Attachment C - Applicant Narrative - 1 -
Process IV Hearing Examiner Approval
TESHIA FLOWERS 23-102964
Narrative for Planting Flowers Learning Center – 30819 14th Ave S., Federal Way, WA 98003
Proposed Use Childcare: Utilize the entire upper floor (4815 sq ft), to provide Childcare services , which
includes storage, and offices for administration. Entire lower level 3144 sq ft. will be vacant with an
occupancy type of E & storage-2, per 2018 International Building Code. In the future the lower level will be
renovated for use adding additional attendees.
Program Introduction: Planting Flowers Learning Center is a Licensed childcare facility offering full time, part
time, care to children 1month-10 years old. These services include preschool options and ECEAP services to
ensure equitable care is provided to children throughout the community. We prioritize the needs of low -
income families by providing quality care and wrap around services to the child and family. To support
commuters, specifically those utilizing nearby transit & train stati on, the center is open Monday thru Friday
between the hours of 6:30am-6:00pm.
Zoning Regulations: The proposed Daycare meets requirements with the use regulations in the RM 1800 zone
- Daycare facilities for up to 50 attendees (FWRC 19.205.120) (see below)
a. Lot size of existing property is 40,453 sq ft. minimum requirement is 7200 sq ft
b. I believe the buildings front, side and rear set back 20 feet meet requirements.
c. Total building sq ft is 7959 plus additional gross floor area of 2500 sq ft for the pro posed outdoor play
area for a total of 10,459 sq ft/300 (35) parking stalls required. The property has 37 parking stalls,
including (2) accessible parking stalls per ICC table 1106.1. The play area is 2500 sq ft, enclosed via a
fence 6 ft in height and will accommodate classrooms. An ADA accessible pathway to/from the
building will be provided using textured, patterned, colored asphalt or concrete. Our max classroom
size is 20 children, which is less than the 33 students allowed at one given time per the required 75 sq
ft per child DCYF threshold.
d. The site circulation that will be utilized includes a parking lot for teachers on the northern driveway of
14th Ave S. that will be right in and right-out maximizing flow eliminating the opportunity for spillage
onto 14th Ave S. Right turn only signs will be posted in a visible manner in appropriate areas.
Additional larger parking area is available utilizing the other driveway entrance, which is one way only
by entering on 14th Ave S. and exiting on S. 308th. This will increase flow for child drop off/pickup times
which vary throughout the am/pm hours between 6:00am-10:00am, and 2:00pm-6:00pm. One way
only sign will be posted in a visible manner on 14th Ave S and Do Not
Enter sign on S 308th St. to encourage client’s direction.
e. Lot coverage appears to meet requirements.
f. The building height is approximately 21 ft which is less than the maximum 35.
g. The proposed use would be a great for the community and area as it supports the neighborhood well
with Federal Way High School across the street. To the South is a medical office and east and west are
multi-family apartment complexes that will likely utilize my services. Additionally: According to the
below report furnished by DCYF, the City of Federal Way is one of many cities deemed a childcare
desert. https://www.dcyf.wa.gov/practice/oiaa/reports/early-learning-dashboards/child-care-need-
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supply-data. There are over 3,000 children infant to preschool age under the state median income of
85% that need childcare in zip code 98003. Together we have an opportunity to work together to
address and meet the needs of families in the community.
h. The building is located on a corner lot of 14th Ave South a minor collector and South 308th Street a
minor collector which meets requirements.
i. As a Licensed facility PFLC will serve the immediate area and complies with DCYF and/or the State
Superintendent of Public Instruction.
*Please note the prior zoning for this property was Professional Office. The building was zoned an office from
1971-2014. To my understanding a rezone was requested and approved in 2014 by the previous owner to
change the zoning to RM1800. Although the zoning change was made the tenant that occupied the building
from 2009-2023 was Pure Heart Ministries and no further steps towards development for use RM1800 was
completed.
Previous tenants on the subject property in cluded Northwest Radiological Association (1975); multiple
medical professionals (1975-1990); Radiology Puget Sound (1980-1984); Federal Way Community
(1980); Women’s Clinic (1980-1984); Federal Way Radiology (1990-1994); Accredited Sports & Medical
Message Therapy (1994-1998); Aiken Muscular Therapy (1994); Sum-R-Art Therapy (1994-1998);
Mandalla Center for the Healing Arts (1998); A&A Towing (2000); Auburn Youth Resources (2000-
2003); Federal Way Philharmonic (2000); Federal Way Public Schools (2003 -2008); Federal Way
Symphony (2003-2012); Natural Alternative Massage (2003); Diamond Driving Schools (2008);
Evergreen Senior Club (2008-2016); Samoan American Pacific (2012-2016); Pure Heart Ministries
(2009-Present).
Planting Flowers Learning Center will apply for a rezone prior to September 30, 2023, via Process VI to return
the building to its original intent of Professional Office per City of Federal Way requirements.
Landscaping requirements will be met, and a landscape plan is provided via a landscape architect – see
attachments.
Tree retention requirements appear to be met. – See Landscape Architect drawings and attached City of
Federal Way document Calculating Tree Units. Additionally, if the site is deficient as an existing site this
property is only required to meet the threshold of the additional gross floor area of 2500 sq ft.
Critical Areas – See attached Hazardous Materials Inventory Statement – Critical Aquifer Recharge and
Wellhead Protection Areas.
Community Design Guidelines – Implement Crime Prevention through Environmental Design -See architects
plan for narrative.
Stormwater – meeting requirements per Sam Besmeh.
Right of Way Improvements – Not required for this project - no street improvements are required per Kathy
Davis.
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ROW dedication will be completed as agreed per agreement with Public Works.
Transportation Concurrency – 2023 Traffic Concurrency Review Application included, and fees will be paid at
the time of permit application is submitted with land use application.
Traffic Impact Fees – to be paid per pre-application summary letter.
Street Frontage Improvements – No street frontage improvements required per Kathy Davis.
Design Criteria – requirements appear to be met.
The site circulation that will be utilized includes a parking lot for teachers on the northern driveway of 14 th Ave
S. that will be right in and right-out maximizing flow. Right turn only signs will be posted in a visible manner in
appropriate areas. Additional larger parking area is available utilizing the other parking entrance, which is one
way only by entering on 14th Ave S. and exiting on S. 308th. This will increase flow for child drop off/pickup
times which vary throughout the am/pm hours between 6:00am-10:00am, and 2:00pm-6:00pm. One way only
sign will be posted in a visible manner on 14 th Ave S and Do Not Enter sign on S 308th St.
Building Permits – will be requested by appropriate trade professional.
Site Specific Requirements – See architects drawing and narrative
Solid Waste & Recycling – will utilize gated area below building. See architects drawings.
Lakehaven Water & Sewer District – Water and Sewer Certificate of availability provided. Facilities Installation
Agreement completed for hydrant and fire sprinkler service line.
South King Fire and Rescue – Fire hydrant will be installed on site per their request. Requirements will be met
prior to building final.