17-102079CITY OF
t Federal W
CITY HALL
33325 8th Avenue South
Federal Way, WA 98003-6325
(253) 835-7000
www. cityoffederalway.. com
Jim Ferrell, Mayor
July 10, 2017
Mr. Austin Groves
RJ Development
401 Central Street SE
Olympia, WA 98501
austin@r development.com
FILE
Re: File #17-102079-00-PC, PREAPPLICATION CONFERENCE SUMMARY
Village Green Memory Care, *No Site Address*, Federal Way
Dear Mr. Groves:
Thank you for participating in the preapplication conference with the City of Federal Way's
Development Review Committee (DRC) held June 1, 2017. We hope that the information discussed at
that meeting was helpful in understanding the general requirements for your project as submitted.
This letter summarizes comments given to you at the meeting by the members of the DRC. The
members who reviewed your project and provided comments include staff from the city's Planning and
Building Divisions and Public Works Department, and representatives from the Lakehaven Water and
Sewer District and South King Fire and Rescue. Some sections of the Federal lay Revised Code (FWRC)
and relevant information handouts are enclosed with this letter. Please be advised, this letter does not
represent all applicable codes. In preparing your formal application, please refer to the complete FWRC
and other relevant codes for all additional requirements that may apply to your project.
The key contact for your project is Becky Chapin (253-835-2641, b ck .cha iri ci ,offederalwa .com}.
For specific technical questions about your project, please contact the appropriate DRC representative as
listed below. Otherwise, any general questions about the preapplication and permitting process can be
referred to your key contact.
PROJECT DESCRIPTION
The proposed project includes expansion of the Village Green campus to include a 39,000 square foot,
52-unit, 64-bed dedicated memory care building.
MAJOR ISSUES
Outlined below is a summary of the major issues of your project based on the plans and information
submitted for preapplication review. These issues can change due to modifications and revisions in the
plans. These major issues only represent comments that the DRC consider most significant to your
Mr. Austin Groves
Page 2 of 14
June 10, 2017
project and do not include the majority of the comments provided. The major issues section is only
provided as a means to highlight critical requirements or issues. Please be sure to read the entire
department comments made in the next section of this letter.
• Planning Division
■ Modifications to the approved Process IV site plan will be reviewed as an Administrative
Decision (AD) request.
0 Public Works Development Services Division
* Stormwater design in accordance with 2016 King County Surface 1�ater Design Manual (KCSWDM).
* Conservation flow control and enhanced basic water quality design are required.
■ Exceeds the thresholds for nonconforming water quality improvements in.accordance with
FWRC 19.30.120.
• Public Works Traffic Division
Transportation Concurrency Management (FVRC 19.90) — A transportation concurrency permit is
required for the proposed project.
Traffic Impact Fees (FW/RC 19.91) — Traffic impact fees are required and will be assessed at a the
building permit stage.
Frontage Improvements (FWIRC 19.135.040) — Frontage improvements and dedicated right-of-way
along the property frontage on SW 3561t Street and Pt Avenue South will be required if the
proposed project exceed the 25 percent threshold criteria as identified in the FWRC 19.135.030.
DEPARTMENT COMMENTS
Outlined below are the comments made by the representatives of each department present at the
preapplication conference. Each section should be read thoroughly. If you have questions, please contact
the representative listed for that section.
COMMUNITY DEVELOPMENT -PLANNING DIVISION
Becky Chapin, 253-835-2641, becky.chapin@cityoffederalway.com
Zoning— The subject property is zoned Single Family Residential (RS 7.2). Senior citizen or special
needs housing uses are permitted in the RS 7.2 zone under Federal WV City Code (FWCC) Section 22-
640 and Federal Way Revised Code (FWRC) 19.200.100.1 The Village Green Phase II and III (Cottages
West) is vested to the FWCC that was in effect on December 15, 2008, which is the date of the
complete applicadon,,and further is only subject to the applicable portions of the FWRC that are
consistent with the December 15, 2008, FWCC.
I On October 9, 2009, the City Council reorganized the Federal Way City Code (FWCC) into the Federal Way Revised Code
(FWRC). On May 24, 2017, FWRC 19.200.100 was amended.
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2. Required Review Process — The proposed modifications to the approved Process IV site plan will be
reviewed as an Administrative Decision (AD) request. Planning Manager Robert "Doe" Hansen
prepared an internal interpretation of the required review process -for this proposal based on the
history of the project and past correspondence with staff. See the enclosed interpretation for
additional details. The land use approval for Phase II of Village Green and for Cottages West will
expire on _June 2, 2020.
Site Plan — As part of the AD request, the applicant will be required to submit a complete site plan,
landscape plan, and elevations depicting all existing and proposed improvements on the subject
property, including all property lines. With the AD request, show all pertinent uses, including future
cottages, and all calculations to address requirements listed in the zoning chart, including the quantity
of parking stalls, dimensions of parking and driveway areas, landscaping, pedestrian connections, and
building walls.
4. Application Fees — The 2017 fees for an AD request to modify the approved site plan is $236.00.2
Please be advised that fees increase annually. Contact the Permit Center at
permitcenter@cityoffederalway.com, or 253-835-2607, for an updated fee schedule for the
concurrency, engineering review, and building permit.
State Environmental Policg Act (SEPA) — Under the State Environmental Policy Act (SEPA), an
Environmental Determination of Nonsignificance (DNS) was issued for the approved Process IV
project on March 13, 2010. This determination was based on review of information in the project
file, including the environmental checklist and the "Final Staff Evaluation for Environmental
Checklist," resulting in the conclusion that the proposal would not result in probable significant
adverse impacts on the environment. As no new impacts are anticipated, an environmental checklist
is not required as part of this AD request.
6. Keg Development Xgulalions — The following development standards apply to a senior housing
development:
a. Required Yard— Required yards for senior citizen housing is 20-foot front and 5-foot side and
rear yards.
b. Lot Coverage — Maximum lot coverage in the RS 7.2 zone is 60 percent. The area of all structures,
pavement, and any other impervious surface on the subject property will be calculated as a
percentage of total lot area in determining compliance with the maximum lot coverage.
c. Maximum Bsrilding Height — The height allowed is 30 feet above average building elevation
(AABE). As part of the AD request submittal, an elevation drawing of the buildings will be
required. Note #3 says that the city may permit or require modification of the required height
based on compliance with four specific criteria (a, b, c, & d).
d. Parking— Required on a case -by -case basis for senior housing. A parking needs analysis shall be
updated and submitted to demonstrate the parking needs are met based on current parameters.
e. FaFade Length — No fagade of any structure may exceed 120 feet in length. In addition, any fagade
of a structure that exceeds 50 feet in length must be modulated as follows: minimum depth is 3
feet, minimum width is 4 feet, and maximum width is 35 feet.
2 Fees are based on an hourly rate and additional fees may be required based on actual review time spent.
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7. Landscaping— The AD request must include a landscape plan, prepared by a licensed landscape
architect, in accordance with the landscape code. Project designers must examine the complete
landscape code and address all applicable requirements. Following are the key landscape
requirements and related information pertaining to the project.
Perimeter Landscaping —Per the approved landscape plan, 20 feet of "Type II" landscaping must be
provided along the south perimeter property line to minimize impacts on residences to the south.
Existing significant trees are required to be retained or replaced within the applicable landscape
buffer per the design guidelines. Existing significant trees must be depicted on the site plan.
Interior Parking Lot Landscaping — "Type W" landscaping in a total amount of 22 square feet per
parking stall must be incorporated into parking areas.
Landscaping Types Defined — Type II landscaping consists of evergreen or a combination of
approximately 60 percent evergreen and 40 percent deciduous trees, with an allowable five percent
variance, interspersed with large shrubs a minimum of 24 inches in height, and groundcover; spaced
to provide a visual buffer creating a visual separation. Type IV landscaping consists of trees planted
with supporting shrubs and groundcover, spaced appropriately for the species type and to provide
visual relief and shading while maintaining clear sight lines typically used within vehicular paved areas.
8. Community Design Guidelines — As part of the AD request, the applicant must submit written a
narrative detailing how the project meets applicable Community Design Guidelines per FWRC
19.115, as outlined below.
Site Design — Pursuant to FWRC 19.115.050, project designers shall address general design criteria
including: (a) pedestrian circulation and public spaces; (b) parking; (c) service area; and (d) lighting.
Bstildang Design — The project is subject to fagade treatment and articulation requirements pursuant to
FWRC 19.115.060(2), and significant structural modulation pursuant to FWRC 19.115.100(3).
Buildzmg and Pedestrian Orientation —The project is subject to building and pedestrian orientation
pursuant to FWRC 19.115.070.
Crime Prevention through Environmental Design — Pursuant to FWRC 19.115.010(2), the applicant must
submit an updated Prevention through Environmental Design (CPTED) checklist with the AD
request.
9. Garbage and Recycling— Recycling facilities must be a minimum of three square feet for every 1,000
square feet of gross floor area, with a minimum of 65 square feet provided. Locations for the
recycling and garbage facilities must be depicted on the formal site plan, and the square footage of
each facility provided.
10. CriiicalAreas—'Ae city's maps show that the northern portion of the Village Green site is within 1-,
5-, and 10-rear Wellhead Protection Zones. As part of your AD request submittal, please fill out and
submit with the application the enclosed "Critical Aquifer Recharge and Wellhead Protection Areas"
checklist.
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PUBLIC WORKS — DEVELOPMENT SERVICES DIVISION
Cole Elliott, PE, 253-835-2730, cote.elliott@cityoffederalway.com
Land Use Issues — Stormwater
1. Surface water runoff control and water quality treatment will be required per the 2016 King County
Surface Water Design Manual (KCSWDM) and the City of Federal Way Addendum to the 2016
KCSWDM. This project meets the requirements for a Full Drainage Review. At the time of land use
site plan submittal, a preliminary Technical Information Report (TIR), addressing the relevance of
the project to the eight core and five special requirements of the KCSWDM will be required. A
Level 1 downstream analysis shall also be provided in the preliminary TIR. The city has 1" = 100',
five-foot contour planimetric maps that may be used for basin analysis.
2. The project lies within a conservation flow control area; thus, the applicant must design the flow
control facility to meet these performance criteria. In addition to flow control facilities, Best
Management Practices (BMP's) are required as outlined in the KCSWDM. The project also lies
within enhanced basic water quality area. Water quality treatment shall be designed to meet the
treatment criteria of the Enhanced Basic Water Quality Menu.
3. In addition to the KCSWDM, the initial review suggests that FWRC 19.30.120, "Nonconforming
Water Quality Improvements" applies to this site. Specifically, the following items are applicable:
1.a. Redevelopment which involves the creation or addition of -impervious surfaces having
an area of 5,000 square feet or more;
1.b. Redevelopment which involves the construction or replacement of a building footprint
or other structure having a surface area of 5,000 square feet or more, or which involves the
expansion of a building footprint or other structure by 5,000 square feet of surface area or
more;
1.d. Redevelopment which involves the collection and/or concentration of surface and/or
stormwatei runoff from a drainage area of 5,000 square feet or more;
Therefore, water quality treatment will be required for the entire site, including new and existing
pollution generating impervious surfaces. Treatment options must be selected from the Enhanced
Basic Water Quality Menu provided in the KCSWDM.
4. The existing flow control and water quality facilities were designed under the 1998 KCSWDM criteria,
and may no longer provide the required level of detention and/or water quality treatment required. If
the applicant proposes to utilize these existing facilities for this project, it will be the responsibility of
the engineer to show how the facilities meet the requirements noted above.
5. If infiltration is proposed, soil logs prepared by a licensed geotechnical engineer or septic designer
must be provided to verify infiltration suitability.
6. Detention and water quality facilities for private commercial developments outside the City Center
Core must be above ground (i.e. open pond). Underground facilities are allowed only with approval
from the City of Federal Way Public Works Department.
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7. Show the proposed location and dimensions of the detention and water quality facilities on the
preliminary plans.
8. If more than one acre will be disturbed during construction, a National Pollutant Discharge
Elimination System (NPDES) construction stormwater permit may be required. Information
regarding this permit can be obtained from the Washington State Department of Ecology at 360-
407-6048, or http://www.ec7.wa.gov/programs/wq/stormwater/construction/index.html.
Right -of -Way Improvements
See the Traffic Division comments from Senior Transportation Planning Engineer Sarady Long for
traffic related items.
EN Permit Issues
1. Engineered plans are required for clearing, grading, road construction, and utility work. Plans must be
reviewed and approved by the city. Engineering review fees are $2,430.00 for the fast 12 hours of
review, and $135.00 per hour for additional review time. A final TIR shall be prepared for the project
and submitted with the engineering plans. Both the TIR and the plans will require the signature/seal
of a professional engineer registered/licensed in the state of Washington.
2. In addition to engineering approval, short plats and subdivisions are required to obtain a separate
permit for grading. Details and fees may be obtained from the Building Division.
3. The Federal Way Public forks Development Standards Manual (including standard detail drawings,
standard notes, and engineering checklists) to assist the applicant's engineer in preparing the plans
and TIR, is available on the city's website at: ww%v.cityoffederalway.com/node/1467.
4. Bonding is required for all street improvements, and temporary erosion and sediment control
measures associated with the project. The bond amount shall be 120 percent of the estimated costs of
the improvements. An administrative fee deposit will need to accompany the bond to cover any
possible legal fees in the event the bond must be called. Upon completion of the installation of the
improvements, and final approval of the Public Works Inspector, the bond will be reduced to 30
percent of the original amount and held for a two-year maintenance period.
5. The developer will be responsible for the maintenance of all storm drainage facilities (including the
detention and water quality facilities) and street systems during the two-year maintenance period.
During that time, the Public Works Inspector will make periodic visits to the site to ensure the
developer's compliance with the maintenance requirements. Upon satisfactory completion of the
two-year maintenance period, the remainder of the bond will be released. Maintenance for public
roads and subdivision drainage facilities then become the responsibility of the city. Maintenance for
private roads and drainage facilities, including short plats, remain the responsibility of the individual
property owners.
6. When topographic survey information is shown on the plans, the vertical datum block shall include
the phrase "DATUM: N.G.V.D.-29" or "DATUM: K.C.A.S.," on all sheets where vertical elevations
are called out.
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7. Drawings submitted for plan review shallbe printed on 24" x 36" or 22" x 34" paper. Site plans shall
be drawn at a scale of 1" = 20', or larger. Architectural scales are not permitted on engineering plans.
8. Provide cut and fill quantities on the clearing and grading plan.
9. Temporary Erosion and Sediment -control (TESC) measures, per Appendix D of the 2016 KCSWDM,
just be shown on the engineering plans.
10. The site plan shall show the location of any existing and proposed utilities in the areas affected by
construction.
PUBLIC WORKS — TRAFFIC DIVISION
Sarady Long, 253-835-2743, sarady.long@cityoffederalway.com
FWRC 19.90: Transportation Concurrency Analysis
1. Based on the submitted materials for a 52-unit, 64-bed memory care facility, the Institute of
Transportation Engineers (ITE) Trip Generation — 811, Edition, land use code 253 (Congregate Care
Facility), the proposed project is estimated to generate approximately nine new weekday PM peak
hour trips.
2. A concurrency permit is required for this development project. The Traffic Division will perform a
concurrency analysis to detemaine if adequate roadway capacity exists during the weekday PM peak
period to accommodate the proposed development. Please note that supplemental transportation
analysis and concurrency mitigation may be required if the proposed project creates an impact not
anticipated in the six -year Transportation Improvement Plan (TIP).
3. The estimated fee for the concurrency permit application is $1,620.00 (1 - 10 trips). This fee is an
estimate and based on the materials submitted for the preapplication conference. The fee will be
determined based on the new weekday PM peak hour trips as identified in the concurrency trip
generation. The applicant has the option of having an independent traffic engineer prepare the
concurrency analysis consistent with city procedures; however, the fee remains the same.
FWRC 19.91: Transportation Impact Fees (TIF)
1. Based on the submitted materials for a 52-unit, 64-bed memory care facility, the estimate traffic
impact fee is $50,954. Please note, the actual impact fee will be calculated based on the fee schedule
in effect at the time a completed building permit application is filed and paid prior to permit issuance
(FWRC 19.100.070 [3] [a]).
FWRC 19.135: Street Frontage Improvements and Access Management
1. Based on the available records and the submitted materials, it appears that this proposal may exceed
the 25 percent threshold criteria for requiring street Frontage improvements as identified in the
FWRC 19.135.030. The applicant/owner may submit an appraisal for the subject property, or King
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County Assessor's records may be used. The Public Works Development Services Division will
evaluate the submitted appraisal data to determine if the project actually meets the City's 25 percent
threshold for requiring street frontage improvements.
2. If the 25% threshold is met, the applicant/owner would be expected to construct street
improvements consistent with the planned roadway cross -sections as shown in Map III-4 in Chapter
III of the Federal Way Comprehensive Plan (FWCP) and Capital Improvement Program (CIP) shown as
Table III-10 (FWRC 19.135.040). Based on the materials submitted, staff conducted a limited
analysis to determine the required street improvements. The applicant would be expected to
construct improvements on the following streets to the City's planned roadway cross -sections:
SW 356th Street is a Principal Arterial planned as a Type "G" street, consisting of a 66-
foot street with curb and gutter, 6-foot planter strips with street trees, 8-foot
sidewalks, and street lights in a 100-foot right-of-way. SW 356th Street is improved
with five lanes, including vertical curb/gutter, sidewalks, streetlights, etc., on both
sides of the street. However, the improvement was not constructed to current adopted
standard. Assuming a symmetrical cross section, half -street improvements are required
as measured from the street centerline.
First Avenue South is a Principal Arterial planned as a Type "C" street, consisting of a
72-foot street with curb and gutter, 6-foot planter strips with street trees, 8-foot
sidewalks, and street lights in a 106-foot right-of-way. First Avenue South is improved
with three lanes, including vertical curb/gutter, sidewalks, streetlights, etc., on the west
side of the street. However, the improvement was not constructed to current adopted
standard. Assuming a symmetrical cross section, half -street improvements with up to
23 feet right-of-way dedication are required as measured from the street centerline.
3. The applicant may make a written request to the Public Works Director to modify, defer, or waive the
required street improvements (FWRC 19.135.070). Information about a right-of-way modification
request is available through the Public Works Development Services Division. The modification
requests have a nominal review fee currently at $290.00 ($270.00 plus $20 recording fee).
3. The applicant is not proposing a new curb cut as the existing driveways are adequate to serve the
proposed project.
4. Please note, access may be further restricted if such access would interfere with the 9501 percentile
queue lengths from any existing traffic control device.
5. The application should contact King County METRO and Pierce Transit for any transit
requirements.
COMMUNITY DEVELOPMENT — BUILDING DIVISION
Peter Lawrence, 253-835-2621, peter.lawrence@cityoffederalway.com
International Bitildiit Code (IBC), 2015 International Mechanical Code (IMC), 2015
Washington State Amendments WAC 51-50 Washington State Amendments WAC 51-52
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Uniform Plumbing Code (UPC), 2015
Washington State Amendments WAC 51-56 &
WAC 51-57
International Fire Code JFC), 2015
Washington State Amendments WAC 51 -54
National Electric Code (NEC), 2017
Building Criteria
AccesribiN* Code, ICC/ANSI A117.1 — 2009
International Residential Code, 2015
Washington State Amendments WAC 51-51
Washington State Energy Code, 2015 WAC 51-11
Occupancy Classification: I-1 condition 2/cottages are R-2
Type of Construction: V-A
Floor Area: 39000
Number of Stories: 1
Fire Protection: NFPA 13
Wind/Seismic: Basic wind speed 85 Mph, Exposure, 25# Snow load, Seismic Zone D-1
A completed building permit application and commercial checklist are required. (Additional copies of
application and checklists may be obtained on our web site at www.ci offederalwa =.corn.)
Submit five sets of drawings and specifications. Specifications shall include: two soils report,
two structural calculations, two energy calculations, and two ventilation calculations.
Note: A Washington State Registered architect's stamp is required for additions/alterations (new or
existing) of 4,000 gross floor areas or greater, unless specifically listed as an "exempt" structure per the
Revised Code of Washington (RCW).
Energy code compliance worksheets are required to be completed and included with your permit
application.
A wet stamp and signature is required on all sheets of plans and on the cover page of any calculations
submitted.
Federal Way reviews plans on a first in, first out basis; however, there are some small projects with
inconsequential review requirements that may be reviewed out of order.
Some projects may require a third party review or inspection. The cost to cover these fees is the
responsibility of the applicant. Any third party fee is in addition to regular permit fees and costs.
Review Timing
The first comment letter can be expected within seven to nine weeks of the submittal date. Re -check of
plans will occur in one to three weeks after resubmittal.
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Revised or resubmitted plans shall be provided in the same format, size, and amount as the originally
submitted plans. Revised/resubmitted drawings shall indicate by means of clouding or written response,
what changes have been made from the original drawings. Plans for all involved departments will be
forwarded from the Community Development Department.
Other Permits & Inspections
Separate permits may be required for electrical, mechanical, plumbing, fire suppression systems, and
signs. Applicants may apply for separate permits at any time prior to commencement of construction.
When required, special inspections shall be performed by WABO approved agencies, or by agencies
approved by the building official, prior to permit issuance. Construction must be approved by all
reviewing departments prior to final building division inspection.
All concerned departments (planning, public works, electrical, and fire) must sign off before the Building
Division can final the structure for occupancy. Building final must be approved prior to the issuance of a
Certificate of Occupancy.
Construction projects may be required to have a pre -construction conference. If a pre -con meeting is
required, the general or representative, all subs, the architect or representative, the engineer or
representative, electrical contractor, and any other interested party, should attend this meeting. Meetings
will occur at the Building Division and will be scheduled by the inspector of record for the project.
Site -Specific Requirements
The information provided is based on limited plans and information. The comments provided
are not intended to be a complete plan review and further comments are possible at the time of
building permit plan review.
LAKEHAVEN WATER AND SEWER DISTRICT
Brian Asbury, 253-946-5407, BAsbury@lakehaven.org
Water
Lakehaven issued a Water Certificate of Availability for the proposed project/property on July 18, 2016.
The certificate is valid for one-year from the date of issuance.
Fire flow at no less than 20 psi available within the water distribution system is a minimum of 2,500
GPM (approximate) for two hours or more. This flow figure depicts the theoretical performance of the
water distribution system under high demand con&.dons. If more precise available fire flow figures are
required or desired, the applicant can request Lakehaven perform a system hydraulic model analysis
(separate from, or concurrent with, an application for availability). Currently, the 2017 cost for a system
hydraulic model analysis is $210.00.
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 (i.e., abandonment of existing cottage service connections for the memory care
building/site), in accordance with standards defined in Lakehaven's current "Fees and Charges
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Resolution." Non -single-family properties/ buildings require separate domestic (per building) irrigation
(if irrigated landscaped areas are incorporated into the site development), and are protection (if required
or installed) water service connections and meters.
For service pressure(s) greater than 80 psi indicated, and/or pressure reducing valve(s) indicated, contact
the local building official for requirements and/or additional information.
To satisfy premise isolation requirements, the installation and satisfactory testing of an approved
backflow prevention assembly (BPA) adjacent to each non-residential (i.e., memory care building/site)
domestic and irrigation service meter is required pursuant to WAC 246-290-490, and 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 non-
residential fire protection systems with maximum sprinkler head height above meter elevation of 30-feet,
installation and satisfactory testing of a separate approved backflow prevention assembly (BPA) is
required pursuant to WAC 246-290-490 and 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 three inch and larger fire protection service connections. For two inch
and smaller fire protection service connections a separate full -flow meter with a double check valve
assembly (DCVA) or reduced pressure backflow assembly (RPBA) is typical. Contact Lakehaven's Cross -
Connection Control Program Manager (Chris Zoepfl, CZoe Lak ehav or , or 253-946-5427) for
additional information on premise isolation/BPA installation and testing coordination.
Based on the proposal submitted, preliminary estimated Lakehaven water service connection fees,
charges, and/or deposits (2017 schedule) will be as follows. Actual connection charges will be
determined upon submittal of service connection application(s) to Lakehaven. All Lakehaven fees,
charges, and/or deposits are typically reviewed and adjusted (if necessary) annually, and are subject to
change without notice.
o Ex. Service Connection Stub Removal, each (6): $2,500.00 deposit. Actual amount TBD by
Lakehaven at time of application submittal.
o Water Meter Installation (cottages, each), 5/s" x 3/4" Drop -In Meter Fee: $260.00.
o Water Service/Meter Installation (memory care, domestic), 2" preliminary size: $5,610.00 deposit.
Actual size TBD by Lakehaven based on applicant's estimated maximum GPM usage rate.
o Water Service/Meter Installation (memory care, fire -protection, main -to -private vault), 4"
preliminary size: $7,600.00 deposit. Actual size TBD by Lakehaven based on applicant's fire -
protection system demand. If a two inch size will work, there is an existing two inch fire -
protection service stub off the southeast corner of the subject parcel/site that would be
utilized, and only the Drop -in Meter Fee of $260.00. would apply.
o Capital Facilities Charge(s)-Water: $3,476.00 per Equivalent Residential Units (ERU). MFR
units (cottages) = 0.75 ERU each. Actual non-residential domestic and irrigation amounts due
TBD by Lakehaven based on applicant's estimated annual total water usage rate. Please contact
Lakehaven for further detail.
Sewer
Lakehaven issued a Sewer Certificate of Availability for the proposed project/property on July 18, 2016.
The certificate is valid for one-year from the date of issuance.
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A separate Lakehaven Sewer Service Connection Permit is required for each new connection to the
sanitary sewer system, in accordance with standards defined in Lakehaven's current "Fees and Charges
Resolution." Minimum pipe slope for gravity sewer service connections is two percent. 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 restaurant and food service
establishments (central kitchen); size to be determined by the applicant's engineer.
Execution of a discharge agreement will be required, as a condition of Lakehaven issuing any Sewer
Service Connection Permit for certain types of new or modified non-residential sewer service
connection.
Based on the proposal submitted, preliminary estimated Lakehaven sewer service connection fees,
charges, and/or deposits (2017 schedule) will be as follows. Actual connection charges will be
determined upon submittal of service connection application(s) to Lakehaven. All Lakehaven fees,
charges, and/or deposits are typically reviewed and adjusted (if necessary) annually, and are subject to
change without notice.
o Sewer Service Connection Permit Fee, per building: $210.00 fee.
o Capital Facilities Charge(s)-Sewer: $3,325.00 per ERU. MFR units (cottages) = 0.75
ERU each. Actual non-residential domestic amount due TBD by Lakehaven based on
applicant's estimated annual total domestic water usage rate. Please contact Lakehaven
for further detail.
General
All Lakehaven development engineering related application forms, and associated standards information,
can be accessed at Lakehaven's development engineering web pages
(�vw%v.la.kch,aven.org/204/development-enginee—rin,g).
Utility conflicts should be identified and coordination (if necessary) should occur as early as possible in
the planning process. Project will need to avoid encroachment with existing Lakehaven system facilities
and easements (including any setbacks necessary for building foundation load zones).
All comments herein are valid for one year and are based on the proposal(s) submitted and Lakehaven's
current regulations and policies. Any change to either the development proposal(s) or Lakehaven's
regulations and policies may affect the above comments accordingly.
SOUTH KING FIRE AND RESCUE
Chris Cahan, 253-946-7243, chris.cahan@southlcingfire.org
The required fire flow for this project is 1500 gallons per minute. A Certificate of Water Availability shall be
provided indicating the fire flow available at the site. A hydraulic fire flow model shall be requested from the
water district.
File 17-102079-00-PC Doc lll -159Ub
0
Mr. Austin Groves
Page 13 of 14
June 10, 2017
Fire Hydrants
This project will require one fire hydrant; the existing fire hydrant will suffice.
Fire hydrants shall be in service prior to and during the time of construction.
Fire Access Roads
Fire apparatus access roads shall be provided when any portion of the facility, or any portion of an exterior
wall of the first story of the building, is located more than 150 feet from fire apparatus access as measured
by an approved route around the exterior of the building or facility.
EXCEPTION: When buildings are completely protected with an approved automatic fire sprinkler
system the distance can be increase 20 percent.
Fire apparatus access roads:
1) Shall have an unobstructed width of not less than 20 feet and an unobstructed vertical clearance
of not less than 13 feet 6 inches.
2) Shall be designed and maintained to support the imposed load of a 75,000 pound fire apparatus,
and shall be provided with a surface so as to provide all-weather driving capabilities.
3) Shall be not less than a 32 foot inside turning radius and not less than a 40 foot outside turning
radius.
4) With a dead-end in excess of 150 feet in length, shall be provided with a cul-de-sac or Fire
Department approved alternative at the dead end. All such cul-de-sacs shall be not less than 80
feet in diameter.
5) Gradient shall not exceed 12 percent.
Designated fire lanes may be required for emergency access. This may be done during the plans check or
prior to the building final.
Fire apparatus access roads shall be installed and made serviceable prior to and during the time of
construction.
Fire Sprinkler System
An automatic fire sprinkler system shall be installed in all occupancies where the total floor area included
within the surrounding exterior walls on all floor levels, including basements, exceeds 5,000 square feet. Fire
walls shall not be considered to separate a building to enable deletion of the required automatic fire -
extinguishing system.
The system demand pressure (to the source) required in a hydraulically designed automatic fire sprinkler
system shall be at least 10 percent less than the correlative water supply curve pressure.
Fire Alarm
A fire alarm system is required. An automatic fire detection system shall be installed in all buildings
exceeding 3,000 square feet gross floor area. This fire detection system shall be monitored by a central
and/or remote station conforming to the current requirements of the National Fire Protection Association
standards, and/or the fire chief or designee.
File 17-102079-00-PC Doc ID 75905
Mr. Austin Groves
Page 14 of 14
June 10, 2017
Fire Department Lock Box
A recessed fire department "Knox" brand key box shall be installed on each building.
Vehicle Access Gates
All vehicle access gates shall be provided with a "Knox" brand key cylinder for fire department access.
Elevator
An EMS elevator as per 2015 IBC 3002.4 will be required.
CLOSING
This letter reflects the information provided at the preapplication conference and is intended to assist you
in preparing plans and materials for formal application. We hope you found the comments useful to your
project. We have made every effort to identify major issues to eliminate surprises during the city's review
of the formal application. The completion of the preapplication process in the content of this letter does
not vest any future project application. Comments in this letter are only valid for one year as per FWRC
19.40.070(4).
This is a preliminary review only and does not take the place of the full review that will follow
submission of a formal application. Comments provided in this letter are based on preapplication
materials submitted.
Modifications and revisions to the project as presented for this preapplication may influence and modify
information regarding development requirements outlined above. In addition to this preapplication
letter, please examine the complete FWRC and other relevant codes carefully. Requirements that are
found in the codes that are not addressed in this letter are still required for your project.
If you have questions about an individual comment, please contact the appropriate department
representative noted above. Any general questions can be directed towards the key project contact,
Becky Chapin, at 253-835-2641, or beck ..chapinQ�ityoffederalway.com. We look forward to working
with you.
Sincerely,
Becky C pin
Associate Planner
enc: Interpretation of Recent Proposal for Memory Care Facility and Conformance with Previous Decisions, June 30, 2017
Request' fox Administrative Decision
c: Peter Lawrence, Plans Examiner
Cole Elliot, Development Services Manager
Sarady Long, Senior Trans. Planning Engineer
Chris Cahan, South King Fire & Rescue
Brian Asbury, Lakehaven Water & Sewer District
Brooks Powell, brooks@powell-homes.com
File 17-102079-00-PC Doc lD 159U5
CITY OF
Federal Way
APPLICATION NO(S)
RECEIVED
MAY 0 5 2017
GITY OF Fpl)EMWAY
, MU jF`r DEVELOPMENT
MASTER LAND USE APPLICATION
DEPARTMENT OF COMMUNITY DEVELOPMENT
33325 81 Avenue South
Federal Way, WA 98003-6325
253-835-2607;Fax 253-835-2609
www.citvoffederalway.com
j -1 , ()- C)_� q —0() DC
( Date
Project Name Village Green Memory Care
Property Address/Location 35404 2nd SW Ave Federal Wa WA 98003
Parcel Number(s) 3021049146
Project Description Pro osed 52 unit 64 bed Memo Care facili
PLEASE PRINT
Type of Permit Required
Annexation
Binding Site Plan
Boundary Line Adjustment
Comp Plan/Rezone
Land Surface Modification
Lot Line Elimination
X_ Preapplication Conference
Process I (Director's Approval)
Process II (Site Plan Review)
Process III (Project Approval)
Process IV (Hearing Examiner's Decision)
Process V (Quasi -Judicial Rezone)
Process VI
SEPA w/Project
SEPA Only
Shoreline: Variance/Conditional Use
Short Subdivision
Subdivision
Variance: Commercial/Residential
Required Information
RS9.6 Zoning Designation
SF/HD Comprehensive Plan Designation
0 Value of Existing Improvements
$8,000,000 Value of Proposed Improvements
International Building Code (IBC):
R 2 Occupancy Type
V-A Construction Type
Applicant
Name: RJ Development
Address: 401 Central St SE
City/State: Olympia, WA
Zip: 98501
Phone: 360.528.3343
Fax:
Email: austin@rjdevelopment.com
Signature: ff
Agent (if different than Applicant)
Name: (Same as applicant)
Address:
City/State:
Zip:
Phone:
Fax:
Email:
Signature:
Owner
Name: Powell Family Land, LLC
Address: 35419 1st Ave S
City/State: Federal Way, WA
Zip: 98003
Phone: 206.824.8001
Fax:
Email: brooks@powell-homes.com
Signature:
5/2/2017
Bulletin #003 — January 1, 2011 Page 1 of 1 k:\Handouts\Master Land Use Application
Rj OEVELOPt ENIT
SF NIii� � �� � 'f� •.
Becky Chapin
Associate Planner
City of Federal Way
33325 8th Ave. S.
Federal Way, WA 98003
RE: Village Green Memory Care/Process IV Clarification
Becky Chapin and Federal Way Planning Staff,
Thank you for taking the time to meet with the Owners of Village Green Retirement Community and RJ
Development during the preapplication meeting on June 1, 2017. The intent of this letter is to gain a
mutual understanding with the City of Federal Way Planning Staff and to bring context and clarity to
staff comments during the meeting that Process IV would apply to this application.
During the preapplication meeting on June 1, 2017, it was stated that the addition of a Memory Care
building to the Village Green in lieu of the Cottages shown on the site plan would trigger a new Process
IV, that would be heard before the Hearing Examiner. This information seemed inconsistent at the time
with prior communication from the City of Federal Way regarding this matter. This letter outlines
previous communication between the City of Federal Way and the Village Green Retirement Community
(The Powell Family).
On May 18, 2010, Village Green and the Powell Family completed Process IV before the Hearing
Examiner and had plans approved to move forward with more Senior Housing units, expanding the
Village Green Retirement Campus. Around the time of the Process IV hearing, there began to be a great
need for Dementia Care (Memory Care) in Federal Way and amongst residents at Village Green. This
care type provides care for those with Alzheimer's and other forms of Dementia complete with care that
is needed to maintain quality of life. With a plan to provide service that is consistent with current
Assisted Living offered at Village Green and needing a building that could help provide higher levels of
care for Memory Care, Monte Powell proposed to construct the Memory Care building in lieu of
cottages on the Western portion of the site.
On May 25, 2011, Monte Powell met with Patrick Dougherty (Community and Economic Development
Director) and Deb Barker (Senior Planner) with plans that were similar in concept to the elevations
presented at the preapplication meeting on June 1, 2017. Patrick Barker confirmed to Monte Powell that
he had the Administrative authority to amend the site plan and include a Memory Care building in lieu
of Cottages without another Process IV approval due to the nature of the change and consistency with
the surrounding uses. It was with this confirmation that the Powell Family moved forward with plans
and investments in Village Green to complete a Memory Care building and provide further services on
the Retirement Campus. In a letter included below from Deb Barker, dated March 28, 2012, Deb Barker
states "I restated that the memory care use is consistent with the Cottages West senior housing that
was approved by the Hearing Examiner as Phase III of the Village Green Campus, and that the approved
RJ Development
401 Central St SE — Olympia, WA 98501
(360) 528-3343—www.r•deve lo pment-cc m
Cottages West site plan could be modified via an administrative process to eliminate duplex units and
replace them with memory care units/beds, consistent with the codes in effect at the time of
application."
To give clarity to the Memory Care portion of the proposed project, the care in this building will be for
those with Alzheimer's and other forms of Dementia. The building will be licensed as an Assisted Living
building with a Memory Care designation through the Washington State Department of Health. In
Washington State, a Skilled Nursing Facility requires Certificates of Need to operate. This building will
not be a Skilled Nursing Facility as there are no Certificates of Need that could be used, and is a different
care model and business model.
The plans presented at the preapplication meeting on June 1, 2017 that showed replacing cottages with
a building that can provide Memory Care services are consistent with Deb Barker's letter dated March
28, 2012 and meets the intent and is consistent with the needs of a "Retirement Campus". The way that
this Memory Care Building (Assisted Living/Memory Care through DOH) will be licensed is natural
progression from the Assisted Living Services currently provided on the Village Green Retirement
Campus. We are in agreement that Skilled Nursing Memory Care would be incompatible for the current
zoning and is not what we this current application is for.
It is our understanding that Process IV is not required for this application as it was previously completed,
and that this modification can be processed administratively. The process moving forward in our
understanding given the meetings with Patrick Dougherty and Deb Barker, would be to submit for
building permits to construct the Memory Care building and Cottages under the current building codes.
We are including the Process IV findings from 2010, a staff report clarifying how many units were
approved during Process IV as well as a letter from Deb Barker stating that the plan of Memory Care In
lieu of Cottages would be acceptable to the City and that the site plan could be modified via an
administrative process.
The Powell family is invested emotionally and financially in the City of Federal Way as residents,
employers and care takers. The addition of the Memory Care units to the Village Green Retirement
Campus represents the ongoing commitment of the Powell family to care for Seniors in need in their
community. Along with additional care, it is estimated that approximately 50 additional jobs will be
created with this addition to the campus, providing more employment opportunities for the residents of
the City of Federal Way. The intent of this letter is not to get around any City processes, but rather
outline that all City processes have been followed without a need to duplicate efforts that have already
been made.
If further information is needed, we would be happy to meet again and discuss further in person. We
appreciate the feedback given at the meeting and the Powell family looks forward to providing quality
Memory Care in the City of Federal Way.
RJ Development
401 Central St SE — Olympia, WA 98501
(360-528-3343) — www.rldevelopment.com
Thank you,
j� I obveis,
Auststin Groves
Project Manager
RJ Development
401 Ce ntra I St SE • 01 ymp ia, WA 98501
Off ce • (360) 528-3343
D i re ct • (360) 810-8354
Fax•(360)534-9079
Email •a ustin devela ment.c m
Web •www.ride velonment.com
Seniors Housing Delivered' -
RJ Development
401 Central St SE -Olympia, WA 98501
(360-528-3343) - www.ridevelapment.com
March 28, 2012
Mr. Monte Powell
29607 8' Avenue South
Federal Way, WA 98003
RE: FILE #11-102110-00-AD; VILLAGE GREEN MEMORY CARE DISCUSSION FROM 2011
Dear Mr. Powell:
The following is a recollection of my participation in the Village Green memory care discussion
On May 25, 2011, I was asked to attend a meeting with Community and Economic Development Director
Patrick Doherty and Village Green owner Monte Powell regarding the addition of memory care units at
the Village Green Retirement Campus. We discussed the fact that a Boundary Line Adjustment could
create a stand alone parcel for a memory care facility, and that the memory care use could be looked at as
a modification to the approved site plan that had been approved by the Hearing Examiner under Process
IV. I was asked to review the original SEPA documents and see if they were adequate to address the
proposed changes, and I was to contact Monte at home once the files were transferred from storage.
Following file retrieval and review, I met with Monte Powell and his architect Joji Minatogawa on July 1,
2011, regarding the addition of memory care (congregate care) units to that portion of the Village Green
Retirement Campus known as Cottages West. The proposal was clarified as a two story with partial
basement building, approximately 29,000 SF in size, containing single and double occupancy units of
memory care with support services. A total of 51 beds were listed on the "Village Green Memory Care
square feet analysis " dated March 23, 2011. This number may increase up to 60 beds depending on final
design. The memory care building would replace four to five of the duplex units approved under the
Cottages West site plan on the south side of the property in the vicinity of duplex units #28/
29/30/31/31/33/34/35 and 36. It was again noted that due to financing needs, the memory care building
needs to be on its own parcel without adding any new parcels to the Village Green Campus.
We reviewed the proposed location for the memory care and discussed vehicular access to the lower level
parking area off of the SW 354" Court cul-de-sac. I restated that the memory care use is consistent with
the Cottages West senior housing that was approved by the Hearing Examiner as Phase III of the Village
Green Campus, and that the approved Cottages West site plan could be modified via an administrative
process to eliminate duplex units and replace them with memory care units/beds, consistent with the
codes in effect at the time of application.
I also noted that in reviewing the Village Green files, I found that 24 memory care beds had been
proposed and approved as a part of the 1998 Phase I. However, a subsequent modification to the approved
Phase I site plan changed these units from memory care units to duplex units. I suggested that it would be
appropriate to ask about "credit" for these units in subsequent preapplication conference process.
Monte Powell
March 28, 2012
Page 2
I said that the zoning land use chart for senior housing in the RS zoning district had not undergone any
changes since the original Village Green Phase I was approved, nor did I see changes to this code coming
in the near future. We did discuss the impacts of some recent changes to the Federal Wary Revised Code
on the memory care proposal. Specifically, the City has now adopted the 2009 King County Storm Water
Design Manual (KCSWDM) and codes for clearing and grading and tree retention have changed., It was
felt by all that because of the heavily forested site and the dual storm facilities associated with the Village
Green Campus, these code changes may not be much of an issue for the memory care proposal. However,
I encouraged contact with the Public Works Traffic division to ascertain if there would be additional
traffic mitigation for memory care.] l l
The drawings and site plan layout presented at the July 1, 2011, meeting were preliminary in nature and
were not retained in City of Federal Way files as there was no formal preapplication conference request.
The plans were sufficient for me to indicate that memory care units would be a consistent use with the
Village Green/Cottages West senior housing complex. As noted above, memory care units would be
reviewed as a minor modification subject to a formal application process and approval.
Enclosed with this letter is a handout on the Preapplication Conference process and a Master Land Use
Application. Please contact Planning Manager Isaac Conlen at 253-835-2642 if you have any questions.
Sincerely,
Deb Barker
Senior Planner
enc., Preapplication Handout
Master Land Use Application
c: Heidi P. Swartz, 5724 30" Avenue NE, Seattle, WA 98105
Isaac Conlen, Planning Manager
IQ Following the meeting, in a letter dated July 26, 2011, Senior Transportation Engineer Sarady Long confirmed that traffic
impact fees would be required for any memory care units, and those fees paid to the city prior to building permit issuance - file
11-102110-00-AD.
11-302110 Doc. I.D. 60715
BEFORE THE HEARING EXAMINER FOR THE CITY OF FEDERAL WAY
Phil Olbrechts, Hearing Examiner
RE: Village Green Phases II & III
FINDINGS OF FACT, CONCLUSIONS OF
08-105555-00-UP, 08-105557-00-SE LAW AND DECISION
INTRODUCTION
The applicant requests Process IV approval and a five-year extension of the construction
deadline to complete two phases of an existing senior housing development. The Hearing
Examiner approves the application, subject to conditions.
ORAL TESTIMONY
Deb Barker — Federal Way Senior Staff
Ms. Barker began by giving a brief overview of the Village Green staff report, project,
and timeline. She next responded to questions from the Hearing Examiner. The project
application vested in 2008 and will be evaluated under the stormwater system and City Code
from that time. There have not been significant changes in the project proposal since initial
approval, which took into account taking vacant land and building multiple different types of
structures.
Kevin Peterson - Federal Way Public Works Department
As far as the City is concerned, no impacts for the project have been reviewed under the
2009 stormwater manual, as the project vested under the 1998 stormwater manual. It is possible
that there could be future impacts, but they have not been reviewed under the newly adopted
standards.
Heidi Swartz — Representative of Village Green
The applicants are requesting 10 years, as opposed to the current 5 granted, for
substantial completion of the project. The main reason for this is due to the current economic
climate. As the applicant has gone through construction over the past months, the market
appears to have been saturated and has, at a minimum, significantly slowed. The housing is for
seniors who have been hit hard by the current economic conditions and, as a result, have chosen
either to stay in their current housing or move in with family rather than into the new homes
being constructed. There is a very minimal market for the homes that have yet to be built.
Additionally, as with the economy in general, the commercial lending sector has scaled back
greatly, and even if the applicant wanted to build right now, it would be exceedingly difficult to
find funding to do so. They are anticipating a better chance in 2012 or 2013. Also, they believe
that their demographic will bounce back, as they truly do provide affordable housing. However,
(PA0793145.DOC;1\13041.150035\ )
Village Green Extension Request :p I ndWgs, Conclusions and Recommendation
the demand will be there, but over an extended period of time longer than that originally
anticipated. The applicant understands that if there are any complications to the extension of the
five-year period, the two key issues are drainage and traffic, which the conditions to approval
adequately address.
Harold Duncanson — Duncanson Co. Inc, Engineers
Regarding the drainage on the project, the project is vested to the 1998 standards. The
current stormwater systems on site do meet the 1998 standards and were designed to meet the
standards of the 2009 manual as well. In addition, there is room on the site to make
accommodations for any necessary changes.
Harry Long — Federal Way Public Traffic
With the extension of the application, further traffic analysis and mitigation measures
were undertaken, in addition to the original analysis in the initial application. The analysis found
that there would be an increase in traffic, on a per trip basis, and as such a mitigation fee higher
than that originally determined has been imposed.
EXHIBITS
See list of exhibits attached to the staff report prepared by Deb Barker. Exhibit D of that exhibit
list has been replaced with a letter dated June 10, 2008, from the City. The City's PowerPoint
presentation presented during the hearing is admitted as Exhibit W.
FINDINGS OF FACT
Procedural:
1. Ap �1i} cant. The applicant is Village Green of Federal Way, A Retirement Campus, LLC.
The applicant is represented by Heidi Swartz of The Swartz Company.
2. Rearing. The Hearing Examiner conducted a hearing on the application at 11:00 a.m. at
Federal Way City Hall on May 18, 2010.
Substantive:
3. Site/Proposal Description. The applicant has applied for Process IV approval for a senior
housing project along with a five-year extension to the applicable five-year construction
deadline. The proj ect has been previously approved, but the construction deadlines for all phases
have expired and the applicant is reapplying for the same project design.
The 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 operated. Village Green is a
{PA0793145.DOC;1113041.150035\ }
Village Green Extension Request p. 2 Findings, Conclusions and Recommendation
three-phase development, of which Phase I has been completed, Phase II has 63 units complete
and 165 unconstructed, and Phase III has 14 units completed and 26 unconstructed.
4. Characteristics of ffie Area. The property is situated in an urbanized neighborhood, with
a surrounding mix of single and multi -family residential areas. Current uses surrounding the 22-
acre site include multifamily/RM-2400 to the north and single-family high density/RS-9.6 in all
other surrounding directions.
5. Adverse Iml2acts. The project received a SEPA Determination of Nonsignificance (DNS)
on March 13, 2010. In addition, the project has already been approved under highly similar
regulations, but, as previously discussed, that approval lapsed. No alterations. to the originally
approved project design have been proposed. As demonstrated by the completed portions of the
project, the applicant proposes high -quality construction with landscaping and pedestrian
amenities that benefit both the occupants of the project as well as neighboring properties. A 20-
foot landscaping buffer will shield residences to the south, and the buffering will be enhanced by
the retention and replacement of significant trees. Conditions of approval will require
compliance with current drainage and transportation standards for any construction initiated
during the five-year extension period, ensuring that the project does not proceed under highly
outdated regulations. Compliance with current traffic requirements is especially significant for
concurrency, since the City's concurrency requirements are based upon its Six Year TIP, which
only extends to 2015. No critical areas are on site. No comments from the public have been
received, which is especially significant for this application since the public has had the
opportunity to witness the impacts of the completed portions of the project. Given all these
factors, there are no significant adverse impacts associated with this project.
CONCLUSIONS OF LAW
Procedural:
1. Authority of Hearing Lxalniner: FWRC 19.70.150 provides that the Examiner shall issue
a written decision on Process IV applications. FWRC 19.70.210 provides that the Examiner's
decision is appealable to the City Council.
Substantive:
2. Zoning Designation: RS 7.2 and RS 9.6, Single -Family High Density.
3. Review Criteria. and Application. FWRC 19.200.100 requires Process IV review for
senior citizen housing. Process IV criteria are governed by FWRC 19.70.150. Those criteria are
quoted in italics below and applied to the application under corresponding Conclusions of Law.
Hearing Examiner Review Process IV Decisional Criteria, FWRC 19.70.150(3)(a):
It is consistent with the comprehensive plan.
(PA0193145.DOC;1\13041.150035\ )
Village Green Extension Request p. 3 Findings, Conclusions and Recommendation
4. The development represents the completion of the Village Green senior housing campus,
which offers a wide range of housing types and styles, in addition to recreational and cultural
opportunities, while providing seniors a neighborhood -like environment for their retirement.
The current proposal will increase housing opportunities for more active seniors within Village
Green, timed to meet market demands. As conditioned, the application is consistent with the
FWCP designation of Single Family High Density Residential and the FWCP goals and policies
identified in the staff report.
Hearing Examiner Review Process IV Decisional Criteria, FWRC 19.70.150(3)(b):
It is consistent with all applicable provisions of this chapter and all other applicable laws.
5. The City's Community Development Review Committee has reviewed the proposal and
found it to be in compliance with all applicable codes, policies, regulations, and previous
conditions of Hearing Examiner approval. Development of the site in accordance with these
requirements and the conditions of approval will ensure compliance will all applicable codes,
policies, and regulations. In order to ensure that the requested five-year extension does not
authorize the development to proceed under highly outdated development standards, the
conditions of approval require the project to comply with current drainage and transportation
standards for any construction initiated within the five-year extension period.
The Examiner adopts the staff s analysis of compliance with the special regulations applicable to
senior housing projects identified in FWRC 19.200.100. The Examiner also approves the
requested modifications to the fagade length and building height identified in the staff report at
page 12 for the reasons stated in page 12.
Hearing Examiner Review Process IV Decisional Criteria, FWRC 19.70.150(3)(c):
It is consistent with the public health, safety, and welfare.
6. The criterion is satisfied. As discussed in the findings of fact, there are no adverse
impacts associated with the project. As conditioned, all impacts have been fully mitigated. The
provision of senior housing to the City of Federal Way community is also inherently consistent
with public welfare.
Hearing Examiner Review Process IV Decisional Criteria, FWRC 19.70.150(d):
The streets and utilities in the area of the subject property are adequate to serve the anticipated
demand from the proposal.
7. Urban services are available to the site, and the site has direct access to 2nd Avenue SW
and to 1" Avenue South. Internal private streets with associated right-of-way dedication are
consistent with the City's required street improvements and approved modifications. As a
condition of approval, the applicant is required to pay $113,394 as its pro-rata share contribution
to 2010-2015 Transportation Improvement Plan projects. This amount may be modified to meet
updated TIP requirements for construction of portions of the project initiated during the five-year
{PA0793145.DOC;1\13041.150035\ }
Village Green Extension Request p. 4 Findings, Conclusions and Recommendation
extension period. The site is also served by public and private transportation services to meet
demand.
Hearing Examiner Review Process IV Decisional Criteria, FWRC 19.70.150(e):
The proposed access to the subject property is at the optimal location and configuration for
access.
8. Access to Phases II and II is provided from 2nd Avenue SW and 1" 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
South King Fire and Rescue considering emergency access requirements. Additionally, the site
plan and design was previously analyzed and approved for the original permit approval; since
that time no changes have been made to the site configuration and none are proposed in this
request.
FWCC 19.15.100(2): ...If the development activity, use of land, or other action approved under
this chapter includes phased construction, the time limits of this section may be extended in the
decision on the application, to allow for completion of subsequent phases.
9. The project is clearly phased and qualifies for consideration of a five year extension.
There are no criteria for granting such an extension. However, current economic conditions and
the associated difficulties in marketing senior housing units clearly justify the extension. The
added requirements for meeting current drainage and transportation requirements during the
extension period assure that there will be no adverse impacts associated with the extension. The
five year extension is granted.
DECISION
The Hearing Examiner approves project and requested five year construction extension, with the
conditions suggested in the staff report on pages 18 & 19. As extended, construction must be
substantially completed by June 2, 2020.
Dated this lst day of June 2010.
� �L
hi 1 Olbrechts
Hearing Examiner
City of Federal Way
(BFP699241.DOC;1 /13041.1 5 0010/)
Village Green Extension Request p. 5 Findings, Conclusions and Recommendation
DECLARATION OF MAILING
Village Green Senior Housing, Phases II and III
Federal Way File Nos. 08-105555-00-UP and 08-105557-00-SE
I, N. Kay Richards, make the following declaration:
1. I am a resident of the State of Washington, over the age of 18 years, not a
parry to this action, and competent to be a witness herein.
2. On the 2nd day of June, 2010, I mailed, via First Class U.S. Mail, a true
and correct copy of the Findings of Fact, Conclusions of Law and Decision and this
Declaration of Service to the following:
Heidi Swartz
The Swartz Company
5724 30th Avenue NE
Seattle, WA 98105
Duncanson Company, Inc.
Harold Duncanson, Project Manager
145 SW 155th Street, Suite 102
Seattle, WA 98166
Village Green of Federal Way,
A Retirement Campus, LLC
P.O. Box 98309'
Des Moines, WA 98198
Jennifer Kelly
145 SW 155th St., #102
Seattle, WA 98166
Ned Gulbran
2833 Mt. St. Helens Pl. S.
Seattle, WA 98144
I declare under penalty of perjury under the laws of the State of Washington that
the foregoing is true and correct.
EXECUTED at Seattle, Washington, this 2nd day of June, 2010.
(n);
N. Kay RicArds
(PA0793149.DOC;1\13041.150035\ )
CITY OF
A. Federal
June 23, 2010
Heidi Swartz
The Swartz Company
5724 30`h Avenue
Seattle, WA 98105
CITY HALL
�� 33325 8th Avenue South
Mailing Address: PO Box 9718
Y
Federal Way, WA 98063-9718
(253) 835-7000
www.cityoffederalway.com
RE: File #08-105555-00-UP; CLARIFICATION OF EXAMINER APPROVAL
Village Green Phases II & III
Dear Ms. Swartz:
This letter serves to confirm the number of units approved under the Hearing Examiner's June 1, 2010,
decision for the above -referenced project and responds to your June 14, 2010, request for clarification.
The staff report for Village Green Phase lI and Phase III (Cottages West) noted that the applicant
requested approval for the 191 un-bttilt writs] as well as nine additional writs in Phase lI its provided in
Federal Way Revised Carle (.F W RC) 19.110.010,1 for a total of 200 units.
The Hearing Examiner's June 1, 2010, decision stated: "Tire Hearing Examiner approves project and
requested five year construction extension, with the conditions suggested in the staff report on pages 18 &
19."
Based on the applicant's initial request and the project approval issued by the Examiner, the scope of the
Village Green Phase II and III project approved in the Jame 1, 2010, decision is hereby confirmed as a
total of 200 units.
Please contact Senior Planner Deb Barker at 253-835-2642 if you have any questions about this letter.
Sincerely,
14"0--�
Greg Fewins, Director
Corm-n unity Development Services
c: Deb Barker, Senior Planter
Kevin Peterson, engineering Plans Reviewer
Sarady Long, Senior Trattic Engineer
165 Phase II units and 26 Phase III units = 191 units + 9 additxmal units == 200 Units,
' FWRC 19.110.010 provides increased density when providing affiordable housing units.
Doc I D 54620
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Federal Way
June 1, 2017
9:00 a.m.
Pre -application Conference Sign in Sheet
COMMUNITY DEVELOPMENT REVIEW COMMITTEE
Project Name: Village Green Memory Care
Parcel # 302104-9146
File Number: 17-102079-00-PC
City Hall
Hylebos Room
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EjVELOPMENT
N0US1NG 0EEIVERE[1
May 4, 2017
Margaret Clark RECEIVE®
Principal Planner
City of Federal Way MAY 0 5 2017
33325 8th Avenue South CITY OF FEDERAL WAY
Federal Way, WA 98003-6325 COMMUNITY DEVELOPMENT
Phone (253) 835-2607
RE: Cover Letter and Statement of Proposed Use for Village Green Preapplication Conference
Dear Margaret Clark,
Because of an increased, unmet current need for Memory Care in Federal Way, RJ Development
has been a working with the Powell Family, owners of the Village Green of Federal Way to create
a plan for expanding their Senior Housing campus to include dedicated care for those suffering
from Alzheimer's and other forms of Dementia. A 39,000 Square Foot, 52 unit/64 bed dedicated
Memory Care building is proposed on a portion of existing land that is owned by the Powell
Family as apart of the Village Green Retirement Campus. Because of the increasing need for
quality Memory Care in Federal Way, this use would be the lowest impact, best use for this
additional land.
RJ Development is a Senior Housing specific developer with a successful track record of
developing purpose built buildings, designed for efficient operations which create warm and
inviting spaces for residents and families.
The Powell Family has a history of successfully operating the Village Green Retirement
Community as well as other Retirement Communities in other markets. The Powell Family prides
themselves in providing top notch care for families and investing in the Federal Way community.
The Memory Care expansion to the existing Village Green complex is proposed on land that is a
part of the current Retirement Campus located at 35404 2nd Ave SW in Federal Way, WA. The
proposed site layout included with this application takes into account site topography to
minimize the building footprint and to be mindful of the surrounding existing uses around the
site.
RJ Development
401 Central St SE — Olympia, WA 98501
(360) 528-3343 — www.ridevelopment.com
M
The proposed Memory Care building will be designed with similar architectural features of the
surrounding area and existing property in the retirement community. Well appointed materials
and finishes will be selected to compliment interior and exterior elements of buildings
surrounding the property, which will help create an inviting environment.
During the preapplication meeting, we welcome feedback on the site plan as well as a need to
gain an understanding of any and all impact fees (water/sewer impact fees, parks, traffic, fire,
police, etc.) to ensure that we can get an accurate financial picture for the project. We look
forward to having a successful project, helping families and meeting the need of those in Federal
Way. We seek to have the preapplication meeting at your earliest possible convenience to ensure
project success.
Enclosed, you will find the following documents required to schedule a Preapplication
Conference with the City of Federal Way:
a Seven (7) copies of the proposed site plan
Seven (7) copies of examples of the existing architecture of the surrounding Village Green
buildings that will be used to model the style of the new Memory Care facility
Preapplication Conference instruction sheet
• Completed Master Land Use Application
Check to cover the required Preapplication Conference fees
Please feel free to reach out if additional information is needed at this time.
Sincerely,
Aq'�tfr\ 0-s-a-we"K
Austin Groves
Project Manager
RJ Development
401Central Street SE
Olympia, WA 98501
Phone (360) 528-3343
RJ Development
401 Central St SE — Olympia, WA 98501
(360-528-3343)—www.ridevelopment.com
LE A-
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A�kCIT
Federal Way
May 11, 2017
Austin Groves
RJ Development
401 Central Street SE
Olympia, WA 98501
austin@rjdeveloprnerrt. com
RE: File #17-102079-00-PC; PREAPPLICATION CONFERENCE SCHEDULED
Village Green Memory Care, *No Site Address*, Federal Way
Dear Mr. Groves:
FIL9
33325 8th Avenue South
Federal Way, WA 98003-6325
(253) 835-7000
www. cityoffederalway.. com
Jim Ferrell, Mayor
The Community Development Department is in receipt of your preapplication conference request. The
application has been routed to members of the Development Revievv Committee and a meeting with the
project applicant has been scheduled as follows:
9:00 a.m. — Thursday, June 1, 2017
Hylebos Conference Room
Federal Way City Hall, 2" d Floor
33325 8`h Avenue South
Federal Way, WA 98003
We look forward to meeting with you. Please coordinate directly with anyone else you would like to
attend the meeting as this will be the only notice sent by the department. If you have any questions
regarding the meeting, please contact me at Becky.chapin@cityoffederalway.com, or 253-835-2641.
Sincerely,
Becky Cha '
Associate Planner
Doc I D 7ig54
CITY OF FEDERAL WAY
COMMUNITY DEVELOPMENT DEPARTMENT
DEVELOPMENT REVIEW COMMITTEE TRANSMITTAL
DATE: May 11, 2017
TO: Cole Elliott, Development Services Manager
Peter Lawrence, Plans Examiner
Rick Perez, City Traffic Engineer
Brian Asbury, Lakehaven Water & Sewer District
Chris Cahan, South King Fire & Rescue
pro"C i I
FOR DRC MTG. ON.•
FILE NUMBER(s):
RELATED FILE NOS.:
PROJECT NAME:
PROJECT ADDRESS
ZONING DISTRICT. -
Becky Chapin, Associate Planner
May 25, 2017 - Internal
June 1, 2017, 9:00am - with applicant
17-102079-00-PC
None
Village Green Memory Care
*NO SITE ADDRESS*
RS 9.6
PROJECT DESCRIPTION: Proposal to construct a 52 unit, 64 bed memory care facility.
LAND USE PERMITS: Preapplication Conference
PROJECT CONTACT: Austin Groves
RJ Development
401 Central St SE
Olympia, WA 98501
MATERIALS SUBMITTED: Master Land Use Application
Cover Letter/Statement of Proposed Use
Preliminary Site Plan
Win
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OVERALL SITE PLAN
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VICINITY MAP
SITE INFORMATION
PROPOSED MEMORY CARE BUILDING
ADDRESS 35404 2nd Ave SW, Federal Way, WA 98003
\ 00 \ PARCEL #
ZONING RS9.6
JURISDICTION CITY OF FEDERAL WAY
° — PROPERTY INFORMATION
NAME Mark Comments
�( GROSS AREA 1.32 ACRES 57,565 S.F.
v / (ESTIMATED (ESTIMATED)
LOT COVERAGE
9 Z5 PERMITTED 34,539 S.F. 60%
0 PROVIDED 15,500 S.F. 27%
BUILDING AREA (TOTAL GROSS S.F.)
PROVIDED 39,000 S.F.
BUILDING HEIGHT
PERMITTEDO MAX. 30FT FROM AVERAGE GRADE
PROVIDED
DENSITY CALCULATIONS
MEMORY CARE BUILDING 52 UNITS - 64 BEDS
0 52 UNITS / 1.32 ACRES TOTAL PER ACRE 39.4 UNITS PER ACRE
PROPERTY SETBACK SCHEDULE
BOUNDARY ORIENTATION SETBACKS
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... PARKING CALCULATION
SENIOR 1 STALLS PER UNIT 1 STALL PER UNIT X 52 PROPOSED
HOUSING UNITS = 52 TOTAL STALLS
CHAPTER 3 OCCUPACY CLASSIFICATION:
OCCUPANCY GROUP: R-2 OVER S-2
OCCUPANCY SEPARATION: 2HR
TYPE OF CONSTRUCTION: it -A AND V-A (SPRINKLERED)
BUILDING HEIGHT: 2 STORIES OVER 1 FLOOR OF OPEN PARKING
RECEIVED
N MAY 0 5 2017
CITY OF FEDERAL WAY
COMMUNITY DEVELOPMENT
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SITE INFORMATION
PROPOSED MEMORY CARE BUILDING
ADDRESS 35419 1 st Ave. S, Federal Way, WA 98003
PARCEL #
ZONING RS7.2
JURISDICTION CITY OF FEDERAL WAY
PROPERTY INFORMATION
NAME Mark Comments
LOT COVERAGE
PERMITTED 34,539 S.F. 60%
PROVIDED 15,500 S.F. 27%
BUILDING AREA (TOTAL GROSS S.F.)
PROVIDED 39,000 S.F.
BUILDING HEIGHT
PERMITTED MAX. 30FT FROM AVERAGE GRADE
PROVIDED
DENSITY CALCULATIONS
MEMORY CARE BUILDING 52 UNITS - 64 BEDS
52 UNITS / 1.32 ACRES TOTAL PER ACRE 39.4 UNITS PER ACRE
PROPERTY SETBACK SCHEDULE
SETBACKS
BOUNDARY
ORIENTATION
REQUIRED
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35 FT
SIDE
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SIDE
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REAR
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32 FT
PARKING REQUIREMENTS
USE/ACTIVI... REQUIRED VEHICLE... PARKING CALCULATION
SENIOR 1 STALLS PER UNIT 1 STALL PER UNIT X 52 PROPOSED
HOUSING UNITS = 52 TOTAL STALLS
OVERALL SITE PLAN
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