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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 18-102006-00-PC Doc ID:77811 Mr. Powell June 21, 2018 Page 3 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 18-102006-00-PC Doc ID:77811 Mr. Powell June 21, 2018 Page 4 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. 18-102006-00-PC Doc ID:77811 Mr. Powell June 21, 2018 Page 5 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. 18-102006-00-PC Doc ID:77811 Mr. Powell June 21, 2018 Page 6 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. 18-102006-00-PC Doc ID:77811 Mr. Powell June 21, 2018 Page 7 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. 18-102006-00-PC Doc 11):77811 Mr. Powell June 21, 2018 Page 8 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. 18-102006-00-PC Doe ID:77811 Mr. Powell June 21, 2018 Page 9 ■ 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 18-102006-00-PC Doc ID:77811 Mr. Powell June 21, 2018 Page 10 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 18-102006-00-PC Doc ID:77811 Mr. Powell June 21, 2018 Page I I 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 NAME DEPARTMENT / DIVISION TELEPHONE NUMBER/EMAIL 2s3 - 8 3S- Zoo 4 l .aao ftco&t'o 414,CK I"y. C0/ F lav-%c\(r� 1. 2. ;1 � �1 �V + dw c AS 3 83s �.'7 3 0 o�AA Lbl" Aft t� 753- rj,�6 - S 44o? 3. �RN � 045 4*199 Avg , o -%IS-7;;-q3 5. j:l� �.�Di� - n 01619 L „J�-A co► 6. 7. A1�tai �u (��vr� Sc � ✓'a I� iA,<tti eLCo, . 8. L.f G Cy�� ►"����� �a�� A j? rC �I.TCc 43 6 ( ) .( r^[a,'� oft�a are h ,' Ie J� G U ti (� z� -Aou c.e 9. case w"-c • i�..#- L `-PCI-I Z�t'-T I Gl�r� • S�v� l`►: �� . ors 12. .tom WK-1 M 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 k:\Handouts\Master Land Use Application Ypi Lam' NIN tj . z EXISTING OTTAGES WEST Il` 1INFILTRATION PON1 11.5'x21.5' (2 7SF) SCR ENED RECYCLE/WASTE ENCLO RE. SEE ARCH PLAN A1.02 C BL r 7 3a o r PLAN, SW n -o sy N N DR S 348th ST a ^~ SITE SW 52nd ST Hylebos State Park S'� S3rd tin a SW 35 th PL N S 356th ST C' 99 a > a a 5 0 N VICINITY MAP NOT TO SCALE CONTACT INFORMATION APPLICANT/AGENT: VILLAGE GREEN OF FEDERAL WAY P.O. BOX 98309 DES MOINES, WA 98198 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 SHEET INDEX PRE —AP SITE PLAN SITE DATA CONCEPTUAL BUILDING ELEVATION VIEW CONCEPTUAL LANDSCAPE PLAN ds 0�vpc 0� �� /<f)o Dpy S I � � (� ��' Wn 11� ��rnNnl� �P5���11 6,t4(�� 6 GRAPHIC SCALE 20 40 ( IN FEET ) €r 1" = 20' (22x34) 1" = 40' (11X17) f RE: E 80 MAY 5 C Know what's below UHF Call 48 hours before you dig. (1 IDUNCANSONI Company, Inc. 145 SW 155th Street, Suite 102 Seattle, Washington 98166 Phone 206.244.4141 Fax 206.244.4455 00 U— O� T- 00 o 0) w Q 00 W 0 �a 000 WWp mW z Q W C0 > W I VJ Z o_ Zn 00 U _w LJ.1 w Q d Z z W �W W� Q U O � Q —+� W or 0- DRAWN: HMD DCI NO: 98480.6 DATE: 5/9/18 DUB 0 �' S CIO �0 - z 29647 IV 20118 Mew C1 1 OF 2 SHEETS \PROJECTS\1998 PROJECTS\98480.6 LU RENEWAL\98480.6 C3D\LU PRE —AP SITE.DWG NE 1/4 SEC 30, TWP 21 N, RGE 4 E, W.M. 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 o� 00 LL O� o� WQ W 00Q 0 �Q 0Cl) W z QM p 0 Q J � _1 C!) > W 0 m V/ z_ 0 Z~ o m U r� VJ w � W w a 0 0 z Q Q � Q W CO W W Q U Z �a IL IL W DRAWN: HMD DCI NO: 98480.6 DATE: 5/9/18 DUB 0,v S co O� 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 12 s s 6 6 1 6 6 6--- 6 —� g 6 r— 6 �' — �s -- 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� � BSMT_ i %i!!�!!f,�,�1��� -� - -..- -..- _ %� �I��G�,r 11.��.�[L�1�1_ �_.11_ �G�_�11 _- _--.Rrlyl BSMT 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� 1__1_1.....11__ ­­­­ ... . � . -­­ - - - - -- 1._1_1._____, - I - - - -4 _, �,� N-4 1­X f L_ , , __._1­.___­ --------- �.�-'--,-----,-.....,--.t.-,-�,-"---.-.-.�l, . � i L�T- I % I L � � . . . � I � _­­ I I. U_UI VLF\� � � I I I Ir. 'UYf I I I :1 I j , ­­­­­ . ..... ......... -.---- ......... �1� I ...... . _ " - ....... :-,.:-,. -----"'-' ­ ,- 1_­­ I 1 .­­ I r� ...... ___ _,______. 'I V . , ­ _ I.. I.."., - ­.. . � . ­­­ . ...4'.19EDICATION -��_ m__­­ I - ­ i�. I . .Z,_­­__ . 1­ I " "I 11.1 ­­_­­­_­­­__ .1�. . t I - - -- " L 6- ­­­ __. ­11,­, - -_ - - , .... ..... , - , �11' -1 , _ -0, � \ - � :-1�11 L.. I _ __­ I _­­ �­­�_". ', ., � 11 I ,� I v i - - . __ ­1. _'�- �__ z � .. . . : L* . I ; - - - .11 ­1 . 11 I � . 'Niz- t , . , I ".., � ­ ­ , I �­._, " .. , � __11 ", - � -_ -_ ...... . % . I . �, -.1 I , " _,­ �___ ;. � /� � 6i_� " - - - ; 11 , 1-1 , 6 �­,_-­ .... 'L I � I ; . Building perimete walkways I . �� 'M . I I �, - _. r , .! �- I t - I I . . � I :11 I "'. 6 1 116 . I I � ,_11 -6 , __� - -f' j L '� ..... .. 1 � 11 1 . link -with site recreationai - I - t, I I ''. " ­11--.111­1_661 � I., 11 . _� . ­�_,_ "'A , - , I :. ,� A, _�. '. ­111 I— . 6 � ,()( ­ 1 7 , -�_,_ , ­­� .1 . - � , , ,_ ,,� " �, _. k 1�, . I . '. I 4 ­ .1 1. I . ; . ­._. S". � 7traill system L I , -6wiv�_, L ... _­1 , I , . � f . :� _..... I � I � i � . 1 f. i � ; I � , . Village Green Phases 11 and III Landscape i " , - 1 ­4 I ,�. . V i " i 7�� I , ­ i '. .1 , I ,I i. V .. � � . - - � 11 I i 11.1 P,;. - - - , I - . : � , - . f " , i ) j4. ., . % F._ I ­ .1.6 -_ - .11 . ... .. �_. - I 1 j � J �"? ­� 11 � I : . I ­ 16 � I _.­_­1­ ! It, � -'!Z -1k . - - -- 1: �_ i - / . . .L .­ 1, . _­­ ­­­ ; _,,,,,,,. ­ � .... - �1 - - I I "I - 11 - _." i � / , . ., , � � - -11 ­ ,- ­­ - i,& � t I '.. . � . 6 : I ! - - I 1. I �, I "I - ".- 1.11'..,.. ­:.16 . 1. �,_..�.j_ � ,_..,­j !_ �� 11 - - I i -1 . -,,.,, \1 .1 1, . , ­ -_ I . :, I �: , , __1.:­­1_7_, - J. 'I , , .: � d , 1�,��, I I " ; . ��, '. Perimeter Landscape,(TY.pe 11 Visual Buffer) 20,600 sf +I- ­­� ; `�­ _.- 11 " /I . : I '.1 I_ i _N1, - I ­ . .. � , __ I / _/ I , - , � " i i I I I I 1, �­-�­:_. _, I / � �, I i , �-: - ­__ ; -,;, ::,. _��, - -� " --,Ir . 4%-� . 6 1 1 L�, - I ­ ­_ 1 L . ­­­_ �', ___ I., I ; I I '�, i :1, t � Additional Buffer at SE corner 2,450 1 ___ , � i . . . ,­1 ­_ -, ­ I -, I I I � 1. I .�,� . -11 - . . . . i j; , �, I L A � .� - � - I ! , ". - . : I Z", I N_ -­., , , I , , , . I ,_ , . . � � 1, . , 11 . -, -�---, 1 1' DEDICATION I I Site Interior Landscape 46,174 j � ; , �, , , . '. , 1, � :11, - - :. - I f � _, .., 6. 1 � . I ! 1, � 1 6 - I I I . I . ; I 1 .66 1 1 1 .. � 1.1.11 ­ , � � I ! - I 1. I .'-�� -,.!,-', ; % I -1, I . . � � ­ .� ; , I- . � � - j% . I . � . . I - � .1 ! -- � . � j '. - ; "'t, , '. . I I -11, I I . � ; � \ ,Ji,, X . " � . Total t-agdggape A I ,� I � � ,',',..I �t " -16 1 � ,. __111 _1 69,224 sf ­­_ . , . - "' : . 1. / r f , I I I I . 1. I -� -1 , , , I I v .. - . . "�­ . .. I I z I i � �_ I `� i � � i . I I I I I I I �':� . L 6 ,4,.. ?.. Drought Tolerant Landscape Area, 23,050 sf I I 11 I � � Z � . . ! I , , '*� , . (3�% of total) 1� �� � L 1, I I . i " " I � . $ 1�� i 'I Z i - 4 L . , � - 1, 1 : , I I I . ; . " , , _. , � Y � ! . ,I � ! 0 I - ",4"6 � � :.4 � , ,,.-. 11 I A ! � , , ; F­ I : ',,- " " I � L I : 0 - " i - 1 . f I i - )" , ! 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 � - � . I 'h­, �! � � I i 11 I �.S. . \''-, ,,) �!,,,!�,,, . ""If ; - I I 6 . I I . - ; * ... \ A I , '. \N`11 , 6 � ; \ , i I .1 I � I �� � � ­­_­ 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 � , ' I " . I � I I I -l"', . : I , - , I I � � � I.- 6 " = 54 , i ", I .1 1� I . . . � I , SA. Number required to retain or replace (25%) 1 , ; ; I , I � / I . L � I Z � " . / . I . ­i­ . � 11 1, "" I j : _.� I . . " - I I I � .1.1 � ; ; � � I I ;1 ,I � I , ,.� � . . 1.�, �, 1 I ; 11 .j ..I � I , V-ffl� ,,, I L ; . i I L - . i I . . " . , -1 ',.;I "T., 1� . � . I I " -, - I 't � � - � . � . - ­:��­,�,­ V . .. -1 I i , I ! � , 1� I � � " - 1. - .., .Y?U_ � ; � � I 11111.1 , I ., " � . / : . � . . 1 1­­1 I— I ,'d. 6, � " . W Wide on R.O.W. 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 L I 11.11 � � � . I ." . � L :;.- . . .1, -, . " . 11 F� , .; - I I i, .­1.1. ­­­ . . ,:; st . . . I ! I � . I .1. I I ; I �_ [��','_',--­-r,',,��!; . .. ; _- , I , - - I.�'­ , 'L 1, ' ­ � 8,�... .I . planted. L? ­ , I , , ,I I—. . : I � � �� .. "' ;�` -1 1; I' --�;:.­,.� " �� I ; I 11 : % . I�� ... ., ,� , i ., � - I .., \ .' " ,,­; . ­_: 1, j � � � ; � I . � ��..�',� � ;__ - - I . I 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 ! I I I ? � � I I I I i ! I I .;Pe, �,. I L., . . I � -N I i r I .1 _. " - .%; . , .1 ­ - - .1 � ! I . 1, ; I ,.11.__.._._, � , ... ..", " - � - " - I , : � , � ­ .:. . , -, ­.__ - I � required landscape areas: Perimeter Landscape 16 Hk _111-) � A : 1 i �, : I _: .;�' . . . �'.�' � _ ._ , , .. I 11 . 41 . I 1. . I I ,; � � � . 1­ I I � , ,�, _ : ; . . I w 1 6 -L - 0 , , I I i I 1-1 I : ,_ .. . .. , 111� I I -, I � i, 1/1, - , . . � ,­ " . 'C', 8 1�_� I � ; � Subtotal 27 "-­)-­­­­­_­_. �. � � ): : � I 1, '.1 I �, . ­­L .., � . � :1 . � ? I I � , ; L I _ '� I ", . :7� t , . I ; ; ; , 11 ! .1 ... L_ I t � 11 - - �' ! : I � . ., . . ." , � .. � ", , � . . . , .. - ; .fO, ! . .. I z � I .,� - ,:7-/ _�;. L,�, � i . I f 6 � � I � 1 ,1 1 . .,­­ . . , . -.-- . � d !, j : " ; I I I I : :* . .. " I ; I I . . , ., I � z . " ­.. I .. ,,,, ..- ­��---, .. � 1- . . ! I � I L 6 ; k - ". ,I, .1 . . , . 6 1 , 50% throughout. Site Interior 27 1 , " -,� . 11 . , � ,­ 1, 11 . . : - -, " - � - - X.� .. . ,�'. I , � I . ­6 t � i I . 'I. I , . - �. 1i 1* i . ! I 1. - 6 �t .- ,�,�1�71 1�. . . . . .1 ,::, 1. A: 1�1_ 7 .. 6 � I I � " '-," / ). o­ J, i I , 1.! .. ,� - - . I 11 , 1 1 ,_.�, / . . I � . .1 i Total Replacement Significant Trees 54 1 , I ; _11 . I _� ;! . I . t ,, ; 11 i . .- �' . . .'. i - i ! . I , I - " 4, 11. I �: V . , " L; � , 11 ; .. �11. .. ! �„'mil ,�' I - % � I 1: . . I . , ....... . . :7...� 1­ ­.�._ . -, -� .; . I"L, A - ,, " , I ". . ": , . .."". i I /.? ; �, I L/ 'i , �� , '.. ..'L. ­ 1� I i " 6 1 i Q, / . / .� 1; 1� .­ . I . . I , , 1. r � ;. �1. ' I . 6. .. �' .... . . . � . '1_7�' 0. 9 . - � . .. - - 6 , ", + I INA. /­ ,� . 11 6 1 , ,� 1i e . ; L "L , ,� '. 7'. .1.111, j I a I I ; ; ­ , � I 141,w. ; S , 11 I .- - . I 11 �:. I I . , e ­ I I 11-11-IR 11 , N' -��.�­,,, P , el . 11. . . f ­� � I I L .�:: / , � . i,E" � I - 11,11,11 ,) JR94, ;�.�,imff ,[Typ It satisfy Building .1, I i � I � 11 .. ? - .. I I , I M1, i , , Facade Length ModifiC40011 61 i ,I � r . , . I%. , . 11 ! 1� � 11 -1,14 ,L. der , � � 7­ -- ... ­,__ . � .. . � 1 � - .i,FT� on. 19 115,06Q(2b�j, ., ' " 1 i ",-, .V " ; 1� 11 " . - :11, - - 1. , L ".. . 6 1 ', _ 0 ,�'L,�.,�' . -,. `,�r�­ � . , " , , I 10 11. I I � .1 I i " il, - *1 � 'L ­;,�i� I 7 "', i .. . � "j, 11 , I 11 � -1 . 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I Deciduous Tree. 8 Replacement Sicjree -i i- " ­ 11.1 1! ; ., i, I I ; "I . i ., _. . - ; I � I - I � : I . �, I ! � I , el'. I - : , , I j � . . . . - . � � / � , Z . . . - , � ; I , , " � ; . �. L, � .�: . I . 6 I .� , . I - - :1. I . - I �­­_____­-­-' - I I -1 I ill L 11 %..� . 1. _. , , I . I. / 6, 1 1 , �'_ 1, I - . - 11 � . - ..... - - 1 ­16, "'. _� . . . . . . . I I I ,� ,e . .1 I I . I 1. ... - 6 , .. , r"I ,'� I " , I 4, . - � - " _: � � -, 23 STALL I P Conifer Tree 12 ft. ht. 8 Replacement SiSig. Tree � , - .. .. , � I " - I � I \� ,,,; I � ­ �11 . 6 , . . . ­'. _" 1 7 .... .1 I , ." I I I , ­ . .11 . . I . , , , � � � , � - - . . . � � . ­1 . I. 11 _1­1 : I . / I , ,; . I I '. I I . I �!, . " ..1, 11 : ". _ I . ! e, ,_ i . I/ .,. -, "', I Z , , , I I .. ". V -, I I .. , - i I I ." . I - . ,� . _ �� . I .. .2 . " � � -I 11 . .-% , . � . , I I I .. W, 11 � , � . 6 ,. : , � I , . I , , ­ I � I A. '. " .� ,,, �_._ , . I . I I I - . I , , . ­� .... , , I 'GRND . ;, 6 '. �- � � V Deciduous Tree 1.75" cal. 8 , - �,�`�,�-._ 7% �,"L. ; �-,,� f­,�,, ;­, I- I .. �­� .: -, �� *1 UNDER .11 -,,� '­ "". ' � . , . I � '. . .� 1. �"�'. ., , . I -1. . ., . ­­­ , . ,�. .-,. '. . � i I . � 4 1 . .6 �,-el�' . . [� I . I I , ­ . \ w , . - . '.... .- I P f �-1 1 _. 1.� � . I . . le, � - - . . . , � . � \ .., . I I � Z �.- ..; N, 11 V I " "' ",:...1,1�..,. . " .1 .: , I - I . � ,� 'f . . . I I _�, - . , �� ex ��­,!' � ... � , , �� . "_ .1 - - 1� 1\ ! I . I � , , - , , , .�. .­� - .. . � � . _ A.-.1 I , � � -� .i _,� - f 11 ,- "I - , � , . I � . 11, ' , , , ", �6­ 1 . I � 1, ./ , _\ , PARKING I , Conifer Tree 6 ft. ht. 1.6 i "� ", .� . " �i " ; � , � , �,.. I , . .� , 6 . " - - - 1. L 6 . I ; , . . . , , 6 1 ". _/,:;�:�111 'I ?]!! I, ", . . � - - 6 . I 4 " " ,,,-. . . � I I I.. , I 6 � .. ... . �,­,­,L " " . . . - i 6 . J I / , �- I .., ) j I , , .. : , I., I .. t . 6 1. , . I / : ­- " �� . , /. . , ., , ; A . . : ! 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I � " ­ � I ., �� .: �� � E. )_ I 1; I " � . .. __ W I_r. , im .,W, , --- li W"3 so "--4&- I WE - MZW,m MI , #.&* ­ ­ W�i FAA �000"U ---AIEM I .. . . i&Z;rL-46- - I a 11 'r . --- *Z11 no FANZOA.i - - pra M IN I 0 ­ WISIM I I �, III � men - MM M - � 1. KW-Wf#W - .... --- =IWA-4ft =a) was I NNIMMMIA II r _* _ a - - . I __ _11111111111 III I I I CO`qAGES WEST R,P-W LANDSCAPE PLAN 11,18,08 1 1 .- . � I - ; - +2 - ; aw. I I I U1 ;1 \ - ­ --.I--.-- --- ---- 1-­ 1 Ned Gulbran ASLA Landscape Architect t2833 Mt. SI . Helens Pl. S. I I Seattle, WA 98144 I .. (206) 725-0390 1 gulbran-bn0comcast. net 11 I ! I I : I I , � 1 ; - I � I I 1 .< I � W � i Im D 0) � I co 1 I 1 M 0 co (M j! I i i < � i < q I �5 : � � a I W I■.� a I i 1 I < : � I Z 0) 0 ZP 0. W 0 (n 0 LU 0) a W < a 0 Z O . I Z 41CC - j a Uj CL � < � 0 - + Z 0 (r) a � � � (A Z Z I 1% CA UJI LLB X M 9 4c( 1 IL Z � 2 ,-j LU . 11 ".... ..... � . . �. cc 110. I -- -DRAWN: NG � _ I � � - � I - - I I DATE: December 21,2009 . I - I l _r 11 . r - I f v1 r, . 1 AS414GTON REGISTERED �ANDSC, �P- �RCITEC _ j ', �T C. EDWARD QULBRAN, JR. CERTIFICATE NO. 2152 1 La-1 , . I of 6, I - SHEETS I