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18-1013234CITY OF s,. Federal Way Centered on Opportunilly June 8, 2018 Austin Groves R J Development 401 Central Street SE Olympia, WA 98501 austin@rjdevelopment.com 1FILE 33325 8th Avenue South Federal Way, WA 98003-6325 (253) 835-7000 www.cityoffederalway.com Jim Ferrell, Mayor RE: File #18-101323-00-AD; SITE PLAN MODIFICATION APPROVAL Village Green Memory Care, *NO SITE ADDRESS*, Federal Way Dear Mr. Groves: The City's Department of Community Development is in receipt of your request to modify the approved Village Green Phase III (Cottages West) site plan. The project was first granted Process IV approval on April 23, 2002, with subsequent Process IV approval for a 10-year extension granted June 1,_2010 (File #'s 00-104145-UP & 08-105555-UP). The project is valid until June 2, 2020. According to the March 23, 2018, submitted modification request and May 15, 2018, May 17, 2018, May 21, 2018, and May 23, 2018, resubmittals, minor modifications to the site plan include removing two cottage units and replacing them with a Memory Care facility and community building. Associate site work and landscape modifications are proposed. The request for site plan modification is hereby approved. Pursuant to Federal Way Revised Code (FWRC) 19.15.090(3), the modification request is consistent with city codes as found in the enclosed Exhibit A - Findings for Approval and incorporated into this decision by reference. There are no changes to site access points or impacts to the environment with the requested site plan modifications. The proposed building modification is consistent with the approved June 1, 2010 Process IV decision, does not create additional impacts, and complies with Federal Way Revised Code (FWRC) requirements. The original Process IV approval decision and the site plans approved and referenced in the June 1, 2010, Process IV approval are still valid and applicable, with the minor modification approved herein. This modification approval does not waive compliance with future City of Federal Way codes, policies, and standards relating to this development. If you have any questions regarding this decision, please contact Associate Planner Becky Chapin at 253-835-2641, or becky.chapin@cityoffederalway.com. Sincerely, Brian Davis Community Development Director Mr. Groves June 8, 2018 Page 2 enc: Findings of Approval Interpretation of Recent Proposal for Memory Care Facility, June 30, 2017 Approved Modification Site Plan Brooks Powell, brooks@powell-homes.com Hal Duncanson, haroldd@duncansonco.com Kevin Peterson, Engineering Plans Reviewer Sarady Long, Sr. Transportation Planning Engineer 18-101323-00-AD Doc. LD. 77754 CITY OF Federal Way )n oppollbluF, Findings for Project Approval Village Green Memory Care, File #18-101323-00-AD Federal Way Revised Code (FWRC) Chapter 19.15.090(3) The Director of Community Development hereby makes the following findings pursuant to the site plan modification process as set forth in Federal Way Revised Code (FWRC) 19.15.090(3). Proposal — The modification proposal involves the addition of a Memory Care facility and community building in the Cottage West portion of the Village Green Campus. The Cottage West (Phase III project) was previously granted a Process IV approval on June 1, 2010. According to the March 23, 2018, submitted modification request and May 15, 2018, resubmittal, minor modifications to the site include removing two cottage units and replacing them with a Memory Care facility and community building. Revised landscaping and internal roads are included. No additional units are being proposed. 2. Comprehensive Plan & Zoning — Zoning for the subject site is Single Family Residential (RS9.6). Senior citizen or special needs housing uses are permitted in the RS 9.6 zone under Federal Way City Code (FWCC) Section 22-640 and FWRC 19.200.100.1 Village Green Phase III (Cottages West) is vested to the FWCC that was in effect on December 15, 2008, which is the date of the complete application, and further is only subject to the applicable portions of the FWRC that are consistent with the December 15, 2008, FWCC. The Federal Way Comprehensive Plan (FWCP) designation for the subject site is Single Family High Density. 3. Site Plan Review Process — Per Memorandum prepared by Planning Manager Robert "Doc" Hansen, dated June 30, 2017, it was concluded that the proposal for the creation of a memory care facility meets the intent of, and is in substantial conformance with, the decisions made under Process IV for Village Green, and does not require a Process IV public hearing (memo enclosed). The current proposal is for a Modification to the Approved Site Plan, which is processed through an Administrative Decision (AD) request. The Director of Community Development makes a written decision on the application based on criteria listed under FWRC 19.15.090(3). 4. State Environmental Policy Act (SEPA) — Under SEPA, an Environmental Determination of Nonsignificance (DNS) was issued for the approved Process IV project on March 13, 2010. This determination was based on review of information in the project file, including the environmental checklist and the "Final Staff Evaluation for Environmental Checklist," resulting in the conclusion that the proposal would not result in probable significant adverse impacts on the environment. No new 1 On October 9, 2009, the City Council reorganized the Federal Way City Code (FWCC) into the Federal Way Revised Code (FWRC). On May 24, 2017, FWRC 19.200.100 was amended. impacts are anticipated with the modification request, and therefore, is not subject to any further SEPA review. 5. Public Notice & Comment — Site Plan Modification Approval is an Administrative Decision and no public notification is required. Required Yards — Per Section 22-640 (FWRC 19.200.100), the project has a 20-foot front yard setback and 5-foot side and rear yard setbacks. The proposed Memory Care facility and community building meet all required setbacks. Facade Length Modification — Residents occupying the building will be senior citizens who have Alzheimer's or other forms of dementia. The building is a purpose-built Memory Care building that will be licensed through the Washington State Department of Health. The building's size is required to incorporate the State required safety elements for the building. The Memory Care building will include dining facilities, laundry service, nurse's stations, common activity spaces, and outdoor spaces. The fagade lengths are unable to adhere to the 120 feet max length and include the spaces inside the building required to obtain an Assisted Living/Memory Care license in the State of Washington. The building massing is broken up with modulations, landscape screening, and balconies. The facades are consistent with the overall design of the Village Green Campus. 8. Building Height — The maximum height for buildings is 30 feet above average elevation. Building height is measured to the mid -point between eave and ridge of the highest principal roof of a sloped roof. The proposed elevations depict the mid -point of the roof of the Memory Care building to be 29 feet, below the building maximum height. The community building, at one story, does not exceed the 30-foot maximum height. 9. Parking — A revised parking study prepared by Jake Traffic Engineering, Inc. (JTE) was submitted on May 23, 2018. The report concludes that 0.88 parking stalls per unit will be provided for the entire Village Green Retirement Campus, or 323 parking stalls. The proposal includes a parking garage under the building with 28 parking stalls, four (4) surface stalls near the main entrance, and six (6) stalls near the community building entrance. The remaining stalls are located throughout the Village Green site. Ample parking is provided on site to accommodate occasional parking by friends and family and staff. 10. Landscaping — Minor modifications to the approved landscape plan are also proposed to accommodate the Memory Care facility. There are two required balconies that protrude into the 20- foot Type II perimeter landscaping. Due to topography, height limitations, and site constraints the south side of the building is the only area feasible to meet State requirements for balconies/outdoor space. Landscaping along the south property line would be 9 feet for the portion of the building with the balcony. The remaining landscape buffer has been increased to 27 feet of Type II landscaping. 11. Crime Prevention Through Environmental Design (CPTED) — The applicant submitted a CPTED checklist as a component of the AD request for the Memory Care and community buildings. Staff finds the applicant has met the intent of CPTED and provides measures that include, but are not limited to: natural surveillance; site and building layout; landscaping; lighting; access control; and entrance visibility. 12. Community Design Guidelines — The proposed buildings incorporate building forms, materials, and treatment methods consistent with the guidelines, including structural modulation; varied roof heights; strong architectural emphasis at building entrances; variety of material and colors; foundation Findings for Project Approval — Village Green Memory Care Page 2 of 3 File 13-101323-00-AD Doc. LD. 77755 41 1 landscaping; and pedestrian amenities. Site and architectural design is consistent with FWRC Chapter 19.115, "Community Design Guidelines," based on provision of key design elements identified as follows: The proposed buildings are designed to emphasize the natural topography. Landscaping is incorporated around the foundation of the buildings to eliminate the building massing. The parking is located at grade and will be fully enclosed under the building. There are sidewalks and walking paths throughout the site. Outdoor furniture will be placed at the front of the Memory Care and community buildings to provide residents with outdoor living space. The buildings utilize materials and significant structural modulation to minimize the facade lengths. Exterior materials include varied sidings, visible window trim, and glazing. The roof heights and slopes will be varied and add architectural design and character to the building. Both buildings are oriented towards the right-of-way to provide visual access into human services and activities within the building. Overall, the building design is consistent with the design used for the existing buildings on the Village Green Campus. 13. The application and attachments have been determined to be consistent with the FWCP; all applicable provisions of the FWRC; and with the public health, safety, and welfare. The proposed development is consistent with decisional criteria listed under FWRC 19.15.090(3). This decision shall not waive compliance with future City of Federal Way codes, policies, and standards relating to this development. Prepared by: Becky Chapin, Associate Planner Date: June 5, 2018 Findings for Project Approval — Village Green Memory Care File 18-101323-00-AD Page 3 of 3 Doc. I.D. 77755 121"go"EMMMSE !mmm ==Mae ,7. ;Fall km MAX Iq 4,40- � IT 7 M�7 66 ho jlft� Pt, miff - v L '�'�.•f r ir;,:. 'E' - ��.II •� Sri -'`I• �••. ��, 1••`Y __�• ;` `�'+yyr _ .. } - - �jj - M .Ri 10 • - •��x="ti` r`-,�- -'lsxn . is -'�3�' . .�' — y �-. l' - • `�J' of ';i , •r; .. Y �r�r-L.�j' . � wu. �•- •�. }. ter, •.ram, � . y� 'Emm' i I� II .- �� fit. < <. w—r . e' ; ' � ��=�'c • } h - - f f . ' .. '� °I + 'R Sri 1 Imo' . }' v! "{`r.�'•. • _ �' /s' li J _. � - 'may '. •� i - - ppp- mm _b66 A V 0 mm 616.4 k 51. 4 .�y7 ML kv � � mA. JWE WL .t 11 i C k qF llprpl T -4 OW ftN I'm M-1 a 4;L � i3f PG j DEVELOPMENT PMENi SEPI10175 INC �LIVERI Becky Chapin City of Federal Way Planning Department 33325 81h Avenue South Federal Way, WA 98003 Re: File # 18-101323-00 AD; TECHNICAL REVIEW COMMENT LETTER Village Green Memory Care, *No Site Address, Parcel #302104-9146, Federal Way Federal Way Community Design Guidelines Village Green Memory Care and Community Building Narrative for the City of Federal Way Process IV Administrative Decision The narrative is to demonstrate how the proposed Memory Care building and Community building on the current Village Green retirement campus will comply with the current Community Design Guidelines found in FWCC 19.115 and CPTED guidelines. Memory Care Buildin The proposed Memory Care building has three floors to the building. The top two floors contain resident rooms, nursing stations as well as indoor and outdoor common area space for resident use as required by the Washington State Department of Health. The bottom floor of the building utilizes the natural topography of the site and houses the underbuilding parking, and service areas of the building including commercial kitchen, laundry, elevators and mechanical rooms. The top two floors will be seen from the entrance and upper roadway, which scales the building to other surrounding uses and allows it to not look out of place or as an afterthought. The design of the Memory Care building is cohesive with the surrounding uses and uses similar design elements already existing on the exterior of other Village Green Retirement Campus buildings. The intent in design of The Memory Care building is to further create the "Campus feel" for the Village Green Retirement Campus that compliments existing buildings which will protect property values of the surrounding buildings and homes and enhances the general appearance of the area. Community Building The Community Building is being designed as a gathering place for the residents of the Independent Living Cottages on the campus. The Community Building will have tables, chairs, a fireplace and a catering kitchen where meals can brought in. This space is designed for card playing, movie watching and gathering to create more of a community feel for the residents of the community. Although there are parking spaces that will be provided with the building, any guests will be encouraged to park at the resident's cottage and walk to the community building RJ Development 401 Central St SE —Olympia, WA 98501 (360) 528-3343 — www.r'develo ment.com to minimize the need for parking. The Community Building will be replacing 3 previously approved cottages, which will reduce the overall impact of traffic and use on the campus. The desijzn CPTED principles are being implemented in the following manner for the Memory Care building: o Natural Surveillance: o The Memory Care building is situated on the site in an area that has good visibility from multiple points on the campus and will be accessed by a gated entry to the South along 2"d Ave. SW and from another access road from 357th Place which is internal to the campus and passes by other buildings and residents. The front of the building will have a well lit resident dropoff area and security features near the front door. The road down to the under building parking will be well lit and have a garage door that will be shut at night and is visible from multiple cottages onsite. o To access the Community Building, one must drive past either the fully staffed Memory Care Building or the fully staffed Independent Living/Assisted Living building on the site and is a safe location campus wide from a security perspective. • Access Control: o The Memory Care building will have a fully staffed receptionist and the ability to lock the doors to the exterior as well as the parking area. The building is designed to keep people indoors and safe as will not have unlocked doors (unless it is the "outdoor resident space" or front door that will be monitored by staff. The South side of the building will be fenced off and screened by Type II landscaping to prevent people from accessing the South side of the building. o The Community Building will have locking doors and will be kept locked unless staff unlocks the doors and allows residents to access the buildings. Ownership: o The Memory Care Building will be staffed and lived in 24 hours per day with lights on and activity, which will eliminate the sense that the building is "ownerless". o The Community Building will be used on a regular basis and will have lights on when not in use to make sure that it is not seen as "ownerless". To access the Community Building, one must drive past either the fully staffed Memory Care Building or the fully staffed Independent Living/Assisted Living building on the site and is a safe location campus wide from a security perspective. Security Program: Policies and procedures including evacuation plans, emergency and security plans are implemented will be implemented in the proposed Memory Care building, which is required for State licensing. These policies are in place in other buildings on campus. A weekly safety meeting onsite is help to review policies and procedures. RJ Development 401 Central St SE — Olympia, WA 98501 (360-528-3343)—www.rodevela rnerit.corn The building is custom built to make sure that the residents are safe inside and is the driving force behind the design and the need to have the design such that a variance is needed for the fagade length of the building. Nurses stations are centrally located to the building to keep site lines open so that staff will have eyes on the residents at all times to ensure the safety and comfort of the residents. The main laundry room is only accessible to staff. The "resident laundry" room is for families to do a quick load of laundry if needed while they are visiting the residents and is located in the corridors and is visible for staff. Proper illumination in all areas (entry, lobby, corridors, common areas, resident rooms, garage, etc.) of the building will be adhered to for all areas that residents and staff, guests and service personnel will have access to and will be monitored by staff and state auditors during licensing inspections. Landscaping is a large part of the campus and full time landscapers are employed to ensure that the landscape is trimmed up to provide visibility and will discourage people from hiding. Site Design — FWCC 19.115.050 1 (a). The Memory Care building and Community Building have been designed in a way to work with the natural topography. Significant trees will be kept onsite and natural landscape will be installed to keep the site looking as natural as possible. 1(g). There are sidewalks and walking paths and residents are encouraged to walk around the campus on a regular basis. The presence of the residents and staff cuts down on crime in the area. 3 (a). Landscape screening will be incorporated on the West side of the Memory Care building near the garage entrance and will eliminate the massing of the first floor. The parking at grade under the building will be fully enclosed under the building. 4 (c). Cross walks are incorporated into the sidewalk plan to encourage walking around the campus instead of driving to the community building and for exercise. 4 (e). Outdfoor furniture will be located at the front entry of the Memory Care building and Community Building as well s the outdoor balconies that will provide the residents outdoor living space. Building Design - FWCC 19.115.060 1 (a). The proposed Memory Care Building and Community Building emphasize the natural topography and the infrastructure that is installed to utilize the campus as designed and previously approved through Process IV. 2 (a). The buildings utilize materials and bump outs to minimize the fagade lengths and achieve the overall length and size to provide the State required physical plant items needed to obtain licensure in the building. The facades adhere to the minimum depth and width for modulations. 2 (b). Landscape buffers are being used on the South side of the building as well as the West side of the building where facade lengths are greater than 60 feet. The facade lengths are required to be greater than 60` due to the nature of the building with residents living inside of the building that cannot have unrestricted access to the RJ Development 401 Central St SE — Olympia, WA 98501 (360-528-3343) — www.rodevetopnient.com exterior of the building due to elopement risk. Common areas and corridors are required for exercise as the unrestricted access to the out of doors is not allowed from a State licensing perspective. Artist's Representation of the Southern fagade: Artist's Representation of the Western fagade: Building and pedestrian orientation—119.115.070 The Memory Care Building and the Community Building are both oriented toward the right of way and both provide visual access into human services and activities within the buildings. Both the addition of the Memory Care Building and the Community Building have been thoughtfully planned for the Village Green Retirement Campus to take care of the senior residents and those in need in Federal Way. The RJ Development 401 Central St SE — Olympia, WA 98501 (360-528-3343) — www.rmdevelo ment.com buildings have been designed to compliment the community of Federal Way and make the Village Green Retirement Campus feel like home for those who live within the buildings Please let me know if you need anything further at this time. Thank you, Austin Groves Project Manager RJ Development 401 Central St SE • Olympia, WA 98501 Office • (360) 528-3343 Direct • (360) 810-8354 Fax • (360) 534-9079 Email • austin@ridevelopment.com Web • www.ridevelopment.com "Seniors Housing Delivered"'" RJ Development 401 Central St SE — Olympia, WA 98501 (360-528-3343) — www,ridevelopment.com FROM LAND USE APPROVAL INTERNATIONAL BUILDING CODE, 2006 ED. W/ WA STATE ADMENDMENTS. WA STATE ENERGY, 2006 ED. WA STATE VENTILATION & INDOOR AIR QUALITY CODES, 2006 ED- REQUESTED REVISION NUMBER OF UNITS PHASE I - EXISTING: IBC 2015 EDITION & WAC51-11C WA BUILDING A. 26 STATE ENERGY CODE 2012 BUILDING B: 32 BUILDING C: 20 SUB -TOTAL: 94 CONSTRUCTION TYPE: MEMORY CARE: V—A PHASE TYPE V-B 1 HOUR GEXISTING: BUILDING D: 30 OCCUPANCY TYPE: BUILDING E 29 LC, LICENSED CARE REQUIRES STATE OF WA 11, CONDITION 2, S2 SUB -TOTAL: 59 BOARDING HOME LICENSE PHASE II: FIRE PROTECTION: BUILDING F: 50 SPRINKLERED THROUGHOUT PER NFPA 13-R BUILDING G: 32 BUILDING H: 25 BUILDING 1: 32 SITE BUILDING J: 35 ZONING: SUBTOTAL: 174 PHASE I & II: RS 7.2 PHASE III: RS 9.6 PHASE III: SUS -TOTAL: 40 NE 1/4 SEC 30, TWP 21 N, ROE 4 E, W.M. VILLAGE GREEN OF FEDERAL WAY SIZE, TOTAL: APPROX. 22 ACRES TOTAL NUMBER OF UNITS: 367 PHASE I & 11-EXISTING: 377,467.0 S.F. PHASE 11: 187.780.0 S.F. FLOOR AREA CALLS PHASE 393 l 7.0 S-F. PHASE I -EXISTING (BLDGS A.B,C TOTAL: 958,404.0 S.F. BASEMENT: 15,060.0 S.F. LOT COVERAGE: 1ST FLOOR: 30,639.0 S F, 2ND FLOOR: 28,992.0 S.F. PHASE I & II -EXISTING: 73,193.0 S.F. 3RD FLOOR: 1 796-0 S.F. LOT COVERAGE (BLDGS): 19,4%<60% SUB -TO AL: 98,487-0 S-F. PHASE II: 58,157.0 S-F- PHASE I -EXISTING (8 COTTAGES): LOT COVERAGE (BLDGS): 31.1%<60% SUB -TOTAL: 24,432.0 S.F. S.F. 75, 234 SF PHASE H-EXISTING (BLDGS D,E): 17.5%,60% 19.1%, <60% MAX ALLOWEDBASEMENT: L8,300.OS.F, 1ST FLOOR: 21,780.0 S.F. =68,786.08,786.0 00,136.0 S.F, 206,584 2ND FLOOR: 18,484.0 S.F. 20.8%<60% 21-6%, <60% MAX ALLOWED gRDFLOOR: 14.154.0S.F. SUB -TOTAL: 72,718.0 S,F. PHASE lT (BLDGS F,G.H,I,J): BULK REGULATIONS 1ST FLOOR: 55,B08.0 S.F. SETBACKS: 2ND FLOOR: 55.479.0 S.F. FRONT: 20 FEET 3RD FLOOR: 43-379-0 S.F. SIDE: 5 FEET SUB -TOTAL: 154,666-0 S-F- REAR: 5 FEET FROM SF ZONE: 100 FEET PHASE III (COTTAGE CLUSTERS I-XIII): SUB -TOTAL: 103,242.0 S.F. BLI)G - FELT ABOVL• - ' A-1.3 TOTAL FLOOR AREA: 443,545.0 S.F. BLDG HEIGHT WITHIN 100 FEET OF SINGLE FAMILY ZONE: 15 FEET PLUS 5 FEET TO AVERAGE ROOF HEIGHT OF 20 FEET. NOTE: SEE SITEPLAN, BLDG J AND ELEV. A/2 DOES NOT EXCEED 20 FEET IN HEIGHT. MAX BLDG WIDTH WITHIN 100 FEET OF SINGLE FAMILY ZONE: 50 FEET MOD RE(�UIRED FOR FA 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'-D' IN LENGTH. BUILDING F: 32 BUILDING G: 27 BUILDING H: 25 BUILDING I: 32 RIIILDING J: 30 SUBTOTAL: 146 COTTAGES: 28 MEMORY CARE:40 SUB —TOTAL: 68 TOTAL NUMBER OF UNITS: 367 PARKING PHASE I & II (MULTI -FAMILY): NUMBER OF UNITS: 315 NUMBER OF EXISTWG PARKING STALLS: 103 NUMBER OF NEW STALLS: 120 SUB -TOTAL OF PARKING: 223 PARKING RATIO (UNTTS/TOTAL STALLS) 1.4 OR ( 71 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 STjO.6 OR (I STALLS PER UNIT) NUMBER OF SINGLE FAMILY UNITS: 28 PHASE III (SINGLE-FAMILY):NUMBER MEMORY AR NIT • 4 NUMBER OF UNITS: SUB— TOTAL OF UNITS: 68 NUMBER OF EXISTING PARKING S NITMHER F NEW STALLS:PROPOSED TOTAL NUMBER OF STALLS: 42 (COTTAGES) SUB -TOTAL OF PARKING:PROPOSED TOTAL NUMBER OF STALLS: 30 (MEMORY CARE) PARKING RATIO (UNITS/TOTAL STR T PAR I I (1-5 STALLS PER UNIT)SUB—TOTAL OF PARKING: 84 PARKING RATIO (UNITS/STALL 0.8 OR TOTAL PARKING FOR ENTIRE SITE: TOTAL NUMBER OF UNITS 367 TOTAL NUMBER OF PARKING STALLS 312 PARKING RATIO (UNITS/TOTAL STALLS) 1-2 OR ($3 STALLS PER UNIT) INFORMATION BASED ON NOV. 5, 2008 STUDY BY TSI (TRANSPORTATION SOLUTIONS INC., REDMOND. WA) FOR DISCUSSION ON PARKING DEMAND. SEE SHEET A-1.1 FOR ADDITIONAL PARKING INFORMATION (1.2 STALLS PER UNIT) TOTAL NUMBER OF UNITS: 367 TOTAL NUMBER OF PARKING STALLS: 323 PARKING RATIO (UNITS/TOTAL STALLS): 1,14 OR (0.88 STALLS PER UNIT) PHASE III COTTAGE CLUSTERS I —IV, VI —XI: 85,895 SF MEMORY CARE BASEMENT: 17,192 SF MEMORY CARE 1ST FLOOR: 18,035 SF MEMORY CARE 2ND FLOOR: 17,958 SF COMMUNITY BUILDING: 5,760 SF PHASE III SUB —TOTAL: 144.840 SF RESUBMITTED MAY 21 2018 Crnr OF FEDERAL WAY CC MMUNMY DEVELDpf.{- j,� Know what's below. Call 48 hours before you dig. DUNCANSON Company, Inc. 145 SW 155rh Srreer, Suite 102 Se tk, W hingron 98166 Phone 206244L4141 F- 206244.4455 tl z 00 c Q w3 9 C3 a 0 W m Z Q W CL M J_ > W o _ Z W O > c0 tL W co z (n z Q Q � tL IL a L_ lA DRAWN: HMD DCI NO: 98480.5 DATE: 3/20/18 � Y ne.t AD2 2 OF 2 SHEETS X:\PROJECTS\1998 PROJECTS\98480 VG MEM\98480 VG C3D\VILLAGE GREEN -SHEET C1 DWG December 2611, 2017 Mr. Austin Groves RJ Development 401 Central Street SE Olympia, WA 98501 Dear Mr. Groves: RESUBMITTED MAY 17 2018 CfTY OF FEDERAL WAY C* MMUNFFY DEVELOPMENT 41ir AMERICAN FOREST MANAGEMENT RE: Village Green Tree Assessment December 2017 We have completed a thorough tree assessment of the tree retention area of the new Village Green development site. A map indicating the project area is attached. The tree retention area is a portion of parcel #3021049146, located within the City of Federal Way. It is our understanding that a new community building, and new homes will be built near this tree retention area. Additionally, new trails will be constructed directly adjacent to the tree retention area. An inventory and condition/risk assessment of all significant trees within the tree retention area was conducted. In order to maintain risks at acceptable levels, the removal of five of the subject trees is recommended. A Tree Summary Table can be found at the back of this report which describes the 159 trees that were assessed. A Tree Map is also attached which identifies the approximate location of trees recommended for removal and shows the limits of the tree retention area. All subject trees have been identified with a numbered aluminum tag. Trees that are recommended for removal have a tree tag and a piece of pink flagging. Description All trees with DBH's (trunk diameter measured at 4.5' above ground) equal to or greater than 6" were included in the assessment. The subject study area is predominantly a second -growth even -aged forest dominated by Douglas fir. In addition to Douglas fir, there is also a minor component of native hardwood species such as Pacific madrone and black cottonwood. The area has a slight slope. Subject areas are dry and are not prone to flooding or saturated soil conditions. The understory is dominated by salal, a native shrub. The subject trees were assessed in December 2017. Tree Risk Assessment The assignment was to inventory and assess all significant trees of six inches DBH or larger in the subject area. The trees were assessed under TRAQ (Tree Risk Assessor Qualified) Level 2 Basic Assessment methods (visual inspection). This assessment is valid for the conditions of the tree and site on the date of inspection and does consider the future site improvements. 11415 NE 128th St., Suite 110, Kirkland, WA 98034 I Phone: 425.820.3420 1 Fax: 425.820.3437 americonforestmanagement.com December 26rh, 2017 Page 2 TRAQ Level 2 Assessment Village Green — Tree Assessment • Locate and Identify Subject Trees • Determine Targets • Review Site History • Assess Tree Health • Inspect: ocular, mallet, probes etc. • Record Observations: defects, site conditions, growth rates • Determine the Likelihood and consequences of failure • Determine Level of Risk • Recommend Mitigation if appropriate • Suggest re -inspection levels Assessment tools used included a probe, laser rangefinder, mallet, hatchet, hand lens (magnifier), relaskop to measure tree height, and diameter tape. Multiple photographs were taken to aid in the description of tree conditions. These can be found at the end of this report. A risk rating is provided on the summary tables for each subject tree. A qualitative rating is assigned based on likelihood of failure, likelihood of impact, and consequences of a failure. The main targets for subject trees assumed in this assessment include the existing homes, the existing road, the proposed new buildings and the proposed new trail. Findings and Discussion In total, 159 trees were assessed. The majority of the subject area is densely forested and dominated by Douglas fir. In most areas, trees are under heavy competition for sunlight, moisture and space. Common tree defects are described below. For information on specific trees, see the attached summary tree tables. Trees growing closely together often develop poor trunk taper and low live crown ratios. The change in diameter over length is called taper. Taper is an important indicator of mechanical strength of a trees crown. Tall, skinny trees are considered to have poor taper. Trees with poor taper are subject to stem failure when placed under heavy stress loads, such as unusually heavy winds, ice and snow events. Live crown ratio is the ratio of the length of the live crown to the total height of the tree, expressed as a percent. Trees growing in a forested environment are protected from the elements and do not need to develop large anchoring root systems. As long as the trees are retained as groupings and not isolated, failure risk remains low. Based on the proposed plan, few trees will be isolated or exposed to southwest prevailing winds. Tree Retention In total, there are 154 viable trees in the tree retention area. The entire property is 4.86 acres. In order to maintain risks at acceptable levels, the removal of five trees is recommended. Risks can be abated by dropping or habitat snagging the subject trees to a safe height or distance from the nearest target. Trees can be topped in a manner to resemble a natural break, therefore removing the risk while maintaining valuable wildlife habitat. AMERICAN FOREST MANAGEMENT, INC. December 26', 2017 Page 3 /) Village Green — Tree Assessment The tree units were calculated from the City of Federal Way code Table 19.120.130-2 — Tree Unit Credits. The total tree units in the tree retention area is 301. Village Green is zoned, single family high density. For single family homes, the required tree unit density is 25 tree units/acre. The site is 4.86 acres so 121.5 tree units are required in total. 301 tree units will be retained in the tree retention area so this requirement will easily be met. There is no warranty suggested for any of the trees subject to this report. Weather, latent tree conditions, and future man -caused activities could cause physiologic changes and deteriorating tree condition. Over time, deteriorating tree conditions may appear and there may be conditions, which are not now visible which, could cause tree failure. This report or the verbal comments made at the site in no way warrant the structural stability or long term condition of any tree, but represent my opinion based on the observations made. Nearly all trees in any condition standing within reach of improvements or human use areas represent hazards that could lead to damage or injury. Please call if you have any questions or concerns. Sincerely, Kelly Wilkinson kelly.wilkinson@afmforest.com ISA Certified Arborist #PN-7673A ISA Tree Risk Assessment Qualified Enclosures: Tree Locator Map — Trees Recommended for Removal Tree Summary Table AMERICAN FOREST MANAGEMENT, INC. OWN - I., WIN a Li 7- t1% eo RMut, 'IA A it � • s. 1. ..fi'." '�• •• --• � �� 17 tal P �-41 't.��.�--47.•� �iF'�1� ��jdL: OL • 1,+ - + •1 1 . �a py�,lYiYi Ke ita syrF31i+ � i �� ve. st, 4 pv J Tree Summary Table For: Village Green American Forest Management, Inc Date: December 2017 City of Federal Way Inspectors: Wilkinson Tree/ DBH Tree Height Drip -Line Risk Tag # Species (inches) Units (feet) (feet) Condition Rating Comment 1 Douglas fir 12 1.5 75 8 good low 2 Douglas fir 19 2.5 115 11 good low 3 Douglas fir 13 2 95 9 fair low Forked top 4 Douglas fir 17 2 121 7 good low 5 Douglas fir 15 2 118 10 good low 6 Douglas fir 9 1.5 59 4 fair low Forked top 7 Douglas fir 26 3 126 12 good low 8 Douglas fir 11 1.5 90 5 good low 9 Douglas fir 19 2.5 136 9 good low 10 Douglas fir 14 2 108 7 good low 11 Douglas fir 17 2.5 126 7 good low 12 Douglas fir 7 1 57 6 fair low Suppressed 13 Pacific madrone 10 47 poor moderate Dead stems, 10% LCR, 108' from house 14 Douglas fir 21 2.5 117 12 good low 15 Douglas fir 14 2 120 7 good low Poor taper 16 Douglas fir 20 2.5 121 13 good low 17 Douglas fir 23 2.5 125 12 good low 18 Douglas fir 22 2.5 130 9 good low 19 Pacific madrone 9 1.5 44 7 fair low Some dieback 20 Douglas fir 19 2.5 123 10 good low 21 Douglas fir 9 65 4 poor moderate Suppressed, 10% LCR, 110' from home 22 Douglas fir 18 2 110 5 good low 23 Douglas fir 15 2 95 7 good low Asymmetrical crown 24 Douglas fir 8 1.5 53 5 good low Top broke off 25 Douglas fir 14 2 120 10 good I low 26 Douglas fir 9 1.5 85 13 good low 27 Douglas fir 19 2.5 130 10 good low 28 Douglas fir 8 1.5 85 5 fair low Suppressed 29 Douglas fir 18 2 125 13 good low 30 Douglas fir 21 2.5 122 15 good low 31 Douglas fir 19 2.5 130 12 32 Douglas fir 20 2.5 135 13 �goodlow low 33 Douglas fir 17 2 120 9 good low 34 Douglas fir 14 2 102 8 fair low Forks halfway up 35 Douglas fir 10 1.5 53 6 fair low Top broke off 36 Douglas fir 12 1.5 104 4 fair low 37 Douglas fir 9 1.5 65 9 fair low Suppressed 38 Douglas fir 18 2 120 10 good low 39 Douglas fir 16 2 123 9 good low 40 Douglas fir 18 2 119 11 good low 41 Douglas fir 24 3 145 18 good low 42 Douglas fir 16 2 134 9 good low 43 Douglas fir 19 2.5 140 12 good low 44 Douglas fir 8 1.5 92 4 fair low Poor taper, narrow crown 45 Douglas fir 15 2 123 13 good low 46 Douglas fir 18 2 130 8 good low 47 Douglas fir 27 3 143 17 good low 48 Douglas fir 15 2 87 8 fair low Top broke off 49 Douglas fir 10 1.5 118 5 fair low Poor taper, narrow crown 50 Douglas fir 15 2 125 9 good low 51 Douglas fir 20 2.5 145 13 good low 52 Douglas fir 18 2 147 4 fair low 53 Douglas fir 9 1.5 72 6 fair low 54 Douglas fir 16 2 128 9 good low 1 of 3 Tree Summary Table For: Village Green American Forest Management, Inc Date. December 2017 City of Federal Way Inspectors: Wilkinson Tree/ DBH Tree Height Drip -Line Risk Tag # Species (inches) Units ;feet) (feet) Condition Rating Comment 55 Douglas fir 21 2.5 130 10 good low 56 Douglas fir 24 2.5 135 13 good low 57 Douglas fir 19 2.5 143 8 good low 58 Douglas fir 7 1.5 46 5 fair low 59 Douglas fir 20 2.5 134 11 good low Spike knot on lower trunk 60 Douglas fir 22 2.5 140 13 good low 61 Douglas fir 20 2.5 118 9 good low 62 Douglas fir 7 1.5 72 5 fair low Thin crown 63 Douglas fir 29 3 134 10 good low 64 Douglas fir 13 2 101 7 fair low 65 Douglas fir 11 86 10 poor moderate Top broke off, 20% LCR 66 Douglas fir 15 81 9 poor moderate Top broke off, small LCR 67 Douglas fir 17 2 126 10 good low 68 Douglas fir 11 1.5 95 4 poor moderate Crooked top, very small LCR 69 Douglas fir 10 1.5 74 4 fair low Small LCR, suppresssed 70 Douglas fir 18 2 112 9 good low 71 Douglas fir 16 2 99 7 fair low 72 Douglas fir 17 2 118 11 fair low Thin crown 73 Douglas fir 8 1.5 71 9 fair low Asymmetrical crown 74 Douglas fir 21 2.5 134 10 good I low 75 Douglas fir 10 1.5 70 9 fair low 76 Douglas fir 16 2 120 13 fair low 77 Pacific madrone 9 1.5 65 2 fair low Very small live crown 78 Douglas fir 19 2.5 126 8 good low 79 Douglas fir 17 2 120 11 good low 80 Douglas fir 10 1.5 90 6 fair low 81 Douglas fir 12 1.5 101 5 fair low Asymmetrical crown 82 Douglas fir 30 3 1 138 17 good low 83 Douglas fir 24 2.5 138 12 good low 84 Douglas fir 19 2.5 118 11 good low 85 Douglas fir 8 1.5 5 fair low Narrow crown 86 Douglas fir 1 13 2 117 6 good low 87 Douglas fir 10 1.5 86 7 fair low 88 Douglas fir 12 1.5 89 9 fair low 89 Douglas fir 7 1.5 90 6 fair low Crooked top 90 Douglas fir 21 2.5 105 19 fair low Crooked top, forked trunk 91 Douglas fir 16 2 130 11 good low 92 Douglas fir 16 2 131 9 good low 93 Douglas fir 17 2 134 12 good low 94 Pacific madrone 12,8 2 74 11 fair low Small live crown, dead trunks, low risk 95 Douglas fir 9 1.5 66 5 fair low Top broke off 96 Douglas fir 18 2 120 9 good low 97 Douglas fir 18 2 118 12 fair low 98 Douglas fir 15 2 114 9 fair low Asymmetrical crown 99 Douglas fir 6 1 70 8 fair low 100 Douglas fir 12 1.5 113 5 fair low Poor taper, trunk bows 101 Douglas fir 10 1.5 108 5 fair low Top broke off 102 Douglas fir 13 2 90 7 good low 103 Douglas fir 9 1.5 75 5 fair low Thin crown. Suppressed 104 Douglas fir 11 1.5 76 3 fair low Narrow crown 105 Douglas fir 9 1.5 80 4 fair low Poor taper 106 Douglas fir 10 1.5 83 4 fair low Poor taper 107 Douglas fir 19 2.5 108 11 fair low Asymmetrical crown 108 Douglas fir 10 1.5 63 9 fair low Suppressed 2of3 Tree Summary Table For: Village Green City of Federal Way Tree/ DBH Tree Tan ±E nariPC finrhPs1 Units American Forest Management, Inc Date: December 2017 Inspectors: Wilkinson Height Drip -Line Risk (feet) (feet) Condition Rating Comment 109 Douglas fir 11 1.5 100 6 fair low 110 Douglas fir 14 2 125 8 good low 111 Douglas fir 16 2 126 10 good low 112 Douglas fir 20 2.5 132 13 good low 113 Douglas fir 15 2 130 8 good low 114 Douglas fir 11 1.5 90 4 fair low Thin crown 115 Douglas fir 15 2 88 9 fair low Forked top 116 Douglas fir 8 40 7 poor moderate Top broke off, 10% LCR 117 Douglas fir 7 1.5 65 3 fair low 118 Douglas fir 9 1.5 71 9 fair low 119 Douglas fir 7 1.5 70 4 fair low 120 Douglas fir 10 1.5 69 12 fair L low Forked top 121 Douglas fir 10 1.5 73 7 fair low 122 Douglas fir 14 2 108 9 good low 123 Douglas fir 9 1.5 79 6 fair low 124 Douglas fir 16 2 114 9 good low 125 Douglas fir 11 1.5 86 4 fair low 126 Douglas fir 18 2 99 6 fair low 127 Douglas fir 10 1.5 88 5 fair low 128 Douglas fir 7 1.5 75 3 fair low 129 Douglas fir 23 2.5 130 10 good low 130 Douglas fir 23 2.5 141 14 good low 131 Douglas fir 19 2.5 120 7 good low 132 Douglas fir 18 2 116 13 good low 133 Douglas fir 23 2.5 123 14 good low 134 Douglas fir 20 2.5 1 147 12 good low 135 Douglas fir 25 3 150 16 good low 136 Douglas fir 12 1.5 66 17 fair low Top broke off 137 Douglas fir 12 1.5 78 7 fair low 138 Douglas fir 8 1.5 55 6 fair low 139 Douglas fir 7 1.5 50 5 fair low Thin crown 140 Douglas fir 17 2 99 8 good low 141 Douglas fir 20 2.5 117 14 fair low 142 Douglas fir 14 2 100 8 fair low Forked top 143 Douglas fir 12 1.5 98 6 fair low Thin crown 144 Douglas fir 9 1.5 62 6 fair low 145 Douglas fir 9 1.5 65 4 fair low Thin crown, poor trunk taper 146 Douglas fir 16 2 130 13 good low 147 Douglas fir 17 2 134 12 good low 148 Douglas fir 11 1.5 98 5 fair low Narrow crown 149 Douglas fir 7 1.5 59 5 fair low 150 Douglas fir 15 2 117 8 fair low Crooked trunk 151 Douglas fir 13 2 96 7 fair low Poor taper 152 Douglas fir 13 2 97 6 fair low Narrow crown 153 Douglas fir 25 3 127 14 good low 154 Douglas fir 13 2 101 6 good low 155 black cottonwood 16 2 142 8 fair low 156 Douglas fir 18 2 110 9 good low 157 Douglas fir 13 2 119 10 good low 158 Douglas fir 1 16 2 130 9 good low 159 Douglas fir 22 2.5 131 10 good low 3 of 3 REbi 2N'6 J EVELOPMENT HUUSING DELIVERED Becky Chapin RESUBMITTED City of Federal Way MAY 17 2018 Planning Department 33325 8th Avenue South CITY CF FEDERAL WAY Federal Way, WA 98003 commuvy OiyELOPMEN7 Re: File # 18-101323-00 AD; TECHNICAL REVIEW COMMENT LETTER Village Green Memory Care, *No Site Address, Parcel #302104-9146, Federal Way Updated landscape Modification Request 5 1712018 Becky, We are requesting that the Director of Community Development modify specific landscape buffer requirements to the adjacent parcels due to the unique and special circumstances of the use of this site for the Village Green Memory Care Building. FWCC 22-1570 Modification options We believe that the proposed modifications to our site comply with the stated purpose of FWCC 22-1570 as our proposed building usage does not meet the express terms found within FWCC 22-1564 through FWCC 22-1567. The stated purpose of FWCC 22-1570 allows the Director of Community Development the authority to modify specific requirements applicable to our site. Our site requires a 20' landscape buffer along the South property line in between the Village Green Memory Care site on the Village Green Retirement Campus and the site to the South property line. The Village Green Memory Care building was designed with a 27' setback from the property line to give more room for the required Type II landscaping on the South side of the building than required. Our initial intent was to create walking paths and gathering areas for the residents of the building. After consulting the Washington State codes for Assisted Living, and because the building is more than one story on height, we were required to provide outdoor space for the residents on each living floor. This required the addition of two balconies. When studied, the South side of the building was the only viable option due to topography and existing infrastructure in place. The building will create housing and a homelike environment for those suffering from Alzheimer's and other forms of Dementia. Because of the memory conditions of the residents, we are required to provide safe, contained outdoor space where the residents cannot wander from the building and get lost. The Department of Health requirements, required the modification of the plans and functionality of the outdoor space for the residents. We took the required amount of outdoor space per individual (25 SF) per floor and designed the outdoor living space to meet those requirements. The balconies were designed to encroach in the landscape RJ Development 401 Central St SE — Olympia, WA 98501 (360)528-3343—www.rodevelo ment.com setbacks to the least amount feasible and still meet the State Department of Health requirements, even wrapping around the West side of the building as to not encroach into the setbacks further. The result is that the covered outdoor living space for the residents encroaches into the 20' landscape buffer for 73'9", which is a small portion of the South property line. An overall review of the sheet C1 of the administrative site plan review sheet shows that this is the only area that does not comply with the 20' landscaping setback, and is the result of State licensure requirements for this type of building and care model. 22-1570 Modification options 2 (c) (1): The landscaping maybe reduced by 25 percent when: A development retains an additional 10 percent of significant trees. A tree survey was conducted by American Forestry Management for this request and process. American Forestry Management found that there were 159 significant trees, mostly Douglas Firs in the "undisturbed wooded area" on the site West of the building. American Forestry Management found that only 5 trees are required to be removed due to safety hazards, allowing 154 trees to remain onsite. With only 3% of the trees requiring removal for the overall Administrative Amendment, this is below the 10 percent threshold and should qualify for the 25 percent reduction in landscape requirement that can be related to this portion of the project. A copy of the report is included with this letter. 22-1570 Modification options 2 (d): "The landscaping requirement may be modified when necessary, because of special circumstances relating to the size, shape, topography, vegetation, location or surroundings of the subject property, to provide it with use rights and privileges permitted to other property in the vicinity and zone in which it is located." We feel that a modification is necessary and justified due to the special circumstances of the residents being cared for inside of the building and the State requirements that we must adhere to, to be licensed to care for those with Alzheimer's and other forms of Dementia. We request that the plans be approved as shown on the Landscape Modification plan with the balconies encroaching into the landscape buffer for the portion of the building necessary to achieve the outdoor space requirement. If the balconies were to be reduced, they would not be in compliance with DSHS, as they would not meet the minimum square footage per resident requirement. The overall dimensions of the Memory Care landscaping area on the South side of the building is 156'4". Of that area, 82'6" has 27' of a Type II landscape buffer from the property line to the building. The requested modification is for 73'9" of that landscape area where the Type II landscape would be 9' in depth. The balconies that protrude from the building are 14'6", which is the minimum size allowed for resident usage and approval by Department of Health. There is no part of this area that would not include the Type II landscaping that is required, only a reduced amount of landscape buffer is being requested to be taken into consideration for approval. Included with this letter is a revised sheet (AD1) provided by our Civil Engineer, Harold Duncanson. The revisions to this sheet include an adjustment to the minimum setback along the eastern portion of the site to 9'. The Landscape Modification Plan is being included along with the American Forestry Report for your review. RJ Development 401 Central St SE — Olympia, WA 98501 (360-528-3343) —www.r develo ment.com Monte Powell, owner of Powell'sWood Garden in Federal Way, and this project is passionate about landscaping and will ensure that the appropriate ongoing maintenance will be in place to meet the city's requirements for the intent of the Type II landscape screening that will be installed to ensure that it thrives and is well cared for. This letter is an update to the previous letter submitted, that has additional justification for the Administrative Decision and approval of the plans. As the building is currently designed with the outdoor space balconies, the Washington State Department of Health has approved the building for construction and has provided an Authorization to Begin Construction letter based upon meeting the State requirements. If any additional information is needed for approval of these plans, please let us know and we will provide any additional documentation necessary for the approval of the plans as submitted. Thank you, A�p�Zw� Austin Groves Project Manager RI Development 401 Central St SE • Olympia, WA 98501 Office • (360) 528-3343 Direct • (360) 810-8354 Fax • (360) 534-9079 Email • austin rldevela ment.com Web • WWW.ridevelooment.com "Seniors Housing Delivered" T" RJ Development 401 Central St SE — Olympia, WA 98501 (360-528-3343)—www.rodevel❑ ment.com 7Ft,t 2r(6 RjVELOPMEN i HOUSING GELIVEHEU Becky Chapin City of Federal Way Planning Department 33325 8th Avenue South Federal Way, WA 98003 RESUBMITTED MAY 15 2018 UTY OF FEDERAL WAY COMMUNCTY DEVELOPMErlT Re: File # 18-101323-00 AD; TECHNICAL REVIEW COMMENT LETTER Village Green Memory Care, *No Site Address, Parcel #302104-9146, Federal Way Becky Chapin, Below, you will find responses for the City comment letter dated April 27, 2018 for the Village Green Process IV Administrative Amendment to include the Memory Care and Community building on the Village Green Retirement Campus. City Comment: The total number of units has changed from what was approved under the Process IV Hearing Examiner's Decision. The total number of units cannot exceed 367 units. The additional units for the Memory Care Facility must be deducted from the Phase II building unit count. Please revise the unit count on Sheet AD2 accordingly. Response: The total number of units for the campus remains unchanged from the original Process IV approvals, totaling 367 units. The site plan has been updated to reflect this number of total units. 2. City Comment: The previous parking needs and trip generation report, prepared by Transportation Solutions Inc., dated November 5, 2008, should be revised to reflect the needs of the proposed Memory Care Facility and community building. Further, the parking study should be revised to identify staff parking needs and reflect PM peak hour parking needs. Response: A trip generation report has been prepared for the Memory Care Building and the Community Building by Mark Jacobs of Jake Traffic Engineering and is included in this letter. Overall peak hour trips have been included for the Memory Care building. The parking count study is in process to be completed by Mark Jacobs due to the urgent nature of the report and will be delivered to the City of Federal Way as soon as it is completed. RJ Development 401 Central St SE — Olympia, WA 98501 (360) 528-3343 — www.r'develggLrLent.com TABLE 2 - TRIP GENERATION (preliminary) VILLAGE GREEN MEMORY CARE - FEDERAL WAY DELTA TRIP GENERATION Time Period Size (X) I TG Rate I Enter o LEnter Trips I Exit % lExit Tripsl Total (T) propose : 5 ate Weekday 64 2.6 50% 83.2 50% 83.2 166.4 AM peak hour 64 0.19 63% 7.7 37% 4.51 12.2 PM peak hour (City) 64 0.26 38% 6.3 62% 10.31 16.6 Existing: Senior Adult Housing Attached (1TE LUC 252; 13 - units) Weekday -13 3.7 50% (24.1) 50% -24.1 -48.1 AM peak hour -13 0.2 35% (0.9) 65% -1.7 -2.6 PM peak hour (City) -13 0.26 55°% (1.9) 45% -1.5 -3.4 # elta-Site Trip Generation Weekday - - - 59.2 -- 59.2 118.3 AM peak hour 1- - 6.8 2.8 9.6 PM peak hour (City) - - 4.5 - 8.8 13.3 Where X = units; T = Trips ITE Trio Generation 10th Edition 3, City Comment: Under FWCC section 22-640 note #5, no facade of any structure may exceed 120 feet in length; however, under note #3, the City may permit or require modification of dimensional and site design requirements based on the following criteria: a. The specific nature of the occupancy and the persons that will be housed in the proposed development. b. The size of the dwelling units or occupancy rooms or suites and the specific configuration of and facilities within these units, rooms or suites. c. The impacts on nearby residential uses of the proposed development. d. The architecture, site design and other design features of the proposed development. Provide written explanation as to how the building meets modification criteria. a. The specific nature of the occupancy and the persons that will be housed in the proposed development. Response: The residents occupying the building will be Senior citizens who have Alzheimer's or other forms of dementia. This building is a purpose-built Memory Care building that will be licensed through the Washington State Department of Health. The building's size is required to incorporate the State Required safety elements RJ Development 401 Central St SE - Olympia, WA 98501 (360-528-3343) - www.ridevelgp t.com for the building. The building will include Fire suppression sprinklers and a Fire Alarm System along with smoke compartments with smoke barrier doors that will be held open with magnetic locks which will allow residents to shelter in place in the event of a fire. Dining facilities, Laundry service, Nurse's Stations, common activity spaces, outdoor spaces, are all incorporated into the building to make this a living facility licensed by the State of Washington. The dwelling units will be equipped with a bed (mattress and headboard) a nightstand and dresser to create a warm, homelike feeling for the residents. Bathroom facilities will be included in each resident unit. The units will not contain kitchenettes due to the nature of cognitive issues, this poses a risk for harm of the residents. The Southern fagade is 154'6" in length, and is the minimum length that could be utilized with the incorporation of the dining facilities and outdoor space required by the State of Washington Department of Health. The fagade length is unable to adhere to the 60 max length and include the spaces inside the building required to obtain an Assisted Living/Memory Care license in the State of Washington. The building massing is broken up with building modulations, including portions of the building protruding between 2'-4'. Type II landscape screening is included and two balconies are provided to meet the requirement from the Washington State Department of Health for outdoor space for the residents. From the artist rending below, the residential portion can be distinguished from the service portion (Dining and outdoor space) and allows the fagade to look shortened and not one big expanse. The Western fagade length is 161' and is the minimum length that could be utilized with the incorporation of the dining facilities and outdoor space required by the State of Washington Department of Health. The fagade length cannot be shortened and still include the spaces inside the building required to obtain an Assisted Living/Memory Care license in the State of Washington. The building massing is broken up with building modulations, with portions of the elevations protruding from the building from 2'-5' in depth to provide visual interest and shield the sidewalk below providing pedestrians shelter from the elements. From the artist rending below, the residential portion with smaller windows can be distinguished from the service portion (Dining and activity rooms) and allows the fagade to look shortened and not one big expanse. The site plan depicting the fagade lengths as well as artist renderings are included below. RJ Development 401 Central St SE — Olympia, WA 98501 (360-528-3343) — www.ridevelo Pment.com LqP CbTTanE UNIT •/ 1 1 OUTLINE O ROOF Fprk x:oHM.11UY n2rw uF - r Fac.tua Inng'li z�ong Ilrn Vlr••.tr�n propirtty line is 161'v+ith Scree��J"Y+ neighboring Parcelx by hrauy'nrreElapmt FL)n�*. glh to ba juslihed ,^. pnaa[ nsralive r i F- �.---------•--- I PROPOSED MEMORY CARE INITM $4 BE S I ri+nno'xu�ntrssnns�e rrHoannwurars+rs�.■ � 3 I ' n1 w I I I IDOORPr, IO KI> + I ILAMMsSILM t C� *0=9r I 1RAA1 NiPREC1'CILYG� 5i FCOCar 1,Cle s F Ft Airt F—: QF TF 1 cof.LiCr 6 :i ".a a� Facade length a'ora ;he Sou!• - , PROPFiTY SNCIF FAMILY HOI- LandS�ape S LlBB ping b eth9-r buddingyir n-i 1, -I hTylu9 SNr{=_Pot111LY budding ;uiJ neighbunng Single HO67E >, N Fa ily co,he south. .y ay: ngN iswIO9. Mlrr urojecl nw.cr,,,. Artist's Representation of the Western fagade: Artist's Representation of the Southern fagade: RJ Development 401 Central St SE — Olympia, WA 98501 (360-528-3343) — www.ridevelopment.com 4. City Comment: As noted in the preapplication conference letter, the formal application must include a written narrative identifying how the project complies with all applicable guidelines, as detailed in the FWRC Chapter 19.115 (FWCC Chapter 22, Article XIX), 'Community Design Guidelines' Response: A separate narrative is included with this submittal that outlines how the project complies with applicable Community Design Guidelines and CPTED standards. 5. City Comment: The approved landscape plans depict 20 feet of Type II landscaping along the south property line abutting the single family houses. The submitted plans do not meet this standard. Based on the discussion at the meeting, held on Thursday, April 26, 2018, you indicated that revised landscaping plans would meet this requirement. Please submit the revised landscape plans for review. Pursuant to FWRC 19.125.100 (FWC 22-1570) any landscape modification requests must be submitted in writing and reviewed as part of the AD approval. Response: The landscape plans previously submitted did not show the Type II landscape screening to the South of the Memory Care Building. The plans have been revised to include a 27' Type II landscape screening buffer for the majority of the South Elevation. The areas on the South Elevation that do not include the landscape buffer are utilized for outdoor patios that are required by the Washington State Department of Health. The outdoor patios do not give excess space over the requirements from the State to give as much room to the Landscaping area to meet the City of Federal Way landscape buffer requirements. Type II landscape buffer will be depicted on the plans and updated landscape plans will be submitted along with this resubmittal. A depiction of the Type II landscape buffer is shown below. Updated plans and a landscape modification request will be submitted to the City of Federal Way pursuant to FWRC 19.125.100. Response: This building will have little to no impact on nearby residential uses to the South as the building will be screened by dense landscape screening and is contained in the existing Village Green Retirement Campus. As Memory Care residents don't drive, the impacts on roadways and neighboring developments are minimal. This building will have Registered Nurse's staffed and on call 24 hours per RJ Development 401 Central St SE — Olympia, WA 98501 (360-528-3343)—www.ridevelo ment.eom day which minimizes the need to call 911 emergency services, which lessens the impact and burden on the emergency service personnel in the area. OUTLINE DE•:AVDF - 1 P3L-1[HT L+f:•Jth xxg rnn'.Vn:!r'rn Pr7Pnrry . _I:+ie S IG1''N:t•$:rPan eG !.'^r++ne•'JFG:1.:�] R'nr k': L�'+r,t>•y foirr--'a!:c•1 ` �• s-� -r Ip Qv !usvrad r. wc;t:r Da'•..-..,- rf r_ ---------- - _ ;PROPOSED MEMORY CARE' 1TH 64 6E S e J ' I humgar.uulrs�x AFRA wruaruw.V�s ARF1.A - � I A1Tm I I TRk%1ANDAECV I'll; CALLELTN]M E\1£N4ENCY OE`4144TGN 5 SNGLF FMILV HmTE 9UTDOON PAYI0 14 MT Fig -AID F.C4R � N _ Facade lvrpT'+a.c-•�!he 5r.�,r. Pnpw_4T1'I n t7TG' -) Type II gNAc LandEcapa Screening W*-er. orDPnny and '-.��iIINg, and nvghpgnD9 Singly I-ecade LCng1n :n WD j%r.rr 111 Prajed nAna'r.c µ.OSC"LDANCA� N:LDFS'18[E b f\^ tM1F. q\\IILV H(]M1TE RJ Development 401 Central St SE — Olympia, WA 98501 (360-528-3343)—www.r•develo ment.com 27'{ 6. City Comment: Provide a description of the community building and who will be utilizing the building. Response: The Community building is for the benefit of the Independent Living Cottage Residents. The community building is intended to be a gathering place to play cards, watch TV and movies and have the occasional meal catered in for the benefit of the residents. Any guests that would come would be encouraged to park in the resident's driveways and walk to the community building. The kitchen is intended to be a serving kitchen, and not a full commercial kitchen. The kitchen and any accompanying equipment will be permitted through the proper jurisdiction. RJ Development 401 Central St SE — Olympia, WA 98501 (360-528-3343) — www.r"develop ment.com Community Building Elevations shown below: Community Building Floor Plan shown below: I I ii I T-] 1 �I 1 i r r r I — ;K Mill If there is anything further needed at this time, please reach out as necessary. Thanks for all of your help! Austin Groves Project Manager RJ Development 401 Central St SE • Olympia, WA 98501 Office • (360) 528-3343 Direct • (360) 810-8354 Fax •(360)534-9079 Email • austin ddevelOPment.com Web • www.ridevel❑.pment.com Seniors Housing Delivered"' RJ Development 401 Central St SE — Olympia, WA 98501 (360-528-3343)—www.ridevelopment.com "R - £,,1 2Pf6 j DEVELOPMENT S CUI UHS HUUS IIN6 0E! IVEREO Becky Chapin City of Federal Way Planning Department 33325 8th Avenue South Federal Way, WA 98003 RESUBMITTED MAY 15 2018 CITY F WAY GOM UNITY DEVE FEDERAL Re; File # 18-101323-00 AD; TECHNICAL REVIEW COMMENT LETTER Village Green Memory Care, *No Site Address, Parcel #302104-9146, Federal Way Written Landscape Modification Re uest We received the comment below on the Process IV Administrative Review Comments regarding the landscaped area on the South side of the Village Green Memory Care Building: The approved landscape plans depict 20 feet of Type II landscaping along the south property line abutting the single family houses. The submitted plans do not meet this standard. Based on the discussion at the meeting, held on Thursday, April 26, 2018, you indicated that revised landscaping plans would meet this requirement. Please submit the revised landscape plans for review. Pursuant to FWRC 19.125.100 (FWC 22-1570) any landscape modification requests must be submitted in writing and reviewed as part of the AD approval. The plans that were referenced in the meeting on April 26, 2018 showed several items on the South side of the building. 1. There are two balconies that protrude off of the South side of the building. As the building is for Memory Care residents (those with Alzheimer's and other forms of Dementia), there must be an area at least 25 feet per person of outdoor space per Clynn Wilkenson, plan reviewer for the Washington State Department of Health, Construction Review Services. As this building must be licensed to take care of the needs of the residents, we must meet this State requirement. Due to the topography of the site and height limitations for the building, the South side of the building is the only area that is feasible to meet this State requirement and provide a quality standard of living for the residents in the building. These balconies/outdoor space are not larger than needed to provide this required space. In designing the building, we attempted to meet City and State codes and guidelines and as such, this is the only variance that we are requesting at this time. 2. Although there is a 20' type II landscape buffer that is required, we were able to provide a 27'-28' buffer in places to the East of the balconies between the building and the single family homes. We have tried to be a flexible as possible and meet both City and State codes in this area. RJ Development 401 Central St SE — Olympia, WA 98501 (360) 528-3343 — www.ridevelopment.com Although we have not been able to meet the 20' buffer for the entire length of the South end of the property, we request that the City review and approve the Landscape drawings for the Village Green Memory Care building dated March 20, 2018 as we feel that we have met the intent of the Federal Way code and the State Department of Health requirements. Thank you, (372 ncP60-- Austin Groves Project Manager RJ Development 401 Central St SE • Olympia, WA 98501 Office • (360) 528-3343 Direct • (360) 810-8354 Fax • (360) 534-9079 Email • austin ridevelopment.com Web • www.ridevelopment.com "Seniors Housing Delivered" I" RJ Development 401 Central St SE — Olympia, WA 98501 (360-528-3343) — www,ridevelopment.com 4k CITY Federal o, Way DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES RESU B� A ITTE325 8`h Avenue South �V1 PO Box 9718 Federal Way WA 98063-9718 MAY 15 22i5-2607; Fax 253-835-2609 www.ciiyoffedeTalwAy.com CfTY OF FEDERAL WAY COMMUNITY DEVELOPMENT Crime Prevention Through Environmental Design (CPTED) Checklist Directions Please fill out the checklist to indicate which strategies have been used to implement CPTED principles in your proposed project. Please check all strategies that are applicable to your project for each of the numbered guidelines. You may check more than one strategy for each guideline. Your responses will be evaluated by City Staff, and will be integrated into the Site Plan and/or Building Permit review process. Section and ✓ Functional Area Evaluation for Performance Performance Standard Agency Use Only Standard Strategy ■ Applicable during Site Plan Review e Applicable during Building Permit Review Section 1.0 Natural Surveillance 1.1 Blind Corners _Conforms Avoid blind corners in pathways and parking lots. _Revise _NA Comments: Pathways should be direct. All barriers along pathways should be permeable (see through) including landscaping, fencing etc. ■ Consider the installation of mirrors to allow users to see ahead of them and around corners. e Other strategy used:, 1.2 Site and Building Layout _Conforms Allow natural observation from the street to the use, from the _ . Revise use to the street, and between uses _NA Comments: Bulletin #022 — August 18, 2004 Page 1 of 9 k:\Handouts\CPTED Checklist Section and ✓ Functional Area Performance Performance Standard Standard Strategy ■ Applicable during Site Plan Review e Applicable during Building Permit Review Orient the main entrance towards the street or both streets on For Non -Single corners. ■ Family Development Position habitable rooms with windows at the front of the dwelling. ■ Access to dwellings or other uses above commercial/ retail development should not be from the rear of the building. ■ Offset windows, doorways and balconies to allow for natural observation while protecting privacy. ■ ❑ Locate main entrances/exits at the front of the site and in view of the street. ■ For Commercial/ Retail/ Industrial If employee entrances must be separated from the main and Community ❑ entrance, they should maximize opportunities for natural Facilities surveillance from the street. ■ ❑ In industrial developments, administration/offices should be located at the front of the building. M Avoid large expanses of parking. Where large expanses of For Surface ® parking are proposed, provide surveillance such as security Parking and cameras. ■ Parking Structures Access to elevators, stairwells and pedestrian pathways should ® be clearly visible from an adjacent parking area. ■ ® Avoid hidden recesses. ■ Locate parking areas in locations that can be observed by adjoining uses. ■ Open spaces shall be clearly designated and situated at For Common/ locations that are easily observed by people. Parks, plazas, Open Space common areas, and playgrounds should be placed in the front Areas of buildings. Shopping centers and other similar uses should face streets. ■ Other strategy used: ■❑ Evaluation for Agency Use Only Bulletin #022 — August 18, 2004 Page 2 of 9 k:\Handouts\CPTED Checklist Section and ✓ Functional Area Evaluation for Performance Performance Standard Agency Use Only Standard Strategy M Applicable during Site Plan Review e Applicable during Building Permit Review 1.3 Common/Open Space Areas and Public On -Site Open Conforms Space Revise Provide natural surveillance for commonlopen space areas. _NA Comments: Position active uses or habitable rooms with windows adjacent to main common/open space areas, e.g. playgrounds, swimming pools, etc., and public on -site open space. ■ Design and locate dumpster enclosures in a manner which screens refuse containers but avoids providing opportunities to hide. ■ Locate waiting areas and external entries to elevators/stairwells ❑ close to areas of active uses to make them visible from the building entry. e ❑ Locate seating in areas of active uses. e Other strategy used: 1.4 Entrances `Conforms Provide entries that are clearly visible. _Revise _NA Comments: Design entrances to allow users to see into them before entering. ■ Entrances should be clearly identified (Signs must conform to ❑ FWCC Section 22-1569(D). Permit Exceptions. (Applicable during Certi icate of Occztnanc, In n . Other strategy used: F 1.5 Fencing _Conforms Fence design should maximize natural surveillance from the _Revise street to the building and from the building to the street, and _NA minimize opportunities for intruders to hide. Comments: Bulletin #022 — August 18, 2004 Page 3 of 9 k:\Handouts\CPTED Checklist Section and ✓ Functional Area Evaluation for Performance Performance Standard Agency Use Only Standard Strategy ■ Applicable during Site Plan Review e Applicable during Building Permit Review ❑ Front fences should be predominantly open in design, e.g. pickets or wrought iron, or low in height. e Design high solid front fences in a manner that incorporates ❑ open elements to allow visibility above the height of five feet. e If noise insulation is required, install double -glazing at the ❑ front of the building rather than solid fences higher than five feet. e Other strategy used: 1.6 Landscaping Conforms Avoid landscaping which obstructs natural surveillance and _Revise allows intruders to hide. _-__NA Comments: ® Trees with dense low growth foliage should be spaced or their crown should be raised to avoid a continuous barrier. ■ Use low groundcover, shrubs a minimum of 24 inches in height, or high -canopied trees (clean trimmed to a height of eight feet) around children's play areas, parking areas, and along pedestrian pathways. ■ ® Avoid vegetation that conceals the building entrance from the street. ■ Other strategy used: U 1.7 Exterior Lighting 8 at Building Permit Review _Conforms Provide exterior lighting that enhances natural surveillance. Revise (Refer to FWCC Section 22-1635(g)(1) for specific lighting _NA requirements.) Comments: Prepare a lighting plan in accordance with Illuminating Engineering Society of America (IESA) Standards, which ❑ addresses project lighting in a comprehensive manner. Select a lighting approach that is consistent with local conditions and crime problems. ■ Bulletin #022 — August 18, 2004 Page 4 of 9 k:\Handouts\CPTED Checklist Section and ✓ Functional Area Evaluation for Performance Performance Standard Agency Use Only Standard Strategy X Applicable during Site Plan Review e Applicable during Building Permit Review Locate elevated light fixtures (poles, light standards, etc.) in a ❑ coordinated manner that provides the desired coverage. The useful ground coverage of an elevated light fixture is roughly twice its height. ■ For areas intended to be used at night, ensure that lighting ❑ supports visibility. Where lighting is placed at a lower height to support visibility for pedestrians, ensure that it is vandal - resistant. e ❑ Ensure inset or modulated spaces on a building facade, access/egress routes, and signage is well lit. e In areas used by pedestrians, ensure that lighting shines on pedestrian pathways and possible entrapment spaces. e Place lighting to take into account vegetation, in its current and ❑ mature form, as well as any other element that may have the potential for blocking light. e Avoid lighting of areas not intended for nighttime use to avoid ❑ giving a false impression of use or safety. If danger spots are usually vacant at night, avoid lighting them and close them off to pedestrians. e Select and light "safe routes" so that these become the focus of legitimate pedestrian activity after dark. ■ ❑ Avoid climbing opportunities by locating light standards and electrical equipment away from walls or low buildings. e Use photoelectric rather than time switches for exterior lighting. e In projects that will be used primarily by older people (retirement homes, congregate care facilities, senior and/ or community centers, etc.) provide higher levels of brightness in public/common areas. e Other strategy used: ® I Both low level path lights and higher level roadway lighting will be 1.8 Mix of Uses _Conforms In mixed use buildings increase opportunities for natural _Revise surveillance, while protecting privacy. _NA Comments: Bulletin #022 — August 18, 2004 Page 5 of 9 k:\Ilandouts\CPTED Checklist Section and ✓ Functional Area Performance Performance Standard Standard Strategy ■ Applicable during Site Plan Review e Applicable during Building Permit Review Where allowed by city code, locate shops and businesses on lower floors and residences on upper floors. In this way, ❑ residents can observe the businesses after hours while the residences can be observed by the businesses during business hours. ■ ❑ Include food kiosks, restaurants, etc. within parks and parking structures. ■ Other strategy: used U Evaluation for Agency Use Only 1.9 Security Bars, Shutters, and Doors _Conforms When used and permitted by building and fire codes, security —Revise bars, shutters, and doors should allow observation of the street `NA and be consistent with the architectural style of the building. Comments: ❑ Security bars and security doors should be visually permeable (see -through). e Other strategy used: FEW Section and ✓ Functional Area Performance Performance Standard Standard Strategy ■ Applicable during Site Plan Review e Applicable during Building Permit Review Evaluation for Agency Use Only Section 2.0 Access Control 2.1 Building Identification _Conforms Ensure buildings are clearly identified by street number to _Revise prevent unintended access and to assist persons trying to find _NA the building. Identification signs must conform to FWCC, Comments: Section 22-1569(D). Permit Exceptions. ❑ Street numbers should be plainly visible and legible from the street or road fronting the property. e Bulletin #022 — August 18, 2004 Page 6 of 9 k:\flandouts\CPTED Checklist Section and ✓ Functional Area Evaluation for Performance Performance Standard Agency Use Only Standard Strategy ■ Applicable during Site Plan Review e Applicable during Building Permit Review In residential uses, each individual unit should be clearly numbered. In multiple building complexes, each building entry ❑ should clearly state the unit numbers accessed from than entry. In addition, unit numbers should be provided on each level or floor. e ❑ Street numbers should be made of durable materials, preferably reflective or luminous, and unobstructed (e.g. by foliage). e For larger projects, provide location maps (fixed plaque ❑ format) and directional signage at public entry points and along internal public routes of travel. e Other strategy used: u 2.2 Entrances _Conforms Avoid confusion in locating building entrances. —Revise NA Comments: Entrances should be easily recognizable through design ® features and directional signage. (Signs must conform to FWCC Section 22-1569(D). Permit Exceptions. ■ ❑ Minimize the number of entry points. ■ Other strategy used: 2.3 Landscaping _Conforms Use vegetation as barriers to deter unauthorized access. —Revise NA Comments: ❑ Consider using thorny plants as an effective barrier. e Other strategy used: u 2.4 Landscaping Location _Conforms Avoid placement of vegetation that would enable access to a _Revise building or to neighboring buildings. _NA Comments: Bulletin #022 — August 18, 2004 Page 7 of 9 k:\Handouts\CPTED Checklist Section and ✓ Functional Area Evaluation for Performance Performance Standard Agency Use Only Standard Strategy ■ Applicable during Site Plan Review e Applicable during Building Permit Review Avoid placement of large trees, garages, utility structures, 0 fences, and gutters next to second story windows or balconies that could provide a means of access. ■ Other strategy used: 2.5 Security _Conforms Reduce opportunities for unauthorized access _Revise _NA Comments: Consider the use of security hardware and/or human measures ❑ to reduce opportunities for unauthorized access. (Applicable during Certificate of ccu an Inr ection). Other strata used: 2.6 Signage _Conforms Insure that signage is clearly visible, easy to read and simple to _Revise understand [Signs must conform to FWCC Section 22-1569(D). —NA Permit Exceptions]. Comments: ❑ Use strong colors, standard symbols, and simple graphics for informational signs. e Upon entering the parking area, provide both pedestrians and For Surface ❑ drivers with a clear understanding of the direction to stairs, Parking and elevators, and exits. e Parking Structures In multi -level parking areas, use creative signage to distinguish between floors to enable users to easily locate their cars. e ❑ Advise users of security measures that are in place and where to find them, i.e. security phone or intercom system. e ❑ Provide signage in the parking area advising users to lock their cars. e Bulletin #022 — August 18, 2004 Page 8 of 9 k:\Handouts\CPTED Checklist Section and ✓ Functional Area Evaluation for Performance Performance Standard Agency Use Only Standard Strategy ■ Applicable during Site Plan Review e Applicable during Building Permit Review ❑ Where exits are closed after hours, ensure this information is indicated at the parking area entrance. e Other strategy used: Section 3.0 Ownership 3.1 Maintenance _Conforms Create a "cared for" image _Revise _NA Comments: Ensure that landscaping is well maintained, as per FWCC ❑ Section 22-1569, in order to give an impression of ownership, care, and security. (Ongoing). Where possible, design multi -unit residential uses such that no ❑ more than six to eight units share a common building entrance. 1 Other strategy used: HE Excellent maintenance of first phases will continue in Phases II and III. 3.2 Materials _Conforms Use materials, which reduce the opportunity for vandalism. Revise —NA Comments: Consider using strong, wear resistant laminate, impervious glazed ceramics, treated masonry products, stainless steel ❑ materials, anti -graffiti paints, and clear over sprays to reduce opportunities for vandalism. Avoid flat or porous finishes in areas where graffiti is likely to be a problem. e ❑ Where large walls are unavoidable, refer to FWCC Section 22- 1564(u) regarding the use of vegetative screens. e Common area and/or street furniture shall be made of long ❑ wearing vandal resistant materials and secured by sturdy anchor points, or removed after hours. e Other strategy used: Bulletin #022 — August 18, 2004 Page 9 of 9 k:\Handouts\CPTED Checklist CITY OF � Federal Way Centered on Opportunity April 27, 2018 Austin Groves R J Development 401 Central Street SE Olympia, WA 98501 austin@rjdevelopment.com CITY HALL 33325 8th Avenue South Federal Way, WA 98003-6325 (253) 835-7000 www.cityoffederalway.com Jim Ferrell, Mayor RE: File #18-101323-00-AD; TECHNICAL REVIEW COMMENT LETTER Village Green Memory Care, *No Site Address*, Parcel #302104-9146, Federal Way Dear Mr. Groves: The City is in receipt of your March 23, 2018, application for a site plan modification to the Village Green Phase II & Phase III Process IV land use approval at the above -mentioned site. ADDITIONAL INFORMATION REQUESTED The following items are based on the initial technical review of the Administrative Decision application. 1. The total number of units has changed from what was approved under the Process W Hearing Examiner's Decision. The total number of units cannot exceed 367 units. The additional units for the Memory Care Facility must be deducted from the Phase II building unit count. Please revise the unit count on Sheet AD2 accordingly. 2. The previous parking needs and trip generation report, prepared by Transportation Solutions Inc., dated November 5, 2008, should be revised to reflect the needs of the proposed Memory Care Facility and community building. Further, the parking study should be revised to identify staff parking needs and reflect PM peak hour parking needs. 3. Under FWCC section 22-640 note #5, no fagade of any structure may exceed 120 feet in length; however, under note #3, the City may permit or require modification of dimensional and site design requirements based on the following criteria: a. The specific nature of the occupancy and the persons that will be housed in the proposed development. b. The size of the dwelling units or occupancy rooms or suites and the specific configuration of and facilities within these units, rooms or suites. c. The impacts on nearby residential uses of the proposed development. d. The architecture, site design and other design features of the proposed development. Provide written explanation as to how the building meets modification criteria. Mr. Groves April 27, 2018 Page 2 4. As noted in the preapplication conference letter, the formal application must include a written narrative identifying how the project complies with all applicable guidelines, as detailed in the FWRC Chapter 19.115 (FWCC Chapter 22, Article XIX), `Community Design Guidelines.' 5. The approved landscape plans depict 20 feet of Type II landscaping along the south property line abutting the single family houses. The submitted landscape plans do not meet this standard. Based on the discussion at the meeting, held on Thursday, April 26, 2018, you indicated that revised landscaping plans would meet this requirement. Please submit the revised landscape plans for review. Pursuant to FWRC 19.125.100 (FWCC § 22-1570) any landscape modification requests must be submitted in writing and reviewed as part of the AD approval. 6. Provide a description of the community building and who will be utilizing the building. CLOSING Administrative Decision applications are deemed complete at the time of submittal. Please provide a revised site plan and landscaping plan with a completed project resubmittal sheet (enclosed). When submitting the requested information, please provide five copies of the revised drawing and a letter addressing each review comment. If an applicant fails to provide additional information to the city, pursuant to FWRC 19.15.050, within 180 days of being notified that such information is required, the application will be deemed null and void and the city shall have no duty to process, review, or issue any decisions with respect to such an application. If you have any questions regarding this letter, please feel free to contact me at 253-835-2641 or becky.chapin@cityoffederalway.com. Sincerely, Becky p Cha i Associate Planner enc: Resubmittal Form c: Brooks Powell, brooks@powell-homes.com Hal Duncanson, haroldd@duncansonco.com 18-101323-00-AD Doc LD. 77655 CITY OF FEDERAL WAY COMMUNITY DEVELOPMENT DEPARTMENT DEVELOPMENT REVIEW COMMITTEE TRANSMITTAL DATE: March 29, 2018 TO: Cole Elliott, Development Services Manager Peter Lawrence, Plans Examinef Rick Perez, City Traffic Engineer Brian Asbury, Lakehaven Water & Sewer District Chris Cahan, South King Fire & Rescue FROM: FOR DRC MTG. ON. FILE NUMBER(s): RELATED FILE NOS.: PROJECT NAME: PROJECT ADDRESS: ZONING DISTRICT. - PROJECT DESCRIPTION: LAND USE PERMITS. PROJECT CONTACT: MATERIALS SUBMITTED: Becky Chapin, Associate Planner April 19, 2018 — Internal Discussion 18-101323-00-AD YA 08-105555-00-UP & 17-102079-00-PCB[ j Village Green Memory Care 13 Parcel # 302104 9146 Request for minor modification to approved site plan amending number of cottages and adding memory care and community buildings. Administrative Decision Austin Groves �/f� GAA9-' RJ Development 401 Central St SE Olympia, WA 98501 • Request for Administrative Decision • Stormwater Management Narrative • Hazardous Materials Inventory/Wellhead Checklist ■ CPTED Checklist • Water & Sewer Availability • Minor Modification Plan Set \ To: Kevin Peterson From: Harold Duncanson Date: 2/23/18 Subject: DUNCANSON Company, Inc. Village Green Memory Care Stormwater Management Narrative/ Abbreviated Technical Information Report (TIR) RECEIVED MAR 2 3 2018 The Village Green Memory Care project is a 64-unit apartment type building located on the Cottages West portion of the Village Green Campus (Village Green Phase III). Original site development for this property was done between 2005 and 2008. Land use approval for this site was renewed in 2010 (6/l/2010). That approval vested this site to the 1998 KCSWDM for the first 5 years. If construction of the overall project was not complete within the first 5 years, then whatever drainage standards adopted by the City at the time of first building permit completeness was to apply. See attached excerpts from the May 18, 2010 staff report to the Hearing Examiner (08-105555-00-UP). The first permit was for Cottages 17-20 in July 2016. At that time, the City's adopted drainage standards were the 2016 KCSWDM with Federal Way Addendum. However, these conditions were primarily intended to address runoff from Village Green Phase II. This current memory care building is located within the Village Green Phase III basin. Runoff from this portion of the site is treated with an existing wet pond followed by full infiltration. Following is a summary of how the project meets the Core and Special Requirements of the 2016 KCSWDM. CR1—Discharge at Natural Location Project runoff drains to an existing infiltration pond. No change. CR2—Offsite Analysis Previously prepared. See 08-105555-00-UP. CR3—Flow Control Project is in a Conservation Flow Control area; however, all runoff will be fully infiltrated in an existing infiltration pond. The pond was designed using the same methodologies required by the 2016 KCSWDM. The memory care building represents approximately 9,000 SF more impervious area than the 4-plex structures (cottages) originally planned for this portion of the site. To balance this slight overage, two cottage structures were designed to provide full infiltration drywells to independently mitigate approximately 9,600 SF. See permit numbers 17- 104190-MF and 17-104193-MF. 145 SW 155" Sheet Suite 102 Seattle, Washington 98166 Phone 206.244.4141 Fax 206.244.4455 Web www.duncansonco.com ICIVIL ENGINEERING 2/23/2018 Page 2 It is worth noting that the infiltration pond was designed to infiltrate runoff from about 290,000 SF (6.6 ac) of impervious surface. The basin is approximately 60% built out. A site recon performed January 7, 2018 did not reveal any signs of water having reached a depth of more than several inches, despite considerable rain in the preceding months. The infiltration pond appears to be performing as intended. CR4—Conveyance System The conveyance systems are already in place for this project. No new conveyance systems are proposed. Two catch basins will be slightly relocated to accommodate the driveway loop. CR5—Erosion and Sediment Control A project specific ESC Plan and SWPPP have been prepared and are included with the application materials. CR6—Maintenance and Operations Maintenance and Operations agreements are already in place. CR7—Financial Guarantees and Liability The only financial guarantee anticipated is site restoration. A bond quantities worksheet is attached. CR8—Water Quality and FWRC 19.30.120 The project is located in an Enhanced Basic Water Quality Treatment area. While considered multifamily, the project is exempt from Enhanced Basic requirements since runoff is infiltrated. See KCSWDM Section 1.2.8.1.A Page 1-73, Exception 2: "The Enhanced Basic WQ menu as specified above for certain land uses may be reduced to the Basic WQ menu for treatment of any runoff that is infiltrated per the standards of Section 5.2. " The existing infiltration pond is just over '/a mile upgradient from a Hylebos Creek tributary. See attached Figure A. Basic Water Quality Treatment is provided by the existing wetpond and the facility conforms to current requirement. In other words, the facility is not nonconforming with respect to application of FWRC 19.30.120. CR9-Flow Control BMPs The Flow Control BMP requirement of the 2016 KCSWDM is exempted since runoff drains to an infiltration facility. See KCSWDM Page 1-83: "Any impervious surface served by an infiltration facility designed in accordance with the flow control facility requirement (Section 1.2.3.1), the facility implementation requirements (Section 1.2.3.2), and the design criteria for infiltration facilities (Section 5.2) is exemptfrom the flow control BMPs requirement. " 2/23/2018 Page 3 SRl—Other Adopted Area -Specific Requirements Project is located in the Hylebos Creek Basin. Full infiltration through the existing pond meets the basin standards. SR2—Flood Hazard Area Delineation Not applicable. SR3—Flood Protection Facilities Not applicable. SR4—Source Control The only anticipated structural source control is to utilize covered dumpsters. Non- structural source controls will include professionally maintained landscaping and pest control, which is already employed on the campus. Other source controls are discussed in the SWPPP. SR5--Oil Control Not applicable —Project is not a high use site. M yet un-built under existing approvals. Lastly, the applicant proposes to increase the Phase Il density and construct an additional nine units as provided pursuant to affordable housing regulations. 3) The land use application for Village Green Phase II and Phase III (Cottages West) is vested to the Federal Way City Code (FWCC) that was in effect on December 15, 2008, the date that the land use application was determined to be complete. On May 9, 2010, the City reorganized the Federal Way City Code (FWCC) into the Federal Way Revised Code (FWRC). This project is only subject to those applicable portions of the FWRC that are consistent with the December 15, 2008 FWCC. 4) The site is located within the High Density Residential designation of the FWCP and within both the RS-7.200 and RS9.600 Single Family Residential classifications. The proposed use is consistent with the FWCP and associated applicable policies. FWRC 19.200.100 allows Senior Citizen housing within the RS zone subject to Process IV approval by the Hearing Examiner, following a public hearing. 4) All appropriate public notices were delivered in accordance with the requirements of the FWRC. No comments were received. 5) Pursuant to SEPA, RCW 43.21C, the Director of Community Development Services issued an Environmental Determination of Nonsignificance (DNS) on March 13, 2010. Affected agencies, tubes, and the public were offered the opportunity to comment on or appeal the determination for 28 days. No comments or appeals were submitted by the appeal deadline of April 12, 2010. 6) The subject property includes a sloping forested ravine, a manmade closed depression, and open meadows. During initial development, much of the steep sloped area was re - contoured, flattened; and stabilized based on geotechnical recommendations. 7) Overall site design retains and incorporates much of the existing trees and vegetation as a site amenity. Additional trees and landscaping will be installed to compliment the existing vegetation, and the extensive use of native plant materials will increase wildlife habitat opportunities. 8) The drainage basin for the Phase III (Cottages West) portion of the Village Green site is within a manmade closed depression. A combined storm drainage system created in the manmade depression is shared by Cottages West and other adjacent developments. Storm drainage for the eastern portion of the site is directed into an existing treatment/ detention facility located in the Phase I portion of the site. This system was constructed prior to adoption of the 1998 King County Surface Water Design Manual (KCSWDM). To address water quality standards, water quality treatment is required for the entire Village Green site (excluding the Cottages West portion). In response to the applicant's request of an additional five year construction timeline beyond the five year construction period allowed under Process IV, the Public Works Department recommends that the storm drainage system conform to those drainage system requirements and standards adopted by the City on the date that the first building permit application for the Phase II project is determined to be complete. Staff Report to the Federal Way Hearing Examiner Village Green of Federal Way, Phases Il and III Page 16 File No. 08-105555-00-UP/o,,,. LD5384z affordable housing units. Affordable housing units required for Cottages West are provided in Village Green Phase II. A covenant to establish affordable housing units within Village Green Phase II in perpetuity has been recorded at King County. 17) As proposed by the applicant and as recommended by the City, the requested phased construction timeline of ten years (as opposed to the typical five year construction timeline from the date of Hearing Examiner's approval) for both the Village Green Phase II and Phase III (Cottage West) developments, is authorized by FWRC, is consistent with the public interest by improving construction efficiency and response to market conditions, and as recommended by the City, does not conflict with any existing or anticipated applicable code, policy, or regulation. 18) Development of the site, as proposed and conditioned and subject to all applicable development codes and regulations during engineering plans review, will ensure that the public health, safety, and welfare is protected. 19) The proposed development is consistent with Hearing Examiner decisional criteria required under FWRC 19.70.150 and 19.200.100. B. Conclusion The proposed Village Green Phase II and Phase III (Cottages West) development will comply with all applicable goals, policies, and regulations of the FWRC, and with the goals and objectives of the FWCP, provided that all recommended conditions of approval are met. XVI. RmOAMENDATION It is recommended that the application be approved as proposed, subject to the following conditions: If the Village Green Phase II project is not fully constructed or substantially complete within the City code based five-year timeline granted under Process IV Approval, then the applicant shall design the storm drainage system to conform to those drainage design requirements and standards adopted by the City on the date that the first building permit application(s) for the Phase II project is determined to be complete. This condition applies to any extension beyond the five year timeline granted under Process IV pursuant to Federal N'ay Revised Code (FWRC) 19.15.110. 2. If any building permits for the Village Green Phase II and Phase III (Cottages West) project have not been issued within the City code -based five-year timeline granted under Process IV Approval, the applicant shall fund preparation of a new concurrency analysis. This analysis must demonstrate that adequate capacity for the un-built portions of the project still exists for the remainder of the project. In the event that there is not adequate capacity, the applicant shall be required to construct whatever mitigation measures are necessary to meet the adopted Level of Service (LOS) at any failing intersection. 3. If any building permits for the Village Green Phase II and Phase III (Cottages West) project have not been issued within the City code -based five-year timeline granted under Process IV Approval, the applicant shall make payment of applicable transportation fees/concurrency Staff Report to the Federal Way Hearing Examiner Page 18 Village Green of Federal Way, Phases E and III File No. 08-105555-00-UP/Duc.I.D53842. I Feet Measurement Result 1,353.5 Feet i c y i Man'ake sw 3344St West Hylebos 4�0 s 1 S h ✓ Figure A —Distance to Aquatic Life Freshwater H, Hit] F Construction Stormwater Pollution Prevention Plan (CSWPPP) Village Green Memory Care Prepared: February 23,2018 DO Project: 98480 I. 1110 DUNCANSON C"fgw"Y Inc. 145 SW 155`h Street, Suite 102 Seattle, Washington 98166 (206) 244-4141 Part A — ESC Plan Analysis and Design 1. Clearing Limits Clearing limits have been delineated on the TESC Plans. 2. Cover Measures Cover measures have been delineated on the TESC Plans. 3. Perimeter Protection Perimeter Protection will be used as Primary Treatment and will consist of a Silt Fence. The location and installation has been specified on the TESC Plans. 4. Traffic Area Stabilization A stabilized construction entrance will be used to limit sediment transport. The entrance location and details are shown on the TESC Plans. Sediment Retention The cleared area is approximately 41,000 SF. Sediment retention is not required since perimeter protection is used as Primary Treatment (in accordance with 2016 KCSWDM Appendix D, Section D.2.1.5). However, a sediment trap is proposed as a conservative measure. Due to sand and gravel soil conditions, little runoff is expected from exposed soils. Additional infiltration opportunity will be provided by the sediment trap. A VO HM analysis was run to determine Q2 for the purpose of sizing the sediment trap (results below). Since the sediment trap will be needed when soils are exposed, and since site soils are relatively permeable, cover was assumed to be 0.5 ac bare soil (lawn) and 0.5 ac impervious. Sediment trap size (KCSWDM D.2.1.5.1) V = 2xQ2/0.00096 = (2)(0.194)/0.00096 = 400 SF. • BMP C240: Sediment Trap Flow Frequency Flowtcfsi Predeveloped 2 Year = 0.1938 5 Year = 0.2520 10 Year = 0.2941 25 Year = 0.3515 50 Year = 0.3974 100 Year = 0.4461 6. Surface Water Collection Surface water collection is also not required since perimeter protection is used as Primary Treatment (in accordance with 2016 KCSWDM Appendix D, Section D.2.1.6). However, interceptor swales are shown to collect runoff and route it to the sediment trap until such time as the basement floor is constructed. 7. Dewatering Control Dewatering is not anticipated; however, if trench dewatering is necessary, the water must be pumped to a trap or vegetated area. 8. Dust Control Dust control measures have been addressed on the TESC plans. 9. Flow Control Exposed soils are expected to be sand and gravel,with little runoff. The sediment trap will also provide some opportunity for infiltration and flow attenuation. Once exposed soils are covered with impervious surfaces, then flow control will be provided by the downstream facility. 10. Control Pollutants The following source controls shall be implemented (refer to the 2016 King County Stormwater Pollution Prevention Manual): - A-4: Storage of Soil, Sand and Other Erodible Materials - A-11: Cleaning or Washing of Tools and Equipment - A-17: Fueling Operations - A-20: Concrete and Asphalt at Temporary Sites A note is included on the plans that specifies that the contractor shall develop a spill prevention plan and maintain appropriate spill response supplies for any toxic or hazardous liquids stored or used on site. 11. Protect Existi ng and Proposed Flow Control BMPs No Flow Control BMPs exist or are proposed near the project site. 12. Maintain BMPs The TESC/SWPPP BMPs shall be maintained through the life of the project. When temporary BMPs are removed near the end of the project, remaining disturbance shall be stabilized by seeding and mulching or other appropriate permanent measure. 13. Manage the Project Coordination and timing of site development will be performed to correctly manage the project to assure ESC measures are implemented properly. The contractor shall designate a TESC supervisor at or before the precon meeting. TESC supervisor information shall be posted as required by the City. Part B — SWPPS Plan Design The following brief narrative discusses compliance with the minimum pollution -generating activities typically associated with construction as required for the SWPPS plan: • Stora a and Handling of Li ukls Most if not all structures will be prefabricated and prefinished. No on -site use of paints, solvents, pesticides, form oils and concrete admixtures are anticipated. If any liquids and other hazardous materials are kept on site, they should be covered or stored in a manner to minimize any exposure to rain or stormwater. • Storageand Stockpilin of Construction Materials and Wastes Storage and stockpiling of materials may occur, but are expected to be very minimal and short term. Most materials are anticipated to pose little or no threat to stormwater. Plan notes specify covering exposed soils/stockpiles. A note on the plan also calls for covering other stored supplies or materials that could pollute runoff. • Fuelin Fueling is expected to be provided by service trucks. On -site storage of fuel is not anticipated. A note is included on the plans specifying lighting if fueling will occur at night. ■ Maintenance Re airs and Storage of Vehicles and Equipment A note is included on the plans that specify the use of drip pans or plastic when maintenance is performed. • Concrete Saw Cutting, Slurry and Washwater Disposal A sump is shown on the plans for slurry and washwater disposal. • Handling of pH Elevated Water Stormwater is not anticipated to be subjected to pH elevating circumstances. • A > >iication of Chemicals including Pesticides and Fertilizers No pesticides are anticipated. Disturbed soils are anticipated to be stabilized by hydroseeding and landscaping. No other fertilizer application is anticipated. Project Name VILLAGE GREEN PHASES II & III - EXTENSION VILLAGE GREEN OF FEDERAL WAY, Applicant A RETIREMENT CAMPUS LLCM Project Location 1 ST AVENUE S & SW 356TH STREET Tracking No. TYPES AND QUANTITIES OF HAZARDOUS MATERIALS Please provide the approximate quantity of the types of hazardous materials or deleterious substances that will be stored, handled, treated, used, produced, recycled, or disposed of in connection with the proposed activity. If no hazardous materials will be involved, please proceed to Section IV. MATERIAL (I ] Acid or basic solutions or solids LIQUID (gallons) SOLID ( ounds) (2) Antifreeze or coolants (3) Bleaches, peroxides, detergents, surfactants, disinfectants, bactericides, algaecides 5 (4) Brake, transmission, hydraulic fluids (5) Brine solutions (6) Corrosion or rust prevention solutions (7) Cutting fluids (8) Deicing materials (9) Dry cleaning or cleaning solvents (10) Electroplating or metal finishing solutions (11) Engraving or etching solutions (12) Explosives (13) Fertilizers (14) Food or animal processing wastes (15) Formaldehyde (16) Fuels, additives, oils, greases (17) Glues, adhesives, or resins (18) Inks, printing, or photocopying chemicals (19) Laboratory chemicals, reagents or standards (20) Medical, hospital, pharmaceutical, dental, or veterinary fluids or wastes < 5 per week (21) Metals (hazardous e.g. arsenic, copper, chromium, lead, mercur y. silver, etc.) (22) Paints, pigments, dyes, stains, varnish, sealers. 10 (23) Pesticides, herbicides or poisons (24) Plastic resins, plasticizers, or catalysts (25) Photo development chemicals (26) Radioactive sources (27) Refrigerants, cooling water (contact) (28) Sludges, still bottoms (29) Solvents, thinners, paint removers or strippers (30) Tanning (leather) chemicals (3 1 ) Transformer, capacitor oils/fluids, PCB's (32) Waste oil (33) Wood preservatives (34) List OTHER hazardous materials or deleterious substances on a separate sheet. Bulletin #056 — November 24, 2004 Page 2 of 3 k:\Handouts\Hazardous Materials Inventory Statement VILLAGE GREEN VILLAGE GREEN OF FEDERAL WAY, Project Name PHASES II & III - EXTENSION ® Applicant A RETIREMENT CAMPUS LLC LJ Project Location I ST AVENUE S & SW 356TH STREET Tracking No, IV. FURTHER INFORMATION Provide the approximate quantity of fill and source of fill to be imported to the site. Approximate Quantity of Imported Fill Source of Fill None N/A Check box #1 if you do not plan to store, handle, treat, use, produce, recycle, or dispose of any of the types and quantities of hazardous material or deleterious substance listed in Section M. Check box(s) #2 through #5 (and fill in appropriate blanks) of the below table if they apply to your facility or activity. The proposed development will not store, handle, treat, use, produce, recycle, or dispose of any of #1 [ ] the types and quantities of hazardous materials or deleterious substances listed above. #2 [ ] Above ground storage tanks, having a capacity of gallons will be installed. #3 [ ] Construction vehicles will be refueled on site. Storage within wholesale and retail facilities of hazardous materials, or other deleterious #4 [ ] substances, will be for sale in original containers with a capacity of _ gallons liquid or pounds solid. The presence of chemical substances on this parcel is/will be for "temporary" non -routine #5 [■] maintenance or repair of the facility (such as paints and paint thinners) and are in individual containers with a capacity of 10 gallons liquid or -- pounds solid. Check any of the following items that currently exist or are proposed in connection with the development of the site. #1 [■] Stormwater infiltration system (e.g., french drain, dry well, stormwater swale, etc.) #2 [ ] Hydraulic lifts or elevator, chemical systems, or other machinery that uses hazardous materials #3 [ ] Cathodic protection wells #4 [ ] Water wells, monitoring wells, resource protection wells, piezometers #5 [ ] Leak detection devices, training for employees for use of hazardous materials, self-contained machinery, etc. SIGNATURE I,- RJ Development c/o Austin Groves Print Name 3/21/18 Date If you have any questions about filling out this application form, please call the Department of Community Development Services at 253-835-2607. Please be advised that an application for a development permit lacking the required information will not be accepted. 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[rr].II sga ooI = I �. v (yZ3A NI ) caa ur mI a v a¢� �' YTV3S DIHdVHD RECEIVED REQUEST FOR �NIINISTRATivE DECISION �� ® DEPARTMENT OF COMMUNITY DEVELOPMENT CITY OF 33325 8`b Avenue South Federal Way MAR 2 3 2018 Federal Way, WA 98003-6325 253-835-2607;Fax 253-835-2609 CITY ()F FEDf~M WAY www.cit offCdCTaiwa .com ()OMMUNI.7y oEVELOPMI;NT FILE NUNIBER 1 _U -,J_ iJ f ,� Date Applicant NAME PRIMARY PHONE 360-528-3343 Austin Groves BUSUMSS/ORGAMUTION ALTERNATE PHONE 360-878-2968 RJ Development MAMUIG ADDRESS E-MAIL 401 Central St. SE austin@rjdevelopment.com CITY STATE ZIP FAX Olympia WA Olympia Property Address/Location 35404 2nd Ave. SW, Federal Wa WA 98003. Village Green Retirement Campus of Federal Way Description of Request Administrative amendment of reviously approved Process IV Site Plan. New plan amends the number of cottages planned and adds -a 42 unit/64 bed Memory Care building as well as a Communit . Building for the benefit of the Independent Living cottages on site. List[Describe For Staff Use ❑ Code Interpretation/Clarification ❑ Critical Areas Letter/Analysis/Peer Review ❑ Request for Extension (Land Use/Plat Approval) Revisions to Approved Permit ❑ Tree Removal ❑ Zoning Compliance Letter - No Fee - No Fee (Actual Cost if Applicable) - Check Current Fee Schedule - Check Current Fee Schedule - No Fee - Check Current Fee Schedule Bulletin #079 —January 4, 2016 Page 1 of 1 k:\Handouts\Request for Administrative Decision 'ok CITY OF 40'::tt=P Federal Way APPLICATION NO(S) MASTER LAND USE APPLICATION Project Name Village Green Phase II & III Administrative Site Plan Review Property Address/Location 35404 2nd Ave. SW, Federal Way, WA 98003. Parcel Number(s) 3021049146 DEPARTMENT OF COMMUNITY DEVELOPMENT 33325 8`h Avenue South Federal Way, WA 98003-6325 253-835-2607; Fax 253-835-2609 www. c i tvo f federa l way. com Date 3-23-18 Project Description Administrative Amendment of previously approved site plan to include Memory Care building and Community building and reducing the number of cottages. PLEASE PRINT 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 Informatiion Residential RS7.2 Zoning Designation Comprehensive Plan Designation Value of Existing Improvements 11,900,000 Value of Proposed Improvements International Building Code (IBC): 11, Condition 2, S2 Occupancy Type V-A Construction Type Applicant Name: RJ Development Address: 401 Central St. SE City/State: Olympia, WA Zip: 98501 Phone: 360-528-3343 Fax: Email: austin@rjdevelopment.com Signature: ,�,, t f�(�Z"Oy— Agent (if different than Applicant) Name: RJ Development Address: 401 Central St. SE City/State: Olympia, WA Zip: 98501 Phone: 360-528-3343 Fax: Email: austin@rjdevelopment.com Signature: Owner Name: Powell Family Land Company, LLC Address: P.O. Box 98309 City/State: Des Moines, WA zip: 98198 Phone: 206-824-8001 Fax: Email: brooks@powel1-homes.com Signature: Austin Groves - Owners Agent 0 w wf Bulletin #003 — January 1, 2011 Page 1 of 1 k:\Handouts\Master Land Use Application 44%� CITY OF MEMORANDUM Federal Way Community Development Department To: File 17-102079 Village Green Memory Care Facility From: Robert "Doc" Hansen, Planning Manager Subject: Interpretation of Recent Proposal for Memory Care Facility and Conformance with Previous Decisions Date: June 30, 2017 The question has been raised regarding whether a Process IV public hearing is necessary to permit a "memory care facility" within a previously approved proposal designed to serve senior or retired individuals. The proposal was initially made to provide "cottage -type" residences, many of which were constructed, and eventually were proposed and approved for larger occupancy designed "cottages" to serve more individuals within each unit. History of the Pro'ect and Current Proposal, The originally approved project is named Village Green and was first brought before the Hearing Examiner through a Process IV in 1995 under "Village Green, Phase I." The hearing examiner process at that time recommended approval or denial to the Council with Council making final decision. The Phase I proposed 90 senior citizen residential units on 13.5 acres at South 336 Street and First Avenue South. The Council granted conditional approval for Phase I and after conclusion, the applicant requested approval of Village Green Phase II in 1998. Phase II proposed the construction of 228 senior citizen residential units on the southerly six acres of the original site. A public hearing was held on August 25, 1998 and the decision for approval by the Hearing Examiner was made on September 9, 1998. The decision approved the construction of seven buildings with approximately 32 units in each building, providing both independent and assisted living accommodations. No opposition was presented at the hearing towards the project. At the time of the approval, the adjacent, surrounding land uses consisted of a mixture of residential uses of varying densities and institutional uses, including a US West Communications building and a school. In 2002 the applicant sought construction extension and requested approval of "Cottages West," forty (40) of the units be constructed in 16 buildings. This part of the project is later to be sometimes referenced as "Phase III" of the project. The extension and amendment was approved in April of 2002 by the Hearing Examiner of the unbuilt project. As a result of poor market conditions, the applicant again sought, and received, approval of construction extension for the project in 2010. A total of 169 units from the original land use approval had not yet been completed, and the extension hearing was held before the Hearing Examiner in June of 2010. The Examiner approved a ten-year extension for the project basing it upon market conditions and eventual senior housing need. After discussion with the applicant and the City staff, clarification of the decision was made by then Director Greg Fewins indicating that 200 additional units would be allowed for the project. In 2011 a memory care facility replacing up to five of the approved cottages was sought and approved, resulting in the facility capacity of the approved project to be measured as "beds" as well as "units." This measure was re-emphasized in a memorandum dated March 28, 2012 from Senior Planner Deb Barker to Mr. Monte Powell regarding the amount of trips that would be generated by the "beds," and that the memory care facility is "consistent with the Cottages West senior housing that was approved by the Hearing Examiner as Phase III of the Village Green Campus, and that the approved Cottages West site plan could be modified via an administrative process to eliminate duplex units and replace them with memory care units/beds, consistent with the codes in effect at the time of application." RJ Development representing continuation of the project has now provided a proposal for the memory care, multi -bed facility, with 64 beds within 52 units (rooms), all of which are encompassed within a 39,000 square foot building. The proposal increases the number of beds and the square footage of the building from the decision and interpretations made between 2010 and 2012. The location of the facility is also placed upon a different area of the property than that proposed in 2010. Issue: Does the Current Proposal Meet the Intent of the Original Decision and Substantially Conform to the Hearing Examiner 2010 Decision? If the current proposal meets the intent of the original decision, then a new Process IV is unnecessary. If it is determined that the new proposal does not meet the intent of, or is not in conformance with, the original decision, then a new Process IV is necessary to address the a new proposal. Findings: Original Intent.and Substantial Conformance 1. Meeting the Intent of the Original Decision. The paper trail of the decisions shows that the project was approved for senior facility activity. Findings in the 1998 decision states: The applicant proposes seven buildings with approximately 32 units in each building, providing both independent and assisted living accommodations. (emphasis mine) This statement within the Examiner's findings identifies two significant items that need to be addressed. First, the approved proposal and site plan showed large buildings, multi -family in nature of design and similar to the memory care facility being proposed. Second, the approved proposal indicates an objective of providing "assisted living" care, also a feature of the proposed memory care facility. As the project progressed Senior Planner Deb Barker noted in her March 28, 2012 memorandum to Mr. Monte Powell: ...the memory care use is consistent with the Cottages West senior housing that was approved by the Hearing Examiner as Phase III of the Village Green Campus, and the approved Cottages West site plan could be modified via an administrative process to eliminate duplex units and replace them with memory care units/beds... Interpretation of Recent Proposal for Memory Care Facility and Conformance with Previous Decisions Page 2 File # 17-102079-00-PC Doc ID 76153 From this information and other texts provided by Hearing Examiners and staff throughout the projects' completion, it is concluded that the proposed facility meets the intent of the original 1995 and 1998 proposal. 2. Substantial Conformance to Previous Decisions. The March 28, 2012 memorandum from Ms. Barker states that "(t)he proposal was clarified (in 2011 by Mr. Fewins and Ms. Barker)as a two story with partial basement building, approximately 29,000 SF in size." The current proposal is to develop a building 39,000 square feet in size for the facility, or 10,000 more square feet than the 2011 proposal. The current proposal also includes a 30 foot building instead of the "two story" building as interpreted by Ms. Barker. The memorandum also states that the facility was proposed and approved for 51 beds which could be increased up to 60 beds. The current proposal requests approval of a 52 unit/64 bed facility, three more beds than originally approved. The increase in the size and square footage of the facility will result in the placement of the facility on an area where a cottage was originally proposed. The increased area in the larger building, being the memory care, will replace the amount of building area originally proposed and approved. The scale and design of the building will have to maintain the appearance of a "two story" building as approved within the 2010 decision and 2011 interpretation. This will be considered in review of the final design. The increase in the number of beds as approved through Ms. Barker's memorandum is less than a 7 percent increase over the guideline, and will not be noticed within the final facility. Therefore, the change is considered insignificant provided the increase in the number of beds is calculated within the remaining permitted development within the Village Green project as indicated in previous interpretations and decisions. In conclusion, the proposed facility is in substantial conformance with the previous Hearing Examiner decisions and the staff interpretations, provided the design of the building presents a "two story" appearance in order to be compatible with adjacent environments. Conclusion: After review of the 1995 to 2012 Hearing Examiners' decisions and staff interpretations of such decisions for the Village Green project, it is concluded that the current proposal for the creation of a 39,000 square foot and 64 bed memory care facility proposed in Village Green meets the intent of, and is in substantial conformance with, the decisions made under Process IV for Village Green, and therefore, does not require a Process IV public hearing. This interpretation does not influence other land use, fire, water, building or public facility requirements in the creation of the proposed facility. Interpretation of Recent Proposal for Memory Care Facility and Conformance with Previous Decisions Page 3 File # 17-102079-00-PC Doc ID 76153 Federal lW.' Tacoma - Federal Way (File #18-101323-00-AD) RE UMT-F E VILLAGE GREEN MEMORY CARE ivW 213 2010" PEAK PARKING DEMAND ANALYSW, OF FEDERAL WA' "COMMUNITY DaIELOPMEN7 May 23, 2018 Q tll r. Jake Traffic Engineering, Inc. Mark J. Jacobs, PE (WA and OR), PTOE, President 2614 391h Ave. SW - Seattle, WA 98116 - 2503 Tel. 206.762.1978 - Cell 206.799.5692 E-mail iake'Lraf•Fi(@COF11cast. i,.et Ke•l' sr` JTE. Jake Traffic Engineering, Inc. . �r A �.. � RJ DEVELOPMENT Attn: Austin Groves, Project Manager 401 Central St SE Olympia, WA 98501 Re: Village Green Memory Care - Federal Way File #18-101323-00-AD Peak Parking Demand Analysis Dear Mr. Groves, Mark J. Jacobs, PE, PTOE President 2614 391h Ave SW - Seattle, WA 98116 - 2503 Tel. 206.762.1978 - Cell 206.799.5692 li-mail jaketraffic@comcast.net May 23, 2018 I have prepared this Peak Parking Demand Analysis for the Village Green Retirement Campus located at 35419 1st Ave S, Federal Way, WA 98003. This facility with the addition of the 40 units Memory Care will have a total of 367 units. The break down of the units as I understand it is as follows: Independent Living: 165 Assisted Living: 118 Memory Care: 40 C otta des/ D u o l exec: 44 Tota I: 367 The site provides 323 parking stalls. I have conducted this letter in response to the Technical Review Comment Letter dated April 27, 2018, copy attached. The parking comment is noted below: I he r r<< loos parkmil IleCuti anal trip ueg--niti011 lirepr;d b% Jr1'-nSpurtafio 1 �Soli.JliOils I11c i�a'ed ti��enlb�r �fil� . �h��ukl he rc� i5e,1 to relle".I tl1,2 lle; lIk of'the prc?poseii Mena art Care Fa�ilit� zrnd ; irminl;nits buildin-�. Futlher, the p;rrkW s!Lld% siwuld be re\ tkd to identify staff parkinll Ilcrd� Arid reflect PM peak h10ff pa -king A copy of the TSI report was provided to me. This report conducted a Parking Study of the Phase I facility that comprised of 153 residences including 85 independent units and 52 assisted living units. The parking demand determined by the TSI study is 0.66 stall per unit. Below is an aerial of the project site obtained from King County IMap. The proposed Memory Care is located in the southwest area of the campus. \Vtc_in.\.\-R.�ee. Flaa r01503J \ lagrz Green -Al Da:alopment Fri^relWry\oarFirry^e�or,,,oloi,Go,wy �...,i. rr> corm on!! r JTE, Inc. RJ DEVELOPMENT Attn: Austin Groves, Project Manager May 23, 2018 Page -2- .gyp �:I_' ^"[�, nl X :C a r Memory Care � � y jrs +y f y Af. r^`� ' �• ; 4MAW . +ii + Parking Demand Review The followingtable depicts the current plan of the Village Green Retirement Campus i' village Green Current Plan Phase 1 I Independent L14 suL l a{:' iltEenao►x p cottages/Uk�Ptexas 16 Total 94 Parking u 146 ss a o 205 III G id 40 28 68 I ?.I$'' 44 367 32:i ITE Peak Parking - The Institute of Transportation Engineers (ITE) Parking Genera ion 4t" Edition identifies parking rates data for the uses. The rates include the average and 85% peak values. The following table depicts the parking demand per the ITE data: I FE Parl5jng Gee eraho( : • 4th E(11'101`1 F'aMing Rate/Unit 'tE . U.- Use Average 85':>i Units Average CL41 O.s4 JbW ti loiai G� 2$13 223 \Vu_in.\c\-Pro,ac�Fae:�1C_9 Cie y�uage Gieen RJ CeYNOynuit �vJv�a; W.p�Var.iGOLORC,0gY UNI c JTE, Inc. RJ DEVELOPMENT Attn: Austin Groves, Project Manager May 23, 2018 Page -3- The ITE data for Assisted Living includes 33 sites, with limited data for Senior Adult Housing. The Site provided 323 stalls, 0.88 stalls/unit, and the projected 85% parking demand per ITE data is 223, aka a parking ratio of 0.61 stalls/unit. The data for Senior Adult Housing/independent Living is somewhat limited. Presuming a one to one parking rate for Independent/Senior Adult Housing yields a demand of 294 stalls. Thus a conservative parking demand ratio of 0.80 stall/unit is noted. Other Parkin Data JTE, Inc. conducted a Peak Parking Demand Analysis for the Madison House Independent and Assisted Living facility in Kirkland, the report is dated April 17, 2015. This study was conducted for a 147 unit retirement facility with 78 parking stalls. At the time of my study there were 103 units occupied, which is 70%. Of the 103 occupied units, 41 were assisted living units and 62 were independent living units. The overall parking supply for the study site is 78 stalls; 0.53 stalls/unit. The following graphs depict the parking demand in 15 minute intervals based on the data calibrated to the highest calibration count data. Tuesday/Wednesday 12:00 PM to 11:59 AM 60 50 40 20 10 1200 1500 1800 2100 0000 0300 0600 0900 Time Period (15 Minute) \Vla i�_\c\-Cro�eci Filna\'L:B �'s< Village L:een R. Gnrele�ne�i :eae�r�W� /�Par�ingOPmnnUVillOgsU�cen Jcc f;01 UR CAJi'i liivl Y RJ DEVELOPMENT Attn: Austin Groves, Project Manager May 23, 2018 Page -4- Wednesdayrrhursday 12:00 PM to 11:59 AM 60 50 w 40 m U m 30 I m a 20 10 0 1200 1500 1800 2100 0000 0300 0600 0900 JTE, Inc. Time Period (15 Minute) The highest observed parking demand is 53 vehicles on Tuesday at 1430. Most hours of the day it was well below 50. Factoring for occupancy (at 70%) the aforementioned values indicate the highest demand at 76 stalls with typical demand well below this value. The parking data collected showed the peak parking demand of the Madison House was determined at 76 stalls; 0.52 stalls/unit. Other The City commented regarding the Community Building and staffing. The Community Building is for the residents and in itself is not projected to generate any significant parking demand; albeit some insignificant parking by friends of residents could occur. I understand that the PM shift change employee count is projected at 20 people. Transit Service The map below is the pertinent section of the Metro Transit System Map, March 2018, depicting transit service in the site vicinity. The site is served by Route The site appears to be just outside the 903 DART service area. It may behoove the project applicant to contact Metro regarding the feasibility to have this service include the Village Green Retirement Campus. Further information on transit service can be found on the Metro Transit website. (http://transit.metrokc.gov/). \��L• inc\c\-P+c�ctt ��ks\]019 03•+-Vnlugc Gicen �flJ �r cic�nianl icCerel Wry\�erYingDemxrG+'uxgnON;!oc l.al nr7 coc'r c;�:� Y JTE, Inc. RJ DEVELOPMENT Attn: Austin Groves, Project Manager May 23, 2018 Page -5- Twin Lakes 903 DAR-T �03 DART Pa;rfther V K i Lake _ Para- tit. Francis Hospit�3i ® : _ Federal r , . way Sunrise _ United q _. Methodic.t -- - - _ Church Summary and Conclusions Project Site 178 _ This report analyzed the Peak Parking Demand for the Village Green Retirement Campus. The proposal is to add 40 units of Memory Care space to the campus. I reviewed the Parking Study conducted for the site in November 2008 that identified a parking demand ratio of 0.66 stall/unit. National data indicates a ratio of 0.61 stall/unit, that I have conservatively estimated at 0.8 stall/unit. A JTE Inc. study conducted for a facility in Kirkland identified a parking demand ratio of 0.52 stall/unit. The Village Green Retirement Campus provides 0.88 stall/unit that exceed the highest projected values noted in this report. Ample parking is provided by the site to accommodate occasional parking by friends of residents at the Community Building and staff change intervals. I recommend that the City allow the project to proceed with the following recommendation: - construct the site per applicable City requirements \V'<_.n�rrvo�oa cn:.,==_e aaa vi�gc u_.� ��_..aocme^� caaeuitvcr\na.�ogo.nana.nesoa�c�nax RJ DEVELOPMENT Attn: Austin Groves, Project Manager May 23, 2018 Page -6- - contact Metro Transit and inquire regarding the feasibility to get the DART service area expanded to serve the retirement campus Please contact me at 206.762.1978 or email me at iaketrafPic@corncast.net if you have any questions. MJJ: mjj EXPIRES 4/3l 2 O Sincerely, Mark J. Jacobs, PE, PTOE, President JAKE TRAFFIC ENGINEERING, INC. os Y. 2-7.2a1.0 \4A Inc\c�-helscl Fl aIVC19 M4-V I'll. Glen Fe Bl Wey\P%k ::.•-+��HVtloge0reen aoe R COPY OW Y M7 APPENDIX CITY OF L Federal Way Centered on Qpportunit April 27, 2018 Austin Groves It J Development .101 Central Street SE Obvilipia, %VA 98-501 (Ills tiwi-i,,YJilc velol-1)loII coo RE; File 418-101323-00-AD: TECHNICAL REVIEW COALMEN-1 LET"tER N'iliage {green Memory. Care. "No Site .Address*, Parcel 1"302104-9146, Federal Way Dear Mr. Grow es: I'hc City is in receipt of � our March 23, 2018, applicatiOtt for a site plan modification to the Village Green Phase 11 & Phase 111 Process IV land use approval at the abo+e-mentioned site. ADDITIONAL. INFORNIAi,iws RFQI ESTI:D "I -he f"ollowvin` items are based on the initial technical review of the Administrative Decision application. ! . The total number of units has changed from what vvas approved under the process IV_Ilearing Uxaminer's Decision. The total number of units cannot exceed 367 unit,. The additional unit. for the \lcmory Care Facility must be deducted from the Phase 11 building dart count. ['lease revise the unit count on Sheet ADZ accordingly. _. The previous parking needs and trip generation report, prepared by "tranportatiun Solutions htc-. dated \ovember �,", 2008, 1,11ould be revised to reflect the needs of the proposed \-leinor} Care Facility and community buildin!,. Further, the parkirr�l, stud} should be revised to identili staff parking need, •and reflect P\I peal. hour parking needs. 3. [ ndcr I WCC section 22-640 n0le -5, no f'agade of an% structure ma\ exceed 120 feet in lea_-,th: howwever, tender note r:3, the City may permit or require modification of dimensional and site design rq!1iremznts based on the foll0%%1ng criteria a. .1 he specil7c Itattsrc: of the occupancy and the persons that ++ill he housed ul the proposed dew elopment. b. The size of the dwelling units or occupancy rooms or suites and the specific configuration of and facilities within these units, rooms or suites. c. I'he impacts on nearby residential uses of the proposed development. d. The architecture. site design and other design features of the proposed development, Provide written explanation as to how the building meets modification criteria. 1 NIr (.i't `.':- :\t�ri! As Ili�ttd lI} Ellc prL rppllcattion ci7iltirellev letter. the 3��rma1 applicatitvl 111LISt in�kIdt: a mritten narram r identitvulL h►»% the pr►�iect c► mplies with all applicable �tli,itlines. a'tlet riled in rile F11'RC C haptur 1►).1 I; (I 1� C"�' chapter "I Article XIX), `CvM►t►tt►tin llE'.ii;�►► C:tricic'litt��.' 5_ Tile :tppr►r►'ed IJMIc ,c:lPe plctlls depict 20 feet ol'Typc 11 landscap ing iiloll., the ;outh propcm line abuttIM! the sinlzflc fL11110% htnlees rile submitted hindscape plan; do not meet this'landar►l. Nlseti oil tilt tjiscus•irnt at the nleCting. Ileld till Thursday. April 26. 20 li. ou indicatrtl that rep iced Iutwscapil'iit pkwt i ouId IllM this requir►nient. please submit the reviser3 laitti:c;tpe p4.lil; t�tr re,ie<<, Pursuant to F\4 RC 19.1100 (F%VCC' § �?-1510) any landscape modification I'CCIIICSt-S must be submitted in writing and reviewed as part of Lhe AD approval. G, Prop ide a description of the Community building and who still be utilizin T the huilditlg. CLOSING it :�3miniitiAite I)CCtilLIS'. appllcntions tn's d44t]ie(l complete at Illy' t3lllt of �ubSlllttill. 1'k►:ls�' pl'l!►lilt rc\ isad Sitr 14a11 and l:uud, :apiq, plan will, 1 completed project resuhenittaI sheet ie:rlclrsedl. When suhr;tittinit the reyuv5.e d hillormati►zn. pleast: Provide �►e copies ►sI't3lc revised draft iil�LI at', t a letter addressing each re\ i.► % ; onuncltt. li an applieant faik to pro. ide additional information to tilt tire. lath;l;:nit t►� I't� l7C' ICS.t15D. ,�ithill i,SO days of being notified that such inforinati►�n i,; requI . the .il}I}Ii;;atiem gill be decined fluff ;llld vt�'rtl and t110 tit}' shall have no duty to process, review, or issue anti tl�ci�ioli> ttith resp4it t0 auzh .i!- Applir"It i011 Iyou have any- questions re,rarding this letter, please feel free to contact me at 253-835-2641 or I beckv.chap inia;city offederalway.com, Sincerely. 1 j a�v Becky Chapit Associate Planner cnc: RCSUbmlttal Farm Brooks brooks.upowell-homes tom Hal F)uncanson. haroldd'd Juncansoncu.com :r; -f % ;,•§; „ - ; ; ..««Et, l�le £�is Sz' § §2§�!■� h§(� ||k 2 lnligz-��,�§ K§�e !l& ;!. =e2�5 •_�§® A,!§§g) }(\ ( \\ M) ` e §§|!\§�.�--�; � � ;�k)!|= lz�2,�« Je�;_� e ;-_ �■._ !, 2 o■.�.=, E.., .,�, | §§ ■ } \ }\�\\ }\ ; (�.. )i ;; ■� !� . 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I § :0 0 m Ij� T n C: fn N W r- m m O r* r c (.n ul 0 n) (n CD CD 3 o m U) D C rr ill c N p a : 3 R 2 r o C ai S ua m m CL D p < (D 3 N O O O) � N (31 Uq F' M — �1 d CCD 00 ul C 3 ul m in C 3 U) Cn (Si O 00 W D m N N OQ CD co 00 W W 00 Ln N � o W fin 00 N N .0. Ln O m _ — w — m m CD 3 � n a CD (D h C 7 =3 3 O) M;h. F� (n orn(o D N N N 9 fi Ln Ln O 00 O (O (o fD 0 0 O O O n O P* 07 OQ (n v m X (D N I� N 00 O D) O 0) W N 0 o O (.o 4 00 cn ;s m W �. N 0a W SITE PLAN NOTE THE PURPOSE OF THIS SITE PLAN IS TO IDENTIFY THE REQUESTED REVISION TO THE UNDERLYING, APPROVED LAND USE SITE PLAN. REFER TO THE APPROVEDARCHITECTURAL, CHI ECTURAL CIVIL AND LANDSCAPE PLANS 08-105555-00-UP. THE AREA OF REQUESTED REVISION IS ENTIRELY WITHIN THE VILLAGE GREEN PHASE III/COTTAGES WEST PORTION OF THE CAMPUS AND ARE CLOUDED FOR CONVENIENT REFERENCE. SEE SHEET AD2 FOR NUMERICAL SITE DATA SUCH AS BUILDING, COVERAGE, FLOOR AREA AND PARKING. SUMMARY OF PROPOSED REVISIONS 1. ONE ADDITIONAL BASEMENT UNIT (UNIT 24) ADDED TO CLUSTER X. ADDS 1 UNIT AND 2 PARKING SPACES 2. CLUSTER IV REDUCED FROM 4-PLEX TO 2-PLEX AND CHANGED TO 1 CAR GARAGES. DELETES 2 UNITS AND 6 PARKING SPACES. 3. DELETE CLUSTER V AND CLUSTER XII. DELETES 8 UNITS AND 16 PARKING SPACES. 4. DELETE CLUSTER XIII IN LIEU OF PROPOSED COMMUNITY BUILDING (APPROVED WITH PREVIOUS LAND USE APPROVALS). DELETES 3 UNITS. 5. ADD 53,185 SF MEMORY CARE BUILDING. ADDS 40 UNITS. ADDS 28 PARKING SPACES. TWO STREET PARKING SPACES REPLACED W/2 ADA SURFACE PARKING SPACES. NET REVISION 28 ADDITIONAL UNITS (ALL MEMORY CARE) 8 ADDITIONAL PARKING UNITS 1-6 & 9-20 COMPLETE NE 1/4 SEC 30, TWP 21 N, RGE 4 E, W.M. VILLAGE GREEN OF FEDERAL WAY pROP._MED 1ST AVE SOUTH 8' x 16' STORMFILTER EXISTING BIOSWALE EXISTING VILLAGE GREEN / COMBINED DETENTION/WET POND / AREA: 3,947 SF DEPTH: 6 FEET * 0.5 (SLOPED) ADDITIONAL VOLUME: 11,841 CIF PROPERTY LIgE AREA: 6,764 SF DEPTH: 6 FEET (VERTICAL) T f 30' 42' BUILDING PERIMETER WALKWAYS LINK WITH SITE RECREATIONAL TRAIL SYSTEM 20' LANDSCAPE BUFFER, TYP. 4' DEDICATION 4. 0.72L 't 140.54' =4 I i i I BLDG F N 20.9' I 6" FIRE SERVICE 2" WATER SERVICES TYP \ ADDITIONAL VOLUME: w I % 23 STALL 11' DEDICATION 40,584 CIF BUILDING SIDE SEWER U �, ► NDERGRND 1 CONNECT TO EX MH STUB I PARKING I I GARAGES I 20% MAX I I FF=272.5 VILLAGE GREEN PHASE I P1=263.5 `<v CONNECT STORM f _ TO EX CBS, TYP_, o EXISTING FF' = SIDEWALK, TYP. EXIST CB TYPE 2 oo & 273.5 RIM = 270.01' °o �� P1=263.5 QQ IE = 261.61' p BLDG G 12" HDPE(E) T58.�6 STREET LIGHT, TYP 21 STALL& / O UNDERGRND f 0 VILLAGE GREEN PHASE II 8 - 12 PARKING STORM �� o GARAGE DRAINS, TYP / �7� .. L 42, BUILDING PERIMETER / FF=274.5 WALKWAYS LINK WITH o ( P1=264.5 SITE RECREATIONAL TRAIL SYSTEM S" I BLDG I BLDG H PROP CB TYPE 2 1 ` BLDG J OPTIONAL v FF=274.5 RIM = 269.00' FF=275.5 UNDERGRND P1=264.5 IE = 263.00 / OPTIONAL PARKING I I 07 N = 107159.0021 , \ \ GARAGE UNDERGRND I I E = 1267133.9472, , 76.67' _ 4 PARKING GARAG CA 49- REVISED ACCESS W/2 ADA PARKING --- I --J r i 1-7 6 - I 121.27 I 38.01' 47.69' 5 �'� 271.02' 30 ----------------- _-- - 1 2 _ --� 1 EX SIDEWALK .,. .I D AVE DI OSAL SH 2ND AVE SW i \ i MIN 12'x2O' I I I \ \ 1 VILLAGE GREEN PHASE III T :.., ~z I 648 SF ADDITIONA 4 i � COTTAGES WEST BUFFER �Q - �'`�`� , III111 EXISTING \\ \\ 9 10 9 I I I I COTTAGES WEST \ \ \\ \ \ / 1 /12 13/14 .,. \ /X INFILTRATION PONDIi ��\\\\ \ 15/16 40 UNIT MEMORY CARE. 1 I DECK 798 SF W/28 BASEMENT II PROJECTION INTO BUFFER FER INTERNAL PROPERTY LINE 3 ~-1 w._ -_ �9�� / i 11 1 O / -- - "OTHER" PARKING (LOADING) ALLOWED IN SETBACK i -- FWRC 19.130.240 (3) // - ? 11.5 x21.5 247SF SCREENED I I QQ� EXt� (N RECYCLE/WASTE ENCLOSURE. PRESETT41 WET I j i) I �\ .. SEE ARCH PLAN A1.02 141 SF PROJECTION INTO BUFFER II 11 II jly//////�' 2� I LAND AVERAGE (9 MIN) 1� VG PHASE III - I LANDSCAPE BUFFER, ITYP. COTTAGES WEST ROAD, UTILITY & 1,065 SF ADDITIONAL AREA OF >40% \\�y�`\�=�i//��j� ��\ GRADING COMPLETE 25 BUFFER 26 STEEP SLOPE�\` PROPERTY LINE �`' J AREA OF >40% STEEP SLOPE SW 0 N Vn) DR S 348th ST Q � ^� SW 2nd ST SITE Hyleb" State Park S� S3rd c3i� > Q SW 35 th PL N S 356th ST V' V' V' 99 a a a 5 N 001 VICINITY MAP NOT TO SCALE CONTACT INFORMATION APPLICANT/AGENT: RJ DEVELOPMENT 401 CENTRAL STREET SE OLYMPIA, WA 98501 CONTACT: AUSTIN GROVES 360-810-8354 ENGINEER/SURVEYOR: DUNCANSON COMPANY, INC 145 SOUTHWEST 155TH STREET, #102 SEATTLE, WA 98166 CONTACT: HAROLD DUNCANSON 206-244-4141 SHEET INDEX AD1 ADMINISTRATIVE SITE PLAN REVISION PLAN AD2 ADMINISTRATIVE SITE PLAN REVISION SITE DATA COMPARISO A-1.0 APPROVED LAND USE SITE PLAN (MINATOGAWA) C1 APPROVED LAND USE CIVIL PLAN AO.2 MEMORY CARE BASEMENT PLAN AO.21 MEMORY CARE 1 ST FLOOR PLAN AO.22 MEMORY CARE 2ND FLOOR PLAN A1.0 OVERALL (PHASE III) SITE PLAN A1.01 MEMORY CARE SITE PLAN A3.0 MEMORY CARE ELEVATIONS A3.01 MEMORY CARE ELEVATIONS L1.0 LANDSCAPE PLAN BUFFER AVERAGING CALCULATION BUFFER AVERAGING ALONG SOUTH LINE OF PHASE III (COTTAGES AND MEMORY CARE): PROJECTIONS INTO BUFFER: 939 SF ADDITIONAL BUFFER: 1,713 SF (MINIMUM) NET BUFFER INCREASE: 774 SF GRAPHIC SCALE 0 10 20 40 ( IN FEET ) 1" = 20' (22x34) 1" = 40' (11X17) :e Know what's below. Call 48 hours before you dig. R t DUNCANSON Company, Inc. 145 SW 155th Street, Suite 102 Seattle, Washington 98166 Phone 206.244.4141 Fax 206.244.4455 00 U_ O� T o0) Q Q W W 00 (7) S O� x OW W W m z Ca p 00 LL .J CD j W www Fn(--- m 0 mm o w � cn v w> U 0 QLd W = w a- Ir w 00 a Lr) Ln 0 z N r- z ~ W W 0) z Cn z a �CL 17 a� W CL CD DRAWN: HMD DCI NO: 98480.5 DATE: 3/20/18 WAS DUf i OK� �� P 29647 AD1 6MITTEO SHEETS X:\PROJECTS\1998 PROJECTS\98480 VG MEM\98480 VG C3D\VILLAGE GREEN -SHEET C1.DWG MAY 17 2018 CITY OF FEDERAL WAY COMMUNITY DEVELOPMENT FROM LAND USE APPROVAL BUILDING DATA INTERNATIONAL BUILDING CODE, 2006 ED. W/ WA STATE ADMENDMENTS. WA STATE ENERGY, 2006 ED. WA STATE VENTILATION & INDOOR AIR QUALITY CODES, 2006 ED. CONSTRUCTION TYPE: TYPE V-B 1 HOUR OCCUPANCY TYPE: LC, LICENSED CARE REQUIRES STATE OF WA BOARDING HOME LICENSE FIRE PROTECTION: SPRINKLERED THROUGHOUT PER NFPA 13-R SITE ZONING: PHASE I & II: RS 7.2 PHASE III: RS 9.6 SIZE, TOTAL: APPROX. 22 ACRES PHASE I & 11-EXISTING: 377,467.0 S.F. PHASE II: 187,780.0 S.F. PHASE III: 393,157.0 S.F. TOTAL: 958,404.0 S.F. LOT COVERAGE: PHASE I & II -EXISTING: 73,193.0 S.F. LOT COVERAGE (BLDGS): 19.4%<60% PHASE II: 58,157.0 S.F. LOT COVERAGE (BLDGS): 31.1 %<60% PHASE 111: LOT COVERAGE (BLDGS): TOTAL SITE: LOT COVERAGE (BLDGS) SETBACKS: FRONT: 20 FEET SIDE: 5 FEET REAR: 5 FEET FROM SF ZONE: 100 FEET BLDG H.E-IGHT: _30 FEET AB 68,786.0 S.F. 17.5%,60% 200,136.0 S.F. 20.8% < 60% A-1.3 BLDG HEIGHT WITHIN 100 FEET OF SINGLE FAMILY ZONE: 15 FEET PLUS 5 FEET TO AVERAGE ROOF HEIGHT OF 20 FEET. NOTE: SEE SITEPLAN, BLDG J AND ELEV. A/2 DOES NOT EXCEED 20 FEET IN HEIGHT. MAX BLDG WIDTH WITHIN 100 FEET OF SINGLE FAMILY ZONE: 50 FEET MODULATKGN REQUIRED FOR FAC.ADES-OVER 50 FEET MIN. DEPTH: 3 FEET MIN. WIDTH: 4 FEET MAX. WIDTH 35 FEET NOTE: ALL FACADES ARE MODULATED PER ABOVE. MAX. LENGTH OF BUILDING FACADES: 120 FEET NOTE: REQUESTING MODIFICATION FOR ALL BUILDING FACADES OVER 120'-0" IN LENGTH. REQUESTED REVISION NE 1/4 SEC 30, TWP 21 N, RGE 4 E, W.M. VILLAGE GREEN OF FEDERAL WAY NUMBER OF UNITS v v v v v v v v PHASE I- EXISTING: IBC 2015 EDITION & WAC51-11 C WA BUILDING A: 26 STATE ENERGY CODE 2012 BUILDING B: 32 BUILDING C: 20 COTTAGES: 16 MEMORY CARE: V-A 11, CONDITION 2, S2 75,234 SF 19.1 %, <60% MAX ALLOWED 206,584 21.6%, <60% MAX ALLOWED SUB -TOTAL: 94 PHASE II -EXISTING: BUILDING D: 30 BUILDING E: 29 SUB -TOTAL: 59 PHASE I1: BUILDING F: 50 BUILDING G: 32 BUILDING H: 25 BUILDING I: 32 BUILDING J: 35 SUBTOTAL: 174 PHASE III: SUB -TOTAL: 40 TOTAL NUMBER OF UNITS: 367 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. 1 ST FLOOR: 21,780.0 S.F. 2ND FLOOR: 18,484.0 S.F. 3RD FLOOR: 14,154.0 S.F. SUB -TOTAL: 72,718.0 S.F. PHASE 11 (BLDGS F,G,H,I,J): 1 ST FLOOR: 55,808.0 S.F. 2ND FLOOR: 55,479.0 S.F. 3RD FLOOR: 43,379.0 S.F. SUB -TOTAL: 154,666.0 S.F. PHASE III (COTTAGE CLUSTERS I-XI11): SUB -TOTAL: 103,242.0 S.F. TOTAL FLOOR AREA: 443,545.0 S.F. BUILDING F: 32 BUILDING G: 27 BUILDING H: 25 BUILDING I: 32 BUILDING J: 30 SUBTOTAL: 146 COTTAGES: 28 MEMORY CARE: 40 SUB -TOTAL: 68 TOTAL NUMBER OF UNITS: 367 PHASE III COTTAGE CLUSTERS I -IV, VI -XI: MEMORY CARE BASEMENT: MEMORY CARE 1ST FLOOR: MEMORY CARE 2ND FLOOR: COMMUNITY BUILDING: PHASE III SUB -TOTAL: 85,895 SF 17,192 SF 18,035 SF 17,958 SF 5,760 SF 144,840 SF PARKING PHASE I & II (MULTI -FAMILY): NUMBER OF UNITS: 315 NUMBER OF EXISTING PARKING STALLS: 103 NUMBER OF NEW STALLS: 120 SUB -TOTAL OF PARKING: 223 PARKING RATIO (UNITS/TOTAL STALLS) 1.4 OR (.71 STALLS PER UNIT) PHASE 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): NUMBER OF UNITS: 40 NUMBER OF EXISTING PARKING STALLS: 66 NUMBER OF NEW STALLS: 0 SUB -TOTAL OF PARKING: 66 PARKING RATIO (UNITS/TOTAL STALLS) 0.6 OR (1.5 STALLS PER UNIT) TOTAL PARKING FOR ENTIRE SITE: TOTAL NUMBER OF UNITS 367 TOTAL NUMBER OF PARKING STALLS 312 PARKING RATIO (UNITS/TOTAL STALLS) 1.2 OR (.83 STALLS PER UNIT) INFORMATION BASED ON NOV. 5, 2008 STUDY BY TSI (TRANSPORTATION SOLUTIONS INC., REDMOND, WA) FOR DISCUSSION ON PARKING DEMAND. SEE SHEET A-1.1 FOR ADDITIONAL PARKING INFORMATION NUMBER OF SINGLE FAMILY UNITS: 28 NUMBER OF MEMORY CARE UNITS: 40 SUB -TOTAL OF UNITS: 68 PROPOSED TOTAL NUMBER OF STALLS: 42 (COTTAGES) PROPOSED TOTAL NUMBER OF STALLS: 30 (MEMORY CARE) STREET PARKING: 12 SUB -TOTAL OF PARKING: 84 PARKING RATIO (UNITS/STALL 0.8 OR (1.2 STALLS PER UNIT) TOTAL NUMBER OF UNITS: 367 TOTAL NUMBER OF PARKING STALLS: 323 PARKING RATIO (UNITS/TOTAL STALLS): 1.14 OR (0.88 STALLS PER UNIT) Know what's below. Call 48 hours before you dig. IDUNCANSONI Company, Inc. 145 SW 155th Street, Suite 102 Seattle, Washington 98166 Phone 206.244.4141 Fax 206.244.4455 00 U_ O>_ 0) o0) Q Q W W 00 (3) 3: C� Q x CW C) W W a)Z 0C) Cp J � _I (1) > W m v, VJ Z� z o_ z 0 0 wo w o U U LUw Ir w F- Q 0 0 0 z z W 0— ~ _ W W (j)z U) z Q � � Q W � Cn DRAWN: HMD DCI NO: 98480.5 DATE: 3/20/18 �S DUB WA O� o � AD2 Z 29647 2 OF 2 SHEETS X:\PROJECTS\1998 PROJECTS\98480 VG MEM\98480 VG C3D\VILLAGE GREEN —SHEET C1.DWG MAY 21 2018 �MU�� L W EX FIRE HYDRANT PROPOSED COTTAGE BUILDING UNDER SEPARATE PERMIT C>0 \ EX COTTAGE BUILDING J SITE BENCHMARK MAGNAIL IN ASPHALT t ELEV = 265.51 i SEE A1.01 AND A1.02 FOR ACCESSIBILITY DETAILS EX DEAD END TO BE RECONFIGURED TO LOOP 0 N . I 0 C 0 C. EX 8" SEWER j� z PROPERTY CORNER N: 107169.29 - " El; 12671�02.95 �s 0 EX ASPHALT ROAD W/CURB AND GUTTER i SECTION 30, TOWNSHIP 21 NORTH, RANGE 4 EAST, W.M. VILLAGE GREEN MEMORY CARE 0 1 J� I - N 1—. 0 V TL \ i' 1 PROPOSED COTTAGE BUILDINGS UNDER SEPARATE PERMITS EX AUTOMATED GATE c b \' 1 d GRAPHIC SCALE 20 0 10 20 40 ( IN FEET ) 1" = 20' (22x34) 1" = 40' (11X17) EZ7 PROPERTY CORNER -N: 107031.92 E: 1267099.44 2ND AVE SW (PUBLIC) PROPERTY LINE EX FIRE HYDRANT TO BE RELOCATED SITE PLAN REFERENCE SEE ARCHITECTURAL PLAN A1.0 FOR SITE PLAN INFORMATION SITE INFORMATION PARCEL NUMBER: 302104-9146 SITE LOCATION: 354XX 2ND AVE SW FEDERAL WAY, WA JURISDICTION: FEDERAL WAY SITE AREA: 211,501 SF (4.86 AC) ZONING: RS9.6 DISTURBED AREA: 41,100 SF (0.94 AC) NEW/REPLACED PGIS: 6,900 SF TOTAL NEW/REPLACED IMPERVIOUS: 33,000 SF CUT: TBD CY FILL: TBD CY UTILITY INFORMATION WATER: LAKEHAVEN UTILITY DISTRICT SEWER: LAKEHAVEN UTILITY DISTRICT FIRE: SOUTH KING SCHOOL: FEDERAL WAY ELECTRICITY: PUGET SOUND ENERGY GAS: PUGET SOUND ENERGY PHONE: CENTURYLINK OR XFINITY CABLE: COMCAST SHEET INDEX C1 CIVIL COVER SHEET C2 TESC PLAN C3 TESC DETAILS C4 GRADING AND DRAINAGE PLAN C5 GRADING AND DRAINAGE ENTRY DETAIL PLAN C6 GRADING AND DRAINAGE DETAILS AND NOTES C7 GRADING AND DRAINAGE DETAILS C8 WATER AND SEWER SERVICE PLAN PERMIT NO. 18-100736-00—CO RESUBMITTED APPROVED ,..SAY 15 2018 MY OF FEDERAL WAY COMMUNFrY DEVELOPMENT DATE BENCHMARK IS "HAFF" 3.5" BRASS DISK MK'D "HORIZONTAL CONTROL DISK - HAFF 1990" SET IN CONC. MOUND AT NE CORNER OF PARKING LOT AT THE KING COUNTY PUBLIC WORKS FACILITY IN RENTON ELEV.= 337.37 FEET 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 0 U) z w 0 v, o o ~ Z~ �_ z w p O o r_ VJ o � � s U LdLd W wLd a- Q 0 z N t- z w W WW oc Q cf) ('3 U o: rw W °C > 0 �o w ,J U DRAWN: HMD DCI NO: 98480 DATE: 2/12/18 1� DIIN I 29647 C1 1 OF 8 SHEETS X:\PROJECTS\1998 PROJECTS\98480 VG MEM\98480 VG C3D\MEM CARE.DWG GLi RAI G Li RAI HORIZONTAL JOINT SHINGLE SIDING WITH THROUGH WALL FLASHING ELEVTION 5(—)NORTH Scale: 1/8" = 1'-0" RAILING AJ AUJAUEN I WALL I YN. oA IAI !-I M-=M T/n I i• � !ND FLOOR 76'-0" ST FLOOF_% 64' - ENTRY PORCH ELEVATION Scale: 1/8" = 1'-0" EAST ELEVATION (F Scale: 1/8" = 1'-0" IV "VI , LV V V LI \ VnIVII_ IJVLVi\ AS ADJACENT WALL TYP. SOUTH EAST ELEVATION Scale: 1/8" = 1'-0" :o• ND FLOOR 76'-0" ST FLOOR /1 64' - 0" V 2)SOUTH ELEVATION PROPERTY LINE Scale: 1 )00 LOOR 76'-011 EXTERIOR MATERIALS LEGEND A3.00 V 4-1 iE i -� o c) O _ M Q 0-) a0 ®J d' 4--0 W r Qj pp � Zco #; L0 m CY) M Cn f t 4IM REGISTERED �"' ARC HIT CT flRENTON G. LAIA$gT}+ STATE QF YYASHINGfON Z_ U QJ O LL m CU ono U m u z V J U W Z Q w o_ _ Or- O W J W +! /y 2E W LLJ Q W Lu co n ±� V- O Q CL O ry 0- DRAWING ISSUE NO REV DATE FOR PERMIT ONLY THIS DOCUMENT HAS BEEN PREPARED FOR PERMIT APPLICATION AND IS SUBJECT TO REVIEW ND MODIFICATIONS BY GOVERNMMENT AGENCIE DRAWING TITLE EXTERIOR ELEVATIONS SCALE: AS indicated PLOT DATE: 05/18/17 PRINCIPAL: BL PROJ. MGR.: BL DRAFTER: SHEET NO. A3000 ALIGN PANE HORIZONT/ WITH THOU FLASHING WINDOWS' ROOF HATCH /2AQ1 C \/GAIT V V I 11I V V V V V 1 1 1 . PROVIDE 6" Al 11' kl MAAIAI ROOF GUTTER TYP. ROOF 86' - 0" -171 DOWNSPOUT TYP. FLOOR 76, - 0" •�0 .twovmlwq NORTH EAST ELEVATION Scale: 1 /8" = 1'-0" WEST ELEVATION 1 Scale: 1 /8" = 1'-0" 6" CEMENTITIOUS TRIM AT CORNERS,TYP C3 NORTH WEST ELEVATION Scale. 1 /8" = 1'-0" .� , 76'-FLOOR /1 760" DoR �1 O11 IVI"_ 11. LVIJVLi\ SAME COLOR AS ADJACENT WALL TYP. 0 N ZAL 0 NEL COATED 0 N 0 (V _ 2ND FLOOR 76' - 0" 1ST FLOOR 64' - 0" BASEMENT FLOOR 52'-0" EXTERIOR MATERIALS LEGEND CEMENTITIOUS PANEL A AND 4" CEMENTITIOUS BATT B ;I ' CEMENTITIOUS SHAKER SIDING WITH 6" EXPOSURE CEMENTITIOUS LAP SIDING C WITH 6" EXPOSURE * PTAC GRILLS TO BE PAINTED TO MATCH ADJACENT EXTERIOR WALL COLOR. * PROVIDE WINDOW AND STOREFRONT TRIM PER WINDOW/STOREFRONT DETAIL, SEE A7.21 A3.00 D V V L -1--+ O U) CO 00 Q m 3: CO W � 0 CD n� Z t t 49e REGISTERED ARCN!T CT S_RENTON C. lAaN$ETH srar� of wASM�r�Tory U Q QJ O ILL00 Z) m U v u z 2 3: Q U) U W Z >-- � W Q ct� O O = L J � of < WJ �n V W L1 Q W o U) In 0 u- O Q CL O ry n DRAWING ISSUE NO REV DATE FOR PERMIT ONLY THIS DOCUMENT HAS BEEN PREPARED FOR PERMIT APPLICATION AND IS SUBJECT TO REVIEW ND MODIFICATIONS BY GOVERNMMENTAGENCIE DRAWING TITLE EXTERIOR ELEVATIONS SCALE: As indicated PLOT DATE: 11 /14/17 PRINCIPAL: BL PROJ. MGR.: BL DRAFTER: Author SHEET NO. A3,01 SITE BENCHMARK MAGNAIL IN ASPHALT ELEV = 265.51 EX FIRE SEE A1.01 AND A1.02 FOR HYDRANT -- ACCESSIBILITY DETAILS _ EX DEAD END TO BE RECONFIGURED TO LOOP \ L ti ,� —. a / N 00 ° gPROPOSED COTTAGE BUILDING c ' UNDER SEPARATE PERMIT r C"� J, PROPERTY CORNER N: 107169.29 ` E: 1267102.95 o \\ EX ASPHALT ROAD W/CURB AND GUTTER EX 8" SEWER i \ EX COTTAGE BUILDING Zz .I...- vI `_ _.4\. u rr- f f PROPOSED COTTAGE BUILDINGS \ \ \ t UNDER SEPARATE PERMITS ��- SECTION 30, TOWNSHIP 21 NORTH, RANGE 4 EAST, W.M. VILLAGE GREEN MEMORY CARE EX AUTOMATED GATE GRAPHIC SCALE ( IN FEET ) 1" = 20' (22x34) 1" = 40' (11X17) "P-ROPERTY CORNER \N: 107031.92 E: 1267099.44 SITE PLAN REFERENCE SEE ARCHITECTURAL PLAN A1.0 FOR SITE PLAN INFORMATION SITE INFORMATION PARCEL NUMBER: 302104-9146 SITE LOCATION: 354XX 2ND AVE SW FEDERAL WAY, WA 2ND AVE SW JURISDICTION: FEDERAL WAY (PUBLIC) SITE AREA: 211,501 SF (4.86 AC) ZONING: RS9.6 DISTURBED AREA: 41,100 SF (0.94 AC) NEW/REPLACED PGIS: 6,900 SF TOTAL NEW/REPLACED IMPERVIOUS: 33,000 SF CUT: TBD CY FILL: TBD CY UTILITY INFORMATION EX FIRE HYDRANT TO BE RELOCATED WATER: LAKEHAVEN UTILITY DISTRICT SEWER: LAKEHAVEN UTILITY DISTRICT FIRE: SOUTH KING SCHOOL: FEDERAL WAY ELECTRICITY: PUGET SOUND ENERGY GAS: PUGET SOUND ENERGY PHONE: CENTURYLINK OR XFINITY CABLE: COMCAST SHEET INDEX C1 CIVIL COVER SHEET C2 TESC PLAN C3 TESC DETAILS C4 GRADING AND DRAINAGE PLAN C5 GRADING AND DRAINAGE ENTRY DETAIL PLAN C6 GRADING AND DRAINAGE DETAILS AND NOTES C7 GRADING AND DRAINAGE DETAILS C8 WATER AND SEWER SERVICE PLAN PERMIT N0. 18-100736-00—CO RESUBMITTED APPROVED MAY 15 2018 CITY 4F FEDERAL, WAY DATE EN7 BENCHMARK IS "HAFF" 3.5" BRASS DISK MK'D "HORIZONTAL CONTROL DISK — HAFF 1990" SET IN CONC. MOUND AT NE CORNER OF PARKING LOT AT THE KING COUNTY PUBLIC WORKS FACILITY IN RENTON ELEV= 337.37 FEET Know what's below. C11I 48 hours before you dig. DUNCANSON Company, Inc. 145 SW 155th Street, Suite 102 Seattle, Washington 98166 Phone 206.244.4141 Fax 2(J6.244.4455 ? 0 r) m =� U) F- z w z 0 �+ r VJ o F-o Z z w p O _ co o o 3: U LdLi W Ww CL a_ tr Q 0 Z N z W W W Q C= ('3 U a: �- w W �> � o� O w �> J J U DRAWN: HMD DCI N0: 98480 DATE: 2/12/18 LyQ o DrIA, C-) � 1 A� 29647 �i1Tn,I, C1 1 OF 8 SHEETS X:\PROJECTS\1998 PROJECTS\98480 VG MEM\98480 VG C3D\MEM CARE.DWG i G U � �N oNQ I o�O O v wgz aX:w �\� •_ N3Jo =(j)o oLjL_ c e o--------- — � a -A J a k X �38 v a s.77,■� ------- -_ _ Y' I , 27'± TYPE II LANDSCAPE BUFFER _ C3 C"i 00 648 SF E ° ''----- ADDITIONAL — BUFFER `t{t 9' BUFFER 14'-7"' JG `. c2 DECK 798 SF PROJECTION INTO BUFFER 6' HT WOOD FENCE O, I' 1 LAMSCAPE PLAN APPROVAL - _ Doe. O REFER TO L1.1 FOR PLANT LIST W L U Co o 00 W > ^E 0 W L `U U) z (D (3) it ca N O? � C�>mu— t v E L Q O M QU) CIO 0 Q 0 J O Q M C3 d W 1 ^I f V d) C � t6 N p N L A O .J > 0 LANDSCAPE MODIFICATIO PLAN 0 15' 30' REsuBMITT9 o J Graphic Scale: 1" = 30'-0" CrrY OF FEDERAL WAY W TM (0 ou Wa 5< W= Of LEGEND O E. 02 N EXISTING CONIFER & DECIDUOUS TREE >6" d.b.h. Ana A� T �� (�\\ 0 OEM 1 � nI VU W2 2 V V - I t-ZZW ZZ� -J Q Z FNUQ =NO TREE TO BE REMOVED �j `�3JN 0�w N ` .�, Q =X x nn -rAr�� Jr-�U VV 0 0 4 TH P L • DF17 r<D F 17 OF17 SIZE OF TREE AT DBH #116 TREE NUMBER TO BE REMOVED L. �i LIMIT OF WORK a NOTES 1. There are 159 trees as part of the Arborist Report, providing 301 tree unit credits. 5 of the trees are proposed to be removed due being non -viable. The 4.86 acre site requires 121.5 tree unit credits. The existing trees provide tree unit credits exceeding the minimum requirements. 2. No clearing shall be allowed on a proposed development site until the tree retention and landscape plans have been approved by the city of Federal Way. 3. No disturbance area shall be established for each tree to be protected. The no disturbance zone shall be equal to the critical root zone which is defined as 12 inches radius for every one inch of tree diameter measured at four and one-half feet above ground. Any other no disturbance area proposed by the applicant shall be determined by a qualified arborist and subject to review and approval by the director. The no disturbance zone shall be identified during the construction stage with: (a) A temporary five-foot chain -link fence- and (b) Tree protection signage attached to the fence which reads "TREE PROTECTION FENCE - No soil disturbance, parking, storage, dumping, or burning of materials is allowed within the Tree Protection Fence." 4. No soil disturbance, parking, storage, dumping, burning of materials, impervious surfaces, fill, excavation, or storage of construction materials shall be permitted within the no disturbance area. 5. If the grade level around the tree is to be raised by more than one foot, a rock well shall be constructed. The inside diameter of the rock well shall be equal to the diameter of the tree trunk plus 10 feet. Proper drainage, and irrigation if necessary, shall be provided in all rock wells. 6. The grade level shall not be lowered within the larger of the drip line of the tree(s) or the critical root zone of the tree(s). 7. No trenching is allowed in any critical tree root zone areas. 8. No installation of any impervious surfaces is allowed in critical root zones. Where road or sidewalk surfaces are needed within critical root zones, unmortared porous pavers or flagstone (rather than concrete or asphalt) may be used. Boardwalks or bridging may span root zones without harming the tree roots. 9. Tree protection areas (i.e., critical root zone) must be prepared to better withstand the stresses of the construction phase by, if necessary, fertilizing, pruning, and mulching around them well in advance of beginning any construction activities. 10. Alternative protection methods may be used if accepted by the director to provide equal or greater tree protection. 11. Encroachment into the no disturbance area may be allowed where the director determines encroachment would not be detrimental to the health of the tree. TREE PRESERVATION SUMMARY TABLE Description & Proposed Action TREE TYPE VIABLE NON -VIABLE TOTAL Exist. Tree (>6" d.b.h.) 154 5 159 Retained Trees 154 0 154 100% - Removed Trees 0 5 5 - 100% REQUIRED TREE DENSITY LAND USE Single Family High Density __ REQ'D TREE UNIT DENSITY 25 tree units / acre SITE AREA 4.86 acres TOTAL TREE UNITS REQ'D 121.5 tree units_ TOTAL TREE UNITS RETAINED 301 tree units Q U o E 0) N > 0- 0 c (D 1- c� LL — � ® �0 tU D' = > In M (D U- I-- U IJ 0 n i E Q O to Q. (n CY) Q v - co J co O Z3M> C)J W > d' V J z � � �j M ® N z Q N :2 L A O) O 6 a_ a_ Q ! ® _ LJ i i -T v I I v I - , - - NOTES: F 12 (�r. �`�� c D 12 D 2 2 DRIPLINE = X F 1 C` ` -- - I 1 FENCING/ROOT PROTECTION D F 1 D I 1 D F 2 r 1 2 D F 1 1. PROVIDE CHAIN LINK FENCING AND MAINTAIN 3' OUTSIDE a - D F 1 D F 1 `4 MAC F 14 D F 1'- D (- 2 OF TREE DRIPLINE. F 1 TRENCHING AND EXCAVATION J F D 3 F 1 ZONE A - CRITICAL ROOT ZONE �® F 12 !D F 15 F 1 - 1. NO DISTURBANCE ALLOWED WITHOUT SITE INSPECTION o #13 - PACIFIC MADRONE, REMOVE D F 7 F 1 7 I 1 F 1 4 AND APPROVAL OF METHODS TO MINIMIZE ROOT DAMAGE. - 1 F 15 i. 2. SEVERANCE OF ROOTS LARGER THAT 2" IN DIAMETER REQUIRES APPROVAL FROM COUNTY. 0 DF12 N #21 - DOUG FIR, REMOVE #65 - DOUG FIR, REMOVE ��' F 1 5 D F 15 F 17 z 3. TUNNELING IS REQUIRED TO INSTALL LINE 3' OR DEEPER '_- F 1 BELOW GRADE. LM �. EQ. EQ. ZONE B - DRIPLINE G. #66 - DOUG FIR, REMOVE F 1 2 1. OPERATION OF HEAVY EQUIPMENT AND/OR STOCKPILING F 1 D F 2 0 OF MATERIALS IS NOT PERMITTED. 1 F 2 O 2. SURFACE PROTECTION MEASURES REQUIRING s� #116 - DOUG FIR REMOVE • F12ZONE ADiA.=2x TRENCHING ALLOWED AS FOLLOWS: A. EXCAVATION BY HAND OR WITH HAND OPERATED TRENCHER MAY BE REQUIRED. 1 zoNe a DiA. = x B. LIMIT TRENCHING WIDTH. DO NOT DISTURB ZONE A. � F1 "6zoNE c ( MAINTAIN 2/3 OR MORE OF ZONE B IN UNDISTURBED w DiA. _ .ex CONDITION. _ 3. TUNNELING IS REQUIRED TO INSTALL LINE TOR DEEPER BELOW GRADE. 0 15' 30' 60' 120' ZONE C - FEEDER ROOT ZONE N g 1. OPERATION OF HEAVY EQUIPMENT AND/OR STOCKPILING OF MATERIALS IS NOT PERMITTED. o Z� Scale: 1" = 30'-0" 2. TRENCHING WITH HEAVY EQUIPMENT ALLOWED AS 6,om FOLLOWS: N Q w 5 :2 A.MINIMIZE TRENCH WIDTH. RECEIVE 0 0 o U XZ B. LIMIT TRENCHING WIDTH. DO NOT DISTURB ZONE A. C / MAINTAIN 2/3 OR MORE OF ZONE C IN UNDISTURBED v CONDITION. MAR 2 3 2018 o g SURFACE PROTECTION MEASURES c 1. 6-8" DEPTH OF WOOD CHIP MULCH. 22OF FEDERRI l.e,;y 17 2. 3/4" THICK PLYWOOD SHEETS OR STEEL PLATES. IMMUNITY DE VELgFP,i" P M i7 0 0) am II :3o Q t� > � TREE PROTECTION DETAIL SCALE:NTS UJ UJ U Q X XO (n 0 d a-Z Tree Summary Table For: Village Green Tree/ Tag # Species City of Federal Way American Forest Management, Inc Date: Inspectors: DBH Tree Height Drip -Line Risk (inches) Units (feet) (feet) Condition Rating December 2017 Wilkinson Comment 1 Douglas fir 12 1.5 75 8 good low 2 Douglas fir 19 2.5 115 11 good low 3 Douglas fir 13 2 95 9 fair low Forked top 4 Douglas fir 17 2 121 7 good low 5 Douglas fir 15 2 118 10 good low 6 Douglas fir 9 1.5 59 4 fair low Forked top 7 Douglas fir 26 3 126 12 good low 8 Douglas fir 11 1.5 90 5 good low 9 Douglas fir 19 2.5 136 9 good low 10 Douglas fir 14 2 108 7 good low 11 Douglas fir 17 2.5 126 7 good low 12 Douglas fir 7 1 57 6 fair low Suppressed 13 Pacific madrone 10 47 poor moderate Dead stems, 10% LCR, 108' from house 14 Douglas fir 21 2.5 117 12 good low 15 Douglas fir 14 2 120 7 good low Poor taper 16 Douglas fir 20 2.5 121 13 good low 17 Douglas fir 23 2.5 125 12 good low 18 Douglas fir 22 2.5 130 9 good low 19 Pacific madrone 9 1.5 44 7 fair low Some dieback 20 Douglas fir 19 2.5 123 10 good low 21 Douglas fir 9 65 4 poor moderate Suppressed, 10% LCR, 110' from home 22 Douglas fir 18 2 110 5 good low 23 Douglas fir 15 2 95 7 good low Asymmetrical crown 24 Douglas fir 8 1.5 53 5 good low Top broke off 25 Douglas fir 14 2 120 10 good low 26 Douglas fir 9 1.5 85 13 good low 27 Douglas fir 19 2.5 130 10 good low 28 Douglas fir 8 1.5 85 5 fair low Suppressed 29 Douglas fir 18 2 125 13 good low 30 Douglas fir 21 2.5 122 15 good low 31 Douglas fir 19 2.5 130 12 good low 32 Douglas fir 20 2.5 135 13 good low 33 Douglas fir 17 2 120 9 good low 34 Douglas fir 14 2 102 8 fair low Forks halfway up 35 Douglas fir 10 1.5 53 6 fair low Top broke off 36 Douglas fir 12 1.5 104 4 fair low 37 Douglas fir 9 1.5 65 9 fair low Suppressed 38 Douglas fir 18 2 120 10 good low 39 Douglas fir 16 2 123 9 good low 40 Douglas fir 18 2 119 11 good low 41 Douglas fir 24 3 145 18 good low 42 Douglas fir 16 2 134 9 good low 43 Douglas fir 19 2.5 140 12 good low 44 Douglas fir 8 1.5 92 4 fair low Poor taper, narrow crown 45 Douglas fir 15 2 123 13 good low 46 Douglas fir 18 2 130 8 good low 47 Douglas fir 27 3 143 17 good low 48 Douglas fir 15 2 87 8 fair low Top broke off 49 Douglas fir 10 1.5 118 5 fair low Poor taper, narrow crown 50 Douglas fir 15 2 125 9 good low 51 Douglas fir 20 2.5 145 13 good low 52 Douglas fir 18 2 147 4 fair low 53 Douglas fir 9 1.5 72 6 fair low 54 Douglas fir 16 2 128 9 good low 55 Douglas fir 21 2.5 130 10 good low 56 Douglas fir 24 2.5 135 13 good low 57 Douglas fir 19 2.5 143 8 good low 58 Douglas fir 7 1.5 46 5 fair low 59 Douglas fir 20 2.5 134 11 good low Spike knot on lower trunk 60 Douglas fir 22 2.5 140 13 good low 61 Douglas fir 20 2.5 118 9 good low 62 Douglas fir 7 1.5 72 5 fair low Thin crown 63 Douglas fir 29 3 134 10 good low 64 Douglas fir 13 2 101 7 fair low 65 Douglas fir 11 86 10 poor moderate Top broke off, 20% LCR 66 Douglas fir 15 81 9 poor moderate Top broke off, small LCR 67 Douglas fir 17 2 126 10 good low 68 Douglas fir 11 1.5 95 4 poor moderate Crooked top, very small LCR 69 Douglas fir 10 1.5 74 4 fair low Small LCR, suppresssed 70 Douglas fir 18 2 112 9 good low 71 Douglas fir 16 2 99 7 fair low 72 Douglas fir 17 2 118 11 fair low Thin crown 73 Douglas fir 8 1.5 71 9 fair low Asymmetrical crown 74 Douglas fir 21 2.5 134 10 good low 75 Douglas fir 10 1.5 70 9 fair low 76 Douglas fir 16 2 120 13 fair low 77 Pacific madrone 9 1.5 '65 2 fair low Very small live crown 78 Douglas fir 19 2.5 126 8 good low 79 Douglas fir 17 2 120 11 good low 80 Douglas fir 10 1.5 90 6 fair low 81 Douglas fir 12 1.5 101 5 fair low Asymmetrical crown 82 Douglas fir 30 3 138 17 good low Tree Summary Table For: Village Green City of Federal Way American Forest Management, Inc Date: Inspectors: Tree/ DBH Tree Height Drip -Line Risk Tag # Species (inches) Units (feet) (feet) Condition Rating December 2017 Wilkinson Comment 83 Douglas fir 24 2.5 138 12 good low 84 Douglas fir 19 2.5 118 11 good low 85 Douglas fir 8 1.5 5 fair low Narrow crown 86 Douglas fir 13 2 117 6 good low 87 Douglas fir 10 1.5 86 7 fair low 88 Douglas fir 12 1.5 89 9 fair low 89 Douglas fir 7 1.5 90 6 fair low Crooked top 90 Douglas fir 21 2.5 105 19 fair low Crooked top, forked trunk 91 Douglas fir 16 2 130 11 good low 92 Douglas fir 16 2 131 9 good low 93 Douglas fir 17 2 134 12 good low 94 Pacific madrone 12,8 2 74 11 fair low Small live crown, dead trunks, low risk 95 Douglas fir 9 1.5 66 5 fair low Top broke off 96 Douglas fir 18 2 120 9 good low 97 Douglas fir 18 2 118 12 fair low 98 Douglas fir 15 2 114 9 1 fair low Asymmetrical crown 99 Douglas fir 6 1 70 8 fair low 100 Douglas fir 12 1.5 113 5 fair low Poor taper, trunk bows 101 Douglas fir 10 1.5 108 5 fair low Top broke off 102 Douglas fir 13 2 90 7 1 good low 103 Douglas fir 9 1.5 75 5 fair low Thin crown. Suppressed 104 Douglas fir 11 1.5 76 3 fair low Narrow crown 105 Douglas fir 9 1.5 80 4 fair low Poor taper 106 Douglas fir 10 1.5 83 4 fair low Poor taper 107 Douglas fir 19 2.5 108 11 fair low Asymmetrical crown 108 Douglas fir 10 1.5 63 1 9 fair low Suppressed 109 Douglas fir 11 1.5 100 6 fair low 110 Douglas fir 14 2 125 8 good low 111 Douglas fir 16 2 126 10 good low 112 Douglas fir 20 2.5 132 13 good low 113 Douglas fir 15 2 130 8 good low 114 Douglas fir 11 1.5 90 4 fair low Thin crown 115 Douglas fir 15 2 88 9 fair low Forked top 116 Douglas fir 8 40 7 1 poor moderate Top broke off, 10% LCR 117 Douglas fir 7 1.5 65 3 fair low 118 Douglas fir 9 1.5 71 9 fair low 119 Douglas fir 7 1.5 70 4 fair low 120 Douglas fir 10 1.5 69 12 fair low Forked top 121 Douglas fir 10 1.5 73 7 fair Io 122 Douglas fir 14 2 108 9 good low 123 Douglas fir 9 1.5 79 6 fair low 124 Douglas fir 16 2 114 9 good low 125 Douglas fir 11 1.5 86 4 fair low 126 Douglas fir 18 2 99 6 fair low 127 Douglas fir 10 1.5 88 5 fair low 128 Douglas fir 7 1.5 75 3 fair low 129 Douglas fir 23 2.5 130 10 good low 130 Douglas fir 23 2.5 141 14 good low 131 Douglas fir 19 2.5 120 7 good low 132 Douglas fir 18 2 116 13 good low 133 Douglas fir 23 2.5 123 14 good low 134 Douglas fir 20 2.5 147 12 good low 135 Douglas fir 25 3 150 16 good low 136 Douglas fir 12 1.5 66 17 fair low Top broke off 137 Douglas fir 12 1.5 78 7 fair low 138 Douglas fir 8 1.5 55 6 fair low 139 Douglas fir 7 1.5 50 5 fair low Thin crown 140 Douglas fir 17 2 99 8 good low 141 Douglas fir 20 2.5 117 14 fair low 142 Douglas fir 14 2 100 8 fair low Forked top 143 Douglas fir 12 1.5 98 6 fair low Thin crown 144 Douglas fir 9 1.5 62 6 fair low 145 Douglas fir 9 1.5 65 4 fair low Thin crown, poor trunk taper 146 Douglas fir 16 2 130 13 good low 147 Douglas fir 17 2 134 12 good low 148 Douglas fir 11 1.5 98 5 fair low Narrow crown 149 Douglas fir 7 1.5 59 5 fair low 150 Douglas fir 15 2 117 8 fair low Crooked trunk 151 Douglas fir 13 2 96 7 fair low Poor taper 152 Douglas fir 13 2 97 6 fair low Narrow crown 153 Douglas fir 25 3 127 14 good low 154 Douglas fir 13 2 101 6 good low 155 black cottonwood 16 2 142 8 fair low 156 Douglas fir 18 2 110 9 good low 157 Douglas fir 13 2 119 10 good low 158 Douglas fir 16 2 1 130 9 good low 159 Douglas fir 22 2.5 1 131 10 good low Arborist Report Prepared by: American Forest Management 11415 NE 128th St, Suite 110 Kirkland, WA 98034 425-820-3420 Inspector: Kelly Wilkinson December 26, 2017 0 8 U O N d �Zo o�NQ }EM O I ZZ -j0 ZZ°0 lCl! aNVQ \ N3�Na` 2y0 OWfn O 1 MOM a :3, X J W N L (U V L O E U) a� > E Q a5 0 > LL ®a)O (6 r- LO C�>M U) 0 .ai s 0 4-1 V 0 O W J z i ~ CIO 0 � r J r (') CIO 00 O >Q C L LO O N LO N I— U D O L E C A �J V cu Jc O R • r W W V) M N M M W ow z C9 U N m in Q W 5 M 0 0 o v WZ N 0. L_ Z 00000 -' WEST PARCEL REF. L1.2, L2.21 L3.2 F— G� cD M mi 0 30' 60' 120' 240' Graphic Scale: 1" = 60'-0" W L r cM LL ci .� cM O C� E L � U) N OU Q. N "t Q t� > O C ■ Q LO >% �. E- O (ti p� () c) O >% _j O T— m to N O � �+ � as C. 06 0 a Q E� W r ' _ iLIJ o U) v' a. � L >O w w O J J J � Z LJ O �m cn Q w 5 :2 0 O o U xz W O J am C CEIVED IV 0 8 2018 MFEDERAL �� WAY ITY DEVELOPMENT 1 ST AVE S 10' MIN. TYPE III LANDSCAPE BUFFER. PARCEL EAST - LANDSCAPE NOTES & REQUIREMENTS 00 20'+ BUFFER SHOWN Perimeter Landscape (Type III Visual Buffer) 20,600 sf ± Z C44,1 Additional Buffer at SE Corner 2,450 sf d� O�Na _Jo� Site Interior Landscape 46,174 sf ,�„r <ZWW <wZ o W ;. �: Total Landscape Area 9,224 sf ± •� Z ��a t._ w 6 Q .� , u t �t Drought Tolerant Landscape (25% min required) 23,050 sf (33% of total) 1 10' MIN. TYPE III (FWRC 19.125.040[6]) W LANDSCAPE BUFFER. 20' B U Parking Lot Landscape Area Required. 1,030 sf FFER SHOWN P g p Parking Lot Landscape Area Provided: 3,731 sf ., P (F 0(2)(a)) W RC 19 125 07 r _ Significant Tree Retention: �k 1. There are no additional trees units required based upon the Tree Units calculations. See L2.0 Tree Retention Plans Other Notes: V 1 J 1. All landscape areas shall have automatic irrigation designed by a landscape architect Q M f- 1-� j"� t_ Q'r 6' Wlp and installed by a contractor. s,. �._ J_ L, ON ROW 2. Bicycle racks shall be located in the underground parking garage O W Q Op PLANT SCHEDULE - TYPE III VISUAL BUFFER A� �!/n� �+c� E VJ v, O SYM. QTY. TYPE SIZE NOTES M Q T (� --- - x Existing Evergreen Tree a- �Q Q--x Existing Deciduous Tree N I --- 26 Evergreen Tree 6'-8' UHT min L > *, = LL — \ - - 22 Deciduous Tree 1.75" cal min, 8'-10' HT O O 1 0-56 Large Shrub 24" HT min176 sf J fTS L�O� -4,000 Groundcovers 1 gallon container, 30" OC Quantity is approximate> co LL PLANT SCHEDULE - SITE INTERIOR LANDSCAPE SYM. QTY. TYPE SIZE NOTES w o, Evergreen Tree 12' HT 8 E I \ --- - -1 Evergreen Tree 10' HT !84 sf ^� ^� 8 Evergreen Tree 6' HT 11 Deciduous Tree 1.75" cal, 8'-10' HT �U),, t o - -9 Deciduous Tree 2" cal, 10'-14' HT M Deciduous Tree 1.75 cal ^ 135 Large Shrub 24" HT min i J Q O { a --211 Medium Shrub 18" HT min N O 236 s U -681 Small or Columnar Shrub 12" HT min rL Qj J MECH.' 2,100 Groundcovers 1 gallon container, 30" OC Quantity is approximate V O 0 Y pP N a Q `M O` 187sf Ft 0 --- Lawn Areas s .ed or sod 21,500 SF ± 'a U O J t6 O C / O (6 TREE, SHRUB & GROUNDCOVERS PI ANTING OPTIONS - native & native adapted O N s LO Trees - Evergreen U c� O %� ��_ • LO Grand Fir, Douglas Fir, Western Red Cedar, Sitka Spruce, Western White Pine, Shore Pine, Incense .J O Cedar Dawn Redwood N 2: •.. ts7 Tre es Deciduous v• ✓ Sf • Vine maple. Big leaf maple, Serviceberry, sChoke err Hawthorn Oregon Ash, ChkCherry, Norway le -- - _ Y Y maple, 609sf - -> European Hornbeam, Sweet Gum, Honey Locust, Dogwood, Oak M q C/ Shrubs ' W = • Dogwood, Viburnum, Azalea, Rhododendron, Laurel, Spirea, Evergreen Huckleberry, Sweetbox, Ocean Spray, Hydrangea, Holly, Oregon Grape, Barberry, Potentilla Lilac Daphne, Stewartia i P Y P Y 308��.W --' Honeysuckle, Clematis, Rock Rose, Glossy Abelia, Pacific Wax Myrtle, Strawberry bush, etc A . Groundcovers • Oregon Grape, Cotoneaster, Gro-low Fragrant Sumac, Vinca, Coastal Strawberry, Kinnikinnick, Q Spurge, Carpet Bugle 196sf i GENERAL LANDSCAPE NOTES W 1. Perimeter Landscaping - Ten (10) feet of 'Type III' landscaping must be provided along the W south perimeter property line to minimize impacts on residences to the south, unless approved. Existing significant trees are required to be retained or replaced 41 O otherwise TYPE III within the applicable landscape buffer per the design guidelines. Existing significant trees Rf �, 10MIN :. . must be depicted on the site plan o r t LANDSCAPE BUFFER. 2. Interior Parkin Lot Landscaping'T e IV' landsca in in a total amount of 22 square > - q 20' B U FFER SHOWN g YP P g � � w feet per parking stall must be incorporated into parking lots.CIL l 3. Specific trees, shrubs, groundcovers and street tree selections will be made at the time of C) the permit / construction drawings, including names, species, quantities, sizes and notes. N ' 4. Specific parking lot planter island quantities will be verified at the time of permit / MECH ! g P P P q p construction drawings. -- � 146 sf , -TI / I - w G � � 260 sf 130 sf'. 118 sf ' TALL EARTH BERM 3 CONCRETE WALL 3 _ O TO SCREEN PARKING TO SCREEN PARKING „ FROM ROAD FROM ROAD s� L1 w -� —.—_ - - = - _-•-jam ..�. ',,,,,,A",,, , , �w..v> ' -:vim �+ C.9 Z U (n 00 o W 196 sf 200 sf S W W 2 W D 6� „, of _ _ _� - o rr. gl� 6' WIDE ON ROW LANDSCIAPE BUFFER. 2N D AVE SW r Co E Ill I L 20 BUFFER SHOWN J 0 15 3060 120' r' Z > Graphic Scale: 1" = 30'-0" w w W a o o. U Q X ofC fn 0 2.a� Trees - Evergreen • Grand Fir, Douglas Fir, Western Red Cedar, Sitka Spruce, Western White Pine, Shore Pine, Incense Cedar, Dawn Redwood Trees - Deciduous • Vine maple, Big leaf maple, Serviceberry, Hawthorn, Oregon Ash, Choke Cherry, Norway maple, European Hornbeam, Sweet Gum, Honey Locust, Dogwood, Oak Shrubs • Dogwood, Viburnum, Azalea, RhRdodendron, Laurel, Spirea, Evergreen Huckleberry, Sweetbox, Ocean Spray, Hydrangea, Holy, Oregon Grape, Barberry, Potentilla, Lilac, Daphne, Stewartia, Honeysuckle, Clematis, Ro Rose, Glossy Abelia; Pacific Wax Myrtle, Strawberry bush, etc Groundcovers • Oregon Grape, Cotoneaster, Gro-low Fragrant Sumac, Vinca, Coastal Strawberry, Kinnikinnick, Spurge, Carpet Bugle GENERAL LANDSCAPE NOTES 1. Perimeter Landscaping - Ten (10) feet of 'Type I II' landscaping must be provided along the south perimeter property line to minimize impacts on residences to the south, unless otherwise approved. Existing significant trees are required to be retained or replaced within the applicable landscape buffer per the design guidelines. Existing significant trees must be depicted on the site plan. 2. Interior Parking Lot Landscaping -'Type IV' landscaping in a total amount of 22 square feet per parking stall must be incorporated into parking lots. 3. Specific trees, shrubs, groundcovers and street tree selections will be made at the time of the permit / construction drawings, including names, species, quantities, sizes and notes. 4. Specific parking lot planter island quantities will be verified at the time of permit / construction drawings. L Q OLZ U) N O U Q, aj 't O Q C N 4= Q > In O >% _I .J 0 �O� O M >+O M LO O —� V- N �! 0 a N N W CL E V (N Z ^+ O L W CY)W /V N H Ld Ld 2 U) O J J J 0 Z 0W < N W S� O p U irZ N 0 15' 30' 60' 120' r J Graphic Scale: 1" = 30'-0" I O u x W J a n 00 STRONG STOUT STEMS AND BUDS WIDE BRANCH ATTACHMENT REMOVE BURLAP FROM 1 �1 U TOP HALF OF ROOTBALL COVER SOIL LOOSENED AREA WITH 2" BARK MULCH. KEEP MULCH 3" FROM TREE TRUNK SCALE: NTS PLACE TOP OF ROOTBALL 1" ABOVE LEVEL GROWING IN NURSERY DIG THE PLANTING PIT AT LEAST TWICE THE SIZE OF THE ROOTBALL TILL COMPACTED SUBGRADE AS SPECIFIED REMOVE BURLAP FROM TOP %2 OF ROOTBALL NOTES: 1. FERTILIZE & WATER AS SPECIFIED FOLLOWING PLANTING. 2. SEE SPECS FOR ADDITIONAL INFORMATION 3. SEE STAKING DETAILS. COVER SOIL LOOSENED AREA WITH 2" MULCH. KEEP II MULCH 3" AWAY FROM TREE TRUNK wj.m.. II I II I I I II I II I II II I II I II I II I� I'- I SOIL BACKFILL (SEE SPECS) CONIFER PLANTING DETAIL SCALE: NTS PLACE ROOTBALL ON SOLID SOIL -\ r- 2" MULCH GROUNDCOVER PLANTING DETAIL SCALE: NTS W U z 9 00 O 00 O DECIDUOUS TREE STAKING DETAIL_ SCALE: NTS CONIFER TREE STAKING SCALE: NTS ,K TREE TIES 2" MULCH SAUCER .E STAKE. PLACE 3ALL z 00 12" MIN TOPSOIL BACKFILL (SEE SPECS) TRATE 12" MIN. BELOW REMOVE BURLAP FROM TOP �NTING PIT %2 OF ROOT BALL CHAIN LOCK TREE TIE 0 LODGE POLE STAKE. _ACE OUTSIDE ROOTBALL SHRUB PLANTING DETAIL SCALE: NTS NOTES: 1. USE PLANT STARTER SOLUTION DURING PLANTING OPERATION. FEED AS SPECIFIED. 2. SHRUBS SHALL BEAR SAME RELATION TO FINISHED GRADE AS IT BORE TO PREVIOUS EXISTING GRADE. TOP OF ROOTBALL SHALL BE 1" ABOVE FINISHED GRADE FG J z_ co co SPREAD ROOTS OF BASE ROOT PLANTS OUT OVER CONE OF HAND -FIRMED TOPSOIL CONE OF HAND -FIRMED TOPSOIL FOR BALL & BURLAP PLANTS CANVAS WEB Of RUBBER TRTIE W a 2' MIN —1/2" x 8'-0' REBAR o _0>• TREE STAKE (2 TYP) MiN. amp 4" PERF. PIPE, FILLED WITH DRAIN ROCK FINISH GRADE WOOD CHIP MULCH i cv __ SIDEWALK ROOT BARRIER (TYP., BOTH SIDES) nu{ i f BACKFILL WITH CLEAN` NATIVE SOIL 1'-6" MIN. REMOVE BURLAP FROM NOT TO SCALE NOTES: TOP 1�3 OF ROOT BALL PLANTING: ADD 3 WATERING RING MIN, 2X ROOT BALL ------FIRM 41 NATIVE SOIL 1. Dig hole 2-3 times the width of the root ball and as deep as the root ball. Do not make hole deeper than root ball. 2. Remove containers, biodegradable pots, synthetic or treated burlap, wire, twine, or ropes. Leave natural burlap in place and fold back. Loosen the roots and spread or cut circling roots. 3. Place top of root ball even with or slightly higher than soil grade on firm soil. Do not add soil amendments or gravel unless approved by Public Works Director. 4. Install 4% 24" perforated drain pipe; fill with drain rock. Pipe shall not extend more than 1 /2" above finish grade. 5. Back fill with clean native soil. Firm soil around the root ball; water slowly and thoroughly. 6. Mulch around tree with 2-4" wood —chip mulch. Do not place mulch next to trunk. ROOT BARRIER: 1. Root barrier shall be rigid High Impact Polypropylene treated with UV inhibitors, minimum 18" height, with 1 /2" raised vertical ribs 6" on center, or approved equal. 2. Install root barrier in continuous 24' strip, centered on tree, next to sidewalk and curb according to manufacturer's directions. Exposed edge shall not extend more than 1/2" above finished grade. STAKING: 1. Use 2, 1-1/2" by 8'-0" rebar tree stakes. Do not drive stake through root ball. 2. Attach tree to stake with canvas web belting or rubber, using a figure-8 formation. TAGS: 1. Remove tags after inspection. JULY 2014 A ■ M PUBLIC STREET TREE Federal WaywoRKS ,STREET TREE PLANTING IN PLANTER STRIP DETAIL SCALE: NTS E co V O L. a U p `} N Z = OOW�•:. O�M J � 01G"E'l ZZQ QUd ZZ00 WOU0ZN pU LLI J J d X W co O O Q. 00 E VJ 0)U�� Q Co L >()U_ f-- W D 0 N t� CO _ � N C� E L Q � N OU CL N O 00 J Rf M > (3) (0 Q Ll O >>1 J > J Q- E O O r- � (y) 07 �+ Jr-I—N2t O (u Lo O •— Q 0 i i to 0 z (L 0 V) LJ w 0-1 CL M V i J w w CD J J J Z o aW U5 < w 5� O 0 0 U ofz i REQUIRED TREE DENSITY LAND USE Single Family High Density REQ'D TREE UNIT DENSITY 25 tree units / acre SITE AREA 4.31 acres TOTAL TREE UNITS REQ'D 108 tree units (4.31 x 25) EXIST. TREE UNITS TO REMAIN 124 tree units REPLACEMENT TREE UNITS 0 required GENERAL TREE RETENTION NOTES 1. No clearing shall be allowed on a proposed development site until the tree retention and landscape plans have been approved by the city of Federal Way. 2. A disturbance area shall be established for each tree to be protected. The no disturbance zone shall be equal to the critical root zone which is defined as 12 inches radius for every one inch of tree diameter measured at four and one-half feet above ground. Any other no disturbance area proposed by the applicant shall be determined by a qualified arborist and subject to review and approval by the director. The no disturbance zone shall be identified during the construction stage with. - (a) A temporary five-foot chain -link fence; and (b) Tree protection signage attached to the fence which reads "TREE PROTECTION FENCE — No soil disturbance, parking, storage, dumping, or burning of materials is allowed within the Tree Protection Fence." 3. No soil disturbance, parking, storage, dumping, burning of materials, impervious surfaces, fill, excavation, or storage of construction materials shall be permitted within the no disturbance area. 4. If the grade level around the tree is to be raised by more than one foot, a rock well shall be constructed. The inside diameter of the rock well shall be equal to the diameter of the tree trunk plus 10 feet. Proper drainage, and irrigation if necessary, shall be provided in all rock wells. 5. The grade level shall not be lowered within the larger of the drip line of the tree(s) or the critical root zone of the tree(s). 6. No trenching is allowed in any critical tree root zone areas. 7. No installation of any impervious surfaces is allowed in critical root zones. Where road or sidewalk surfaces are needed within critical root zones, unmortared porous pavers or flagstone (rather than concrete or asphalt) may be used. Boardwalks or bridging may span root zones without harming the tree roots. 8. Tree protection areas (i.e., critical root zone) must be prepared to better withstand the stresses of the construction phase by, if necessary, fertilizing, pruning, and mulching around them well in advance of beginning any construction activities. 9. Alternative protection methods may be used if accepted by the director to provide equal or greater tree protection. 10. Encroachment into the no disturbance area may be allowed where the director determines encroachment would not be detrimental to the health of the tree. DRIPLINE = X NOTES: FENCING/ROOT PROTECTION 1. PROVIDE CHAIN LINK FENCING AND MAINTAIN 3' OUTSIDE OF TREE DRIPLINE. TRENCHING AND EXCAVATION ZONE A - CRITICAL ROOT ZONE 1. NO DISTURBANCE ALLOWED WITHOUT SITE INSPECTION AND APPROVAL OF METHODS TO MINIMIZE ROOT DAMAGE. 2. SEVERANCE OF ROOTS LARGER THAT 2" IN DIAMETER REQUIRES APPROVAL FROM COUNTY. 3. TUNNELING IS REQUIRED TO INSTALL LINE 3' OR DEEPER BELOW GRADE. ZONE B - DRIPLINE 1. OPERATION OF HEAVY EQUIPMENT AND/OR STOCKPILING OF MATERIALS IS NOT PERMITTED. 2. SURFACE PROTECTION MEASURES REQUIRING TRENCHING ALLOWED AS FOLLOWS: A.EXCAVATION BY HAND OR WITH HAND OPERATED TRENCHER MAY BE REQUIRED. B. LIMIT TRENCHING WIDTH. DO NOT DISTURB ZONE A. MAINTAIN 2/3 OR MORE OF ZONE B IN UNDISTURBED CONDITION. 3. TUNNELING IS REQUIRED TO INSTALL LINE 3' OR DEEPER BELOW GRADE. ZONE C - FEEDER ROOT ZONE 1. OPERATION OF HEAVY EQUIPMENT AND/OR STOCKPILING OF MATERIALS IS NOT PERMITTED. 2. TRENCHING WITH HEAVY EQUIPMENT ALLOWED AS FOLLOWS: A. MINIMIZE TRENCH WIDTH. B. LIMIT TRENCHING WIDTH. DO NOT DISTURB ZONE A. MAINTAIN 2/3 OR MORE OF ZONE C IN UNDISTURBED CONDITION. SURFACE PROTECTION MEASURES 1. 6-8" DEPTH OF WOOD CHIP MULCH. 2.3/4" THICK PLYWOOD SHEETS OR STEEL PLATES. C Ic ► Cn o co S r tL 01 F. CnQ > o a N � o N .N I C rho � o Ili o o N N 00 a E „ CI LL E V (w) N Q N � t>� 0)� O (U 1 -0 > ey) LL 0) a-+ U = O N U L Q U N O r- vt Q Rf > O � U)Q Q > L0 O � J J 0- E O N C r-- o M >% J O T- (0 I- � CV O 22 W 6 a CL E va _ C L � Z o LIJ W w w LL O c C r I C U a `C c a� Fsxp 52 - Deciduous Trees (small, medium, large canopy species, <450 sf - >1250sf) 3 - Evergreen Trees (small, medium, large canopy species, <450 sf - >1250sf) 356 TOTAL TREE UNITS proposed at completion of project (excluding Landscape Buffer) 0 - Additional Tree Units required REQUIRED TREE DENSITY LAND USE Single Family High Density REQ'D TREE UNIT DENSITY 25 tree units /_ acre SITE AREA 4.86L acres TOTAL TREE UNITS REQ'D 121.5 tree units (4.86 x 25) EXIST. TREE UNITS TO REMAIN 301 tree units REPLACEMENT TREE UNITS 0 required GENERAL TREE RETENTION NOTES 1. No clearing shall be allowed on a proposed development site until the tree retention and landscape plans have been approved by the city of Federal Way. 2. A disturbance area shall be established for each tree to be protected. The no disturbance zone shall be equal to the critical root zone which is defined as 12 inches radius for every one inch of tree diameter measured at four and one-half feet above ground. Any other no disturbance area proposed by the applicant shall be determined by a qualified arborist and subject to review and approval by the director. The no disturbance zone shall be identified during the construction stage with: (a) A temporary five-foot chain -link fence; and (b) Tree protection signage attached to the fence which reads "TREE PROTECTION FENCE — No soil disturbance, parking, storage, dumping, or burning of materials is allowed within the Tree Protection Fence." 3. No soil disturbance, parking, storage, dumping, burning of materials, impervious surfaces, fill, excavation, or storage of construction materials shall be permitted within the no disturbance area. 4. If the grade level around the tree is to be raised by more than one foot, a rock well shall be constructed. The inside diameter of the rock well shall be equal to the diameter of the tree trunk plus 10 feet. Proper drainage, and irrigation if necessary, shall be provided in all rock wells. 5. The grade level shall not be lowered within the larger of the drip line of the tree(s) or the critical root zone of the tree(s). 6. No trenching is allowed in any critical tree root zone areas. 7. No installation of any impervious surfaces is allowed in critical root zones. Where road or sidewalk surfaces are needed within critical root zones, unmortared porous pavers or flagstone (rather than concrete or asphalt) may be used. Boardwalks or bridging may span root zones without harming the tree roots. 8. Tree protection areas (i.e., critical root zone) must be prepared to better withstand the stresses of the construction phase by, if necessary, fertilizing, pruning, and mulching around them well in advance of beginning any construction activities. 9. Alternative protection methods may be used if accepted by the director to provide equal or greater tree protection. 10. Encroachment into the no disturbance area may be allowed where the director determines encroachment would not be detrimental to the health of the tree. DRIPLINE = X NOTES: FENCING/ROOT PROTECTION 1. PROVIDE CHAIN LINK FENCING AND MAINTAIN T OUTSIDE OF TREE DRIPLINE. TRENCHING AND EXCAVATION ZONE A - CRITICAL ROOT ZONE 1. NO DISTURBANCE ALLOWED WITHOUT SITE INSPECTION AND APPROVAL OF METHODS TO MINIMIZE ROOT DAMAGE. 2. SEVERANCE OF ROOTS LARGER THAT 2" IN DIAMETER REQUIRES APPROVAL FROM COUNTY. 3. TUNNELING IS REQUIRED TO INSTALL LINE TOR DEEPER BELOW GRADE. ZONE 8 - DRIPLINE 1. OPERATION OF HEAVY EQUIPMENT AND/OR STOCKPILING OF MATERIALS IS NOT PERMITTED. 2. SURFACE PROTECTION MEASURES REQUIRING TRENCHING ALLOWED AS FOLLOWS: A. EXCAVATION BY HAND OR WITH HAND OPERATED TRENCHER MAY BE REQUIRED. B. LIMIT TRENCHING WIDTH. DO NOT DISTURB ZONE A. MAINTAIN 2/3 OR MORE OF ZONE B IN UNDISTURBED CONDITION. 3. TUNNELING IS REQUIRED TO INSTALL LINE TOR DEEPER BELOW GRADE. ZONE C - FEEDER ROOT ZONE 1. OPERATION OF HEAVY EQUIPMENT AND/OR STOCKPILING OF MATERIALS IS NOT PERMITTED, 2. TRENCHING WITH HEAVY EQUIPMENT ALLOWED AS FOLLOWS: A.MINIMIZE TRENCH WIDTH. B. LIMIT TRENCHING WIDTH. DO NOT DISTURB ZONE A. MAINTAIN 2/3 OR MORE OF ZONE C IN UNDISTURBED CONDITION. SURFACE PROTECTION MEASURES 1. 6-8" DEPTH OF WOOD CHIP MULCH. 2.3/4" THICK PLYWOOD SHEETS OR STEEL PLATES. C'0 N O � O Q. CO E u) O M Q Q >1 Co O� N •� l� O >cy)LL L -1 O CL v ._ CO ■� N C) a�N E UO 0 00 Q !Cf > 0)� N U Q > LO O >1 J 4- J O O T- O i+ Jr- O -I— M � N� O 0 4-0 ate. E va Q _ i z o 5 � L \� r w w V) O _J _J _J w 0 0 15' 30' 60' 120' TREE PROTECTION DETAIL SCALE:NTS Graphic Scale: 1" = 30'41 N N J, i 0 w Y < W 0 U a N oL, w U5 m 5:2 w:D Of Z i cV y O CV E N > a — < O Z > J W W F- 00 < a Xo 0 a- a z a 1ST AVE S IRRIGATION HEAD SCHEDULE SYM. CATALOG NUMBER COLOR RADIUS GPM PSI HUNTER MP ROTATOR HEADS PROS-06-PRS40-CV-R- (ALL SPRAY BODIES) o PRS40-CV-R-MP-CORNER TURQUOISE 8 0.12 40 PRS40-CV-R-MP1000-900 MAROON 8 0.15 40 o PRS40-CV-R-MP1000-900 MAROON 8 0.23 40 o PRS40-CV-R-MP1000-900 MAROON 8 0.30 40 p PRS40-CV-R-MP1000-2100 LIGHT BLUE 8 0.37 40 9 PRS40-CV-R-MP1000-2100 LIGHT BLUE 8 0.45 40 p PRS40-CV-R-MP1000-360° OLIVE 8 0.60 40 A PRS40-CV-R-MP-CORNER TURQUOISE 10 0.13 40 0 PRS40-CV-R-MP1000-900 MAROON 10 0.16 40 m PRS40-CV-R-MP1000-900 MAROON 10 0.25 40 m PRS40-CV-R-MP1000-900 MAROON 10 0.31 40 p PRS40-CV-R-MP1000-2100 LIGHT BLUE 10 0.38 40 PRS40-CV-R-MP1000-2100 LIGHT BLUE 10 0.47 40 PRS40-CV-R-MP1000-3600 OLIVE 10 0.63 40 v PRS40-CV-R-MP-CORNER TURQUOISE 12 0.15 40 PRS40-CV-R-MP1000-900 MAROON 12 0.16 40 v PRS40-CV-R-MP1000-900 MAROON 12 0.25 40 v PRS40-CV-R-MP1000-900 MAROON 12 0.32 40 PRS40-CV-R-MP1000-2100 LIGHT BLUE 12 0.41 40 9 PRS40-CV-R-MP1000-2100 LIGHT BLUE 12 0.48 40 PRS40-CV-R-MP1000-360° OLIVE 12 0.65 40 A PRS40-CV-R-MP-CORNER TURQUOISE 15 0.19 40 PRS40-CV-R-MP1000-900 MAROON 15 0.21 40 PRS40-CV-R-MP1000-900 MAROON 15 0.30 40 PRS40-CV-R-MP1000-900 MAROON 15 0.37 40 PRS40-CV-R-MP1000-2100 LIGHT BLUE 15 0.43 40 PRS40-CV-R-MP1000-2100 LIGHT BLUE 15 0.57 40 PRS40-CV-R-MP1000-3600 OLIVE 15 0.75 40 m PRS40-CV-R-MPLS515 IVORY 5X15 0.22 40 m PRS40-CV-R-MPRS515 COPPER 5X15 0.22 40 CTD--3 PRS40-CV-R-MPSS530 BROWN 5X30 0.22 40 HUNTER BUBBLER NOZZLES NOZZLE RADIUS GPM PSI + PRS40-CV-R-MSBN-20F NA 3 2.0 40 PRS40-CV-R-MSBN-10H NA 3 1.0 40 a PRS40-CV-R-MSBN-50Q NA 3 0.5 40 HUNTER MP ROTATOR HEADS NOZZLE RADIUS GPM PSI Q 1-20-06-SS-R 2.0 GREY 25 1.6 30 9 1-20-06-SS-R 2.0 GREY 25 1.6 30 0 1-20-06-SS-R 2.0 GREY 25 1.6 30 p 1-20-06-SS-R 2.0 GREY 25 1.6 30 Q 1-20-06-SS-R 6.0 BLUE 40 5.6 35 1-20-06-SS-R 6.0 BLUE 40 5.6 35 1-20-06-SS-R 6.0 BLUE 40 5.6 35 1-20-06-SS-R 6.0 BLUE 40 5.6 35 NOZZLES FOR ROTORS ARE FOR REFERENCE - CONTRACTOR SHALL ADJUST AS NECESSARY FOR ACTUAL CONDITIONS TO ACHIEVE MATCHED PRECIPITATION RA-FES FOR EACH ZONE. 2ND AVE SW lit W. 0 15' 30' 60' 120' M �� 0 = o J, SEE DRAWING L3.2 FOR x IRRIGATION LEGEND Graphic Scale: 1" = 30'-0" W W a k o o.. a w ofo �n 0 a aZ. IRRIGATION LEGEND SYMBOL MFG. CATALOG NO. DESCRIPTION FDcv FEBCO 850U 2" DOUBLE CHECK VALVE ASSEMBLY W/ UNIONS O HUNTER ICV-101G 1" GLOBE PLASTIC BODY ELECTRIC REMOTE CONTROL VALVE WTIH PRESSURE REGULATING MODULE ►� KENNEDY 8561ASS 2" RESILIENT SEATED GATE VALVE 0 RAINBIRD 44-LRC 1" BRASS QUICK COUPLING VALVE (QCV) W/ LOCKING RUBBER COVER, SUPPLY W/ COUPLER KEY & LOCKING COVER KEY E] [E] c0 HUNTER ACC-1200-PP STATION OUTDOOR WITH WEATHER STATION. WALL MOUNT ATLOCAT ON DETERMINED BY OWNER OR OWNER'S REPRESENTATIVE. HUNTER FCT-100-HFS 1" SCHED. 40 PVC FLOW SENSOR, PROGRAM FOR DRIP IRRIGATION ZONES ONLY Q RAINBIRD 200-EFB-CP-R 2" ELECTRIC REMOTE CONTROL MASTER VALVE + HUNTER PASV-101 1" ELECTRIC DRAIN VALVE WITH FLOW CONTROL NOI SHOWN STATION & COMMON WIRE SIZE-AWG 14 GAUGE MINIMUM. INSTALL ONE SPARE WIRE FOR ALL IRRIGATION ZONE WIRE RUNS. REVIEW ADDITIONAL REQUIREMENTS FOR FLOW METER & MASTER VALVE IF NECESSARY ----� SCHEDULE 40 PVC MAINLINE (2" SIZE UNLESS NOTED OTHERWISE) @ 18" DEPTH MIN., 24" MAX. SCHEDULE 200 PVC LATERAL LINES, SIZE TO NOT EXCEED 7 FPS INDICATED @ 12" DEPTH MIN., 18" MAX. CLASS 200 PVC SLEEVES @ 18" DEPTH, SIZE TO ACCOMODATE ALL PIPE U d0 N-ald w Z r I =NO oz(n to �ww O U E g - s. x w M U O � O Q. M E u) d) U�� Q ( U)D c� 0T Co I' W D 0 n V Z M O N v E L Q (n N Q. dj Q 00 a7 � Z3>OJ Q to >- a-E O (� O Lo 0 M O �+ JT- O (6 Lo N2-2 O N Q. 0 E U _ Z a� as V q. O (� . 0 ■� L > L N SEE DRAWING L3.1 FOR IRRIGATION 0 15' 30' 60' 120' M HEAD SCHEDULE Graphic Scale: 1" = 30'-019 tl C u INOUE c C 18" OF UNOBSTRUCTED 2" SCHEDULE 40 PVC PIPE 2 MANUAL CONTROL L3.3 VALVE 2" MAINLINE J �= MANUAL DRAIN VALVE —� FLOW METER 6 L3.3 2" MAINLINE 3 2" DOUBLE CHECK VALVE L3.3 4 QUICK COUPLER VALVE L3.3 2 MANUAL CONTROL VALVE 36" L3.3 UNOBSTRUCTED 2" SCHEDULE 40 PVC PIPE TAP FROM EXISTING 1" WATER METER I I L— — — — — — — J 5 L3.3 MASTER VALVE POINT OF CONNECTION LAYOUT NOT TO SCALE SWIVEL HOSE ELL FOR HOSE FITTING ON QUICK HOSE COUPLING VALVE KEY. PROVIDE 1 KEY FOR EACH QUICK COUPLING VALVE. SECURE W/ STAINLESS STEEL HOSE CLAMPS CONNECT VALVE BOX TO PIPE WITH DUCT TAPE - 3 WRAPS. CLASS 200 10" PIPE 3/4" RE -BAR, 36" MIN. INTO GROUND 1 CU. FT. GRAVEL BACKFILL FOR _ DRY WELLS oa o 0 oa 0 0 0 00 moo 000 oo �o o 00 0 0 a PLASTIC VALVE BOX. SET FLUSH W/ FINISH GRADE SET TOP OF Q.C. 2" MIN. BELOW FINISH GRADE. QUICK COUPLING VALVE SCHED. 80 NIPPLE 24" r LASCO SWING JOINT 1 ASSEMBLY QUICK COUPLER VALVE (QCV NOT TO SCALE WATERPROOF WIRE SPLICE ALL WIRE SPLICES SHALL BE WITHIN VALVE BOXES PVC UNION W/ SCHED. 80 PVC CLOSE NIPPLE BOTH SIDES OF VAVLE BALL VAVLE - SAME SIZE AS ELECTRIC CONTROL VALVE SCHED. 80 NIPPLE(S) LENGTH TO FIT SCHED. 80 TxT ELL1�/ SCHED. 80 NIPPLE LENGTH TO FIT ! MAINLINE W/ SxSxT TEE THREADED ELL 2" SCHED. 40 PVC MAINLINE PLASTIC VALVE BOX, SET FLUSH W/ FINISH GRADE VALVE ID TAG 1 CU. FT. GRAVEL BACKFILL FOR DRY WELLS SECURE CONTROL WIRES TO MAINLINE W/ PLASTIC LOCK TIES. DIRECT BURY W/ MAINLINE AND INSTALL SLACK LOOP EVERY 50 FEET. ELECTRIC CONTROL VALVE CENTER VA IN] VALVE BOX EXTENSI AS NECESSA SPECIFIED RESILIE SEATED GATE VAL LASTIC VALVE BOX. ET FLUSH W/ FINISH GRADE X. 2" SCHED. 40 PVC MAINLINE `--2-PVC UNION SCHED. 80 PVC CLOSE NIPPLES NOTE: SIZE ALL VALVE BOXES TO ALLOW SUFFICIENT ROOM FOR VALVE REPLACEMENT AND MAINTENANCE. MANUAL CONTROL VALVE NOT TO SCALE WIRES TO CONTROLLER 4x8" M.J. FLANGED ADAPTER 2" SCHED. 40 PVC MAINLINE PVC LATERAL @ 12" MIN., 18" MAX.. DEPTH PLASTIC VALVE BOX, SET FLUSH W/ FINISH GRADE ALL SPLICES IN SPECIFIED WATERPROOF CONNECTORS 4x8" M.J. FLANGED ADAPTER 2" SCHED. 40 f PVC MAINLINE MASTER VALVE INSTALLATION TYP. NOT TO SCALE FUNNY PIPE PLASTIC FLEXIBLE SWING PIPE PVC SxSxT TEE PVC LATERAL �-� 6" TO CONC. SURFACE OR SIDEWALK 12" TO BUILDING SURFACE i TOP OF HEAD SHALL BE FLUSH W/ TOPSOIL & PERP. W/ SURFACE PER RAINBIRD SPECIFICATIONS SPRINKLER HEAD AS SPECIFIED NOTE: WRAP ALL THREADED FITTINGS W/ TEFLON TAPE - THREE WRAPS MINIMUM & HAND TIGHTEN ROTARY & POP-UP MODELS SPRINKLER HEAD INSTALLATION - TYPICAL PI AQTI(` \/AI \/C QnV QCT M I IQW 1Al/ CIAIlQW 24" C.I. FLANGE 11. FLANGED REDUCER 2" SCHED. 40 ��_ PVC MAINLINE 0J' alp 2 CU. FT. GRAVEL BACKFILL FOR DRY WELLS DOUBLE CHECK VALVE (DCV) INSTALLATION NOT TO SCALE PLASTIC VALVE BOX - SET FLUSH W/ FINISH GRADE ENCAPSULATING CONNECTION SEALERS WIRES TO CONTROLLER FLOW FROM — MASTER VALVE 2" SCHED. 40 PVC MAINLINED PROVIDE 36" MIN. OF STRAIGHT & UNOBSTRUCTED 2" SCHED. 40 P.V.C. PIPE TO FLOW METER 2" FLOW METER FLOW METER NOT TO SCALE 12" LATERAL 18" MAINLIN 1 CU. FT. GRAVEL BACKFILL FOR DRY WELLS i U Z =MO�W�rJ p IN lliql ZZa �- zzCO Na=d'= Q 3 TWO Z p MU, Z Ja JQ x w C'7 O O Q 00 E u N <C U>� � Q CO rL L V � _ 0 \_ 'Cr -0 / co u- V i` O = N V L a) Q �U w N �— WIRES FROM 1 LOW O Q METER CL 't SCHED. 40 CU � 0 "I �2" PVC MA'NLINE u Q (y) 0 ! - ply 1 4" 4- •U d' 1 O PROVIDE 18" MIN. OF STRAIGHT O r 0 C O & UNOBSTRUCTED 2" SCHED. 40 � P.V.C. PIPE DOWNSTREAM FROM J 04 FLOW METER NOTE: PIPE TRENCH SHALL BE NO WIDER THAN NECESSARY TO INSTALL PIPE OR EQUIPMENT PIPE TRENCH SPECIFIED TOPSOIL TYPE A AT DEPTHS AS INDICATED ON PLAN ACKFILL W/ CLEAN SAND PE DEPTH MIN. OAND BEDDING In � z o w �L L NOT TO SCALE NOT TO SCALE y NOT TO SCALE LL- O M M J LL i � i a 4 0 C=.. W O N N 4 L a N (, E LL l y C > z > L LL. W W C a a a a C, 1 a IRRIGATION SPECIFICATIONS & NOTES GENERAL 1. WORKMANSHIP A. Installer qualifications: System to be installed by an irrigation technician with 5 years of experience as an irrigation installer. All workmanship shall be of the highest standards of the industry. B. Workmanship that is improper, careless, and or that does not meet specification, will be rejected. The replacement or replacement cost shall be at the expense of the Contractor. 2. SCOPE OF WORK A. Furnish all labor and materials to install the irrigation system complete as shown on the plans and details, and as specified herein. B. This work includes all phases of completing and making the irrigation system fully operational, as -built plans and an orientation meeting with the Project Landscape Architect or Owner's Representative. 3. SUBMITTALS A. Submit each item in this specified to the Landscape Architect. B. The Contractor shall provide the Project Landscape Architect a complete listing of all irrigation materials required by this Section to be used on the project. C. The listings shall include the name of the manufacturer, trade names, catalog cut sheets, specifications, model numbers, brochures and other data giving information about each item specified. 4. DAMAGE TO PROPERTY A. The Contractor shall be responsible for all damage to any part of the premises caused by breaks or leaks in the system for a period of one (1) year after final acceptance of the contract. B. The Contractor shall be responsible for the clean up and removal of any building materials, equipment and trash resulting from his/her work. The Contractor, upon completion, shall leave the property in a clean and orderly condition. 1. CONDITION OF MATERIALS A. All materials to be installed on this project shall be new and free of defects. 2. WATER METER A. Anew 1-inch water meter will supply the irrigation system. 3. BACKFLOW PREVENTION DEVICE A. Install new device, as shown on the drawings and details. Per City of Federal Way requirements. 4. QUICK COUPLING VALVES A. Install per plans and details. 5. PVC PIPE, FITTINGS, NIPPLES A. Install per plan. B. Pipe shall be marked with manufacturer's name, class of pipe, NSF seal and date of manufacturer run. Pipe shall bear no evidence of interior or exterior extrusion marks. Pips; walls shall be uniform, smooth, and glossy. Pipe may be pre -belled or with individual solvent -weld couplings for laterals. Class 200 pipe shall have SDR rating of 21. C. PVC fittings shall be schedule 40 rated and meet ASTM D2466 standards and specifications. D. PVC nipples shall be schedule 80 rated and meet ASTM D1785 requirements and standards. All nipples will have tapered threads. 6. JOINING MATERIALS A. All joining materials used will be manufactured by IPS or equal, and will be used in accordance to the manufacturer's written specifications and safety recommendations. B. All threaded connections (PVC) shall be sealed using Teflon tape. C. All galvanized threads shall be sealed with an approved Teflon base pipe compound. D. PVC solvent compounds shall be IPS Weld -On P-70 purple primer and Weld -On P-711 heavy -bodied gray cement or approved equal. 7. GALVANIZED PIPE AND FITTINGS A. Galvanized steel pipe shall be schedule 40, hot dipped galvanized, conforming to ASTM-A120-76 specifications. B. Galvanized fittings shall be of malleable iron, hot dipped galvanized. C. Galvanized pipe, nipples and fittings shall be of domestic origin. 8. CONTROL WIRE A. Control wire shall be 14 ga. solid copper wire, to be OF rated and UL listed. Use Red wire for leads, White wire for common, Black wire for spare, and Yellow wire for Master Valve. B. Wire connectors shall be 3M DBY, or approved equal. C. PE-89 Maxi cable shall be used to connect the flow sensor to the controller. Ranger Seal Closures shall be used when connecting to the flow sensor. 9. TRACE WIRE A. Trace wire shall be 12 ga. solid bare copper wire, to be OF rated and UL listed. 10. VALVE BOXES A. Valve boxes for master valves and control valves shall be Carson -Brooks, green plastic HDPE box, High Performance Series Model 1419-12 with 1419-3B locking cover, or approved equal. The cover shall be bolted down with stainless steel bolts. Box and cover to be green. Valve box extensions shall be compatible with valve box, and used as needed to meet finished grade. B. Valve boxes for mainline gate valves and quick coupler valves shall be Carson -Brooks, green plastic, mode 910-12 with 910-413 bolt down T cover or approved equal, 10 inch diameter circular boxes with 7 inch diameter PVC sleeve below. Cover is to be green and marked "Irrigation". C. Valve boxes for the backflow device shall be stacked concrete meter boxes, per City of Federal Way requirements. 11. AUTOMATIC CONTROLLER REMOTE CONTROL DEVICE & ACCESSORIES A. Controller and accessories shall be those shown on the drawings. B. Install on exterior wall as directed by Owner's Representative. Shall be wall mounted at chest height. 12. AUTO -CONTROL VALVES A. Per Plans and Details. 13. FLOW SENSOR A. Per Plans and Details. 14. SPRINKLER HEADS A. Per Plans and Details. 15. DRIP IRRIGATION A. Per Plans and Details. 16. VALVE IDENTIFICATION TAG A. Polyurethane identification tag shall be as supplied by T. Christy, model No. ID-STD-YI or approved equal 17. NOT LISTED EQUIPMENT A. Not all materials needed for the completion of this irrigation system have been listed. It shall be the Contractor's responsibility to furnish and install any items required to complete this irrigation system as designed, detailed and specified. EXECUTION 1. CONSTRUCTION CONDITIONS A. Location of sprinklers, valves and other items shall be as shown on the plans and will be of the size and type as specified. No changes in the plans or the equipment will be made without prior approval of the Project Landscape Architect. B. Electrical connections shall be made by the Contractor as indicated on the plans and specifications. Installations shall conform to local codes and utilities. Coordinate with Project Landscape Architect or Owner's Representative and Electrical Contractor for arranging power to the controller and final controller location. 2. LAYOUT A. The Contractor shall stake the system from the design show on the plans. Some alternations may be required to accommodate site conditions to ensure good application rates. It is known that corrective measures in the system, if any, shall not be made without the written approval from the Project Landscape Architect or Owner's Representative. B. The Contractor layout and staking shall be approved by the Project Landscape Architect or Owner's Representative prior to trench excavation or equipment installation. 3. EXCAVATIONS A. It is the Contractor's responsibility to locate all underground utilities before any excavation begins. Any damage caused by the Contractor will be repaired at his/her expense. B. Trenches shall be wide enough to allow ample room for pipe and wire installation. When more than one pipe occupy the same trench, each pipe must be parallel to each other, not crossing, at a minimum of 3" apart. C. All piping under paved areas shall be installed in PVC sleeves as indicated in the drawings. All sleeving shall be bedded with sand and a minimum depth of 6" under and 6" over pipe sleeves. Contractor shall provide more than one 4" sleeve to accomodate pipes if necessary. D. Mainline shall be installed at a minimum depth of 18", maximum depth of 24". E. Where multiple irrigation pipes share a common trench, trench shall be sufficiently wide or piping shall be arranged to allow 2" minimum horizontal separation and 6" minimum vertical separation between piping, while maintaining specified minimum and maximum cover over piping. 4. BACKFILLING A. All materials to be used as backfill over pipes and around valve boxes, and vault must be fully compacted to eliminate future settling. All backfill in structural (non landscape) areas shall be compacted as specified. B. All material used as backfill must be clean of all debris and rocks larger than 1" in diameter. Such debris and rocks shall be gathered and removed from the site. 5. PVC PIPE LINES A. Install pipe as shown on drawings and details. B. PVC pipe shall be installed on flat bottom trenches in a manner as recommended by the manufacturer to allow pipe to expand and contract. C. All pipe shall be cut with a hand saw/hack saw in a manner to provide square ends. All shavings and burrs must be removed before welding pipes or fittings. D. Flush main free of all debris and shavings prior to installing ACV's. Flush all laterals prior to installing sprinkler heads. E. Contractor shall exercise care when loading, hauling and handling pine. Damaged pipe will not be accepted or used on this project. F. Install sleeves under paved surfaces (all hard surfaces) to allow for ir ilgation piping and electrical wiring. Sleeve ends shall be sealed. G. Allow minimum 15 minutes setup time for solvent weld joints before moving or handling. Pipe shall be partially center loaded to prevent arching or slipping. No water shall be permitted in the pipe for at least 10 hours to allow solvent weld set and cure. Backfilling shall be done when pipe is not in an expanded condition due to heat or pressure. Cooling of the pipe can be accomplished by operating the system for a short period of time before backfilling or by backfilling the early part of the morning before the heat of the day. Before pressure testing, allow 24 hours cure time for solvent weld joints. 6. SOLVENT WELD JOINTS A. All solvent weld joints must be first primed and then welded per manufacturer's recommendations. B. The pipe and fittings shall be clean of all foreign matter and water before solvent can be applied. C. Contractor shall not be allowed to weld mainline pipe with a 'one step' glue such as IPS 721 or 725 or equivalent. 7. POINT OF CONNECTION A. Per Drawings and Details. 8. CONTROL WIRE A. Wire shall be pulled from valve location to controller location in one continuous piece. B. Wire shall be grouped together, taped with electrical tape at 10' intervals. Wire then will be installed under main line or laterals in a soft snaking manor to prevent copper from being stretched and or damaged. C. Coil a minimum of 5' of each wire in each valve box. D. No file wire splices shall be allowed between valve boxes. All wiring connections shall bed installed in valve boxes or separate handhole. 9. CONTROLLER A. Controller shall be wall mounted as detailed. Coordinate exact location of controller with Owner. B. Coordinate with the Electrical Contractor to ensure proper connection of controller to power. 10. AUTOMATIC CONTROL VALVES A. Per Drawings and Details. B. Contractor shall install one valve assembly box. C. All valve boxes shall receive a polyurethane identification tag identifying the valve station number. Valve number shall be marked on exterior of valve box lid with a minimum 1" letters. 11. VALVE BOXES A. Install all other boxes plumb and flush with finish grade. Valve box archway shall not rest on piping. Provide a minimum of 1" clearance around the inlet and outlet pipe. 12. SPRINKLER HEADS A. Contractor shall install sprinklers as detailed on the drawings. B. Placement of heads shall be 4" from edge of paving/concrete edge. 13. TESTING OF SYSTEM A. After flushing and valving main line prior to backfilling, a pressure test will be required on the main line. B. Mainline shall have a one hour test at a pressure of 150 PSI. A maximum pressure loss of 5 PSI is allowed. C. Contractor is responsible to set up all equipment necessary to comply with test. D. Contractor shall schedule pressure test 48 hours in advance with Project Landscape Architect or Owner's Representative. E. Lateral lines shall be visually tested before heads are installed at line pressure. Schedule pressure tests on lateral with Project Landscape Architect 48 hours in advance. F. Before any testing starts, all air must be expelled from the pipe. G. Any section of pipe not passing pressure test shall be repaired and retested. 14. PRODUCTS TO BE PROVIDED TO OWNER A. The following list of materials shall be provided to the Owner at the time of project completion: (2) QCV Keys - Manufacturer to match installed Quick Couple Valve. (2) Hose swivels - Manufacturer to match installed Hose Swivels. (2) 20" sprinkler keys. Spare irrigation body, riser and nozzle for each type specified. 15. PERFORMANCE TEST A. A performance test is part of the final review. B. Upon completion of the system installation and after the flushing and pressure tests have been completed and the system has been adjusted, the Contractor shall operate the system in the presence of the Project Landscape Architect or Owner's Representative. C. Coverage Check: Each automatic valve shall be operated to determine complete sprinkler coverage, D. The Project Landscape Architect or or Owner's Representative may direct that up to 5% of the total nozzles be substituted, at no additional cost to the owner. RECORD DRAWINGS & GUARANTEE 1. ADJUSTING SYSTEM A. Before final inspection, the Contractor shall adjust and balance all sprinkler to provide adequate and uniform coverage. Spray patterns shall be balanced by adjusting individual sprinkler heads with the adjustment screws or replacing heads to produce a uniform pattern. B. Sprinkler spray patterns shall not be permitted on pavement, walks or structures. 2. AS -BUILT PLANS AND SYSTEM ORIENTATION A. Contractor shall maintain a set of drawings on the site specifically for recoding changes as they occur during the job. B. The Contractor shall conduct a training and orientation session covering the operation, adjustment, winterization and maintenance of the irrigation system. The Contractor shall provide the owner with a parts list and service manuals for all equipment. Contractor shall be responsible for one fall winterization and one spring activation of the system and shall conduct these operations as part of the Owner's training and orientation procedure. C. Contractor shall provide a zone control map encased in plastic and mounted next to the Controller. The map will show main and zone valves and the area they cover. 3. MAINTENANCE AND GUARANTEE A. The Contractor shall provide a written guarantee to the Owner covering all materials, installation, workmanship, and against defects for a period of one (1) calendar year upon final acceptance by the Project Landscape Architect. Contractor shall be responsible for maintaining system and protecting it from all damage, at no cost to the owner, for the duration of the maintenance period, including damage caused by vandalism or adverse weather conditions. E co V O L. o U ^p a N V Z 2 �M O1M_ } O F- R w J aN�d ZZOD 0Z `U �3=0 owrn 2O, O Z Ja x w M U O � O 11 00 E uj (A (5Q Ua)3: Q N N (CS Ur U > N a) > ccyi li � Z z w o O U 05 Q W s 0 0 0 0 � d' M U7 y C (1)o Q Z > W w a �' o U Q � U) p a Lv D O CL 00 CV N