18-102006FILE
'k CITY OF
Federal
June 21, 2018
Brooks Powell
PO Box 98309
Des Moines, WA 98198
brooks@powell-homes.com
Way
CITY HALL
33325 8th Avenue South
Federal Way, WA 98003-6325
(253) 835-7000
www.cityoffederalway.com
Jim Ferrell, Mayor
Re: File #18-102006-00-PC, PREAPPLICATION CONFERENCE SUMMARY
Village Green Phase II, Parcel #'s 302104-9017 & 302104-9146, Federal Way
Dear Mr. Powell:
Thank you for participating in the preapplication conference with the City of Federal Way's Development
Review Committee (DRC) held June 7, 2018. We hope that the information discussed at that meeting was
helpful in understanding the general requirements for your project as submitted.
This letter summarizes comments given to you at the meeting by the members of the DRC. The members
who reviewed your project and provided comments include staff from the City's Planning and Building
Divisions and Public Works Department, and representatives from Lakehaven Water & Sewer District
and South King Fire and Rescue. Some sections of the Federal Way Revised Code (FWRC) and relevant
information handouts are enclosed with this letter. Please be advised, this letter does not represent all
applicable codes. In preparing your formal application, please refer to the complete FWRC and other
relevant codes for all additional requirements that may apply to your project.
The key contact for your project is me, Becky Chapin, becky.chapin@cityoffederalway.com, 253-835-
2641. 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
Proposal to request 10-year extension of all land use approvals for Phase Il of the Village Green Campus.
The unbuilt portions of Village Green include buildings F, G, H, I & J, landscaping, parking lots, and site
improvements.
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. The major issues section is only provided as a means to highlight critical requirements or issues.
Please be sure to read the comments made by all departments in the following section of this letter.
Mr. Powell
June 21, 2018
Page 2
■ Planning Division
1. Process IV `Hearing Examiner' approval required.
2. Boundary Line Adjustment (BLA) will be required to adjust or remove interior lot line under
Building F.
* Public Works Development Services Division
Stormwater treatment and detention requirements must meet the adopted King County Surface Water
Design Manual and City of Federal Way Addendum at the time of building permit application.
■ Public Works Traffic Division
1. Transportation Concurrency Management (FWRC 19.90) — A transportation concurrency
permit with application fee of $4,790 is required for the proposed project.
2. Traffic Impact Fees (FWRC 19.91) — Traffic impact fees are required and will be assessed at
building permit stage.
3. Frontage Improvements (FWRC 19.135.040) — Construct street frontage improvements and
dedicate right-of-way (ROW) along the property frontage on SW 3561h Street and I" Avenue SW.
4. Block Perimeter (FWRC 18.55.010 & FWRC 19.135.251) — The development shall meet block
perimeter requirements of 1,320 feet for non -motorized access, and 2,640 feet for streets. This
requirement may be modified by the Public Works Director if connections cannot be made for
reasons outlined in the FWRC.
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
I . Zoning and Required Review Process — The subject property is zoned RS-7.2. Senior Citizen or
special needs housing uses are permitted uses in the RS zone under FWRC 19.200.100. The land use
approval for Phase II of Village Green and for Cottages West expires on June 2, 2020, and those
portions of the project not substantially complete will be required to undergo a new Process IV
review.
Process IV is an administrative review conducted by city staff, with a final decision issued by the
Hearing Examiner following a public hearing. The Process IV decision criteria are contained in
FWRC 19.70.150.2(a)-(f).
Prior to the Process IV public hearing, the Director of Community Development will issue a decision
under FWRC Chapter 19.115, Community Design Guidelines, related to building and site design, and
the CPTED (Crime Prevention through Environmental Design) principles. The Director's design
decision is appealable to the Federal Way Hearing Examiner.
2. Land Use Review Time Frames, Limitations — Under FWRC procedural guidelines, every effort is
made to process land use and environmental applications within 120 days from the date of a complete
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application, and to approve, disapprove, or return the application within this timeline. The review
time frame is suspended at any time the City requests additional information from the applicant.
Throughout project review, the applicant will be notified in writing of the status of the 120-day time
clock.
In accordance with FWRC 19.15.100, the applicant must substantially complete construction for the
actions approved under the Process IV decision within five years after the final decision on the matter
or the decision is void. If the development activity, use of land, or other action 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. Provisions for certain extensions of these timeframes are
set forth in FWRC 19.15.110.
The building permit process is separate from land use review and is subject to fees, procedures, and
review timeframes. Process IV land use approval is recommended prior to submitting the building
permit application to avoid delay in project review. If the project has not received land use approval,
it may be placed on hold until land use review is completed. No clearing, grading, or demolition may
occur on site in advance of the land use approval, building or grading permit, demolition permits, or
other approval process as required by the City.
State Environmental Policy Act (SEPA) — Pursuant to Washington State Administrative Code
(WAC) 197-11-800, the proposed project is subject to SEPA review. The SEPA Mitigated
Determination of Nonsignificance (MDNS) issued on July 18, 1998, for the Village Green Phase II,
dealt with environmental impacts associated with the Buildings F, G, H, I, & J as well as the built
portions of Village Green Phase I1. Depending on the extent of those un-built portions of the
development, the City will require that a new environmental checklist be submitted and may issue
either a new determination or an addendum to the previous SEPA determinations.
4. Public Notification — The Process IV application and SEPA determination (if applicable) require
three separate notices (Notice of Application, SEPA, and Notice of Public Hearing). Within 14 days
of issuing the Letter of Complete Application, a Notice of Application will be published in the
Federal Way Mirror, mailed to persons within 300 feet of the subject property, posted on the subject
property, and placed at the City's three designated notice boards. The applicant is responsible for
posting public notification signs prepared by the City. The City will notify the applicant when the
signs are ready for pick-up. Notice will be given in the same format for the City's SEPA
determination (if applicable) and Notice of Public Hearing 14 days prior to the public hearing date.
The applicant is required to submit three (3) sets of stamped mailing envelopes to persons receiving
tax statements within 300 feet of the subject property. The City's GIS Division provides this service
for a nominal fee or the applicant may provide their own mailing envelopes via King County
Assessor records or a title company. Please find the enclosed mailing labels bulletin for further
information.
5. Boundary Line Adjustment (BLA) — As proposed, the site plan depicts Building F over property
lines. Buildings cannot be built over property lines. Therefore, a Boundary Line Adjustment (BLA) is
required to eliminate the interior property line. A BLA is a minor alteration in the location of lot
boundaries on existing lots. Pursuant to FWRC Chapter 18.10 "Boundary Line Adjustments," BLA
applications are administratively processed. Please note that the BLA process runs concurrently with
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the Process IV land use process; however, the BLA must be approved by the City and recorded at
King County before issuance of any new building permits.
Environmentally Critical Areas — The project is located within a designated Critical Aquifer
Recharge Area as designated by Lakehaven Water & Sewer District. The site is within a 10-year
capture zone and a 5-year capture zone. Pursuant to FWRC 19.145.490, a Hazardous Materials
Inventory Statement — Critical Aquifer Recharge and Wellhead Protection Areas (enclosed) must be
completed and submitted with the formal application. The Development Review Committee (DRC)
will then review the Hazardous Materials Inventory Statement and assess all potential impacts to the
city's groundwater resources.
7. Key Development Regulations — All site improvements must comply with the applicable FWRC
development regulations. The following general regulations will apply to the proposal.
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 RS7.2 zone is 60%. The area of all structures,
pavement and any other impervious surface on the subject property will be calculated as a
percentage of total lot area in determining compliance with maximum lot coverage.
c. Maximum Building Height — The height allowed is 30 feet above average building elevation
(AABE). As part of the Process IV submittal, an elevation drawing of the buildings will be
required.
d. Parking — Required parking for senior housing is 1 parking space per dwelling unit. If at any time
the parking is reduced, a parking study, identifying why reduced parking is appropriate, is
required to be submitted and reviewed with the land use application.
e. Fagade Length and Roofs — No fagade of any structure may exceed 120 ft. in length. In addition,
all buildings must be gabled with pitched roofs.
f. Density — The city will determine the number of dwelling units or occupancy rooms or suites
permitted in the proposed development and may permit or require modification of the required
yard, lot coverage, height, landscaping and other similar dimensional and site design
requirements based on the following criteria:
i. The specific nature of the occupancy and the persons that will be housed in the proposed
development.
ii. The size of the dwelling units or occupancy rooms or suites and the specific configuration of
any facilities within these units, rooms or suites.
iii. The impacts on nearby residential uses of the proposed development.
iv. The architecture, site design and other design features of the proposed development.
g. Open Space (notes # 15 & 16):
i. Any common open space requirements for senior housing or special needs housing may be
reduced at the discretion of the director, if an open space study documents that less common
open space will be adequate to serve the needs of the residents. The subject property must
provide usable open space in a total amount equal to at least 100 square feet per dwelling
unit and may include private open spaces such as yards, patios, and balconies, as well as
common open spaces such as plazas, playgrounds, recreation rooms, rooftop terraces, p-
patches, pools, active lobbies, and atriums. A minimum of 25 percent of the usable open
space provided must be common open space. All eligible usable open space shall also meet
the requirements specified in FWRC 19.115.115. A fee -in -lieu payment may be utilized for
up to 50 percent of the usable open space as specified in FWRC 19.115.115.
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ii. Any common open space requirements for senior housing or special needs housing may be
reduced at the discretion of the director, if an open space study documents that less common
open space will be adequate to serve the needs of the residents.
With your application, please provide a written description of those areas intended as open space.
Include on the submittal drawings the size and location of each recreation area, the intended users,
and indicate whether it is internal or external.
8. Clearing, Grading, and Tree and Vegetation Retention — The Process IV application must include
a clearing and grading plan consistent with FWRC 19.120.040(1). Clearing and grading plans are
reviewed and approved in conjunction with land development permit associated with the proposed
development. Approval and Notice to Proceed shall be required prior to commencing clearing and
grading activities on the site. Reference FWRC 19.120.060(2).
A tree and vegetation retention plan as required under FWRC 19.120.140(2) must also be submitted
with the Process IV application. The tree and vegetation retention/replacement plan must be prepared
by a certified arborist or certified landscape architect. The standards require each development to
maintain a minimum tree unit density. The minimum tree density in the RS7.2 zone is 25 tree units
per acre. The tree density would be 108 tree units (25 tree units x 4.31 acres).
A tree unit is a value assigned to existing trees retained on the property or replacement trees. The
larger the tree, the greater value it is assigned. Required tree density can be composed of retained
trees and replacement plantings per FWRC 19.120.130. (Note: required landscaping trees may be
counted in tree density). The tree and vegetation plan must clearly show where the required tree units
are to be located. The formal landscape plan must detail information about tree unit credits and
replacement.
9. Landscaping — The Process IV application must include a preliminary landscape plan, prepared by a
licensed landscape architect, in accordance with the landscape requirements contained in FWRC
Chapter 19.125 "Outdoors, Yards, and Landscaping. " Following are the key landscape requirements
for the project.
a. Perimeter Landscape Buffers — Type III perimeter landscaping a minimum of 10 feet in width is
required along all property lines. Type III landscaping consists of a mixture of evergreen and
deciduous trees, large shrubs a minimum of 24 inches in height at the time of planting, and
groundcover; spaced to provide a visual buffer creating a partial visual separation.
b. Interior Parking Lot Landscaping — Fifteen square feet of Type IV interior lot landscaping per
parking stall must be incorporated into any surface parking areas. Landscape islands must be a
minimum size of 64 square feet and a maximum of 305 square feet, and a minimum width of six
feet at the narrowest point for islands at the end of 90-degree parking rows, three feet at the end
of rows with angled parking, and eight feet in width for islands used to separate head -to -head
parking stalls and shall be provided at the following locations:
• At the end of all rows of parking; and
• For separation buffering between loading doors or maneuvering areas and parking areas or
stalls; and
• Any remaining required landscaping shall be dispersed throughout the interior parking area in
a manner to reduce visual impact of the parking lot;
• Deciduous trees are preferred for landscape islands within interior vehicle use areas.
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c. Parking Lot Screening — At -grade parking areas adjacent to 2nd Avenue SW must incorporate a
berm at least three feet in height within perimeter landscape areas; or alternatively, add
substantial shrub plantings to the required perimeter landscape type, and/or provide architectural
features of appropriate height with trees, shrubs, and groundcover, in a number to efficiently
substitute for the berm, to reduce the visual impact of parking areas and screen automobiles, and
subject to approval by the Director of Community Development.
d. Landscape Modifications — The code provides a variety of modification options to required
landscaping. Landscape modifications may be requested pursuant to FWRC 19.125.100, and will
be reviewed and decided upon in conjunction with the Process IV application. Such requests must
be submitted in writing and include a narrative describing how the proposed modification meets
the applicable modification criteria listed in the code.
10. Community Design Guidelines — The proposed improvements are subject to an administrative
design review of FWRC Chapter 19.115 conducted by city staff. Project designers shall strive for
overall design continuity by using similar elements throughout the project such as architectural style
and features, materials, colors, and textures. The principal applicable guidelines for the project are
noted below. However, this does not necessarily include all applicable guidelines, and project
designers must consult the guidelines in their entirety in preparing an application. Please include a
written narrative identifying how the project complies with all applicable design guidelines.
a. FWRC 19.115.010(2), Crime Prevention through Environmental Design (OPTED) — Implement
CPTED principles to reduce opportunities for criminal activities to occur. The city's Police
Department and Planning Division will evaluate the formal application and review for
compliance with CPTED principles (Natural Surveillance, Access Control, and Ownership).
Special consideration to incorporate principles to all pedestrian routes of travel, courtyard or
plaza areas, and the parking garage is strongly encouraged. A completed CPTED checklist must
be submitted with your application.
b. FWRC 19.115.040, Security Program — A list of general strategies that are encouraged to be
addressed in a security program for new stacked senior housing.
c. FWRC 19.115.050, Site Design — Refer to all sections of this chapter for site design standards. In
addition to ensuring that pedestrian accessible routes of travel are provided to the right-of-way
from each building, other key sections are:
i. (1) General Criteria (a)-(g).
ii. (2) Surface Parking Lots (a)-(c), and (e).
iii. (3) Parking Structures (a)-(d) and (f)-(h).
iv. (4) Pedestrian Circulation and Public Spaces (a)-(c), and (e)-(f).
V. (5) Landscaping.
vi. (6) Commercial Services.
vii. (7) Miscellaneous (a).
d. FWRC 19.115.060 Building Design — Key design requirements of this section apply to the project
as follows. Note that the requirements of this section apply to all sides of the buildings.
i. (2) Building facades both longer than 60 feet and visible from a right-of-way must
incorporate a minimum of two out of four design options intended to break up the mass
of large buildings. These design options include fagade modulation, landscaping,
canopy or arcade, or associated pedestrian plazas.
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ii. (3) Building facades shall also include methods of articulation and accessory elements,
for example display windows, window openings with visible trim material, vertical
trellis, artwork, decorative masonry or metal patterns or grillwork, relief, material
variations, etc.
e. FWRC 19.115.070, Building and Pedestrian Orientation —Review (a)-(c).
f. FWRC 19.115.090(4) District Guidelines for Residential Zones — Key design requirements of this
section apply to the project as follows:
• Non -single-family residential uses, FWRC 19.115.090(1)(g)-(r).
11. Solid Waste Receptacles — FWRC 19.125.150 requires that storage areas for garbage and recycling
receptacles be provided for each project, and contain design guidelines and space requirements.
Locations for the recycling and garbage facilities must be depicted on the formal site plan. Include the
square footage of each facility provided and depict routes of travel for service providers.
12. Affordable Units — Five percent of new dwelling units must be considered affordable as defined by
FWRC 19.110.010. `Affordable units" for rental affordable housing means dwelling units that are
offered for rent at a rate that is affordable to those individuals and families having incomes that are 50
percent or below the median county income. The formal application must reflect the affordable
housing requirement and provide details of how it will be accomplished. Note that prior to issuance of
a certificate of occupancy for any building, an agreement in a form approved by the city requiring
affordable dwelling units to remain as affordable housing for the life of the project must be recorded
with the King County Department of Records and Elections at the expense of the applicant.
13. School Mitigation Fees — School impact mitigation fees are required for multi -family residential
dwelling units. However, housing units for the elderly are exempt from school impact fees pursuant to
FWRC 19.95.060(1)(a) so long as these uses are maintained in perpetuity and the necessary
covenants or declarations of restrictions are recorded on the property to ensure that no children will
reside in the development. Please include a statement as to how you will meet this requirement with
the formal application.
14. Application Fees & Submittal — Please contact the Permit Center at 253-835-2607, or
permitcenter@cityoffederalway.com, for updated fee schedule information for applications and
permits.
PUBLIC WORKS DEVELOPMENT SERVICES DIVISION
Cole Elliott, P.E., 253-835-2730, cole.elliott@cityoffederalway.com
Land Use Issues — Stormwater
Surface water runoff control and water quality treatment will be required per the adopted King County
Surface Water Design Manual (KCSWDM) and the City of Federal Way Addendum to the manual at the
time of building permit application. 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 nine 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 Addendum can be
found at the following website: www.ci!yofederalwgy-com/node/1467.
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Right -of -Way Improvements
1. See the Traffic Division comments from Sarady Long, Sr. Transportation Planning Engineer, for
traffic related items.
2. All stormwater treatment and detention requirements outlined above may apply to any improvements
within the public right-of-way.
PUBLIC WORKS — TRAFFIC DIVISION
Sarady Long, 253-835-2743, sarady.long@cityoffederalway.com
Transportation Concurrency Analysis (FWRC 19.90) and Transportation Impact Fees (TIF)
(FWRC 19.91)
Concurrency permits are tied to the underlying land use decision with traffic impacts and mitigation
associated with the development are tied to the current adopted 6-year Transportation Improvement
Plan (TIP). As such, the Public Works Traffic Division cannot support the 10 years extension request.
Furthermore, since concurrency is on a "first come, first serve" basis, reserving the trips for 10 years
could potentially create LOS problems for other developments. Staff would support extension up to
2024 as this coincides with the 2019 — 2024 Transportation Improvement Program. However, prior to
extension approval, a concurrency permit is required to determine if adequate roadway capacity exists
during the weekday PM peak period to accommodate the requested extension. Please note, if
building permit for the Village Green Phase II project is not issued within the five (5) years timeline
granted under the Process IV approval, the applicant shall be subjected to a new concurrency review.
2. The estimated fee for the concurrency permit application is $4, 790. This fee is an estimate and based
on the materials submitted for the preapplication meeting. The concurrency application fee must be
paid in full at the time the concurrency permit application is submitted with land use application. The
fee may change based on the new weekday PM peak hour trips as identified in the concurrency trip
generation. The applicant has the option of having an independent traffic engineer prepare the
concurrency analysis consistent with City procedures; however, the fee remains the same.
3. Traffic impact fee for the development will be calculated based on the fee schedule in effect at the
time a building permit application is filed and must be paid prior to permit issuance.
Street Frontage Improvements (FWRC 19.135)
1. The applicant/owner would be expected to construct street improvements consistent with the planned
roadway cross -sections as shown in Map III-6 of the FWCP and Capital Improvement Program (CIP)
shown as Table III-19 (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 3561' Street is a Minor Arterial planned as a Type "G" street, consisting of a 66-foot street
with curb and gutter, six-foot planter strips with street trees, 8-foot sidewalks, and street lights in
a 100-foot right-of-way (ROW). Assuming a symmetrical cross section, 8-foot ROW dedication
and half street improvements are required as measured from the street centerline.
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■ 1st Ave S is a Minor Arterial planned as a Type "C" street, consisting of a 72-foot street with
curb and gutter, six-foot planter strips with street trees, 8-foot sidewalks, and street lights in a
106-foot right-of-way (ROW). Assuming a symmetrical cross section, 11-foot ROW dedication
and half street improvements are required as measured from the street centerline.
2. The owner may be required to dedicate additional right-of-way (ROW) to accommodate additional
turn lane improvements if identified in the transportation analysis and/or property corner radius.
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). Please note that these modification requests have
a nominal review fee of $278.
4. Tapers and transitions beyond the project frontage may be required as deemed necessary for safety
purposes, taper rate shall be WS^2/60 or as directed by the Public Works Director.
Access Management (FWRC 19.135)
1. Access management standards are based on roadway safety and capacity requirements. FWRC
19.135.280 provides access standards for streets based on planned roadway cross -sections. Please
note that access classifications are per Drawing 3-1A in the Public Works Development Standards.
2. Access may be further restricted if such access would interfere with the 951h percentile queue lengths
from any existing traffic control device.
3. For driveways that serve uses other than single-family residential uses and zero lot line townhouse
development, the maximum driveway width is 30 feet for a two-lane two-way driveway and 40 feet
for a three -lane two-way driveway (FWRC 19.135.270). Driveway widths may be increased in order
to provide adequate width for vehicles that may be reasonably expected to use the driveway, as
determined by the Public Works Director.
4. Please contact King County Metro and Pierce Transit for any transit related improvements along SW
356"' St. and F" Ave S.
PUBLIC WORKS — SOLID WASTE AND RECYCLING DIVISION
Rob Van Orsow, 253-835-2770, robv@cityoffederalway.com
Solid Waste & Recycling Design Considerations
Solid waste and recycling design considerations include:
• Adequate space allocation for interior and exterior garbage, recycling, food waste, waste oil, yard
debris, hazardous waste, or biohazard collection containers. Minimum recycling space allocation
is established by FWRC 19.125.150.
• For basic solid waste and recycling needs within a single enclosure, clear interior dimensions
measuring 10' deep by 20' across are recommended, along with a two -door swing -open or roll -
open gate that spans the front width of the enclosure. When gate doors are opened, no structure or
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hardware should remain above grade across the enclosure opening. Gate pins/holes are preferred
for holding gates in closed and open positions to ease service access and maximize the life of gate
hardware.
• Sites may require a larger enclosure, or multiple enclosures, to accommodate on -site user access
and/or additional waste types and containers.
• Plan for user access to interior waste and recycling storage areas/containers, and to exterior
containers screened by enclosure(s).
• Plan for unobstructed, safe enclosure ingress and egress for service vehicles, directly in line with
enclosure openings. Allow appropriate turning radii for service vehicles, and minimize potential
`blind spots' during ingress and egress.
• Consider landscaping, setbacks and screening requirements [based on FWRC 19.125.040 (4) &
(5)l
Help with many design parameters related to service access is available via the City's contracted solid
waste services provider, Waste Management. Contact: John Davis — Senior Route Manager at 206-786-
4530 (cell).
COMMUNITY DEVELOPMENT — BUILDING DIVISION
Scott Sproul, 253-835-2633, Scott.Sproul@cityoffederaiway.com
1. Building Codes. The structure will be treated as a new building permit application and must meet all
current codes including:
• International Building Code (IBC), 2015
Washington State Amendments WAC 51-50
• International Mechanical Code (IMC), 2015
Washington State Amendments WAC 51-52
• Uniform Plumbing Code (UPC), 2015
Washington State Amendments WAC 51-56 & WAC 51-57
• International Fire Code (IFC), 2015
Washington State Amendments WAC 51 -54
• National Electric Code (NEC), 2014
• Accessibility Code (ICC/ANSI A117.1), 2009
■ International Residential Code, 2015
Washington State Amendments WAC 51-51
• Washington State Energy Code, 2015 WAC 51-11
Wind/Seismic: Basic wind speed 85 Mph, Exposure, 25# Snow load, Seismic Zone D-1
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2. Building Permit Application Process. A completed building permit application and commercial
checklist are required. The commercial checklist will be filled out by staff and provided at the time of
Land Use Approval. Copies of application and checklist may be obtained on our web site at
www.cilyoffederalway.com.
Appointments are required for intake of new commercial building permit submittals. Please call or
email to schedule an intake appointment with the Permit Center staff at (253)835-2607 or
permitcenter cr,cityoffederalway.coni.
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.
Please note, Land Use Approval is recommended prior to submitting the building permit application
to avoid delay in project review. If the project has not received Land Use Approval, it may be placed
on hold until Land Use review is completed.
3. Review Timing. 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.
The first comment letter can be expected within 5-7 weeks of submittal date. Re -check of plans will
occur in one to three weeks after re -submittal.
Revised or resubmitted plans shall be provided in the same format, size, and amount as the originally
submitted plans. Revised/resubmitted drawings shall indicate by means of clouding or written
response, what changes have been made from the original drawings. Plans for all involved
departments will be forwarded from the Community Development Department.
4. Other Permits & Inspections. Separate permits may be required for electrical, mechanical,
plumbing, fire suppression systems, and signs. Applicants may apply for separate permits at any time
prior to commencement of construction.
When required, special inspections shall be performed by WABO approved agencies or by agencies
approved by the building official prior to permit issuance. Construction must be approved by all
reviewing departments prior to final building division inspection.
All concerned departments (Planning, Public Works, Electrical, & Fire) must sign off before the
Building Department can final the structure for occupancy. Building final must be approved prior to
the issuance of a Certificate of Occupancy.
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 Department and will be scheduled by the inspector of record for
the project.
Site -Specific Requirements.
• Buildings will be required to be built under the adopted code at the time of permit submittal.
18-102006-00-PC Doe ID:77811
Mr. Powell
June 21, 2018
Page 12
The information provided is based on limited plans and information. The comments provided are
not intended to be a complete plan review and further comments are possible at time of building
permit plan review.
LAKEHAVEN WATER AND SEWER DISTRICT
Brian Asbury, 253-946-5407, BAsbury@[akehaveu.org
Water
1. 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. 2018 cost for a Water Certificate of Availability is $65.04.
2. Lakehaven does not have any Hydraulic Model results in this area, and it's presumed this information
will be necessary for the fire marshal & plumbing design. Applicant can request Lakehaven perform a
system hydraulic model analysis (separate from, or concurrent with, an application for Availability).
2018 cost for a system hydraulic model analysis is $238.48.
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 & 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.
4. 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.
5. Service pressure(s) greater than 80 psi indicated, Pressure Reducing Valve(s) indicated, contact local
building official for requirements &/or additional information.
6. 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
18-102006-00-PC Doc ID:77811
Mr. Powell
June 21, 2018
Page 13
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@Lakeliaven.org, 253-946-5427) for additional information on premise isolation/BPA
installation & testing coordination.
Sewer
1. 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. 2018 cost for a Sewer Certificate of Availability is $65.04.
2. 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 applicant's engineer. Also, if
applicable, see attached Lakehaven Trash/Recycling Enclosure Standards.
General
1. All Lakehaven Development Engineering related application forms, and associated standards
information, can be accessed at Lakehaven's Development Engineering web pages
(htt://www.lakchaven.or 204/Develo ment-En ineerin ).
2. All comments herein are valid for one (1) year and are based on the proposal(s) submitted and
Lakehaven's current regulations and policies. Any change to either the development proposal(s) or
Lakehaven's regulations and policies may affect the above comments accordingly.
SOUTH KING FIRE AND RESCUE
Chris Cahan, 253-946-7243, chris.cahan@southkingfire.org
The Fire Department has no comment on the 10-year extension of all land use approvals for Phase II. The
building will be subject to Fire Department plan review, including emergency access, fire hydrants, and
fire protection systems upon building permit application.
CLOSING
This letter reflects the information provided at the preapplication meeting and is intended to assist you in
preparing plans and materials for formal application. We hope you found the comments useful to your
project. We have made every effort to identify major issues to eliminate surprises during the City's
review of the formal application. The completion of the preapplication process in the content of this letter
18-102006-00-PC Doc ID:77811
Mr. Powell
June 21, 2018
Page 14
does not vest any future project application. Comments in this letter are only valid for one year as per
FWRC 19.40.070 (4),
As you know, this is a preliminary review only and does not take the place of the full review that will
follow submission of a formal application. Comments provided in this letter are based on preapplication
materials submitted.
Modifications and revisions to the project as presented for this preapplication may influence and modify
information regarding development requirements outlined above. In addition to this preapplication letter,
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 me at 253-835-2641 or
becky.chapin@cityoffederalway.com. We look forward to working with you.
Sincerely,
Becky Ch i�� 44�3
Associate Planner
enc: Master Land Use application
Process IV Submittal Requirements
Environmental Checklist
Mailing Labels handout
Boundary Line Adjustment Submittal Requirements
Hazardous Materials Inventory Statement
CPTED checklist and handout
Concurrency Application
Lakehaven Enclosures
Cole Elliott, Development Services Manager
Sarady Long, Senior Trans. Planning Engineer
Scott Sproul, Building Official, via email
Chris Cahan, South King Fire and Rescue, via email
Brian Asbury, Lakehaven Water & Sewer District, via email
18-102006-00-PC
Doc n):77811
CITY OF y
wA d ra
June 7, 2018
9:00 a.m.
Pre -application Conference Sign in Sheet
COMMUNITY DEVELOPMENT REVIEW COMMITTEE
Project Name: Village Green Phase II — Extension
Parcel: 302104-9017
File Number: 18-102006-00-PC
City Hall
Hylebos Room
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Village Green of Federal Way
Phase II —Extension
Statement of Design Intent
RECEIVED
MAY 0 9 2018
CITY OF FEDERAL WAY
COMMUNITY DEVELOPMENT
Draft Only for Pre -Application Conference
Background
The Village Green of Federal Way (Village Green) campus sits on approximately 22 acres at the
northwest quadrant of the intersection of lst Avenue South and Southwest 356th Street. The Site has
been methodically planned and gradually developed over the last 2 decades. Phase I generally consists
of the northeast quadrant of the campus including Buildings A, B and C and eight duplex cottages.
This phase was built out in the mid 1990s. Phase II consists of the southeast quadrant of the campus
including Buildings D, E, F, G, H, I and J. Buildings D and E were completed in 1999. Buildings F
through J remain to be built and are the primary thrust behind this Process IV Land Use Request.
Phase III, also known as Cottages West consists of the western half of the campus and includes 28
duplex and 4-plex cottages as well as a 40 unit memory care building and community activity building.
Eighteen of the cottages have been constructed and the remaining cottages, memory care building and
community building are in permitting and slated for construction under the current land use approval.
Note that implementation of the memory care building and community building is currently under
consideration as a site plan revision under the administrative decision process.
The current land use approval 08-105555-00-UP runs through June of 2020. The owners desire to
initiate another Process IV land use review to allow time to develop the remaining Phase II buildings
(Buildings F, G, H, I and J). The request is for a 5-year approval with 5-year extension to allow phased
development as financing and market conditions allow. All phases are discussed at points in this
narrative to highlight the continuity of design as well as elements shared by the entire campus such as
landscaping, pedestrian amenities, parking and architectural elements.
Design Intent
Village Green of Federal Way, Phase I, received the "Project of the Year Award" for 2001 from
City of Federal Way.
The overall site/master plan for Village Green Phase I, II, and III, Cottages West, addresses and
incorporates all the requirements of Article XIX, Community Design Guidelines pertaining to
residential development. There is no change in the design intent for the remaining Phase II
buildings. It will be a continuation of the design intent encompassed in the original master plan as
well as incorporating all the applicable development policies and standards in the Guidelines, as
generally outlined below:
Site Design General Criteria
1. Placement of buildings takes into consideration existing views, natural topography, and
retention of significant trees.
2. On -site pedestrian walkways, open space, sitting areas, and gardens have been incorporated
into the landscape plan. Many of .these amenities are already in place throughout the
campus and are used by existing residents.
3. The majority of open space and seating areas are generally adjacent to building entrances
for easy access and visual security from within the buildings. Seating areas are provided
with garden furniture and surrounded by garden/landscaping.
4. Phase II will continue with the general multi -family building (F, G, H, I & J) aesthetic
established under Phases I and II. Although each individual new building may vary in size
of footprint, the height, bulk, and general appearance will be the same as existing buildings
to maintain continuity and residential character throughout the campus.
Surface Parking
The Phase I and II master plan incorporates circular or looped driveways for each main
building entrance providing a sense of arrival and shelter from the elements. Resident and
guest parking areas are interspersed throughout and generally adjacent to individual building
entrances.
Additional parking for employees and residents' guests is provided to the west of Building J.
Secondary access to this parking will be provided from 2nd Avenue South. This will enhance
and preserve the pedestrian nature of the campus by limiting cross campus vehicular traffic.
Most remaining Phase II buildings will include basement parking garages.
The cottages within Phase III all have one or two car attached garages. The memory care
building has a basement parking garage. Street parking is also available in select areas
throughout Phase III. Several parking spaces are included at the community building, although
this facility is for use of campus residents and their guests only. Turnaround spaces are
provided for fire department access per code.
Parking Structures
There are no elevated parking structures. All structured parking is or will be in basement
garages.
Pedestrian Circulation and Public Spaces
Pedestrian access is provided from each multi -family building and individual residence at
Cottages West to public walks or right of ways. These walks and pathways are clearly
delineated from parking and open space areas.
Landscaping
Landscaping is per Article XVII Landscaping and is designed to contribute to the small village
character of the campus. On average, landscape buffers and setbacks exceed those required by
land use code. Roadways are separated by planted medians where possible to present the scale
of a neighborhood lane. The entrance gateways and associated planting suggest an estate or
private garden.
The planting along roads has a certain degree of precision to give a sense of direction and
organization, but lies within an overall landscape that is more random and diverse in location
and in variety of plants. Plant beds are mounded and screen planting is provided to filter views
of building walls and to obscure parked cars from view. The object is to define a residential,
rather than an institutional, setting.
Open spaces (the real "village green") include lawn areas for strolling, people watching and
sunning. Benches provide outdoor sitting places. A path around the perimeter of the campus
provides opportunity for quiet walks or exercise.
At entrances and close to individual residence decks and patios, the landscape is more personal
in character with not only flowering shrubs and tress, but concentrations of perennial and
annual flowers. The campus pea patches provide opportunities for gardening. The cottages
designed for independent retirement living also provide opportunity for residents to do their
own gardening.
The native Douglas fir, western hemlock and red alder forest along the perimeter of Village
Green is retained and supplemented with addition native shrubs and tress so as to preserve as
much as possible the wooded character of the neighborhood.
Commercial Service and Institutional facilities
Disposal and storage facilities were completed as build out has progressed. Any future
additional disposal storage facilities will be constructed in a manner consistent with the design
of the existing facilities. These facilities are screened from view. Additional utilities such as
meters, exhaust fans, etc., will also be screened or oriented away from view.
Building Design
The Village Green community has been designed with a traditional vocabulary evoking an
English country village or estate. The original design intent for Phase I and II of Village Green,
a series of senior multi -family buildings, was to place buildings to blend with the existing
natural topography and vegetation creating a picturesque, peaceful setting. The design intent
for this new Process IV land use review for Phase II is the same and is a continuation of the
original.
Retention of significant trees and topographic features was of utmost importance to achieve as
natural a setting as possible. Additional new trees, shrubbery, and flowering plants were also
used for screening along building facades and parking areas.
Color schemes will continue to be "neutral" and compliment the existing buildings on the
Village Green campus. Accent colors for eaves, doors and window trim will be the same or
similar to existing buildings to maintain continuity throughout the campus.
Multi family Buildings
In an effort to reduce scale, all third floor apartments were typically incorporated under the
roofline to give a two-story look and appearance to the buildings. The buildings are designed
to resemble large shingle style country residences incorporating such design details as shingle
and lap siding, protective entry porte cocheres, residence doors opening to private patios and
decks, and hipped roofs with accenting gables. Facades were modulated to further enhance
the residential nature of the campus and contribute to a sense of "human scale".
Cottages
The Phase III cottages have large double hung windows with front entry porches and private
patios or decks to the rear or side. Garages are placed at the center between buildings. This
allows for the building perimeters to be filled with windows flooding the interiors with light.
A combination of vinyl lap and shingle siding with wide window trim and band boards gives
visual variety and a traditional emphasis to the streetscape.
End
Village Green of Federal Way
Statement
of
Existing and Proposed Use
Phase II Process IV Land Use Review
RECEIVED
MAY 0 9 2018
�UNRY DEVE OMENT
Draft Only for Pre -Application Conference
The Village Green of Federal Way (Village Green) campus sits on approximately 22 acres at the
northwest quadrant of the intersection of I" Avenue South and Southwest 356th Street.
Currently the campus is developed with 137 apartment type units in 5 buildings and 34 detached
housing units configured as duplexes and 4-plexes (cottages). Under permitting or slated for near
term construction are 10 remaining cottages, a 40 unit memory care building and a community
building. All housing is reserved for senior citizens. These existing uses fall within Senior Citizen
Housing in accordance with FWRC 19.200.100, as approved under 08-105555-00-UP.
A new Process IV Land Use review is requested to allow a 5-year approval with a 5-year extension
for the phased development of the remaining buildings (Phase II Buildings F, G, H, I and J). The
proposed use remains the same as with the existing uses and approvals in accordance with FWRC
19.200.100.
As a result of switching some of the proposed cottages to an attached memory care building
(currently being permitted). The total number of proposed units on the entire campus has increased
from 367 to about 395. This change results in a very nominal change to building and impervious
coverage. The final proposed number is subject adjustment as updated studies are prepared and
reviewed through the Process IV.
End
CITY OF
� Federal
May 17, 2018
Brooks Powell
P.O. Box 98309
Des Moines, WA 98198
brooks@powellhomes.com
FILJ
33325 8th Avenue South
Way Federal Way, WA 98003-6325
(253) 835-7000
www. cityofiederalway.. com
Jim Ferrell, Mayor
RE: File #18-102006-00-PC; PREAPPLICATION CONFERENCE SCHEDULED
Village Green Phases H, Parcel # 302104-9146, Federal Way
Dear Mr. Powell:
The Community Development Department is in receipt of your preapplication conference request. The
application has been routed to members of the Development Review Committee and a meeting with the
project applicant has been scheduled as follows:
9:00 a.m. — Thursday, June 7, 2018
Hylebos Conference Room
Federal Way City Hall, 2❑d Floor
33325 81h 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 Ch in
Associate Planner
Doc, I.D. 77738
CITY OF FEDERAL WAY
COMMUNITY DEVELOPMENT DEPARTMENT
DEVELOPMENT REVIEW COMMITTEE TRANSMITTAL
DATE: May 16, 2018
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
FROM: Becky Chapin, Associate Planner
FOR DRC MTG. ON: May 31, 2018 - Internal
June 7, 2018, 9:00am - with applicant
FILE NUMBER(s) : 18-102006-00-PC
RELATED FILE NOS.: None
PROJECT NAME: VILLAGE GREEN PHASES II
PROJECT ADDRESS: *NO SITE ADDRESS*
ZONING DISTRICT: RS 9.6
PROJECT DESCRIPTION: Proposal to request 10-year extension of all land use
approvals for Phase II.
LAND USE PERMITS: Process IV
PROJECT CONTACT: BROOKS POWELL
PO BOX 98309
Des Moines, WA 98198
MATERIALS SUBMITTED:
• Statement of Existing and Proposed Use
• Statement of Design Intent
• Preliminary Site Plans
e.
Federal Way
RECEIVIODTER LAND USE APPLICATION
DEPARTMENT OF CONIMIINITV DEVELOPMENT
33325 81h Avenue South
MAY 0 9 2018 Federal Way, WA 98003-6325
253-835-2607: Fax 253-835-2609
CITY OF FEDERAL WAY lt'Sti'11',Cll1'VlllLlefilh�'i!}'.U1111
COMMUNITY DEVELOPMENT
APPLICATIONNO(S) Xp-v Date 5 J 1 —IQ
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
10 YEAR EXTENSION OF ALL LAND USE APPROVALS TO DATE FOR PHASE II
Type of Permit Required
_ Annexation
Binding Site Plan
Boundary Line Adjustment
Comp Plan/Rezone
_ Land Surface Modification
_ Lot Line Elimination
Preapplication Conference
Process I (Director's Approval)
Process II (Site Plan Review)
Process III (Project Approval)
x 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
IRS 7.2 & IRS 9.6 Zoning Designation
N/A &NIA Comprehensive Plan Designation
19,161,232` Value of Existing Improvements
19,422,542 Value of Proposed Improvements
/niernational Building Code ( IBC):
LC (LICENSEt7CARE y Occupancy Type
r v-e Construction Type
Bulletin #003 —January 1, 2011
GREEN BUILDINGS F, G. H, I, & J
Applicant
Name: BROOKS POWELL
Address: P O Box 96309
City/State: DES MOINES. WA
Zip: 98198
Phone: 2M824 8001
Fax:
Email: BRaa LL-HOM COM
Signature:
Agent (if different than Applicant)
Name:
Address:
City/State:
Zip:
Phone: SAME
Fax:
Email:
Signature:
Owner
Name:
Address:
City/State: SAME
Zip:
Phone:
Fax:
Email:
Signature:
Page IofI
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CONTACT: BROOKS POWELL
206-824-8001
ENGINEER/SURVEYOR: DUNCANSON COMPANY, INC
145 SOUTHWEST 155TH STREET, #102
SEATTLE, WA 98166
CONTACT: HAROLD DUNCANSON
206-244-4141
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VILLAGE GREEN OF FEDERAL WAY
NUMBER OF UNITS
PHASE I - EXISTING:
BUILDING DATA BUILDING A: 26
CODE: BUILDING B: 32
INTERNATIONAL BUILDING CODE, 2015 ED. WA STATE BUILDING C: 20
ENERGY, 2012 ED. COTTAGES: 16
WA STATE VENTILATION & INDOOR AIR QUALITY CODES SUB -TOTAL: 94
CONSTRUCTION TYPE:
TYPE V-B 1 HOUR
OCCUPANCY TYPE:
11, CONDITION 2, S2
FIRE PROTECTION:
SPRINKLERED THROUGHOUT PER NFPA 13-R
SITE
ZONING:
PHASE I&II:
PHASE III:
SIZE, TOTAL:
RS 7.2
RS 9.6
APPROX. 22 ACRES
PHASE I & II -EXISTING:
377,467.0 S.F.
PHASE 11:
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 11: 58,157.0 S.F.
LOT COVERAGE (BLDGS): 31.1 %<60%
PHASE 111: 75,234.0 S.F.
LOT COVERAGE (BLDGS): 19.1 %,60%
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 -EXISTING OR PENDING CONSTRUCTION:
COTTAGES: 28
MEMORY CARE: 40
SUB -TOTAL: 68
TOTAL NUMBER OF UNITS: 395
FLOOR AREA CALC'S
PHASE I -EXISTING (BLDGS A,B,C):
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.
TOTAL SITE: 206,584.0 S.F. 1 ST FLOOR:
21,780.0 S.F.
LOT COVERAGE (BLDGS) 21.6%<60% 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):
1ST FLOOR:
55,808.0 S.F.
2ND FLOOR:
55,479.0 S.F.
3RD FLOOR:
43,379.0 S.F.
BULK REGULATIONS
SUB -TOTAL:
154,666.0 S.F.
SETBACKS:
FRONT:
20 FEET
PHASE III
SIDE:
5 FEET
COTTAGE CLUSTERS I -IV, VI -XI:
85,895
SF
REAR:
5 FEET
MEMORY CARE BASEMENT:
17,192
SF
FROM SF ZONE:
100 FEET
MEMORY CARE 1 ST FLOOR:
18,035
SF
MEMORY CARE 2ND FLOOR:
17,958
SF
BLDG HEIGHT:
30 FEET ABOVE A.B.E SEE A-1.3
COMMUNITY BUILDING:
5,760
SF
PHASE III SUB -TOTAL:
144,840
SF
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.
TOTAL FLOOR AREA:
485,143 SF
m•] !41 \10
PHASE I & II (MULTI -FAMILY):
NUMBER OF UNITS: 311
NUMBER OF EXISTING PARKING STALLS: 103
NUMBER OF NEW STALLS: 90
SUB -TOTAL OF PARKING: 193
PARKING RATIO (UNITS/TOTAL STALLS) 1.6 OR
(.62 STALLS PER UNIT)
PHASE I (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 AND MEMORY CARE):
NUMBER OF SINGLE FAMILY UNITS: 28
NUMBER OF MEMORY CARE UNITS: 40
SUB -TOTAL OF UNITS: 68
PROPOSED TOTAL NUMBER OF STALLS: 42 (COTTAGES)
PROPOSED TOTAL NUMBER OF STALLS: 30 (MEMORY CARE)
STREET PARKING: 12
SUBTOTAL OF PARKING: 84
PARKING RATIO (UNITS/TOTAL STALLS) 0.8 OR
(1.2 STALLS PER UNIT)
TOTAL PARKING FOR ENTIRE SITE:
TOTAL NUMBER OF UNITS 395
TOTAL NUMBER OF PARKING STALLS 293
PARKING RATIO (UNITS/TOTAL STALLS) 1.35 OR
(.74 STALLS PER UNIT)
Know what's below.
Call 48 hours before you dig.
DUNCANSON
Company, Inc.
145 SW 155th Street, Suite 102
Seattle, Washington 98166
Phone 206.244.4141
Fax 206.244.4455
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DRAWN: HMD
DCI NO: 98480.6
DATE: 5/9/18
DUB
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29647
C2
2 OF 2 SHEETS
X:\PROJECTS\1998 PROJECTS\98480.6 LU RENEWAL\98480.6 C3D\LU PRE —AP SITE.DWG
SOUTH
PROPERTY LINE
r
SW 356th--------____-- _00
STREET
0.313D.—.._.._..—..—.�
�.2d.D._.._.._.._ L °°
i
T-= — .. — — — .-- . -ca
WEST
PROPERTY LINE
H
EXIST'G GRADE
/--N I-+ AVCK111C Oni rrU
PROPOSED UNDERGROUND
PARKING GARAGE
FINISHED GRADE
@ BLD'G
EXISTING GRADE
191
FINISHED GRADE
SECTION A/1 - VIEW FROM 1st AVENUE SOUTH
1 "= 201,011
EXISTING GRADE EXISTING GRADE FINISHED GRADE
@ BLD'G F—@ SW 356th STREET F—@ SW 356th STREET
F
APPROX.
AVERAGE
BLD'G ROOF
HGT 298.3'
AVERAGE MAX
BLD'G ROOF
HGT 299.3'
EAST
PROPERTY
LINE
Q�_TQP. RQQE..—.._.. _.._.._.._.._—.-
12 z....—.. 12 12—..1s.—..—..—..—.._�.._..�—....—.. 12 12 _.._.1.2.._ 12 12—..—..—..—. _.. _.._..�QiQER.Q9F_..�
?BEE
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2nd"ENUE -___ _____ -- ________--- _-- __--====12 =_ - _ - ___ = 12= __________ _______ _ -- ___ _-___ _____ ,2--= -____ - _- ___ 1st AVENUE
SOUTH ls EE E E ® E E Is 'ems E E ®E E ® EE —1s ® B ®B 8®8 E N SOUTH
_.._.._.._.._.._._._.._._.._.._.._.._._�.DO E E ® E E®®E ® E ® E E E EE ® E® e E®®®� I �.2ND. J.._.._.._:�' .._..-.._ ._ .-.. _.._..--.._.._..-.. _ -..-.. -.. e ®.. B - -B ®- - - ®e ®B e ®®B E �EE E EEC®E _- _- -_- __
1 ST a0
® E E E E E E E EE ® E® E E E ®®®® 8 8 ® E-E®- EE_ ®_ 0 BE E- E __E ® E e 8 EDEE BUD ®®8 8 -_-
— —-------- —
o i�iii�ii��ii�iii�iii�ii�iii�iii�iiii'��ii��ii� �
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I
Q�.TOP OF.BQQE.._.._.._..
0.381)_.._.._.._..— -
i
Q..2ND_.. _.. ...... _.
0 .1ST._..—.._.._..—..
EXIST'G GRADE
/:l n__J A\/rA11 Ir Cle'%l ITI 1
r%rrr►vA. /-%vr_nmuF_
A.B.E 272.5'
PROPOSED UNDERGROUND
PARKING GARAGE
Ianr601:Id.ZCl 7a.72
A.B.E. CALCULATIONS
SEE GRADE SITEPLAN SHEET A-1.3 FOR
ADDITIONAL INFORMATION ON A.B.E. AND MAX
BUILDING HEIGHTS.
FINISHED GRADE @ 2nd
SECTION A/2 - VIEW FROM SW 356th STREET
1 11 = 201=011
EXISTING GRADE
PROPOSED UNDERGROUND
PARKING GARAGE
AVERAGE MAX
BLD'G ROOF
HGT 299.3'
SECTION A/3 - VIEW FROM 2nd AVENUE SOUTH
1 11 = 201,011
APPROX.
AVERAGE
ROOFHGT
298.3'
SOUTH
PROPERTY LINE
cy- - - - - - - -
! ._..3R.D_.._.._.._.._..—..�
—..--. BSMT .._..—..—..—.._.
i
SW 356th
STREET
VILLAGE GREEN
OF
FEDERAL WAY
PROCESS IV
PHASES II & III EXTENSION
SUBMITTED NOVEMBER 18, 2008
RESUBMITTED AUGUST 03, 2009
& DECEMBER 21, 2009
OWNER -VILLAGE GREEN OF FEDERAL
WAY, A RETIREMENT COMMUNITY LLC
(206) 824-6224
AGENT-HEIDI SWARTZ (206) 730-6933
■
JOJI MINATOGAWA INC.
207 Harvard Avenue East
Seattle, Wa. 98102 U.S.A.
(206)320-9596
3293
REGISTERED
CHIT T
-f f
JOJI MINATOGAWA
STATE OF WASHINGTON
A
00 0
SHEET NO. 7 OF 9
12�
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Total t-agdggape A I ,� I � � ,',',..I �t " -16 1 �
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Drought Tolerant Landscape Area, 23,050 sf I I 11 I � � Z � . . !
I , , '*� , . (3�% of total) 1� �� � L 1,
I I . i " " I �
. $ 1��
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I All significant trees as well as other trees in buffer area retained. I I � ,�,, i � I I : .� ��. -) U �Z, P,��,�, C1:1 I
6 6 Significant Tree Retention: I t I I _," . 1 6 i ; . 11 *14- , "; . ..... G -` ' t` � '* " "I
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1 - � ! . L . -1 I I � 11 . I . I- I I I ! 6 N . I � I !i i � ; " -1 � -- IF. � 15L A � r
I I I I - L � : � 1. ,.�l I 11 "
, Number of significant. -trees on undeveloped site interior = 216 i i&-j I � i-, I Q . I I _ - . ., ... I I .1
, . - . , C /'� . . -1 .,4.* . . 6 r"
- L , - , I I � ,
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. : I , - , I I � � � I.- 6 "
= 54 , i ", I .1 1� I . . . � I , SA.
Number required to retain or replace (25%) 1 , ; ; I , I
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I .
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� � I 11111.1 , I ., "
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Assume all interior trees are removed and 54 Replacement Significant Trees are : t" . I a ; 11 I I - I- . - -'�,- I 1, -'.;%1 r I � " i, ... _ I �
I . , � " I I-, I" � ; ! ; : ,. _,�.'- , -, , ;. . t
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1 1 , t 1^ � . � : . . � , I
I . ; 6 �
i ParkingL Lot Islands � � ! , I I ___ _ 6 / L,�, . IA ". � w 509/6 of replacements are in . : I , 11 . � . - I . 1, " � . - �, I I - - 4 , L
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� required landscape areas: Perimeter Landscape 16 Hk _111-) � A : 1 i �, : I _: .;�' . . . �'.�' � _ ._ , , .. I 11 . 41
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� Subtotal 27 "-)-__. �. � � ): : � I 1, '.1 I �, . L .., � . � :1
. � ? I I � , ; L I _ '� I ", . :7�
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50% throughout. Site Interior 27 1 , " -,� . 11 . , � , 1, 11 . . : - -, " - � - - X.� .. . ,�'. I
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.1 i Total Replacement Significant Trees 54 1 , I ; _11 . I _� ;!
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, I M1, i , , Facade Length ModifiC40011 61 i ,I � r . , . I%. , . 11 ! 1�
� 11 -1,14 ,L. der , � � 7 -- ... ,__ . � .. . � 1
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u T,4,lu � �. requ . I / 11
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� � V Deciduous Tree 1.75" cal. 8 , - �,�`�,�-._ 7% �,"L. ; �-,,� f,�,, ;, I- I .. �� .: -, �� *1 UNDER .11
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-DRAWN: NG
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DATE: December 21,2009
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REGISTERED
�ANDSC, �P- �RCITEC _ j ', �T
C. EDWARD QULBRAN, JR.
CERTIFICATE NO. 2152
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