRC 19.115.115. • Parking: Parking is required at a rate of one per senior housing unit and 0.5 per special needs senior housing unit. Parking requirements are satisfied as outlined below: Senior Housing Buildings F-J Garage Spaces: 110 stalls Surface: 64 stalls Memory Care Building K Garage and Visitor: 30 stalls Senior Living Cottages Garages & Driveways: 34 stalls Street: 8 stalls Parking lot landscaping is provided in accordance with FWRC 19.125.070 and as shown in the submitted landscape plans (Exhibit Q. Type III 10-foot-wide perimeter landscaping is provided in accordance with FWRC 19.125.060(2)(a). Environmentally Critical Areas: The site does not contain wetlands, streams, landslide, or erosion hazard areas. Hylebos Creek, a major stream, is located approximately I/4 mile east of the site, with associated Category 1 wetlands approximately 350 feet east of the site. No intrusions are proposed on or within regulated critical areas or buffers per FWRC 19.145, "Environmentally Critical Areas." XIII. ANALYSIS OF FWRC 19.70.150(3) — PROCESS IV DECISIONAL CRITERIA The applicant must meet six decisional criteria pursuant to FWRC 19.70.150(3). Staff has provided the following analysis of Process IV criteria: (a) It is consistent with the comprehensive plan; Staff Response: The Village Green senior housing complex offers a wide range of housing types, styles, and recreational, and cultural opportunities, while allowing seniors to "age in place" in a neighborhood -like environment. The current proposal, and associated ten-year approval timeline, will diversify and increase housing opportunities for seniors within the Village Green complex, and provide for seniors that require memory care assistance. The ten- year approval allows enough time to complete the build out of the retirement campus, while allowing flexibility to meet market demand and accommodate the needs of the residents. As proposed and conditioned, the application is consistent with the FWCP designation of Single Family -High Density Residential; specifically, the following goals and policies: Village Green Retirement Campus of Federal Way 18-105293 Staff Report to the Federal Way Hearing Examiner Page 5 ■ Provide a wide range of housing densities and types in the single-family designated areas (LUG 3.1, FWCP). ■ Preserve and protect the quality of existing residential neighborhoods and require new development to be of a scale and design that is compatible with existing neighborhood character (HG1, FWCP). ■ Periodically, review the FWRC and remove any regulatory barriers to locating special needs housing and emergency and transitional housing within the city as required by the Federal Fair Housing Act, to avoid over -concentration, and to ensure uniform distribution throughout all residential and mixed -use zones (HP 39, FWCP). High -density housing projects, with the exception of senior housing, will not be permitted in existing single-family residential neighborhoods (HP1, FWCP). ■ Develop a range of housing opportunities that meet the requirements of people with special housing needs, including the elderly, mentally ill, victims of domestic abuse, and persons with debilitative conditions or injuries (HG7, FWCP). ■ Enhance community livability and transportation by providing a connected system of pedestrian and bicycle ways that is integrated into a coordinated regional network (TG3, FWCP). (b) It is consistent with all applicable provisions of this title and all other applicable laws; Staff Response: Development of the subject property is required to comply with all applicable provisions of FWRC Chapter 19, "Zoning and Development Code"; Chapter 16, "Surface and Stormwater Management"; Chapter 14, "Environmental Policy"; all other applicable codes, policies, and regulations; previous decisions issued by the Hearing Examiner; and the environmental decision by the Director of Community Development related to Village Green Phases II and X. The city's Community Development Review Committee (DRC) has reviewed the proposal in relation to applicable codes, policies, regulations, and previous conditions of approval related to the development. Development of the site in accordance with these requirements and the recommended conditions of approval will ensure compliance with all applicable codes, policies, and regulations. (c) It is consistent with the public health, safety and welfare; Staff Response: Development of the project as proposed and as conditioned, in accordance with all applicable codes, policies, and regulations, and considering the requirements of previous approvals and conditions related to the project, will ensure protection of the public health, safety, and welfare. (d) The streets and utilities in the area of the subject property are adequate to serve the anticipated demand from the proposal; Staff Response: Urban services are available to the site, and the site has direct access to 2nd Avenue SW and access through the existing Village Green to Pt Avenue South. The proposed improvements to internal private streets, and to 2nd Avenue SW, with associated right-of-way dedication, are consistent with the city's required street improvements and applicable approved modifications. The site is also served by public and private transportation services to meet the demand. Village Green Retirement Campus of Federal Way 18-105293 Staff Report to the Federal Way Hearing Examiner Page 6 (e) The proposed access to the subject property is at the optimal location and configuration for access; Staff Response: Access to Cottages West will be provided from 2°d Avenue SW and from Is' Avenue South through the existing Village Green site. Access points have been determined to be at the optimal location and configuration based on city staff review considering applicable code requirements, and by the Fire Department considering emergency access requirements. (f) Traffic safety impacts for all modes of transportation, both on and off site, are adequately mitigated. Staff Response: This criterion has been met. There is sufficient capacity in the city's network to handle the additional trips generated by the proposed development. Concurrency analysis of the vehicular trips generated by the development was conducted and a capacity reserve certificate issued January 17, 2019 (Exhibit D). Additional right-of-way along I" Avenue South, Tract X, has been dedicated and recorded (Exhibit CC and DD). IVX. STATEMENT OF FACTS AND CONCLUSIONS Based on an analysis of the Process IV application, the environmental record, and applicable decisional criteria, the Department of Community Development finds that: a. Proposed improvements require review under the city's land use Process IV, Hearing Examiner, pursuant to provisions outlined in FWRC 19.200.100, "Required Review Process." Applicable regulations and policies used to review the proposal included, but were not limited to: FWRC Titles 14, 16, and 19; FWCP; 2016 KCSWDM with Federal Way Addendum; Public Works Department Development Standards; and State Environmental Policy Act Rules Chapter 197-11. b. Remaining improvements include the construction of the remaining 174 units of independent and assisted living senior apartments, 17-unit independent living cottages, 40-unit memory care building and associated access improvements; landscaping; and stormwater runoff improvements. A community recreation building may be constructed in lieu of several cottages. c. An environmental checklist was reviewed by city staff and other agencies with jurisdiction. Following review of the proposal and environmental reports submitted by the applicant, the city's Responsible Official issued an Addendum to the existing Determination of Nonsignificance (DNS) (Exhibit GG) on June 28, 2019. d. The development meets lot size, required yard, lot coverage, and height requirements, and is consistent with FWRC 19.200.100, "Special Notes and Regulations." e. Overall site design retains and incorporates existing significant trees and vegetation as a site amenity. Vegetation impacts will also be minimized through Tree Retention Plans (Exhibit L, L2.1 and L2.2) per FWRC 19.120, "Clearing, Grading, and Vegetation Retention." Conditions of project approval at final site, landscaping, and engineering plans review will ensure compliance with vegetation retention requirements. f. All public services and utilities, including police and fire protection, and water and sewer service, are available and will be provided to the site. Village Green Retirement Campus of Federal Way 18-105293 Staff Report to the Federal Way Hearing Examiner Page 7 g. Site design provides good pedestrian access and from adjacent streets and sidewalks and the adjacent existing Village Green development. Good pedestrian circulation is provided to the development via sidewalks along streets and a looped system of pedestrian trails through wooded areas provided as a recreational amenity. h. The project embodies good design principles that will be compatible with the existing Village Green development and with surrounding existing and developing residential areas. As proposed and as conditioned, the project is consistent with all applicable site design, Community Design Guidelines, and development regulations of the FWRC related to minimum lot size, building setbacks, height, bulk, scale, architecture, landscaping, and pedestrian amenities. The project is consistent with the special requirements applicable to this use in this zoning district, related to age or disability of residents; proximity to services, facilities, and transportation frequently utilized by senior citizens; no unreasonable impact on traffic, public utilities and services, or nearby residential; consistency of the proposed density with the criteria for determining the number of dwelling units that will be permitted; lot coverage; and fagade modulation. A document to establish senior citizen housing units in perpetuity has been recorded at King County, AFN 20100218000745. j. The improvements will generate 46 new weekday peak hour trips. The city's Traffic Division reviewed the concurrency application and determined all intersections meet the city's Level of Service standards with programmed improvements. A Capacity Reserve Certificate was issued by the city's Traffic Engineer on January 17, 2019, and vested 46 trips to this project. k. Public Works has reviewed the project and concluded that with recommended conditions of approval, the proposal complies with city's codes, policies, and regulations pertaining to site access, street layout, and design. 1. The applicant will be subject to the city's transportation impact fee. The fee will be calculated based on the fee rate in effect at the time a complete building permit application is submitted. The fee shall be paid prior to permit issuance. in. The Director of the Community Development Department has found the proposal meets applicable requirements of FWRC Chapter 19.115 "Community Design Guidelines" and issued the Design Decision conditional approval on February 2, 2021. The effect of this decision is contingent upon Process IV project approval by the Hearing Examiner. No appeals of the decision were filed with the city. n. Final engineering and construction plans related, but not limited to buildings, landscaping, street frontage / access improvement, stormwater, and lighting will be reviewed during the building permit stage and must meet all applicable Public Works Department Development Standards and the International Building Code standards adopted by the Department of Community Development Building Division. o. As analyzed previously, city staff has concluded that the Village Green retirement campus has met all Process IV decisional criteria pursuant to FWRC 19.70.150(3). Village Green Retirement Campus of Federal Way 18-105293 Staff Report to the Federal Way Hearing Examiner Page 8 p. As proposed and as conditioned, the requested timeline of 10 years from the date of the Hearing Examiner's approval, is consistent with the public interest by preserving, improving, and enhancing living conditions for the residents, responding to market conditions, and does not conflict with any existing or anticipated applicable code, policy, or regulation. q. Pursuant to FWRC 19.70.150(2), the Hearing Examiner shall issue a decision on the Process IV MLU application within 10 working days following the close of the public hearing. VX. STAFF RECOMMENDATION Based on analysis derived from this report, the Department of Community Development recommends approval of the site improvements as depicted on the site, landscaping, and civil plan sheets entered as exhibits to this staff report, and other documents within the official project file subject to the conditions listed below: The applicant shall obtain engineering approval from the Public Works Department, and commercial building permit approval from the Department of Community Development prior to site construction. 2. The applicant must comply with conditions of approval of the Director's February 2, 2021, Design Decision for the project (Exhibit I). 3. At the time of a building permit application, the applicant will need to design the stormwater systems for the project to meet the requirements of the stormwater manual that the city has adopted at that time. 4. If any building permits for the Village Green Phase II and Phase III project have not been issued within the city code -based five-year timeline granted under Process IV approval, the applicant shall prepare or submit a new concurrency analysis. 5. A Boundary Line Adjustment (BLA) that relocates the property line between parcels 302104- 9024 and 302104-9017 will be required to be submitted by the applicant, and reviewed and approved prior to issuance of any construction permits for Building F. Village Green Retirement Campus of Federal Way 18-105293 Staff Report to the Federal Way Hearing Examiner Page 9 20100218000744.001 AFTER RECORDING RETURN TO: Annmarie Petrich 1900 W. Nickerson Street, Ste 209 Seattle, WA 98119 � f. 20100�18000744 A MMARM PETRI cov 66.00 PAGE-00I OF 003 0211SY2010 14.13 KING CGVNFY, UA COVENANT Grantors: Village Green of Federal Way, A Retirement Community LLC; Monte B. Powell; Diane E. Powell Grantee: The City of Federal Way Legal Description (Abbreviated): Lot B and Lot D of BLA 00-104014-00-SU Assessor's Tax Parcel Nos.: 302104-9146; 302104-9017 Reference No. of Documents: N/A Released or Assigned: NIA THIS AFFORDABLE HOUSING COVENANT ("Covenant") is made as of 2010, by VILLAGE GREEN OF FEDERAL WAY, A RETIREMENT COMMUNITY LLC, a Washington limited liability company, Monte B. Powell and Diane E. Powell (collectively "Owners"), for the benefit of THE CITY OF FEDERAL WAY, a municipal corporation ("City"), with reference to the following facts: A. Village Green of Federal Way, A Retirement Community LLC is the owner of that certain parcel of real property commonly known as Cottages West (referred to as the "VG Property') and legally described as: RESUBMITTED AUG 2 S 2919 Crry OF CGMh UN[TY �� pMEN2` 20100218000744.002 Lot B, City of Federal Way Boundary Line Adjustment No. 00-104014-00- SU, recorded under King County Recording Number 20011205900002, said Boundary Line Adjustment being a portion of the west half of the northeast quarter of the northeast quarter in Section 30, Township 21 North, Range 4 East, W.M., in King County Washington. Tax Parcel No. 302104-9146 B. Monte B. Powell and Diane E. Powell are the owners of that certain parcel of real property legally described as: Lot D, City of Federal Way Boundary Line Adustment No. 00-104014- 00-SU, recorded under King County Recording Number 20011205900002, said Boundary Line Adjustment being a portion ofthe west half of the northeast quarter of the northeast quarter in Section 30, Township 21 North, Range 4 East, W.M., in King County Washington. Less: A portion of the Northeast Quarter of the Northeast Quarter of Section 30, Township 21 North, Range 4 East, W.M., in King County, Washington described as follows: Beginning at the intersection of the centerline of 2"4 Avenue Southwest with the west line of Lot D, City of Federal Way Boundary Line Adjustment No. 00-104014-00-SU, recorded under King County Recording Number 20011205900002; Thence along the northerly projection of the centerline of said 2°6 Avenue Southwest and the west line of said Lot D, North 01 °27'52" East, 133.60 feet to a point of intersection with the north line of 2'd Avenue Southwest; Thence along the easterly projection of said north line, South 88°47'44" East, 30.00 feet to a point on the northerly projection of the east line of said 2"a Avenue Southwest; Thence along the northerly projection of said east line, South 01 °27'52" West, 133.76 feet to a point of intersection on the exterior boundary of said Lot D; Thence along said exterior boundary, North 88.30' 11" West, 30.00 feet to the point of beginning; Containing 4,010 square feet, more or less. Tax Parcel No. 302104-9017 C. The VG Property and the Powell property are collectively referred to as the "Property". D. The City has granted Owners approval to construct on the Property a senior housing development.(the "Project") subject to the following requirement: That a minimum of five percent (5%) of the Project housing units be established as Affordable Housing units as defined below. 20100218000744.003 E. If the Affordable Housing units are provided, in accordance with City of Federal Way Revised Code Section 19.1 I0.010(3)(a), the Project may exceed 205 units. F. The total Affordable Housing units required for the Project may be provided within units constructed solely on the Powell property. G. As a condition of the City's approval of the Project, Owners are required to impose certain covenants on the Property. NOW, THEREFORE, in consideration of the foregoing recitals and for other valuable consideration, the receipt and sufficiency of which are hereby acknowledged, Owners agree as follows: I. Definitions. For the purposes of this Covenant, the following terms shall have the following meanings: a. "Affordable Housing" means dwelling units that are offered for rent at a Rental. Rate that is affordable to those individuals and families having incomes that are 80 percent or below the median county income. b. "Rental Rate" means charges for occupancy of a unit exclusive of charges for utilities (including, but not limited to, electricity, sewer, garbage, water, gas, telephone and cable television), activities, transportation, housekeeping, yard maintenance, meals, and personal care services. 2. Afford Housing Covenant. Owners agree that a minimum of five percent (51/o) of the constructed Project units (not including any bonus market rate units allowed by FWRC 19.110.010(3)(a)) will be Affordable Housing units. 3. Duration. This Covenant shall terminate and be of no further force and effect at the end of the life of the Project. 4. Governing Law. This Covenant shall be construed under and enforced in accordance with the laws of the State of Washington without regard to any conflicts of laws principals. 5. Successors and Assigns. All of the terms and conditions of this Covenant shall run with the land and shall be binding upon the assigns, heirs and successors of Owners. 20100218000744.004 IN WITNESS WHEREOF the parties have executed this Agreement the day and year first written above. Monte B. Powell Manager, Village Green of Federal Way, A Retirement Community LLC. Monte B. Powell COUNTY OF KING ) ss STATE OF WASHINGTON ) Diane E. PowelI On this date personally appeared before me, Monte B. Powell, to me known to be the Manager of Village Green of Federal Way, A Retirement Community LLC and who executed within and foregoing instrument, and acknowledged that he/she or they signed the same as his/her or their free and voluntary act and deed, for the use and purposes therein mentioned. Given under my '2nJ10 hand and official seal this day of1•r12. Printed Name: G�LiL� C NOTARY PUBLIC in and for the State of Washington, residing at a ' My Commission Expires f2-�- 20100218000744.006 COUNTY OF KING j ss STATE OF WASHINGTON ) On this date personally appeared before me Monte B. Powell to me known to be the individual or individuals described in and who executed within and foregoing instrument, and acknowledged that he/she or they signed the same as his/her or their free and voluntary act and deed, for the use and purposes therein mentioned. Given under my hand and official seal this S day of —Aplo—� f Printed Name: NOTARY PUBLIC in art�or a State of Washington, residing at d-slr My Commission Expires - j> - COUNTY OF KING ) ss STATE OF WASHINGTON ) On this date personally appeared before me Diane E. Powell , to me known to be the individual or individuals described in and who executed within and foregoing instrument, and acknowledged that he/she or they signed the same as his/her or their free and voluntary act and deed, for the use and purposes therein mentioned. Given under my hand and official seal this 3rd day of 10 Printed Name: litl3,hey /" �t�ld NOTARY PUBLIC in and for S� Washington, residing at — A My Commission Expires jam, 0-9A? I I RECEIVED Lakehaven WATER & SEWER DISTRICT NOV 0 8 2018 CITY OF FEDERAL WAY COMMUNf1Y DEVELOPME.Y' Lakehaven Water & Sewer District — Development Engineering Section 31623 — 1st Ave S * PO Box 4249 * Federal Way, WA 98063-4249 Telephone: 253-945-1581 or 253-945-1580 * Email: DE@Lakehaven.org This certificate is intended to provide the applicant, land use agencies &/or public health departments with information necessary to evaluate development proposals. Lakehaven Water & Sewer District, at its sole discretion, reserves the right to delay, or deny, water service based upon capacity &/or supply limitations in Lakehaven's or Other Purveyor's system facilities. Proposed Land Use: ❑ Building Permit-SFR ❑ Building Permit-MFR ❑ Building Permit -Other ❑ Subdivision ❑ Short Subdivision ❑ Binding Site Plan ❑ Rezone ❑ Boundary Line Adjustment ® Other (specify/describe) Land Use Review Tax Parcel Number(s): 3021049017, 3021049146 Site Address: god Ave SW & SW 356t' St Lakehaven GIS Grid: HH13 Ex. Bldg. Area to Remain: Unknown sf New Bldg. Area Proposed: 260.000 + 12 Was, 4unitfi Applicant's Name: Vi f FeQeral Way WATER SYSTI-M_INIFORMATION 1. ® Water service can be provided by service connection to an existing 8" diameter water main onsite. 2. ® If an additional fire hydrant 1s reouired, water service for the site will require an improvement to Lakehaven's water distribution system of: ❑ a. feet of " diameter water main to reach the site; and/or ❑ b. The construction of a water distribution system on the site; and/or ❑ c. A major portion of Lakehaven's comprehensive water system plan would need to be implemented and/or constructed; and/or ® d. Other (describe): Lakehaven -0eyeloper Extgnsion Agreement reg u it 3. ® a. The existing water system is in conformance with Lakehaven's Comprehensive Water System Plan. ❑ b. The existing water system is not in conformance with Lakehaven's Comprehensive Water System Plan and an Amendment to this Plan will be required. This may cause a delay in issuance of land use approvals or permits. 4. ® a. The subject property is within the corporate limits of Lakehaven Water & Sewer District, or has been granted Boundary Review Board approval for extension of water service outside of Lakehaven's water service area. ❑ b. Annexation or Boundary Review Board approval will be necessary to provide service. 5. Water service is subject to: ® a. Payment of connection charges (to be determined by Lakehaven); ® b. Proof or reservation of easement(s) as required by Lakehaven; ® c. Other: Water Service Con ectlo li i n re uired. forany nawlmoofiedservice connection. Comments/special conditions: Service r s r er than 80 psi Is a ootential. Pressure Reducing Valve(s) are a potential. Contact local building official -for r aulrements and/or additional information. The nearest fire hydrant is on the Property (as marked on map on the back of this page). System hydraulic model results (FF #348), at no less than 20 psi, indicate that Lakehaven's standard maximum allowable liquid velocity of 10 ft/s Is exceeded at a fire flow rate above 2500 GPM (approximate). This flow figure depicts the theoretical performance of the water distribution system under high demand conditions. Fire flow rates greater than this may be accommodated through water distribution system improvements, contact Lakehaven for additional information. 538 Pressure Zone Est. Meter Elevation(s)-GIS: High 282+/-, Low 242+/- Est. Pressure Range at Meter(s) (psi): Min. 102, Max. 128 I hereby certify that the above water system information is true. This certification shall be valid for one (1) year from the date of signature. Name: BRIAN ASBURY Title: DEVELOPMENJ ENGINEERING SUPERVISOR Signature: Date: In Z13 3021049017 3021049146 wtr (Form Update 1/3/17) Page 1 of 2 3021049017 3021049146 wtr (Form Update 1/3/17) Page 2 of 2 LakehavOn WATER & SEWER DISTRICT Hydraulic Model Fire Flow Estimate Request/Reporting Form Requested By: Shawna Upton Date: 10/22/18 Location to be Modeled: Hydrants near Village Green Lakehaven'/a Section Grid: 11V13 Intersection: S 356th St & 2nd Ave SW Add. Description: See attached map Pressure Zone: 538 Results By: John BowmatL Date: 10/23/18 Model Run No.: Master Water System Model2007.net FF #348-A Condition Pressure (psi) Flow (gpm) Static 96 0 Fire Flow 20 9200 Results By: John Bowmal Date: 10/23/18 Model Run No.: Master Water System Model2007.net FF #348-B Condition Pressure (psi) Flow (gpm) Static 95 0 E6�80 Fire Flow 20 Results By: Date: Model Run No.: John Bowman 10/23/18 Master Water System Model2007.net FF #348-C Condition Pressure (psi) Flow (gpm) Static 101 0 Fire Flow 20 7000 NOTES: Lakehaven's adopted level of service goals for fire flow rates are 1000 gpm within single family residential areas (including duplexes) and 2500 gpm for multi -family, commercial, industrial areas. Model results depict the theoretical performance of the water system under high demand conditions and are not guaranteed to represent actual system performance. A design professional should be consulted for site specific design purposes. Location A The calculated fire flow capacity in the above table is based on a currently available residual system pressure of 20 psi at the location modeled. The model indicates that Lakehaven's maximum allowable velocity of 10 Ws is exceeded at a fire flow rate above 6400 gpm. Fire flow capacities greater than 6400 gpm may be accommodated through water system improvements. Location B The calculated fire flow capacity in the above table is based on a currently available residual system pressure of 20 psi at the location modeled. The model indicates that Lalehaven's maximum allowable velocity of 10 ft/s is exceeded at a fire flow rate above 2600 gpm. Fire flow capacities greater than 2600 gpm may be accommodated through water system improvements. Location C The calculated fire flow capacity in the above table is based on a currently available residual system pressure of 20 psi at the location modeled. The model indicates that Lakehaven's maximum allowable velocity of 10 Ws is exceeded at a fire flow rate above 2500 gpm. Fire flow capacities greater than 2500 gpm may be accommodated through water system improvements. Lakehaven WATER & SEWER DISTRICT Lakehaven Water & Sewer District - Development Engineering Section 31623 - 1st Ave S * PO Box 4249 * Federal Way, WA 98063-4249 Telephone: 253-945-1581 or 253-945-1580 * Email: DE@Lakehaven.org This certificate is intended to provide the applicant, land use agencies &/or public health departments with information necessary to evaluate development proposals. Lakehaven Water & Sewer District, at its sole discretion, reserves the right to delay, or deny, sewer service based upon capacity &/or supply limitations in Lakehaven's or Other Purveyor's system facilities. Proposed Land Use: ❑ Building Permit-SFR ❑ Building Permit-MFR ❑ Building Permit -Other ❑ Subdivision ❑ Short Subdivision ❑ Binding Site Plan ❑ Rezone ❑ Boundary Line Adjustment I0 Other (specify/describe) Land Use Revlgw Tax Parcel Number(s): 30210490 7 Q21 49146 Site Address: 2nd Ave SW & SW 356"_St Lakehaven GIs Grid: H-13 Ex. Bldg. Area to Remain: Unknowns New Bldg. Area Proposed: 2 Q 0 - sf. 12 bidgs. 242 Applicant's Name: Village Green of Federal Way SEWER SYS EM TNIF0RM8T10N 1. ® Sewer service can be provided by service connection to an existing 8"" diameter sewer main on site and the sewer system has the capacity to serve the proposed land use. 2. ❑ Sewer service for the site will require an improvement to Lakehaven's sanitary sewer system of: ❑ a. feet of " diameter sewer main or trunk to reach the site; and/or ❑ b. The construction of a sanitary sewer collection system on the site; and/or ❑ c. A major portion of Lakehaven's comprehensive wastewater system plan would need to be implemented and/or constructed; and/or ❑ 3. ® d. a. Other (describe): The existing sewer system is in conformance with Lakehaven's Comprehensive Wastewater System Plan. ❑ b. The existing sewer system Is not in conformance with Lakehaven's Comprehensive Wastewater System Plan and an Amendment to this Plan will be required. This may cause a delay in issuance of land use approvals or permits. 4. ® a. The proposed site land use is within the corporate limits of Lakehaven Water & Sewer District, or has been granted Boundary Review Board approval for extension of sewer service outside of Lakehaven's sewer service area. ❑ b. Annexation or Boundary Review Board approval will be necessary to provide service. S. Sewer service is subject to: ® a. Payment of connection charges (to be determined by Lakehaven); ® b. Proof or reservation of easement(s) as required by Lakehaven; ® c. Other: Sewer S ry re i d ildi Comments/special conditions: I hereby certify that the above sewer system information is true. This certification shall be valid for one (1) year from the date of signature. Name: BRIAN ASBURY Title: DEVELOPMENT ENGINEERING SUPERVISOR Signature: -J Date: `D 9 JAI 3021049017 3021049146 swr (Form Update 1/3/17) Page 1 of 2 3021049017 3021049146 swr (Form Update 1/3/17) Page 2 of 2 RECEIVED NOV 0 8 2018 CITY OF FEDERAL WAY DEPARTMENT OF COMMUNITY DIWMMaJIJWA%*"MENT 33325 8`b Avenue South PO Box 9718 CITY OF `' Federal Way WA 98063-9718 Federal Way 253-8 www. it Fax 253-835-2609 .co ►vww.cirvaf Federal_tt �ty.com HAZARDOUS MATERIALS INVENTORY STATEMENT CRITICAL AQUIFER RECHARGE AND WELLHEAD PROTECTION AREAS I. WHY SHOULD THIS INVENTORY STATEMENT BE FILLED OUT? Critical Aquifer Recharge (CARAs) and Wellhead Protection Areas (WHPAs) are considered "critical areas" pursuant to Federal Way City Code (FWCC), Chapter 18, "Environmental Protection." This inventory statement must be filled out by the applicant or agent for any proposed activity listed in Section 1I of this handout, and which are located within Wellhead Capture Zones 1, 5, and 10 as shown on the Critical Aquifer Recharge and Wellhead Protection Areas Maps. Please refer to the handout on Critical Aquifer Recharge and Wellhead Protection Areas for a description of the review process. H. ACTIVITIES GOVERNED BY CARA AND WHPA REGULATIONS The inventory statement must be filled out for the following activities: • Construction of any residential structure, including single-family development • Construction of any barn or other agricultural structure • Construction of any office, school, commercial, recreational, service, or storage building • Construction of a parking lot of any size • Other minor new construction (see WAC 197-11-800[2]) • Additions or modifications to or replacement of any building or facility (does not include tenant improvements) • Demolition of any structure • Any landfill or excavation • Installation of underground tanks • Any division of land, including short plats • Change of use, which involves repair, remodeling, and maintenance activities • Dredging • Reconstruction/maintenance of groins and similar shoreline protection structures • Replacement of utility cables that must be buried under the surface of the bedlands ■ Repair/rebuilding of major dams, dikes, and reservoirs ■ Installation or construction of any utility, except for on -going operation and maintenance activities of public wells by public water providers • Personal wireless service facilities VILLAGE GREEN VILLAGE GREEN OF FEDERAL WAY, Project Name PHASES II & III - EXTENSION 13 Applicant A RETIREMENT CAMPUS LLC p Project Location 1ST AVENUE S & SW 356TH STREET Tracking No. TYPES AND QUANTITIES OF HAZARDOUS MATERIALS Please provide the approximate quantity of the types of hazardous materials or deleterious substances that will be stored, handled, treated, used, produced, recycled, or disposed of in connection with the proposed activity. If no hazardous materials will be involved, please proceed to Section IV. MATERIAL LIQUID (gallons) SOLID (pounds) (1) Acid or basic solutions or solids (2) Antifreeze or coolants (3) Bleaches, peroxides, detergents, surfactants, disinfectants, bactericides, algaecides 5 (4) Brake, transmission, hydraulic fluids (5) Brine solutions (6) Corrosion or rust prevention solutions (7) Cutting fluids (8) Deicing materials (9) Dry cleaning or cleaning solvents (10) Electroplating or metal finishing solutions (11) Engraving or etching solutions (12) Explosives (13) Fertilizers (14) Food or animal processing wastes (15) Formaldehyde (16) Fuels, additives, oils, greases (17) Glues, adhesives, or resins (18) Inks, printing, or photocopying chemicals (19) Laboratory chemicals, reagents or standards (20) Medical, hospital, pharmaceutical, dental, or veterinary fluids or wastes < 5 per week (21) Metals (hazardous e.g. arsenic, copper, chromium, lead, mercury, silver, etc. (22) Paints, pigments, dyes, stains, varnish, sealers. 10 (23) Pesticides, herbicides or poisons (24) Plastic resins, plasticizers, or catalysts (25) Photo development chemicals (26) Radioactive sources (27) Refrigerants, cooling water (contact) (28) Sludges, still bottoms (29) Solvents, thinners, paint removers or strippers (30) Tanning (leather) chemicals Q1) Transformer, capacitor oils/fluids, PCB's (32) Waste oil (33) Wood preservatives (34). List OTHER hazardous materials or deleterious substances on a separate sheet. Bulletin #056 — November 24, 2004 Page 2 of 3 k:\IIandouts\Iiazardous Materials Inventory Statement VILLAGE GREEN VILLAGE GREEN OF FEDERAL WAS(, PMect )*lame PHASES it a III - EXTENSION ApphcanZ A RFTIREMENT CAMPUS LLC Pr*ctLoeation 1STAVENUE S & SW 356TH STREET TracldngNo, FV. FURTHER INFORMATION Provide the approximate quantity of fill and source of fill to be, imported to the site. Annroximate Onantity of Imported FM I Source of Fill None I NIA Check box #1 if you do not plan to store, handle, treat, use, produce, recycle, or dispose of any of the types and quantities of hazardous material or deleterious substance listed in Section 1H. Check box(s) #2 through #5 (and fill in appropriate blanks) of the below table if they apply to your facility or activity. The proposed development will not store, handle, treat, use, produce, recycle, or dispose of any of #1 [ } the types and quantities of hazardous materials or delcterious substances listed above. #2 [ } Above ground storage tanks, having a capacity of ' gallons will be installed. #3 [ ] Construction vehicles will be refueled on site. Storage within wholesale and retail facilities of hazardous materials, or other deleterious #4 [ } substances, will be for sale in original containers with a capacity of _ gallons liquid or mounds solid. The presence of chemical substances on this parcel is/w- M be for "temporary" non -routine #5 [■] maintenance or repair of the facility (such as paints and paint thinners) and are in individual containers with a capacity of 9O gallons liquid or -- pounds solid. Check any of the following items that currently exist or are proposed in connection with the development of the site. #1 [■} Stormwater infiltration system (e.g., french drain, dry well, stnrmwater swale, etc.) 42 [ } Hydraulic lifts er elevator, chemical systems, or othermachinery that uses hazardous materials #3 [ } Cathodic protection wells #4 [ } Water wells, monitoring wells, resource protection wells, piewur-tars 45 [ } Leak detection devices, training for employees for use of hazardous materials, self-contained machinery, etc. ////F/o If you have any questions about filling out this application form, please call the Department of Community Development Services at 253-835-2607. Please be advised that an application for a development permit lacking the required information vn-11 notbe accepted. Bulletin #056 — November 24, 2004 Page 3 of 3 k:U4=dotns%i lazardous MaterWs 3aventnry Statement � �p has �t I I nGJGI VG 27 1921 5ar1 8724500080 872h50Q070 ai24507090 409822450UUD 3724500100823105208724500050 409 072450011087245000408724500030R \9,6 2 8724600020 �/3 2310960 QV 8724500120 87245110010 IJ 8724500130 + 8724500150 3021049146 altaml:o p 8724500160 j 8724500170 I} 8724SO0180 jf 8724500190 f 8724500200 8724500210 R 8724500220 7387000010 —I 3fi512 73a70a.,1a 7387000060 738700007ll JOHN ROE M 1! 11 7387020 7387000050 35512 S 355TH PL in jjFF 73355 030 1�B i�Ha I!II 7387000090 7387000Q80 Q 73B7000100 416 207 73B7000040 `223 Z 102.'I 35528 N d q. 049017 25 28 10%M-75,5' 47' 17'121640r �RIR Z L ; y 29 ' VR�1 a�orga. 2021049018 — - �Iyatllle"IM,M« . 302}045162 '5 c ' J-1 34 M025 Major 5216 2921049154 Z ggyy k S 9 21049161' . 140 33"ee 35N1 ]pW� 3e03 % 14 A N 2921049031 R 35e1 Q 35316 Village Green U) r. 0 r 85113 �� 2921049069 30210490243fi"'e 35326 35419 2921049078 35400 2921049067 3541M1 3021049017 F= RS7.2 SW 356TH ST 36422 2821040061 25A7A 35505 292T04SA76 3S45A S3 a I RECEIVED -4k CITY OF 40';:t�� Federal Way NOV 0 8 2018 DEPARTMENT OF COMMUNITY DOZLOPA RAL WAY 33325(P RZELOPMENT Federal Way, WA 98003 253-835-2607;Fax 253-835-2609 www.cit offederalway.com Crime Prevention Through Environmental Design (CPTED) Checklist Directions Please fill out the checklist to indicate which strategies have been used to implement CPTED principles in your proposed project. Please check all strategies that are applicable to your project for each of the numbered guidelines. You may check more than one strategy for each guideline. Your responses will be evaluated by city staff, and will be integrated into the site plan and/or building permit review process. Section and ✓ Functional Area Evaluation for Performance Performance Standard Agency Use Only Standard Strategy ■ Applicable during Site Plan Review e Applicable during Building Permit Review Section 1.0 Natural Surveillance 1.1 Blind Corners — ❑Cor Avoid blind corners in pathways and parking lots. ❑Revise _ ❑NA Comments: 0' Pathways should be direct. All barriers along pathways should be permeable (see through) including landscaping, fencing etc. ■ Consider the installation of mirrors to allow users to see ahead of them and around corners. e Other strategy used:. Pathways around buildings and to parking lots are held away from building edges and corners to provide good visibility of what is ahead and minimize blind corners. 1.2 Site and Building Layout ❑ton' Allow natural observation from the street to the use, from the ❑Revise use to the street, and between uses _ ❑NA Comments: Bulletin #022 — January 1, 2011 Page 1 of 9 k:\Handouts\CPTED Checklist Section and ✓ Functional Area Performance Performance Standard Standard Strategy ■ Applicable during Site Plan Review e Applicable during Building Permit Review F Orient the main entrance towards the street or both streets on For Non -Single corners. ■ Family Development Position habitable rooms with windows at the front of the dwelling. ■ Access to dwellings or other uses above commercial/ retail development should not be from the rear of the building. ■ ❑ Offset windows, doorways and balconies to allow for natural observation while protecting privacy. ■ Locate main entrances/exits at the front of the site and in view of the street. ■ For Commercial/ Retail/ Industrial If employee entrances must be separated from the main and Community ❑ entrance, they should maximize opportunities for natural Facilities surveillance from the street. ■. In industrial developments, administration/offices should be located at the front of the building. ■ Avoid large expanses of parking. Where large expanses of For Surface IN parking are proposed, provide surveillance such as security Parking and cameras. ■ Parking Structures ❑ Access to elevators, stairwells and pedestrian pathways should be clearly visible from an adjacent parking area. ■ ❑ Avoid hidden recesses. ■ Locate parking areas in locations that can be observed by adjoining uses. ■ Open spaces shall be clearly designated and situated at For Common/ locations that are easily observed by people. Parks, plazas, Open Space 8 common areas, and playgrounds should be placed in the front Areas of buildings. Shopping centers and other similar uses should face streets. IN iJ Other strategy used: The site is designed to have windows overlooking pedestrian and parking areas. Main entrances front on internal drives and private roads. Security cameras are included in strategic locations. Evaluation for Agency Use Only Bulletin #022 —January 1, 2011 Page 2 of 9 k:\Handouts\CPTED Checklist Section and ✓ I Functional Area Evaluation for Performance Performance Standard Agency Use Only Standard 1.3 Strategy ■ Applicable during Site Plan Review 6 Applicable during Building Permit Review Common/Open Space Areas and Public On -Site Open _ ❑Con Space _ ❑Revise Provide natural surveillance for common/open space areas. _ ❑NA Comments: Position active uses or habitable rooms with windows adjacent 8 to main common/open space areas, e.g. playgrounds, swimming pools, etc., and public on -site open space. ■ Design and locate dumpster enclosures in a manner which 8 screens refuse containers but avoids providing opportunities to hide. ■ Locate waiting areas and external entries to elevators/stairwells ❑ close to areas of active uses to make them visible from the building entry. e ❑ Locate seating in areas of active uses. e Other strategy used: 1.4 Entrances — []Con Provide entries that are clearly visible. _Revise _ ❑NA Comments: Design entrances to allow users to see into them before entering. » Entrances should be clearly identified (Signs must conform to 8 FWRC 19.140.060. Exempt Signs. (Applicable during Certi !ate o Oecu anc Inspection. Other strategy used: 1.5 Fencing Fence design should maximise natural surveillance from the 0—Revise street to the building and from the building to the street, and ❑NA minimize opportunities for intruders to hide. Comments: Bulletin #022 — January 1, 2011 Page 3 of 9 k:\Handouts\CPTED Checklist Section and ✓ T Functional Area Evaluation for Performance Performance Standard Agency Use Only Standard Strategy 0 Applicable during Site Plan Review e Applicable during Building Permit Review Front fences should be predominantly open in design, e.g. pickets or wrought iron, or low in height. e Design high solid front fences in a manner that incorporates ❑ open elements to allow visibility above the height of five feet. e If noise insulation is required, install double -glazing at the ❑ front of the building rather than solid fences higher than five feet. e ■❑ 1.6 Other strategy used: Landscaping Avoid landscaping which obstructs natural surveillance and allows intruders to hide. Trees with dense low growth foliage should be spaced or their crown should be raised to avoid a continuous barrier. 1 Use low groundcover, shrubs a minimum of 24 inches in height, or high -canopied trees (clean trimmed to a height of eight feet) around children's play areas, parking areas, and along pedestrian pathways. ■ _ ❑Revise _ ❑NA Comments: Avoid vegetation that conceals the building entrance from the street. N Other strategy used: 1.7 Exterior Lighting LlL'nil Provide exterior lighting that enhances natural surveillance. ❑Revise (Refer to FWRC 19.115.050(7)(a) for specific lighting ❑NA requirements.) Comments: Prepare a lighting plan in accordance with Illuminating Engineering Society of America (IESA) Standards, which ❑ addresses project lighting in a comprehensive manner. Select a lighting approach that is consistent with local conditions and crime problems. N Bulletin #022 —January 1, 2011 Page 4 of 9 k:\Handouts\CPTED Checklist Section and ✓ I Functional Area Performance Performance Standard Standard Strategy ■ Applicable during Site Plan Review 6 Applicable during Building Permit Review Locate elevated light fixtures (poles, light standards, etc.) in a ❑ coordinated manner that provides the desired coverage. The useful ground coverage of an elevated light fixture is roughly twice its height. ■ For areas intended to be used at night, ensure that lighting © supports visibility. Where lighting is placed at a lower height to support visibility for pedestrians, ensure that it is vandal - resistant. e NJ Ensure inset or modulated spaces on a building facade, access/egress routes, and signage is well lit. e ❑ In areas used by pedestrians, ensure that lighting shines on pedestrian pathways and possible entrapment spaces. e Place lighting to take into account vegetation, in its current and ❑ mature form, as well as any other element that may have the potential for blocking light. e Avoid lighting of areas not intended for nighttime use to avoid ❑ giving a false impression of use or safety. If danger spots are usually vacant at night, avoid lighting them and close them off to pedestrians. e ❑ Select and light "safe routes" so that these become the focus of legitimate pedestrian activity after dark. ■ Avoid climbing opportunities by locating light standards and electrical equipment away from walls or low buildings. e Fil Use photoelectric rather than time switches for exterior lighting. e In projects that will be used primarily by older people (retirement homes, congregate care facilities, senior and/ or community centers, etc.) provide higher levels of brightness in public/common areas. e Evaluation for Agency Use Only Other strategy used: ❑ Both low level path lights and higher roadway lighting will be used. Building entrances and signage are lit. 1.8 Mix of Uses ❑Conti In mixed use buildings increase opportunities for natural �. ❑Revise surveillance, while protecting privacy. ❑NA Comments: Bulletin #022 —January 1, 2011 Page 5 of 9 k:\Handouts\CPTED Checklist Section and ✓ Functional Area Evaluation for Performance Performance Standard Agency Use Only Standard Strategy a Applicable during Site Plan Review e Applicable during Building Permit Review Where allowed by city code, locate shops and businesses on lower floors and residences on upper floors. In this way, ❑ residents can observe the businesses after hours while the residences can be observed by the businesses during business hours. M Include food kiosks, restaurants, etc. within parks and parking structures. ■ Other strategy: used Fl 1.9 Security Bars, Shutters, and Doors ❑Conf When used and permitted by building and fire codes, security � ❑Revise bars, shutters, and doors should allow observation of the street _ ❑NA and be consistent with the architectural style of the building. Comments: ❑ Security bars and security doors should be visually permeable (see -through). e Other strategy used: Section and ✓ Functional Area Evaluation for Performance Performance Standard Agency Use Only Standard Strategy ■ Applicable during Site Plan Review e Applicable during Building Permit Review Section 2.0 Access Control 2.1 Building Identification _ Ljuoni Ensure buildings are clearly identified by street number to ❑Revise prevent unintended access and to assist persons trying to find ❑NA the building. Identification signs must conform to FWRC Comments: 19.140.060. Exempt Signs. Street numbers should be plainly visible and legible from the street or road fronting the property. e Bulletin #022 —January 1, 2011 Page 6 of 9 k:\Handouts\CPTED Checklist Section and ✓ Functional Area Performance Performance Standard Standard Strategy ■ Applicable during Site Plan Review e Applicable during Building Permit Review In residential uses, each individual unit should be clearly numbered. In multiple building complexes, each building entry 8 should clearly state the unit numbers accessed from than entry. In addition, unit numbers should be provided on each level or floor. e ❑ Street numbers should be made of durable materials, preferably reflective or luminous, and unobstructed (e.g. by foliage). e For larger projects, provide location maps (fixed plaque ❑ format) and directional signage at public entry points and along internal public routes of travel. e Other strategy used: El Evaluation for Agency Use Only 2.2 Entrances — ❑cor Avoid confusion in locating building entrances. — ❑Revise _ ❑NA Comments: Entrances should be easily recognizable through design 8 features and directional signage. (Signs must conform to FWRC 19.140.060. Exempt Signs. ■ ❑ Minimize the number of entry points. E Other strategy used: 2.3 Landscaping Conforms Use vegetation as barriers to deter unauthorized access. El —Revise ❑NA Comments: ❑ Consider using thorny plants as an effective barrier. e Other strategy used: El 2.4 Landscaping Location ❑Conf Avoid placement of vegetation that would enable access to a _ ❑Revise building or to neighboring buildings. — ❑NA Comments: Bulletin #022 —January 1, 2011 Page 7 of 9 k:\Handouts\CPTED Checklist Section and ✓ Functional Area Evaluation for Performance Performance Standard Agency Use Only Standard Strategy 0 Applicable during Site Plan Review 6 Applicable during Building Permit Review Avoid placement of large trees, garages, utility structures, IN fences, and gutters next to second story windows or balconies that could provide a means of access. ■ Other strategy used: 2.5 Security _ Reduce opportunities for unauthorized access _Revise DNA Comments: Consider the use of security hardware and/or human measures IN to reduce opportunities for unauthorized access. (Applicable during Certificate of dccWama 1'nspeclion}. Other strategy used: Buildings are locked during evening hours. Key access or admittance through staffed entry ways is ❑ required after dark. Security cameras monitor the premises. 2.6 Signage _ ❑Coi Insure that signage is clearly visible, easy to read and simple _ ❑Revise to understand [Signs must conform to FWRC 19.140.060. — DNA Exempt Signs]. Comments: ❑ Use strong colors, standard symbols, and simple graphics for informational signs. e Upon entering the parking area, provide both pedestrians and For Surface ❑ drivers with a clear understanding of the direction to stairs, Parking and elevators, and exits. e Parking Structures ❑ In multi -level parking areas, use creative signage to distinguish between floors to enable users to easily locate their cars. e ❑ Advise users of security measures that are in place and where to find them, i.e. security phone or intercom system. e ❑ Provide signage in the parking area advising users to lock their cars. e Bulletin #022 —January 1, 2011 Page 8 of 9 k:\Handouts\CPTED Checklist Section and ✓ Functional Area Evaluation for Performance Performance Standard Agency Use Only Standard Strategy ■ Applicable during Site Plan Review e Applicable during Building Permit Review ❑ Where exits are closed after hours, ensure this information is indicated at the parking area entrance. e Other strategy used: Appropriate signage will be designed ❑ during building permit review. Section 3.0 Ownership 3.1 Maintenance — ❑Conf Create a "cared for" image _ ❑Revise _ ❑NA Comments: Ensure that landscaping is well maintained, as per FWRC 8 19.125.090, in order to give an impression of ownership, care, and security. (Ongoing). Where possible, design multi -unit residential uses such that no ❑ more than six to eight units share a common building entrance. ■ Other strategy used: The campus employs nearly a fun nrge maintenance and landscape crew providing a very well cared for appearance. 3.2 Materials _ ❑Conf Use materials, which reduce the opportunity for vandalism. _ ❑Revise _ ❑NA Comments: Consider using strong, wear resistant laminate, impervious glazed ceramics, treated masonry products, stainless steel ❑ materials, anti -graffiti paints, and clear over sprays to reduce opportunities for vandalism. Avoid flat or porous finishes in areas where graffiti is likely to be a problem. e Where large walls are unavoidable, refer to FWRC 19.125.040(21) regarding the use of vegetative screens. e Common area and/or street furniture shall be made of long 8 wearing vandal resistant materials and secured by sturdy anchor points, or removed after hours. e Other strategy used: Bulletin #022 —January 1, 2011 Page 9 of 9 k:\Handouts\CPTED Checklist RECEIVED NOV 0 8 2018 CITY OF FEDEPA. WAY COMMUNUY DEVELOPMENT Village Green of Federal Way A Seniors housing Community Statement of Design Intent—1118118 The design intent for this project is to fit the development into the site and surrounding single family community. The design of this project extends the design of the well received existing Village Green campus that won Federal Way's Project of the Year award in 2001. The project includes a mix of duplex and 4-plex "Cottage" units and attached apartment units for independent and assisted living and a 40- unit memory care building. The Cottages are similar in scale to large single family homes. The 4-plexes are daylight basement configurations that keep the overall footprint relatively small. The apartment and memory care buildings are significantly modulated and articulated in plan, elevation, and roof line to visually break up the larger buildings into smaller scale. Color selections are neutral. Materials include lap siding with shingle accents in gable and other areas. Wood trim is provided around windows. Columns are trimmed with stone cladding. Roof lines include generous pitch and multiple gables to mimic quality single family homes. Individual entries with plazas and covered porches are provided for each building to further break up the overall scale and mass of the buildings. Abundant landscaping is provided to both screen the buildings from adjacent single family properties and public right of way and to break up the scale of the larger buildings. Internal landscaping includes both planting and lawn areas with well connected walkways for open space. Surface parking areas are internal to the project and broken up into small pockets to avoid large expanses of parking. Cottage units include individual garages similar to single family homes. The apartment and memory care buildings include basement garages so that parking is not visible from adjacent single family properties or the public right of way. Village Green of Federal Way 1 DCI #: 98480.6 RECEIVED NOV 0 8 2018 CITY OF FEDERAL WAY May DVELOP,V '" gVilla e Green of Federa M A Seniors Housing Community Community Design Guideline Analysis—1118118 Introduction This document presents an analysis of how the project will implement applicable elements of Federal Way's Community Design Guidelines (FWRC 19.115). The project involves expansion of the existing Village Green of Federal Way Seniors Housing campus, which was initially developed in 1995 and has been methodically expanded over the years with the most recent buildings being constructed in 2017. The existing development has been well received in the community earning the Project of the Year award in 2001. The current proposal is to essentially extend existing land use approvals to allow continued expansion and build out of the remaining land. Elements of the existing development including Security; Site Design; Building Design; Building and Pedestrian Orientation; and compatibility with the residential zone will carried forward with this project. This project includes construction of 174 independent and assisted living apartments, 13 independent living cottages, and a 40-unit memory care building. This mix of housing opportunities furthers the goal of a Continuing Care Retirement Community. Crime Prevention through Environmental Design (CPTED) The project has been designed with CPTED principals in mind. Refer to the CPTED checklist for a detailed explanation. Security Program The Security Program for Village Green includes: 1. A written security and emergency/disaster response plan; 2. Non -private areas such as exterior walkways, entrances, parking areas, hallways and dining areas include video monitoring. 3. Access points and entries are well lit and include glass doors for visibility. Access points are locked in the evening hours so that visitor and resident access can only be by key holders or as allowed by -site staff. 4. Access points, walkways and parking areas are oriented so they are visible from residents and other interior uses. 5. One of the two vehicle access points is secured by a gate, so that the only open vehicle access passes by the main office, which is continuously staffed. Village Green of Federal Way 1 DCI #: 98480.6 Site Design Natural amenities such as view, areas of retained significant trees and stormwater management areas are incorporated into the landscaping, pedestrian area, open space and site design. Daylight basement units are incorporated into sloping areas to take advantage of grade changes while reducing the visual scale of the buildings. Pedestrian areas and amenities are visible from the interior uses and the internal access roads and drive aisle and are lit with pedestrian scale lighting for the convenience of the residents while also discouraging the potential for crime. Pedestrian areas and amenities include paved walkways, trails, courtyards and covered gazebos to provide convenient, all weather mobility of the senior residents throughout the property. Surface parking areas are broken up into small pockets and are generously landscaped so there is no large expanse of surface parking. Circulation of the parking areas are looped. Structured parking areas are all in basements to minimize mass and are essentially invisible to the right- of-way. Basement parking areas are secured by doors. All parking areas are well lit and video monitored. Pedestrian circulation and common space is well linked to building entrances and many ground level units. Direct connections to the public right of way are provided near adjacent transit stops. All weather pedestrian walkways circulate throughout the site and incorporate a variety of materials for interest. Most pedestrian areas are separated from vehicle traffic by landscaping. Appropriate delineation of pedestrian areas where crossing vehicle traffic areas include colored detectable warning surfaces. Bicycle racks are provided within the garages and in generous common front porch areas in each of the independent living apartment buildings. Pedestrian areas included expanded pavilion areas that include seating, picnic tables and potential fire pit or barbeque areas where residents and visitors can gather. These areas are located next to landscape and significant tree retention areas, while at the same time being visible from internal spaces. Trash receptacles and pet waste bags are provided for the residents' convenience, while at the same time serving to protect stormwater runoff. Areas for gardening and interpretive signs for landscape and native vegetation are provided along the pedestrian circulation areas. Soft surface wooded pathways are provided around the campus for enjoyment and exercise during daylight hours. Landscaping is applied generously throughout the site. Landscaping includes generous use of native plants as well as seasonal and ornamental vegetation. The perimeter of the site includes substantial significant tree retention and twice the minimum landscape buffer. These features help to screen and minimize the scale of the buildings from the public right of way. Commercial services such as food delivery and waste collection are all internal to the site and not visible from the public right of way. Trash and recycle areas are located within buildings or walled enclosures. Utility connections for the independent/assisted apartment buildings are located in interior rooms or subsurface vaults where practical. Utility connections for the Cottage units are mounted exterior similar to single family homes. Mechanical HVAC equipment is screened with landscaping. Village Green of Federal Way 2 DO #: 98480.6 Lighting for pedestrian and vehicle areas are small scale to minimize "spill" on to adjacent properties and right of way. Building Design Building design takes advantage of the sloping topography where available with daylight basement Cottage units and the basement garage for the Memory Care building "step down" to accommodate the grade change. All building facades are substantially modulated. Facades longer than 60 feet are modulated in accordance with FWRC 19.115.060 (2) (b) and include pedestrian plazas per FWRC 19.115.060 (2)(d). Due to the practical functionality of the Memory Care building and independent/assisted living apartments, some facades will exceed the 120-foot facade length. A modification is requested in these instances, as were approved in previous land use review. These functionalities include internal circulation of residents and services such as food services, security, and nursing care between the buildings. The roof lines of longer facades are stepped down and reduced in width to give the appearance of separate buildings. Buildings are designed with substantial articulation and other treatments to reduce massing. In addition to modulation, this includes multiple roof angles, gables, balconies, material differentiation, separate doorways with generous covered porches and roof line variability. Building and Pedestrian Orientation Reference is drawn to FWRC 19.115.090 (4), which more appropriately governs this project. District Guidelines for Residential Landscaping is provided between the buildings and public streets. Parking lots are broken up into 10 spaces or less in most cases and are located behind buildings. Pedestrian walkways are provided throughout the site and connect to the public right of way at locations near the adjacent transit stops. Lighting fixtures are approximately 20 feet or less. Building entrances are highlighted with plazas, landscaping and generous porches with seating and lighting. Common exterior open spaces are overlooked by windows. Where practical, ground floor units have private open spaces. Buildings have roof pitches between 4:12 and 12:12. No garages or carports are located in the front yards. Building facades in excess of 120 have significant modulation. A modification is requested for facades over 120 feet. Of the long facades facing public right of way or single family properties, the average fagade length is approximately 104 fee. Buildings have a distinct base, middle and top. The base level includes the entry porch and greater level of window variability, gabled porte-cochere entries and stone clad columns. Top levels have setbacks, reduced scale and pitched roofs with variable roof lines and gables. Village Green of Federal Way 3 DCI #: 98480.6 NOVEMSER 18, 2006 VILLAGE GREEN Retirement Campus SILVER GREY STONEY PLAIN #CLW1037W EXTERIOR VINYL SIDING MANUFACnXtM ALCOA !TOME 1=% MIORS L-- - SAGE 8ROQKSiONE ACCENT TRIM COLORS MANUFAaGMRM PARKER PAINT BLIZZARD #CLC1203A ROOFING MANUFACTURM IKO THE LOFT fCLC1210D DESERT SAND 1► F-YA REM 0C1211A STONE M,AN.IFACTLIRER: MUTUAL MATERM S NW HARVARD SLATE d000ldr 00wLmaD BEY #CSV2025 ALL RIGHTS III]. Ik"-S XND WITIRMATION IS €XCLUSNii PROPERTY OF VlllAM GREENI LLC AND SHuL Nor nE REwmouCfD_ CON:EHT S 11JECT TO OMG€ AT GMt MSS D=RM10N_ FOR 11S€ AS NSLL L REFERENCE ONLY CEIVED N V 0 8 2018 CITY TY DEVELOPMENT FEDERAL WAY I#AAA[1 �� Y RECEIVED NOV 0 8 2018 EAL WAY Village Green Phases II & III —Extension COM UNITY DEVELOPMENT Lighting, Benches, Bike Rack & Trash Receptacle Cut Sheets Lighting Exterior lighting is provided through a combination of building mounted fixtures (see A-2.0 Elevations), elevated light fixtures/street poles, and pedestrian pathway lighting (A-2.0) to enhance natural surveillance per the CPTED checklist. See attached catalog cut sheets for streetlights and pedestrian pathway lighting. Refer to the civil plan (C 1) for conceptual location of onsite streetlights. Benches The bench catalog cuts are attached. Bike Rack The bike rack catalog cut is attached. Trash Receptacle The trash receptacle catalog cut is attached. Planters Not applicable. Ash Trays Not applicable; Village Green is a non-smoking campus. http://www.uniquelighting.com/product_pages/CENTAURUS6.htm CENTAURUS6-B25.20-WB Simple, yet elegant, the Centaurus 6 offers versatile light output by featuring rotating adjustable height setting, allowing various beam spreads. The frosted cylindrical lens minimizes glare while the 20 watt Astro-Brite lamp provides sufficient light to cast soft glows on any path or walking area. Ideal for walkways, the Centaurus 6 is also perfect for when planter areas need lighting. Equipped with a 20-Watt Astro-Brite, 10,000 hr. Xenon lamp, a designer lens and 25 ' of #18/2 low voltage wire, the Centaurus 6 carries a Lifetime Warranty. This fixture is also available in 24 volt. SPECIFICATIONS: • Construction: Solid Brass Housing with Machined Brass Collar • Shroud: Rotating Height Adjustment Settings • Socket: Beryllium Copper, pre -greased • Finish Coat: Poly -Thermal Shield • Mounting: Brown PVC Stabilizer Stake o Weight: 2.5 lbs. • Wire: 25 Feet, 18/2 THW LTV Brown • Level of Light Application: 1, 2 • Lamp: 20 Watt Astro-Brite, 10,000 hr. Rating • Maximum Wattage: 20 Watts • Lifetime Warranty UNIQUE LIGHTING SYSTEMS Galaxy Hub (Not Included) De um Copper Pre -Creased Socket with 20 Want Astro4rite, 10,000hr Vating 1 S" Brass Brown Stabilizer Stake -- 6.1 L- - Machined Brass Collar with o - Kotat(ng Height Adjustlive(iTt e tail 25 Feet IS /2 TOW UV Brown (Bury Extra Wire At Fixnre Location) NOTES: -Lifetime Warranty -Maximum Wattage: 20 Watts -Included: Frosted Lens -Level of Light Application: 1 & 2 -Weathered Brass Finish -Astro-Brite Lamp Supplied Part # 700019 21.9 UNIQUE LIGHTING SYSTEMS 1 CENTAURUS6 AREA/PATH LIGHT Ktv SCALE: NONE I WEIGHT: 1 6516s 17130107 Copyright 2007, UNIQUE Ughling Systems, All Rights Reserad UNIQUE Lighting Systems, 7246 Simpson Way, JES.Wdido, Ca. 92029. Tel: (800) S564831, Fax (760) 740-0977 CUNIQU�EL IGHTING SYSTEMS INNOVATIVE LIGHTING SOLUTIONS THAT LAST A LIFETIME CENTAURUS6 - [ff CENTAURUS6 Qq Denotes Standard is Please inquire about lead times on custom orders. E25 [q 25' #18-2 ❑ 50' #16-2 ❑ Custom Length — LENS PACKAGE INCLUDED DE -OP Polycarbonate Frosted Lens OPTIONAL ACCESSORIES (Sold Separately) 6PK 6 pack PRODUCT ORDERING INFORMATION 20 WB - rass r— ❑ 6PK 6 pack ❑ 12 12" Threaded Stem ❑ 24V 24 Volt Q' 20 Astro-Brite, 20 Watt T3-G4 Xenon ❑ CL Custom Lamp AB 5 Astro-Brite, 5 Watt T3-G4 Xenon AB 10 Astro-Brite, 10 Watt T3-G4 Xenon a 6 5 4 3 2 1 PHOTOMETRICS Horizontal Foot Candle Quarter Spread Astro-Brite T3-G4 Xenon 5W 10W 20W ©2005 Unique Lighting Systems 1240 Simpson Way, Escondido, CA 92029 Phone: 800.955.4831 Fax: 760.740.0977 www.uniquelighting-com Thomas Lighting:: Details Page 1 of 1 THOMASLIGHTING.COM Close t� Print Collection/Famlly: Hawthorne oiescription: One -light, compact fluorescent die-cast aluminum outdoor wall bracket in Matte Black finish with white art glass. Electronic ballast for Catalog Number: reliable starting to 0° F. Photocell included. PL9462-7 Suggested Retail Price: T24 005 $133.10 ADDITIONAL PRODUCT SPECIFICATIONS: UPC Number 020389151681 Width 8" Body Height 14" Overall Length No. Lights 1 Max Walt 18W GU24CFL Extends 81/2" HCO' 3" http://thomaslighting.coin/catalog/proddetail-print.asp?cno=PL9462-7 5/20/2009 http://www.klynchandsons.com/ No. 6735 6' length www.landscapefonns.com village green Designer Jahn Rizzi has re -Imagined the schoolyrard bench of his boyhrDd as an impeccably detailed seating solution for today's small urban spaces. Village Green is light in scale and "aty on comfart. Its posture angle, depth of seat, and generous front radius provide support for back and legs and an impressively comfortable seating experience. features >a refined update on a simple .American classic > seat and back straps connected to the frame with sealed welds, creating a polished visual and tactile Beta it > construction is carefully balanced so Village Green is as light as it can be to make sustainable use of materials yet heavy enough to support urban public use > meets BIFIJA performance and safety standards }complementary products > more details horizontal strap seat 7V length optional arms freestanding or surface mount designed by John Rizzi Village Green is Patent Pending More Details :: Sustainablity and LEER Dimensions To Ajaed Ccrn c lemer,1.ar., Products ■ Benches are backed with horizontal strap seat ■ 7m" length ■ Optional arms; end arms only or end arms with center arm ■ Arms are welded to the frame a End frames are 3i6' x 1-1l4" steal bar a Seating surface is horizontal steel straps rein torced •,with back brace and profile rods. ■ Benches meet BifMA performance and safety standards ■ Benches ship fully assembled, with freestanding glides ■ Gl'Ides can be removed for surface mounting Susta inability ead I n ■ Refer to our Recycled Content by Product Chart for LEA required information ■ ,All styles are 100% recyclable. ■ Landscape Forms Pan guard II (R)Pvv+dwcoat finish czntains no heavy metals. a HAPS_free and has extremely lore VOCs. r For more information about Landscape Forms sustainable products and policies, please refer to our Environmental Statement. DimensF'ons ■ 25'd x 32"h x 7{r I www.landscapefonns.com key SA\TAE: COI,f{ Santa & Cole is a company with vision and a strong point of view. Now, Landscape Forms proudly offers their urban elements in Narth America. These distinctive designs share the Landscape Forms vocabulary but have a vernacular all their own. hlinimal, elegant in their simplicity, and beautifully resolved, they introduce an international spirit to out collection of outdoor furniture for public spaces. features > young, cheerful rack reminiscent of handles of old fashioned keys •steel care protected with high density polyurethane foam surer cast aluminum base easily embeds >supports bike by its frame in two places >accepts standard horse shoe lack > com plementary products > more details embedded mounting red or grey more Detaas :: 5uslarnatAitv and LEE❑ Dimensions To Sera UrnOementary Praducls ■ Capacity: 2 bicycles ■ Supports bike upright by its frame in two places : Standard D-shaped bike lock can be placed to secure both a wheel and the frame ■ Refer to as- r Iy instructions for suggested spacing on site : Constructed of high density pG yufethane plastic molded aver steel tubing ■ Base cover is cast aluminum ■ Base is fitted %vRh tveo bolts thaT slip into adhesive -filled hales drilled into the concrete base for mounting ■ Ships fully assembled Sosteinability and IF�13 ■ Refer to our Recycled Content by Product Chart for LEED required information. • Landscape Forms Pangsrard II (R)Powdemoat finish contains no heavy metals, Is RAPS —free and has extremely low VOCs, ■ Far more information about Landscape Fonus sustainable products and policies. please refer to our Environmental Statement. Dimensions ■ Installed: 2-314` deep by 22-1fZ wide by 31-1JT high 7o Specify. Select lcey Bike Rack Ctwosa a Rd or Grey www.landscapefonns.com parc vueTM features > sculptural in form, robust in function > companion to the Pare Wue bench > may be used without liner as a simple basket > security option supports clear trash bag > complementary products > more details 30 gallon capacity r rotationally mDldej lid r side or top opening r choose urn -shaped polyethylene liner (fog or black); or nD liner to use with clear trash bag keeping content in view r freestanding or surface mount support designed by John Rizzi patent pending P,9ore Details :: Sustain ability and LEED Dimensions To Scecifv Ccmolementary Products ■ 30 gallon capacity ■ Polyethylene urn shaped liner included: fog or black ■ Top- Dr side -open ing lid is rotationally melded polyethylene; fog or black to match liner ■ 61ay be used without tiner for simple refuse basket or add a clear trash bag to keep content in view for security requirements. Capacity without liner* 40 gallons_ ■ Lid attaches to basket with cable ■ Base has center hole for optional surface mounting r All metal is finished with Landscape Forms' proprietary Paogard I9) polyester powdercGK a hard yet flexible finish that rasissts rusting, chipping, peeling and fading ■ Manufactured in Kalamazoo, fill, U.S.A_ ■ Ships fully assembled Sus;a;nabrh j and ZEED ■ Refer to our Recycled Content by Product Chart for LFED required information r All styles are 1 GO% recyclable. r Landscape Forms Panguard I! (R) PDwrdereoat finish contains no heavy meta Is. is HAPS-free and has extremely low VOCs. ■ Far more information about Landscape Forms sustainable products and policies, please refer tc cur Environmental Statement. Dr mensiorns ■ Side Opening: 2Y x 43' r To Opening: 23r x 39' LEGEND A - '• E is s�Lssf< toss. � , B C D E F D r% DUNCANSON COMPANY, INC. Civil Engineering • Surveying • Land Planning 145 SW 155th St, Snire 102 Seattle, Washington 98166 Phone 206.244.4141 Fax 206.244.4455 Site Pictures Key Map E® Scale: N/A I Drawn: MAD I Job No: 12018 C[TY OF FEDERAL WAY COMMUN[TY DEVELOPMENT r A � �� r�. ., r..�K. rr . ��.�� i�� ter, _� �..�� 4 ��*" y � - I I I '.�, l ll r"«71� �� l I II.._ _ ti ul .F ' , I I ' � II } fur �li r - - _ .. • ��`.» »a �j. kw � »aa .�,t: ®� f � � z- - � •;.:,_,, . zzz .�6 .!®«b2!*z«�»>a•5�. �`� .� .i. '"�� i ' µ�, �, - „y� �� . -,�. •, - - �-- . _ ---- � -� `' �_ .............. ......... L I'll r ti r. •* - � - w a �� i r f' to T 7`N t. „ate N, - ., • ,�,'� .4 _ -ti'r .,� . _ ± OL 44 �'.� �• Ak� Al R !' _ ♦ -- 0 Point F - North Point F - West CITY OF FEDERAL WAY COMMUNITY DEVELOPMENT DEPARTMENT DEVELOPMENT REVIEW COMMITTEE TRANSMITTAL DATE: November 9, 2018 TO: Cole Elliott, Development Services Manager Greg Kirk, Plans Examiner Rick Perez, City Traffic Engineer Brian Asbury, Lakehaven Water & Sewer District Chris Cahan, South King Fire & Rescue Lindsey Sperry, Public Safety Officer Rob Van Orsow, Solid Waste/Recycling Coordinator FROM. Becky Chapin, Senior Planner FOR DRC MTG. ON: November 29, 2018 — Internal Completeness Review FILE NUMBER(s): 18-105293-00-UP & 18-105304-00-SE RELATED FILE NOS.: None PROJECT NAME: Village Green Phase II PROJECTADDRESS: No Site Address, Parcel # 302104-9014 & 9146 ZONING DISTRICT: RS 9.6 PROJECT DESCRIPTION. Renewal of Land Use approvals for senior housing (Village Green Buildings F, G, H, I, & J; Memory Care building and 13 cottages). LAND USE PERMITS: UPIV & SEPA (SEPA may not be needed if impacts are the same) PROJECT CONTACT: Brooks Powell PO Box 98309 Des Moines, WA 98198 Brooks@powell-homes.com MATERIALS SUBMITTED: • Master Land Use Application • CPTED Checklist • Title Report • Hazardous Materials Inventory Statement • Water & Sewer Availability • Design Intent Narrative • Site Photos ■ Site Lighting & Furnishing Cut Sheets • SEPA Checklist • Building Length Modification • Survey • Color/Materials Board • Site Plan, Drainage, Grading & ROW Plans • Landscape/Tree Retention Plan • Elevations 11� RECEIVED 41k Federal OF Way NOV 0 8 2018 MASTER LAND USE / "y �DEPARTMFNT OF Cf3Q �y 33325 h Avcn i Federal Way, WA 98003-6325 253-835-2607;Fax 253-835-2609 w%y%v.cityoFfcdcraIway cnrn IF-AD530(/-5e, APPLICATION NO(S) _I �— ` 05A / 3 — U P Date ! 1 — 1j J 2 Project Name Property Address/Location Parcel Number(s) Project Description PLEASE PRINT Village Green of Federal Way 1 ST AVE S & SW 356TH STREET 302104-9017 & 302104-9146 Renewal of Land Use approvals for Seniors Housing (VILLAGE GREEN BUILDINGS F, G, H, I, & J; Memory Care Building and 13 Cottages) Type of Permit Required Annexation Binding Site Plan Boundary Line Adjustment Comp Plan/Rezone Land Surface Modification Lot Line Elimination Preapplication Conference Process 1 (Director's Approval) _ Process 11 (Site Plan Review) Process III (Project Approval) X Process IV (Hearing Examiner's Decision) Process V (Quasi -Judicial Rezone) Process VI x SEPA w/Project SEPA Only Shoreline: Variance/Conditional Use Short Subdivision Subdivision Variance: Cotrunercial/Residential Required Information RS 7.2 & IRS 9.6 Zoning Designation Single Family -High Comprehensive Plan Designation $740,000 Value of Existing Improvements $20,000.000 Value of Proposed Improvements Inlernalional Building Code (IBC): LC (LICENSED CARE) Occupancy Type TYPEv-e Construction Type Applicant Name: BROOKS POWELL Address: P 0 eox9eao9 City/State: DES MOINES, WA Zip: 98198 Phone: 206.824.8001 Fax: Email: B D WELL-H MES.COM Signature: f -— Agent (if different than Applicant) Name: Address: City/State: Zip: Phone: SAME Fax: Email: Signature: Owner Name: Village Green Phase III, LLC and Address: Y Company, Powell Family Land Com an City/State: , LLC Zip: P.O. Box 98309 Phone: Des Moines, WA 98198 Fax: Email: Signature: �;ki me as �IQ Ic`aoz Bulletin f003 — January I, 2011 Page 1 of 1 k:\Handou(s\Master Land Use Application a 41k CITY OF Federal Way A. BACKGROUND Name of proposed project, if applicable: A RECEIVED Department of Community Development 333251'h AM 2018 Federal Way, WA 6 253-835-2fifl7; Fax 253-83AY 5-2 4 www.cit o F LE OPM511 Village Green of Federal Way (Buildings F—J, Building K (Memory Care), and Cottages). 2. Name of applicant: Village Green % Brooks Powell Address and phone number of applicant and contact person: P.O. Box 98309 Des Moines, WA 98198 206-824-8001 4. Date checklist prepared: November 8, 2018 5. Agency requesting checklist: City of Federal Way 6. Proposed timing or schedule (including phasing, if applicable): Land use approval expected early 2020. Project build out through 2030. 7. Do you have any plans for future additions, expansion, or further activity related to or connected with this proposal? If yes, explain. None. This land use application represents the final build out on this campus. 8. List any environmental information you know about that has been prepared, or will be prepared, directly related to this proposal. Previous environmental review included a Drainage Technical Information Report, geotechnical report, traffic report and concurrency reviews. Previous SE'PA DNSs issued April25, 2001 and March 13, 2010. 9. Do you know whether applications are pending for governmental approvals of other proposals directly affecting the property covered by your proposal? If yes, explain. A number of buildings have been permitted, but construction schedule may be deferred beyond the current land use approval (08-10555-00-UP). Bulletin 4050 — October 17, 2016 Page 2 of 15 k:\Handouts\Environmental Checklist �r CITY OF Federal Way Department of Community Development 33325 8ch Avenue South Federal Way, WA 98003-6325 253-835-2607;Fax 253-835-2609 ►vw%v. c i tvof i'ederalwnv.com 10. List any government approvals or permits that will be needed for your proposal, if known. Process 4 land use review, design guideline review, building permits, traffic concurrency review, NPDES coverage. 11. Give brief, complete description of your proposal, including the proposed uses and the size of the project and site. There are several questions later in this checklist that ask you to describe certain aspects of your proposal. You do not need to repeat those answers on this page. (Lead agencies may modify this form to include additional specific information on project description.) The project involves construction of the remaining 174 independent or assisted living apartments, 40 units of memory care housing, and 17 independent living cottages. The project is adjacent to the existing Village Green of Federal Way seniors housing community, which includes 167 independent and assisted living units. In lieu of several Cottages, a community building may be constructed depending on the activity level and abilities of the campus residents as the project is developed overtime. The proposal is for a 5-year land use approval with a second 5-year extension (total of 10 years) for phased construction. With this proposal, the total number of Units on the entire Village Green Campus would be 398 units. This is 8% more than previous reviews and approvals, which were at 367 units. This change is primarily the result of deleting some of the cottages and adding the memory care building. 12. Location of the proposal. Give sufficient information for a person to understand the precise location of your proposed project, including a street address, if any, and section, township, and range, if known. If a proposal would occur over a range of area, provide the range or boundaries of the site(s). Provide a legal description, site plan, vicinity map, and topographic map, if reasonably available. While you should submit any plans required by the agency, you are not required to duplicate maps or detailed plans submitted with any permit applications related to this checklist. The site is located between 1st Avenue S and 2nd Avenue SW, north of SW 356th Street. The site extends northwesterly off the end of 2nd Avenue S W. The site includes King County Tax Parcels 302104-9017 and 302104-9146, all located in the NEX of Section 30, Township 21 N, Range 4 E, W.M. B. ENVIRONMENTAL ELEMENTS 1. Earth a. General description of the site: (circle one): Flat rolling, hilly, steep slopes, mountainous, other Parcel 9017 (Buildings F-J) has an existing paved lane and a gravel parking area. The remainder is landscaped or wooded with flat to rolling topography. Parcel 9146 (Memory Care and Cottages) has been previously developed into "ready to build" sites with roads and utilities. Some infrastructure modification is required for the Memory Care building. Topography is rolling. b. What is the steepest slope on the site (approximate percent slope)? There are steep slopes (>40%) present near the southwest corner of the site. These slopes were identified and reviewed through previous land use approvals and the initial development and site improvements. No work or disturbance is proposed on or near these slopes. Slopes within the development areas are on the order of 2 to 1096, other than where the site was designed to "stair step" down between the roads, with over/under Cottage units. See the slope analysis diagram on the clearing and grading plan. Bulletin 4050 —October 17, 2016 Page 3 of 15 k:\Handouts\Environmental Checklist 1 Department of Community Development �k 33325 St" Avenue South CITY OF - Federal Way, WA 98003-6325 Federal Way 253-835-2607; Fax 253-835-2609 �vww. c i tva ffrderal vva�[nn c. What general types of soils are found on the site (for example, clay, sand, gravel, peat, muck)? If you know the classification of agricultural soils, specify them and note any agricultural land of long-term commercial significance and whether the proposal results in removing any of these soils. Site soils consist of silt, sand, gravel and cobbles. d. Are there surface indications or history of unstable soils in the immediate vicinity? If so, describe. None noted. e. Describe the purpose, type, total area, and approximate quantities and total affected area of any filling, excavation, and grading proposed. Indicate source of fill. Earthwork is expected to involve approximately 9,000 CY of cut and 3,000 CY of fill. Road base and paving materials will be imported from an approved source. f. Could erosion occur as a result of clearing, construction, or use? If so, generally describe. Some short term erosion is likely during construction. After construction the site will be generously landscaped to prevent erosion. g. About what percent of the site will be covered with impervious surfaces after project construction (for example,'asphalt or buildings)? Approximately 54%. h. Proposed measures to reduce or control erosion, or other impacts to the earth, if any: A Construction Stormwater Pollution Prevention Plan will be prepared and implemented as part of future site development activities. Erosion and sedimentation control measures are expected to include: stabilizing construction access; fllter fabric fencing; catch basin protection socks; sediment trapping ponds; covering exposed soils; phasing clearing activities; and other maintenance and housekeeping practices. 2. Air a. What types of emissions to the air would result from the proposal during construction, operation, and maintenance when the project is completed? If any, generally describe and give approximate quantities if known. Some dust & exhaust emissions will occur during construction. Minor automobile exhaust will occur after completion including employee, resident and visitor. Traffic (and exhaust) is expected to be less than a typical residential housing development of similar size. b. Are there any off -site sources of emissions or odor that may affect your proposal? If so, generally describe. None. c. Proposed measures to reduce or control emissions or other impacts to air, if any: Sprinkling of exposed soils (during active earthwork) and covering of soils (plastic, mulch and vegetation) can be employed to minimize dust migration during construction. Bulletin 4050 - October 17, 2016 Page 4 of 15 k:\Handouts\Environmental Checklist C(TV OF - - Federal Way 3. Water a. Surface Water: Department of Community Development 33325 8"' Avenue South Federal Way, WA 98003-6325 253-835-2607;Fax 253-835-2609 cit ❑ffede Iwa xom 1) Is there any surface water body on or in the immediate vicinity of the site (including year-round and seasonal streams, saltwater, lakes, ponds, wetlands)? If yes, describe type and provide names. If appropriate, state what stream or river it flows into. Hylebos Creek Wetland and Hylebos Creek tributary J-11 is located approximately 670 feet northeast of the site. No. 2) Will the project require any work over, in, or adjacent to (within 200 feet) the described waters? If yes, please describe and attach available plans. 3) Estimate the amount of fill and dredge material that would be placed in or removed from surface water or wetlands and indicate the area of the site that would be affected. Indicate the source of fill material. None. 4) Will the proposal require surface water withdrawals or diversions? Give general description, purpose, and approximate quantities if known. None. 5) Does the proposal lie within a 100-year floodplain? If so, note location on the site plan. No. 6) Does the proposal involve any discharges of waste materials to surface waters? If so, describe the type of waste and anticipated volume of discharge. None. b. Ground Water: 1) Will groundwater be withdrawn from a well for drinking water or other purposes? If so, give a general description of the well, proposed uses and approximate quantities withdrawn from the well. Will water be discharged to groundwater? Give general description, purpose, and approximate quantities if known. None. 2) Describe waste material that will be discharged into the ground from septic tanks or other sources, if any (for example: domestic sewage; industrial, containing the following chemicals... ; agricultural; etc.). Describe the general size of the system, the number of such systems, the number of houses to be served (if applicable), or the number of animals or humans the system(s) are expected to serve. The western portion of the site utilizes an existing infiltration pond for storm water management. The eastern portion of the site may implement permeable pavement and infiltration for some portion of stormwater management. Bulletin 4050 — October 17, 2016 Page 5 of 15 k:\Handouts\Environmental Checklist 44k CITY OF Federal Way c. Water runoff (including stormwater): Department of Community Development 33325 8"' Avenuc South Federal Way, WA 98003-6325 253-835-2607;Fax 253-835-2609 �"-w .citvoffedoraI�coin 1) Describe the source of runoff (including storm water) and method of collection and disposal, if any (include quantities, if known). Where will this water flow? Will this water flow into other waters? If so, describe. The western portion of the site utili2es an existing infiltration pond for storm water management. The eastern portion of the site may implement permeable pavement and infiltration for some portion of stormwater management. Additional runoff from the eastern portion of the site will be collected by existing storm drains and routed to on existing detention pond. 2) Could waste materials enter ground or surface waters? If so, generally describe. Waste materials typically associated with residential development may enter surface waters. No. 3) Does the proposal alter or otherwise affect drainage patterns in the vicinity of the site? If so, describe. d. Proposed measures to reduce or control surface, ground, and runoff water, and drainage pattern impacts, if any: Catch basins, sediment storage, wet ponds, bioswales and storm water frltrotion will all be employed to mitigate storm water quality impacts to current standards. Infiltration and conservation flow control will be provided to mitigate stormwater quantity impacts. No drainage patters will be altered. Public sewers will collect sanitary sewer. Landscaping will be professionally maintained. 4. Plants a. Check the types of vegetation found on the site: X deciduous tre alder ma le aspen, other X evergreen Ere ir, cedar, pine, Cher X shrubs X grass Pasture crop or grain Orchards, vineyards or other permanent crops. wet soil plants: cattail, buttercup, bullrush, skunk cabbage, other water plants: water lily, eelgrass, milfoil, other X other types of vegetation: blackberries and other minor invasives b. What kind and amount of vegetation will be removed or altered? The site will be cleared for construction of future buildings, driveways, parking, walkways and amenities. Approximately 6.1 acres of clearing will occur including native trees and shrubs as well as areas that were previously cleared. Bulletin 4050 — October 17, 2016 Page 6 of 15 k:\Handouts\Environmental Checklist Department of Community Development 33325 8"' Avenue South CITY of ' . - Federal Way, WA 98003-6325 Federal VII'ay 253-835-2607; Fax 253-835-2609 vvww.cit ❑ffederalm .c c. List threatened and endangered species known to be on or near the site. None. d. Proposed landscaping, use of native plants, or other measures to preserve or enhance vegetation on the site, if any: Most significant trees within the perimeter landscape buffer will be retained. Many additional significant trees will be retained on the western margin of the property. Landscaping will also re -incorporate a percentage of native trees, shrubs and groundcover. Tree density, per FWRC is achieved. Refer to the Landscape Plans. e. List all noxious weeds and invasive species known to be on or near the site. Some blackberries are present on and near the site. 5. Animals a. List any birds and other animals which have been observed on or near the site or are known to be on or near the site. Examples include: birds: hawk, heron, eagle, songbirds, other: Crow, robin, starling, ducks (in the stormwater ponds), hummingbirds, blue jays and other songbirds are present. mammals: deer, bear, elk, beaver, other: Racoon, possum, squirrel and other small mammals are likely present. fish: bass, salmon, trout, herring, shellfish, other: None. b. List any threatened and endangered species known to be on or near the site. None. Bulletin #050 — October 17, 2016 Page 7 of 15 k:\Handouts\Environmental Checklist 4k CITY OF Federal Way c. Is the site part of a migration route? If so, explain. Not applicable. d. Proposed measures to preserve or enhance wildlife, if any: Department of Community Development 33325 8"' Avenue South Federal Way, WA 98003-6325 253-835-2607;Fax 253-835-2609 www.cityoffederalway.com Tree retention, landscaping and the stormwater ponds provide habitat for small mammals and birds. e. List any invasive animal species known to be on or near the site. None known. 6. Energy and Natural Resources a. What kinds of energy (electric, natural gas, oil, wood stove, solar) will be used to meet the completed project's energy needs? Describe whether it will be used for heating, manufacturing, etc. Electricity and natural gas will be the energy source for the project (heating, cooling and lighting). b. Would your project affect the potential use of solar energy by adjacent properties? If so, generally describe. No. c. What kinds of energy conservation features are included in the plans of this proposal? List other proposed measures to reduce or control energy impacts, if any: Buildings will conform to the Washington State Energy code. Retention of significant trees on the south and west side of the development will help reduce coaling needs in the summer by providing shade and may help to reduce heat loss in the winter by providing some shelter from prevailing winds. 7. Environmental Health a. Are there any environmental health hazards, including exposure to toxic chemicals, risk of fire and explosion, spill, or hazardous waste, that could occur as a result of this proposal? If so, describe. 1) Describe any known or possible contamination at the site from present or past uses. None. 2) Describe existing hazardous chemicals/conditions that might affect project development and design. This includes underground hazardous liquid and gas transmission pipelines located within the project area and in the vicinity. None. Bulletin 4050 — October 17, 2016 Page 8 of 15 k:\Handouts\Environmental Checklist Department of Community Development 33325 8t" Avenue South CITY OF _- Federal Way, WA 98003-6325 Federal Way253-835-2607; Fax 253-835-2609 wwwxityo ffederal M.CQ m 3) Describe any toxic or hazardous chemicals that might be stored, used, or produced during the project's development or construction, or at any time during the operating life of the project. Typical fuel and lubricants in the construction equipment and paints & solvents are the only anticipated toxic or hazardous chemicals expected during construction. Paints and solvents will be used for typical occasional building maintenance. Typical commercial building cleaning chemicals will be used on a regular basis. 4) Describe special emergency services that might be required. No special emergency services are anticipated. 5) Proposed measures to reduce or control environmental health hazards, if any: A Spill Prevention, Control and Countermeasure Plan will be developed in accordance with City of Federal Way and WSDOE guidelines at the time of site development building construction permitting. b. Noise 1) What types of noise exist in the area which may affect your project (for example: traffic, equipment, operation, other)? Traffic noise from SW 356th Street and 1st Avenue south exists at the site, but does not substantially impact the project. 2) What types and levels of noise would be created by or associated with the project on a short-term or a long-term basis (for example: traffic, construction, operation, other)? Indicate what hours noise would come from the site. Typical construction noise (excavation equipment, truck traffic, sawing, hammering, etc.) will occur during active construction periods. Construction hours are limited by city code, but would typically occur between 7 a.m. to 6 p.m. on weekdays. Long term noise from project traffic is expected to be minimal (less than with typical single family development). 3) Proposed measures to reduce or control noise impacts, if any: Landscape buffering will help reduce current and long term noise impacts. Code limitation on work hours will minimize construction noise. 8. Land and Shoreline Use a. What is the current use of the site and adjacent properties? Will the proposal affect current land uses on nearby or adjacent properties? If so, describe. Other than 1, 4-plex cottage building and infrastructure improvements, the site is vacant. The site has current land use approval far Seniors Housing. The property to the north is also seniors housing consisting of the existing Village Green seniors housing campus. Property to the southwest and west is single family. To the south and east are SW 355" Street and V Avenue S, respectively. Bulletin 4050 — October 17, 2016 Page 9 of 15 k:\Handouts\Environmental Checklist Department of Community Development 33325 8`" Avenue South CITY of Federal Way, WA 98003-6325 Federal Way 253-835-2607; Fax 253-835-2609 w►v►v. c i tvaffedera l wayxom b. Has the project site been used as working farmlands or working forest lands? If so, describe. How much agricultural or forest land of long-term commercial significance will be converted to other uses as a result of the proposal, if any? If resource lands have not been designated, how many acres in farmland or forest land tax status will be converted to nonfarm or nonforest use? Past farmland usage is unlikely as the site is or was mostly forested before past grading and infrastructure improvements. Forest cover oppears to be second or third growth, but the site is not been part of a working forest or subject to any forest management plan. IM 1) Will the proposal affect or be affected by surrounding working farm or forest land normal business operations, such as oversize equipment access, the application of pesticides, tilling, and harvesting? If so, how: c. Describe any structures on the site. The site currently contains one 4-plex senior housing building, as well as infrastructure improvements including, roads, utilities, sidewalks, street lights and landscaping. None. d. Will any structures be demolished? If so, what? e. What is the current zoning classification of the site? Parcel 3021049017 RS 7.2 Parcel 3021049146 RS 9.6 f. What is the current comprehensive plan designation of the site? Single Family High Density g. If applicable, what is the current shoreline master program designation of the site? Not applicable. h. Has any part of the site been classified as a critical area by the city or county? If so, specify. No. A well head protection area exists to the north on the existing Village Green campus, but does not extend onto these subject properties. i. Approximately how many people would reside or work in the completed project? Approximately 450 people will reside in the completed buildings, with perhaps 20 employees. j. Approximately how many people would the completed project displace? None. k. Proposed measures to avoid or reduce displacement impacts, if any: Project provides additional housing. Bulletin 4050 — October 17, 2016 Page 10 of 15 k:\Handouts\Environmental Checklist 4% Department of Community Development 33325 8`" Avenue South C17Y OF Federal Way, WA 98003-6325 Federal Way253-835-2607; Fax 253-835-2609 www ci[ ❑ffedera1%%2 .com 1. Proposed measures to ensure the proposal is compatible with existing and projected land uses and plans, if any: Seniors housing is allowed in the RS 7.2 and RS 9.6 zone through the Process 4 land use review. The site has been a praved or seniors housingg since 2000, through previous Process 4 reviews and development has gradually proceeded as market demand and construction) conditions have. deemed appropriate. So. the project is compatible with existing land uses. Surrounding properties are developed at or near full potential, so projected land uses are expected to remain the same into the foreseeable future. in. Proposed measures to reduce or control impacts to agricultural and forest lands of long-term commercial significance, if any: Not applicable. 9. Housing a. Approximately how many units would be provided, if any? Indicate whether high, middle, or low- income housing. Approximately 219 market rate an 12 affordable housing units will be provided. b. Approximately how many units, if any, would be eliminated? Indicate whether high-, middle-, or low-income housing. 111re :ll c. Proposed measures to reduce or control housing impacts, if any: Project provides housing. A covenant is recorded to provide 5% affordable units within the project. 10. Aesthetics a. What is the tallest height of any proposed structure(s), not including antennas; what is the principal exterior building material(s) proposed? Structure height as defined by FWRC is expected to be 30feet. Internal ramps to basement garages have been excluded from the low side measurement. Principal exterior materials are expected to include architectural vinyl, cement board, wood, with stone or brick trim. See conceptual architectural plans.. b. What views in the immediate vicinity would be altered or obstructed? View obstructions are not anticipated. Views from surrounding properties will be altered from partially developed to developed and landscaped property. c. Proposed measures to reduce or control aesthetic impacts, if any: Tree retention, landscaping and quality building design will be used to reduce aesthetic impacts. 11. Light and Glare a. What type of light or glare will the proposal produce? What time of day would it mainly occur? Minor residential and pedestrian lighting will occur in the evening hours. Bulletin #050 — October 17, 2016 Page 11 of 15 U11andouts\Environmental Checklist Department of Community Development 10 33325 8"' Avenue South . kk CITY OFF Federal Way, WA 98003-6325 Federal 'Way 253-835-2607; Fax 253-835-2609 «,%v%v, c i tvo i'federa hvay,co ns b. Could light or glare from the finished project be a safety hazard or interfere with views? Lighting is not expected to interfere with any views or cause a safety hazard. c. What existing off -site sources of light or glare may affect your proposal? Street lighting is present along the street frontages but is not expected to affect the project. d. Proposed measures to reduce or control light and glare impacts, if any: Not applicable. Lighting will be minor in scale and not directed toward surrounding properties. See lighting plan. 12. Recreation a. What designated and informal recreational opportunities are in the immediate vicinity? The nearest parks include West Hylebos Wetlands Park and Hylebos Blueberry Farm, which are about % mile from the Site. b. Would the proposed project displace any existing recreational uses? If so, describe. No. c. Proposed measures to reduce or control impacts on recreation, including recreation opportunities to be provided by the project or applicant, if any: The site will have open spaces/informal recreation areas; lawn areas for strolling; benches provide outdoor sitting areas for visiting; a path around the perimeter of the campus provides opportunities for quite walks or exercise; pea patches may provide opportunities for gardening. Other opportunities available on the existing Village Green campus include game rooms, inside exercise rooms, a pool & spa, theater, arts and craft space, meeting space for history tolks, candidate forums and the like outside areas for small concerts, barbeques and win%heese events. 13. Historic and Cultural Preservation a. Are there any buildings, structures, or sites, located on or near the site that are over 45 years old listed in or eligible for listing in national, state, or local preservation registers ? If so, specifically describe. No. b. Are there any landmarks, features, or other evidence of Indian or historic use or occupation? This may include human burials or old cemeteries. Are there any material evidence, artifacts, or areas of cultural importance on or near the site? Please list any professional studies conducted at the site to identify such resources. No. Bulletin #050 — October 17, 2016 Page 12 of 15 k:\Handouts\Environmental Checklist ... I", . CITY OF Federal Way Department of Community Development 33325 81h Avenue South Federal Way, WA 98003-6325 253-835-2607;Fax 253-835-2609 vAywxityoffederalMy.pQm c. Describe the methods used to assess the potential impacts to cultural and historic resources on or near the project site. Examples include consultation with tribes and the department of archeology and historic preservation, archaeological surveys, historic maps, GIS data, etc. The Washington Information System for Architectural and Archaeological Records Data was consulted and no information was found concerning cultural or historic resources. Previous SEPA review and public notices to tribes and other state and local entities did not result in response concerning archeological significance. d. Proposed measures to avoid, minimize, or compensate for loss, changes to, and disturbance to resources. Please include plans for the above and any permits that may be required. Not applicable. 14. Transportation a. Identify public streets and highways serving the site or affected geographic area and describe proposed access to the existing street system. Show on site plans, if any. The site fronts 1st Avenue S, SW 356th Street and 2nd Avenue SW. The site will be served from existing access points onto 1st Avenue Sand 2nd Avenue Sw. b. Is the site or affected geographic area currently served by public transit? If so, generally describe. If not, what is the approximate distance to the nearest transit stop? Yes. Public transit stops exist directly in front of the Site on SW 356th Street and across the street on 1st Avenue S and for both north -south and east -west connectivity. c. How many additional parking spaces would the completed projector non -project proposal have? How many would the project or proposal eliminate? The project will add approximately 246 parking spaces. None will be eliminated. d. Will the proposal require any new or improvements to existing roads, streets, pedestrian, bicycle or state transportation facilities, not including driveways? If so, generally describe (indicate whether public or private). None anticipated. The fro ntoges (and both main corridors in general) are currently developed with through lanes, turn lanes, bike lanes and sidewalks. A waiver of street improvements was previously approved with the previous land use review and is again requested. e. Will the project or proposal use (or occur in the immediate vicinity of) water, rail, or air transportation? If so, generally describe. 1001 f. How many vehicular trips per day would be generated by the completed projector proposal? If known, indicate when peak volumes would occur and what percentage of the volume would be trucks (such as commercial and nonpassenger vehicles). What data or transportation models were used to make these estimates? As a Continuing Care Retirement Community, the project is estimated to generate 545 total and 36 P.M. Peak Hour trips. On y several truck trips are expected each day (food delivery, courier, waste/recycle). A concurrency application is included with the Process 4 land use application. Bulletin #050 — October 17, 2016 Page 13 of 15 k:\Handouts\Environmental Checklist Department of Community Development 33325 81h Avenue South CITY of - Federal Way, WA 98003-6325 Federal Way253-835-2607; Fax 253-835-2609 w"%cit offederal►va c m g. Will the proposal interfere with, affect or be affected by the movement of agricultural and forest products on roads or streets in the area? If so, generally describe. Not applicable. h. Proposed measures to reduce or control transportation impacts, if any: The project will provide the required parking on site. Transportation impact fees will also be paid to offset impacts. 15. Public Services a. Would the project result in an increased need for public services (for example: fire protection, police protection, public transit, health care, schools, other)? If so, generally describe. The project will need public services such as fire/lie safety, police protection, health care and 911; however, no more so than if residents were living in single fomily homes. b. Proposed measures to reduce or control direct impacts on public services, if any. Increase property tax revenues will mitigate impacts. 16. Utilities a. Circle utilities currently available at the site: electricity, natural gas, water, refuse service, telephone, sanitary sewer. -111ic system, other Bulletin 4050 — October 17, 2016 Page 14 of 15 k:\Handouts\Environmental Checklist 4k CITY OF Federal 1l11'ay Department of Community Development 33325 8°i Avenue South Federal Way, WA 98003-6325 253-835-2607; Fax 253-835-2609 w��nv.cii offcdcralwa '.crnn b. Describe the utilities that are proposed for the project, the utility providing the service, and the general construction activities on the site or in the immediate vicinity which might be needed. Sewer: Lakehaven Water and Sewer District Water: Lakehaven Water and Sewer District Fire: South King Fire and Rescue Electricity: Puget Sound Energy Gas: Puget Sound Energy Telco: C-Link, Comcast, Xf nity, and wireless providers C. SIGNATURE The above answers are true and complete to the best of my knowledge. I understand that the lead agency is relying on them to make its decision. Signature: Name ofSignee:.,9&KC&J? Due+Icrd<nr+I Position and Agency/Organization: C."yIL L1; ��rr Date Submitted: !% f 'ab Bulletin 4050 — October 17, 2016 Page 15 of 15 U11andoutsTrivironmental Checklist NE 1/4 SEC 30, TWP 21 N, RGE 4 E, W.M. SITE PLAN NOTE THE PURPOSE OF THIS SITE PLAN IS TO IDENTIFY THE REQUESTED REVISION TO THE UNDERLYING, APPROVED LAND USE SITE PLAN, REFER TO THE APPROVED ARCNITEOTURAL, CIVIL AND LANDSCAPE PLANS 00-105555-00--UP. THE AREA OF REOUESTED REVISION 13 MST POORTION OF THE CAPAPUNTIRELY WITHIN THELS AND AREGIENCLOUDEDPHASEIIIXOTTAGES FOR CONVENIENT REFERENCE. SEE SHEET AD2 FOR NUMERICAL SITE DATA SUCH AS BUILDING, COVERAGE, FLOOR AREA AND PARKING. SUMMARY OF PROPOSED REVISIONS 1, ONE ADDITIONAL BASEMENT UNIT (UNIT 24) ADDED TD CLUSTER X. ADDS I QN1IT AND 2 PARKING SPACES 2. CLUSTER IV REDUCED FROM R-PLEX TO 2-PLEX AND CHANGED TO 1 CAR GARAGES, DELETES 2 UNITS AND 6 PARKING SPACES. 3, DELETE CLUSTER V AND CLUSTER Al. DELETES a UNITS AND I6 PARKING SPACES. 4. DELETE CLUSTER XIII IN LIEU OF PROPOSED COMMUNITY BUIL DING (APPROVED WITH PREVIOUS LAND USE APPROVALS). DELETES 3 UNITS. 5. ADD 53,185 SF MEMORY CARE BUILDING. ADDS 40 UNITS. ADDS 28 PARKING SPACES. TWO STREET PARKING SPACES REPLACED W/2 ADA SURFACE PARKING SPACES NET 'REVI9ICI7 28 ADIITIGNAL UNITS (ALL MEMORY CARE) 8 ADDITIONAL PARKING UNITS 1-6 & r--------------^---- I I iI� ly''_OTTAAGETIs WEST■�\�i�' i`\ FrILTRAD ON PONCI{ �.'\ \� L_---------- AREA OF >40% STEEP SLOPE B,XI 6' STORMFILTER EXISTING BIOSWALE EXISTING VILLAGE GREEN fr COMBINED DETENTION/WET POND f t PROPERTY L14E r---------11 VILLAGE GREEN OF FEDERAL WAY {ST AVE SOUTH 30' 12' 20' LANDSCAPE BUFFER, TYP. 4' DEDICAVON I AREA: 3.947 SF DEPTH: 6 FEET • 0.5 (SLOPED) ADDITIONAL VOLUME: 11,841 CF AREA: 6,764 SF DEPTH: 6 FEET (VERTICAL) ADDITIONAL VOLUME: 40,584 CF VILLAGE GREEN PHASE I� CONNECT STC y4. TO EX CBS, 1 r EXIST CB TYPE 2 RIM = 270.01' IE = 24M61' 12" HDPE(E) STREET LIGHT, TV 8" - 12" STORM DRAINS, TYP BUILDING PERIMETER WALKWAYS LINK WITH SITE RECREATIONAL a TRAIL SYSTEM /Y PROP CB TYPE 2 RIM = 269.00' IE = 263.00 In N = 107159.0021 E = 1267133.9472, 76 67 REMSED ACCESS W/x ri ADA PARKING $ r T PEE � ll � 1 1 l VILLAGE GREEN PHASE III COTTAGES WEST f 9/10 V/12 13/14 15/16 I INTERNAL PROPERTY LINE W -10 / �\\N\ PRt�P vET 1�I►— %\\\\ pr lii rj 1 il� VG PHASE III - 4\\'` COTTAGES WEST ROAD, UTILITY & GRADING COMPLETE PROPERTY LINE --J r � AREA OF >409 \ STEEP SLOPE�1 \I 2ND AVE SW I I BUILDING PERIMETER T WALKWAYS LINK WITH-1 SITE RECREATIONAL TRAIL SYSTEM 6" FIRE 2" WATER SERVICES, BUILDING SIDE SEN1:R CONNECT TO EX MH STUBT BLDG J FF=275.5 f ,D AVE •i 40 UNIT MEMORY CARE. W/28 BASEMENT PARKING SPACES 25 za _ I t BLDG F I 1 20.9' ■ 23 STALL UNDERGRNE PARKING GARAGE 20% MAX rl W FF=272.5 r r, FF=273 5 P1=263,5 ! I .. BLDG G LDERGIRNn 1 STALL AGE CREEN PHASE II P47�'INC GARAGE FF=274.5 P7-264.5 BLDG I BLDG H' OPTIONAL FF=274.5 Pt=26a.5 Z"GRNO PTIAL PARKING UNDERIS GARAGE PARKING 121,ZT 38 01' 47.69' 30 I !W EX SIDEWALK DECK 798 SF �I PROJECTION INTO, BUFFER I I 'OTHER' PARKING (LOADING) ALLOWED IN SETBACK FWRC 19,130.240 (3) I I 11.5'x21.5' (2475F) SCREENED RECYCLE/WASTE ENCLOSURE. SEE ARCH PLAN A1.02 141 SF PROJECTION INTO BUFFER j 20' AVERAGE (9' MI) LANDSCAPE BUFFER, TYP. I ' 1,065 SF ADDITIONAL BUFFER � 9v, ST jrF� 4 nQ ST 51[ M11eEoa Stale PaM ylf S SSIYi S1 � 5 5 L MCINWY MAP NOT TO SCALE CONTACT INFORMATION —� 1' OEpiCAT1ON APPLICANT/AGENT: RJ DEVELOPMENT 401 CENTRAL STREET SE OLYMPIA, WA 98501 CONTACT: AUSTIN GROVES 360-810-8354 ENGINEER/SURVEYOR: D NCANSON ANY, INC 5 SOUTHWEST 1 5TH STREET, 0102 SEATTLE. WA 98166 CONTACT: HAROLD DUNCANSON EXISTING 206-244-4141 SIDEWALK, TV SHEET INDEX A01 ADMINISTRATIVE SITE PLAN REVISION PLAN AD2 ADMINISTRATIVE SITE PLAN REMSION SITE DATA COMPAR§ A-1.0 APPROVED LAND USE SITE PLAN (MDIATOGAWA) C1 APPROVED LAND USE CIVIL PLAN A0.2 MEMORY CARE BASEMENT PLAN -42'— AQ 21 MEMORY CARE 1ST FLOOR PLAN A0.22 MEMORY CARE 2ND FLOOR PLAN Al .0 OVERALL (PHASE III) SITE PLAN A1.01 MEMORY CARE SITE PLAN A10 MEMORY CARE ELEVATIONS A3-01 MEMORY CARE ELEVATIONS Li LANDSCAPE PLAN N LA 0 Cn --I p}b�]�f1C11 BfiEp[1Lr4AYP1Ii.7 AL prm,}l -tar — 1�F4++arrr�� BUFFER AVERAGING CALCULATION allFM AVERAGING ALONG SOVTH LINE OF PHASE III (CoTTRGf5 AND MEMORY CARE): PROJECTIONS INTO BUFFER: 939 SF AMPONAL BUFFER: 1,713 SF (MINIMUM) NET BUFFER INCREASE: 774 SF 1 GRAPHIC SCALE , 2i1 010 20 40 uq ( IT FErr ) Know what's below. 1- = 20- (2Ex34) CaII 48 hours before you di . T�I= 10' (IM7) Y 9 R 1d5.SIV /SSrh Srrrer, Suiro l0? , Ph— iPh il' .�9XfRM1 71106._44.4141 Fay 201244.4411 L 00 wa M 00 0 w C7 < O W m Z a W LL � 2 J_ � W Q � o 0 xx �f1 V� ;z � m Z i� U Z <m m 0 F 0 p VW U /W — r � U as m 0 1O rn N N 7 N Ill p� W W CA u) Z z a 2 OIL a IL DRAWN: HMD DCI NO: 98480.5 DATE: 3/20/18 kAD1 L SHEETS X:\PROJECTS\1998 PROJECTS\98480 VG MEM\98480 VG C3D\MLLAGE GREEN -SHEET CI.DWG GF }�.-,Pa1YrxY r. I -. STER IX UNDISTURBED WOODED AREA LANDSCAPE MODIFICATION PLAN Li a 27'±TYPE II LANDSCAPE BUFFER •� 648 SF ADDITIONAL Q BUFFER Ym N 06 t T BUFFER JILDING_ d DECK 798 SF PROJECTION INTO BUFFER IT HT WOOD FENCE O 1' .fi {1T1 AL [ermnThuitc ,� � SZ a rR. fts&t�s- - REFER TO L1.1 FOR PLANT LI 15;71 0 15' 30, 69 \\ ■ Graphic Scale: V = 30--0- r E Q M U M CL Co O J O 19 L O C O Q OJ�11 O W ITV J Z c c m � M N N L O N -LL M p J Y N VILLAGE GREEN Retirement Campus SILVER GREY EXTERIOR VINYL SIDING MANUFACTURM ALCOA HOME WERIORS SAGE 6R00 TONE ACCENT TRIM COLORS MANUFACTURM PARKER P.QW STONEY PLAIN #CLW1037W BUZZARD #CLC120M ROOFING MANUFACRWM IKO THE LOFT #CLC1210D MEW SAND CLAY RS" #MCI211A STONE MAKWACTURER: WRIAL MATERWS NW HARVARD SLATE _ - 0OBWMW GREY JCSV2025 ALL FhGHTS e. 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Hiy- H 2 � W O LA CITY OF Federal Way April 2, 2019 Duncanson Company, Inc. Attn: Harold Duncanson 145 SW 155th St, Suite 102 Seattle, WA 98166 CITY HALL 33325 8th Avenue South Federal Way, WA 98003-6325 (253) 835-7000 www. cityoffederalway.. com Jim Ferrell, Mayor RE. Permit #18-105305-00 SM; tillage Green Phase II, 217 SW 354th Court Response to Reconsider Dedication Requirement Dear Mr. Duncanson: This letter responds to your request to your March 4 letter, asking to reconsider our requirement to dedicate 23-feet of property for right of way along 1 st Ave S, along the Village Green Phase I frontage. During our research of the Nov 8, 2018 modification request, it was found that the Phase I Village Green development did not dedicate any right of way along 1 st Ave S. Because the dedication did not occur, the existing 8-foot sidewalk, and most of the 6-foot planter strip remain on the Village Green property. Subsequent to that initial research, and with your recent request, it's been determined that the dedication requirement for Phase I was for 15-feet, for a total of a 45-foot wide right of way on the Village Green side of 1 st Ave S. Subsequent to the development of Phase I, the City adopted a street classification system, with standard street cross -sections developed for each street classification. Under this system, 1 st Ave S was classified as a Minor Arterial, corresponding to Street Section `C', which requires a 72- foot paved roadway, 6-foot planter strips, 8-foot sidewalks and 3-foot utility strips in a 106-foot right of way (53-foot %-street ROW). After evaluating your request, review of Federal Way Revised Code (FWRC) provisions (Sections 19.135.070 and 19.135.090), and direction provided by the City Council, the Public Works Department hereby approves your request, with the following condition: The owner will be required to dedicate 15-feet for right of way dedication along the Phase I frontage, and the additional 8-feet (to meet current Type C street section) shall be set aside in a Tract `X' for future ROW dedication, at the time that 1 st Ave S is improved to meet the Type C \\CFWFILE I \Applicatious\CSDC\PROD\docs\save\ 154818_78968_02073423.DOC cross-section. The dedication and Tract `X' shall occur prior to final Land Use approval for the current, Phase II, application. The conditions of this right-of-way modification will be applicable for a period of one year. If a Land Use approval is not issued within the one year time period, this waiver will be void, and a new request for modification shall be submitted. If you have any questions or concerns, please contact Kevin Peterson, Engineering Plans Reviewer, at (253) 835-2734. Sincereiy, Desiree Winkler, P.E. Deputy Public Works Director •M► cc: Powell Family Land Company, P.O. Box 98309, Des Moines, WA 98198 Natalie Kamieniecki, Associate Planner Sarady Long, Sr. Transportation Planning Engineer Project file (kp) Day file \\CFW FILE 1 Wpplications\CSDC\PROD\docs\save\ 154818_78968_02073423. DOC CITY OF Federal Way PUBLIC WORKS DEPARTMENT STREET MODIFICATION REQUEST / ACTION Project Name Village Green Phase II Permit # 18-105293-UP and 18-105305-SM Location lst Ave S @ SW 356th St Request The applicant is requesting that the City reconsider our requirement to dedicate 23-feet of property along the 1 st Ave S Phase I frontage - the northern portion of the development - and dedicate only 15-feet of property for ROW. The 23-foot dedication would meet our current, Type `C', street section requirement. Staff Analysis During our research of the Nov 8, 2018 modification request, it was found that the Phase I Village Green development did not dedicate any additional right of way along 1 st Ave S. Because the dedication did not occur, the existing 8-foot sidewalk, and most of the 6- foot planter strip remain on the Village Green property. Subsequent to that initial research and with this recent request, archived records were pulled in order to try and determine if there was any formal requirement or condition for dedication as part of the Phase I development. Based on that research, there was no mention of ROW dedication in any of the Land Use documents, and only 2 internal memos were found (during Permit and BLA review) that even mentioned ROW dedication — one is a May 2, 1996 memo that suggests a 45-foot wide ROW (total width) along the frontage, the second is a Feb 3, 1997 memo that recommends a 15-foot dedication, both of which are consistent with the 45-foot ROW that was shown on the approved 1 st Ave S street improvement plans. At the time of the Phase 1 land use, SEPA, and permit review, the City did not yet have in place the various street cross -sections that we currently use. Requirements / Conditions of Approval After discussing with traffic division, it's recommended that the City approve their request to only dedicate the 15-feet for right of way dedication, with the condition that the additional 8-feet (to meet current Type C street section) be set aside in a Tract `X' for future ROW dedication. The dedication and Tract `X' should occur prior to final Land Use approval for the current, Phase 2, application. Staff Recommendation: Initial- Date Approve Deny .::r. if, Development Services Reviewer _��_ 3 2� ❑ Development Services Manager Cam' 3 j a.4 �19 '� ❑ Traffic Division Reviewer ❑ Traffic Division Manager Z�1 /►'lorZo �`� ❑ Deputy Director1z`l�l� ❑ Director Decision �' 1 1c, ❑ I:\formletters\Street Mod Requests\Street Mod Request Form - Village Green 2019 Request to reconsider.docx Scan completed form into Amanda folder If DUNCANSON Company, Inc. March 4, 2019 City of Federal Way Attn: EJ Walsh, PE, Public Works Director 33325 8111 Avenue South Federal Way, WA 98003-6325 RECEIVED MAR 0 6 2019 CITY OF FEDERAL WAY PUBLIC WORKS DEPT Re: Permit #18-105305-00-SM; Village Green Phase II, 217 SW 35411' Court Response to Waiver of Street Improvements Dear Mr. Walsh: DC198480.6 Thank you for the letter dated December 13, 2018 approving Village Green's request to waive the requirement to construct street improvements on both 1" Ave S and SW 356t11 St. In your letter, you condition the waiver on the applicant dedicating additional right of way to the City, which is generally acceptable, however, the amount of right of way requested appears to be inconsistent with prior permitting for the Village Green project and would negatively impact existing improvements. Specifically, the applicant is concerned with your request for an additional 23-feet of right of way along 15t Ave S. The applicant is willing to dedicate 15-feet of right of way along 1 st Ave S along the Village Green Phase I frontage and requests you reconsider your requirement that 23-feet of right of way be dedicated in association with Phase I. Notably, the 2010 Hearing Examiner Decision and Staff Report for Village Green Phases < II & III both found the proposal [Phases II & III] to be in compliance with all applicable zcodes, policies, regulations and previous conditions of Hearing Examiner approval. Additionally, after reviewing this same proposal in 2010, the City only required dedication of 4-feet of rigbt of way along I" Ave S. and did not request any additional dedication in association with Phase 1. Given the Hearing Examiner's and City staff s previous findings and requirements, we are surprised by your request for an additional 23-feet of right of way in association with Village Green Phase 1. Our review of records for Village Green Phase I indicate that the improvements for I" Ave S were designed for a 15-feet right of way dedication, which never occurred, and, as shown on the attached drawing, a portion of the road improvements are currently located on property owned by the applicant. We could not find a specific requirement for Phase I to include a 23-feet right of way dedication. 145 SW 155" Street + Suite 102 + Seattle, Washington 98166 Phone 206.244.4141 + Fax 206.244.4455 + Web www.duncansonco.coin z z z a a Q z a a CIVIL ENGINEERING City of Federal Way Village Green 3/4/2019 Page 2 It is important to note that the Phase I project is separate from the Phase II & III project; though part of a phased community, they were permitted separately and are on separate tax parcels. It appears the current request is based on the City's Type `C' road standard, which is not an appropriate basis for the Phase I right of way dedication because Phase I was permitted and completed long before the current Type `C' road standard was adopted. As noted in a January 14, 2009 letter from Ken Miller (then Public Works Director), the City did not adopt street cross-section standards until 1998, which was some time after the original land use application submittal for Village Green Phase I. Given there was not a road standard in place when Phase I was permitted, it is appropriate to limit the right of way dedication to 15-feet as originally designed, which is sufficient to encompass the existing street improvements. Limiting the right of way dedication to 15-feet is also appropriate for practical purposes. The existing improvements constructed for Phase I are buffered from the street by mature landscaping and trees, and there is a substantial grade separation between the back of the sidewalk and the Phase I parking area. The City's requested 23-feet dedication would leave only a few feet between the existing parking area and the City right of way. If the City were to expand road improvements further west than the existing sidewalk, a retaining wall would be necessary, and the landscaping would have to be removed without being replaced. The residents of Phase I would be severely impacted by any such roadway expansion in terms of both increased noise and loss of privacy. To summarize, the requested dedication of 23-feet of right of way along 1st Ave S is inconsistent with prior decisions concerning this same project as well as the regulations in effect at the time Phase I was constructed. The applicant is willing to dedicate 11-feet of right of way along 11t Ave S in the area adjacent to Phase II & III and 15-feet of right of way along lst Ave S in the area adjacent to Phase I, and requests you revise your December 13th street improvement waiver accordingly. Sincerely, Duncanson Company, Inc. Harold M. Duncanson, PE President Enclosure 1-N� NE 1/4 SEC 30, TWP 21 N, RGE 4 E, W.M. EXISTING RIGHT-OF-WAY VILLAGE GREEN OF FEDERAL WAY r; - I 1STAVES (PUc'L IC) ___ _ _ _. _ _ — _ 1ST AVE S _ RIGHT-OF-WAY DEDICATION PER IpU©LIC) - - - - - _ ' _ D U N C A N S 0 N VG PHASE 1 PLANS -NEVER HAPPENED ao• .� 1ST --- AVE. S y - , `� ' �'� cor+,n-y, I+ __- -r . ' . T��-.-�.- ` '_"""v _ _ _ `."'`�.3 }_• �`— - - _ -_�. U - _ '=4i 145 SIV 155th Sr,,,I, Suite 102 J.r r'' -1 -...'y ..�� c;;�'--�`_ _��..--?. _� r. �.---�.�15• ' . _� ri '-'z'-T-"' - iF-' Sc 6 Pho, 106.' 44.4141 F. 06.144.4455 TjOD CURRENT REQUESTED RIGHT-OF-WAY '�.' .--• } .r,y LL. 0) OD /r �� I• W 7 UJG E I !" cr. CC WW mZ 1 _- . A - a ! 41 l a lr i $LjGG i a - ! I Z O W WWm CC .. \ i - --- � f .. .. f ~ fir'.] �• �..rs ` J O j G ff1dx\p, L - x:4 - - -- -� • �: .. i 2 - I I � i--I w %j Kit` U_ 4fJ CI) L + t f DRAWN: HME DCI NO: 98480.E x I i:, j 111 ' ILtil ;F S= { DATE: �• r � I- .I _ MATCHLINE C3 GRAPHIC SCALE ea ,ov t IN essT Y Know what's below. RW1 f = 4d (1212x ) f - ed (uXjT) Call 48 hours before you dig. OF # SHEETS X:\PROJECTS\1998 PROJECTS\98480.6 LU RENEWAL\98480.6 C3D\VG PROC4 \IDUEL.UWG CITY OF Federal Way Centered on 'Op f.)rt an ty December 13, 2018 Duncanson Company, Inc. Attn: Harold Duncanson 145 SW 155th St, Suite 102 Seattle, WA 98166 RE. Permit #18-105305-00-SM, Village Green Phase II, 217 SW 354th Court Response to Request Waiver of Street Improvements Dear Mr. Duncanson, CITY HALL 33325 8th Avenue South Federal Way, WA 98003-6325 (253) 835-7000 www. cityoffederalway.. com Jim Ferrell, Mayor This letter responds to your request to waive the required street improvements along 1 st Avenue South and SW 356th Street, both of which abut the above -referenced property. Your request does indicate that the owner is willing to dedicate property for additional City right of way. After evaluating the existing conditions along the referenced street, review of Federal Way Revised Code (FWRC) provisions (Sections 19.135.070 and 19.135.090), and direction provided by the City Council, the Public Works Department hereby waives the requirement to construct the street improvements on both 1 st Ave S and SW 356th St. Federal Way Revised Code (FWRC) Section 19.135.070; Modifications of Improvements Along Property Frontage, allows the Public Works Department to grant a request to modify, defer, or waive the required street improvements only after consideration of four specific reasons. The reasons most applicable here are contained in FWRC Sections 19.135.070(1) "Improvements as required would not be harmonious with existing street improvements." 1 st Ave S is classified as a Minor Arterial, corresponding to Street Section `C', which requires a 72-foot paved roadway, 6-foot planter strips, 8-foot sidewalks and 3-foot utility strips in a 106-foot right of way (53-foot '/z-street ROW). Existing improvements along this project frontage consist of a 56-foot paved roadway, 6.5-foot planter strip, and 8-foot sidewalk within a 42-foot (1/2-street) right of way. The applicant shall dedicate 11-feet of property to the City for right-of-way along the 1st Ave S frontage and include the appropriate radius at the intersection with SW 356th St. This dedication of property will allow for any future improvements to be constructed per the Type `C' standard listed above. SW 356th St is classified as a Minor Arterial, corresponding to Street Section `G', which requires a 66- foot paved roadway, 6-foot planter strips, 8-foot sidewalks and 3-foot utility strips in a 100-foot right of way. Existing improvements along this project frontage consist of a 66-foot paved roadway, and 5.5-foot sidewalk (no planter strip) within a 42-foot (1/2- street) right of way. The applicant shall dedicate 8-feet of property to the City for right-of-way along the SW 356th St frontage, and include appropriate radii at the intersections at both lst Ave S and 2nd Ave SW. This dedication of property will allow for any future improvements to be constructed per the Type `G' standard listed above. Dedications associated with this (Phase lI project) shall occur prior to Final Building Permit sign -off and/or Certificate of Occupancy of the first Building Permit issued under the Phase H approval. Additionally, during our research of this request, it was found that the original Village Green (Phase 1) project was to have dedicated right of way along its frontage with 1st Ave S. According to records researched, this dedication never occurred; therefore, as a condition of this Land Use Approval (18- 105293-UP), the owner will be required to dedicate this additional right of way. The additional dedication will be 23-feet in width in order to meet the City's Type `C' right of way width, noted above. Dedication of the right of way along 1st Ave S, associated with the Phase I project, will need to occur prior to the Phase HLand Use approval. All dedications shall be through a Statutory Warranty Deed, recorded at King County at the owner's expense. A Statutory Warranty Deed worksheet is enclosed. Please complete and return this form, including all necessary exhibits and other information listed on that form, to the attention of the plan reviewer listed below, so that the City can prepare the deed documents. The conditions of this right-of-way modification will be applicable for a period of one year. If a Land Use approval is not issued within the one year time period, this waiver will be void, and a new request for modification shall be submitted. If you have any questions or concerns, please contact Kevin Peterson, Engineering Plans Reviewer, at (253) 835-2734. Sincerely, EJ Walsh, P.E. Public Works Director KP:mt enc. Statutory Warranty Deed worksheet cc: Powell Family Land Company, P.O. Box 98309, Des Moines, WA 98198 Becky Chapin, Senior Planner Sarady Long, Sr. Transportation Planning Engineer Project file (kp) Day file 18-105305-00-SM \\crwfile I \applications\csdc\prod\docs\save\ 1548 18_78552_05134057.doc CFTY Federal Way PUBLIC WORKS DEPARTMENT STREET MODIFICATION REQUEST / ACTION Project Name Village Green Phase II Permit # 18-105293-UP Location 1st Ave S @ SW 356th St Request The applicant is requesting that all physical improvements (on both 1st Ave S and on SW 356t1' St) be waived, but intend to dedicate the additional Right of Way along this project frontage. Staff Analysis 1" Ave S is classified as a Minor Arterial, corresponding to Street Section `C', which requires a 72-foot paved roadway, 6-foot planter strips, 8-foot sidewalks and 3-foot utility strips in a 106- foot right of way (53-foot'/2-street ROW). Existing improvements along this project frontage consist of a 56-foot paved roadway, 6.5-foot planter strip, and 8-foot sidewalk within a 42-foot (1/2-street) right of way. SW 3561h St is classified as a Minor Arterial, corresponding to Street Section `G', which requires a 66- foot paved roadway, 6-foot planter strips, 8-foot sidewalks and 3-foot utility strips in a 100-foot right of way. Existing improvements along this project frontage consist of a 66-foot paved roadway, and 5.5-foot sidewalk (no planter strip) within a 42-foot (1/2- street) right of way. This phase of the Village Green project will use existing internal roadways for access via an existing driveway on 1 st Ave, approximately 450-feet north of SW 356th, and/or via the Cottages West private roadways that are an extension of 2nd Ave SW. No direct access will be provided from either 1 st Ave S or SW 356th Street to this project site. Requirements / Conditions of Approval Development Services staff recommends approval of the request to waive the physical improvements, and that dedication of right of way be required on both SW 356"' St and 1st Ave S. Eight (8) feet of dedication will be required on SW 356th St, and 11-feet needs to be dedicated along 1st Ave S (along this property frontage). Additionally, during research of this request, it was found that the original Village Green development was to have dedicated right of way along 1 st Ave S. According to records researched, this dedication never occurred; therefore, it's recommended that the City require this right of way to be dedicated as a condition of this Land Use Approval. This additional dedication would be 23-feet in width (refer to the attached drawings). d Staff Recommendation: t rC�`'• ,� o�to'" Initial Date Approve Deny f (A^ir, Development Services Reviewer VUP &I St1 I, Rr_ ❑ �k.w Development Services Manager CC � t� 3o I ❑)�rtl > Z,41trns Traffic Division Reviewer qL « 30 ❑ Traffic Division Manager �gyQ`I ❑ Deputy Director ]� l��`-�U ❑ Director Decision �i� �$ u ❑ I:\formletters\Street Mod Requests\Street Mod Request 121- Villa,-e Green 2018 LU Renewal.docx AJ Scan completed form into Amanda folder RECEIVE® DUNCANSON Company, Inc. November 8, 2018 Mr. EJ Walsh, PE Public Works Director City of Federal Way 33325 8th Avenue South P.O. Box 9718 Federal Way, Washington 98063-9718 NOV 0 8 2018 CRY OF FEDERAL WAy COM UNfTY DEVELOPMENT Subject: Village Green of Federal Way (Pre-ap #: 18-102006-00-PC) Right of Way Improvement Modification Dear Mr. Walsh: DCI 98480.6 Village Green involves the development of parcels 3021049017 located north of SW 356th Street between 1st Avenue S and 2' d Avenue SW. All surrounding roads have been improved to urban standards over the last 10 to 25 years. Current land use approvals call for 5 seniors housing buildings to be built on the site (known as Buildings F - J). This project has current land use approval through June of 2020. The owner is applying for another Process IV land use approval to extend the time frame, possibly to 2030. Through the recent pre -application process, the City has indicated various right-of-way requirements. Both 1 st Avenue South and SW 356th Streets are classified as minor arterials in the City's Comprehensive Plan (Map III-3). Through the pre-ap process, the City has identified 1st Avenue S as a Type "C" street and SW 356th as a Type "G" street. Widening, z sidewalk modifications and right-of-way dedication requirements were spelled out in the pre -application summary letter according to these standard sections. However, both streets are already substantially improved to similar standards extending well beyond the project frontage. We respectfully request a modification from further road improvements requirements for the public right-of-ways surrounding this site. Below we have identified the conditions supporting this request. Each road is discussed separately. Several photographs and a topographic survey showing the improvements are included. 145 SW 155' Street a Suite 102 e Seattle, Washington 98166 Phone 206.244.4141 • Fax 206.244.4455 e Web www.duncansonco.com 0 z z z a a a A z a a ICIVIL ENGINEERING 11/8/18 Page 2 1st Avenue South First Avenue South is classified as a Type "C" 5- street. Currently, it is improved with a southbound right turn lane, a southbound through lane, a southbound left turn lane and a north bound through lane. With the exception of the median and bike lane, the street is already essentially improved to this standard. Curb, gutter, planter strip and an 8-foot sidewalk exist on the west (project) side of the road. At the intersection with SW 3561h Street, the sidewalk moves adjacent to the curb to go around the curb return and match into the improvements on SW 356t" Street. The east side of the road has an unused lane with curb, gutter and sidewalk beyond. Site frontage on 1st Avenue S is relatively short at only 150 feet, with a third of that including the transition of the sidewalk to the curb at the intersection with SW 356th Street. These existing improvements continue for approximately 800 feet north of the site. South of SW 356th Street the classification reduces to a Type "K" street (3 lanes with no median). Since there is already a southbound left turn lane and since there is no median planned for the south leg of this intersection it is unlikely the City would create or want a median in this location. Also, creating a bike lane in this location and for such a short frontage would create an inconsistency and would not be harmonious with the adjacent improvements. This would likely detract from functionality and safety. While the City has identified improving 1st Avenue S to a 5-lane road in its Comprehensive Plan, no improvements are planned in the current 2016-2021 Transportation Improvement Plan (TIP). To summarize, the road in front of the project site is already effectively developed to the desired standard. Minor adjustment to the curb for such a short segment would not be harmonious with surrounding improvements that are likely to remain for the foreseeable future and would likely detract from safety (FWRC 19.135.070 (1)). Therefore, it is our opinion that, no additional improvements are warranted for the Village Green project. 11/8/18 Page 3 SW 35611' Street SW 356th Street is classified as a Type "G" street. Currently, it is improved with two west bound through lanes, an east bound left turn lane, an east bound through lane and an east bound right turn lane and bike lanes. Curb, gutter and sidewalk exist on both sides of the road with landscaping behind. This section remains the same continuing west, with the left turn lane becoming a 2-way left turn lane and the right turn lane becomes a second west bound lane. This section then continues west in the same configuration for 1.25 miles to 21 st Avenue South. This 1.25 mile road segment differs from Type "C" only in the planter strip configuration and sidewalk width. The improvements are approximately 25-years old and are in above average condition. The City has no plans to redevelop this road either in the Comprehensive Plan or TIP. Also, immediately west of 2„ d Avenue SW, SW 3561h Street crosses a ravine. The north edge of the road is supported by a high retaining wall under the outside edge of the sidewalk. Future widening of the road in this location to provide planters or wider sidewalks is highly unlikely. Finally, the recent subdivision on the south side of SW 356th Street reconstructed frontage improvements to match the existing conditions, not to reconfigure to a Type "G" street. Therefore, trying to implement a center planter or modify the sidewalk alignment would only create a disharmony with the existing improvements, which already meet the Type G street section for all intents and purposes. To summarize, SW 356th Street adjacent to the project site is already effectively developed to the desired standard. Minor adjustment to the curb or sidewalk for such a short segment would not be harmonious with surrounding improvements that are likely to remain for the foreseeable future and would likely detract from safety (FWRC 19.135.070 (1)). Therefore, it is our opinion that, no additional right-of-way or improvements are warranted for the Village Green project. A similar request was made and approved in 2008 (08-105172-00-SM). At that time, similar improvements were included in the Comprehensive Plan. The previous request also included waiving the right-of-way dedication, which was not approved. The current site plan proposal includes the requested right-of-way dedication. We would be happy to meet at your office or in the field to discuss the existing conditions and this request in more detail. Thank you for your consideration. Please call if you have any questions. Sincerely, Duncanson Company, Inc. Harold M. Duncanson, P.E. President Enclosures Aerial view of intersection. Village Green site is upper left area of photo. Looking north on I" Avenue. Project frontage is on left side of picture. Note left turn lane, south bound through lane, right turn lane, landscaping and sidewalk. Looking west on SW 256t' Street. Project frontage is along the right side of photos. Note left turn lane, two west bound through lanes, bike lane and sidewalk. approximately 20 feet high. " I �/. / • !' Cz 1 1� I !r rj fi 1 �� 1 1 J1 � ► � ! a Y N N m � _ N z E ' F a;�a � I dell l ii � fill @3gyyz3� J bRIw84ii3$ Ooie p•�=�>�••� HwHa ism' �o 5 bar oE]•ee0 eDD I i-A Ahm� hang King County Map 1, �, _ . � , � • �: � , s 0. P'� 0 It IL W • { + � ! Via.. ��r�.�1�. II w TM nramalian ncslded on Ihir map n,0 apish mmpibd by Ki ng Cou'xy Swff From a van ay al sown art it wb*ct to dionge wilhwl nplira_ Kng County mafxa no reprgyerltalfDnaMw4ranUos, agxass prinpll�, M Ip am wacy, pa Wine & bmeincw. wrl" In Ina UM of such Irformatfon, 7hlg cl n nl le not inlmded N br vw as asurvey pradw, King Cuuny ahef rot ba!able for any gewral apedal Indeed, ncidrnlal, w f� wn, wmtial damages Indudrg, but nd imsed 0, 1ad revenues or loss pr 05d Mwling from U10 me or mauw tio�ty LQ d Iho information contaned on OW mao. Any salt: of this map w:,fotmafon an this maple p'ottbiled nxep by �/ wrilm porni s5dn d King [?puny. K i n g County Date:1111412018 Notes: LOT l'B" 1,09 LAC a LOT 1J ye 9161 lo. 6s7.19 __ 27S.aa H ____..__... __ N 68-SO-35 w� I = I 3LA 00-104014-00-SU i?2001120590000211 135.99 f G o� 11LOT "C" ' 30' RD. ESMT. M1^ -�-• -5a-35 w 952.14 r L ' PAR 3 X `- 112.07 ' li 1 :SP 177086 - 7708100901 % ❑ ' i �I r 657.07 � I I I ' 00 Z� r � 1 r o� I p 0 00 o B4. 62 N88-04-25E �v e F 4.86 AC 211501# 8 9146 i D�1933,1 0 1 30 N 88-31-04 a12�12. B7 AC 12001#SJD�4#00503n LOT "D"111.12Ni m w � i r w 234.66 —SA-355TH PL. d6_6 iBa 1-43 W N33-31-a7WS 88-48-35 W ---- �30 30 69. 09A�u 186388#>S�'1.28 ACQZN15479�00S 30 4'g• 534.96 3'9•',Sj 4ry _ N------------------------------------- NO �rTpL .._ T - - - - - - - - - -� N 89-56-30 E RD. a' --1-_-___-_-_-_-_-_-_-_-_-_-_-_---_-___-_-_-_-_-_-_-_-_-_ �'- ,A ------'roa`54 P S.W.56TH.ST------ N N („� ----------------------- 841a2�10ia-'2'_69i0272552=121----_-'" '-•-_" 51 .71 z ___' SyJb�aY6fi7_-__-_-•__�9Q8220103 __'__'_-I - x 12` R=2822. 93 $ 1yti $ NE 1/4 SEC 30, TWP 21 N, RGE 4 E, W.M. VILLAGE GREEN OF FEUR, ALWAY-. EX VILLAGE GREEN WATER QUALITY AND DETENTION POND aItt>t) N` 3) -b e., ko - 'r 'EXISTING PLAZA W/GAZEBO r COUNT PE B. '� ---- --�_ ECTOROPEN iR+UL TO Y SPACES PROPERTY LINE --- CA I\) EX STORM DRAIN- 5' SIDE AND REAR YARD s" (k - g,taLi t- Prt WAY' T 1ST AVE S ' 42' 11' DEDICATION v C �� EX SIDEWALK CONNECTION 1 TO 1ST AVE S . 20-FRONT YARD •�Rv po s E 57' ►-tlAs� � LOT LINE TO BE ADJUSTED OR ELIMINATED PRIOR TO IIII �� BUILDING PERMIT C OF O I . 14 ) EX 8" WATER TO BLDG F BE ELOCATED - ❑ WAY CONNECTION TO rz LVIT STOP ON SW 356TH ST 17 FR ORCH AT EACH ENTRY. C OP ACE, /TYP E,} \\�� ® 5'{CQNC WALKWAY. TYP L FF=2725 PI=263.5 •14° N I NN £X CURB, GUTTER e RAMP TO _ % AND SIRWALK \N / f GARAGENT EX SEWER MANHOi_E � --- •`�` f ,_ t. FF=273-5 PRIVATE OPEN SPACE •- _ „�� , f PI=263:5 - I FOR GROUND LEVEL UNITS, TYP. 80 SF t & BLDG G 61. MIN DIMENSION =� � - •o 2,V 20' FRONT YW I STALL' RAMP TO f, TYP < BASEMENT GARAGE 42 r)C I ST It t: FF=274.5 rn P1=264.5 / BLDG I BLDG H I = i' 1fr MECHANICAL W.. TYP. FF=274.5• " - BLDG J COURT YARD COMMON P1=264.5 111 f` IF-276.5 OPEN SPACE 5 145' 11 ( I - -.- C o OPEN LACE PLA. TYP" LAOAND AZLANDSCAPE SURROUND. 0 38. MI1 225 SF & 5' DIMENSION 7 ❑ r i. 20' FRONT YARD �,_ 20'x24' WASTE/RECYCLE EHCLOSLIl2E: YARD MODIFICATION REQUESTED — MATCHLINE C3 GRAPHIC SCALE w m w ea Leo I In rear ) Know. whacs below. 1^ . 4a 22x34) - W f11M) Call 48 hours before you dig. DUNGANS Company, Ins 1 J5.MV liirh St -el, -� Sealy W,1-111i,191- 1 ph"',. 2n6.244.41 Far 31h.24111: LL 0 W i 5 Q tr QW J LL I co lL cr.) 0w z p LU D— EC W� C J Q Q J 10= > W W LL DRAWN: DCI N0: E DATE: 11, oY wi aT /be�5e �ryglu CI OF 6 X:\PROJECTS\1998 PROJECTS\98480.6 LU RENEVIAL\98480.6 C3D\VG PROC4 MODEL.OWG > N 102 >15 z EETS EX VILLAGE GREEN WATER QUALITY AND DETENTION POND NE 1/4 SEC 30, TWP 21 N, RGE 4 E, W.M. VILLAGE GREEN OF FED RX._ EX-lST Ili het - R.ICaHT a$ WAY 30' 1ST AVE S T 42• 11' DEDICATION aVt)l"-to"" A.1 .D nlCATt4Q ' T. C 7.) - - -f 1 EXISTING PLAZA W/GAZEBO 4 EX STORM DRAIN J/ 5' SIDE AND REAR YARD � r_ f If r 4 PAR ING STALL ,W__ J EX SIDEWALK CONNECTION TO 1ST AVE S 20'�.FRONT YARD, 57' LOT LINE TO BE ADJUSTED I OR ELIMINATED PRIOR TO 1 •- BUILDING PERMIT C OF 0 ttt I 14 EX 8" WATER TO BLDG F _ BE FE4OCXTED FR 'PORCH AT EACH ENTRY. OP ACE, TYP 7 11�V. NA FF=272.5 \r\\ PI=263.5 RAMP TO ± 11 GARAGENT ,�. EX SEYVER MANHOLE 1l P1=26a.5 bLDG G PIoposED Foe- V4 ea- L_—�u4s p= se;4Tr I!' WALKWAY. CONNECTION TO AN&T STOP ON SW 356TH ST I E f I 5'I CONIC WALKWAY, TYP I EX CURB, GUTTER I •. AND SIDEWALK •PRIVATE OPEN SPACE FOR GROUND LEVEL UNITS. TYP. 80 SF f & 6. MIN DIMENSION 24' 20' FRONT1Yk0 � ••—.Cs! COUNT PE BAY, TYP RAMP :TO �T•` �� >, BASEMENT GARAGE - 42' 1 ST 1%-4 4 CONNECTOR TRAIL TO BUG I BLDG H I ESJp{; NT OPEN SPACES ' MECHANICAL CO., TYP_ I = I BLDG J Q FF=274,5 COURT YARD GAMMON At=264.5 - OPEN SPACE +I FF-275.5 PROPERTY LINE--_ P7�285-5 I C,J i]1 I � I z--------------- I I f .. •r' _ C MCN OPEN PACE PLAZA, TYP. - - .. j LA AND LANDSCAPE SURROUND- r1 LJ - •-- — - _ 38, `�• - - .. _ - Mlr 225 SF & 5' DIMENSION 7 lJl !, _ 20' FRONT YARD �� 20'x24' WASTE/RECYCLE ENC✓_a RE. YARD MODIFICATION REQUESTED — ^ ` I MATCHLINE C3 — • GRAPHIC SCALE , 40 0 c IN FEer KRUt,'m,m 5below. �• - 41 x34) _ ae �lim?) Call 48 hours before you dig. DUNCANSON Company, 1-. 145.S'fV 155d, .SY,, .SWI, 102 .S-al, IL•odwkco' 98166 p"', '06.244.4141 rnr 206 244 4455 00 L za°' W- 00 0)3: CQ 0CIO m W Q W J W > 0 It CO oWF— (1 J O W W ( I W ?QJ J () J a- Q Q W F— > Q W LL :\PROJECTS\1998 PROJECTS\98480 6 LU RENEWAL\9848a6 C3D\VG PROC4 MODEL.DWG �KU HL W y r-- -r -- -L DF12/ n CC0 LEGEND C n F ao ° c EXISTING CONIFER & DECIDUOUS TREE >6" d.b.h. •� Z w . - j . ® �oZW ZZ J�J Q = W a Z TREE TO BE REMOVED Q�Q �3J(n MUJw n N O�� a a J X e® w ° n CO TAGE DF17 SIZE OF TREE AT DBH CLUS ER IX 0 #116 TREE NUMBER TO BE REMOVED L LIMIT OF WORK �. --- — NOTES 1. There are 159 trees as part of the Arborist Report, providing 301 tree unit credits. 5 of the trees are proposed to be removed due being non -viable. The 4.86 acre site requires 121.5 tree unit credits. S\� The existing trees provide tree unit credits exceeding the minimum requirements. 2. No clearing shall be allowed on a proposed development site until the tree retention and landscape plans have been approved by the city of Federal Way. #21 - DOUG FIR, REMOVE #65 - DOUG FIR, REMOVE #66 - DOUG FIR, REMOVE -/-/-B F1 F15 D F1 - DF 2 F1 DF14 MACS F1 F1 F 7 F1 F1 _ F 15 #116 - DOUG FIR, REMOVE I 1 I ,DF15 ) F 1 Vf IJ _ —. DF18 DF17 *DF1 7 JpF22 f 2 F 6 1F17 DF20 77 ■ DF16 0 15' 30' 60' 120' Scale: 1" = 30'-0" 3. No disturbance area shall be established for each tree to be protected. The no disturbance zone shall be equal to the critical root zone which is defined as 12 inches radius for every one inch of tree diameter measured at four and one-half feet above ground. Any other no disturbance area proposed by the applicant shall be determined by a qualified arborist and subject to review and approval by the director. The no disturbance zone shall be identified during the construction stage with: (a) A temporary five-foot chain -link fence; and (b) Tree protection signage attached to the fence which reads "TREE PROTECTION FENCE - No soil disturbance, parking, storage, dumping, or burning of materials is allowed within the Tree Protection Fence." 4. No soil disturbance, parking, storage, dumping, burning of materials, impervious surfaces, fill, excavation, or storage of construction materials shall be permitted within the no disturbance area. 5. If the grade level around the tree is to be raised by more than one foot, a rock well shall be constructed. The inside diameter of the rock well shall be equal to the diameter of the tree trunk plus 10 feet. Proper drainage, and irrigation if necessary, shall be provided in all rock wells. 6. The grade level shall not be lowered within the larger of the drip line of the tree(s) or the critical root zone of the tree(s). 7. No trenching is allowed in any critical tree root zone areas. 8. No installation of any impervious surfaces is allowed in critical root zones. Where road or sidewalk surfaces are needed within critical root zones, unmortared porous pavers or flagstone (rather than concrete or asphalt) may be used. Boardwalks or bridging may span root zones without harming the tree roots. 9. Tree protection areas (i.e., critical root zone) must be prepared to better withstand the stresses of the construction phase by, if necessary, fertilizing, pruning, and mulching around them well in advance of beginning any construction activities. 10. Alternative protection methods may be used if accepted by the director to provide equal or greater tree protection. 11. Encroachment into the no disturbance area may be allowed where the director determines encroachment would not be detrimental to the health of the tree. TREE PRESERVATION SUMMARY TABLE Description & Proposed Action TREE TYPE VIABLE NUN -VIABLE TOTAL Exist. Tree (>6" d.b.h.) 154 5 159 Retained Trees 154 0 154 100% - Removed Trees 0 5 5 - 100% REQUIRED TREE DENSITY LAND USE Single Family High Density_. REQ'D TREE UNIT DENSITY 25 tree units / acre SITE AREA 4.86 acres TOTAL TREE UNITS REQ'D_ _ 121.5 tree units TOTAL TREE UNITS RETAINED 301 tree units NOTES: DRIPLINE=X FENCING/ROOT PROTECTION 1. PROVIDE CHAIN LINK FENCING AND MAINTAIN 3' OUTSIDE OF TREE DRIPLINE. TRENCHING AND EXCAVATION ZONE A - CRITICAL ROOT ZONE 1. NO DISTURBANCE ALLOWED WITHOUT SITE INSPECTION AND APPROVAL OF METHODS TO MINIMIZE ROOT DAMAGE. 2. SEVERANCE OF ROOTS LARGER THAT 2" IN DIAMETER REQUIRES APPROVAL FROM COUNTY. z _ z 3. TUNNELING IS REQUIRED TO INSTALL LINE 3' OR DEEPER IL a BELOW GRADE. Eq. 'EQ. ZONE B - DRIPLINE 1. OPERATION OF HEAVY EQUIPMENT AND/OR STOCKPILING OF MATERIALS IS NOT PERMITTED. r 2. SURFACE PROTECTION MEASURES REQUIRING TRENCHING ALLOWED AS FOLLOWS: zoNE A DiA. = Zx A. EXCAVATION BY HAND OR WITH HAND OPERATED ZONE B DIA. = X TRENCHER MAY BE REQUIRED. B. LIMIT TRENCHING WIDTH. DO NOT DISTURB ZONE A. ZONE C I MAINTAIN 2/3 OR MORE OF ZONE B IN UNDISTURBED DIA. _ .5X CONDITION. 3. TUNNELING IS REQUIRED TO INSTALL LINE TOR DEEPER BELOW GRADE. ZONE C - FEEDER ROOT ZONE 1. OPERATION OF HEAVY EQUIPMENT AND/OR STOCKPILING OF MATERIALS IS NOT PERMITTED. 2. TRENCHING WITH HEAVY EQUIPMENT ALLOWED AS FOLLOWS: A. MINIMIZE TRENCH WIDTH. / B. LIMIT TRENCHING WIDTH. DO NOT DISTURB ZONE A. MAINTAIN 2/3 OR MORE OF ZONE C IN UNDISTURBED CONDITION. SURFACE PROTECTION MEASURES RECEIVED 23 Uco O0 0) E O > >Q N Ec< 0 > a)+- LL j OC > C) LL U W O n 4a V 4) S i E Q o CY) C. Cf) o Q v 0) J cM O O .a � >Q J = Ll.l > � V J z C C M CU p N L ®Cy L C; a) O J r Y N Z a. a O Se L a LM w w 2 V) CIE w 0 1. 6-8" DEPTH OF WOOD CHIP MULCH. MAR 4U18 2. 3/4" THICK PLYWOOD SHEETS OR STEEL PLATES. CITY OF FEDERAL WAY r" COMMUNITY DEVELOPMENT V REE PROTECTION DETAIL CALE:NTS c LL C U C C oLd w cn m Xz 0 H U w D 0�6 aZ Tree Summary Table- Memory Care, Community Building & Cottages - Village Green Tree Summary Table Tree/ Tao # Species Village Green City of Federal Way DBH Tree Height Drip -Line (inches) Units (feet) (feet) American Forest Management, Inc Date: Inspectors: Risk Condition Ratinq December 2017 Wilkinson Comment 1 Douglas fir 12 1.5 75 8 good low 2 Douglas fir 19 2.5 115 11 good low 3 Douglas fir 13 2 95 9 fair low Forked top 4 Douglas fir 17 2 121 7 good low 5 Douglas fir 15 2 118 10 good low 6 Douglas fir 9 1.5 59 4 fair low Forked top 7 Douglas fir 26 3 126 12 good low 8 Douglas fir 11 1.5 90 5 good low 9 Douglas fir 19 2.5 136 9 good low 10 Douglas fir 14 2 108 7 good low 11 Douglas fir 17 2.5 126 7 good low 12 Douglas fir 7 1 57 6 fair low Suppressed 13 Pacific madrone 10 47 poor moderate Dead stems, 10% LCR, 108' from house 14 Douglas fir 21 2.5 117 12 good low 15 Douglas fir 14 2 120 7 good low Poor taper 16 Douglas fir 20 2.5 121 13 good low 17 Douglas fir 23 2.5 125 12 good low 18 Douglas fir 22 2.5 130 9 good low 19 Pacific madrone 9 1.5 44 7 fair low Some dieback 20 1 Douglas fir 19 2.5 123 10 good low 21 Douglas fir 9 65 4 poor moderate Suppressed, 10% LCR, 110' from home 22 Douglas fir 18 2 110 5 good low 23 Douglas fir 15 2 95 7 good low Asymmetrical crown 24 Douglas fir 8 1.5 53 5 good low Top broke off 25 Douglas fir 14 2 120 10 good low 26 Douglas fir 9 1.5 85 13 good low 27 Douglas fir 19 2.5 130 10 good low 28 Douglas fir 8 1.5 85 5 fair low Suppressed 29 Douglas fir 18 2 125 13 good low 30 Douglas fir 21 2.5 122 15 good low 31 Douglas fir 19 2.5 130 12 good low 32 Douglas fir 20 2.5 135 13 good low 33 Douglas fir 17 2 120 9 good low 34 Douglas fir 14 2 102 8 fair low Forks halfway up 35 Douglas fir 10 1.5 53 6 fair low Top broke off 36 Douglas fir 12 1.5 104 4 fair low 37 Douglas fir 9 1.5 65 9 fair low Suppressed 38 Douglas fir 18 2 120 10 good low 39 Douglas fir 16 2 123 9 good low 40 Douglas fir 18 2 119 11 good low 41 Douglas fir 24 3 145 18 good low 42 Douglas fir 16 2 134 9 good low 43 Douglas fir 19 2.5 140 12 good low 44 Douglas fir 8 1.5 92 4 fair low Poor taper, narrow crown 45 Douglas fir 15 2 123 13 good low 46 Douglas fir 18 2 130 8 good low 47 Douglas fir 27 3 143 17 good low 48 Douglas fir 15 2 87 8 fair low Top broke off 49 Douglas fir 10 1.5 118 5 fair low Poor taper, narrow crown 50 Douglas fir 15 2 125 9 good low 51 Douglas fir 20 2.5 145 13 good low 52 Douglas fir 18 2 147 4 fair low 53 Douglas fir 9 1.5 72 6 fair low 54 Douglas fir 16 2 128 9 good low 55 Douglas fir 21 2.5 130 10 good low 56 Douglas fir 24 2.5 135 13 good low 57 Douglas fir 19 2.5 143 8 good low 58 Douglas fir 7 1.5 46 5 fair low 59 Douglas fir 20 2.5 134 11 good low Spike knot on lower trunk 60 Douglas fir 22 2.5 140 13 good low 61 Douglas fir 20 2.5 118 9 good low 62 Douglas fir 7 1.5 72 5 fair low Thin crown 63 Douglas fir 29 3 134 10 good low 64 Douglas fir 13 2 101 7 fair low 65 Douglas fir 11 86 10 poor moderate Top broke off, 20% LCR 66 Douglas fir 15 81 9 poor moderate Top broke off, small LCR 67 Douglas fir 17 2 126 10 good low 68 Douglas fir 11 1.5 95 4 poor moderate Crooked top, very small LCR 69 Douglas fir 10 1.5 74 4 fair low Small LCR, suppresssed 70 Douglas fir 18 2 112 9 good low 71 Douglas fir 16 2 99 7 fair low 72 Douglas fir 17 2 118 11 fair low Thin crown 73 Douglas fir 8 1.5 71 9 fair low Asymmetrical crown 74 Douglas fir 21 2.5 134 10 good low 75 Douglas fir 10 1.5 70 9 fair low 76 Douglas fir 16 2 120 13 fair low 77 Pacific madrone 9 1.5 65 2 fair low Very small live crown 78 Douglas fir 19 2.5 126 8 good low 79 Douglas fir 17 2 120 11 good low 80 Douglas fir 10 1.5 90 6 fair low 81 Douglas fir 12 1.5 101 5 1 fair low Asymmetrical crown 82 Douglas fir 1 30 1 3 1 138 17 1 good low Tree Summary Table American Forest Management, Inc For: Village Green Date: December 2017 City of Federal Way Inspectors: Wilkinson Tree/ DBH Tree Height Drip -Line Risk Taa # Sr)ecies (inches) Units (feet) (feet) Condition Ratinq Comment 83 Douglas fir 24 2.5 138 12 good low 84 Douglas fir 19 2.5 118 11 good low 85 Douglas fir 8 1.5 5 fair low Narrow crown 86 Douglas fir 13 2 117 6 good low 87 Douglas fir 10 1.5 86 7 fair low 88 Douglas fir 12 1.5 89 9 fair low 89 Douglas fir 7 1.5 90 6 fair low Crooked top 90 Douglas fir 21 2.5 105 19 fair low Crooked top, forked trunk 91 Douglas fir 16 2 130 11 good low 92 Douglas fir 16 2 131 9 good low 93 Douglas fir 17 2 134 12 good low 94 Pacific madrone 12,8 2 74 11 fair low Small live crown, dead trunks, low risk 95 Douglas fir 9 1.5 66 5 fair low Top broke off 96 Douglas fir 18 2 120 9 good low 97 Douglas fir 18 2 118 12 fair low 98 Douglas fir 15 2 114 9 fair low Asymmetrical crown 99 Douglas fir 6 1 70 8 fair low 100 Douglas fir 12 1.5 113 5 fair low Poor taper, trunk bows 101 Douglas fir 10 1.5 108 5 fair low Top broke off 102 Douglas fir 13 2 90 7 good low 103 Douglas fir 9 1.5 75 5 fair low Thin crown. Suppressed 104 Douglas fir 11 1.5 76 3 fair low Narrow crown 105 Douglas fir 9 1.5 80 4 fair low Poor taper 106 Douglas fir 10 1.5 83 4 fair low Poor taper 107 Douglas fir 19 2.5 108 11 fair low Asymmetrical crown 108 Douglas fir 10 1.5 63 9 fair low Suppressed 109 Douglas fir 11 1.5 100 6 fair low 110 Douglas fir 14 2 125 8 good low 111 Douglas fir 16 2 126 10 good low 112 Douglas fir 20 2.5 132 13 good low 113 Douglas fir 15 2 130 8 good low 114 Douglas fir 11 1.5 90 4 fair low Thin crown 115 Douglas fir 15 2 88 9 fair low Forked tap 116 Douglas fir 8 40 7 poor moderate Top broke off, 10% LCR 117 Douglas fir 7 1.5 65 3 fair low 118 Douglas fir 9 1.5 71 9 fair low 119 Douglas fir 7 1.5 70 4 fair low 120 Douglas fir 10 1.5 69 12 fair low Forked top 121 Douglas fir 10 1.5 73 7 fair low 122 Douglas fir 14 2 108 9 good low 123 Douglas fir 9 1.5 79 6 fair low 124 Douglas fir 16 2 114 9 good low 125 Douglas fir 11 1.5 86 4 fair low 126 Douglas fir 18 2 99 6 fair low 127 Douglas fir 10 1.5 88 5 fair low 128 Douglas fir 7 1.5 75 3 fair low 129 Douglas fir 23 2.5 130 10 good low 130 Douglas fir 23 2.5 141 14 good low 131 Douglas fir 19 2.5 120 7 good low 132 Douglas fir 18 2 116 13 good low 133 Douglas fir 23 2.5 123 14 good low 134 Douglas fir 20 2.5 147 12 good low 135 Douglas fir 25 3 150 16 good low 136 Douglas fir 12 1.5 66 17 fair low Top broke off 137 Douglas fir 12 1.5 78 7 fair low 138 Douglas fir 8 1.5 55 6 fair low 139 Douglas fir 7 1.5 50 5 fair low Thin crown 140 Douglas fir 17 2 99 8 good low 141 Douglas fir 20 2.5 117 14 fair low 142 Douglas fir 14 2 100 8 fair low Forked top 143 Douglas fir 12 1.5 98 6 fair low Thin crown 144 Douglas fir 9 1.5 62 6 fair low 145 Douglas fir 9 1.5 65 4 fair low Thin crown, poor trunk taper 146 Douglas fir 16 2 130 13 good low 147 Douglas fir 17 2 134 12 good low 148 Douglas fir 11 1.5 98 5 fair low Narrow crown 149 Douglas fir 7 1.5 59 5 fair low 150 Douglas fir 15 2 117 8 fair low Crooked trunk 151 Douglas fir 13 2 96 7 fair low Poor taper 152 Douglas fir 13 2 97 6 fair low Narrow crown 153 Douglas fir 25 3 127 14 good low 154 Douglas fir 13 2 101 6 good low 155 black cottonwood 16 2 142 8 fair low 156 Douglas fir 18 2 110 9 good low 157 Douglas fir 13 2 119 10 good low 158 Douglas fir 16 2 130 9 good low 1 Douglas fir 22 2.5 131 10 good low Arborist Report Prepared by: American Forest Management 11415 NE 128th St, Suite 110 Kirkland, WA 98034 425-820-3420 Inspector: Kelly Wilkinson N Z OEM OONQ JOW zZ zz W Q Z a~iaW�a x o 3 V) �Ww O MV, a a. J X W L CO V 4) i E Q O M Q(0 O Q J V CO O M O J 0)0O a W J Z 0) CO N .� >1r L O O .1T- CV -a 0 i 0-1 a - a C .O V) Z 0 w E E i a Cn w w _j _j _j N w Z6 z 0 W = w- w w O 0 0 U 0�-e z December 26, 2017 w w W 00 U Q W xO fA 0 d d Z FOUND BAR & CAP LS# 10708 MOP FOUND BAR & CAP LS#1 0708 0.72' WEST OF 1/64TH LINE USED AS A POINT ON THE SOUTH LINE OV PS JOVA", Ig SW 355TH PL FOUND PK & WASHER L= 51.57' R= 2864-93'(M) L= 1.00' R= 2864.93(M) FOUND 2" BRASS DISK WITH PUNCH & L.S.#15667 IN 2" PIPE IN CONC. IN CASE DN. 0.5' (SITE BENCHMARK) FOUND 2" BRASS DISK WITH PUNCH & L.S.#15667 IN 2" PIPE IN CONIC, IN CASE DN. 0.5' POSSIBLE 15' SEWER LINE EASEMENT PER AS -BUILT PLANS N88'48'45"W 604-73'(C) SW 356TH ST. SURVEYOR: DUNCANSON COMPANY, INC 145 SOUTHWEST 155TH STREET, #102 SEATTLE, WA 98166 CONTACT: JONATHAN M. BECKER, PLS 206-244-4141 SW 3: DR S 348th ST SW 2nd ST SITE Hy4ebos State in Park sr S3rd > < SW 35 th L S 356th ST (n (n 99 < < 5 -C 41 00 VICINITY MAP NOT TO SCALE N88*29'49"W 12-00'(C PSE EASEMENT ;N 9609131083 Ld O co z 0) 1/16TH CORNER _L /-& SITE BENCHMARK (TEMPORARY) FOUND 2" BRASS DISK WITH PUNCH & L.&#15667 IN 2" PIPE IN CONC, IN CASE DN. 0.5' AT INTERSECTION OF 2ND AVE SW AND SW 356TH ST ELEV = 272.63' FND TACK, LEAD & WASHER, LS NO 2617 42' C) > r) < Of V) GRAPHIC SCALE 40 0 20 40 50 (IN FEET) I inch= 40 ft. SECTIONAL BREAKDOWN LINE EASEMENT BOUNDARY DUNCANSON 'DIMENSION BUILDING BUILDING LINE Company, Inc. - — — — — — — — — — — — - EAVE/OVERHEAD COVER LINE 145 SW 155th Street, Suite 102 VERTICAL CURB LINE Seattle, Washington 98166 Phone 206244.4141 CHAIN LINK FENCE I I Fax 206244,4455 WOOD FENCE ....... ROCK WALL —UP UNDERGROUND POWER LINE UT UNDERGROUND TELCO LINE G UNDERGROUND GAS LINE w UNDERGROUND WATERLINE SD UNDERGROUND STORM LINE SS UNDERGROUND SEWER LINE F-P-] POWER VAULT 0 CATCH BASIN, TYPE 11 AI TRANSFORMER 0 CATCH BASIN, TYPE I 9 LIGHT STANDARD M YARD DRAIN N UTILITY BOX M STORM CLEAN -OUT * LUMINAIRE SIGN * UP -LIGHT o BOLLARD TELEPHONE VAULT FIRE HYDRANT o TELEPHONE RISER N WATER VALVE tD GAS VALVE EB WATER METER 92 GAS METER � FIRE STAND PIPE 0 SANITARY MANHOLE Q WATER MANHOLE 0 SANITARY CLEAN -OUT ® CABLE TV BOX fig CONCRETE HATCHING 0 REBAR & CAP ASPHALT HATCHING 123.4 SPOT ELEVATION 11 TREE LEGEND 9 DECIDUOUS TREE AL=ALDER MP=MAPLE 0 DS=DECIDUOUS AL12 —TRUNK DIAMETER (IN) MA=MADRONA OK=OAK TYPE CH=CHERRY EVERGREEN TREE CE= ,CEDAR d2f DF=DOUGLAS FIR HE=HEMLOCK DF1 8 PI=PINE 195,2 EVG=EVERGREEN HEIGHT AGL IF MEASURED NOTE: 91 TREE DRIP LINES ARE NOT TO SCALE. TREE SYMBOLS W REFERENCE TRUNK LOCATION ONLY. TRUNK DIAMETERS WERE APPROXIMATED AT 3.5' TO 4' ABOVE GROUND LEVEL. TREES SHOWN ARE FOR REFERENCE ONLY AND OTHER TREES AND VEGETATION MAY EXIST. SITE INFORMATION TAX LOT NUMBER 3021049017 SITE ADDRESS XXXX FEDERAL WAY, WA 98003 SITE CONTACT HEIDI SWARTZ PHONE NUMBER 206-730-6933 ZONING TBD TOTAL LOT AREA 190,000± S.F.(4.36 AC.) LEGAL DESCRIPTION 4c PER KING COUNTY ASSESSOR PROPERTY DESCRIPTION. LOT D OF FEDERAL WAY LLA # 00-104014-00—SU REC # 20011205900002 SD LLA BEING LOCATED IN NE 4 OF NE OF SEC 30-21-4. BASIS OF BEARING BLA NO. 00-104014-00-SU, CITY OF FEDERAL WAY, RECORDING NO.20011205900002, RECORDS OF KING COUNTY, WA. VERTICAL DATUM FOR SITE ESTABLISHED VIA GPS OBSERVATIONS BENCHMARK IS "HAFF" DISK MARKED "HORIZONTAL CONTROL DISK — HAFF 1990" SET IN CONCRETE MOUND AT THE NORTHEAST rnpKirp OF DAPVIKIt- 00 0) T_ co co x (0 0 w z 0:2 0 (L 3:0 w x CIO, < 5R W w cri LOT OF THE KING COUNTY PUBLIC WORKS FLD. CREW: PN/KB FACILITY IN RENTON. ELEV.= 337.37' FLD. BOOK: 195/21 SURVEY REFERENCE BLA NO. 00-104014-00—SU, CITY OF FEDERAL WAY, RECORDING NO. 20011205900002, RECORDS OF KING COUNTY, WA. BOUNDARY DISCLAIMER THIS PLAN DOES NOT REPRESENT A BOUNDARY SURVEY. SUBJECT AND ADJACENT PROPERTY LINES ARE DEPICTED USING FIELD —FOUND EVIDENCE AND RECORD INFORMATION. CAUTION! UNDERGROUND UTILITIES EXIST IN THE AREA AND UTILITY INFORMATION SHOWN MAY BE INCOMPLETE. STATE LAW REQUIRES THAT CONTRACTOR CONTACT THE ONE —CALL UTILITY LOCATE SERVICE AT LEAST 48 HOURS BEFORE STARTING ANY CONSTRUCTION. 1-- DRAWN BY: CJD JOB #. 98480.2 DATE: 06/24/08 41277 1E IVED 8 2018 ERAL WAY N, ffi < 14 LIGHT UTILITY, POLE -BOX, BASE PE . . . . . 'IP V. w _w — TREE LEV GEND LEGEND w w DECIDUOUS I*Pr7r AL —ALDER F)PP SUBJECT (:2,ni jKlf) ArAY LINE WATER MP —MAPLE LP] POWER VAULT 0 CATCH BASIN, TYPE 11 (D DS=DECIDUOUS RIGHT—OF—WAY CENTERLINE g TRANSFORMER 0 CATCH BASIN, TYPE I .AL1.2 —TRUNK DIAMETER (IN) MA=MADRONA RIGHT—OF—WAY LINE OK=OAK A LIGHT STANDARD 18 YARD DRAIN TYPE CH=CHERRY --ADJACENT BOUNDARY LINE 0 UTILITY BOX CO STORM CLEAN —OUT EASEMENT BOUNDARY EVERGREEN TREE CE=CEDAR VERTICAL CURB LINE 0 LUMINAIRE SIGN DF=DOUGLAS FIR 0 UP —LIGHT o BOLLARD I VAULT GRAPHIC SCALE 20 Q 10 20 40 8.0 IL ON Fin I inch- 20 ft. 1_�_ . HE=HEMLOCK PI=PINE CHAIN LINK FENCE M TELEPHONE VAULT FIRE HYDRANT 7M MAWNG WAS CIWATW FM M-E EX0104E USE WIVIE cam'HAMM mar, DF1 8 195.2 EVG=EVERGREEN WOOD FENCE ROCK WALL r:1 TELEPHONE RISER WATER VALVE AND IS WYrT0iW UND IN W"XE ORN PAFrrWffMff WMENAUTMWATM FROM aAM-CLE114r. 0 2WB� OUNCANSON OOWANY No VILLAGkE GREEN VILI A ^r!^mEEN L—HEIGHT AGL IF MEASURED Kjrr .......... � UP UNDERGROUND POWER LINE M GAS VALVE n GAS U7TPP EB WATER METER oFIRE STAND pipr I HE-VIS10N8 OF FFnFWAY RAI I I C TREE : DRIP LINES ARE NOT TO SCALE. TREE SYMBOLS UT UNDERGROUND TELCO LINE WATER MANHOLE, NO. DATE DESCRIP11ON DUNCANSON REFERENCE TRUNK LOCATION ONLY. TRUNK DIAMETERS UNDERGROUND GAS LINE 0 SANITARY MANHOLE Company, Ina. WERE APPROXIMATED AT 3.5TO 4• ABOVE GROUND LEVEL, w UNDERGROUND WATERLINE 0 SANITARY CLEAN —OUT CABLE TV BOX P.O. BOX I 98309 TAX LOT #302104=7 I TREES SHOWN ARE FOR REFERENCE ONLY AND OTHER TREES AND VEGETATION MAY EXIST, UNDERGROUND STORM LINE CONCRETE HATCHING 0 REBAR & CAP DES MOINES, WA 98198 EXISTING SITE SURVEY 145 SW 155M Street, Suite 102 Seattle, Washington 98166 SS UNDERGROUND SEWER LINE ASPHALT HATCHING 123,4 SPOT ELEVATION 1 1 11/18/08 ADDITIONAL TOPOGRAPHY CD SEC 30, TWP 21 N, MG 4 E, WM Phone 206.244,4141 Fax 206.244.4455 GRAPHIC SCALE 20 o m 20 +n (IN FEET) WILITY NOTE UNDERGROUND UTILITIES DELINEATED HEREON ARE A COMBINA71ON OF FIELD UTILITY LOCATE MARKINGS AND, FOR A PORTION OF THE WATER AND SEWER LINES, AS -BUILT PLANS. EASEMENTS SURROUNDING THE WATER AND SEWER LINES ARE APPROXIMATED FROM SAID AS -BUILT PLANS. | / � . / � \ / NIL � | \ � � | � � ` � { | i ) | } ' / \ i | � | / j � | o�o ~ ---' WA -MR SLOW -OFF VALVE APPROX. SEWER MANHOLE SCALED FROM AS -BUILT PLANS | '- '-- --'- - - ------ --- --- --- -`� CATCH BABN TYPE x / DF1 � R|K� � 3�0.01' ~` , . / | TCH BASIN DF1 2�r i / | _ uF|^� / _ Z DF1B POSSIBLE 15^ WATER ' yi LINE EASEMENT PER AS -BUILT PLANS -----�SD----------'Su D sb------- / ---2;72-__ -- ABANDONED SEWER MANHOLE PIPE PLUGGED POSSIBLE 15' SEWER FL|ME EASEMENT PER AS -BUILT PLANS WATER -Z- VAULT � TREE LEGEND DECIDUOUS TREE AL=ALDFR MP=MAPLE D5=OEC0WOUS TRUNK DIAMETER (IN) K4A=A4ADF0NA OK=(]AN c-----TYPE CH=CHERRY EVERGREEN TREE CE=CEDAR DF=DOUG-AS FIR HF=HEMLOCK ~ OF8 P|=P|NE 195.2 EVQ=EVERGREFN �----HBQHT AGL IF MEASURED NOTE - TREE DRIP LINES ARE NOT TO SCALE. TREE SYMBOLS REFERENCE TRUNK LOCATION ONLY. TRUNK DIAMETERS WERE APPROXIMATED AT3'5^ TO 4^f\8OVE GROUND LEVEL, TREES SHOWN ARE FOR REFERENCE ONLY AND OTHER TREES AND VEGETATION MAY EXIST. ' CATCH BAS TYPE 11 POSSIBLE15' SEWER LINE EASEMENT PER AS -BUILT PLANS POSSIBLE 15' WATER LINE EASEMENT PER AS —BUILT PLANS EXISTING BUILDING LEGEND [�-1 L~�J ASPHALT HATCHING 123.4 SPOT EL[V&TDN 79 _ IDUNCANSONI Cbmpany,ka 145 S W 155,th Simet, Suite/0 Seattle, Washinponuy/66 }hvxo 201244.4/41 Fax 206.2444455 --- ------ -- ry 0 Ld cr 00 00 FLD.CREW. PN n/D 8 DRAWNBY: (`]Fl DATE: 06/24/08 LEGAL DESCRIPTION LOT 5 LOT 11-B OF BOUNDARY LINE ADJUSTMENT NO. 11-103696-00-SU RECORDED NOVEMBER 2, 2011, UNDER RECORDING NO. 20111102900001, RECORDS OF KING COUNTY, WASHINGTON. ------------- SITUATE IN THE COUNTY OF KING, STATE OF WASHINGTON. NOTES LOT 1) TITLE INFORMATION PER CHICAGO TITLE COMPANY OF WASHINGTON COMMITMENT NO. 0115051-06, DATED APRIL 30, 2018. 2) FIELD WORK CONDUCTED IN APRIL, 2018. 3) BASIS OF BEARING: WASHINGTON STATE PLANE COORDINATE SYSTEM, NORTH ZONE (NAD83). 4) UNDERGROUND UTILITIES SHOWN HEREON, IF ANY, WERE DELINEATED FROM SURFACE EVIDENCE AND/OR UTILITY COMPANY RECORDS. CRITICAL LOCATIONS SHOULD BE VERIFIED PRIOR TO DESIGN AND CONSTRUCTION. EASEMENTS �CORRESPONDS WITH ITEM NUMBER IN 'SCHEDULE B' OF TITLE REPORT. PLOTTABLE OFFSITE EASEMENTS ARE SHOWN TO THE EXTENT THAT THEY ARE INCLUDED IN THE PROVIDED TITLE REPORT. THE SUBJECT PROPERTY IS PART OF A LARGER DEVELOPED COMPLEX THAT CONTAINS NUMEROUS UTILITIES AND APPURTENANT EASEMENTS THAT CROSS THE SUBJECT PROPERTY AS SHOWN, BOTH BY EASEMENTS AND LO PAINTED UNDERGROUND UTILITY LOCATE LINES. EASEMENT ON FACE OF SHORT PLAT PER KING COUNTY BELLACARINO RECORDING NO. (KCRN) 7708100901 - SHOWN WOODS DIVISION 2 - 2 WATER SUPPLY AND SEWER SYSTEM DEVELOPERS EXTENSION AGREEMENT PER KCRN 8802100726 - NOTHING TO SHOW VOL. 174 /PGS. 62-68 FOUND 2" BRASS DISK W/PUNCH IN CASE FOUND 2" BRASS DISK � SANITARY SEWER AND WATER DISTRIBUTION SYSTEMS -�� W/PUNCH IN CASE ACONNECTION CHARGES AGREEMENT PER KCRN 9604081934, T1 5 MODIFIED PER KCRN 9705161353 AND RELEASED PER KCRN \ LO 19990929001213 - NOTHING TO SHOW ASEWER AND WATER CONNECTION CHARGES AGREEMENT PER ITA\ KCRN 9604081935 - NOTHING TO SHOW �_ SW 353RD PLACE ADOCUMENT UTILITY FACILITIES EASEMENT PER KCRNS 9609031406 - CONTAINS NO DESCRIBED EASEMENT, UNABLE TO -� -- -- -- 1 LOT 11 FOUND 2" BRASS DISK W/PUNCH IN CASE TA� 01110 872450 - 1 21 -� G►TLODE\NA TRA0T�EN TRE6Y LN6-0SU BOUNA10 g00001pO11 0 KDRN2L I I 1 / I c S87°07 01 E LOT 12 135.99' QV PARC", TAXVv (�012 87245 0) .tv 1 LOT3 ^D X P A EL N 172450R 0130 2 8 BE SHOWN \\ UTILITY FACILITIES EASEMENT PER KCRN 9609031407 Ag DOCUMENT SHOWN CONTAINS NO DESCRIBED EASEMENT, UNABLE TO I i / Y WOOpS O� FOUND 1.75" BRASS AN 6 1 CABLE TV DISTRIBUTION SYSTEM EASEMENT PER KCRN DISK WlIT' IN CASE Tres 361 PGS 9 15 TA PARCEL 40 10 9703211904 - DOCUMENT CONTAINS NO DESCRIBED VOL.- 2 LOT T872450,01 EASEMENT, UNABLE TO BE SHOWN PARCEL I-\ g72450,0150 LICENSE TO ENTER PROPERTY PER KCRN 9706161537 - ADOCUMENT CONTAINS NO DESCRIBED EASEMENT, UNABLE TO BE SHOWN SANITARY SEWER AND WATER DISTRIBUTION SYSTEMS �LOT 16 TAX PARCEL \\� LOT 14 CONNECTION CHARGES AGREEMENT PER KCRN 9812160485 - - - ---- -- (/) 872450 0 A 160 NOTHING TO SHOW HISTORICAL LOCATION OF FOUND BRASS SCREW I � - ACCESS AND UTILITY EASEMENT PER KCRN 9901071544 - IN WASHER IN CREW PARCEL DOCUMENT INDICATES ROAD "INSTALLATION AND IN 2" WASHER IRON PIPE -f 11 1AX PARCE70 AMAINTENANCE OF ROADS" AND "UTILITIES INSTALLATION AND ®N CORNER OF PLAT u.W LO 872450 MAINTENANCE" ON ADJACENT PROPERTIES, BUT CONTAINS NO DESCRIBED EASEMENT, UNABLE TO BE SHOWN Q CONDITIONS AND RESTRICTIONS ON FACE OF LOT LINE AADJUSTMENT PER KCRN 19990708900011 — TRACT X 1$ PARCEL EASEMENT SHOWN d' LOT T872450_0180 ACCESS AND UTILITIES EASEMENT PER KCRN 20010227000472 — DOCUMENT INDICATES ROAD "SHALL BE CONSTRUCTED" AND UTILITIES "SHALL BE INSTALLED" AT 16 L "LOCATIONS AGREED TO", BUT CONTAINS NO DESCRIBED T 19 TAX PAR��90 EASEMENT, UNABLE TO BE SHOWN LOT 872450, SEWER AND WATER DEVELOPER EXTENSION AGREEMENT PLR --- KCRN 20010606000376 AND MODIFIED PER KCRN'S 002177 20041021000079 P PFZ CEL I I / i I I I I I I I I S02°52'59"W 110.00' � I VICINITY MAP -NOT TO SCALE- 0 S S 348TH ST. co j SW z ��= w Q 352ND Q ST. U) SW 353RD > � ST. N Q (� co �3 Co SW 356TH T. S 356TH ST. I I I I I I I 30' I I I I I ' I I 1 I "\x F'�F�UL4 ,E110 G vVAY O O EDERDLUSTMENT CITY RY LANE A6 p0_SU BOUNE 11-1031 J0290000i N 20111 KCRN 20020808001539, 20040114 , I L - cn 20050929002962 AND 20060126000473 - NOTHING TO OT 20 -fAX PAR0200 SHOW L 812450" I 84.62' A CONDITIONS AND RESTRICTIONS ON FACE OF LOT LINE ADJUSTMENT PER KCRN 20011205900002 - NONE LISTED I III SEWER AND WATER DEVELOPER EXTENSION AGREEMENT PER I 1 PARCEL KCRN 20050929002960 AND MODIFIED PER KCRNS LOT 2 TAX 10 1 g 20061122000795, 20071120000478, 20090210000436, 872 450 002 20100803000172, 20110405000167, 20120618001868, 20121002001340 AND 20130430002121 - NOTHING TO SHOW - - _ - / v' DRAINAGE RELEASE COVENANT AND EASEMENT PER KCRN / I I II I 30 A20060626002497 AND CORRECTED PER KCRN I T 22 PARCEL TAX O/ 20061031001521 - SHOWN 1-0872450-022 LICENSE TO ENTER PROPERTY PER KCRN 20071217000017 __- _ _ _ 459.05' I I AX " DOCUMENT CONTAINS NO DESCRIBED EASEMENT, UNABLE TO - I ��' 2 BE SHOWN lu, N88'47'44"W CONDOMINIUM SALE PROHIBITION SALE COVENANT PER KCRN z A 20080226001717 - NOTHING TO SHOW jAX PARCELL L CEL i 8700 X PARCE X F'AR LOT D WAY UTILITY FACILITIES EASEMENT PER KCRN 20080305000581 - 73 1 PARCEL TRACT NG 13 00-0060 TA 7(�0-0070 FEDERAL STMENT A DESCRIBED "AS CONSTRUCTED" AND UNABLE TO BE SHOWN LOT I T3700_0050 (EpoND) 738 738 CITY OF L11 4 14 DO_SU R WATER AND SEWER FACILITIES EASEMENT PER KCRN 73 P BOON C �000��205900002 A20090114001111 - SHOWN --- ---- --- LOT 6 T 7 I KORN _ _ I LO AFFORDABLE HOUSING COVENANT PER KCRN 20100218000744 - NOTHING TO SHOW PARCEL LOT 2 u SENIOR HOUSING COVENANT PER KCRN 20100218000744 - TAX A p020NOTHING TO SHOW 138700- LOT 5 - - - AND RESTRICTIONS ON FACE OF LOT LINE I I I CONDITIONS SW V 3 55TH PL ACE A ADJUSTMENT PER KCRN 20111102900001 - NONE LISTED GRAPHIC SCALE --- ppITIGN so o zs so ioo zooRECIPROCAL ACCESS EASEMENT PER KCRN 20111117001134 OEA$O,$ 0 SHOWN JONNRPGS' vol- (IN FEET) g I inch = 50 ft. LO LOT 1 inch=100ft. (I IxI7 SHEET) LEGEND SUBJECT BOUNDARY LINE - - RIGHT-OF-WAY CENTERLINE RIGHT-OF-WAY LINE -- - - --- - ADJACENT BOUNDARY LINE SECTIONAL BREAKDOWN LINE ❑P OVERHEAD POWER LINE UP BURIED POWER LINE G GAS LINE ❑T OVERHEAD TELEPHONE LINE UT BURIED TELEPHONE LINE w WATER LINE SS SANITARY SEWER SD STORM DRAIN — DITCH LINE/FLOW LINE ROCK RETAINING WALL VEGETATION LINE o CHAIN LINK FENCE 0 WOOD FENCE X BARBED WIRE/WIRE FENCE TRANSFORMER -(�- FIRE HYDRANT A LIGHT STANDARD DN GATE VALVE © POWER VAULT 1B WATER METER ® UTILITY BOX �Q FIRE STAND PIPE 0 UTILITY POLE ❑ CATCH BASIN, TYPE I E— POLE GUY WIRE ❑0 CATCH BASIN, TYPE II W GAS VALVE n SIGN ❑o GAS METER 0 BOLLARD [ TELEPHONE VAULT o MAIL BOX TELEPHONE RISER 234.21 SPOT ELEVATION NOTE: ALL ELEVATIONS SHOWN ARE ABOVE MEAN SEA LEVEL (AMSL) AND ARE REFERENCED TO THE NAVD88 DATUM. TREE LEGEND DECIDUOUS TREE AL=ALDER 0 DS=MAPLE DS=DECIDUOUS r ALI�TRUNK DIAMETER (IN) MA=MADRONA OK=OAK TYPE CH -CHERRY EVERGREEN TREE CE=CEDAR DF=DOUGLAS FIR HE=HEMLOCK DF18 PI=PINE 195.2 EVG=EVERGREEN f HEIGHT AGL IF MEASURED NOTE. TREE DRIP LINES ARE NOT TO SCALE. TREE SYMBOLS REFERENCE TRUNK LOCATION ONLY. TRUNK DIAMETERS WERE APPROXIMATED AT 3.5' TO 4' ABOVE GROUND LEVEL. TREES SHOWN ARE FOR REFERENCE ONLY AND OTHER TREES AND VEGETATION MAY EXIST. SITE INFORMATION TAX LOT NUMBER 3021049146 SITE ADDRESS 202 SW 354TH PLACE FEDERAL WAY, WA 98023 SITE CONTACT BROOKS POWELL PHONE NUMBER 206-824-8001 ZONING RS9.6 (CITY OF FEDERAL WAY) TOTAL LOT AREA 211,501t S.F. (4.86 AC) BENCHMARK IS "HAFF" 3.5" BRASS DISK MK'D "HORIZONTAL NGVD29 CONTROL DISK - HAFF 1990" SET IN CONC. MOUND AT NE CORNER OF PARKING LOT AT THE KING COUNTY PUBLIC WORKS FACILITY IN RENTON ELEV.= 337.37 FEET SURVEY REFERENCE CITY OF FWAY BOUNDARY LINE ADJUSTMENT NO. 11-103696-00-SU PER KING COUNTY RECORDING NO. 2011110290000 CAUTION! UNDERGROUND UTILITIES EXIST IN THE AREA AND UTILITY INFORMATION SHOWN MAY BE INCOMPLETE. STATE LAW REQUIRES THAT CONTRACTOR CONTACT THE ONE -CALL UTILITY LOCATE SERVICE AT LEAST 48 HOURS BEFORE STARTING ANY CONSTRUCTION. 1-800-424-5555 IDUNCANSONI Company, Inc. 145 SW 1 55th Street, Suite 102 Seattle, Washington 98166 Phone 206.244.4141 Fax 206.244.4455 z >- 00 w0000 o 0 Q rn� w � x Ow uS 0 Q m J u_ � >O 1■ W >W -4:r Cn :D Z W W CO N aaZCL z F ca o �W� U 114 CAUTION! UNDERGROUND UTILITIES EXIST IN THE AREA AND UTILITY INFORMATION SHOWN MAY BE INCOMPLETE. STATE LAW REQUIRES THAT CONTRACTOR CONTACT THE ONE-CAL_L UTILITY LOCATE SERVICE AT LEAST 48 HOURS BEFORE STARTING ANY CONSTRUCTION. 1-800-424-5555 LOT 11 RAL. WAY NT Y OF FEDEAp JUSTME LIN GIT RY 6 00_gU BOUNNp N1211 36902g00001 11 KGR LOT 12 PA�OF� dif - �� v g72450 \ 12 C (0 LOT 13 N DF12 0) ,I, D F1 � F12 'A{Z"-�r, 872450-01 ,( DF12 oRCO- \�450' LOT 14 F1 FF1 /,�)l o N `V 2 DF1 IpF12 I r/ Apo F12 \-, r DF14 F14 SF14 - D,14 1\ I'F0170 DF114 LOT 18 I DF1 DF11 4 Df 14 D I ll 4 I DR14 STORM PONDS GRAPHIC SCALE 20 0 10 20 40 BRICK PATIO METAL BOX POND DRAINAGE f STRUCTURE RIM=239.1 S 7°0 01 "E 1� 5.99' - ,r�Ir7- DF12 D 12 12" HDP IE=236.8 Q0 Ln c°n n u Ln o o N N i I I DF1 BLOW -OF C aS DF12 DF1 DF12 lb 1014 F12 2 DF1 DF12 DF1 DF112 80 G LOT 11'RAL WAY ENT i I Y OF FEpEAD JUSTM I I I GNpARY LIN3696.00-S �1 BOU 00. 11.101 l l p2g040 KGRN 20 I I II II I I I I I n II 11 SEWER MANHOLE I RIM=241.40 I ' I IE=230.38 8" PVC(S) I IE=230.36 8" PVC(W) / IE=230.24 8" PVC(N) t�c3` 16N v � 6 N l� o N N .I T' N89°08'19"E � d- N 0 112.07' N �' I SS SS S 353RD LACE (PRIV TE) V W - r'� CONDUIT W/ TRACE ' l I (IN FEET) I inch = 20 ft. I rr 1 inch =4011 (111x17SHEET) I O I W 6. 7' � z 0 I 0 j F I I II I 0 00 n, N I N o 0 I I o � £ TREE LEGEND LEGEND DECIDUOUS TREE AL=ALDER SUBJECT BOUNDARY LINE MP=MAPLE DS=DECIDUOUS - - RIGHT-OF-WAY CENTERLINE AL 12 TRUNK DIAMETER (IN) MA=MADRONA RIGHT-OF-WAY LINE I OK=OAK TYPE CH=CHERRY - ADJACENT BOUNDARY LINE SECTIONAL BREAKDOWN LINE EVERGREEN TREE CE=CEDAR NJ DF=DOUGLAS FIR ❑P OVERHEAD POWER LINE ��`�� HE=HEMLOCK UP BURIED POWER LINE DF18 PI=PINE GAS LINE 195.2 EVG=EVERGREEN ❑T OVERHEAD TELEPHONE LINE HEIGHT AGL IF MEASURED NOTE: UT BURIED TELEPHONE LINE TREE DRIP LINES ARE NOT TO SCALE. TREE SYMBOLS W WATER LINE REFERENCE TRUNK LOCATION ONLY. TRUNK DIAMETERS WERE APPROXIMATED AT 3.5' TO 4' ABOVE GROUND LEVEL. SS SANITARY SEWER TREES SHOWN ARE FOR REFERENCE ONLY AND OTHER SD STORM DRAIN TREES AND VEGETATION MAY EXIST. - - DITCH LINE/FLOW LINE SITE INFORMATION ROCK RETAINING WALL VEGETATION LINE TAX LOT NUMBER 3021049146 Z SITE ADDRESS 202 SW 354TH PLACE ° CHAIN LINK FENCE cc FEDERAL WAY, WA 98023 o WOOD FENCE SITE CONTACT BROOKS POWELL jI PHONE NUMBER 206-824-8001 X BARBED WIRE WIRE FENCE / Z ZONING RS9.6 (CITY OF FEDERAL WAY) �p TRANSFORMER �- FIRE HYDRANT LOT AREA 211,501E S.F. (4.86 AC) oTOTAL LIGHT STANDARD N GATE VALVE --------------- - I © POWER POWER VAULT Ill WATER METER ® UTILITY BOX jZ FIRE STAND PIPE UTILITY POLE ❑ CATCH BASIN, TYPE I SEWER MANHOLE I E- POLE GUY WIRE oQ CATCH BASIN, TYPE II v RIM=246.99 I I�1 GAS VALVE n SIGN IE=237.48 8" PVC(N) ❑o GAS METER 0 BOLLARD 1 = 4 8" PVC(S) I w IE=237.39 8" PVC(W) ► a TELEPHONE VAULT MAIL BOX 3 ( TELEPHONE RISER 234.21 SPOT ELEVATION DRIVEWAY CONTINUES EAST I NOTE: ALL ELEVATIONS SHOWN ARE ABOVE MEAN SEA LEVEL i� (AMSL) AND ARE REFERENCED TO THE NAVD88 DATUM. \ I � BENCHMARK IS "HAFF" 3.5" BRASS DISK MK'D "HORIZONTAL WIRE, MK'D "PSE GAS" I Q _ s� I f A�\L " \ NGVD29 CONTROL DISK - HAFF 1990 SET IN s TAX10,1-g\ CONC. MOUND AT NE CORNER OF 3' CONDUIT MKD / ® \ \ I I 02 PARKING LOT AT THE KING COUNTY BURIED POWER CABLE 0 I 0 PUBLIC WORKS FACILITY IN RENTON F12 UP CATCH BASIN �� ELEV.= 337.37 FEET �p`O EWER MA OLE I / C0 I r) RIM=247.65 w I RIM= 40.63 N © �(o BAGGED E= 1.13 8" PVC(S) I V 57 IE= 31.00 8 PVC(N) I 21 N i CATCH BASING 22 Q N RIM-240. z BAGGED co a Q `Vv CA CH B SW vM=24 .10 1 237.8 12" HD (E) Z =237. 12" H P(W) vJ� ° ° m 1 12" HDP / s J� ° ° ° ° / I SECOND IE=237.7 ° STORY DECK sd / < ° _ '0 202A (UPPER UNIT) \� d 2`'2 I RIM SEWER MANHOLE 1 ` \ ` 35326A (LOWER UNIT) 1 ° > / \ 0 / I a ° ��JG �� D "14 N r i� 12" HDP DF 2 // / \ \ =/JQ-0�p (Ax a �� 16 IE=238.1 I� \ �yF ��G / / a ° 50110 F14 D F 4 N 5C0 rr F12 DF1 0 N N N N (`� �u DF14 SECOND SEWER ANHOL 1..4 / STORY DECK RI =240. N / %/ � 1 E-232. i6 "PVC S) 2028 (UPPER UNIT) \ F 353268 (LOWER UNIT) DF1 D 14 DF14 AlN 23 . 8 PVC N) DF 4 \ / D / D 14 D 14 F14 `�G APPROX. i DF1 ��° RIDGE / J EL=272 14 v 1 DF14 -14 OT 11 B AY Ir FEp RAL STM r p,pJ Y LIN3696' O SU 1 1-1- n1 � 1110 9000 Q I 26 C IE=239.41 6" PVC(S) c� y c \ IE=239.31 8 PVC(W) Ct1 m\ �+ \ IE=239.18 8" PVC(N) G� 1 � � d I APPROXi LOCATION OF 1 E-BOX & LIGHT POLE N \ 1 30' � d 2.3' \ \ I 5.0' - / � V CATCH BAS \ D 1 DF14 244 ®/^\ RIM=25 .68 246 IE= 491 12" H P(E) 12 H D 4 248 `; J� , 1 .54.84 12" DP(S) �IE= 1 238 ss Q " ,� ® IE=254.82 HDP(N) DF1 4 1 ), ' Dc ,� CATCH BASIN, TYPE 2 1 DUNCANSON Company, Inc. 145 SW 155th Street, Suite 102 2 Seattle, Washington 98166 Phone 206.244.4141 Fax 206.244.4455 z� 00 wa w� �� J cv)a 0Q rn � � x uS (� Q m JWL 0 M I J � Q >O 111111 F 1�2 TREE LEGEND DECIDUOUS TREE AL=ALDER F12 DF12 .0 MP=MAPLE DS=DECIDUOUS DF1 AL12 -TRUNK DIAMETER (IN) MA=MADRONA F12 DF1 TYPE OK=OAK CH=CHERRY ' cD / EVERGREEN TREE CE=CEDAR DF14 12 o .�D o 2 IE=237.7 / . v ° °"I a STORY DECK I '� 1° �'" Z I DF=DOUGLAS FIR F14 DN14 N D HDP DF 2 HE=HEMLOCK PI -PINE �AW, 9 q6 ov IE=238.1 DF18 DF18 '0F14 195.2 EVG=EVERGREEN DF 4 14 ISEWERI240.PvANHOL1.4 N. NN N HEIGHT AGL IF MEASURED cv NOTE: DF14 / TREE DRIP LINES ARE NOT TO SCALE. TREE SYMBOLS REFERENCE TRUNK LOCATION ONLY. TRUNK DIAMETERS RWERE APPROXIMATED AT 3.5' TO 4' ABOVE GROUND LEVEL. E=232.16C S) TREES SHOWN ARE FOR REFERENCE ONLY AND OTHER DF14 D 14 DF14 23 . 8" PVC N) DF 14 TREES AND VEGETATION MAY EXIST. I 0 , �, G SITE INFORMATION DF1 D 4 D 14 F14 DF'4 ' TAX LOT NUMBER 3021049146 SITE ADDRESS 202 SW 354TH PLACE FEDERAL WAY, WA 98023 , D 14 SITE CONTACT BROOKS POWELL DF 4 PHONE NUMBER 206-824-8001 7 D 14 ZONING RS9.6 (CITY OF FEDERAL WAY) ¢ OT 1113 AY T 12' H TOTAL LOT AREA 211,501 f S.F. (4.86 AC) _ �cn R ,.TM i'rF1 )-f 20 SEWER MANHOLE LEGEND 202A (UPPER UNIT) \ \ 2`'� RIM=254.08 35326A (LOWER UNIT) 1; \ 26 < 1 I IE=239.41 6" PVC(S) SUBJECT BOUNDARY LINE / \ IE=239.31 8" PVC W) RIGHT-OF-WAY CENTERLINE > cp IE=239.18 8" PVC(N) Q RIGHT-OF-WAY LINE T, c ADJACENT BOUNDARY LINE APPROX LOCATION OF ��JG,� �� /� / 1 �, E-BOX &LIGHT POLE SECTIONAL BREAKDOWN LINE 5 Q ❑P OVERHEAD POWER LINE UP BURIED POWER LINE 30' G GAS LINE ❑T OVERHEAD TELEPHONE LINE / / l I' SECOND �j� ° 1 �1 �`o V A UT BURIED TELEPHONE LINE / a STORY DECK ! a 1 V A �\ w WATER LINE / 2028 UPPER UNIT > V ' 35326E (LOWER UNIT) " " \ a ° \ 2.5' 5.0 SS SANITARY SEWER SD STORM DRAIN 218 DITCH LINE/FLOW LINE APPROX. 61" s °0 / �� s a ROCK RETAINING WALL G RIDGE I � i � % JQ ° � 1 I CATCH BASIN EL=272 \ i \ RIM=258.75 VEGETATION LINE / 26 ®\ / �l \ IE_255.55 6" PVC(( o CHAIN LINK FENCE ® V CATCH BAS IE=255.35 12 HDP WOOD FENCE ^\ � RIM=25.68 60 I 246 Q� IE= 4.91 12, H P(E) I I X BARBED WIRE/WIRE FENCE 248 Cj� , 1 54.84 12" DP(S) 1 I 2" CONDUIT V TRANSFORMER FIRE HYDRANT SS Q�,P ® IE=254.82 HDP(N) \ \ \ \ 14 3 LIGHT STANDARD N GATE VALVE CATCH BASIN, TYPE 2 \ \ 3 20' © POWER VAULT ® WATER METER RIM=262.38 1 ® UTILITY BOX FIRE STAND PIPE 10 p6 IE=256.50 12" HDP(SW) 262 I 0 UTILITY POLE ❑ CATCH BASIN, TYPE 1 252 �''� DF14 IE=256.48 12" HDP(S) V) 1 1 1 C CATCH BASIN , �' IE=256.31 12" HDP(N) E- POLE GUY WIRE CATCH BASIN TYPE II RIM=250.61 �` 1 M GAS VALVE n SIGN BAGGED i / , � O GAS METER 0 BOLLARD �T TELEPHONE VAULT � MAIL BOX - _ � �° ❑ TELEPHONE RISER 34.21 SPOT ELEVATION 'A ' N o ►v►r► ► L.'" L.►►vc - �c� �ncc 1 Z yr J / 1 -2 0. 3 , DrQI DUIT W/ TRAC I I I I NOTE: N DF1 I =24 24 8" P C S) / � sd W E, MKD PSE G F 4 /ve �� \ I SEWE ALL ELEVATIONS SHOWN ARE ABOVE MEAN SEA LEVEL Z DF1 1 =251.2 V ( E) / ' I RIM= (AMSL) AND ARE REFERENCED TO THE NAVD88 DATUM. IE=2. - - o ,' ti� CATCH N I \ �', IE=254.06 8" PVC(N) DF12 N D 14 �0 co RIM= 054 I , (' TAB 19�) cV ry 0 /=247.70 6" VC(E) 1 N LT DF1 rLn efrl 8724r'0 0 DF14 N �o� -2��12" HDP( / d ,-' \ moo ® I �o� llLf)i D 14 `� l ' X D "DRA Je \ �l° I I 2" CONDUIT W/WIRE o DF 4 F14 F14 / N ry 1 ,1 � �`o d �'s 2do D1t°i14N N �S 2 N � S2 o DF 4 (o DF14 2SG D 14 D 14 DF14 DF 4 DF 4 DF1 D 14 0_ 0210 F1 F1 D 14 F14 DF14 D 14 D 14 D 14 D 14 DF14 D 14 DF1 F1 DF 4 D 14 DF14 DF1 DF12 )0 DF14 F14 DF1 DF14 00 (0 DF1 cD � N N N L N / 0 COCIOr N N N D0 N N DF 4 N ��Ov N N D 14 I DF14 / �h I ' If i DF121 DF14 D 4 4 / DF1 N� 40 'INN a tr N `L HAND HOLE MK'D S "ELECTRIC DO NOT OPEN" TEMPORARY POWER POLE W/METER Sjj l ho CATCH BASIN LT" RIM=249.13 S IE=245.21 12" HDP( IE=245.15 12" H S) IE=245.15 HDP ) / IE 245.1 12" (N TCH BA =24 .23 IE 245. 12 HD (S IE= 45.28 12" P( ��A ' 12"" HDP IE=247.0 DF24 �ho 4 12"�DP IE= 46.7 00 �t- `Ij 12" HDP \ Y� IE 246.6 UP �, DF14 DF14 DF1 459 ' N88°47'44"W fit' 5� cn D 14 4/ ' c G�� / ry o � Q� P� I I I I I I „QWEST" DF12 DF14 D 14 L• 9 3 I I DF1 8 DF IV-" �S1Q v / ® T I I o N "COMCAST" CATCH BASIN N C� BASIN LT �� / U '� RIM-26741 G� , 4 S �' N IE=264.61 6" PVC(E) RIM = 2.62 I IE=264.41 12" HDP(W) IE=25 80 12" DP(SE) 26 CATCH BASIN IE=2 .76 12" HDP(NE 26' c RIM=267.30 IE=264.20 12" HDP(E) I � 26 88°04'25"W IE=264.)Sl " HDP(N) 8 I _ CATCH BASIN / I o RIM=249.14 \ o "NEIGHBORHOOD WATCH" N BAGGED � 1 I SEWER MANHOLE CA TC BASIN I RIM=268.04 2X4 MK'D "DR�DIV'14 � - � �o I I I RIM= 2. 7 3 o IE=257.66 6" PVC(W) CONDUIT W/ TRACE IE=2 " PVC(S DF I I I I IE=25747 8" PVC(S) `Jso WIRE, MK'D "PSE GAS"DF14 IE=25 . 12" HDP( W) I IE=257.40 8" PVC(N) DF14 0 �O I I o 252// Go N 262 I I � 1 TAX PARg017 I 6 3021EL 04 N I DF 0 , Z - CL F14 I I ;w� !N 0 UI T W/ TRACE 2X4 MK'D "DRAIN' , 4MK'D "PSE GAS" I I `V I ~ DF14 ; nl � I I DF14 i c C ( 30 LOT URpL WAY ENT Y OF FEpF_R,6' TM U) I GIT Y LINE 4 00-SU BOUNDAR00,10A0105g00002 DI I NO- N 2001 12 D 15 DF1 � � D F15 � N DF1 2. C O N DF1 c�v N DF22 DF22 I m 3 ATE KEY PAD I /CAMERA I I I I BENCHMARK IS "NAPE" 15 © I `� I I I. 3.5" BRASS DISK MK'D "HORIZONTAL NGVD29 CONTROL DISK HAFF 1990" SET IN DF14 0.3' I TONE COLUMN CONC. MOUND AT NE CORNER OF I ` ON EL LOT 6 TA87��R0060 G-f X GRAPHIC SCALE 73 i A I �10 OT 5 I X I A �:�i1 E �� $� TRA -PING �36�3� �� L /', �� o� ��NN R� PG 8Q, (EPIOND) 20 0 10 20 40 so 8 ! VOL.- (IN FEET) I inch = 20 11. I inch 40 ft. (I Ix17 SHEET) LOT I ❑ PARKING LOT AT THE KING COUNTY PUBLIC WORKS FACILITY IN RENTON ELEV.= 337.37 FEET � � I C< °0 z c m 30' CAUTION! UNDERGROUND UTILITIES EXIST IN THE AREA AND UTILITY INFORMATION SHOWN MAY BE INCOMPLETE. STATE LAW REQUIRES THAT CONTRACTOR CONTACT THE ONE -CALL UTILITY LOCATE SERVICE AT LEAST 48 HOURS BEFORE STARTING ANY CONSTRUCTION. 1-800-424-5555 DUNCANSON Company, Inc. 145 SW 155th Street, Suite 102 Seattle, Washington 98166 Phone 206.244.4141 Fax 206.244.4455 z >- 00 w� o 00 � J Ma 0 Q 000) � � x uS 0 Q m O J � o >O 111 W > W w :130 Cn � Cl)Z W Q Q zCL O CD z X � U N W WE M; [*-I � o I Mik NE 1 /4, SECT 30, TWP 21 N, RHE 4 E. W.M. GRAPHIC SCALE 6 0 0 30 60 120 24 0 ( IN FEET ) 7=i= PERVIOUS PAVERS OR - 1 inch = 60 ft. POURQUS CONCRETE _� _ ._..,... SHEET FLOW (U DISPERSION -RSP.OSED _ ...._, _.... _ _ _ . , _ _.__ 1ST AVE SOUTH 30' 42 __ , _.. _ __ '_ 20' LANDSCAPE BUFFER ..__ _. - _. _ 8_.x.1- ..-.._ ........ _ _ .- 4 _ - - DEDICATION ' 10 VEGETATED FLOWPATH, STORMFILTER - " _-......__ .,. .... _._ _. ..-__. ,_ __ _..._ ... � 40, 72 a. LANDSCAPING OR GRASS 6" CONCRETE CURB W % EXISTING .....: ;..-' _.-..:..,, :-.. BUILDING PERIMETER �-"I0 - 5.", �26� X. `� NOTCHES FOR SHEET FLOW WALKWAYS LINK WITH .-T -= --.-. _.. WI x 2 DE 4 -6 DEEP ::::::::;:. SITE RECREATIONAL i . GRAVEL DISPERSION TRENCH T= ............... i TRAIL SYSTEM F Cc? SURFACE, LENGTH VARIES x DISPERSIONENCH EXISTING VILLAGE ,GREEN _. _SF _ CO-MB,INED DETENTION/WET POND �:::::::::::•:.. AREA. 3,947 � 25 VEGETATED FLOWPATH............:: DEPTH: 6 FEET_.. 05 SLOPED ) �r ,h . LANDSCAPING OR GRASS , ;: ADDITIONAL VOLUME.__ _... ... " I 50' LONG x 2.5' WIDE x 2'-4' DEEP TYPE 1 CATCHBASIN Wf GRAVEL DISPERSION TRENCH ..... _ SOLID LOCKING C OVER W NOTCH BOARD SURFACE CONNECTS TO 6" PERF :::::':': PIP IN TRENCH E INFILTRATION TRENCH :::.:. AREA: ::::::::::: ::; DEPTH. 6,764 -SF 6 FEET- VERTICAL ( ) FIR 6 E` SERVICE ., .. 2 WATER SERVICES, R ICEs, TYP , x: � S� a N DR S 348th ST n` SITE SW 52nd ST cn Hylebos State Park S� 53rd v�i Q SW 35 th PL N S 356th ST v' V) 99 Q a 5 �a - VICINffY MAP NOT TO SCALE REFER TO THE LANDSCAPE PLANS AND SURVEY FOR THE LOCATIONS OF SIGNIFICANT TREES. NOTE THAT BUILDING F CONFLICTS WITH AN EXISTING WATER MAIN_ THE FINAL CONFIGURATION FOR RELOCATING THIS WATER MAIN WILL BE DETERMINED IN CONJUNCTION WITH LAKEHAVEN PRIOR TO ANY CONFLICTING CONSTRUCTION. OWNER/APPLICANT: VILLAGE GREEN OF FEDERAL WAY, LLC P.O. BOX 98309 DES MOINES, WA 98198 CONTACT: HEIDI SWARTZ 206-730-6933 ENGINEER/SURVEYOR: DUNCANSON COMPANY, INC 145 SOUTHWEST 155TH STREET, #102 SEATTLE, WA 98166 CONTACT: HAROLD DUNCANSON 206-244-4141 oi11REW SITE LOCATION: 1ST AVE S & SW 356TH ST FEDERAL WAY, WA TAX LOTS: 302104-9017 & -9146 SIT`= AREA: VG PHASE II 190,398 SF (4.37 AC) VG PHASE 111 393,557 SF (9.03 AC) ZOdING: R7.2 & R9.6 W j-, `ER: LAKEHAVEN UTILITY DISTRICT SEWER: LAKEHAVEN UTILITY DISTRICT FIR'-: SOUTH KING FIRE SCHOOL: FEDERAL WAY SCHOOL DISTRICT ELECTRICITY: PUGET SOUND ENERGY GA',: PUGET SOUND ENERGY PHONE: QWEST CAFL' E: COMCAST LEGAL DESCRIPTION LOT D, CITY OF FEDERAL WAY BOUNDARY LINE ADJUSTMENT 00-104014-00, AS RECORDED UNDER KING COUNTY RECORDING NUMBER 20011205900002. LOT B, CITY OF FEDERAL- WAY BOUNDARY LINE ADJUSTMENT 00-104014-00, AS RECORDED UNDER KING COUNTY RECORDING NUMBER 20D11205900002. LOT D IS VILLAGE GREEN -PHASE 11, AND LOT B IS COTTAGES WEST -PHASE 111. AFEA TO BE DISTURBED = f4 AC AFPROXIMATE GRADING QUANTITIES: CUT = 9,000 CY (DESTINATION T.B.D,) FILL = 3,000 CY AREA SUMMARIES VC PHASE I (LOT C) (PARCEL AREA: 377,922 SF) VC PHASE 11 (LOT D) (PARCEL AREA: 190,398 SF) EXISTING IMPERVIOUS (PHASE 1) 181,312 SF PROPOSED TOTAL IMPERVIOUS (PHASES I & II) 372,761 SF VC PHASE III (LOT B, COTTAGES WEST) (PARCEL AREA: 39.3,557 SF) EXISTING IMPERVIOUS 55,483 SF PROPOSED TOTAL IMPERVIOUS 186,160 SF TOTAL IMPERVIOUS COVERAGE (ENTIRE SITE 58.11 % 1. OFF -SITE BOUNDARY INFORMATION WAS APPROXIMATED FROM THE KING COUNTY ASSESSOR'S MAP. 2. DETAILED ROAD AND DRAINAGE PLANS WILL BE PREPARED WITH THE INDIVIDUAL BUILDING PERMIT APPLICATIONS. 3. TOPOGRAPHIC DATA OBTAINED FROM FIELD SURVEY BY DUNCANSON COMPANY. 4. LOCATIONS OF BUILDINGS AND TRAFFIC AREAS FOR ADJOINING EXISTING VILLAGE GREEN SITE APPROXIMATED FROM Afhg6VT R L PLANS. TIED CA IJT " �1 Zoos UNDERGROUND UTILITAI OF Re A;. AND UTILITY INFORMATION SHO. 111MWQ(j3r)E I'LETE. STATE LAW REQUIRES THAT CONTRACT CONTACT THE ONE -CALL UTILITY LOCATE SERVICE AT LEAST 48 HOURS BEFORE STARTING ANY CONSTRUCTION. 1-800-424-5555 Company, Inc. 145 SW 155th Street, Suite 102 Seattle, Washington 98166 Phone 206.244,4141 Fax 206.244.4455 0 is s -.r .s M i cc l� f M z z w w co z 0 00 U U 0 ry U cn Of w Of w Vi cn 0 U) 0 F III Li Ld w �� Q o Cy \ N O I--- 00 r [� N �— z z Q .J EL `.J + Z Q z 0 LL CO z �— �— < _ z Er Lij If Z DRAWN: JM K OF 1 SHEETS . .. .......... NE. -1-14, SECT 30, TWP 21 N, RHE 4 E. W.M. 1ST AVE SOUTH 20 LANDSCAPE BUFFER, TYP. (TYPE link with recreational trail systesite m Village Green Phases 11 and III Landscape S -jL Perimeter Landscape (Type Ifsua[ : ViBuft 20,600 sf +/ -J Additional Buff er at SE corner 2,450 11DEDICATION Site Interior Landscape 46174 rd A LWUIJ 3 FF. HT, EARTH BERM ------ :-7-7. CITY OF FEDERAL WAY -Wid �.O.W 6' e on CONCRETE STACKED BLOCK WALL 3 Fr. HT. BUILDING DEPT. SEE COTTAGES WEST R.O.W.— 271-02 - S\� LANDSCAPE PLAN 11.18.08 +2 Ned Gulbran ASLA Landscape Architect 2833 Mt. St. Helens Pl. S. Seattle, WA 98144 (206) 725-0390 gulbranbn@comcast.net < OD a: w C0 D CO a CL 00) Cf) w LL M 00 U- 0 0 x 0 w z w W M z w 00 • w a: sm CL C0 w a w a: w !I M1 I z 0 z 1-- CL Q cn ® Uj L LLJ O DRAWN: NG DATE- December 21, 2009 V4ASHIINGTON REGISTERED ' ANDSCAP RCHIT Ij C. ED'01ARD GULBRAN, JR. CERTIFICATE NO. 262 L-1 1 of 6 SHEETS M T HUNE SHEET 3 \ x,ML - ' Pence- 4 ft tit. chain link, blackvinyl coati _ r Y _ Clearing Litn;it - See Sheet Cl, l_ 1 ,..�,_ �� w* ,�• I 7-/ +-r ,l..w wrs 74�_2 .�y.�,PS - /� c �. __ ... 7`Pe 11 i.�zltdsatttg 2� feet wale7,0 � C •�..., ,`- 1 � p � � PC ML VC ML , r' �7 jJ�/f'/ ',�.Yj-K•- : `..---sa-u ._.�...,:.._-.+>._u. i - .,yes. w. . ��;�.-�.:�` Y r ! 1 »[✓:. - .J .,ter" '-."`^-�+•-<,..__<-:... 1- a � `' '� •.'/iL.. -- i G al i a r \.- y� f( , LL IV PC , < T. • j " yy-+� 444 t .z • - J .�^"' ... •. *' :.r'%` ..ram' � "� 'a 0 i -. ` . , .;..-�, P r 1�0 MR 100 • AG r ,x r . �"",- 3 � '"` ''-` ,,:?"''art ; � \,� � � i \ r� , ` � �,�. ,.. - ..� s,,✓ _ , - , , ,� i"'_•�,. .J , 3 � , , �-�Y�,�. �-•�i-. ,�:. � i � , //''ram— � ,f o � .. - _ , - • _ '� `-� ? st €�✓ i i x 4 L 1 � � , \� >' a ✓af \ MR �• rK •, ,:� � `- .ram .�. < i,�� ,, , AAR in, t �j - ' J::. .:-•, 1,1 r,,.Lt 'w.(L {, } k �� '�.->lY/' � i L \ �. 1 ..4 'S,,� � � "' Z �1• L z-. c r �,.� u+;. • 3 � � a"- r''^*--'/� - \ •; ! r ^ � n.�-'-`"'v �„\Y'. : z" y rt Yz�� *•_.x.<!-.....'"^, , 4 te # t 3fyT \ �i i �� - re Rose Garden ! 4--__ j i 1 - _> i+ 1l iartdscatng around lnfi Itrittosa arrel Pretli Ponds \ f T �� ; f i 1 ' \ . a'tt� on bank al�ov e the Pre o - A � � .� -- .,,�> � � � ,<� � t setting Po�ad � shown n �-�._._._-�'----� �'` u ; Tuscan Skeet L 1 dated 6P28Iwb2 u i s. Cn110114102 \ f l�errnit too. al=144235-�� t k `4 , i , p } �- J ! .i' � � ! _- , ... _ i � _. , , .. W fl r. � `� , a+t x : .. ....,.... .. w .,... _ .. . .,,,.,+•-y,_„�_ . - _. a ,e - ..-. ao-_.,.-.. ,r {J}' 1 :t i 1 y I i i Ll j� e , N. k� r .. --� -_�. _.-•---_ . far-"_'y..,�'.""" ,-'^' 1 {- �. , l ti < p �( �}"�'� ClearingLimit - See Sheet C1.1 - < - _ a ►� , 1ML _�. nni. . ML x .. t J'" - \ ee F - M�, - _ tl his - , `.,� •.. r 1 1. K s r � / - � `` - yr� may, r. 10 A f �L J �1 __ , ' �- ---.,- ,.. � . ,� �' , .: _ _._, : -' �--�1,•--...�..,--,�:.:,._,., ~„_.. �} 1t frAra�t ir►t�rs : ti - ` , .+�,jy r • v ,x J • i Y— r > r Y Jo _ .� �__ � ~------_. -_ Traui -See detail on Sheet -....,— ,.�, b .:. ;� _ •. ., ___ � ,7 r, FP u FP Ilk — FA -----_ 1 ---�� x. �r - _ _�- t / frail w e9 of drainage 4 I --- - T) Y . L r _ t !� , - 7 \wale k fee de �Jll Stet I _"""".. ...a_ :• 4.-i....-,..y- +.-"�'-a....�,�'<.- � -.�_ � y � .( j/]� %J 1 { i #' � � Ll , .�� p'� i i l _ i r t. tat 't„{' "*.--.....a___..-�� Y ; ,'--/ T •t . 1 • ( F 1 1 ,.•�• i w�f •4r"r'+.* P-'•-µ'.+me_ reas Wttiaotlt Sidewalk u -mot v� ' L ! F ` 5d %w! p , i '1 '..:s' 1 \` f. I 1 3 �:: /` `.^:•^.--..�--�_-^�---�«�., _,�,,..-,..��T- Please i ) � i , Plan List on Situ 3� r NOTE - -•., rid `-�-�..., ,;� � _.t„�,�� '..... ,� .. ✓ - ,,�-"`� tlnriisturbed Woodland G,.. , �---'��""-•� `� r `7'y� 11 iartdsca.�ing around Infiltration and Ponds `� �, �,, and on bank above the Presettling Pond ua shown on .,� >, •-,.-. -�.. •�. '^� �`�-.�,, 4.' � � �'ttscany Suet i; �` 1 dated 6.28IO2 � revi"xed on i4I14'IO2 4 �rmit No. 4i-1fiJ323S-UO , "_j IN ....,-w „w. _..-.... �'tJ� ".."-.t '_ 'r^'�n � �--• .._.._--_. I �. � �] Y i f � � �!!!_- l 'Y r .%� � t }a---.-.e +.- w �, "_"^_•,+.- �- ��, :p ",-•"++..,..,., b�, \ 14 \ ,....-----w� •�, , 1 ! • "� j} x 4 'Le-....-._-. �- -^,—«•v-.:_v±,.... �\+. � 'E \ \ _ !... �F 4 , '�+`•^4.i \V .. ,> � � � � .'..' .T" ,% J%� i �� ~�`-...�_.... -. .. .... .. ....- .. . ,. ' 9 � „-�._�_._.-„--�� .-... it ._^<-w_w _'"�^o--...._ '<-?--,.. _ `r ` �. - ,,,..<-.. ^�.s� � 'ter ,.y�. � ,� �- .! r" � -'.. J �. '` i... �.�`•.. -�"�-W L � '" T•�.., .-_.-.-n 4' Undisturbed Woodland - ....._.. ``�•,,,,, `"'L.. � l 1� -'r.,' .-,.,.,.--M---� .- ,,� '4,, a--�i r-�" �j. ,L.. ._. .... .' �-,Kr'��,,� _ .*..,ate ;""•-�._.-��..._.- ,,,.c---^^�.,.-.'._ `'"___._�... ,..-.. � >. .•^ �'1 •1 _ a _ ..� sw,,, �_� '''.v. �``'" �'.. "' �` \`� '� # -^-...:,.. ,.,. _•-.-•- ��•• , "'`�L.. tf '�.,�.. �'-^�V"�•._..'•`,..,,�,~�-__---.-�'-"� 1,,.•1� �' „�'' { yi✓ �/ � ,yam "•. �� :. ,�` \ 1 .� ^-'-2"�'t'--- .<�.x�- _-..•.,��-. z•f SFr 25 <�' °,�. - �y "w, - `\.� �� ,. _��-'_'•---� '`>> {��.-_, A�"`- " `•�.--.-_-�tiw._, ��,�'� -`fir '-"`"'.,`_�,__ ,.... �` ".""'�-.•''~-..'• �`'"°`..^^ "' j-,-�-.� `h '^...,'� '"'•... Visual Screen and Ty -Right -of Way Landscape Plan Rise August, 0i, 21D7 I Last P Architect '-- a � �'f�i�I'c�l� ��Il� Village Greet Cotes West `'-� ,�,�„ June 1, 2007 ari+r 2833 Mt. St. Helens Place South '"�'■r STATEOF Seattle, WA 98,144..,..,. 11/ SHthlGTdhl �-� REGISTERED T 2Q� 72 03� F 2o�Z 760 9304 Sheet 1U REGI E � lbranbu�� recast nei 'Village GreenLWPowell Homes P.0, Box 9.8309 Des Dries, WA 198 A 'APE 20 0 10 20 40 �DE IV E D L2 . EC�W�D Gu.�LBRA�t, ,.lii {{ T i NOV 1 8 io�08� CF`ttFlGATE N4. '2 �-- �,,� .� � -"'°-� � ,o,,, , I inch = 20 ft, - CITY OF FEDERAL WAY COS PLOT. /23/07 SHEET 1 c J M See detail OD Sheet L-3 Ff� Mw-'- (INFEET) I inch= 2 STATE OP WASHl1q6:,MN RE015TEREP !Amit See Sheet 6.14 Aot>v wing Umit - See Sliest C1.14 --Fbace - 4 ft ht, chain link, black vinyl oxited 'Please see Plant List ort Sheet 3, AC CUP c Island vat aMendedsofl that the slope froth center to Curb in aft ChMattons of less than 2.50/6. i TrAll - See detail an Sheet L-3 , Ned Gulbran ASLA Lands Archl*xt 2833 Mt, St. Helens Plwe South Seattle, WA 98144 T 206 725 0390 F 206 7,60 9304 . g-ulbranbn0comcastnet 'Type H Visual Screen and - ------ - Right of Way Landscape Plan Village Green Cottages West Village Green LLC/PowcH Homes P.O. Box 983,09 Des Wines, WA qs`lqa RECEIVED NOV 18 2008 CITY OF FEDERAL WAY CDS Revised October 1 a, 2007 Devised August 30, 2007 June 1, 2007 Sheet L 3 OF 6 SHM--M, PLOT: 5/23/07 SHEET 2 j Clang I1mit - See Sheet C 1.14 AC AC rAG AC -- . �y�{, l �w l r: .AND AVE s ,r f I ii f 4 ] t I 4 GRAPHIC SCALE (IN FEET) 1 inch = 20 & STATE OF %KSHINGTON REGISTERED LA,NOSCAPE Aft�i'BNITZA 1 ECVVA'RD GULBRAN, JR;.. LEATIFICAT� NO. 252 w %E — 1�1/2. x 8'_60 REBAR 1.�0. TREE STAKE (2 TYP). V PERF. PIPE. FILLED FINISH GRADE WITH dRAQN ROCK WOOO CHiP MULCH - ,SIDEWALK 0 ROOT BARRIER -- ---�-� TYP , 907,H SIDES I.a. SACKFiLL WrM CLEAN Naive SOIL i •- 68 MIN. I REMOVE BURLAP FROM NOT TO SCALE 1'OP g 3 CIF R T r BALL. NOTE 'OP ADD 3� WATERING } PLANTING: MIN. 2x ROOT BALL 1RM NATIVE SOIL 1, pig hole 2---3 times the width of the root bell and as deep as the root boli. D make hole deeper than root ball- 2- not ,2- remove containers, biodegradable pots, synthetic or treated burlap, wire, twine, or apes: Leave natural burlap in place and fold book. Loosen the roots and spread or cut circling roots.. R n 3. Place top of root ball even with or slightly higher than soil grade on firm sail. Do not add soil amendments or grovel unless approved by Public Works Director. 4. Install 4"x 24" perforated droln .pipe; 'fill with drain rock. Pipe shall not extend more: than 1 /2" obovae finish grade.. 5. Back fill. with Mclean native sail.. Firm soil around the rout halt, water stow grid thoroughly. 6. Mulch Around tree with 2-4" 'wood -chip mulch. Do not }done muich next to trunk. ROOT BARRIER: 1, boot barrier shall be rigid High Impact Polypropylene treated with UV inhibitors, minimum 18" height, with 1/2" raised vertical ribs 5" on center, or approved- equal, 2.. Install root barrier in cantinuous 24' strip, centered on tree, next to sidewalk and curb cgccording to manufacturer's directions. Exposed edge shall not extend more than 1 f Z above finished grade. STAX NG: 1. Use 2, 1-1/2" by W-O" rebor tree stakes. Do not drive stake through root ball. 2. Attach tree to stake with .canvas web belting of rubber, using a figure-8 formation. TAGS: 1- Remove tags after inspection. PUBLIC STREET TREE PLANTING QWG, NO. <�FadWORKS FOR PLANTER STRIPS 3-29 PLANT LIST - Type][ VisUal bareen 1 21 3„ 1 Code Botanical AiamelCommon Name ouattttty Size 1 TREES 00orilfer Large Deciduous 0 small Deciduous Ll4 Larix kaempferi/Japanese Larch 4 6 ft. ht. '� Top Course �.��.£' minus PC Pious contorts/Shore Pine 14 6 fi;, ht. crushed rock with stabilizer* PS Pinus sy lvestris/Scotch Pine 0.w Oft. ht.. _ TP Thuja pficata/Western Redeedar 2 Oft ht. AD Arnelanchier 'Autumn Brilliance' 7 1,75" cal> _ a 4 AC � AcerrcinatumlVine Maple 7 1.75" cal, FO Fraxinus Oxycarpa `Raywoocr/Ray wood Ash 1.7&' cal, �. �:- P Prunus yedoensisNoshino Cherry . 1.75" cal48 _SFIRLjDa l Geotextile Membrane Corylus cornuta.cartfornica/Hazel 12 24" tit: H Holodiscus diwo.lo.00 :ean Spray 11 24" ht; ,y M Mahonia a uifolium/Or Grape 14 � ]Base Course 518" reitaus Compacted Subgrade q � p �4 ht: crushed rock � P Philadelphus lewissfl/Moek Orange 11` 2,' ht. R, Ribes ;sang ineum/Pink Flowering Currant 13 2C h'. S Polystichum m nitum/Weatem .Sword Peen 1s 24'4 ht, *Stabilizer- generic co-potyme:rCPX 2 ? scrims V Vaccinivrn rvatum/trv€'rgreen Huckleberry i 2 4r ht. Alex Smith Co,,, (206) 65,0-0832 75 apply Per supplier"s recommendations OROQNQ CQQ\/ER 4 ft; O.C. Spacing Aretostaphylos uva-urst/Kirinikinnir.,k 190 1 gal PEDESTRIAN TRAIL SECTION E Cean€ttbus glonosus 1SQ 1 gal. Mahonia repens/Creeping Mahoni'a 1 0 1 gal. SCALE: f - 1 � � fi � �� fi ' Taxus batcata' Repargdens /Spreading Ertgli•;5h Yew I:30 1 gal.. 640 ML r0 k ML., . ML w0 0 } , MLJ. TYPICAL AL GROUND COVER LAYOUT :. ML`. • ML' X 1 ■■lr — sal ;. ll�r ieir l» l�V,illy i� INN"= M M >a ATCMUNE SHEET 1 IATL.INE SHEET 2 M l lr �-1 1 M r I_ - 1� M ism ; 1� I> TP i l 1 y . _. v � 1 L � ' - Right of Way Landscape 4. . ~_ ,fir --- - `y. Botanrcal Na �Ct�r Trion Name Qua ty t� � I �- rrre l-=1 - s x s { - __ Frees in 4 foot wide Planter Strip .- ..' � // .., yfi may{,{/�� _ ... rt . _.. �. .'�,k w•w.'_,� `^ } ~' J l .-::,--. '-. .i r� F - - ».. ........ ..._._.-- 'I C 1 _ . Acer campestre `Queen Elisabeth'/Hod(�e Maple ". � ter„-�;.; r� f. "�._�j.,„._., "__—,_--..a.- -.^'^'_•.�.,� r "�^�.. r _ - �"- .7 p _ -_..__ .,, - _ -�' Cie a Limit - See Sheet C1.i4 `' y AG Acergriseum/Paperbark Maple F ' " '--• k ML Ma nofia x loebrieri Mernll (Merrill Magnolia ' MR Malus Robinson/Robinson Cr abaPPle r 24 '._.-..., r+. t •� r"C�.w �.. `--ti.. "`_"•'.-.ic �`"'�'! - - _ ..._._-_ «--,._.-,,:may � fr' _. �_._-....... J } ,, _ s.d _ - =3 • ' r - In 6 a Planter Strip 4 Tr x footor Wider Rl Y. - -..x < � .. ; '-' __ ,,•�- ,...., - �''" .-- Y y ,." �`r - -•_ --- ,q5 �►cer sac charum `Creert Mouriiain'lStigaX Maple ,j, 4 • -- � �,�x� - M ------'.>,_ • ,i ,,- `� �.. ,,;�� CB Carpinus betulus Fastlglata /Dollumnar European Hornbeam 4 ^ �' 1 yp - - - _ '---..,:,' _ _✓ A ,: / r FA Fraxinus americana'Rosehill'/Rose Hill White Ash 4 � FP Fraxinus erns Ivanica ' at r. yr t ;'z, Und"'W'bed W`oodlancl y P moreYPatmore green Ash t 12 R' Total number of tress;24 Fence - 4 ft; bt. , , ; chain lisle 13S S black vinyl oaaw f `•l _ -_ _._...... __ - '` , 1 Sod lawn in all planter strips center 17, sf-i-/- >,•--.. P ps and & cul-de-sac - Ttail - above i 11 ee selecLbns are from C;i S detail a 1 , . ty of Federal Way Bid. Detail 3-48 "Ali Others Streets' {sic); ifZ APPro)(Irrgate spacing between trees is bused on Federal Way R.O.W. Vegetation List rev. a113/93 . rz ti ,...• 4 w . -- t e r YTree locations relamre to driveways and intersections are per Federal Way Qeuelopment Bids , Seof 5 AB ,'J. size PC- 2.T cal, 4 - ' 2,5 cal,. I . rn ql L 2.5" cal.2. ' 6 cal. ZV' cal. 5 1 n ' r It �9on 20 feet wide $OIL PREPARATION �>Y � � M. • _-,•� �, � ram` r �,. � _ ,.��: Till native soil, and remove racks 2" and l;at'ger> %move other debris. Amend, nail by spreading Z _ .""" - _ '.. '— rrlpt ed mulch 3" deep, an i ling thoroug to mix with native soil. V x^ l aRFilGA-riON SYSTEM 0 Provide a c ontraotor-designed automatic irrigatlon system to cover all planter strips and the Cul-de-sac �"• �-a,� ""�... '�..fa•.� / .�-� T-t.,,, / Y , } center, *ti.. 441 13 JA tgtlfstvrbed Woodland �k .•>.�v+� -v-..,,vim,.- 4��_or. ._..—__. •+-"� 1.4 Type 1I Visual Screen and Right. of Way Landscape Plan, `^..,,, ytx','�'- ` �jf �y~ -�.. +_ w"�`.--.`-i �x <">+ �u.+.,x'•�..� �h�4 `_�� ..`- �+---• ,r � -'W,�� ....,— X.M + nr ^-..,,. `,, yr" __-"'w--_. "-�-.�--..�_ -`_... �.-�.,• �K„�� ``�-..., �,;,�� "_,_-..,,� - - ..,----w.:_. • .-_......_. .-�.._ ...__..., , ..._ ... >. ._ .. _� _w...... -T _ 1 ./ �,r`' _•"-,,.." .. ,� _.�......, "^-`.,__-+�. "ter `4 `_ �`` `'- �-...,.. 4.--Y_"r-�"_:.�>^ r. Ned Gulbran ASLAVillage Green Cottages, WeA - 1 Architect Ilkr w - --. Landscape �1rch 2833 lit, St. Helens Plate South r _ 1 �, ,�. , � ,,-�"'_'v~ `1 �.`�`" `--- � �,,.- -- �., �--ti.� - _ _,_ - �` ,_~•�- ,� �_ �-�--��-`" "-, -�-_, Seattle, WA 9B 144 , ._...^ ..�- .,-...._ Villa e T 206 725 0390 F 206 760'9304 g men LLC/PowiAl Homes P.0. Box 9 309 Deg Moines, WA 9819 - b l�rarg g ul bnOc:�omcast netRECEIVED 7 T j w ��: -• �,,�. �� _._....�-----�---Y'` � 1. # --_--r�_._ � �_� -_-�•- � -� "`~`--�-�.._ � 1 �----•--�,�• - CITY OF FEDERAL WAY CDS Reissued 1/11W08 Reviser! October 18, 2007 wised August 30, 207 Juice 1, 2007 Meet .. L-4 OF 6 SHEETS PLOT. /23/07 SHEET 3 SCALE...t%8" - V - 0" STATE OF WASHINGTON REGISTERED 110SCAPE 4ACFnfiCT EDWARUGUL8RAN, JR CERTIFICATE NO. 2S2 Ned Gulb ran ASLA Landscape Architect 2,833 Mt. St. Helem Place South Seattle, WA 98!44 T 206 725 Q1, 90 F 206 76. 930 PLANT LIFT tor two typical c - units Coda Botanical namWCammon [� ame Quantity B1ze AO Acer circinatumlViree Maple 6 6'-7 ht AR Ajuga reptarrsl0arpet Bugle 100 W1 pert BS Buxus sempervirens/English Boxwood 12 2 gal. CC Chamaecyparis obtusa'Gracilis'/Hinola Cypress 2: 6 ft. ht.. S Gaolttttheria shalon/Selal 25 2 gal, Hal ' Hydrangea inaorophyila `Nikko Blue' 2 5 gal. C Ilex crexlata `Northern Beauty/Japanese Holly 4 5 gal. PH Prunus at hilleri 'Spire'/Flowering Cherry 2 2" cal. RA Ribes sang uineum `Alba'/Flowering Currant 1 5 gat RB Abododendron `Blitz' (3 ft,, deep red) a 1 " ht, RJ Rhododendron `Jock' (3 ft., pink) 2 24" ht. RBI 13hododendron'Nlyrtifoliu& ft.., pink) 3 24,'k ht. RV Rhododendron 'Van', 5 ft., pink) 1 30" ht. SG Spiraea'Goldflams' 4 5 gal, SH Sarcocscca humft 4 egai, TB Taws baccat;a►'StrictaArtsh Yew 1 4 ft, ht. VO Vacolnium, ovatum/Evergreen Huckleberry 16 5 gal. � 0 � ` Wood Chip Mulct" as reg`d. a deep Sod Lawn as req d. SS Stepping Stories :.(Z' flagstone) 2 sf+/- BB Bird Bath PLANTING NOTES Remove construction debrisrototill soil Spread reserved topsoil if available. Spread composted mulch r deep & till into 5" native sail. Install contractor -designed automatic lttigati€ n system. Plant trees & large shrubs 'With encircling saucer of soil. Stake: trees. Complete planting & watering. Fertilize & dress plant beds with Z' composted mulch. Spread wood chips ("Arborist Chips') X' deep in designated areas. Prepare lawn areas by fine grading & removing all rocks larger than 2" Feftwe & time lawn bads. Lay "sod & water thoroughly, Repeat this planting plan at other C-Unite with minimal adaptation as differing conditions require. Exceptions - Some units have small giant beds between driveways. Plant these his shown be4ow. - Units I and 2 Units 24 and 25 3 RJ Ic Z I)c Typical Planting 'lay, C - Units Vilty'ge, OTC= Cottages West I Vllage Careen LLCftwelI Homes P.C. Box 98309 Des Moines, WA 98199 Reissued 11/1,8108 l k 08 8eptMT6W 17, 2007 L-5RECEIVED 5 OF 5 SHE V 18 2008 CITY OF FEDERAL WAY CDS STATE OF WASHINGTOf4 REGISTEREI) C. EDWARO GUL8PAN_ CERTIFICATE NO. 252 N-ed. Guibran ASLA Landscape Architect 2-833 Mt. SL MIOUS Place South Seattle, WA 98 t44 T 2046 725 4390 F 206 76D 9304 PLANT LIST for two typical A/B - units COd,S &taftal NamelCommmon Name Quantfty AC Acer drainaturnMine Maple AP Ater palmatumSango Kaku',JapaOst, Maple AS ACer saccharum`ApolloAColumnar Sugar Maple 2 BD Buxus sernpervirens 1Suffrutioosw/Dwarr Boxwood X) BG Berberis x gladwynensis 'Wm, Penn')EVergreen Barberry BS Buxds, sempervirens/ English Boxwood CN Ohamaecyparis nootkatensis'Pendula'NVeeping Alaska Cedar CV Caffuna vulgaris 'Silver Knigh'UH6ather 13 FG Fothergifla gardenii0warf Fathergilla 110 HN Helianthernum, numnlulariurn'Wisiby Pink'/Sun Rose 02 Ic ilex -crenala 'Northern Beauty'/Japanese Holly 5 IH llex crenata 'Helleri'/DwArf JapaneSe Holly 7 IR Imperata cylindrica'RiedBaron'/Japaneae Blood Grass 8 KK Arctostaphylos uva-ursl/Kinnikinnick 18 LK Lafix kaompteri DianOYContbrted Japanese Larch I ND Nandina dornestica'Harbour Dwarf'lKeavenly Bamboo 6 PT PachysandrateftnInalisMapanese Spurge 42 RB Rhododendron 'Blitz' RP Rhododendron 'Petty 'Wisematv 2 FS Rhododendron iracxdoaiitt 11, RV Rhododendron 'Van' I SG Spimea'Gold1larne' 4 SH SarcGcocca hurnills 14 TB Taxus baccata'StrwitaIrlsh Ya 4 U�1- Sod Lawn as reqd, - S-S steppinq tones (2" flagstone) 6 PS 81rd6iffi PLANTING NOTES Remove construction debrits& rotoOD WA Spread reserved topsoll if available. Spread composted mulch V, deep & t1li into 5" native soft, Install contractor -designed automatic irrigation system Plant trees & large shrubs with encird ing saucer of -soil, Stake trees, Complete planting & watering. Pe ' rt0jz6 & dress plant beds with 2" composted mulch. Spread wood chips ("arboristchips") 3" deep in d6signated areas. Prepare lawn areas by flno grading & removilngalt rocks larger than 2" Fertilize & lime lawn beds. Lay sod & water thoroughly. Repeat this planting plan at other A& B UnitsMh minirnal adaptation as differing conditions require. I ViDical Planting Plan, A & B - Units Village Green Cottages West Village Green LW/Powtil Borne,-, ?,OBox 98309 Des Mobies, WA 98198 size V-7'ht. Z, cal. r cal, 2o. 5 gal. 5 gal. 6 ft, ht. I gal. 5gal, i gat. 5 gal, 5gal. I gal. i 'gal. a tt ht .5, gaL 4- pot 24" K 24W ht. 1,84 ht 3V ht 5 gal. 2gal. 4 it. ht, 2 st Reissued 11118/0,8 4. s ePtWber 17,2007 stoma L CMED 6 OF 6 SHEETS NOV 18 2008 r-M OF FEDERAL WAY CS 1 1 1 I 1 1 1 1 .J \L SITE AND ZONING INFORMATION PROPOSED MEMORY CARE BUILDING ADDRESS 35419 1 st Ave. S, Federal Way, WA 98003 PARCEL # ZONING RS7.2 JURISDICTION CITY OF FEDERAL WAY BUILDING HEIGHT PERMITTED MAX. 30FT FROM AVERAGE GRADE TO ROOF MIDPOINT PROVIDED 29 FT FROM AVERAGE GRADE TO ROOF MIDPOINT DENSITY CALCULATIONS MEMORY CARE BUILDING 40 UNITS TYPES - 64 BEDS 40 UNITS / 1.32 ACRES TOTAL PER ACRE 30.3 UNITS PER ACRE PROPERTY SETBACK SCHEDULE SETBACKS BOUNDARY ORIENTATION REQUIRED PROPOSED FRONT WEST 20 FT 35 FT SIDE SOUTH 5 FT 28 FT SIDE NORTH 5 FT 23 FT REAR EAST 5 FT 32 FT PARKING REQUIREMENTS USE/ACTIVI... REQUIRED VEHICLE... SENIOR CASE BY CASE HOUSING PARKING PROVIDED STANDARD 20 COMPACT 8 ACCESSIBLE 4 TOTAL 32 INCLUDING 2 VAN PARKING SPOTS OPEN SPACE 100 S.F PER UNIT REQUIRED 40 UNITS X 100 S.F. = 4,000 S.F. PARKING CALCULATION CASE BY CASE, PER PARKING STUDY V -F—+ V L O .Q U) p0 C)=OCO �-Q00 C� 't�:C6 C z CO LLOM m m O U) 11496 REGISTERED HIr cT BRENTON C. LAMBETH STATE OF WASHINGTON .j z U J O U. m U QQ U O L z 2< U U W z Q W 3: � O _ W ._.I W J V = W 3S W 0 W Wo 07 0- U- O Q O ..J n— s DRAWING ISSUE NO REV DATE FOR PERMIT ONLY THIS DOCUMENT HAS BEEN PREPARED FOR PERMIT APPLICATION AND IS SUBJECT TO REVIEW %ND MODIFICATIONS BY GOVERNMMENT AGENCIE DRAWING TITLE OVERALL BUILDING SITE PLAN SCALE: 1 it = 201-0" PLOT DATE: 01/11/18 PRINCIPAL: BL PROJ. MGR.: BL DRAFTER: Author SHEET NO. ■ G L/ RAI ©TM MAU 1 WINDOWS TYP. A4.10 COMPOSITION ROOFING TYP. ROOF GUTTER TYP, WINDOWS TYP. e, s N 4 ROOF F t-� 8E' - 0" 7w CD O Yx 2ND FLOOR 76' - 0" niv 13 5 4 3 t' CEMENTITIOU PTAC_UNIT L DOWNSPOUT TYP. — MECH. LOUVER L BOARD & BATT: 6 S LAPSIDING SAME COLOR CEMENTITIOUS A7.11 W/ AS ADJACENT PANEL SIDING W/ ALIGN HARDIE PANEL CEMENTITIOUS WALL TYP. 5/4 X 3" BATTS HORIZONTAL JOINT SHINGLE SIDING WITH THROUGH WALL FLASHING NORTH ELEVTION RAILING 0 CV 1ST FLOOR 64' - 0" 0A IAI !l1 ITTC L7 T\/fl ENTRY PORCH ELEVATION Scale: 1/8" = 1'-0" \ Scale: 1/8" = 1'-0" AJ AUJACaN I VVALL I YK !ND FLOOR 76- - 0" ST FLOOR 64' - 0" EAST ELEVATION (F Scale: 1/8" = 1'-0" IVILVI I. LVV VI-1\ V/r,"VIL VVLViI AS ADJACENT WALL TYP. SOUTH EAST ELEVATION Scale: 1/8" = 1'-0" NO• NI 4 ND FLOOR 76' - 0" ST FLOOR 64' - 00" SOUTH ELEVATION (PROPERTY LINE Scale: 1/8" = 1'-0" A3.01 4 R TYP. ROOF 36' - 0" mom mj CEMENTITIOUS PANEL A AND 4" CEMENTITIOUS BATT ' CEMENTITIOUS SHAKER B �' SIDING WITH 6" EXPOSURE CEMENTITIOUS LAP SIDING C WITH 6" EXPOSURE * PTAC GRILLS TO BE PAINTED TO MATCH ADJACENT EXTERIOR WALL COLOR. * PROVIDE WINDOW AND STOREFRONT TRIM PER WINDOW/STOREFRONT DETAIL, SEE A7.21 4 A3.00 A3.00 g 1 A3.00 A3.00 2 A3.00 4-a V -}-1 V L -F-j O O CO Q O ItOIS -+—+ W 00 L m tY) �00 w time REGISTERED ARC.411L Hlr CT fl.RENTON C. LAI�$$TH STATE O!: yyASi11NGTON _j Z_ U J O LL � m U QQ U m z 0:� v I U Lu ZULJ >-- � Q 3: Of O = uj 1 :2 J Q uj I n V Lu Lu p W Lu 0 Wo cn n (� LL_ O Q O 0-- DRAWING ISSUE NO REV DATE FOR PERMIT ONLY THIS DOCUMENT HAS BEEN PREPARED FOR PERMIT APPLICATION AND IS SUBJECT TO REVIEW %ND MODIFICATIONS BY GOVERNMMENT AGENCIE DRAWING TITLE EXTERIOR ELEVATIONS SCALE: AS indicated PLOT DATE: 05/18/17 PRINCIPAL: BL PROJ. MGR.: BL DRAFTER: SHEET NO. A3000 ALIGN PANE HORIZONT/ WITH THOU FLASHING WINDOWS' DOWI ROOF HATCH F_ �nn� r\/rAIT PROVIDE 6" Al Inwl MAKIAI ROOF GUTTER TYP. ROOF_ � 86'-Of' DOWNSPOUT TYP. FLOOR /1 76' - Off •�"" E l NORTH EAST ELEVATION Scale: 1 /8" = 1'-0" 1 WEST ELEVATION Scale. 1 /8 = 1 -0 6" CEMENTITIOUS TRIM AT C.ORNERS,TYP NORTH WEST ELEVATION 3 ' Scale: 1 /8" = 1'-0" DOWNSPOUT. 1 of 10 M9111 FLOOR 76' - 0"A , 1 w JOR ,.,�.., ,. _...,. .SAME COLOR AS ADJACENT WALL TYP. 0 N ROOF 86'-Off ZAL � 0 NEL COATED 2ND FLOOR... 76'-Off V 0 N 0 N 1 ST FLOOR 64' - 0" BASEMENT FLOOR 52' - 0" EXTERIOR MATERIALS LEGEND CEMENTITIOUS PANEL A AND 4" CEMENTITIOUS BATT B CEMENTITIOUS SHAKER SIDING WITH 6" EXPOSURE C CEMENTITIOUS LAP SIDING WITH 6" EXPOSURE * PTAC GRILLS TO BE PAINTED TO MATCH ADJACENT EXTERIOR WALL COLOR. * PROVIDE WINDOW AND STOREFRONT TRIM PER WINDOW/STOREFRONT DETAIL, SEE A7.21 )00 -1-+ V }�r V a 0000 _O _ cr) CY? Q � � n� Z � LO/ W J \' ^ 0 'M Vi \✓ 114" 14EGISTERED ARCHIT CT S.AENTON C. LAM6ETr♦ sTArE a� wnsrrrNGTON —J Z_ U J LL m U (m U Uj z S Q to U w W 3�: p = L L] J : J < w J w � w o LL1 Lw Lij u) 6- LL O Q O ry 0- DRAWING ISSUE NO REV DATE FOR PERMIT ONLY THIS DOCUMENT HAS BEEN PREPARED FOR PERMIT APPLICATION AND IS SUBJECT TO REVIEW %ND MODIFICATIONS BY GOVERNMMENTAGENCIE DRAWING TITLE EXTERIOR ELEVATIONS SCALE: As indicated PLOT DATE: 11 /14/17 PRINCIPAL: BL PROD, MGR.: BL DRAFTER: Author SHEET NO. A3001 FROM LAND USE APPROVAL BUILDING DATA CODE: INTERNATIONAL BUILDING CODE, 2006 ED. W/ WA STATE ADMENDMENTS. WA STATE ENERGY, 2006 ED. WA STATE VENTILATION & INDOOR AIR QUALITY CODES, 2006 ED. CONSTRUCTION TYPE: TYPE V-B 1 HOUR OCCUPANCY TYPE: LC, LICENSED CARE REQUIRES STATE OF WA BOARDING HOME LICENSE FIRE PROTECTION: SPRINKLERED THROUGHOUT PER NFPA 13-R SITE ZONING: PHASE I&II: RS7.2 PHASE III: RS 9.6 SIZE, TOTAL: APPROX. 22 ACRES PHASE I & II -EXISTING: 377,467.0 S.F. PHASEII: 187,780.0 S.F. PHASE III: 393,157.0 S.F. TOTAL: 958,404.0 S.F. LOT COVERAGE: PHASE I & II -EXISTING: 73.193.0 S.F. LOT COVERAGE (BLDGS): 19.4%<60% PHASE II: 58,157.0 S.F. LOT COVERAGE (BLDGS): 31.1 %<60% PHASE 111: LOT COVERAGE (BLDGS): TOTAL SITE: LOT COVERAGE (BLDGS) SETBACKS: FRONT: 20 FEET SIDE: 5 FEET REAR: 5 FEET FROM SF ZONE: 100 FEET 68,786.0 S.F. 17.5%,60% 200,136.0 S.F. 20.8%<60% BLDG HEIGHT: 30 FEET ABOVE A.B.E SEE A-1.3 BLDG HEIGHT WITHIN 100 FEET OF SINGLE FAMILY ZONE: 15 FEET PLUS 5 FEET TO AVERAGE ROOF HEIGHT OF 20 FEET. NOTE: SEE SITEPLAN, BLDG J AND ELEV. A/2 DOES NOT EXCEED 20 FEET IN HEIGHT. MAX BLDG WIDTH WITHIN 100 FEET OF SINGLE FAMILY ZONE: 50 FEET MODULATION REQUIRED FOR FACADES OVER 50 FEET MIN. DEPTH: 3 FEET MIN. WIDTH: 4 FEET MAX. WIDTH 35 FEET NOTE: ALL FACADES ARE MODULATED PER ABOVE. MAX. LENGTH OF BUILDING FACADES: 120 FEET NOTE: REQUESTING MODIFICATION FOR ALL BUILDING FACADES OVER 120'-0" IN LENGTH. REQUESTED REVISION NUMBER OF UNITS PHASE 1 - EXISTING: IBC 2015 EDITION & WAC51-11 C WA BUILDING A: 26 STATE ENERGY CODE 2012 BUILDING B: 32 BUILDING C: 20 COTTAGES: 16 MEMORY CARE: V—A 1, CONDITION 2, S2 75,234 SF 19.1 %, <60% MAX ALLOWED 206,584 21.6%, <60% MAX ALLOWED SUB -TOTAL: 94 PHASE II -EXISTING: BUILDING D: 30 BUILDING E: 29 SUB -TOTAL: 59 PHASE II: BUILDING F: 50 BUILDING G: 32 BUILDING H: 25 BUILDING I: 32 BUILDING J: 35 SUBTOTAL: 174 PHASE III: SUB -TOTAL: 40 TOTAL NUMBER OF UNITS: 367 PHASE I -EXISTING (BLDGS A,B,C): BASEMENT: 15,060.0 S.F. 1ST FLOOR: 30,639.0 S.F. 2ND FLOOR: 28,992.0 S.F. 3RD FLOOR: 13,796.0 S.F. SUB -TOTAL: 88,487.0 S.F. PHASE I -EXISTING (8 COTTAGES): SUB -TOTAL: 24,432.0 S.F. PHASE II -EXISTING (BLDGS D,E): NE 1/4 SEC 30, TWP 21 N, RGE 4 E, W.M. COTTAGES: 28 MEMORY CARE: 40 SUB —TOTAL: 68 TOTAL NUMBER OF UNITS: 395 PARKING PHASE I & II (MULTI -FAMILY): NUMBER OF UNITS: 315 NUMBER OF EXISTING PARKING STALLS: 103 NUMBER OF NEW STALLS: 120 SUB -TOTAL OF PARKING: 223 PARKING RATIO (UNITS/TOTAL STALLS) 1.4 OR (.71 STALLS PER UNIT) PHASE 1 (SINGLE-FAMILY): NUMBER OF UNITS: 16 NUMBER OF EXISTING PARKING STALLS: 16 NUMBER OF NEW STALLS: 0 SUB -TOTAL OF PARKING: 16 PARKING RATIO (UNITS/TOTAL STALLS) 1 OR (1 STALLS PER UNIT) PHASE III (SINGLE-FAMILY): NUMBER OF UNITS: 40 NUMBER OF EXISTING PARKING STALLS: 66 NUMBER OF NEW STALLS: 0 SUB -TOTAL OF PARKING: 66 PARKING RATIO (UNITS/TOTAL STALLS) 0.6 OR (1.5 STALLS PER UNIT) TOTAL PARKING FOR ENTIRE SITE: TOTAL NUMBER OF UNITS 367 TOTAL NUMBER OF PARKING STALLS 312 PARKING RATIO (UNITS/TOTAL STALLS) 1.2 OR (.83 STALLS PER UNIT) INFORMATION BASED ON NOV. 5, 2008 STUDY BY TSI (TRANSPORTATION SOLUTIONS INC.. REDMOND, WA) FOR DISCUSSION ON PARKING DEMAND. SEE SHEET A-1.1 FOR ADDITIONAL PARKING INFORMATION NUMBER OF SINGLE FAMILY UNITS: 28 NUMBER OF MEMORY CARE UNITS: 40 SUB —TOTAL OF UNITS: 68 PROPOSED TOTAL NUMBER OF STALLS: 54 (COTTAGES) PROPOSED TOTAL NUMBER OF STALLS: 30 (MEMORY CARE) STREET PARKING: 12 SUB —TOTAL OF PARKING: 96 PARKING RATIO (UNITS/STALL 0.7 OR (1.4 STALLS PER UNIT) TOTAL NUMBER OF UNITS: 395 TOTAL NUMBER OF PARKING STALLS: 342 PARKING RATIO (UNITS/TOTAL STALLS): 1.16 OR (0.86 STALLS PER UNIT) BASEMENT: 18,300.0 S.F. 1 ST FLOOR: 21,780.0 S.F. 2ND FLOOR: 18,484.0 S.F. 3RD FLOOR: 14,154.0 S.F. SUB -TOTAL: 72,718.0 S.F. PHASE 11 (BLDGS F,G,H,I,J): 1ST FLOOR: 55,808.0 S.F. 2ND FLOOR: 55,479.0 S.F. 3RD FLOOR: 43,379.0 S.F. SUB -TOTAL: 154,666.0 S.F. PHASE III (COTTAGE CLUSTERS I-XIII): SUB -TOTAL: 103,242.0 S.F. TOTAL FLOOR AREA: 443,545.0 S.F. PHASE III COTTAGE CLUSTERS I —IV, VI —XI: MEMORY CARE BASEMENT: MEMORY CARE 1 ST FLOOR: MEMORY CARE 2ND FLOOR: COMMUNITY BUILDING: PHASE III SUB —TOTAL: TOTAL FLOOR AREA: 85,895 SF 17,192 SF 18,035 SF 17,958 SF 5,760 SF 144,840 SF 485,143 SF Know what's b@IOW. Call 48 hours before you dig. IDUNCANSONI Company, Inc. 145 SW 155th Street, Suite 102 Seattle, Washington 98166 Phone 206.244.4141 Fax 206.244.4455 • 0 • .• • 0 .• • _ z W 0— F j a jrM M CC W () z Z J Q CL ® W U) DRAWN: HMD DCI NO: 98480.5 DATE: 3/20/18 DU 0 29647 AD2 2 OF 2 SHEETS X:\PROJECTS\1998 PROJECTS\98480 VG MEM\98480 VG C3D\VILLAGE GREEN —SHEET C1.DWG LANDSCAPING SEE LANDSCAPING PLAN FOR LANDSCAPE TYPES, DESIGN, BUFFER ZONE, SIGNIFICANT TREES. AND ALL CALCULATIONS UTILITIES CONNECTIONS FOR STORM DRAIN, FIRE HYDRANT DOMESTIC WATER, AND SEWER SYSTEMS ARE ON SITE AND STUBBED OUT. SEE ARTICLE 7-RESERVATION OF NON-EXCLUSIVE EASEMENT, IN COPY OF PROPERTY SALE AGREEMENT FOR EASEMENTS BETWEEN PHASE I AND 11. LOCATION OF ALL UTILITY BOXES, MECHANICAL AND ELECTRICAL EQUIPMENT, MAINTANCE STRUCTURES, FIRE HYDRANTS, AND PRELIMINARY DRAINAGE FACILITIES DESIGN SHOWN IN CIVIL PLANS, SHALL BE SUBJECT TO REVIEW AND APPROVAL BY DIRECTOR OF COMMUNITY DEVELOPMENT PRIOR TO ISSUANCE OF BUILDING PERMIT. BUILDING DATA CODE: INTERNATIONAL BUILDING CODE, 2006 ED. W/ WA STATE ADMENDMENTS. WA STATE ENERGY, 2006 ED. WA STATE VENTILATION & INDOOR AIR QUALITY CODES, 2006 ED. CONSTRUCTION TYPE: TYPE V-B 1 HOUR OCCUPANCY TYPE: LC, LICENSED CARE REQUIRES STATE OF WA BOARDING HOME LICENSE FIRE PROTECTION: SPRINKLERED THROUGHOUT PER NFPA 13-R PHASE I&II: RS7.2 PHASE III: RS 9.6 SIZE, TOTAL: APPROX. 22 ACRES PHASE I & II -EXISTING: 377,467.0 S.F. PHASE II: 187,780.0 S.F. PHASE 111: 393,157.0 S.F. TOTAL: 958,404.0 S.F. LOT COVERAGE: PHASE I & II -EXISTING: 73,193.0 S.F. LOT COVERAGE (BLDGS): 19.4%<60% PHASE 11: 58,157.0 S.F. LOT COVERAGE (BLDGS): 31.1 %<60% PHASE 111: 68,786.0 S.F. LOT COVERAGE (BLDGS): 17.5%,60% TOTAL SITE: 200,136.0 S.F. LOT COVERAGE (BLDGS) 20.8%<60% PHASE I - EXISTING: BUILDING A: 26 BUILDING B: 32 BUILDING C: 20 COTTAGES: 16 SUB -TOTAL: 94 PHASE II -EXISTING: BUILDING D: 30 BUILDING E: 29 SUB -TOTAL: 59 PHASE II: BUILDING F: 50 BUILDING G: 32 BUILDING H: 25 BUILDING I: 32 BUILDING J: 35 SUBTOTAL: 174 PHASE III: SUB -TOTAL. 40 TOTAL NUMBER OF UNITS: 367 PHASE I -EXISTING (BLDGS A,B,C): VICINITY MAP SUBJECT PROPERTY 54+t 3 C i t 5>v^ dtt ka5 Dr Pan 29>rn St lay �. I BASEMENT: 15,060.0 S.F. 1 ST FLOOR: 30,639.0 S.F. 2ND FLOOR: 28,992.0 S.F. 3RD FLOOR: 13,796.0 S.F. SUB -TOTAL: 88,487.0 S.F. PHASE I -EXISTING (8 COTTAGES): SUB -TOTAL: 24,432.0 S.F. PHASE II -EXISTING (BLDGS D,E): BASEMENT: 18,300.0 S.F. 1 ST FLOOR: 21,780.0 S.F. 2ND FLOOR: 18,484.0 S.F. 3RD FLOOR: 14,154.0 S.F. SUB -TOTAL: 72,718.0 S.F. PHASE II (BLDGS F,G,H,I,J): 1 ST FLOOR: 55,808.0 S.F. 2ND FLOOR: 55,479.0 S.F. 3RD FLOOR: 43,379.0 S.F. SUB -TOTAL: 154,666.0 S.F. PHASE III (COTTAGE CLUSTERS 1-XIII): SUB -TOTAL: 103,242.0 S.F. TOTAL FLOOR AREA: 443,545.0 S.F. IMPERVIOUS CAMS - BUILDINGS TOTALS FOR PHASE I -EXISTING (BLDGS A,B,C): BUILDING FOOTPRINTS: 28,356.5 S.F. ENTRANCE PATIOS: 1,547.2 S.F. ROOF OVERHANGS: 2,563.7 S.F. SUB -TOTAL: 32,467.4 S.F. PHASE I -EXISTING (8 COTTAGES): BUILDING FOOTPRINTS: 20,413.6 S.F. ROOF OVERHANGS: 2,565.6 S.F. SUB -TOTAL: 22,979.2 S.F. PHASE I -EXISTING MECH. BUILDING FOOTPRINT: 384.0 S.F. SETBACKS: ROOF OVERHANGS: 120.0 S.F. FRONT: 20 FEET SUB -TOTAL: 404.0 S.F. SIDE: 5 FEET REAR: 5 FEET PHASE II -EXISTING (BLDGS D,E): FROM SF ZONE: 100 FEET BUILDING FOOTPRINTS: 22,026.2 S.F. ENTRANCE PATIOS: 773.6 S.F. BLDG HEIGHT: 30 FEET ABOVE A.B.E SEE A-1.3 ROOF OVERHANGS: 1,603.7 S.F. SUB -TOTAL: 24,403.2 S.F. BLDG HEIGHT WITHIN 100 FEET OF SINGLE FAMILY ZONE: 15 FEET PLUS 5 FEET TO AVERAGE PHASE 11 (BLDGS F,G,H,I,J): ROOF HEIGHT OF 20 FEET. BUILDING FOOTPRINTS: 54,995.6 S.F. NOTE: SEE SITEPLAN, BLDG J AND ELEV. A/2 DOES ENTRANCE PATIOS: 2,820.8 S.F. NOT EXCEED 20 FEET IN HEIGHT. ROOF OVERHANGS: 4,547.5 S.F. SUB -TOTAL: 62,363.9 S.F. MAX BLDG WIDTH WITHIN 100 FEET OF SINGLE FAMILY ZONE: 50 FEET PHASE II -PROPOSED MECH. BUILDING FOOTPRINT: 240.0 S.F. MODULATION REQUIRED FOR FACADES OVER 50 ROOF OVERHANGS: 96.0 S.F. FEET MECH. PADS 400.0 S.F. MIN. DEPTH: 3 FEET SUB -TOTAL: 736.0 S.F. MIN. WIDTH: 4 FEET MAX. WIDTH 35 FEET PHASE III (COTTAGE CLUSTERS I-XIII): NOTE: ALL FACADES ARE MODULATED PER BUILDING FOOTPRINTS: 60,990.6 S.F. ABOVE. ROOF OVERHANGS: 13,842.8 S.F. PATIOS: 5,363.0 S.F. MAX. LENGTH OF BUILDING FACADES: 120 FEET SUB -TOTAL: 80,196.4 S.F. NOTE: REQUESTING MODIFICATION FOR ALL BUILDING FACADES OVER 120'-0" IN LENGTH. PROJECT TOTAL: 223,549.9 S.F. 1?z MIN. 100'-0" SETBACK BUILDING PERIMETER 4'-0" DEDICATION 3.3 FOR MULTI -FAMILY 3 WALKWAYS LINK WITH FROM PROPERTY (n w DEVELOPMENT FROM >SITE RECREATIONAL LINE. --) �� nVSINGLE FAMILY ZONES TRAIL SYSTEM I I 1 N N \ �� A ST X_V SOU �� 25'-4 155 -5 -- °' CIO N cU cv Cn , „ rw 2. ua - 103'-1 4fl5St / S 3Gi1tl� r i 9* EXIS •G BUILDING E / LR F. . G271/.5 BUILDING F EAST WINGLo 2,375.0 S.F. 'Cn �w Z :.':::: / ^ I / / / / ly �U / ti f + PI ago r / j � I / / x DRIVEWAY / P. / �j� / / IST'G U�LDING 8� I p I I I I /1ST FLR F.=24 I / / / / '� / i a BUILDIN�VF o / 9.5- 0 S.F. G S / / fi / z . 23 STALL Il'� NDEFF�� RQU ..�.. // / / / . PARKA GARAGE ru / / / /4 / I i i j / (WE S/T WINN / 'I / i I r J 0�\ T /F 72� 5 II f W Z / ot — T, (dt::::::... �� / I T G BUILD NG / / /i / ��O i % I \ of : / 1 I ' c�U FLR F.F.- .0 I i, ........... BUILDING F WES�WING II •- ill 40 DIO�aL �� EDCIST'G ED/ 6 z4/ cb4 I 2 COTTAGES / i/ / // /� �� \� �\ \� u°U�� I� •/j/ // /� I` I JI' / f I I / , / P" 6 / / • DRIVEWAY S E � N � � / D / �/ � % I•`1 �'r. I � / � / /�C� �� / / ' � ro / J // rl / / EXIST'G BB�IILDING B / / / r� - �t: / r`�� OpO / � BULLDIN6 G / (' } TYP. 1 Ox 10 \ a EXIST'Gi / 1ST FLR F.F.=248.5' / / / � / / / �, , � P - - 7� � / c� STALL U DER R z MECHANICAL I ,N \ ! I COTTAGES / / /9,, oo.o s.F. �\ / / / / / / / / / // 2 / _ / / Q - - - _ - � ' - PARING G G I . • I p a I Q \ o PAD - 1 ST FLR_F. .=27 . c7 < / / / /. / / /. / • /� y I ''` M78.0 S.F. _ �i �\ ( _� I�, �c _ v EXI T'�G L w C07AGES `_ 20'-0" LANDSCAPING a BUFFER. (SEE -I :E LANDSCAPE PLANS FOR SCREENING, ING I W/ PT P : Ic I (J4 AND SIGNIFICANT _ /EXIST'G /2 < _ _ 01ST'6 G P MET BUILDING J\ -UNDERGROUND \ 11 I _ � TREES) COTTAGES i '�� \ COTTAGE AYS I K 1ST FLR F.F.=274.5' PARKING GARAGE ! ATI `° I -6IST-G M. I COTTAG . Q _ �I a / 2 — — — \ 3—C CLUS R VII 4—C 1-C CLUS ER VI 2—C \ UNIX C +249'-8" UNIT C +249'4 UNIT C +250'-8" UNIT C +250'-8 / 2N AVE-SW 9 � t a 1\ � 2z p \ 1p, UNIT 8 +249 - 9-A 10-B 11 -UNIT A /239'- UNIT AA/2 9'-B i 13-A/14-3 15-A/16-8 UNIT A 239' " UN,_ A +239'-8" 1 3RD_ PL SW I I L I I CLT 38—C 39C REG4R Vs 2 / �� CONC. WALK CL T RIlXuNI� C +26 -8" \ /r PHASE I�/_ �.•` 2e< C, I U 77• •�' °-c CLU T VIII 86'-1 1 " s , „ ACCESS ROAD 5-C I • - -5•-� 74-11>, 1'-3' 107 -5 ol IT c— I u T NEW DISPOSAL SHEb- /// 26B \ - \` � SW �' /%� � i .•I'_. MIN 12'x20' -MIN. 100'-0" SETBACK z L Z 4-A/35-B _ _ FOR 1tiIQLTI-FAMILY NIT A +262'- NIT A7+?62'- VILLAGE , DEVELOPMENT FROM UNIT 6 SINGLE FAMILY ZONES V/ I L LAG E GREEN _ �� F25o s �� A/1�; 268 NIT +254' , ^ I zp6 s CLU `� ...° OF IT B A/, UNI + 8 FEDERAL WAY / NIT +242'- / — B o CL54 RXi! '•� �' ANIT A + �{-26 260 .69 us � , r o nck25_ $6 (A PROCESS IV NIT A +252'- UNIT E +265 UNIT - f_J -A/31- UNIT D +252'-', PHASES II & III EXTENSION i 9- 32-D 33- _ IT A + SUBMITTED NOVEMBER 18 2 008 212 v r— RESUBMITTED AUGUST 03, 2009 Z NIT j t .� & DECEMBER 21, 2009 -z 1-A 5 NIT A + ti \ •.rely, OWNER -VILLAGE GREEN OF FEDERAL osr I , ` \ WAY, A RETIREMENT COMMUNITY LLC 206 824-6224 3- - ! LU / NI C +253'-8" AGENT-HEIDI SWARTZ 206 730-6933 :a \ / „_ ,._„�.-PHASE III _••_ ',�._ ■ zaz UNIT C +251-8 .� • � `�\ _ J ... 9 v ss LUS- R XI25-C 0 2_ IT G +251'_8" JOJI MINATOGAWA INC. \� �•. =Sz 56 207 Harvard Avenue East ' Seattle, Wa. 98102 U.S.A. ........................................................ I (206)320-9596 2�U-- �► • • .CHASE 11! I ' _'•—•°. � 3293 REGISTERED -zac_ CHIT T OVERALL SITE PLAN SCALE: 1" = 60'- 0" 60 0 60 120 1 "=60' JOJI MINATOGAWA STATE OF WASHINGTON A- I 0 0 SHEET NO. 1 OF 9 .EILEGEND RM : I I � . I I . � I . I . � PERMEABLE PAVEMENT I � I I � : I ; � I , I I ; � I [--I I I'l I � PAVERS OR I 1, -PERVIOUS 1, 1. 1, 1, 1, L'j_, I T SHEET FLOW � DISPERSION 10' VEGETATED FLOWPATH, I .1 LANDSCAPING OR GRASS � I 11 � . 6" CONCRETE CURB W/ NOTCHES FOR SHEET FLOW S; 1 2' WIDE x 4"-6" DEEP n� rx, GRAVEL DISPERSION TRENCH 0 SURFACE, LENGTH VARIES DISPERSION TRENCH 251 VEGETATED FLOWPATH, I I LANDSCAPING OR GRASS . - � - . 50' LONG x 2.5' WIDE x 2'-4! DEEP ,. TYPE I CATCHBASIN W1 GRAVEL DISPERSION TRENCH SOLID LOCKING COVER_/l CONNECTS TO 6" PERF PIPE IN TRENCH INFILTRATION � TRENCH — - — - I . I NE 1/4, SECT 30, TWP 21 N, RHE 4 E. W.M. I GRAPFUC SCALE 60 a SO 00 120 - _____I!�� :�_ ---Immmmw I m m I - IIIIIIIIIIIIIIIIIIIIIII . ____j I . 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" I ! ; ) ------, I I ,-�,_:,�-�- --�"", ,\" \\ �, - ,,,.--- - ________1_4 '\, ". 4-- - / -r-1 i � �� A �1 / /// , � �,"� � �___ - �, I I ,�_ / - _�� \, 1 I I �, �, -1 --,, \ � I I " ___ I I k ,I 1, I 11 I --+----------- . -I - 11 I.I., ) 0 i 11 I I � k 1% .1 i E I F , / � . I1, 10 I'll, 11,111,0111 I I — — X.\PROJECTS\1998 PRO,ECT$\"480.2\98480.2LDT\dw,g\VILLAGE GREEN -SHEET C177 I . � I - - I m�'lllllllllllllllllllllllI� an I i . I "' , I i CONTACT INFORMATION . I cr 0— U) 1, " �_ � I I w ! I 1 OWNER/APPLICANT- VILLAGE GREEN OF FEDERAL WAY, LLC w w I P,O. BOX 98309 a M In � y I i DES MOINES, WA 98198 4I I Ik , I I CONTACT� HEIDI SWARTZ :J� "I'll< � -,'t 206-730-6933 _j I , I q. I G, 5:1 .11 � ENGINEER/SURVEYOR- DUNCANSON COMPANY, INC I willmll- - I �K, TYR. 1 145 SOUTHWEST 155TH STREET, #102 -- IIIIIIIIIIIIIII� � SEATTLE, WA 98166 f . >_ �4 y ; I I!; '5 . I In - .3 _711 i I 206-244-41,41 . I �, I ' � p �� Ill SITE INFORMATION � z z W Ld 11 M ,5 !I SITE LOCATION- I m �,5: H 88 , 1 FEDERAL WAY, WA 00% -,;* i I W 0 >- �: . F- :�pl TAX LOTS: 302104-9017 & -9146 a- , z , 6 6 1i I I A*& ry ry Ce � SITE AREA: VG PHASE I] 190,398 SF (4. co Lu W VG PHASE 41 393,557 SF (9.03 AC) w a_ n. ol " ul 0 , - f I I ZONING: � � R7.2 & R9.6 OWN , z 6 I I > U5 U5 . -, 5 5; 1 I w w 11 i -,-LMLITY INFORMATION w m w I I WATER- LAKEHAVEN UTILITY DISTRICT LL , ` , Um 1 � SEWER: LAKEHAVEN UTILITY DISTRICT I �z a FIRE- SOUTH KING FIRE 1:� � r! , ! SCHOOL, FEDERAL WAY SCHOOL DISTRICT < _` z P_-, ! in .W ELECTRICITY: N 00 GAS: PUGET SOUND ENERGY I �. PHONE: QWEST d N, - f 1 -IT- I CABLE: �7 ! I I ,-- � EGAL DESCRIPTION - __1 It I I ; i LOT D, CITY OF FEDERAL WAY BOUNDARY LINE ADJUSTMENT . F 00-104014-00, AS RECORDED UNDER KING COUNTY RECORDING NUMBER � � 1 20011205900002. I _j : - 0. . ; : I LOT B, CITY OF FEDERAL WAY BOUNDARY LINE AD,AJSTMENT � mommom >_ i I � I I . 00�104014-00, AS RECORDED UNDER KING COUNTY RECORDING NUMBER � -114% ! 20011205900002� < I I . I + Z z 3: i . t"I I I LOT D IS VILLAGE GREEN -PHASE 11, AND LOT B IS COTTAGES I WEST -PHASE III. k.0; < U. 1: I *immh" . cc 0 : ; I co u I I I EARTHWORK ESTIMATES I I U) z >_ �_ I I AREA TO BE DISTURBED = ±4 AC w *a I .IIIIIIIIIIII � Lu : i APPROXIMATE GRADING QUANTITIE&' . (D �_ 5 0 z I . -nNATION T.B.D,) z rr . CUT = 9,000 CY (DES < Aq.. X - g I FIL :2 + I :E w . I I _j � I if AREA SUMMAFVES 0. Lu (5 z � I � VG PHASE I (LOT C) (PARCEL AREA- 377,922 SF) 0 ' I i I ._me i� VG PHASE 11 (LOT D) (PARCEL AREA. 190,398 SF) W-1 li EX - ISTINO IMPERVIOUS (PHASE 1) 181,312 SIF (2 I I I �� PROPOSED TOTAL IMPERVIOUS (PHASES I & It) 372,761 SF � 0 I �� VG PHASE Ill (LOT B, COTTAGES WEST) (PARCEL AREA: 353,557 SF) 111 I EXISTING IMPERVIOUS 55,4$3 S - i . I , PROPOSED TOTAL IMPERVIOUS 186,160 SF -DRAWN. JIM K � � . ; TOTAL IMPERVIOUS COVERAGE (ENTIRE SITE 58,11% . I I I ,� I DCI_ NO� 98480 , . NOTES I ' . 1. OFF -SITE E30UNDARY INFORMATION WAS APPROXIMATED FROM THE KING DATE: 1 1 /11 8/08 COUNTY ASSESSOR'S MAP. . � 2. DETAILED ROAD AND DRAINAGE PLANS WILL BE PREPARED WITH THE "I I INDIVIDUAL BUILDING PERMIT APPLICATIONS. I 0w)vv v I 3. TOPOGRAPHIC DATA OBTAINED� FROM FIELD SURVEY BY DUNCANSON I I COMPANY, tQ 1 4. LOCATIONS OF BUILDINGS AND TRAFFIC AREAS FOR ADJOINING EXISTING 111)z I � VILLAGE GREEN SITE APPROXIMATED FROM ARCHITECTURAL PLANS, - 919"'I . I - .. 'I I .. ejL 111. I __ CALMCNI UNDERGROUND UTILITIES EXIST IN THE AREA AND UTILITY INFORMATION SHOWN MAY BE INCOMPLETE. STATE LAW REQUIRES THAT CONTRACTOR CONTACT THE ONE -CALL UTILITY LOCATE SERVICE AT LEAST 48 HOURS BEFORE STARTING ANY CONSTRUCTION. 1 1-800-424-5555 1 m 0 p j�f(, f , I I I I . � Complmy, Inc. . 145 SW 155th Street Stilite 102 Seaftk, Washington 98166 Phone 2062444141 F" 206244,445.5 >: . , , IV . 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" I ! ; ) ------, I I ,-�,_:,�-�- --�"", ,\" \\ �, - ,,,.--- - ________1_4 '\, ". 4-- - / -r-1 i � �� A �1 / /// , � �,"� � �___ - �, I I ,�_ / - _�� \, 1 I I �, �, -1 --,, \ � I I " ___ I I k ,I 1, I 11 I --+----------- . -I - 11 I.I., ) 0 i 11 I I � k 1% .1 i E I F , / � . I1, 10 I'll, 11,111,0111 I I — — X.\PROJECTS\1998 PRO,ECT$\"480.2\98480.2LDT\dw,g\VILLAGE GREEN -SHEET C177 I . � I - - I m�'lllllllllllllllllllllllI� an I i . I "' , I i CONTACT INFORMATION . I cr 0— U) 1, " �_ � I I w ! I 1 OWNER/APPLICANT- VILLAGE GREEN OF FEDERAL WAY, LLC w w I P,O. BOX 98309 a M In � y I i DES MOINES, WA 98198 4I I Ik , I I CONTACT� HEIDI SWARTZ :J� "I'll< � -,'t 206-730-6933 _j I , I q. I G, 5:1 .11 � ENGINEER/SURVEYOR- DUNCANSON COMPANY, INC I willmll- - I �K, TYR. 1 145 SOUTHWEST 155TH STREET, #102 -- IIIIIIIIIIIIIII� � SEATTLE, WA 98166 f . >_ �4 y ; I I!; '5 . I In - .3 _711 i I 206-244-41,41 . I �, I ' � p �� Ill SITE INFORMATION � z z W Ld 11 M ,5 !I SITE LOCATION- I m �,5: H 88 , 1 FEDERAL WAY, WA 00% -,;* i I W 0 >- �: . F- :�pl TAX LOTS: 302104-9017 & -9146 a- , z , 6 6 1i I I A*& ry ry Ce � SITE AREA: VG PHASE I] 190,398 SF (4. co Lu W VG PHASE 41 393,557 SF (9.03 AC) w a_ n. ol " ul 0 , - f I I ZONING: � � R7.2 & R9.6 OWN , z 6 I I > U5 U5 . -, 5 5; 1 I w w 11 i -,-LMLITY INFORMATION w m w I I WATER- LAKEHAVEN UTILITY DISTRICT LL , ` , Um 1 � SEWER: LAKEHAVEN UTILITY DISTRICT I �z a FIRE- SOUTH KING FIRE 1:� � r! , ! SCHOOL, FEDERAL WAY SCHOOL DISTRICT < _` z P_-, ! in .W ELECTRICITY: N 00 GAS: PUGET SOUND ENERGY I �. PHONE: QWEST d N, - f 1 -IT- I CABLE: �7 ! I I ,-- � EGAL DESCRIPTION - __1 It I I ; i LOT D, CITY OF FEDERAL WAY BOUNDARY LINE ADJUSTMENT . F 00-104014-00, AS RECORDED UNDER KING COUNTY RECORDING NUMBER � � 1 20011205900002. I _j : - 0. . ; : I LOT B, CITY OF FEDERAL WAY BOUNDARY LINE AD,AJSTMENT � mommom >_ i I � I I . 00�104014-00, AS RECORDED UNDER KING COUNTY RECORDING NUMBER � -114% ! 20011205900002� < I I . I + Z z 3: i . t"I I I LOT D IS VILLAGE GREEN -PHASE 11, AND LOT B IS COTTAGES I WEST -PHASE III. k.0; < U. 1: I *immh" . cc 0 : ; I co u I I I EARTHWORK ESTIMATES I I U) z >_ �_ I I AREA TO BE DISTURBED = ±4 AC w *a I .IIIIIIIIIIII � Lu : i APPROXIMATE GRADING QUANTITIE&' . (D �_ 5 0 z I . -nNATION T.B.D,) z rr . CUT = 9,000 CY (DES < Aq.. X - g I FIL :2 + I :E w . I I _j � I if AREA SUMMAFVES 0. Lu (5 z � I � VG PHASE I (LOT C) (PARCEL AREA- 377,922 SF) 0 ' I i I ._me i� VG PHASE 11 (LOT D) (PARCEL AREA. 190,398 SF) W-1 li EX - ISTINO IMPERVIOUS (PHASE 1) 181,312 SIF (2 I I I �� PROPOSED TOTAL IMPERVIOUS (PHASES I & It) 372,761 SF � 0 I �� VG PHASE Ill (LOT B, COTTAGES WEST) (PARCEL AREA: 353,557 SF) 111 I EXISTING IMPERVIOUS 55,4$3 S - i . I , PROPOSED TOTAL IMPERVIOUS 186,160 SF -DRAWN. JIM K � � . ; TOTAL IMPERVIOUS COVERAGE (ENTIRE SITE 58,11% . I I I ,� I DCI_ NO� 98480 , . NOTES I ' . 1. OFF -SITE E30UNDARY INFORMATION WAS APPROXIMATED FROM THE KING DATE: 1 1 /11 8/08 COUNTY ASSESSOR'S MAP. . � 2. DETAILED ROAD AND DRAINAGE PLANS WILL BE PREPARED WITH THE "I I INDIVIDUAL BUILDING PERMIT APPLICATIONS. I 0w)vv v I 3. TOPOGRAPHIC DATA OBTAINED� FROM FIELD SURVEY BY DUNCANSON I I COMPANY, tQ 1 4. LOCATIONS OF BUILDINGS AND TRAFFIC AREAS FOR ADJOINING EXISTING 111)z I � VILLAGE GREEN SITE APPROXIMATED FROM ARCHITECTURAL PLANS, - 919"'I . I - .. 'I I .. ejL 111. I __ CALMCNI UNDERGROUND UTILITIES EXIST IN THE AREA AND UTILITY INFORMATION SHOWN MAY BE INCOMPLETE. STATE LAW REQUIRES THAT CONTRACTOR CONTACT THE ONE -CALL UTILITY LOCATE SERVICE AT LEAST 48 HOURS BEFORE STARTING ANY CONSTRUCTION. 1 1-800-424-5555 1 m 0 - i �1_ I I I I I i Ill ti it i 11 � i I - , - __ .- \ 11 11 -1 :1� I y . I � , I , � "�,, -r � � I I I I � i �1_ I ..... - ... 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" I ! ; ) ------, I I ,-�,_:,�-�- --�"", ,\" \\ �, - ,,,.--- - ________1_4 '\, ". 4-- - / -r-1 i � �� A �1 / /// , � �,"� � �___ - �, I I ,�_ / - _�� \, 1 I I �, �, -1 --,, \ � I I " ___ I I k ,I 1, I 11 I --+----------- . -I - 11 I.I., ) 0 i 11 I I � k 1% .1 i E I F , / � . I1, 10 I'll, 11,111,0111 I I — — X.\PROJECTS\1998 PRO,ECT$\"480.2\98480.2LDT\dw,g\VILLAGE GREEN -SHEET C177 I . � I - - I m�'lllllllllllllllllllllllI� an I i . I "' , I i CONTACT INFORMATION . I cr 0— U) 1, " �_ � I I w ! I 1 OWNER/APPLICANT- VILLAGE GREEN OF FEDERAL WAY, LLC w w I P,O. BOX 98309 a M In � y I i DES MOINES, WA 98198 4I I Ik , I I CONTACT� HEIDI SWARTZ :J� "I'll< � -,'t 206-730-6933 _j I , I q. I G, 5:1 .11 � ENGINEER/SURVEYOR- DUNCANSON COMPANY, INC I willmll- - I �K, TYR. 1 145 SOUTHWEST 155TH STREET, #102 -- IIIIIIIIIIIIIII� � SEATTLE, WA 98166 f . >_ �4 y ; I I!; '5 . I In - .3 _711 i I 206-244-41,41 . I �, I ' � p �� Ill SITE INFORMATION � z z W Ld 11 M ,5 !I SITE LOCATION- I m �,5: H 88 , 1 FEDERAL WAY, WA 00% -,;* i I W 0 >- �: . F- :�pl TAX LOTS: 302104-9017 & -9146 a- , z , 6 6 1i I I A*& ry ry Ce � SITE AREA: VG PHASE I] 190,398 SF (4. co Lu W VG PHASE 41 393,557 SF (9.03 AC) w a_ n. ol " ul 0 , - f I I ZONING: � � R7.2 & R9.6 OWN , z 6 I I > U5 U5 . -, 5 5; 1 I w w 11 i -,-LMLITY INFORMATION w m w I I WATER- LAKEHAVEN UTILITY DISTRICT LL , ` , Um 1 � SEWER: LAKEHAVEN UTILITY DISTRICT I �z a FIRE- SOUTH KING FIRE 1:� � r! , ! SCHOOL, FEDERAL WAY SCHOOL DISTRICT < _` z P_-, ! in .W ELECTRICITY: N 00 GAS: PUGET SOUND ENERGY I �. PHONE: QWEST d N, - f 1 -IT- I CABLE: �7 ! I I ,-- � EGAL DESCRIPTION - __1 It I I ; i LOT D, CITY OF FEDERAL WAY BOUNDARY LINE ADJUSTMENT . F 00-104014-00, AS RECORDED UNDER KING COUNTY RECORDING NUMBER � � 1 20011205900002. I _j : - 0. . ; : I LOT B, CITY OF FEDERAL WAY BOUNDARY LINE AD,AJSTMENT � mommom >_ i I � I I . 00�104014-00, AS RECORDED UNDER KING COUNTY RECORDING NUMBER � -114% ! 20011205900002� < I I . I + Z z 3: i . t"I I I LOT D IS VILLAGE GREEN -PHASE 11, AND LOT B IS COTTAGES I WEST -PHASE III. k.0; < U. 1: I *immh" . cc 0 : ; I co u I I I EARTHWORK ESTIMATES I I U) z >_ �_ I I AREA TO BE DISTURBED = ±4 AC w *a I .IIIIIIIIIIII � Lu : i APPROXIMATE GRADING QUANTITIE&' . (D �_ 5 0 z I . -nNATION T.B.D,) z rr . CUT = 9,000 CY (DES < Aq.. X - g I FIL :2 + I :E w . I I _j � I if AREA SUMMAFVES 0. Lu (5 z � I � VG PHASE I (LOT C) (PARCEL AREA- 377,922 SF) 0 ' I i I ._me i� VG PHASE 11 (LOT D) (PARCEL AREA. 190,398 SF) W-1 li EX - ISTINO IMPERVIOUS (PHASE 1) 181,312 SIF (2 I I I �� PROPOSED TOTAL IMPERVIOUS (PHASES I & It) 372,761 SF � 0 I �� VG PHASE Ill (LOT B, COTTAGES WEST) (PARCEL AREA: 353,557 SF) 111 I EXISTING IMPERVIOUS 55,4$3 S - i . I , PROPOSED TOTAL IMPERVIOUS 186,160 SF -DRAWN. JIM K � � . ; TOTAL IMPERVIOUS COVERAGE (ENTIRE SITE 58,11% . I I I ,� I DCI_ NO� 98480 , . NOTES I ' . 1. OFF -SITE E30UNDARY INFORMATION WAS APPROXIMATED FROM THE KING DATE: 1 1 /11 8/08 COUNTY ASSESSOR'S MAP. . � 2. DETAILED ROAD AND DRAINAGE PLANS WILL BE PREPARED WITH THE "I I INDIVIDUAL BUILDING PERMIT APPLICATIONS. I 0w)vv v I 3. TOPOGRAPHIC DATA OBTAINED� FROM FIELD SURVEY BY DUNCANSON I I COMPANY, tQ 1 4. LOCATIONS OF BUILDINGS AND TRAFFIC AREAS FOR ADJOINING EXISTING 111)z I � VILLAGE GREEN SITE APPROXIMATED FROM ARCHITECTURAL PLANS, - 919"'I . I - .. 'I I .. ejL 111. I __ CALMCNI UNDERGROUND UTILITIES EXIST IN THE AREA AND UTILITY INFORMATION SHOWN MAY BE INCOMPLETE. STATE LAW REQUIRES THAT CONTRACTOR CONTACT THE ONE -CALL UTILITY LOCATE SERVICE AT LEAST 48 HOURS BEFORE STARTING ANY CONSTRUCTION. 1 1-800-424-5555 1 m 0 i . I "' , I i CONTACT INFORMATION . I cr 0— U) 1, " �_ � I I w ! I 1 OWNER/APPLICANT- VILLAGE GREEN OF FEDERAL WAY, LLC w w I P,O. BOX 98309 a M In � y I i DES MOINES, WA 98198 4I I Ik , I I CONTACT� HEIDI SWARTZ :J� "I'll< � -,'t 206-730-6933 _j I , I q. I G, 5:1 .11 � ENGINEER/SURVEYOR- DUNCANSON COMPANY, INC I willmll- - I �K, TYR. 1 145 SOUTHWEST 155TH STREET, #102 -- IIIIIIIIIIIIIII� � SEATTLE, WA 98166 f . >_ �4 y ; I I!; '5 . I In - .3 _711 i I 206-244-41,41 . I �, I ' � p �� Ill SITE INFORMATION � z z W Ld 11 M ,5 !I SITE LOCATION- I m �,5: H 88 , 1 FEDERAL WAY, WA 00% -,;* i I W 0 >- �: . F- :�pl TAX LOTS: 302104-9017 & -9146 a- , z , 6 6 1i I I A*& ry ry Ce � SITE AREA: VG PHASE I] 190,398 SF (4. co Lu W VG PHASE 41 393,557 SF (9.03 AC) w a_ n. ol " ul 0 , - f I I ZONING: � � R7.2 & R9.6 OWN , z 6 I I > U5 U5 . -, 5 5; 1 I w w 11 i -,-LMLITY INFORMATION w m w I I WATER- LAKEHAVEN UTILITY DISTRICT LL , ` , Um 1 � SEWER: LAKEHAVEN UTILITY DISTRICT I �z a FIRE- SOUTH KING FIRE 1:� � r! , ! SCHOOL, FEDERAL WAY SCHOOL DISTRICT < _` z P_-, ! in .W ELECTRICITY: N 00 GAS: PUGET SOUND ENERGY I �. PHONE: QWEST d N, - f 1 -IT- I CABLE: �7 ! I I ,-- � EGAL DESCRIPTION - __1 It I I ; i LOT D, CITY OF FEDERAL WAY BOUNDARY LINE ADJUSTMENT . F 00-104014-00, AS RECORDED UNDER KING COUNTY RECORDING NUMBER � � 1 20011205900002. I _j : - 0. . ; : I LOT B, CITY OF FEDERAL WAY BOUNDARY LINE AD,AJSTMENT � mommom >_ i I � I I . 00�104014-00, AS RECORDED UNDER KING COUNTY RECORDING NUMBER � -114% ! 20011205900002� < I I . I + Z z 3: i . t"I I I LOT D IS VILLAGE GREEN -PHASE 11, AND LOT B IS COTTAGES I WEST -PHASE III. k.0; < U. 1: I *immh" . cc 0 : ; I co u I I I EARTHWORK ESTIMATES I I U) z >_ �_ I I AREA TO BE DISTURBED = ±4 AC w *a I .IIIIIIIIIIII � Lu : i APPROXIMATE GRADING QUANTITIE&' . (D �_ 5 0 z I . -nNATION T.B.D,) z rr . CUT = 9,000 CY (DES < Aq.. X - g I FIL :2 + I :E w . I I _j � I if AREA SUMMAFVES 0. Lu (5 z � I � VG PHASE I (LOT C) (PARCEL AREA- 377,922 SF) 0 ' I i I ._me i� VG PHASE 11 (LOT D) (PARCEL AREA. 190,398 SF) W-1 li EX - ISTINO IMPERVIOUS (PHASE 1) 181,312 SIF (2 I I I �� PROPOSED TOTAL IMPERVIOUS (PHASES I & It) 372,761 SF � 0 I �� VG PHASE Ill (LOT B, COTTAGES WEST) (PARCEL AREA: 353,557 SF) 111 I EXISTING IMPERVIOUS 55,4$3 S - i . I , PROPOSED TOTAL IMPERVIOUS 186,160 SF -DRAWN. JIM K � � . ; TOTAL IMPERVIOUS COVERAGE (ENTIRE SITE 58,11% . I I I ,� I DCI_ NO� 98480 , . NOTES I ' . 1. OFF -SITE E30UNDARY INFORMATION WAS APPROXIMATED FROM THE KING DATE: 1 1 /11 8/08 COUNTY ASSESSOR'S MAP. . � 2. DETAILED ROAD AND DRAINAGE PLANS WILL BE PREPARED WITH THE "I I INDIVIDUAL BUILDING PERMIT APPLICATIONS. I 0w)vv v I 3. TOPOGRAPHIC DATA OBTAINED� FROM FIELD SURVEY BY DUNCANSON I I COMPANY, tQ 1 4. LOCATIONS OF BUILDINGS AND TRAFFIC AREAS FOR ADJOINING EXISTING 111)z I � VILLAGE GREEN SITE APPROXIMATED FROM ARCHITECTURAL PLANS, - 919"'I . I - .. 'I I .. ejL 111. I __ CALMCNI UNDERGROUND UTILITIES EXIST IN THE AREA AND UTILITY INFORMATION SHOWN MAY BE INCOMPLETE. STATE LAW REQUIRES THAT CONTRACTOR CONTACT THE ONE -CALL UTILITY LOCATE SERVICE AT LEAST 48 HOURS BEFORE STARTING ANY CONSTRUCTION. 1 1-800-424-5555 1 m 0 I __ CALMCNI UNDERGROUND UTILITIES EXIST IN THE AREA AND UTILITY INFORMATION SHOWN MAY BE INCOMPLETE. STATE LAW REQUIRES THAT CONTRACTOR CONTACT THE ONE -CALL UTILITY LOCATE SERVICE AT LEAST 48 HOURS BEFORE STARTING ANY CONSTRUCTION. 1 1-800-424-5555 1 m 0 EXIT REQUIRMENTS PER TABLE 1006.3.1 SHALL HAVE A MINIMUM OF TWO EXITS. PER TABLE 1017.3 COMMON PATH OF EGRESS TRAVEL SHALL NOT EXCEED THE DISTANCE WITH SPRINKLERS SYSTEM OCCUPANCY 1-1 250 FEET AND OCCUPANCY S-2 400 FEET. SECTION 1005.3.2 CORRIDOR AND DOORS .2 INCHES PER OCCUPANT. EGRESS CODE REQUIREMENTS SECTION 1010.1.9.6 AND 1010.1.9.7 1010.1.9.E - ELECTRIC LOCKING SYSTEMS ARE PERMITTED TO BE LOCKED IN THE MEANS OF EGRESS IN GROUPS i-1 WHERE THE CLINICAL NEEDS OF THE PERSINS RECEIVING CARE REQUIRE THERE CONTAINMENT ..... PROVIDED THE FOLLOWING ARE MET. 1. THE DOORS LOCKS SHALL UNLOCK ON ACTUATION OF THE AUTOMATIC SPRINKLER SYSTEM OR AUTOMATIC FIRE DETECTION SYSTEM. 2. THE DOOR LOCKS SHALL UNLOCK ON LOSS OF POWER CONTROLLING THE LOCK OR LOCK MECHANISM 3. THE DOORS ARE CAPABLALE OF BEING UNLOCKED BY SWITCH FROM A LOCATOIN AT THE FIRE COMMAND CENTER, A NURSING STATION OR OTHER APPROVED LOCATION. SWITCH SHALL DIRECTLY BREAK POWER TO THE LOCK. 4. THE BUILDING OCCUPANT SHALL NOT BE REQUIRED TO PASS THROUGH MORE THAN ONE DOOR EQUIPPED WITH A CONTROLLED EGREES LOCKING SYSTEM BEFORE INTERING AN EXIT. 5. THE PROCEDURED FOR UNLOCKING THE DOORS ARE DESCRIBED AND APPROVED AS PART OF THE EMERGENCY PLANNING AND PREPAREDNESS. 6. ALL CLINICAL STAFF SHALL HAVE THE KEYS, CODES OR OTHER MEANS NECESSARY TO OPERATE THE LOCKING SYSTEMS. 7. EMERGENCY LIGHTING SHALL BE PROVIDEED AT THE DOORS. 8. THE DOOR LOCKING SYSTEM UNITS SHALL BE LISTED IN ACCORDANCE WITH UL 294 1010.1.9.7 DELAYED EGRESS LOCKING SHALL BE PERMITTED TO BE INSALLED.... IN BUILDINGS EQUIPPED THROUGHOUT WITH AUTOMATIC SPRINKLER SYSTEM IN ACCORDANCE WITH SECTION 903.3.1.1. THE LOCKING SYSTEM SHALL BE INSTALLED AND OPERATE IN ACCORDANCE WITH THE FOLLOWING. 1. DELAYED ELECTRONICS OF THE DELAYED EGRESS LOCKING SYSTEM SHALL DEACTIVATE UPPON ACTUATION OF THE AUTOMATIC SPRINKLER SYSTEM OR AUTOMATIC FIRE DETECTION SYSTEM 2. DELAYED ELECTRONICS SHALL UNLOCK APONE LOSS OF POWER, ALLOWING IMMEDIATE FREE EGRESS 3. DELAYED EGREESS LOCKING SHALL BE CAPABLABLE OF BEING DEACTIVED AT THE FIRE CAMMAND CENTER AND OTHER APPROVED LOCATIONS. 4. AN ATTEMPT TO EGRESS SHALL INITIATE AN IRREVERSIBLE PROCESS THAT SHALL ALLOW SUCH EGRESS IN NOT MORE THAN 15 SEC. WHEN A PHYSICAL EFFORT TO EXSIT IS APPLIES TO THE EGRESS SIDE DOOR FOR NOT MORE THAN 3 SECONDS. ACTIVATES AUDIBLE SIGNAL. REALLARMING THE DOOR WILL BE BY MANUAL MEANS ONLY EXCEPTION: WHERE APPROVEDM A DELAY OF NOT MORE THAN 30 SECONS IS PERMETTED ON A DELAYED EGRESS DOOR 5. THE EGRESS PATH FROM ANY POINT SHALL NOT PASS THROUGH MORE THAN ONE DELAYED EGRESS LOCKING SYSTEM 6. SIGN SHALL BE PROVED ON THE DOOR, LOCATED ABOVE AND WITHIN 12" OF THE DOOR EXIT HARDWARE: 6.3 SIGN SHALL COMPLY WITH THE VISUAL CHARACTER REQUIREMENTS IN ICC A117.1 7. EMERGENCY REQUIRED LIGHTING ON EGREES SIDE OF DOOR 8. THE DELAYED EGRESS LOCKING SYSTEM UNITS SHALL BE LISTEDIN ACCORDANCE WILL UL 294. / EXIT C FIRST FLOOI ol - FIRE EXIT HARDWARE PROVIDE OCCUPANCY SIGNS IN THE FOLLOWING ROOMS: EMPLOYEE BREAKROOM B13 = 47 KITCHEN B07 = 14 PARKING GARAGE B01 = 53 NOTE: WALL RATINGS SEE FLOOR PLAN SHEETS. RATED DOORS: SEE DOOR SCHEDULE SHEET. EGRESS LIGHTING SEE ELECTRICAL DRAWINGS. FIRE SPRINKLER SYSTEM AND ALARM SYSTEM SUBMITTAL TO BE DEFERRED. N\- �QPG SYMBOL LEGEND — — EXT. REQUIRED & INDICATES ACCESSIBLE ROUTING EXT. PROVIDED ® EXIT SIGN FIRE EXTINGUISHER FE OK KEYPAD CONTROLLED ACCESS DOORS OM MAGNETIC HOLD OPEN OD 30 SECOND DELAYED EGRESS LOCK W/ KEY PAD CONTROLS EACH SIDE OF DOOR MEANS OF EGRESS LOAD CALCULATIONS AREA LOAD CATEGORY FACTOR NUMBER OF OCCUPANTS' 7,693 SF ASSEMBLY 15 SF 513 555 SF BUSINESS 100 SF 6 1,791 SF KITCHEN 100 SF 18 6,962 SF RESIDENT SLEEPING 120 SF 59 1,882 SF SERVICE/STORAGE/JANITOR 300 SF 7 CALCULATIONS FOR MEANS OF EGRESS PURPOSES ONLY. NOT TO BE USED FOR ANY OTHER OCCUPANCY CALCULATION PURPOSES SUCH AS HVAC LOAD CALCULATIONS. I - 1 CONDITION 2 OCCUPANCY S - 2 OCCUPANCY 4 a FIRE EXIT HARDWARE - 4 I EXIT it (- u a ON FIRST �u irn u u u u a FLOOR '. L FE 71Ali I STAND PIPE LOCATIONS TO BE I APPROVED BY FIRE MARSHAL al z STORAGE B14 � al 519 SF xI 300 = 2 w I 7CLEA I � o B10 I O 164 SF I U LAUNDRY 300 = 1 I 300 = 1 SOILED B08 96 SF MECH/ELEC B06 r 399 SF 300 = 2 e. . EXIT TA ON I I I I I FIRE EXIT HARDWARE FE wR P11 T 1� TIT I FIRST LJ_LLJ_LLJ B03 1 _ I rFE EMPLOYEE BREAKROOM B13 697 SF 15=47 L T IVATOR /\/ESTIBULE ELE O COMPACT \ I / /Q 4 -� I ELEVATOR 10 / 1164SF �. �e ° ° / / 15 = 12 �\ a / \ o - -- EXIT PATH TYP.--------------- PARKING S-20CCUPANCY —————-——————— ------—"------------� B01 a 10,499 SF *'kb / e 200 = 53 FE d-� ---------------------- d O ` U I U i I W I o I 0 U z /W/�n �O< I _ Z �Q m—� C I - 1 CONDITION 2 OCCUPANCY as S - 2 OCCUPANCY BASEMENT FLOOR EXITING PLAN & LIFE SAFETY SCALE: 1/8" = 1'-0" V V Q -�--+ O �3 00 0 M co coQ m 06 _ r Lo O OD mC�u 114" REGISTERED �"' HtT CT �.fiENTON C. LA�fggT}t sraTE afi wnsHtN�TON i Z U J O V- m U ono U m uj z 2 Of Q u U LLI Z � W 3: N O 0 W G .j of< W o! V W W [Q W LW cW r (D 0 Q O s DRAWING ISSUE NO REV DATE FOR PERMIT ONLY THIS DOCUMENT HAS BEEN PREPARED FOR PERMIT APPLICATION AND IS SUBJECT TO REVIEW %ND MODIFICATIONS BY GOVERNMMENTAGENCIE DRAWING TITLE BASEMENT EXITING PLAN & LIFE SAFETY SCALE: 1 /8" = 11-011 PLOT DATE: 01 /09/18 PRINCIPAL: BL PROJ. MGR.: BL DRAFTER: Author SHEET NO. EXIT REQUIRMENTS PER TABLE 1006.3.1 SHALL HAVE A MINIMUM OF TWO EXITS PER TABLE 1017.3 COMMON PATH OF EGRESS TRAVEL SHALL NOT EXCEED THE DISTANCE WITH SPRINKLERS SYSTEM OCCUPANCY 1-1 250 FEET AND OCCUPANCY S-2 400 FEET. SECTION 1005.3.2 CORRIDOR AND DOORS .2 INCHES PER OCCUPANT. DELAYED EGRESS CODE REQUIREMENTS SECTION 1010.1.9.6 AND 1010.1.9.7 OCCUPANT LOAD IN COURTYARD IS FOR RESIDENT USE ONLY IS NOT FOR PUBLIC USE OR PER BUILDING OFFICALS DISCREATION PER EGRESS CODE REQUIREMENTS SECTION 1010.1.9.6 AND 1010.1.9.7 1010.1.9.6 - ELECTRIC LOCKING SYSTEMS ARE PERMITTED TO BE LOCKED IN THE MEANS OF EGRESS IN GROUPS 0 WHERE THE CLINICAL NEEDS OF THE PERSINS RECEIVING CARE REQUIRE THERE CONTAINMENT ..... PROVIDED THE FOLLOWING ARE MET. 1. THE DOORS LOCKS SHALL UNLOCK ON ACTUATION OF THE AUTOMATIC SPRINKLER SYSTEM OR AUTOMATIC FIRE DETECTION SYSTEM, 2. THE DOOR LOCKS SHALL UNLOCK ON LOSS OF POWER CONTROLLING THE LOCK OR LOCK MECHANISM 3. THE DOORS ARE CAPABLALE OF BEING UNLOCKED BY SWITCH FROM A LOCATOIN AT THE FIRE COMMAND CENTER, A NURSING STATION OR OTHER APPROVED LOCATION. SWITCH SHALL DIRECTLY BREAK POWER TO THE LOCK. 4. THE BUILDING OCCUPANT SHALL NOT BE REQUIRED TO PASS THROUGH MORE THAN ONE DOOR EQUIPPED WITH A CONTROLLED EGREES LOCKING SYSTEM BEFORE INTERING AN EXIT. 5. THE PROCEDURED FOR UNLOCKING THE DOORS ARE DESCRIBED AND APPROVED AS PART OF THE EMERGENCY PLANNING AND PREPAREDNESS. 6. ALL CLINICAL STAFF SHALL HAVE THE KEYS, CODES OR OTHER MEANS NECESSARY TO OPERATE THE LOCKING SYSTEMS. 7. EMERGENCY LIGHTING SHALL BE PROVIDEED AT THE DOORS. 8. THE DOOR LOCKING SYSTEM UNITS SHALL BE LISTED IN ACCORDANCE WITH UL 294 1010.1.9.7 DELAYED EGRESS LOCKING SHALL BE PERMITTED TO BE INSALLED.... IN BUILDINGS EQUIPPED THROUGHOUT WITH AUTOMATIC SPRINKLER SYSTEM IN ACCORDANCE WITH SECTION 903.3.1.1. THE LOCKING SYSTEM SHALL BE INSTALLED AND OPERATE IN ACCORDANCE WITH THE FOLLOWING. 1. DELAYED ELECTRONICS OF THE DELAYED EGRESS LOCKING SYSTEM SHALL DEACTIVATE UPPON ACTUATION OF THE AUTOMATIC SPRINKLER SYSTEM OR AUTOMATIC FIRE DETECTION SYSTEM 2. DELAYED ELECTRONICS SHALL UNLOCK APONE LOSS OF POWER, ALLOWING IMMEDIATE FREE EGRESS 3. DELAYED EGREESS LOCKING SHALL BE CAPABLABLE OF BEING DEACTIVED AT THE FIRE CAMMAND CENTER AND OTHER APPROVED LOCATIONS. 4. AN ATTEMPT TO EGRESS SHALL INITIATE AN IRREVERSIBLE PROCESS THAT SHALL ALLOW SUCH EGRESS IN NOT MORE THAN 15 SEC. WHEN A PHYSICAL EFFORT TO EXSIT IS APPLIES TO THE EGRESS SIDE DOOR FOR NOT MORE THAN 3 SECONDS. ACTIVATES AUDIBLE SIGNAL. REALLARMING THE DOOR WILL BE BY MANUAL MEANS ONLY EXCEPTION: WHERE APPROVEDM A DELAY OF NOT MORE THAN 30 SF CONS IS PERMETTED ON A DELAYED EGRESS DOOR 5. THE EGRESS PATH FROM ANY POINT SHALL NOT PASS THROUGH MORE THAN ONE DELAYED EGRESS LOCKING SYSTEM 6, SIGN SHALL BE PROVED ON THE DOOR, LOCATED ABOVE AND WITHIN 12" OF THE DOOR EXIT HARDWARE: 6.3 SIGN SHALL COMPLY WITH THE VISUAL CHARACTER REQUIREMENTS IN ICC A117.1 7. EMERGENCY REQUIRED LIGHTING ON EGREES SIDE OF DOOR 8. THE DELAYED EGRESS LOCKING SYSTEM UNITS SHALL BE LISTEDIN ACCORDANCE WILL UL 294. PROVIDE OCCUPANCY SIGNS IN THE FOLLOWING ROOM: DINING ROOM 125 = 68 ACTIVITIES/ MULTIPURPOSE 131 = 60 OUTDOOR PATIO 165 = 65 ENTRY 136 = 38 NOTE: WALL RATINGS SEE FLOOR PLAN SHEETS. RATED DOORS: SEE DOOR SCHEDULE SHEET. EGRESS LIGHTING SEE ELECTRICAL DRAWINGS. FIRE SPRINKLER SYSTEM AND ALARM SYSTEM SUBMITTAL TO BE DEFERRED. 1*1'j SYMBOL LEGEND — — EXT. REQUIRED EXT. PROVIDED INDICATES ACCESSIBLE ROUTING EXIT SIGN [� FIRE EXTINGUISHER FE OK KEYPAD CONTROLLED ACCESS DOORS MO MAGNETIC HOLD OPEN OD 30 SECOND DELAYED EGRESS LOCK W/ KEY PAD CONTROLS EACH SIDE OF DOOR MEANS OF EGRESS LOAD CALCULATIONS AREA LOAD CATEGORY FACTOR NUMBER OF OCCUPANTS 7,693 SF ASSEMBLY 15 SF 513 1,075 SF BUSINESS 100 SF 11 1,791 SF KITCHEN 100 SF 18 6,962 SF RESIDENT SLEEPING 120 SF 59 1,614 SF SERVICE/STORAGE/JANITOR 300 SF 6 CALCULATIONS FOR MEANS OF EGRESS PURPOSES ONLY. NOT TO BE USED FOR ANY OTHER OCCUPANCY CALCULATION PURPOSES SUCH AS HVAC LOAD CALCULATIONS. EXT. RQ. 35" (� EXT. PRO. 84" 172 F j e�e e EXT. RQ. 39" 1v EXT. PRO.42" 16 1 tio�e e e Op 12 5 _ o TAI�3a 6%, ❑ Op �` JAC AND PRIVATE JILL UITE e o e �p SUIT 1 9 E� S&P m 1 SF • I 4 'IcK AND tj!SUITli• yin SUITE PRIVATE SF II ■�■ ■ E C ENTRY" DFEt RISER O / ■ 559 SF 133 SF ' .. i• � �I AEI i f • © I'i�D ii I PRIVAT,EI PATIO SUITE FFFICE OFFICE 100 �► I. •.� _ I © OFFICE 1009 SF = - 114 SF 99 SF MAI II -75 SF . • • r %e\ EXIT PATH - ♦�SHARE•/ . - _ ® � � _ ,I 0 I I, �I • il:, �s n �I PRIVAT SUITE `. 1• 0=3 PRI ATE ITE 108 344 SF JILL SUITE KA SU 09 SF 20=5 ❑ C 1 HARED SUITE -� 113 371 SF L 12 / EXT. RQ. 26" EXT. PRO. 42" 68 3326 T LI MI I o � I LL wl zl m) N II ! II ' TAI R I I 120 K S&P ®I O I� i FE I IX I� 1= I� -o H72") LO. I 21 I I 1 J a / 2" 'd (H72") S&P J I i MED ROO i 127 PRIVATE ° 100 = 2 123 DINING 73 SF FE 0 126 SF 1 1 SF 145 10' CORRIDOR 0 13 SF o 0I F 120 2 1 0 15' - 3" CORRIDOR - o ` OD K O t r o o i 0 1 � o 0 00 1 `o DINING � 0 o ROOM 115 = 65 ACTIVITIES/ o 01012 SF 1 MULTIPURPOSE ❑P I ©� C 131 5� 1� 8 ELECTRIC SERVING o FIREPLACE 898 SF J` KITCHEN 000 15=60 126 � a � 213 SF ` 0o 100=3 i 12 A ti 1ST FLOOR EXITING PLAN & LIFE SAFETY SCALE: 1/8" = T-0" 4_4 V U)pp0 = 0 co co c6 -�--+ W CD co O MM�Lo L.6.� MU)' 11,49 fll:GISTERED 4�Lk ARCHIT CT BRENTON C. LAMSETH STATE OF WASNINGTON -= a Z U J Q L- (5 m U U 0-5 Uj z U U) W Z Q W j�: � O ® _ W J 2 cr < W ry 75; W S W p W 0- o cW (D 0 CL DRAWING ISSUE NO REV DATE FOR PERMIT ONLY THIS DOCUMENT HAS BEEN PREPARED FOR PERMIT APPLICATION AND IS SUBJECT TO REVIEW ND MODIFICATIONS BY GOVERNMMENT AGENCIE DRAWING TITLE 1ST FLOOR EXITING PLAN & LIFE SAFETY SCALE: 1 /8" = 1 1-0" PLOT DATE: 01 /09/18 PRINCIPAL: BL PROJ. MGR.: BL DRAFTER: Author SHEET NO. A0021 EXIT REQUIRMENTS PER TABLE 1006.3.1 SHALL HAVE A MINIMUM OF TWO EXITS. PER TABLE 1017.3 COMMON PATH OF EGRESS TRAVEL SHALL NOT EXCEED THE DISTANCE WITH SPRINKLERS SYSTEM OCCUPANCY 1-1 250 FEET AND OCCUPANCY S-2 400 FEET. SECTION 1005.3.2 CORRIDOR AND DOORS .2 INCHES PER OCCUPANT. EGRESS CODE REQUIREMENTS SECTION 1010.1.9.6 AND 1010.1.9.7 1010.1.9.6 - ELECTRIC LOCKING SYSTEMS ARE PERMITTED TO BE LOCKED IN THE MEANS OF EGRESS IN GROUPS i-1 WHERE THE CLINICAL NEEDS OF THE PERSINS RECEIVING CARE REQUIRE THERE CONTAINMENT ..... PROVIDED THE FOLLOWING ARE MET. 1. THE DOORS LOCKS SHALL UNLOCK ON ACTUATION OF THE AUTOMATIC SPRINKLER SYSTEM OR AUTOMATIC FIRE DETECTION SYSTEM. 2. THE DOOR LOCKS SHALL UNLOCK ON LOSS OF POWER CONTROLLING THE LOCK OR LOCK MECHANISM 3. THE DOORS ARE CAPABLALE OF BEING UNLOCKED BY SWITCH FROM A LOCATOIN AT THE FIRE COMMAND CENTER, A NURSING STATION OR OTHER APPROVED LOCATION. SWITCH SHALL DIRECTLY BREAK POWER TO THE LOCK. 4. THE BUILDING OCCUPANT SHALL NOT BE REQUIRED TO PASS THROUGH MORE THAN ONE DOOR EQUIPPED WITH A CONTROLLED EGREES LOCKING SYSTEM BEFORE INTERING AN EXIT. 5. THE PROCEDURED FOR UNLOCKING THE DOORS ARE DESCRIBED AND APPROVED AS PART OF THE EMERGENCY PLANNING AND PREPAREDNESS. 6. ALL CLINICAL STAFF SHALL HAVE THE KEYS, CODES OR OTHER MEANS NECESSARY TO OPERATE THE LOCKING SYSTEMS. 7. EMERGENCY LIGHTING SHALL BE PROVIDEED AT THE DOORS. 8. THE DOOR LOCKING SYSTEM UNITS SHALL BE LISTED IN ACCORDANCE WITH UL 294 1010.1.9.7 DELAYED EGRESS LOCKING SHALL BE PERMITTED TO BE INSALLED.... IN BUILDINGS EQUIPPED THROUGHOUT WITH AUTOMATIC SPRINKLER SYSTEM IN ACCORDANCE WITH SECTION 903.3.1.1. THE LOCKING SYSTEM SHALL BE INSTALLED AND OPERATE IN ACCORDANCE WITH THE FOLLOWING. 1. DELAYED ELECTRONICS OF THE DELAYED EGRESS LOCKING SYSTEM SHALL DEACTIVATE UPPON ACTUATION OF THE AUTOMATIC SPRINKLER SYSTEM OR AUTOMATIC FIRE DETECTION SYSTEM 2. DELAYED ELECTRONICS SHALL UNLOCK APONE LOSS OF POWER, ALLOWING IMMEDIATE FREE EGRESS 3. DELAYED EGREESS LOCKING SHALL BE CAPABLABLE OF BEING DEACTIVED AT THE FIRE CAMMAND CENTER AND OTHER APPROVED LOCATIONS. 4. AN ATTEMPT TO EGRESS SHALL INITIATE AN IRREVERSIBLE PROCESS THAT SHALL ALLOW SUCH EGRESS IN NOT MORE THAN 15 SEC. WHEN A PHYSICAL EFFORT TO EXSIT IS APPLIES TO THE EGRESS SIDE DOOR FOR NOT MORE THAN 3 SECONDS. ACTIVATES AUDIBLE SIGNAL. REALLARMING THE DOOR WILL BE BY MANUAL MEANS ONLY EXCEPTION: WHERE APPROVEDM A DELAY OF NOT MORE THAN 30 SECONS IS PERMETTED ON A DELAYED EGRESS DOOR 5. THE EGRESS PATH FROM ANY POINT SHALL NOT PASS THROUGH MORE THAN ONE DELAYED EGRESS LOCKING SYSTEM 6. SIGN SHALL BE PROVED ON THE DOOR, LOCATED ABOVE AND WITHIN 12" OF THE DOOR EXIT HARDWARE: 6.3 SIGN SHALL COMPLY WITH THE VISUAL CHARACTER REQUIREMENTS IN ICC A117.1 7. EMERGENCY REQUIRED LIGHTING ON EGREES SIDE OF DOOR 8. THE DELAYED EGRESS LOCKING SYSTEM UNITS SHALL BE LISTI: DIN ACCORDANCE WILL UL 294. SYMBOL LEGEND — — ] EXT. REQUIRED 7 EXT. PROVIDED INDICATES ACCESSIBLE ROUTING EXIT SIGN ❑❑ FIRE EXTINGUISHER FE ® KEYPAD CONTROLLED ACCESS DOORS ® MAGNETIC HOLD OPEN ❑D 30 SECOND DELAYED EGRESS LOCK W/ KEY PAD CONTROLS EACH SIDE OF DOOR MEANS OF EGRESS LOAD CALCULATIONS AREA LOAD CATEGORY FACTOR NUMBER OF OCCUPANTS 7,693 SF ASSEMBLY 15 SF 513 555 SF BUSINESS 100 SF 6 1,791 SF KITCHEN 100 SF 18 6,962 SF RESIDENT SLEEPING 120 SF 59 1,882 SF SERVICE/STORAGE/JANITOR 300 SF 7 CALCULATIONS FOR MEANS OF EGRESS PURPOSES ONLY. NOT TO BE USED FOR ANY OTHER OCCUPANCY CALCULATION PURPOSES SUCH AS HVAC LOAD CALCULATIONS. L" PROVIDE OCCUPANCY SIGNS IN THE FOLLOWING ROOM: LIVING ROOM 234 = 45 ACTIVITIES/ MULTIPURPOSE 231 = 60 OUTDOOR PATIO 228 = 65 DINING ROOM 229 = 68 NOTE: WALL RATINGS SEE FLOOR PLAN SHEETS. RATED DOORS: SEE DOOR SCHEDULE SHEET. EGRESS LIGHTING SEE ELECTRICAL DRAWINGS. FIRE SPRINKLER SYSTEM AND ALARM SYSTEM SUBMITTAL TO BE DEFERRED. JAC D JIL UI '❑\ ❑ ❑,� 557 S �❑ \ 1 120=5 l i D El ST / OAF ♦ ,�" 1 ♦ i 237 K ♦ ♦ C� PRIVAT � PRIVATE ❑ LIVING liF ♦ ♦ O UIT Ar SUITE ROOM ♦ �'Qi0 ❑' JACK ND f ° 3 207 JILL S ITE 6 �F ♦ ♦ PRIVATE ❑ 120 -3 .2 S ♦ v ♦ �❑ ° 12 D 1 ♦ 70, SUITE ♦ \ C' HARED LAUNDR♦ Q NITO 1 ITE ♦ ♦ O� 235 2p ❑ 3_ \ G 1 200 236 S - ♦ ♦ 71 S 3 S F ♦ 1 _ -. ♦`-————————————————————— — —EXIT PATHTYP.———————————— — — — — —j 8' - 8" 11' - 6" CORRIDOR 10' CORRIDOR SHARED _ ° CORRIDOR 11' CORRIDOR SUITE 2 SF 20 JA JI 0 °❑ PRIVATE SUITE 206 301 SF 120=3 ❑ PRIVATE SUITE ❑ 208 337 SF 539 SF 120=3 20=5 RESTROOM ❑233� PRIVATE SUITE 232 \318 SF /i20=3 r I JACK Jrt� i� ID IS STAIR 120 K I FEI I I I I I i CORRIDOR 230 I I I I I 121 I I �I �I WI I - - - - -J O 0 O ❑ �7c!_O. 73 y 41 } A 0 r Easm ■m1 SHAD UNIT ❑�O❑ 21 � - -, ® 414 SF e 120 = i �❑K IE \e r — I e e PRIVATE I ! _ ITE -J 2 2 SF 3 o I e w = Q I e O 1J ❑ \ w J I —w -- ——————————— — — — — —— I - 7' CORRIDOR � S I 2 \ 100=2 217 SF 24❑ C NT OL 134 SF \ 100= . ITAT , 100=2 ON D.ROO I OFFICE \\ 1 22 26 227 \ rt 12 SF 214 SF I ® I 100=3 \ \ m IF ♦ — — \ 15'- 3" CORRIDORI ♦ \ ♦ OUTDOOR o o i ♦ PATIb F � ♦ 228 \ / s� ♦ ♦DINING 975 SF\ / ROOM 15=65 e L / / / / / / / / GAS /ACTIVITIES/ FIREPLACE AULTIPURPOSE / 231 / 899 SF / 15=60 1010 SF` 15=68 ♦♦ 00 0 214 SF 100=3 o ♦ 2N D FLO9�REXITING PLAN & LIFE SAFETY1 --1 V L CD IT— ap M co J 00 4-4 LLJ c: 600 z .-. m co CD cry t t 4" ---- IREGiSTERED ARCHITECT @f�ENCT..O�—N C6. LA�IBETN STATE QF WASHINGTON Z_ U LL � V U z r Q Cn V L-Li z Q LL! Of O O _ J J �W/ LL. W r (j w Lu S p LL1 LuLLI CW 8- (.7 LL O Q O ,j n DRAWING ISSUE NO REV DATE FOR PERMIT ONLY THIS DOCUMENT HAS BEEN PREPARED FOR PERMIT APPLICATION AND IS SUBJECT TO REVIEW ND MODIFICATIONS BY GOVERNMMENTAGENCIE DRAWING TITLE 2ND FLOOR EXITING PLAN & LIFE SAFETY SCALE: 1 /8" = 11-0" PLOT DATE: 01/09/18 PRINCIPAL: BL PROJ. MGR.: BL DRAFTER: Author SHEET NO. A0022 0 0 0�1 Ln Ln i - I . Qo 00 001 COTTAGES WEST SITE -PLAN SCALE: 1 " = .30'-0" BUILDING UNDER THIS REVIEW