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08-105555, 08-105557n CITY OF CITY HALL778 1 7 Federal Way 33325 8th Avenue South Mailing Address: PO Box 9718 Federal Way, WA 98063-9718 (253) 835-7000 . www.cityoffederalway.com January 16, 2009 Ms. Heidi Swartz Swartz Company 5724 30' Avenue NE Seattle, WA 98105 RE: File #08-105555-00-UP; ADDITIONAL INFORMATION REQUESTED Extension Request for Village Green Phases H Dear Ms. Swartz: Staff has had the opportunity to review the Process IV application for the proposed extension of the Phase II of Village Green, which involves the construction of 169 senior housing units. Phase II received Process IV land use approval on April 23, 2004 (good for five years), and a one-time one-year extension, which expires on April 23, 2011. Your request is for a 10-year extension from April 23, 2011 to April 23, 2021. ADDITIONAL INFORMATION REQUESTED The following comments are based on a review of submitted plans and reports: 1. Process IV timeline — As noted above, the Village Green Phase II received Process IV land use approval on April 23, 2004, and was eligible for a one-time one-year extension. The 2004 land use application for the unbuilt portion of the project expires on April 23, 2011. The 2008 process IV application is to continue the land use application for these units, and you have requested a 10-year extension from April 23, 2011 to April 23, 2021. However, land use approval timelines cannot be vested to the date of the previous approval as all possible extensions to that approval have concluded. The hearing examiner can approve the current Process IV request in 2009, and that approval would expire five years from the 2009 date (provided a complete building permit application was submitted within one year of the hearing examiner's decision). The project would be eligible for a one-time one-year extension, and the Process IV approval would expire in 2015. (2009 + 5 +1 = 2015). Although the City is not supportive of the additional five-year extension for this proposal, additional time for the proposal could be requested from the examiner. In any case, approval would be effective beginning in the year that approval was granted, not year 2011. 2. Affordable housing — Under Federal Way City Code (FWCC) section 22-976, at least two of the dwelling units or five percent of the total number of units, which ever is greater, shall be affordable for the life of the project. Projects including affordable housing may exceed the maximum number of dwelling units as noted under FWCC section 22-976(c)(1). With 169 proposed units, 9 of them must be affordable. Under FWCC section 22-976(c), one bonus market rate unit can be provided for each affordable unit included in the project, up to 10 percent above the maximum number of dwelling units allowed in the underlying zoning district. In the case of Village Green, there is no maximum number of senior housing dwelling units permitted in this zone; rather, the number of dwelling units is based on criteria a through d of note #3 of FWCC section 22-976. In the case of Village Green, Ms. Swartz January 16, 2009 Page 2 affordable units will always be a percentage of the proposed number of units. Rental affordable units are units that are offered for rent at a rate that is affordable to those individuals and families having incomes that are 50 percent or below the median county income. The affordable rate would be set prior to final inspection and issuance of certificate of occupancy. 3. Lot coverage — Under note #8 of FWCC 22-640, lot coverage maximum is 60% of the 22-acre site. The lot coverage listed on sheet A-1.0 lists total coverage for buildings associated with the site. Please revise this information to include all impervious surfaces including driveways, roads, pedestrian pathways, roof overhangs, patios, as well as the buildings. 4. Building Height — Per FWCC section 22-640, building height is permitted at 30 feet above average building elevation. Under note #3, the City may permit or require modification of the required height based on compliance with four specific criteria. The building elevation depicted on sheets A-3.0 and A-3.1 shows all existing and proposed building elevation and lists an overall height of 37 feet two inches. The accompanying page A-1.3 lists the average building elevation for each building or portion thereof. Roof pitches shall appear to range from 4:12 to 12:12 per FWCC section 22- 1638(a)(15). In response, please denote the roof pitch for each roof. In addition, please consider using different line weights, shading, or other mechanisms to call out various elevation features as there is too much conflicting information contained on pages A-3.0 and A-3.1. 5. Underground parking garages — Three underground parking garages are proposed with this project. Provide information about these underground garages including final floor and any footing grades, vehicle ingress and egress openings, locations of air grates, and other features to understand how the garage works with the building elevations. In addition, the garage layout should be included with the submittal, including elevator location, stall and drive aisle layout, storage, and circulation. Refer also to the design guideline requirements for parking structures in FWCC section 22- 1634(c)(2), (3), (6), and (7) when preparing requested information. 6. Facade length — 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 criteria based on compliance with four specific criteria. Your letter dated November 18, 2008 requested a modification to the facade length requirement for buildings F, G and J, all of which exceed 120 feet in length. In response to criteria A and B, you have noted that "any future kitchens will be secondary or "satellite" serving kitchens as the main cooking facility was constructed under Phase I. All utility rooms will be placed below grade to reserve most all above grade levels to be residential units and small day/community rooms." I am unclear as to why kitchens and utility rooms are featured in a discussion of facade length. Please elaborate fully on the criteria for a modification to the facade length maximum. 7. Pedestrian walkways — Not all of the pedestrian circulation walkways depicted on the landscape plan prepared by Ned Gulbran are shown on the site plan "A" pages prepared by Jogi Minatogawa, Inc. This information should be consistently depicted. In addition, pedestrian pathways across drive aisles must be special pavement per FWCC section 22-1634(d)(2); striped pavement is not acceptable. Pedestrian pathways should also be protected from abutting vehicular circulation areas by landscaping. 8. Design guidelines — 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 08-105555 Doc. LD. 48464 .1 Ms. Swartz January 16, 2009 Page 3 detailed in the FWCC. Although the project is a continuation of the previously approved senior housing complex, the FWCC has been amended to include specific design requirements. The undated Statement of Design Intent and Applicable Design Guidelines submitted with the formal application does fully address the residential design requirements listed in the preapplication conference letter and summarized below. Please provide a response to indicate how these requirements are addressed, including if an item is depicted on a plan page or if a modification has been requested: • Pedestrian walkways (minimum six feet wide) shall be provided between interior of project and the public sidewalk; • Lighting fixtures should not exceed twenty feet in height and shall include cutoff shields; • Principal entries to buildings shall be highlighted with plaza or garden areas with planting, lighting, seating, trellises, and other features. Such areas shall have windows that overlook them; • Common recreational spaces shall be located and arranged so that windows overlook them; • Units on the ground floor shall have private outdoor spaces adjacent to them so those exterior portions of the site are controlled by individuals;' • All new buildings shall appear to have a roof pitch ranging from at least 4:12 to a maximum of 12:12; • The longest dimension of any building facade shall not exceed 120 feet. Buildings on same site may be connected by covered pedestrian walkways; • Building facades that are longer than 60 feet and visible from the right-of-way are subject to FWCC section 22-1635(b), and required to provide two of four specific design treatments for each facade over 60 feet. Modulation and Type H landscaping appear to be proposed to meet this requirement — please confirm; and ■ Depict wall -mounted light fixtures and any wall -mounted or ground -mounted mechanical equipment_ ,Provide details for benches, planters, pedestrian -scale lighting, trash receptacles/ashtrays, and bicycle racks.' 9. Garbage enclosure — A new enclosure is proposed on the west side of the site to accommodate the new units. Please provide a detail of the facility including screening walls and gate openings; and list the square footage provided for garbage and the square footage provided for recycling. 10. Mechanical pad — Mechanical pads are proposed along the south side of the buildings. Please provide information about the type and size of units that will go on these pads, show how they are screened and not visible from ROW. 11. Parking study and trip generation — The two reports prepared by Transportation Solutions Inc. and dated November 5, 2008, discuss parking needs and trip generation for the proposed housing project. The reports should be revised to reflect the same number of proposed units noted in the site plan.' Further, the parking study should be revised to identify future staff parking needs, and reflect PM peak hour parking needs, which would include any resident work hours. Additional comments on the parking study and trip generation reports will be provided by the Public Works Traffic department staff at a later date. 1 Sheet A-2.0 depicts patios with some ground floor units, but no patios are depicted on the overall site plans. Z Some locations are shown on the landscape plan but no details were provided about these items. 3 The reports state that 165 units will be built under phase II, but submitted plans reference construction of 174 units. 08-105555 Doc 1 D.48464 Ms. Swartz January 16, 2009 Page 4 Resubmittal — With this request for additional information, the 120 day review clock is suspended with 27 of the 120 days used and it will be restarted within fourteen (14) days of the date of your complete response to this request. When resubmitting requested information, please provide six copies of any plans, and four copies of any reports, in addition to the green resubmittal form. Project Cancellation — Pursuant to FWCC Section 22-34, if an applicant fails to provide additional information to the City within 180 days of being notified that such information is requested, the application shall 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 should have any questions regarding this letter or your development project, please feel free to call me at 253-835-2642. We look forward to working with you. Sincerely, Deb Barker Senior Planner Enc: Resubmittal Information Form c: Soma Chattopadhyay, Traffic Analyst Sarady Long, Traffic Engineer 4 (December 20 to January 16 = 27 days) 08-105555 Doc. I.D. 48464 A�kCITY OF Federal. January 29, 2009 Heidi Swartz Swartz Company 5724 30`h Avenue Seattle, WA 98105 CITY HALL FILE Wa 33325 8th Avenue South Y Mailing Address: PO Box 9718 Federal Way, WA 98063-9718 (253) 835-7000 www.cityoffederalway.com RE: File #08-105555-00-UP; FORWARD TRAFFIC COMMENTS Village Green Phase II Dear Ms. Swartz: City Development Review Committee (DRC) staff have had the opportunity to review the Process IV application based on analysis of technical requirements. The formal application submitted on November 18, 2008, was determined to be a complete application on December 15, 2008.I TECHNICAL COMMENTS Public Works Traffic Division, Sarady Long, 253-835-2743 Enclosed please find traffic comments dated January 29, 2009. With this request for additional information, the Public Works Traffic Department will cease review until a new concurrency application is submitted as discussed in item #2.' Please provide new or revised concurrency reports along with the enclosed resubmittal information form for file #08-105558-CN. PROJECT CANCELLATION Pursuant to FWCC Section 22-34, if an applicant fails to provide additional information to the City within 180 days of being notified that such information is requested, the application shall 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. Please contact staff as noted in this letter, or me at 253-835-2642, should you have any questions about this letter. Sincerely, Deb Barker Senior Planner enc: Traffic Comments dated January 29, 2009 Resubmittal Information Form c: Sarady Long, Senior Traffic Engineer I A recent January 16, 2009, letter from the City requested that additional information be provided. Z No new concurrency fees are required with this request. Doc I D 48781 August 3, 2009 Response to: ADDITIONAL INFORMATION REQUESTED Extension Request for Village Green Phases File 408-105555-00-UP January 16, 2009 ADDITIONAL INFORMATION REQUESTED The following comments are based on a review of submitted plans and reports: 1. Process IV timeline — As noted above, the Village Green Phase II received Process IV land use approval on April 23, 2004, and was eligible for a one-time one-year extension. The 2004 land use application for the unbuilt portion of the project expires on April 23, 2011. The 2008 process IV application is to continue the land use application for these units, and you have requested a 10-year extension from April 23, 2011 to April 23, 2021. However, land use approval timelines cannot be vested to the date of the previous approval as all possible extensions to that approval have concluded. The hearing examiner can approve the current Process IV request in 2009, and that approval would expire five years from the 2009 date (provided a complete building permit application was submitted within one year of the hearing examiner's decision). The project would be eligible for a one-time one-year extension, and the Process IV approval would expire in 2015. (2009 + 5 +1 = 2015). Although the City is not supportive of the additional five-year extension for this proposal, additional time for the proposal could be requested from the examiner. In any case, approval would be effective beginning in the year that approval was granted, not year 2011. It is understood by the applicant that the time frame for a new approval would begin effective with the Hearing Examiner's Decision Date, whenever that might occur. Reguest for additional time clue to proiect construction phasing. The applicant's team met on June 22, 2009 with Public Works Director, Marwan Salloum, and numerous City staff members. It was agreed between all present that City staff would support a 5 + 5 decision with project final Certificate of Occupancy's in 2021. This is a 5 year Hearing Examiner's approval with a one-time 5 year extension. The 5-year extension would be subject to application of the then current traffic and drainage standards for whatever construction remains at that time. A TIER Addendum is included, which briefly explains how the project can conform to the anticipated adoption of the 2009 King County Surface Water Design Manual. The Hearing Examiner Decision is estimated at late 2009 or early 2010. City staff is to provide traffic and drainage language in second round comments and language is to be agreed upon by applicant and City prior to the Hearing Examiner Decision. RESUBMITTED AUG 0 3 2009 CITY OF FEDERAL WAY BUILDING DEPT. 2. Affordable housing — Under Federal Way City Code (FWCC) section 22-976, at least two of the dwelling units or five percent of the total number of units, which ever is greater, shall be affordable for the life of the project. Projects including affordable housing may exceed the maximum number of dwelling units as noted under FWCC section 22-976(c)(1). With 169 proposed units, 9 of them must be affordable. Under FWCC section 22-976(c), one bonus market rate unit can be provided for each affordable unit included in the project, up to 10 percent above the maximum number of dwelling units allowed in the underlying zoning district. In the case of Village Green, there is no maximum number of senior housing dwelling units permitted in this zone; rather, the number of dwelling units is based on criteria a through d of note 93 of FWCC section 22-976. In the case of Village Green, affordable units will always be a percentage of the proposed number of units. Rental affordable units are units that are offered for rent at a rate that is affordable to those individuals and families having incomes that are 50 percent or below the median county income. The affordable rate would be set prior to final inspection and issuance of certificate of occupancy. The affordable rate (monthly rent) is tied to King County's median income. The County sets income rates annually based on statistics and household size. Therefore, the "affordable rate" will adjust or float each year based on King County statistics and will not be "set" prior to final inspection and issuance of certificate of occupancy. Per the letter dated December 17, 2008 from Heidi Swartz to Deb Barker, Cottages West's affordable units will be provided in the un-built portion of Village Green Phase H. 09-105555 Doc I D 48464 Lot coverage — Under note #8 of FWCC 22-640, lot coverage maximum is 60% of the 22-acre site. The lot coverage listed on sheet A-1.0 lists total coverage for buildings associated with the site. Please revise this information to include all impervious surfaces including driveways, roads, pedestrian pathways, roof overhangs, patios, as well as the buildings. Total building and roof overhangs and additional impervious square footage are as follows: VILLAGE GREEN Building footprint: 187,406 S.F. Building roof overhangs: 25,339 S.F. Driveways: 113,227 S.F. Pedestrian pathways: 35,878 S.F. Patios: 10,511 S.F. Mech. Pads: 400 S.F. Total Impervious: 372,761 S.F. Total Impervious: 8.557 Acres Total Village Green Area: 13.047 Acres COTTAGES WEST Building footprint: 60,991 S.F. Building roof overhangs: 13,843 S.F. Driveways: 85,579 S.F. Pedestrian pathways: 20,384 S.F. Patios: 5,363 S.F. Mech. Pads: 0 S.F. ------------------ Total Impervious: 186,160 S.F. Total Impervious: 4.274 Acres Total Cottages West Area: 9.035 Acres PERCENT LUPERVIOUS COVERAGE FOR 22.082 ACRE SITE: 58.11% Building Height — Per FWCC section 22-640, building height is permitted at 30 feet above average building elevation. Under note 43, the City may permit or require modification of the required height based on compliance with four specific criteria. The building elevation depicted on sheets A-a'.0 and A-3.1 shows all existing and proposed building elevation and lists an overall height of 37 feet two inches. The accompanying page A-1.3 lists the average building elevation for each building or portion thereof. Roof pitches shall appear to range from 4:12 to 12:12 per FWCC section 22- 1638(a)(15). In response, please denote the roof pitch for each roof. In addition, please consider using different line weights, shading, or other mechanisms to call out various elevation features as there is too much conflicting information contained on pages A-3.0 and A-3.1. Roof pitch information has been added to elevation drawings. For sake of clarity, existing building outlines have been deleted and average building heights are based on new proposed construction only. 08-105555 Doc, LD. 49464 41 Underground parking garages — Three underground parking garages are proposed with this project. Provide information about these underground garages including final floor and any footing grades, vehicle ingress and egress openings, locations of air grates, and other features to understand how the garage works with the building elevations. In addition, the garage layout should be included with the submittal, including elevator location, stall and drive aisle layout, storage, and circulation. Refer also to the design guideline requirements for parking structures in FWCC section 22- 1634(c)(2), (3), (6), and (7) when preparing requested information. Additional elevation drawings are provided to depict the relationship of the proposed underground parking garages in relation to buildings constructed above. Layout of the parking garages, meeting the parking design guidelines FWCC 22-1634, is also provided. In order to provide for efficient entry/exit and circulation as well as number of required parking stalls per TSI's revised parking study (see paragraph 11 of this response) we have revised parking and are showing parking under Buildings F and G. We have provided for additional "optional" underground parking under Buildings H and I, if needed in the future. ,. Facade length — Under FWCC section 22-640 note #5, no facade of any structure may exceed 120 feet in length; however, under note 43, the City may permit or require modification of dimensional and site design criteria based on compliance with four specific criteria. Your letter dated November 18, 2008 requested a modification to the facade length requirement for buildings F, G and J, all of which exceed 120 feet in length. In response to criteria A and B, you have noted that "any future kitchens will be secondary or "satellite" serving kitchens as the main cooking facility was constructed under Phase I. All utility rooms will be placed below grade to reserve most all above grade levels to be residential units and small day/community rooms." 1 am unclear as to why kitchens and utility rooms are featured in a discussion of facade length. Please elaborate fully on the criteria for a modification to the facade length maximum. The criteria for modifications requires discussion on "specific nature of the occupancy and the persons....." of proposed developments. Satellite kitchen and utility rooms placed above ground may result in larger buildings possibly increasing both the length and width of buildings. Placing the kitchen and utility rooms below grade will allow us to minimize the bulk of buildings above ground. ,a. Pedestrian walkways — Not all of the pedestrian circulation walkways depicted on the landscape plan prepared by Ned Gulbran are shown on the site plan "A" pages prepared by Jogi Minatogawa, Inc. This information should be consistently depicted. In addition, pedestrian pathways across drive aisles must be special pavement per FWCC section 22-1634(d)(2); striped pavement is not acceptable. Pedestrian pathways should also be protected from abutting vehicular circulation areas by landscaping. All drawings, between landscape, civil and architectural are now coordinated. 08-105555 Doc I.D. 48464 Design guidelines — 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 FWCC. Although the project is a continuation of the previously approved senior housing complex, the FWCC has been amended to include specific design requirements. The undated Statement of Design Intent and Applicable Design Guidelines submitted with the formal application does fully address the residential design requirements listed in the preapplication conference letter and summarized below. Please provide a response to indicate how these requirements are addressed, including if an item is depicted on a plan page or if a modification has been requested: ■ Pedestrian walkways (minimum six feet wide) shall be provided between interior of project and the public sidewalk; See sheets: A-1.0, A-1.1, A-1.2, A-1.3. - • Lighting fixtures should not exceed twenty feet in height and shall include cutoff shields; See sheets: See attached Cut Sheets. • Principal entries to buildings shall be highlighted with plaza or garden areas with planting, lighting, seating, trellises, and other features. Such areas shall have windows that overlook them-. See sheets: A-1.0, A-1.1, A-1.2, A-1.3, A-2.0. • Common recrea a ocated and arrange so tha ws overlook them; Z See sheets: A-1.0, A-1.1, A-1.2, A-1.3, A-2.0. • Units on the ground floor shall have private outdoor spaces adjacent to teem so those exterior 1-W ortions of the site are controlled by individuals;' See sheets: A-1.0, A-1.1, A-1.2, A-1.3, A-2.0. ■ All new buildings shall appear to have a roof pitch ranging from at least 4:12 to a maximum of 1 �2:12; M See sheets: A-3.0, A-3.1, A-3.2. • The longest dimension of any building fagade shall not exceed 120 feet. Buildings on same site may be connected by covered pedestrian walkways; 14 See sheets: A-1.0, A-1.1, A-1.2, A 1.3, A-3.0, A-3.1, A-3.2. G' I Sheet A-2.0 depicts patios with some ground floor units, but no patios are depicted on the overall site plans. 08-105555 Doc. I.D. 48464 ■ Building fagades that are longer than 60 feet and visible from the right-of-way are subject to FWCC section 22-1635(b), and required to provide two of four specific design treatments for each fagade over 60 feet. Modulation and Type II landscaping appear to be proposed to meet this requirement please confirm; nd �� , fi� See sheets: A-1.0, A-1.1, A-1.2, A-1.3, A-3.0, A-3.1, A-3.2. Depict wall -mounted light fixtures and any equipment. Provide details for benches, receptacles/ashtrays, and bicycle racks.' See sheets: See attached Cut Sheets. wall -mounted or ground -mounted mechanical planters, pedestrian -scale lighting, trash arbage enclosure — A new enclosure is proposed on the west side of the site to accommodate the new units. Please provide a detail of the facility including screening walls and gate openings; and list the square footage provided for garbage and the square footage provided for recycling. Schematic drawings of proposed disposal shed/enclosure are now included; see sheet: A-2.1. Mechanical pad — Mechanical pads are proposed along the south side of the buildings. Please provide information about the type and size of units that will go on these pads, show hove they are, 9i�1 screened and not visible from ROW. See sheet: A-2.1. —J A0. Parking study and trip generation — The two reports prepared by Transportation Solutions Inc. and dated November 5, 2008, discuss parking needs and trip generation for the proposed housing project. The reports should be revised to reflect the same number of proposed units noted in the site plan.' Further, the parking study should be revised to identify future staff parking needs, and reflect PM peak hour parking needs, which would include any resident work hours. Additional comments on the parking study and trip generation reports will be provided by the Public Works Traffic department staff at a later date. Based on the revised report, dated August 3, 2009 by TSI attached, we need approximately 176 total parking stalls for multi -family development of Phase I and H. We are providing up to 193 new parking stalls with additional surface parking and underground garages at Buildings F and G. Plans as submitted, show the maximum number of parking of 275, excluding any optional number of parking stalls under Buildings H and I, see sheet A-1.2. However, a driveway access to parking garages under H and I is presently shown, but may be eliminated if additional future parking is deemed unnecessary, in which case grade can be unexcavated and landscaped. 2 Some locations are shown on the landscape plan but no details were provided about these items. 3 The reports state that 165 units will be built under phase II, but submitted plans reference construction of 174 units. 08-105555 Doc. CD. 48464 0 Vv G Resubmittal — With this request for additional information, the 120 day review clock is suspended with 27 of the 120 days used and it will be restarted within fourteen (14) days of the date of your complete response to this request. When resubmitting requested information, please provide six copies of any plans, and four copies of any reports, in addition to the green resubmittal form. Project Cancellation — Pursuant to FWCC Section 22-34, if an applicant fails to provide additional information to the City within 180 days of being notified that such information is requested, the application shall 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. The resubmittal date for our Response to 01-16-09 Comments has been extended based on first round Traffic Comments from Soma Chattopadhyay dated 02-03-09. The submittal date for this Response is 08-03-09 per email from Deb Barker to Heidi Swartz dated 06-24-09. Copies are provided of the following: 1 copy resubmittal form 4 copies response letter to planning comments 4 copies revised cut sheets 4 copies response letter to traffic comments 4 copies technical information report addendum 6 copies revised architectural drawings 6 copies additional architectural drawings (depicting elevations, underground parking garages, dumpster and mechanical details) 6 copies revised civil plan 6 copies revised landscape plan 4 (December 20 to January 16 = 27 days) 08-105555 Doc 1.D. 48464 - Village Green Phases II & III —Extension Lighting, Benches, Bike Rack & Trash Receptacle Cut Sheets Lighting Exterior lighting is provided through a combination of building mounted fixtures (see A-2.0 Elevations), elevated light fixtures/street poles, and pedestrian pathway lighting (A-2.0) to enhance natural surveillance per the CPTED checklist. See attached catalog cut sheets for streetlights and pedestrian pathway lighting. Refer to the civil plan (C 1) for conceptual location of onsite streetlights. Benches The bench catalog cuts are attached. Bike Rack The bike rack catalog cut is attached. Trash Receptacle The trash receptacle catalog cut is attached. Planters Not applicable. Ash Trays Not applicable; Village Green is a non-smoking campus. RESUBMITTED AUG 4 3 2009 CITY OF FEDERAL WAY BUILDING DEPT, http://www.uniquelighting.com/product_pages/CENTAURUS6.htm CENTAURUS6-B25.2U_WB Simple, yet elegant, the Centaurus 6 offers versatile light output by featuring rotating adjustable height setting, allowing various beam spreads. The frosted cylindrical lens minimizes glare while the 20 watt Astro-Brite lamp provides sufficient light to cast soft glows on any path or walking area. Ideal for walkways, the Centaurus 6 is also perfect for when planter areas need lighting. Equipped with a 20-Watt Astro-Brite, 10,000 hr. Xenon lamp, a designer lens and 25 ' of #18/2 low voltage wire, the Centaurus 6 carries a Lifetime Warranty. This fixture is also available in 24 volt. SPECIFICATIONS: • Construction: Solid Brass Housing with Machined Brass Collar • Shroud: Rotating Height Adjustment Settings • Socket: Beryllium Copper, pre -greased ■ Finish Coat: Poly -Thermal Shield • Mounting: Brown PVC Stabilizer Stake • Weight: 2.5 lbs. • Wire: 25 Feet, 18/2 THW UV Brown • Level of Light Application: 1, 2 • Lamp: 20 Watt Astro-Brite, 10,000 hr. Rating • Maximum Wattage: 20 Watts • Lifetime Warranty UNIQUE LIGHTING SYSTEMS Galaxy Hub Mot Included) Berylium Copper Pre -Greased Socket with 20 Watt Astro-Brite, 10,000hr 7atim 18" Brass Brown Stabilizer Stake 6.3 Machined Brass Collar with Rotating Height Adjusftent 21.9 NOTES: -Lifetime Warranty UNIQUE LIGHTING SYSTEMS -Maximum Wattage: 20 Watts FIXTURE NAME -Included: Frosted Lens -Level of Light Application: 1& 2 C E N TAU R U S 6 -Weathered Brass Finish -Astro-Brite Lamp Supplied DESCRIPTION AREA/PATH LIGHT RE Part it 700019 SCALE: NONE WEIGHT: 1 651hs 71301 Copyright 2007, UNIQUE Lighting Systems, All Rights Reserved UNIQUE Lighting Systems, 1240 Simpson Way, Escondido, Ca. 92029. Tel: (800) 9554831, Fax (760) 740-0977 UNIQUE LIGHTIN�GS YSTEMS INNOVATIVE LIGHTING SOLUTIONS THAT LASTA LIFETIME PRODUCT ORDERING INFORMATION CENTAURUS6 - B25 - 20 - WB - [F CENTAURUS6 Q 25' #18-2 ❑ 50' #16-2 ❑ Custom Length — Q Denotes Standard * Please inquire about lead times on custom orders. LENS PACKAGE INCLUDED DE -OP Polycarbonate Frosted Lens OPTIONAL ACCESSORIES (Sold Separately) 6PK 6 pack ❑ 6PK 6 pack ❑ 12 12" Threaded Stem ❑ 24V 24 Volt rass r_ F 20 Astro-Brite, 20 Watt T3-G4 Xenon ❑ CL Custom Lamp AB 5 Astro-Brite, 5 Watt T3-G4 Xenon AB 10 Astro-Brite, 10 Watt T3-G4 Xenon 8 6 5 4 3 2 1 PHOTOMETRICS Horizontal Foot Candle Quarter Spread ~ Astro-Brite T3-G4 Xenon 5W 10W 20W c T us ©2005 Unique Lighting Systems 1240 Simpson Way, Escondido, CA 92029 Phone: 800.955.4831 Fax: 760.740,0977 www.uniquelighting.com Thomas Lighting ::.Dctails Th-iOMAS Com 1 Page 1 of 1 Close Print Collection/Family; Description: Hawthorne One -light, compact Fluorescent die-cast aluminum outdoor wall bracket in Matte Black finish with white art glass. Electronic ballast for catalog Number: reliable starting to 0° F. Photocell included. PL9462-1 Suggested Retail Price: V _e 2005 ADDITIONAL_ PRODUCT SPECIFICATIONS: UPC Number 020389151G81 Width 8" Body Height 14" Overall Length No. Lights 1 May. Watt 18W GU24CFL Extends 81/2" HCO' 3" Y http://tlionia sl i ghting.com/catalog/prodcletail-print.asp'Icno=PL9462-7 5/20/2009 http://www.klynchandsons.com/ No. 6735 6' length www.landscapeforms.com village green Designer John Rizzi has re -imagined the schooh,,ard bench of his boyhood as an in-pecr-abl;r detailed seating solution for today's small urban spaces. Village Green is light in :scale and heavy on comfort. Its posture angle, depth of seat, and generous front radius provide support for bar -A, and legs and an impressively comfortable seating experience. features >a refined update on a simpleA-merican classic .seat and backstrapa connected to the frame with sealed , elds. creating a polished visual and tactile detail • construction is car --full;, balanced so Village Green is as light as it can be to makesustainable use of materials yet heavy enough to support urban public use > meets BIFl1-1 performance and s.afet'; standards >complemenzary prndao-,s >more derails h o ri=o nta l stra p ?eat 0' length optional arms freestanding or surface mount designed ty John r?. --i village Green is?a:ent Fending More Details :: Zu3tainabillt, an i _=- _im.naicrs ��=eifv i;�rtr�n�ntar: =;vain: ■ Benches are backed t:pith horizontal strap seat ■ 70-' length ■ Optional arms; end arms only or end arms %vith center arm ■ ,firms are tlelded to the frame ■ 1=nd frames are XT x 1-114" =#eel bar ■ Beating surface is horizontal steal straps reinforced with back brace and profile rods. ■ Benches meet BIFIJA performance and safety standards ■ Benches ship fully assembled, with frewstandin_a glides ■ Glides can be remo,,,sd for surface mounting S u s � a,;, n - t 1� l ;'y an_1 LEER ■ Refer to cur R._,_; clod Cxnte:nt btu Product Char for LEER required information s II sfyles are 100% recyclable. ■ Landscape Forrns Panguard II fR';Poovdercnat finish contains no he.avy metals, is H.A-PS-free and has extremely lo'.v VOCs. • For more information about Landscape Forms sustainable products and policies, pl._asc refer to our =n': irann',ental Statement. ■ 2 F d x ,.`. h x ,0.,1 www.landscapeforms.com f ev c'f , Santa .9, Cole is a company with vision and a -strong point of viev,. 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Capacity without liner: 40 gallons." ■ Lid attaches to basket with cable ■ Base has center hole for optional surface mounting x All metal is finished with Landscape Forms' proprietary Pangard ILA polyester povidercoat. a hard yet flexible finish that resists rusting, chipping, peeling and fading ■ Manufactured in Kalamazoo, 141, U.S-A. ■ Ships fully assembled J L�_�.'.Ifi�Ll i'If Ali mad LEER ■ Referto our Content t;' Prc:7u ct Char, for LEED required information a .4,llsty les are 100% recyclable. • Landscape Forms Panguard II fR`i Poky; dercoat finish contains no heavy, metals, is HAP' -free and has extremeh.+ low )!OCs. ■ For more information about Landscape Forms sustainable products and policies, please refer to our nwirornrni nIal-t.3tEmanL Drr^er;sions it Side Opening: 23` x 42' ■ -o Opening: 23, x ?Y TS1ion Solutions, Inc. 8250 -165th Avenue NE Suite 100 Redmond, WA 98052.6628 T 425-883.4134 F 425-867-0898 www.isinw.eom To: Deb Barker, Associate Planner City of Federal Way From: Jeffrey Hee, Project Engineer Transportation Solutions, Inc. Cc: Rick Perez, Sarady Long, and Soma Chattopadhyay City of Federal Way Heidi Swartz, Swartz Development August 3, 2009 Subject: File #o8-1o5555-oo-UP: Additional Information Requested Extension Request for Village Green Phases II & III Transportation Response to Federal Way Staff Comments This memorandum is in response to transportation related comments received from Federal Way staff regarding the Process IV application for Village Green Retirement Campus Phases II and III Extension (08-105555-00-UP). This memorandum is formatted first with the Federal Way staff comment followed by TSI's response. It is noted that at the conclusion of the March 2, 2009 meeting with Federal Way staff, staff indicated that it was NOT necessary to reissue the November 5, 2oo8 Trip Generation and Parking Study reports and that changes could be addressed in memorandum format. Federal Way Comment 1: January 16, 2oo9 File #o8-1O5555-oo-UP; Additional Information Requested Extension Request for Village Green Phases IT letter from Deb Barker: 11. Parldng study and trip generation — The two reports prepared by Transportation Solutions Inc. and dated November 5, 2008, discuss parking needs and trip generation for the proposed housing project. The reports should be revised to reflect the same number of proposed units noted in the site plan. Further, the parking study should be revised to identify future staff parking needs, and reflect PM peak hour parking needs, which would include any resident work hours. Additional comments on the parking study and trip generation reports will be provided by the Public Works Traffic department staff at a later date. TSI Response 1: ■ Trip and parking generation forecasts have been revised to reflect construction of 174 additional units rather than 165 units. ■ The parking demand forecast takes into account future staff parking needs and reflects PM peak hour parking needs including resident work hours. (Per the 3-2-09 meeting with Deb Barker, Jeff Hee, David Markley, and Heidi Swartz) ■ Attachment A includes the revised trip generation forecast and a comparison between the revised and original trip generation forecasts. Attachment B includes the revised parking generation forecast and a comparison between the revised and original trip generation forecasts. RESUBMITTED Federal Way Comment 2: January 29, 2oo9 File #o8-Io5555-oo-UP; Forward Tra 3 2009 Comments Village Green Phase IT memo from Sarady Long: CITY OF FEDERAL WAY BUILDING DEPT. TS1Transportation Solutions, Inc. Deb Barker August 3, 2009 Page 2 of 3 Staff has received a concurrency application for this project but cannot proceed with concurrency analysis. The horizon year (year of opening) should not be greater than 6 years as traffic mitigation for the project is tied to the adopted 6-Year TIP projects. Please resubmit a new concurrency application with the appropriate horizon year. TSI Response 2: • Per the June 22, 2009 meeting with Public Works staff and TSI the concurrency analysis will be conducted with a 6-Year Horizon Year. • A 2olo Hearing Examiner Decision will result in a 2o16 Horizon Year. Federal Way Comment 3: January 29, 2oo9 File *o8-1o5555-oo-UP; Forward Traffic Comments Village Green Phase II memo from Sarady Long: Construct street improvements and dedicated right-of-way along SW 356th Street and 1st Avenue S frontage consistent with the City's planned roadway sections. A modification request may be submitted to the Public Works Director. TSI Response 3: ■ A waiver -letter dated January 15, 2oo9 and addressed to Hal Duncanson, the applicant's Civil Engineer, indicated that the City would be waiving the requirements for street improvements to is' Avenue South and SW 356a' Street along with the undergrounding of overhead utilities (only two spans). ■ The applicant acknowledges per the January 15, 2009 waiver -letter that the City will require additional dedication of the necessary right-of-way along ist Avenue South (4- feet) and SW 356a' Street (11-feet). Federal Way Comment 4: February 3, 2009 Village Green Phases II and III — (08-10555- oo-UP) *No Site Address* memo from Soma Chattopadhyay: 1. Please match and revise the number of units showing in site plan and in report for Phase II. Please revise the calculation with 174 units for both parking and trip generation report. TSI Response 4: Complete; see above response to Deb Barker. Please refer to Attachments A and B for the revised trip and parking generation forecasts. TS1tion Solutions, Inc. Deb Barker August 3, 2009 Page 3of3 Federal Way Comment 5: February 3, 2009 Village Green Phases II and III — (o8-1 o555- oo-UP) *No Site Address* memo from Soma Chattopadhyay: 2. City requires three studies. Please note that you can use ITE parking generation as one of your study addition to the parking study for project site. City requires adding another site study with documentations for all three in the revised report. TSI Response 5: ■ Federal Way staff has stated that trip and parking generation calculations based on ITE methodology will be sufficient. ■ No additional parking studies were performed since ITE methodology and data were used in the revised analyses; this has been confirmed with Federal Way staff. We trust that our responses to you comments are sufficient for you to proceed with the Process IV application for the proposed Village Green Retirement Campus Phases II and III Extension. C O W� (0 L .O Q) N Q) � C r O O = f� W ` W O L Q) O C7 a o LYa 0. a�a E Z Z U R W Q z UJ J _< i/j J a,I- (Otitia co O r M 0 to p H D 00 LO M O f LO -t (D Ln 0 r M O Z�comoZ OocDLoIm r M 0 O o 0 0 CD O O 0 O Q o 0 0 (r O co 0 Lo Lf) Ln Ln W 0 M C 0 0 0 0 o 0 0 0 O O O U) (0 (rOD � � Q) Q1 p c>z n m O m s Z Z (DIM co O r 3- I� W N r N r 00 N � I` M M �/ w O O O r ❑ n C � ❑ N O m C � (n _ ❑ ❑ O m N (D LO N N CD Ln N N r 00 Li) . r Q7 LO U r N- U r N LO Ln Ln In M Ln N N U U L (6 m N Zu oQ =oQ CY) 0) c Y U5 J � D W a •c Q o o 0 0 a-0-J a_0-J <a J a) J W •� 0 W c c U) F �. 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The formal application submitted on November 18, 2008, was determined to be a complete application on December 15, 2008.I TECHNICAL COMMENTS Public Works Traffic Division, Sarady Long, 253-835-2743 Enclosed please find traffic comments dated January 29, 2009. With this request for additional information, the Public Works Traffic Department will cease review until a new concurrency application is submitted as discussed in item #2.2 Please provide new or revised concurrency reports along with the enclosed resubmittal information form for file #08-105558-CN. PROJECT CANCELLATION Pursuant to FWCC Section 22-34, if an applicant fails to provide additional information to the City within 180 days of being notified that such information is requested, the application shall 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. Please contact staff as noted in this letter, or me at 253-835-2642, should you have any questions about this letter. Sincerely, 66 kal Deb Barker Senior Planner enc: Traffic Comments dated January 29, 2009 Resubmittal Information Form c: Sarady Long, Senior Traffic Engineer RESUBMITTED AUG 0 3 2009 CITY OF FEDERAL WAY BUILDING DEPT. 1 A recent January 16, 2009, letter from the City requested that additional information be provided. z No new concurrency fees are required with this request. Doc- I.D. 48781 CITY OF rrt vf�2iay DATE: January 29, 2009 TO: Deb Barker, Senior Planner MEMORANDUM Public Works Department FROM: Sarady Long, Senior Transportation Planning Engineer C�a� SUBJECT: VILLAGE GREEN PHASES II & III - (08-105555-00-UP) *NO SITE ADDRESS* The Public Works Traffic Division has reviewed the submitted Process IV application request to extend all land use approval for 10 years for Phase II and part of Phase III. 1. After evaluating the applicant's request, reviewing the Federal Way City Code (FWCC) pertaining to concurrency and past direction provided by the City Council, the Public Works Traffic Division does not support the applicant's request to extend all land use approvals for the 10 years. Currently, under FWCC 19-166, concurrency permits are tied to the underlying land use decision and traffic mitigation conditions are tied to the current adopted 6-Year Transportation Improvement Plan (TIP). If granted, the extension could vest the development's trips up to 10 years which is beyond the adopted TIP and the City's ability to retain the identified traffic mitigation. Furthermore, since concurrency is on a "first come, first serve" basis, reserving the trips for 10 years could potentially create LOS problem for other developments. 2. Staff has received a concurrency application for this project but cannot proceed with concurrency analysis. The horizon year (year of opening) should not be greater than 6 years as traffic mitigation for the project is tied to the adopted 6-Year TIP projects. Please resubmit a new concurrency application with the appropriate horizon year. 3. Construct street improvements and dedicated right-of-way (ROW) along SW 356th Street and 1A Avenue SW frontage consistent with the City's planned roadway sections. A modification request may be submitted to the Public Works Director. ■ SW 356th Street is a Type "C" street, consisting of a 72' street with curb and gutter, 6' planter strips, 8' sidewalk and streetlights in a 106' ROW. Assuming a symmetrical cross section, an additional 11' ROW dedication is needed. • 15t Avenue S is a Type "I" street, consisting of a 58' street with curb and gutter, 6' planter strips, 8'sidewalk, and streetlights in a 92' ROW. Assuming a symmetrical cross section, an additional 4' ROW dedication is needed. L:\CSDC\DOCS\SAVE\34247024017. DOC 4CITY OF �. Federal Way September 15, 2009 _ ._) , FILE CITY HALL 33325 8th Avenue South Mailing Address: PO Box 9718 Federal Way, WA 98063-9718 (253) 835-7000 www.cityoffederalway.com Ms. Heidi Swartz Via e-mail: hpswartz@comcast.net and U.S. Mail Swartz Company 5724 30'h Avenue East Seattle, WA 98105 RE: FILE #08-105555-UP; VILLAGE GREEN PHASE II ADDITIONAL INFORMATION REQUESTED Dear Ms. Swartz: Members of the Development Review Committee (DRC) have had the opportunity to review information resubmitted for the Phase II Village Green senior housing project. This information is in response to the City's January 16 and January 29, 2009, requests for information. ADDITIONAL INFORMATION REQUESTED The following comments are based on a review of revised plans and reports submitted on August 3, 2009: Public Works Engineering, Kevin Peterson, 253-835-2734 1) The applicant's engineer shall determine how the project site will meet the Enhanced Basic Water Quality treatment criteria. This shall be determined prior to scheduling the Hearing Examiner meeting. 2) Add a legend for the different hatch patterns on Sheet Cl of the civil drawings. 3) Informational only: (a) Due to the proximity of the proposed pond retaining wall to the existing northeast cottage, the applicant shall provide documentation that excavation and construction of the pond retaining wall does not impact the 1:1 zone below the footing for the existing cottage. (b) At the time of permit application for construction of the pond retaining walls, the applicant shall submit structural plans, details, calculations, and copies of the geo-tech report, along with a $2,500.00 review deposit, to pay for third -party review of the retaining wall. Public Works Traffic, Soma Chattopadhyay, 253-835-2745 1) Trip Generation — Please revise the Trip Generation report to address the following: (a) In the 8`h Edition ITE trip generation handbook, the LUC 252 at PM peak hours average rate is .16, not _ I 1 _ (b) The rate showing for LUC 251 for existing 16 units and the future campus is different. The rate on 8`h edition is .27. (c) Use equation for trip generation calculation for both of the land uses, as suggested by the ITE, in lieu of the rate for trip generation calculation. 2) Horizon Year Request — The request to use 2016 as the horizon year is not supported. However, the city will consider using 2015 as the Horizon Year since the City has adopted Traffic Improvement Program (TIP) projects that range from year 2010 to year 2015. 1VIs. Swartz September 15, 2009 Page 2 Lakehaven Utility District, John Jensen, 253-946-5406 Please refer to the enclosed Lakehaven memorandum dated August 26, 2009, and accompanying map. Note that item #2 in the memo states that there is an existing water main that dissects the property from SW 3561h Street to the north that appears to be in conflict with Building F and relocation is required Review Clock — With this request for additional information, the 120 day review clock is suspended with 57 of the 120 days used' and it will be restarted within fourteen (14) days of the date of your complete response to this request. When resubmitting requested information, please provide six copies of any plans, and four copies of any reports, in addition to the green resubmittal form Project Cancellation — Pursuant to Federal Way Revised Code (FWRC) 19.15.050, if an applicant fails to provide additional information to the City within 180 days of being notified that such information is requested, the application shall 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. As you are aware, an additional request for information from the Planning Department will be provided to you before September 28, 2009. If you should have any questions regarding this letter or your development project, please feel free to call me at 253-835-2642 or via e-mail at deb.barker@cityoffederalway. corn Sincerely, Aa &� Deb Barker Senior Planner enc: Resubmittal Information Form Lakehaven Comments Lakehaven Map c: Kevin Peterson, Public Works Engineering Plans Reviewer Solna Chattopadhyay, Traffic Analyst Sarady Long, Traffic Engineer John Jenson, Lakehaven Utility District 1 27 days + [August 18-Sept. 15] 30 days = 57 days 2 Mote that a pending code amendment currently before the Federal Way City Council will provide administrative extension to the 180-day time limit, subject to criteria, for those valid Process I, II, III, and IV applications that are currently under review [pending as FWRC 19.15.050(4)]. Adoption is anticipated by the end of the month. This specific request for additional information is subject to codes that are currently in effect, and an administrative extension is not available. 08-105555 Doc [D 51532 1celr�rer� �TtLl?Y DIST� Date,. To: From: RE: LAKEHAVEN UTILITY DISTRICT MEMORANDUM August 26, 2009 Deb Barker John Jensen Village Green �ha es II & III (08-105555-00-UP) Route Resubriitta #1 Project No. tq be'determined. The westerly segment of Phase II & III (west of Village Green of Federal Way, east of the plat of Tuscany and north of the northerly terminus of 2" Avenue SW) is known to Lakehaven as Cottage West, which has achieved Substantial Completion and Lakehaven is allowing water and sewer service connections in this portion of the project. The segment located south of the original Village Green and east of 2"' Avenue SW is known to Lakehaven as Phase III. A Developer Extension Agreement will be required to abandon, relocate, extend and/or construct mainline water distribution and sanitary sewer facilities to serve Phase III. Additional detail and/or design requirements can be obtained from Lakehaven by completing & submitting a separate application to Lakehaven for either a Developer Pre -Design Meeting or a Developer Extension Agreement (application copies attached). Lakehaven continues to encourage owners/developers/applicants to apply for either of these processes separately to Lakehaven, early in the pre-design/planning phase to avoid delays in overall project development. To date, the owner/applicant has not submitted application(s) for either: Certificate(s) of Availability (formal document(s) for submittal with land use and/or building permit applications, allow 30 days to issue), Developer Pre -Design Meeting (Lakehaven preliminary process to aid in preparation of substantially conforming plans), or Developer Extension Agreement (formal Lakehaven process to manage the design & construction of any required water and/or sewer facilities) separately to Lakehaven. Lakehaven emphasizes that owners/developers/applicants need to apply separately to Lakehaven for the one or more of the above processes, and such application(s) should be made early in the pre-design/planning phase to avoid delays in the overall development process. Further detail and/or design guidance and requirements regarding water distribution and/or sanitary sewer facilities will be provided only after the owner/developer/applicant has submitted the appropriate, separate application(s) to Lakehaven. Miscellaneous: 1. Utility conflicts should be identified and coordination should occur as early as possible in the planning process. Project will need to avoid encroachment with existing Lakehaven facilities and easement(s). New perimeter landscape requirements may conflict with existing easement terms & conditions, and if so owner should coordinate any required revisions with the City and Lakehaven early in the pre-design/planning phase to avoid delays in overall project development. Water: 2. There is an existing water main that dissects the property from SW 356th Street to the north that will in conflict with Building F. Lakehaven shall require the existing water main be relocated and the segment of the existing abandoned to accommodate the proposed Building F. Also the water main will need to be connected/looped to the water main in 2"d Avenue SW. 3. A separate water service connection application (form attached) submitted to Lakehaven is required for each new service connection to the water distribution system, or any modification to an existing water service connection (e.g., larger service, irrigation, abandonment of existing service(s), etc.), in accordance with standards defined in Lakehaven's current Fees and Charges Resolution'. Non - single -family properties require separate domestic, irrigation (if irrigated landscaped areas are incorporated into the site development), and fire protection (if required or installed) water service connections. 4. Separate water service connections shall be installed for mixed uses within structures that are incompatible for billing purposes (i.e., single-family residential &/or multi -family residential and/or non-residential). 5. Applicant will be required to complete and submit a Water Use Questionnaire (WUQ, copy attached). Information in the WUQ will be used by Lakehaven to determine specific premise isolation (aka backflow prevention) requirements. Sewer: 6. Segment of the existing sewer main extend west near the north end of Phase III needs to be abandoned. 7. Separate sewer service connection permits (application form attached) is required for each new connection to the sanitary sewer system or any modification (re- align, abandon, etc.) to an existing sewer service connection, in accordance with standards defined in Lakehaven's current `Fees and Charges Resolution'. Minimum slope for gravity sewer service connections is 2%. In addition to all other sewer service installation standards, installation of a Type 1, 48" monitoring manhole is required on the private building sewer line, for all new or modified non- residential connections. S. Applicant will be required to complete and submit a Sewer Use Survey (SUS, copy attached). Information in the SUS will be used by Lakehaven to determine specific pretreatment requirements. Restaurants &/or commercial food preparation facilities must install & utilize an externally -located, oil/water separator; size to be determined by applicant's engineer. Capital Facilities Charges (use the one applicable): 9. Lakehaven's Capital Facilities Charges are calculated on the basis of Equivalent Residential Units (ERU). Residential equivalency for non-residential connections will be estimated based on anticipated water use (1 ERU = 255 gallons per day for water and 220 gallons per day for sewer). Owner will be required to provide a reliable estimate of proposed water consumption (domestic and irrigation separately) for the property (information from a similar facility may be submitted in lieu of a new estimate). Lakehaven's current 2009 Capital Facilities Charges, subject to change without notice, are $3,000/ERU for water and $2,891/ERU for sewer. 10.Lakehaven's Capital Facilities Charges are calculated on the basis of Equivalent Residential Units (ERU). Residential equivalency for Multi -family use is calculated as 0.67 ERU per unit. Lakehaven's current 2009 Capital Facilities Charges, subject to change without notice, are $3,000/ERU for water and $2,891/ERU for sewer, which would equal a payment of $2,010.00/MFR-unit for water and $1,937.00/MFR-unit for sewer. fll L U CL N E4-1 X fuI >zs -E* O •F 'L M L En fa Qo fu L C LL L a o� v 4-1 fa 0`0c°—�� a v >, fu = H c-�' ' o Q ` fl LLJ C 0 f6�-�• N of W = ¢ a w zE 3 {�h w � W Ol N �C ^ f6 LU G: O a LU �t� Q rli v � 3 �� a u C L +' fO Q V) ru ru O N U Zl� � c v En -- c CO r{^ a c V) fv fo c f31 C °� c oU V c Ln L {J � U � L tO Yv, E 4� 3 �� cu E_ v D �w4-J lu � fz Q > u a m 0 t i a) v i x L to i -� u J U H LU a - u �Ln cl� a o, a: 0 Lno In D CITY OF CITY HALL 1�k Federal Way 33325 8th Avenue South Mailing Address: PO Box 9718 Federal Way, WA 98063-9718 (253) 835-7000 www.cityoffederalway.com September 24, 2009 Heidi Swartz via e-mail: hpswartz@comcast.net Swartz Company 5724 30'h Avenue Seattle, WA 98105 RE: FILE #08-105555-UP; VILLAGE GREEN PRASE II Additional Information Requested/Planning Department Dear Ms. Swartz: City staff has continued their review of information resubmitted for the Phase II Village Green senior housing project. The information was provided in response to the City's January 16 and January 29, 2009, requests for information. ADDITIONAL INFORMATION REQUESTED The following comments are based on a review of revised plans and reports submitted on August 3, 2009. Planning Department, Deb Barker, 253-835-2642 Comments based on review of resubmitted plans, reports, and the Federal Way Revised Code (FWRC)' are provided on the topics of Affordable Housing, Underground Parking Garage, Pedestrian Walkways, Design Guidelines, and Mechanical Pads from the city's January 29, 2009 letter. (Those comments are repeated in italics with staff comments in bold.) Affordable Housing = Under Federal Way City Code (FWCC) section 22-976, at least two of the dwelling units or five percent of the total number of units, which ever is greater, shall be affordable for the life of the project. Projects including affordable housing may exceed the maximum number of dwelling units as noted under FWCC section 22-976(c)(1). With 169 proposed units, 9 of them must be affordable. Under FWCC section 22-976(c), one bonus market rate unit can be provided for each affordable unit included in the project, up to 10 percent above the maximum number of dwelling units allowed in the underlying zoning district. In the case of Village Green, there is no maximum number of senior housing dwelling units permitted in this zone; rather, the number of dwelling units is based on criteria a through d of note #3 of FWCC section 22-976. In the case of Village Green, affordable units will always be a percentage of the proposed number of units. Rental affordable units are units that are offered for rent at a rate that is affordable to those individuals and families having incomes that are 50 percent or below the median county income. The affordable rate would be set prior to final inspection and issuance of certificate of occupancy. Staff Comment: Nine (9) units of affordable housing with the income rates set by King County annual median income statistics will be a condition of site plan approval for the un-built portions of Village Green Phase II. No further information on this topic is needed at this time. I Be advised that the Federal Way City Code (FWCC) was reorganized and codified as the Federal Way Revised Code (FWRC) after the January 2009 letter was sent. This letter reflects both the FWCC and the FWRC as applicable. '-'Ms. Swartz September 24, 2009 Page 2 Underground Parking Garages — Three underground parking garages are proposed with this Project. Provide information about these underground garages including final floor and any footing grades, vehicle ingress and egress openings, locations of air grates, and other features to understand how the garage works with the building elevations. In addition, the garage layout should be included with the submittal, including elevator location, stall and drive aisle layout, storage, and circulation. Referalso to the design guideline requirements far parking structures in FWCC section 22- 163 4 (c) (2), (3), (6), and (7) when preparing requested information. Staff Comment. Building elevations do not contain details about security grills and other elements that reflect architectural consistency as called out in FWRC 19.115.050(3).2 This will be reviewed with the building permit application. Further designs shall ensure that the buildings built over garages shall not appear to "float" over the parking area, but should be linked with ground level uses or screened. Details relating to the building over the parking garage will be required with the building permit application. No further information on this topic is needed at this time. Pedestrian Walkways —Not all of the pedestrian circulation walkways depicted on the landscape plan prepared by Ned Gulbran are shown on the site plan "A" pages prepared by Jogi ArMinatogasva, Inc. This information should be consistently depicted. In addition, pedestrian pathways across drive aisles must be special pavement per FWCC section 22-1634(d)(2); striped pavement is not acceptable. Pedestrian pathways should also be protected from abutting vehicular circulation areas by landscaping. Staff Comment: Pedestrian pathways are now consistent between plans. Information about the special pavement that crosses the drive aisle must be included in the building permit application. Striped paving will not be approved. No further information on this topic is needed at this time. Design Guidelines —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 FWCC. Although the project is a continuation of the previously approved senior housing complex, the FWCC has been amended to include specific design requirements. The undated Statement of Design Intent and Applicable Design Guidelines submitted with the formal application does fully address the residential design requirements listed in the preapplica tio n conference letter and summarized below. Please provide a response to indicate how these requirements are addressed, including if an item is depicted on a plan page or if a modification has been requested. - Staff Comment; Responses to the following four items in the form of a written narrative and/or detail drawing are requested before the proposed development is forwarded to the Federal Way Hearing Examiner: L Principal entries to buildings shall be highlighted with plaza or garden areas with planting, lighting, seating, trellises, and other features. Such areas shall have windows that overlook them; Please provide a typical detail that shows principal building entries with planting, lighting, seating, and other features. 2. Common recreational spaces shall be located and arranged so that windows overlook them; Please provide a written narrative to demonstrate how this requirement is met, including the type(s) of recreational space, where they are located, and what overlooks them. 2 Note that FWCC 22-1634(c) was recently reorganized as FWRC 19.115.030(3). File 08-105555-UP Doc LD, 51611 Ms. Swartz September 24, 2009 Page 3 3. The longest dimension of any building fagade shall not exceed 120 feet. Buildings on same site may be connected by covered pedestrian walkways; and 4. Building fagades that are longer than 60 feet and visible from the right-of-way are subject to FWCC Section 22-1635(b), and required to provide two of four specific design treatments for each fagade over 60 feet. Modulation and Type H landscaping appear to be proposed to meet this requirement — please confirm; Please provide a written narrative to address these fagade related items, including written confirmation of the design treatment methods used and the request to modify building fagade lengths. The bulk regulation note on sheet A-1.0 does not address these code requirements. Mechanical Pads — Mechanical pads are proposed along the south side of the buildings. Please provide information about the type and size of units that will go on these pads, show how they are screened and not visible from ROW Staff Comment: Mechanical information is shown on relevant plans. The height of the screening landscaping may need to be increased to provide adequate screening at the time of construction. This will be reviewed with the building permit application. No further information on this topic is needed at this time. STATUS OF OTHER ITEMS FROM THE JANUARY 29, 2009 LETTER — Please be advised that the Lot Coverage, Building Height, Fagade Length, and Garbage Enclosure items from the January 29, 2009, letter have been satisfactorily addressed within the revised plans and documents. However, Public Works and Planning staff are preparing a response to the Process IV timeline item from the January 29, 2009, letter and will forward it to you under separate cover as soon as it is available. REVIEW CLOCK — As noted in the City's September 15, 2009 letter, with that request for additional information, the 120-day review clock was suspended with 57 of the 120 days use& and it will be restarted within fourteen (14) days of the date of your complete response to requests. When resubmitting requested information, please provide six copies of any plans, and four copies of any reports, in addition to the green resubmittal form. PROTECT CANCELLATION — Pursuant to FWRC 19.15.050, if an applicant fails to provide additional information to the City within 180 days of being notified that such information is requested, the application shall 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. The 180-day notification timeline will commence when the City responds to the Process TV timeline issue. Be advised that under FWRC 19.15.050(2), extension requests to the 180-day notification can be submitted to the city no less than 30 days prior to the lapse of the 180-day period. Supporting evidence to document how specific criteria of FWRC 19.15.050(2)(a) through (c) are met must be included with the written request. 3 27 days + [August 18-Sept. 15130 days = 57 days File 08-105555-UP Doc LD 51611 Ms. Swartz September 24, 2009 Page 4 If you should have any questions regarding this letter or your development project, please feel free to call me at 253-835-2542 or via e-mail at deb-barker@cityoffederalway.con1 Sincerely, Deb Barker Senior Planner enc: Resubmittal laformation Form c: Kevin Peterson, Public Works Engineering Plans Reviewer Soma Chattopadhyay, Traffic Analyst Samdy Long, Traffic Engineer John Jenson, Lakehaven Utility District File 08-105555-UP Doc. I.D. 51611 TS1tion Solutions, Inc, 8250 -1651h Avenue NE Suite 100 Redmond, WA 98052-6628 T 425.883.4134 F 425-867.0898 www:tsinw.com DEC 21 2009 C! 8 ��NGERAL WAY DFPT To: Deb Barker; Associate Planner City of Federal Way From: Jeffrey Hee; Project Engineer Transportation Solutions, Inc. Cc: Soma Chattopadhyay; City of Federal Way Traffic Heidi Swartz; Swartz Development December 21, 2009 Subject: File #08-105555-00-UP; Village Green Phase II Additional Information Requested — Response to Public Works Traffic Comments This memorandum is in response to the September 15, 2009 Public Works Traffic comments regarding the Process IV application for Village Green Retirement Campus Phases II and III Extension (08-105555- 00-UP). This memorandum is formatted first with the Federal Way staff comment followed by TSI's response. Public Works Comment 1: Trip Generation — Please revise the Trip Generation report to address the following: (a) In the 8' Edition ITE trip generation handbook, the LUC 252 at PM peak hours average rate is .16, not .11. (b) The rate showing for LUC 251 for existing 16 units and the future campus is different. The rate on 8' edition is .27. (c) Use equation for trip generation calculation for both of the lane uses, as suggested by the ITE, in lieu of the rate for trip generation calculation. TSI Response 1: Trip generation for the proposed project is revised in the attached table which indicates that the project will Qenerate 48 new PM peak hour trips. Public Works Comment 2: Horizon Year Re uest — The request to use 2016 as the horizon year is not supported. However, the city will consider using 2015 as the Horizon Year since the City has adopted Traffic Improvement Program (TIP) projects that range from year 2010 to year 2015. TSI Response 2: A letter issued on November 10, 2009 from Federal Way staff indicated that the City will vest the development's trips to year 2016 and that the project will pass the concurrency test if the opening year of the concurrency application for Phase II were moved from year 2010 to year 2011. The applicant agrees to move the opening year of the concurrency application for Phase II to year 2011. The applicant understands that any building permits not issued within the City code -based five-year timeline granted under Process IV Approval, will be subject to new concurrency analysis and payment of transportation/concurrency fees in effect a the time of building permit issuance. We trust that our responses to you comments are sufficient for you to proceed with the Process IV application for the proposed Village Green Retirement Campus Phases II and III Extension. s.. -+-' dp r C J Q (D r` h r0a) OH J Q r r rrr O m J J Q O (D R Q M LO DO H �O In H NN q N o O r N r LO O p N (D ao 0 fa �Eu N O 0L C, oO LnCD�O- 0rM �O°' r U 0) L O Z LL m Cl) Z r` 00 Lo Z N O co N Z — ••• r r N — r M -a 4 " OI I?O OLn � O O O O d 6) CD CD - O O O O to LO LL) Lo c CD (DC M •T Lo qt O O e LO LL) Lo o m Nr 'cr O w w 0 0 0 0 O O O O 0 0 0 O O O o 0 0 a o a O O O O O P c c O O O O U) LO LL) LO I v r 0I CD co Cr �Ow_ : o w o O O O o r 0 O O Ln LO LD O (D (D CO 5 d ..+ 0 z m� m a a m .0o n m� a m m z x try r-�N (Dr oo m (D U-)r {gyp Lnr 1 M M ❑ w _ ❑ w ❑ C❑❑ ❑ a) a �� ❑❑❑❑ O O Om mom N (DLON N CDV)N N O't N O� r 00 U') N r 00 LO N r A r 1iJ 0 =) Lo Lo LLL N N N ❑ J Lo Lo LO N N N Ln Lo Lo LAj J N N J N N J O u; � ._o 0 o v co � w a � o a) a) w co (o y z co m U a U L U L U U cal Lo �mrn E U O a) U L L� Ql CL,� L .�+ r� cub a) ❑ Q ❑ Q t ¢ O V ro � O (� (U6 � O (a m N 1 1 1 1 c In c•i t� 3 pL LoCD6mm.__ C a) ❑Q ❑a 0) 0) •C c = y.712 � In LON LO L (li ,,.°'9�� 3 C7 1 1 rn zT Q 1 1 rn v, �� Y o o o o co co mo LLI W CLS _ O O O O Cn Q =O CL.__ �oQ¢ IL aa¢ e U '� r 7: J -a -a >- -a •D J 0 0 0 0 '� '� '� '� O of (� Q Q Q¢ Q Q Q ❑ o z cn O o Q Q L L O ❑ a) (D () a) J Y m CO Y Cn (n C c a) O � U) x W w O o rn a c 'U) a) a) O W w O O� c c rn aD CD U) Q � Q W 3� P w 3 M w w o w�(n(nQH�(I)U)< cn z Zz��zzF C 7 3 o� c LO o N ca aa) O co O U L N r` co w a En -`) ao a) oCo U E rn'n co > O7 c U Cc IID I .0 m F o�0 CL) 0Om cri-d Resubmittal December 21, 2009 Response to: Village Green Phase II ADDITIONAL INFORMATION REQUES� ED EC � � �� File #08-105555-uP 13r pF �9 January iG, 2009 $�fLD /Vb January 29, 2009 t`p Sentember 15.2009 September 24, 2009 November 10, 2009 THE FOLLOWING IS IN RESPONSE TO ADDITIONAL INFORMATION REQUESTED AS OF SEPTEMBER 24 2009, BASED ON A REVIEW OF SUBMITTED PLANS DATED AUGUST 3, 2009 Design Guidelines — As noted in the preapplication conference letter, the formal application must include a written narrative identifying how the project complies with all applicable guidelines, us detailed in the FWCC. Although the project is a continuation of the previously approved senior housing complex, the FWCC has been amended to include specific design requirements. The undated Statement of Design Intent and Applicable Design Guidelines submitted with the formal application does fully address the residential design requirements listed in the preapplication conference letter and summarized below. Please provide a response to indicate how these requirements are addressed, including if an item is depicted on a plan page or a modification has been requested: Staff Comment: Responses to the following four items in the form of a written narrative and/or detail drawing are requested before the proposed development is forwarded to the Federal Way Hearing Examiner: 1. Principal entries to buildings shall be highlighted with plaza or garden areas with planting, lighting, seating, trellises, and other features. Such areas shall have windows that overlook them; please provide a typical detail that shows principal building entries with planting, lighting, seating, and other features. Response: All principal entries to future Village Green buildings will have highly landscaped areas including seating and pedestrian access/walkways. A new drawing sheet, A- 2.0a, depicting typical entry areas has been added as an example to address this review item. On the Landscape Plan, Sheet L-1, outdoor sitting areas with benches and chairs are designated by legend. A bocce court is centrally located in front of Buildings F and G. Perimeter walkways form a paved exercise route almost one- half mile long. They connect with a 0.8 mile loop of woodland trails and walkways that circle the larger site. Bicycle racks are located on building front porches (A2.0) and in garages (L.1). 2. Common recreational spaces shall be located and arranged so that windows overlook them; please provide a written narrative to demonstrate how this requirement is met, including the type(s) of recreational space, where they are located, and what overlooks them. Response: Please refer to the new additional drawing sheet, A-2.0a, noted above. This plan also shows the relationship of public open space and the typical building to address the requirement for windows to overlook common recreational areas. It is understood that the pedestrian walkways shown on our site and landscaping plans will be considered as "recreational spaces". 3. The longest dimension of any building facade shall not exceed 120 feet. Buildings on same site may be connected by covered pedestrian walkways; and 4. Building facades that are longer than 60 feet and visible from the right-of-way are subject to FWCC Section 22-1635(b), and required to provide two of four specific design treatments for each facade over 60 feet. Modulation and Type II landscaping appear to be proposed to meet this requirement - please confirm; Please provide a written narrative to address these facade related items, including written confirmation of the design treatment methods used and the request to modify building facade lengths. The bulk regulation note on sheet A-1.0 does not address these code requirements. Response to 3 and 4: In support of our modification request to length of building requirement, we further describe our proposal for meeting the requirements of FWCC Section 19.115.060(2) (formerly Section 22-1635(b)). We have incorporated two of the four required modulation and screening options according to this section, both modulation and landscape screening, where building facades exceed 120 feet. Areas requiring facade treatment due to length of building are delineated on site plan, A-1.0. First, modulation according to sub -section 19.115.060(2a), the minimum depth required is two feet, minimum width is 6 feet with maximum of 60 feet. Typically, we have minimum depth of two and a half to four feet modulation and widths from minimum 12 feet and maximum 24 feet. We will also be using the option for Landscape Screening section 19.115.060(2b), along the building facades exceeding 120 feet. Landscaping of Type H screening will be provided along the facades of Buildings F, G, H, and I. Landscape plan, sheet L-1 has been modified to this effect. F) THE FOLLOWING IS IN RESPONSE TO ADDITIONAL INFORMATION REQUESTED AS OF NOVEMBER 10, 2009, BASED ON A REVIEW OF SUBMITTED PLANS DATED AUGUST 3, 2009 AFFORDABLE HOUSING In order to ensure that your company policy will satisfy FRWRC affordable housing requirements, please provide a sample of a written agreement that documents that affordable housing is provided at Village Green in ratios required by the FWRC for the life of the project. This agreement would be reviewed by the City Attorney for compliance with the affordable housing goals and requirements of the FWRC. Response: A draft of the "affordable housing" covenant is provided with this resubmittal along with a draft sent via email to Deb Barker on Wednesday, December 9, 2009. In addition a draft of a "senior housing" covenant required by the letter dated March 13, 2002 from Deb Barker to Brooks Powell requiring senior housing for Cottages West is attached and the draft was also forwarded via email on December 9, 2009 to Deb Barker. Copies provided of the following: 6 copies additional Architectural plan/elevation and revised Landscape drawings 4 copies revised referenced reports/documents 1 copy resubmittal form 1, Z c� DUNCANSQN Company, -Inc. December 21, 2009 Ms. Deb Barker City of Federal Way P.O. Box 9718 Federal Way, WA 99063-9718 "Subject: Resubmittal of Village Green Phase II File # 08-105555-UP Dear Deb: DC198480. a RESUBMITTED DEC 2 Y 2000 CITY OF FEDERAL W,, Yy SUlLD1NG DEPT. 0 We have completed' revisions of our plan and TIR addendum per your additional 7- information request letter dated September 15, 2009 and the associated Lakehaven Utility District Memorandum dated August 26, 2009. Following are responses to each item a n included in these letters. Z 1 Public J pork Engineering 1. The applicants engineer shall determine how the project site will meet the Enhanced Basic Water Quality treatment criteria. This shall be determined prior to scheduling the Hearing Examiner meeting. The Village Green project .can meet the Enhanced Basic Water Quality treatment criteria by using a StormFilter media treatment system. The existing detention/wetpond provides the required pre -settling function for use of the StormFilter system. Preliminary sizing information is included in the enclosed revised TIER Addendum. The StormFilter can be installed in the location of the existing biofiltration swale and is conceptually shown on revised plan sheet C1. 2. Add a legend far the different hatch patterns on Sheet C1 of the civil drawings. A legend has been added to plain sheet C1 accordingly. 145 SW 155th Street • Suite 102 , Seatde, Wasb&Won 98166 Phone206244.4141 • Fqx 206.244.4455 • web wwwduncamonco.corn CIVIL ENGINEERING Ms. Deb Barker 12/04/09 Page 2 3. Informational only: (a) Due to the proximity of the proposed pond retaining wall to the existing northeast cottage, the applicant shall provide documentalion that excavation and construction of the pond -retaining wall does not impact the 1:1 zone below the footing for the existing cottage. (b) At the time of permit application for construction of the pond retaining walls, the applicant shall submit structural plans, details, calculations, and copies of the geotech report, along with a S2,500. 00 review deposit to pay for third party review of the retaining wall. The survey, geoteeh, structural and review requirements for future pond wall permitting and construction are noted. Lakehaven Refer to the 08126109 Lakehaven memorandum and accompaM ing reap, Note that item #2 in the memo states that there is an existing water main that dissects the property from SW 3j 6'* Street to the north that appears to be in conflict with Building F and relocation is required We have obtained new Water and Sevier Availability Certificates, enclosed. We are aware of the Building F conflict with the existing water main; the final configuration for relocating this water main will be determined in conjunction with Lakehaven prior to any conflicting construction. A note to this affect has been added to plan sheet C1. Please give me a call if you have any questians or comments. Sincerely, Duncanson Company, Inc. I�.,,�irold Duncaasou President lynclosmos CITY of CITY HALL 33325 8th Avenue South Federa ay Mailing Address: 98 Box 9718 4��Federal Way, WA 98063-9718 (253) 835-7000 www cityoffederalway.com September 15, 2009 RESUBMITTED DEC 2 1 2009 Ms. Heidi Swartz CITY OF FL i0.?A BUIXrtz@comcast.net and U.S. Mail Swartz Company 5724 30`h Avenue East Seattle, WA 98105 RE: FILE #08-105555-UP; VILLAGE GREEN PHASE II ADDITIONAL INFORMATION REQUESTED Dear Ms. Swartz: Members of the Development Review Committee (DRC) have had the opportunity to review information resubmitted for the Phase fl Village Green senior housing project. This information is in response to the City's January 16 and'January 29, 2009, requests for information. ADDITIONAL INFORMATION REQUESTED The following comments are based on a review of revised plans and reports submitted on August 3, 2009: Public Works Engineering, Kevin Peterson, 253-835-2734 1) The applicant's engineer shall determine how the project site will meet the Enhanced Basic Water Quality treatment criteria. This shall be determiiaed prior to scheduling the Hearing Examiner meeting. 2) Add a legend for the different hatch patterns on Sheet C1 of the civil drawings. 3) Informational only: (a) Due to the proximity of the proposed pond retaining wall to the existing northeast cottage, the applicant shall provide documentation that excavation and construction of the pond retaining wall does not impact the 1:1 zone below the footing for the existing cottage. (b) At the time of p ermit application for construction of the pond retaining walls, the applicant shall submit structural plans, details, calculations, and copies of the geo-tech report, along with a $2,500.00 review deposit, to pay for third -party review of the retaining wall. Public Works Traffic, Soma Chattopadhyay, 253-835-2745 1) Trip Generation —Please revise the Trip Generation report to address the following: (a) In the 81h Edition ITE trip generation handbook, the LUC 252 at PM peals hours average rate is .16, not l 1 (b) The rate showing for LUC 251 for existing 16 units and the future campus is different. The rate on 8ch edition is .27. (c) Use equation for trip generation calculation for both of the land uses, as suggestedby the ITE, in lieu of the rate for trip generation calculation. 2) Horizon Year RMest — The request to use 2016 as the horizon year is not supported. However, the city will consider using 2015 as the Horizon Year since the City has adopted Traffic Improvement Program (TIP) projects that range from year 2010 to year 2015. Ms. Swartz September 15, 2009 Page 2 Lakehaven Utility District, John Jensen, 253-946-5406 Please refer to the enclosed Lakehaven memorandum dated August 26, 2009, and accompanying map. Note that item #2 in the memo states that there is an existing water main that dissects the property from SW 356`h Street to the north that appears to be in conflict with Building F and relocation is required. Review Clock — With this request for additional information, the 120 day review clock is suspended with 57 of the 120 days used' and it will be restarted within fourteen (14) days of the date of your complete response to this request. When resubmitting requested information, please provide six copies of any plans, and four copies of any reports, in addition to the green resubmittal form. Project Cancellation — Pursuant to Federal Way Revised Code (FWRC) 19.15.050, if an applicant fails to provide additional information to the City within 180 days of being notified that such information is requested, the application shall 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. Z As you are aware, an additional request for information from the Planning Department will be provided to you before S eptember 28, 2009. If you should have any questions regarding this letter or your development project, please feel free to call me at 253-835-2642 or via e-mail at deb.barker@cityoffederalway.com Sincerely, Deb Barker Senior Planner enc: Resubmittal Information Form Lakehaven Comments Lakehaven Map c_ Kevin Peterson, Public Works Engineering Plans Reviewer Soma Chattopadhyay, Traffic Analyst Sarady Long, Traffic Engineer John Jenson, Lakehaven Utility District 1 27 days + [August 18-Sept. 15] 30 days = 57 days 2 Note that a pending code amendment currently before the Federal Way City Council will provide administrative extension to the 180-day time limit, subject to criteria, for those valid Process I, H, III., and N applications that are currently under review [pending as PWRC 19.15.050(4)], Adoption is anticipated by the end of the month. This specific request for additional information is subject to codes that are currently in effect, and an administrative extension is not available. 08-105555 Doc. I.D. 51532 .~` LAKEHAVEN UTILITY DISTRICT �� e� MEMORANDUM CITY pISIT Date: August 26, 2009 To: Deb Barker f From: John Jensen [ 1 RE: Village Green VhaVes II & III (08-105555-00-UP) Route Resub itt #1 Project No. t bej determined. The westerly segment of Phase II & III (west of Village Green of Federal Way, east of the plat of Tuscany and north of the northerly terminus of 2"d Avenue SW) is known to Lakehaven as Cottage West, which has achieved Substantial Completion and Lakehaven is allowing water and sewer service connections in this portion of the project. The segment located south of the original Village Green and east of 2nd Avenue SW is known to Lakehaven as Phase III. A Developer Extension Agreement will be required to abandon, relocate, extend and/or construct mainline water distribution and sanitary sewer facilities to serve Phase III. Additional detail and/or design requirements can be obtained from Lakehaven by completing & submitting a separate application to Lakehaven for either a Developer Pre -Design Meeting or a Developer Extension Agreement (application copies attached). Lakehaven continues to encourage owners/developers/applicants to apply for either of these processes separately to Lakehaven, early in the pre-design/planning phase to avoid delays in overall project development. To date, the owner/applicant has not submitted application(s) for either: Certificate(s) of Availability (formal document(s) for submittal with land use and/or building permit applications, allow 30 days to issue), Developer Pre -Design Meeting (Lakehaven preliminary process to aid in preparation of substantially conforming plans), or Developer Extension Agreement (formal Lakehaven process to manage the design & construction of any required water and/or sewer facilities) separately to Lakehaven. Lakehaven emphasizes that owners/developers/applicants need to apply separately to Lakehaven for the one or more of the above processes, and such application(s) should be made early in the pre-design/planning phase to avoid delays in the overall development process. Further detail and/or design guidance and requirements regarding water distribution and/or sanitary sewer facilities will be 1�_ ' ZG - 011 provided only after the owner/developer/applicant has submitted the appropriate, separate application(s) to Lakehaven. Miscellaneous: 1. Utility conflicts should be identified and coordination should occur as early as possible in the planning process. Project will need to avoid encroachment with existing Lakehaven facilities and easement(s). New perimeter landscape requirements may conflict with existing easement terms & conditions, and if so owner should coordinate any required revisions with the City and Lakehaven early in the pre-design/planning phase to avoid delays in overall project development. Water: 2. There is an existing water main that dissects the property from SW 356th Street to the north that will in conflict with Building F. Lakehaven shall require the existing water main be relocated and the segment of the existing abandoned to accommodate the proposed Building F. Also the water main will need to be connected/looped to the water main in 2"d Avenue SW. 3. A separate water service connection application (form attached) submitted to Lakehaven is required for each new service connection to the water distribution system, or any modification to an existing water service connection (e.g., larger service, irrigation, abandonment of existing service(s), etc.), in accordance with standards defined in Lakehaven's current 'Fees and Charges Resolution'. Non - single -family properties require separate domestic, irrigation (if irrigated landscaped areas are incorporated into the site development), and fire protection (if required or installed) water service connections. 4. Separate water service connections shall be installed for mixed uses within structures that are incompatible for billing purposes (i.e., single-family residential &/or multi -family residential and/or non-residential). 5. Applicant will be required to complete and submit a Water Use Questionnaire (WUQ, copy attached). Information in the WUQ will be used by Lakehaven to determine specific premise isolation (aka backflow prevention) requirements. Sewer: 6. Segment of the existing sewer main extend west near the north end of Phase III needs to be abandoned. 7. Separate sewer service connection permits (application form attached) is required for each new connection to the sanitary sewer system or any modification (re- align, abandon, etc.) to an existing sewer service connection, in accordance with standards defined in Lakehaven's current 'Fees and Charges Resolution'. Minimum slope for gravity sewer service connections is 20/6. In addition to all zz other sewer service installation standards, installation of a Type 1, 48" monitoring �3 7 . zL of manhole is required on the private building sewer line, for all new or modified non- residential connections. 8. Applicant will be required to complete and submit a Sewer Use Survey (SUS, copy attached). Information in the SUS will be used by Lakehaven to determine specific pretreatment requirements. Restaurants Wor commercial food preparation facilities must install & utilize an externally -located, oil/water separator; size to be determined by applicant's engineer. Capital Facilities Charges (use the one applicable): 9. Lakehaven's Capital Facilities Charges are calculated on the basis of Equivalent Residential Units (ERU). Residential equivalency for non-residential connections will be estimated based on anticipated water use (1 ERU = 255 gallons per day for water and 220 gallons per day for sewer). Owner will be required to provide a reliable estimate of proposed water consumption (domestic and irrigation separately) for the property (information from a similar facility may be submitted in lieu of a new estimate). Lakehaven's current 2009 Capital Facilities Charges, subject to change without notice, are $3,000/ERU for water and $2,891/ERU for sewer. 10.Lakehaven's Capital Facilities Charges are calculated on the basis of Equivalent Residential Units (ERU). Residential equivalency for Multi -family use is calculated as 0.67 ERU per unit. Lakehaven's current 2009 Capital Facilities Charges, subject to change without notice, are $3,000/ERU for water and $2,891/ERU for sewer, which would equal a payment of $2,010.00/MFR-unit for water and $1,937.00/MFR-unit for sewer. z 0 CD O a n n 0 0 a t. c E n 0 rb s a 0 rt c Ul O lD lD D cn I Er) N -- p n D °1 �"�z n rt M O N (D UQ (D N N N 0 Q C � rxt CDCD En rt Z3 (D �a n rr (D r-r n =rDa rD In lD 7 (D D- En ,.ram n CD cD o (n n N0 DJ o Qj 4 rt D C.i O '� (D n rt ' zy a) V1 M (D (D cm ai fD -0 CD 0 0 rn CD LO CD `7 (D -1 X ITTJ 4 a D Lnn CD 3 C a R, >_ w - n a D C -- cl-O Gc Q N 0 L - O n -0 D_ D r-r (D O -n _. iQ- _ 3 o DLO (D 0 -0 ((D L. p 4) (D �. 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C LU u Q O N I- L U) J U f In H o I= Q � o � I rn jl it` Ln 5 ? 1�kMaHALL CITY of CITY 8th Federal 1 a 33325 th Avenue South iling Address: PO Box 9718 Federal Way, WA 98CI63-9718 (253) 835-7000 www. ci tyo ffederal way. com RESUBMITTED September 24, 2009 DEC 2 1 2009 CITY OF FEDERAL fty BUILDING DFZPT Heidi Swartz via . il: hpm!rtz@comcast.net Swartz Company 5724 30' Avenue Seattle, WA 98105 RE: FILE #08-105555-UP; VILLAGE GREEN PHASE 11 Additional Information Requested/Planning Department Dear Ms. Swartz: City staff has continued their review of information resubmitted for the Phase II Village Green senior housing project. The information was provided in response to the City's January 16 and January 29, 2009, requests for information. ADDITIONAL INFORMATION REQUESTED The following comments are based on a review of revised plans and reports submitted on August 3, 2009. Planning Department, Deb Barker, 253-835-2642 Comments based on review of resubmitted plans, reports, and the Federal Way Revised Code (FWRC)' are provided on the topics of Affordable Housing, Underground Parking Garage, Pedestrian Walkways, Design Guidelines, and Mechanical Pads from the city's January 29, 2009 letter. (Those comments are repeated in italics with staff comments in bold.) Affordable Housing — Under Federal Way City Code (FWCC) section 22-976, at least two of the dwelling units or five percent of the total number of units, which ever is greater, shall be affordable for the life of the project. Projects including affordable housing may exceed the maximum number of dwelling units as noted under FWCC section 22-976(c)(1). With 169 proposed units, 9 of them must be affordable. Under FWCC section 22-976(c), one bonus market rate unit can be provided for each affordable unit included in the project, zap to 10 percent above the maximum number of dwelling units allowed in the underlying zoning district. In the case of Village Green, there is no maximum number Of senior housing dwelling units permitted in this zone; rather, the number of dwelling units is based on criteria a through d of note #3 ofFWCC section 22-976. In the case of Village Green, affordable units will always be a percentage of the proposed number of units. Rental affordable units are units that are offered for rent at a rate that is affordable to those individuals and families having incomes that are 50 percent or below the median county income_ The affordable rate would be setprior to final inspection and issuance of certificate of occupancy. Staff Comment: Nine (9) units of affordable housing with the income rates set by Sing County annual median income statistics will be a condition of site plan approval for the un-built portions of Village Green Phase II. No further information on this topic is needed at this time. ' Be advised that the Federal Way City Code (FWCC) was reorganized and codified as the Federal Way Revised Code (FWRC) after the January 2009 letter was sent. This letter reflects both the FWCC and the FWRC as applicable Ms. Swartz September 24, 2009 Page 2 Underground Parking Garages — Three underground parking garages are proposed with this project. Provide information about these underground garages including final floor and any footing grades, vehicle ingress and egress openings, locations of air grates, and other features to understand how the garage works with the building elevations. In addition, the garage layout should be included with the submittal, including elevator location, stall and drive aisle layout, storage, and circulation. Refer also to the design guideline requirements for parking structures in FWCC section 22- 1634(c)(2), (3), (6), and (7) when preparing requested information. Staff Comment: Building elevations do not contain details about security grills and other elements that reflect architectural consistency as called out in FWRC 19.115.050(3).2 This will be reviewed with the building permit application. Further designs shall ensure that the buildings built over garages shall not appear to "float" over the parking area, but should be linked with ground level uses or screened. Details relating to the building over the parking garage will be required with the building permit application. No further information on this topic is needed at this time. Pedestrian Walkways —Not all of the pedestrian circulation walkways depicted on the landscape plan prepared by Ned Gulbran are .shown on the site plan `A" pages prepared by Jogi Minatogawa, Inc. This information should be consistently depicted. In addition, pedestrian pathways across drive aisles must be special pavement per FWCC section 22-1634(d)(2); striped pavement is not acceptable. Pedestrian pathways should also be protected from abutting vehicular circulation areas by landscaping. Staff Comment: Pedestrian pathways are now consistent between plans. Information about the special pavement that crosses the drive aisle must be included in the building permit application. Striped paving will not be approved. No further information on this topic is needed at this time. Design Guidelines —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 FWCC. Although the project is a continuation of the previously approved senior housing complex, the FWCC has been amended to include specific design requirements. The undated Statement of Design Intent and Applicable Design Guidelines submitted with the formal application does fully address the residential design requirements listed in the preapplication conference letter and summarized below. Please provide a response to indicate how these requirements are addressed, including if an item is depicted on a plan page or if a modification has been requested: Staff Comment: Responses to the following four items in the form of a written narrative and/or detail drawing are requested before the proposed development is forwarded to the Federal Way Hearing Examiner: 1. Principal entries to buildings shall be highlighted with plaza or garden areas with planting, lighting, seating, trellises, and other features. Such areas shall have windows that overlook them; Please provide a typical detail that shows principal building entries with planting, fighting, seating, and other features. 2. Common recreational spaces shall be located and arranged so that windows overlook them; Please provide a written narrative to demonstrate how this requirement is met, including the type(s) of recreational space, where they are located, and what overlooks them. 2 Note that FWCC 22-1634(c) was recently reorganized as FWRC 19.115.030(3)- File 08-105555-UP Doc, I.D. 51611 Ms. Swartz September 24, 2009 Page 3 3. The longest dimension of any building facade shall not exceed 120 feet. Buildings on same site may be connected by covered pedestrian walkways; and 4. Building facades that are longer than 60 feet and visible from the right-of-way are subject to FWCC Section 22-1635(b), and required to provide two of four specific design treatments for each facade over 60 feet. Modulation and Type II landscaping appear to be proposed to meet this requirement — please confirm, Please provide a written narrative to address these facade related items, including written confirmation of the design treatment methods used and the request to modify building facade lengths. The bulk regulation note on sheet A-1.0 does not address these code requirements. Mechanical Pads — Mechanical pads are proposed along the south side of the buildings. Please provide information about the type and size of units that will go on these pads, show how they are screened and not visible from ROW. Staff Comment: Mechanical information is shown on relevant plans. The height of the screening landscaping may need to be increased to provide adequate screening at the time of construction. This will be reviewed with the building permit application. No further information on this topic is needed at this time. STATUS OF OTHER ITEMS FROM THE JANUARY 29, 2009 LETTER — Please be advised that the Lot Coverage, Building Height, Facade Length, and Garbage Enclosure items from the January 29, 2009, letter have been satisfactorily addressed within the revised plans and documents. However, Public Works and Planning staff are preparing a response to the Process IV timeline item from the January 29, 2009, letter and will forward it to you under separate cover as soon as it is available. REVIEW CLOCK —As noted in the City's September 15, 2009 letter, with that request for additional information, the 120-day review clock was suspended with 57 of the 120 days used3 and it will be restarted within fourteen (14) days of the date of your complete response to requests. When resubmitting requested information, please provide six copies of any plans, and four copies of any reports, in addition to the green resubmittal form. PROTECT CANCELLATION — Pursuant to FWRC 19.15.050, if an applicant fails to provide additional information to the City within 180 days of being notified that such information is requested, the application shall 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. The 180-day notification timeline will commence when the City responds to the Process IV timeline issue. Be advised that under FWRC 19.15.050(2), extension requests to the 180-day notification can be submitted to the city no less than 30 days prior to the lapse of the 180-day period. Supporting evidence to document how specific criteria of FWRC 19.15.050(2)(a) through (c) are met must be included with the written request. 3 27 days + [August 18-Sept. 15] 30 days = 57 days File 08-105555-UP Doc. LD- 51611 Ms. Swartz September 24, 2009 Page 4 If you should have any questions regarding this letter or your development project, please feel free to call me at 253-835-2642 or via e-mail at deb.barker@cityoffederalway.com Sincerely, Deb Barker Senior Plammer ene: Resubmittal Information Form c: Kevin Peterson, Public Works Engineering Plans Reviewer Soma Chattopadbyay, Traffic Analyst Sarady Long, Traffic Engineer John Jenson, Lakehaven Utility District File o8-105555-up Doe. LD. 51611 CITY OF ti Federal Way November 10, 2009 RESUBMITTED DEC 2 1202 CITY OF FEDERAL WAY BUILDING DEPT. CITY HALL 33325 8th Avenue South Mailing Address: PO Box 9718 Federal Way, WA 98063-9718 (253) 835-7000 www.cityoffederalway.com Heidi Swartz via e-mail: hpswartz@comcast.net Swartz Company 5724 30`h Avenue Seattle, WA 98105 RE: FILE #08-105555-UP; VILLAGE GREEN PHASE II DISCUSSION Dear Ms. Swartz: This letter is prepared in response to your August 3, 2009, Response to the January 16, 2009 Request for .Additional Information for the Village Green Phase II project. Specific responses to sections on Process IV timehne and Affordable Housing are provided.1 THE PROCESS IV TEWELINE Your August 3, 2009, response memo stated: "It is understood by the applicant that the time frame for a new approval would begin effective with the Hearing Examiner's decision date, whenever that might occur. " ":fie uest Lor additional time due to prqLect constyxsction phoing. The applicant's team met on June 22, 2009, with Public Works Director Marwan Salloum, and numerous City staff members. It was agreed between all present that City staff would support a 5+5 decision with project f nal Certificate of Occupancys in 2021. This is a 5 year Hearing Examiners Approval with a one-time 5-year extension. The 5-year extension would be subject to application of the then current traffic and drainage standards for what ever construction remains at that time. A TIR Addendum is included, which briefly explains how the project can conform to the anticipated adoption of the 2009 King County Surface Water Design Manual. The Hearing Examiner Decision is estimated at late 2009 or early 2010. City staff is to provide traffic and drainage language in second round comments and language is to be agreed upon by applicant and City prior to the Hearing Examiner Decision. " Staff Response — Following are comments from the Public Works Development Services and Public Works Traffic Department on the additional time request. A. Storm Drainage Requirements- Public Works Development Services supports a five-year extension to the Village Green Phase II Process IV application based on the following water quality discussion and only if the following condition is imposed: 1 Previous comments on other items were forwarded in a September 24, 2009 letter. 2 As of this date, the project is subject to the requirements. of the 1998 King County Surface Water Design Manual and City Addendum to the manual (1998 KCSWDM). Ms. Swartz November 10, 2009 Page 2 Water Quality - Water quality shall be provided for the entire subject (Village Green) site as defined by City Code. Currently, the required level of water quality treatment is per the Resource Stream Protection Menu of the 1998 KCSWDM. Prior to Public Works recommending approval of Use Process IV application, the plans shall show the proposed water quality treatment facility to be utilized to "treat" the subject site.3 Water quantity ("detention/retention") shall be required for the new buildings (currently identified as Buildings F, G, H, I, and J) and other new impervious areas associated with those buildings. The current plans and engineering calculations show that the existing detention facility can be modified to accommodate water quantity for the subject site. DEVF.LOphTpw SERyicTs ComrrioN Or APPROVAL If the ViEajze Green Phase 1I project is not fully constructed or substantially complete within the City code based five- ear timeline granted under Process IV An roval, then the a licant shall desi the storm drainage system to conform to those drainage design requirements and standards 4dogteg d bit the City on the date that the first building perrrdt applications for the Phase H project is determined to be co fete. This condition a lies to an extension beyond the five year timeline ganted under Process IV ursuant to Federal Way Revised Code FWRC 19.15.110. B. Street Modification - In addition to the drainage discussion, the following street modification comments from Public Works Development Services are applicable. On January 14, 2009, the City granted a street modification approval to modify roadway requirements along SW 356`h Street and 1s1 Avenue South (file #08-105172-SM). The modification expires on January 14, 2010. This letter confirms that the January 14, 2009 "street modification approval" to not require road improvements on SW 3561h Street and 1't Avenue South shall remain valid through the life of Phase II application. The eleven feet of additional right-of-way to be deeded to the City along the south property line (SW 356' Street), and the four feet of additional right-of-way to be deeded along the east property line (1' Avenue South) will be required at the time of the first building permit issuance. C. Traff c Division - After evaluating the applicant's request, reviewing the Federal Way Revised Code (FWRC) pertaining to concurrency, as well as past direction provided by the City Council, the Public Works Traffic Division is supportive of the applicant's request for "5+5" only based on the following discussion and only if the following conditions are imposed: Concurrency - Currently, under FWRC 19.90.100, concurrency permits are tied to the underlying land use decision as granted by the Hearing Examiner under the Process IV land use process. Concurrency/traffic mitigation conditions are based on the current adopted Six -Year Transportation Improvement Plan (TIP). The City's Six -Year TIP ranges only from years 2010 to 2015. Current forecasts do show some failing intersections by 2012. If a five year extension were granted, that extension could vest the development's trips up to ten years. (five initial years plus another five years), which is beyond the adopted 2010 to 2015 TIP time range and beyond the City's ability to "retain" the identified traffic mitigation. Furthennore, since concurrency is on a "first come, first serve" basis, reserving the trips for those ten years could potentially create level of service (LOS) problems for other future developments. In order to address this, the Traffic Division staff proposes that the opening year on the concurrency application for the Village Green Phase II project be moved fromyear 2016 to 2011 in order to pass 3 Please be advised that this letter does not respond to the October 21, 2009 letter from Duncanson Company, Inc. 08-105555 Doc. I.D. 5183E Ms. Swartz November 10, 2009 Page 3 the concmzency test. This would vest the development's trips to 2016.4 With this scenario, the traffic division would recommend that the Hearing Examiner support a five-year extension to the Process IV decision only if the following conditions are imposed: TRAFFIC DIVISION CONDITIONS OF APPROVAL 1. If an building ermits for the Village Green Phase 11 Project have not been issued within the City code -based five- ear timeline gEanted under Process N Approval the a licant shall ffindZgparation of anew concurrenc anal sis. This anal sis roust demonstrate that ade ate capar-ily for the unbuilt Vonions of the proiect still exists for the remainder of the pToject. In the event that there is not ade uate ca adty, the a licant shall be required to construct whatever rruiti anon measures are necessM to obtain Level of Service (LDS)E at an failin intersection. 2. If any building et-mits for the Villa e Green Phase Il prokci have not been issued within the Ci code -based five- year timeline anted under Process IV A -ova the a licant shall -Hake payment of applicable tr mortation fees/concurrency fees that are in effect at the subsequent building p ermit issuance associated with any extension. D. Vesting -At the time the Process IV application was determined to be complete, the zoning code stated that a project is considered to be vested to those codes in effect at the time that land use approval is granted.' As a result of this code amendment, ordinance 09-625, the Village Green Phase II project is vested to those codes in effect at the time of complete application, which in this case is December 20, 2008. APFoRDABLE HOUSING Your August 3, 2009, response memo stated: "The affordable rate (monthly rent) is tied to King County's Median income. The County sets income rates annually based on statistics and household size. Therefore, the "affordable rate" will adjust or float each year based on King County statistics and will not be "set" prior to final inspection and issuance of certificate of occupancy. Per the letter dated December 17, 2008, from Heidi Swartz to Deb Barker, Cottages West affordable units will be provided in the un-built portion. of Village Green Phase 11 " Staff Response: Your August 3, 2009, letter notes that Phase II of the Village Green housing will provide affordable housing required for the Village Green site. You have verbally indicated that as a matter of policy, the company extends rental contracts when residents have run out of funds. These are subsidized levels that are equivalent to affordable housing rates. F7dRC 19.110.010 requires that `An agreement in a farm approved by the city must be recorded with King County Department of Elections and Records requiring affordable dwelling units which are provided under the provisions of this section to reruain as affordable housing for the life of the project. This agreement shall be a covenant running with the land, binding on the assigns, heirs and successors of the applicant.' In order to ensure that your company policy will satisfy FWRC affordable housing requirements, please provide a sample of a written agreement that documents that affordable housing is provided at Village 4 2011 + 5 years is 2016. 5 Per the Mach 16, 2009, letter regarding issues around land use approval, vesting, and a right- of -way modification request. 09-105555 DDc. LD- 51836 Ms. Swartz November 10, 2009 Page 4 Green in ratios required by the FWRC for the life of the project. This agreement would be reviewed by the City Attorney for compliance with the affordable housing goals and requirements of the FWRC. SUMMARY In summary, the Village Green Phase II project is vested to codes in effect at the date of complete application or December 20, 2008. The right-of-way modification decision of January 14, 2009, is extended for the life of this project with this letter. The City will recommend that the Hearing Examiner extend the Process IV approval for five years beyond the five year construction approval timeline, for a total of no more than ten years, subject to the following conditions: If any building permits for the Village Green Phase II 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 unbuilt 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 obtain Level of Service (LOS) E at any failing intersection. 2. If any building permits for the Village Green Phase II 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/coneurrency fees that are in effect at the subsequent building permit issuance associated with any extension. If the Village Green Phase 11 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 FWRC 19.15.110. Please do not hesitate to contact me at 253-835-2642 or via e-mail at deb.barker@cityoffederalway.com if you have any questions about this letter. Kevin Peterson in Public Works Development Services can be reached at 253-835-2734 and Soma. Chattopadhyay in the Public Works Traffic Division can be reached at 253-835-2745_ Sincerely, Deb Barker Senior Planner c: Greg Fewins, Director of Community Development Services Cary Roe, Director of Public Works/EDC/Parks Ken Miller, Deputy Director of Public Works Marwan Salloum, Deputy Director of Public Works Rick Perez, City Traffic Engineer Isaac Conlen, Planning Manager Kevin Peterson, Engineering Plans Reviewer Soma Chattopadhyay, Traffic Analyst 08-105555 Doa I.D. 51836 CITY OF �. Federal November 10, 2009 CITY HALL 33325 8th Avenue South Way Mailing Address: PO Box 9718 Federal Way, WA 98063-9718 (253) 835-7000 www.cityoffederalway.com Heidi Swartz via e-mail: hpswartz@comcast.net Swartz Company 5724 3& Avenue Seattle, WA 98105 RE: FILE #08-105555-UP; VILLAGE GREEN PHASE II DISCUSSION Dear Ms. Swartz: This letter is prepared in response to your August 3, 2009, Response to the January 16, 2009 Request for Additional Information for the Village Green Phase H project. Specific responses to sections on Process IV timeline and Affordable Housing are provided.' THE PROCESS IV TIIdELUNE Your August 3, 2009, response memo stated: "It is understood by the applicant that the time frame for a new approval would begin effective with the Hearing Examiner's decision date, whenever that might occur. " "Request for additional time due to proLect construction phg n . The applicant's team met on June 22, 2009, with Public Works Director Marwan Salloum, and numerous City staff members. It was agreed between all present that City staff would support a 5+5 decision with project final Certificate of Occupancys in 2021. This is a 5 year Hearing Examiners Approval with a one-time 5-year extension. The 5-year extension would be subject to application of the then current trajjc and drainage standards for what ever construction remains at that time. A TIR Addendum is included, which briefly explains how the project can conform to the anticipated adoption of the 2009 King County Surface Water Design Manual. The Hearing Examiner Decision is estimated at late 2009 or early 2010. City staff is to provide tra)ftc and drainage language in second round comments and language is to be agreed upon by applicant and City prior to the Hearing Examiner Decision. " Staff Response — Following are comments from the Public Works Development Services and Public Works Traffic Department on the additional time request. A. Storm Drainage Requirementsz- Public Works Development Services supports a five-year extension to the Village Green Phase II Process IV application based on the following water quality discussion and only if the following condition is imposed: 1 Previous comments on other items were forwarded in a September 24, 2009 letter. 2 As of this date, the project is subject to the requirements. of the 1998 King County Surface Water Design Manual and City Addendum to the manual (1998 KCSWDM). Ms, Swartz November 10, 2009 Page 2 Water Quality - Water quality shall be provided for the entire subject (Village Green) site as defined by City Code. Currently, the required level of water quality treatment is per the Resource Stream Protection Menu of the 1998 KCSWDM. Prior to Public Works recommending approval of Use Process IV application, the plans shall show the proposed water quality treatment facility to be utilized to "treat" the subject site.' Water quantity ("detention/retention") shall be required for the new buildings (currently identified as Buildings F, G, H, I, and J) and other new impervious areas associated with those buildings. The current plans and engineering calculations show that the existing detention facility can be modified to accommodate water quantity for the subject site. DEVELOPMENT SERVICES CONDMON OF APPROVAL If the Village Green Phase II project is not ftWy constructed or substantially couplete within the Ci code -based five- ear timeline ganted 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 applicatioLi(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 Way Revised Code (FWRC) 19,_15.110. B. Street Modification - In addition to the drainage discussion, the following street modification comments from Public Works Development Services are applicable. On January 14, 2009, the City granted a street modification approval to modify roadway requirements along SW 356th Street and V Avenue South (file #08-105172-SM). The modification expires on January 14, 2010. This letter confirms that the January 14, 2009 "street modification approval' to not require road improvements on SW 356th Street and 1st Avenue South shall remain valid through the life of Phase II application. The eleven feet of additional right-of-way to be deeded to the City along the south property Iine (SW 356th Street), and the four feet of additional right-of-way to be deeded along the east property line (1st Avenue South) will be required at the time of the first building permit issuance. C. Traffic Division - After evaluating the applicant's request, reviewing the Federal Way Revised Code (FWRC) pertaining to Concurrency, as well as past direction provided by the City Council, the Public Works Traffic Division is supportive of the applicant's request for "5+5" only based on the following discussion and only if the following conditions are imposed: Concurrency - Currently, under FWRC 19.90.100, Concurrency permits are tied to the underlying land use decision as granted by the Hearing Examiner under the Process IV land use process. Concurrency/traffic mitigation conditions are based on the current adopted Six -Year Transportation Improvement Plan (TIP). The City's Six -Year TIP ranges only from years 2010 to 2015. Current forecasts do show some failing intersections by 2012. If a five year extension were granted, that extension could vest the development's trips up to ten years. (five initial years plus another five years), which is beyond the adopted 2010 to 2015 TIP time range and beyond the City's ability to "retain" the identified traffic mitigation. Furthermore, since Concurrency is on a "first come, first serve" basis, reserving the trips for those ten years could potentially create level of service (LOS) problems for other future developments. In order to address this, the Traffic Division staff proposes that the opening year on the Concurrency application for the Village Green Phase II project be moved from year 2016 to 2011 in order to pass 3 Please be advised that this letter does not respond to the October 21, 2009 letter from Duncanson Company, Inc. 08-105555 Doc I D. 51936 Ms. Swartz November 10, 2009 Page 3 the concurrency test. This would vest the development's trips to 2016 4 With this scenario, the traffic division would recommend that the Hearing Examiner support a five-year extension to the Process IV decision only if the following conditions are imposed: TRAFFIC DIVISION CONDITIONS OF APPROVAL 1. If M btfilding permits for the Villa a Green Phase 11 project have not been issued within the City code -based five- ear timeline granted under Process IV A roval the applicant shall fund prWaration of a new concurrgLncy anal sis. This an -alysis must demonstrate that ade uate capagh for the unbuilt portions of the prLD'ect still exists for the remainder of the ro"ect. hn the event that there is not ade to Macijy, the a licant shall be required to construct whatever mitigation measures are necessaU to obtain Level of Service (LOS) E at M failin intersection. 2. If an building permits for the Village Green Phase 11 Rroject have not been issued within the City code -based five-year timeline anted under Process IV ApRroval, the applicant shall make payment of applicable transportation feeslconcurrency fees that are in effect at the subsequent building permit issuance associated with an extension. D. Vesting - At the time the Process IV application was determined to be complete, the zoning code stated that a project is considered to be vested to those codes in effect at the time that land use approval is granted.' As a result of this code amendment, ordinance 09-625, the Village Green Phase II project is vested to those codes in effect at the time of complete application, which in this case is December 20, 2008. AFFORDABLE HOUSING Your August 3, 2009, response memo stated: "The affordable rate (monthly rent) is tied to King County's Median income. The County sets income rates annually based on statistics and household size. Therefore, the "affordable rate" will adjust or float each year based on King County statistics and will not be "set" prior to final inspection and issuance of certificate of occupancy. Per the letter dated December 17, 2008, from Heidi Swartz to Deb Barker, Cottages West affordable units will be provided in the un-built portion of Village Green Phase H. " Staff Response: Your August 3, 2009, letter notes that Phase II of the Village Green housing will provide affordable housing required for the Village Green site. You have verbally indicated that as a matter of policy, the company extends rental contracts when residents have run out of funds. These are subsidized levels that are equivalent to affordable housing rates. FWRC 19.110.010 requires that `An agreement in a form approved by the city must be recorded with King County Department of Elections and Records requiring affordable dwelling units which are provided under the provisions of this section to remain as affordable housing for the life of the project. This agreement shall be a covenant running with the land, binding on the assigns, heirs and successors of the applicant.' In order to ensure that your company policy will satisfy FWRC affordable housing requirements, please provide a sample of a written agreement that documents that affordable housing is provided at Village 4 2011 + 5 years is 2016. 5 Per the March 16, 2009, letter regarding issues around land use approval, vesting, and a right- of -way modification request. 08-105555 Doc. I.D. 51836 Ms. Swartz November 10, 2009 Page 4 Green in ratios required by the FWRC for the life of the project. This agreement would be reviewed by the City Attorney for compliance with the affordable housing goals and requirements of the FWRC. SUMMARY hi summary, the Village Green Phase H project is vested to codes in effect at the date of complete application or December 20, 2008. The right-of-way modification decision of January 14, 2009, is extended for the life of this project with this letter. The City will recommend that the Hearing Examiner extend the Process IV approval for five years beyond the five year construction approval timeline, for a total of no more than ten years, subject to the following conditions: If any building permits for the Village Green Phase II 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 unbuilt 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 obtain Level of Service (LOS) E at any failing intersection. 2. If any building permits for the Village Green Phase II 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 fees that are in effect at the subsequent building permit issuance associated with any extension. If the Village Green Phase H 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 R project is determined to be complete. This condition applies to any extension beyond the five-year timeline granted under Process IV pursuant to FWRC 19.15.110. Please do not hesitate to contact me at 253-835-2642 or via e-mail at deb.barker@cityoffederalway.com if you have any questions about this letter. Kevin Peterson in Public Works Development Services can be reached at 253-835-2734 and Soma Chattopadhyay in the Public Works Traffic Division can be reached at 253-835-2745. Sincerely, Deb Barker Senior Planner c: Greg Fewins, Director of Community Development Services Cary Roe, Director of Public Works/EOC/Parks Ken Miller, Deputy Director of Public Works Marwan Salloum, Deputy Director of Public Works Rick Perez, City Traffic Engineer Isaac Conlen, Planning Manager Kevin Peterson, Engineering Plans Reviewer Soma Chattopadhyay, Traffic Analyst 08-105555 Doc. I D. 51836 AkCITY OF Federal Way November 5, 2009 Harold Duncanson, P.E. Duncanson Company, Inc. 145 SW 1551h St, Suite 102 Seattle, WA 98166 CITY HALL 33325 8th Avenue South Mailing Address: PO Box 9718 Federal Way, WA 98063-9718 (253) 835-7000 www cityoffederalway.com Re: Permit #08-105555-00-UP; Village Green Water Quality Requirements Dear Mr. Duncanson, This letter responds to your October 21, 2009 letter, requesting clarification on the City's position that requires the existing developed portion of the Village Green site to provide a water quality treatment facility that meets the higher standard of Water Quality Protection (currently identified as Resource Stream Protection). Federal Way Revised Code (FWRC) Section 19.30.120 — Non -conforming water quality improvements, sets forth the circumstances under which redevelopment projects must bring the entire site (both the completed phase and Phase II) into compliance with current water quality standards. The Village Green Phase II development exceeds the thresholds set forth under sections (1)(a), (b), (d), (e), and (h) of this code section. Although FWRC 19.31.120 does not specifically state that the development provide water quality treatment at the higher standard, it is through Section 1.2.8.1 — Area -Specific Water Quality Menus, and Special Requirement #1 (Section 1.3.1), Other Adopted Area -Specific Requirements - of the City's Addendum to the King County Surface Water Design Manual (KCSWDM) that we determine that the higher standard applies. Specifically, the note within the exception statement under Section 1.2.8.1 of the Addendum states 'A higher standard maybe imposed by an adopted resource management plan through Special Requirement #1, Section 1.3.1... " The Executive Proposed Basin Plan — Hylebos Creek and Lower Puget Sound (Basin Plan), was adopted by the City for use in developing a comprehensive approach to stormwater management. This Basin Plan cites water quality degradation throughout the Hylebos Creek Basin, and recommends development of a water quality improvement program for that basin. In summary: FWRC Section 19.30.120 provides the circumstances for when a redevelopment project must bring the site into conformance with current water quality standards. The City developed an area -specific water quality applications map based on recommendations of the Hylebos Basin Plan. Harold Duncanson, P.E. Re: Permit #08-105555-00-uP; Village Green Water Quality Requirements Page 2 Title 16 of FWRC adopts the KCSWDM and City Addendum to the manual. The note under the exception article of Section 1.2.8.1 of the City's Addendum indicates that a higher level of water quality treatment may be imposed for redevelopment projects through Special Requirement #1 of the Addendum. Special Requirement #1 of the Addendum indicates that "...the drainage requirements- of the adopted area specific re (KCSWD) manual. " gulation shal/supersede those in this Therefore, based on the above requirements, Village Green site be brought into conformance as part of this phase of development. it was determined by the City that the entire with the higher level of water quality protection I trust that this satisfies your request for clarification. If you gave any further questions, please feel free to contact me at (253) 835-2734. Sincerely, 4V W p Kevin Peterson Engineering Plans Reviewer KP: dl cc: Deb Barker, Senior Planner Project File (KP) Day File L: /CSDC/ dots/sa ve/28733311044. d oc DUNCANSON Company, Inc. October 21, 2009 DC198480.2 Mr. Kevin Peterson, PE Public Works Engineer City of Federal Way 33325 8`h Avenue South P.O. Box 9718 Federal Way, Washington 98063-9718 Subject: Village Green FW File #08-105555-UP Z Z Dear Kevin: Z Based on our meeting with Ken Miller in August and the September 15, 2009 comment o letter, we understand that the City is requesting the Village Green stormwater facilities be Q upgraded to provide Resource Stream water quality (tentatively the Enhanced Basic y Standard per the impending 2009 King County Surface Water Design Manual) for the whole site, not just the remaining improvements. rn We oppose the requirement to provide supplemental stormwater quality treatment for the already -completed portions of the Village Green Campus. The storm water system for Village Green was constructed to provide water quality treatment to the standard in effect at the time and essentially conforms to or exceeds the Basic Water Quality Protection Standard. You have referenced FWRC 19.30.120, which requires redeveloping properties with non- conforming water quality facilities be brought into compliance with current development standards (FWRC Title 16 Surface Water Management) However, FWRC Title 16 eventually directs you to the 1998 King County Surface Water Design Manual with the Federal Way Addendum. Within these standards, Core Re uirement #$: Water Qualily specifically states that redevelopment projects need only provide Basic Water Quality protection, with a note that higher standards may be imposed through Special Requirement #1. Note that the wetpond aspect of the existing Village Green development alone provides Basic Water Quality treatment. FWRC 16.25.010 (1)(h}—Core Requirement 8 also states that redevelopment projects, must provide water quality (WQ) facilities to treat the runoff from new and/or replaced (not existing) pollution -generating surfaces. 145 SW 155th Street - Suite 102 • Seattle, Washington 98166 Phone 206.244.4141 • Fax 206.244.4455 • Web unow.duncansonco.com CIVIL ENGINEERING 1 Mr. Kevin Peterson, PE 10/21 /2009 Page 2 Continuing to Special Requirement #1: Other Adopted Area -Specific Re uirements, there is a referent that the project must conform to the requirements of the Hylebos Creek and Lower Puget Sound Basin Plan. However, the only reference to special water quality facilities within that plan is a wet pond followed by a biofiltration swale. This was constructed with the original Village Green development. We understand that Federal Way has deemed this combination of facilities as obsolete and instead imposes the Resource Stream Water Quality menu (aka the Enhanced Basic Water Quality menu). The Resource Stream Protection Menu, states that any project (excluding redevelopment projects) shall provide this level of treatment if located in an area needing this protection as determined by Federal Way Public Works. Based on the numerous references to excluding redevelopment projects from the Resource Stream standard, how can anything besides the Basic standard apply to the already completed portions of the Village Green project? Another way to ask the question is that if the redevelopment exclusion doesn't apply in this case, when would it ever apply? This is not an exclusion from providing stormwater treatment, it simply provides Basic Water Quality Treatment instead of Resource Stream Treatment for redevelopment projects. It seems the intent of FWRC 19.30.120 is to require stormwater quality facilities for redevelopment projects, where perhaps there were no provisions for stormwater treatment or less than the Basic Water Protection was provided. However, within the Resource Stream Protection areas (either by Core Requirement #8 or Special Requirement #1) redevelopment projects need only provide the Basic Water Quality Protection. In summary, while FWRC 19.30.120 requires redeveloping sites to be brought to current standards, the design guidelines that implement those standards require only Basic Water Quality treatment for redevelopment. We respectfully request a response by November 4. Sincerely, Duncanson Company, Inc. �•'�rit Harold M. Duncanson, P.E. President Enclosures CC: Heidi Powell Swartz, Village Green LLC Deb Barker, Federal Way Planning Village Green of Federal Way, A Retirement Campus LLC March 16, 2009 Ms. Deb Barker Senior Planner City of Federal Way P.O. Box 9718 33325 8`h Ave S Federal Way, WA 98063-9718 Re: Process IV 08-105555-00-UP Village Green Phases II & IIIExtension Dear Deb: We began discussions with the City in October 2006 regarding our options for extending Village Green and Cottages West land use approvals beyond April 23, 2011. We were advised that after obtaining our final one year extension that a "new" Process IV would be required to extend our approvals beyond 2011. Time A Process IV preapplication meeting was held on July 24, 2008. In the subsequent months (August -November 2008) based on the City comment letter (August 8, 2008) and multiple conversations with staff our common understanding was that "the new Process IV request for time would be for the period of time after 2011". We requested an extension of our current land use approvals for a 10 year period from April 23, 2011. Per The City comment letter (August 8, 2008), staff's concern was the allowable length of time 5+1 years and whether it would be possible to extend beyond 5+1 years. At no point, was there any discussion of whether the time requested could be added to the April 23, 2011 date. We were advised by staff to ask for the amount of time we needed, which was 10 years, when we submitted our Process IV Application in November. Vesting Throughout the preapplication process, the formal application and the many months leading up to the preapplication and formal application the common understanding was that the project would be "vested" on the date of a complete land use submission. Based on the City's longstanding practice of vesting with a successful land use application we successfully submitted for the new Process IV on November 18, 2008. Right of Way Modification Request —Expiration Tied to Land Use This is our fourth Process III/IV submittal process with the City for Village Green. Previous Right of Way modification approvals have referenced related land use approvals RESUBMITTED PO Box 98309, Des Moines, WA 98003 (206) 824-6224 (206) 824-5797 fax MAR 19 '2009 CITY OF FEDERAL WAY BUILDING DEPT. Village Green of Federal Way, A Retirement Campus LLC Page Two Ms. Deb Barker March 16, 2009 with no expiration date. It continues to be our expectation that the most recent Right of Way Modification request granted on January 11, 2009 will be treated in a similar manner, tied to land use approval dates. As we try to make the project affordable to the widest number of seniors in Federal Way, it is important that we eliminate unpredictability, undue process and unnecessary fees. There are many variables in the development process that affect the viability, timing, and success of a project, many of which are outside our control. Since we have started the development of Village Green we have experienced a tech boom and bust, the attacks of 9/11, and most recently the global credit crisis with the worst recession in the last thirty years. As we go forward continued consistency and predictability from the City are essential to Village Green's success. We are respectfully requesting: • Land Use Approvals for 10 years ■ Vesting per our November 18, 2008 land use submittal • Right of Way Modification to Street Improvement approvals tied to land use approvals It is important to the Powell Family that we continue to work with the City to create a senior housing campus that is a good neighbor and positive addition to the Federal Way community over the decades to come. I can best be reached at (206) 730-6933 cell or via email: hpswartzQcomcast.net. I look forward to hearing from you soon. Sincerely, Heidi Swartz Development Manager PO Box 98309, Des Moines, WA 98003 (206) 824-6224 (206) 824-5797 fax LEGEND A B C D E F DUNCANSON COMPANY, INC. Civil Engineenn, - Sune.%in, • LvWYlanning 1 a5.0' 155,h Sr• Suile 102 St 1gao lrx ., 44.4455 Site Pictures Key Map N'' ``' Scale: N/A I Drawn: JMK No: 98480 APT •�� _ .�+- _ _ _f. .. n____4 A AIT-.4 406 Aic r7ta. r.4 poll Point C — South Point C — West §lf POSM, M�-- JL IFF :r� - S 1 jI. a l• � �F z � � r _ A � � iAA �i� '� :.i• ' � ^i' ' .� Kai .1 r.. , $J_. ':t- AW i. .4 Io, t Al .4w I ro 1% iT Lmw y -�.—,�-•.r, i•� lT-•--r'� Ft = .ram � _s 3'r .-"�c-7,s - .�'• i _ _..-� .JrK ~Aa�.�. :mac' _ �,�•� 4 F. Ila PACIFIC NORTHWEST TITLE COMPANY OF WASHINGTON, INC. 215 Columbia Street Seattle, Washington 98104-1511 Senior Title Officer, Marilyn Sanden (marilynsanden@pnwt.com) Senior Title Officer, Bob Curtis (bobcurtis@pnwt.com) Unit No. 2 FAX No. (206)343-8400 Telephone Number (206)343-1345 Duncanson Company Title Order No. 684227 145 Southwest 155th Street, #102 CERTIFICATE FOR Burien, Washington 98166 FILING PROPOSED PLAT Attention: Jennifer Kelly Your Ref.: Village Green Process IV PROCESS IV APPLICATION CERTIFICATE SCHEDULE A GENTLEMEN: In the matter of the plat submitted for your approval, this Company has examined the records of the County Auditor and County Clerk of King County, Washington, and the records of the Clerk of the United States Courts holding terms in said County, and from such examination hereby certifies that according to said records the title to the following described land: As on Schedule A, page 2, attached. IS VESTED IN: VILLAGE GREEN OF FEDERAL WAY, a Retirement Community, LLC, a Washington limited liability company as to Parcel A; and MONTE B. POWELL and DIANE E. POWELL, husband and wife, as to Parcel B SUBJECT TO THE FOLLOWING EXCEPTIONS: As on Schedule B, attached hereto. CHARGE: $200.00 TAX: $ 18.00 TOTAL CHARGE: $218.00 RECORDS EXAMINED TO: October 20, 2008, at 8:00 a.m. PAC IC NORTHWEST TITL COMPANY OF WAS GTON INC. Maril Sanden V E Senior Title Officer Unit No. 2 NOV 18 ZOOS CITY OF FEDERAL WAY CDS Order No. 684227 SHORT PLAT CERTIFICATE SCHEDULE A Page 2 The land referred to in this certificate is situated in the State of Washington, and described as follows: PARCEL A: Lot B, City of Federal Way Boundary Line Adjustment No. 00-104014- 00-SU, recorded under King County Recording Number 20011205900002, said Boundary Line Adjustment being a portion of the west half of the northeast quarter of the northeast quarter in Section 30, Township 21 North, Range 4 East, W.M., in King County, Washington. PARCEL B: Lot D, City of Federal Way Boundary Line Adjustment No. 00-104014- 00-SU, recorded under King County Recording Number 20011205900002, said Boundary Line Adjustment being a portion of the northeast quarter of the northeast quarter in Section 30, Township 21 North, Range 4 East, W.M., in King County, Washington; EXCEPT that portion of Lot D conveyed to the City of Federal Way by Warranty Deed recorded as Recording Number 20080225000630. END OF SCHEDULE A SHORT PLAT CERTIFICATE Schedule B GENERAL EXCEPTIONS: Order No. 684227 1. Rights of claims of parties in possession not shown by the public records. 2. Public or private easements, or claims of easements, not shown by the public record. 3. Encroachments, overlaps, boundary line disputes, or other matters which would be disclosed by an accurate survey or inspection of the premises. 4. Any lien, or right to a lien, for services, labor or material heretofore or hereafter furnished, imposed by law and not shown by the public records, or Liens under the Workmen's Compensation Act not shown by the public records. 5. Any title or rights asserted by anyone including but not limited to persons, corporations, governments or other entities, to tide lands: or lands comprising the shores or bottoms of navigable rivers, lakes, bays, ocean or sound, or lands beyond the line of the harbor lines as established or changed by the United States Government. 6. (a) Unpatented mining claims; (b) reservations or exceptions in patents or in Acts authorizing the issuance thereof; (c) water rights, claims or title to water. 7. Any service, installation, connection, maintenance, capacity, or construction charges for sewer, water, electricity or garbage removal. 8. General taxes not now payable or matters relating to special assessments and special levies, if any, preceding the same becoming a lien. 9. Indian tribal codes or regulations, Indian treaty or aboriginal rights, including, but not limited to, easements or equitable servitudes. SHORT PLAT CERTIFICATE SCHEDULE B Page 2 SPECIAL EXCEPTIONS: Order No. 684227 1. EASEMENT AND THE TERMS AND CONDITIONS THEREOF, INCLUDING, BUT NOT LIMITED TO, THE FOLLOWING: IN FAVOR OF: City of Federal Way CONDEMNED IN KING COUNTY SUPERIOR COURT CAUSE NUMBER: 89-2-25115-9 PURPOSE: Slopes and utilities AFFECTS: Southwesterly portion of Parcel B AREA AFFECTED: That portion of the south three-quarters of the west half of the east half of the northeast quarter of the northeast quarter of Section 30, Township 21 North, Range 4 East, lying westerly, southwesterly and southerly of the following described line: Beginning at a point on a line 30 feet easterly of and parallel with the centerline of 2nd Avenue Southwest as surveyed under King County Road Survey No. 25-21-3-7A, said point being opposite Engineer's Station 1+35; thence southerly to a point on a line 52 feet northerly of and concentric with the centerline of Southwest 356th Street, as surveyed under said Road Survey, said point being opposite Engineer's Station 66+00; thence easterly to a point on a line 47 feet northerly of and parallel with said centerline, said point being opposite Engineer's Station 66+30; thence easterly along said parallel line to a point opposite Engineer's Station 67+75; thence easterly to a point on a line 50 feet northerly of and parallel with said centerline, said point being opposite Engineer's Station 68+00; thence easterly to a point on a line 47 feet northerly of and parallel with said centerline, said point being opposite Engineer's Station 68+25; thence easterly along said parallel line to the easterly line of said property; That portion of the south three-quarters of the east half of the east half of the northeast quarter of the northeast quarter of Section 30, Township 21 North, Range 4 East, lying southerly, southeasterly and easterly of the following described boundary: Beginning at a point on the westerly line of said property, said point being the intersection of said westerly line with a line 47 feet northerly of and parallel with the centerline of Southwest 356th Street as surveyed under King County Road Survey No. 25-21-3- 7A; thence easterly along said parallel line to a point opposite Engineer's Station 69+05; thence easterly to a point on a line 60 (continued) Order No. 684227 SHORT PLAT CERTIFICATE SCHEDULE B Page 3 feet northerly of and parallel with said centerline, said point being opposite Engineer's Station 69+50; thence easterly to a point on a line 57 feet northerly of and parallel with said centerline, said point being opposite Engineer's Station 70+00; thence easterly to a point on a line 47 feet northerly of and parallel with said centerline, said point being opposite Engineer's Station 70+40; thence easterly along said parallel line to a point opposite Engineer's Station 70+75; thence easterly to a point on a line 51 feet northerly of and parallel with said centerline, said point being opposite Engineer's Station 70+85; thence easterly to a point on a line 48 feet northerly of and parallel with said centerline, said point being opposite Engineer's Station 71+00; thence easterly along said parallel line to a point opposite Engineer's Station 71+50; thence northeasterly to a point on a line 58 feet westerly of and parallel with the centerline of 1st Avenue South as surveyed under said Road Survey, said point being opposite Engineer's Station 4+50; thence northerly to a point on a line 53 feet westerly of and parallel with said centerline, said point being opposite Engineer's Station 5+00; thence northerly along said parallel line to a point opposite Engineer's Station 5+50; thence northerly to a point on a line 48 feet westerly of and parallel with said centerline, said point being opposite Engineer's Station 6+00; thence northerly to a point on a line 61 feet westerly of and parallel with said centerline, said point being opposite Engineer's Station 6+50; thence northerly to a point on a line 50 feet westerly of and parallel with said centerline, said point being opposite Engineer's Station 6+97; thence northerly to a point on a line 30 feet westerly of and parallel with said centerline, said point being opposite Engineer's Station 9+50 EASEMENT AND THE TERMS AND CONDITIONS REFERENCED THEREIN, INCLUDING, BUT NOT LIMITED TO, THE FOLLOWING: GRANTEE: Federal Way Water and Sewer, a municipal corporation PURPOSE: Sewer facilities and all appurtenances related thereto AREA AFFECTED: Westerly portion of Parcel A RECORDED: March 25, 1994 RECORDING NUMBER: 9403252393 (continued) 3 4 E Order No. 684227 SHORT PLAT CERTIFICATE SCHEDULE B Page 4 NON-EXCLUSIVE EASEMENT AGREEMENT AND THE TERMS AND CONDITIONS THEREOF: By: Village Green of Federal Way, a Retirement Community, LLC and Pan Western Land Company, Inc., a Washington corporation RECORDED: RECORDING NUMBER: September 3, 1996 9609031406 EXCLUSIVE EASEMENT AGREEMENT AND THE TERMS AND CONDITIONS THEREOF: By: Village Green of Federal Way, a Retirement Community, LLC, Pan Western Land Company, Inc., a Washington corporation and Monte B. Powell RECORDED: RECORDING NUMBER: September 3, 1996 9609031407 EASEMENT AND THE TERMS AND CONDITIONS REFERENCED THEREIN, INCLUDING, BUT NOT LIMITED TO, THE FOLLOWING: GRANTEE: Puget Sound Power & Light Company, a Washington corporation PURPOSE: Construct, operate, maintain, repair, replace and enlarge one or more electric transmission and/or distribution lines with all necessary or convenient appurtenances AREA AFFECTED: The east ten feet of Parcel B RECORDED: September 13, 1996 RECORDING NUMBER: 9609131083 6. EASEMENT AND THE TERMS AND CONDITIONS REFERENCED THEREIN, INCLUDING, BUT NOT LIMITED TO, THE FOLLOWING: GRANTEE: PURPOSE: AREA AFFECTED: RECORDED: RECORDING NUMBER: Lakehaven Utility District Water facilities Easterly portion of Parcel A July 10, 1998 9807101731 (continued) Order No. 684227 SHORT PLAT CERTIFICATE SCHEDULE B Page 5 7. EXCLUSIVE EASEMENT AGREEMENT AND THE TERMS AND CONDITIONS THEREOF: BY: Monte B. Powell and Diane E. Powell, husband and wife, and Village Green of Federal Way, a Retirement Community, LLC RECORDED: RECORDING NUMBER: January 7, 1999 9901071544 8. EXCLUSIVE EASEMENT AGREEMENT AND THE TERMS AND CONDITIONS THEREOF: BY: Village Green of Federal Way, a Retirement Community, LLC, and Monte B. Powell and Diane E. Powell, husband and wife RECORDED: RECORDING NUMBER: February 27, 2001 20010227000472 9. DRAINAGE AND GREENBELT EASEMENT AGREEMENT AND THE TERMS AND CONDITIONS THEREOF: BY: RECORDED: RECORDING NUMBER: AFFECTS: Village Green of Federal Way, a Retirement Community, LLC, a Washington Corporation June 26, 2006 20060626002121 Parcel A 10. DRAINAGE RELEASE COVENANT AND EASEMENT FOR INGRESS AND EGRESS TO INSPECT AND MONITOR SURFACE WATER DRAINAGE FACILITIES AGREEMENT AND THE TERMS AND CONDITIONS THEREOF: BY• Village Green of Federal Way, LLC, a Washington Limited Liability Company RECORDED: June 26, 2006 RECORDING NUMBER: 20060626002497 AFFECTS: Parcel A As modified by Recording Number 20061031001521. (continued) Order No. 684227 SHORT PLAT CERTIFICATE SCHEDULE B Page 6 11. EASEMENT AGREEMENT AND THE TERMS AND CONDITIONS THEREOF: BY: Village Green of Federal Way, A Retirement Community, LLC RECORDED: November 9, 2007 RECORDING NUMBER: 20071109001491 AFFECTS: Parcel A 12. UNDERGROUND UTILITY EASEMENT, AND THE TERMS AND CONDITIONS REFERENCED THEREIN, INCLUDING, BUT NOT LIMITED TO, THE FOLLOWING: GRANTEE: Puget Sound Energy, Inc., a Washington corporation PURPOSE: Transmission, distribution and sale of gas and electricity AREA AFFECTED: Southeasterly portion of Parcel B RECORDED: March 5, 2008 RECORDING NUMBER: 20080305000580 Contains covenant prohibiting structures over said easement or other activity which might endanger the underground system. 13. UNDERGROUND UTILITY EASEMENT, AND THE TERMS AND CONDITIONS REFERENCED THEREIN, INCLUDING, BUT NOT LIMITED TO, THE FOLLOWING: GRANTEE: Puget Sound Energy, Inc., a Washington corporation PURPOSE: Transmission, distribution and sale of gas and electricity AREA AFFECTED: As now constructed, to be constructed, extended or relocated, lying within Parcel A RECORDED: March 5, 2008 RECORDING NUMBER: 20080305000581 Contains covenant prohibiting structures over said easement or other activity which might endanger the underground system. (continued) Order No. 684227 SHORT PLAT CERTIFICATE SCHEDULE B Page 7 14. COVENANTS, CONDITIONS, RESTRICTIONS AND EASEMENTS CONTAINED IN SHORT PLAT: RECORDED: August 10, 1977 RECORDING NUMBER: 7708100901 AFFECTS: Easterly portion of Parcel A 15. Matters which may be disclosed by unrecorded Lot Line Adjustment Number 19990708900011, reference to which is made in King County Assessor's description of the herein described property. Said instrument is not available for our review. AFFECTS: Parcel B and easterly portion of Parcel A 16. COVENANTS, CONDITIONS, RESTRICTIONS AND EASEMENTS CONTAINED IN LOT LINE ADJUSTMENT: RECORDED: December 5, 2001 RECORDING NUMBER: 20011205900002 17. CONDOMINIUM SALE PROHIBITION COVENANT AND THE TERMS AND CONDITIONS THEREOF: RECORDED: RECORDING NUMBER: AFFECTS: February 26, 2008 20080226001717 Parcel A 18. AGREEMENT AND THE TERMS AND CONDITIONS THEREOF: By: Federal Way Water and Sewer District and Emerald Forest Associates, Ltd., a California Limited Partnership RECORDED: February 10, 1988 RECORDING NUMBER: 8802100726 REGARDING: Construction of water and sewer mains (continued) Order No. 684227 SHORT PLAT CERTIFICATE SCHEDULE B Page 8 19. AGREEMENT AND THE TERMS AND CONDITIONS THEREOF: BY: RECORDED: RECORDING NUMBER: REGARDING: Lakehaven Utility District; and Huntington Park Builders Inc April 8, 1996 9604081934 Charges due for sewer and water mains, as constructed AGREEMENT MODIFICATION AND THE TERMS AND CONDITIONS THEREOF: RECORDED: May 16, 1997 RECORDING NUMBER: 9705161353 AFFECTS: Easterly portion of Parcel A The lien of said agreement has been released by instrument recorded under Recording Number 19990929001213. 20. AGREEMENT AND THE TERMS AND CONDITIONS THEREOF: BY: Lakehaven Utility District; and Huntington Park Builders Inc. RECORDED: April 8, 1996 RECORDING NUMBER: 9604081935 REGARDING: Charges due for sewer and water charges, as hereto attached AFFECTS: Parcel B and easterly portion of Parcel A 21. AGREEMENT AND THE TERMS AND CONDITIONS THEREOF: BY: Tele-Vue Systems, Inc., and Village Green of Federal Way, a Retirement Community, LLC RECORDED: March 21, 1997 RECORDING NUMBER: 9703211904 REGARDING: To construct, install, maintain, own and operate a Cable Television Distribution System AFFECTS: Easterly portion of Parcel A (continued) Order No. 684227 SHORT PLAT CERTIFICATE SCHEDULE B Page 9 22. AGREEMENT AND THE TERMS AND CONDITIONS THEREOF: RECORDED: RECORDING NUMBER: REGARDING: License to enter property AFFECTS: June 16, 1997 9706161537 Easterly portion of Parcel A 23. AGREEMENT AND THE TERMS AND CONDITIONS THEREOF: By: Lakehaven Utility District and Huntington Park Builders, Inc. RECORDED: December 16, 1998 RECORDING NUMBER: 9812160485 REGARDING: Agreement regarding sanitary sewer and water distribution systems AFFECTS: Parcel B and easterly portion of said premises The lien of said agreement has been released by instrument recorded under Recording Number 20000721000406. 24. AGREEMENT AND THE TERMS AND CONDITIONS THEREOF: By: Lakehaven Utility District, King County, a municipal corporation; and Village Green of Federal Way, L.L.C. RECORDED: June 6, 2001 RECORDING NUMBER: 20010606000376 REGARDING: Construction of sewer and water mains The agreement has been amended by instruments recorded under Recording Numbers 20020808001539, 20040114002177, 20041021000079, 20050929002962 and 20060126000473. AFFECTS: Portion of Parcel A (continued) Order No. 684227 SHORT PLAT CERTIFICATE SCHEDULE B Page 10 25. AGREEMENT AND THE TERMS AND CONDITIONS THEREOF: BY: Lakehaven Utility District and Village Green of Federal Way, L.L.C. RECORDED: September 29, 2005 RECORDING NUMBER: 20050929002960 REGARDING: Sanitary sewer and water distribution systems and costs thereof As amended by Recording Numbers 20061122000795 and 20071120000478. 26. AGREEMENT AND THE TERMS AND CONDITIONS THEREOF: BY: Village Green of Federal Way, A Retirement Community, LLC and City of Federal Way, a Washington municipal corporation RECORDED: RECORDING NUMBER: December 17, 2007 20071217000017 REGARDING: License to enter upon the property to inspect the construction of improvements 27. GENERAL AND SPECIAL TAXES AND CHARGES: FIRST HALF DELINQUENT MAY 1, IF UNPAID: SECOND HALF DELINQUENT NOVEMBER 1, IF UNPAID: YEAR: 2008 TAX ACCOUNT NUMBER: 302104-9017-07 LEVY CODE: 1205 AFFECTS: Parcel B CURRENT ASSESSED VALUE: Land: $252,000.00 Improvements: $0.00 AMOUNT BILLED GENERAL TAXES: $2,812.99 SPECIAL DISTRICT: $2.70 TOTAL BILLED: $2,815.69 PAID: $1,407.85 TOTAL DUE: $1,407.84 (continued) Order No. 684227 SHORT PLAT CERTIFICATE SCHEDULE B Page 11 28. DEED OF TRUST, ASSIGNMENT, SECURITY AGREEMENT AND FIXTURE FILING AND THE TERMS AND CONDITIONS THEREOF: GRANTOR: TRUSTEE: BENEFICIARY: AMOUNT: DATED: RECORDED: RECORDING NUMBER: AFFECTS: Village Green of Federal Way, A Retirement Community, LLC, a Washington limited liability company PRLAP, Inc., a Washington corporation Bank of America, N.A., a national banking association $11,400,000.00 September 12, 2007 September 24, 2007 20070924001524 Parcel A The amount now secured by said Deed of Trust and the terms upon which the same can be discharged or assumed should be ascertained from the holder of the indebtedness secured. 29. DEED OF TRUST AND THE TERMS AND CONDITIONS THEREOF: GRANTOR: Village Green of Federal Way, A Retirement Community, LLC TRUSTEE: Stewart Title Company, a corporation BENEFICIARY: Pan Western Land Co., Inc., a corporation AMOUNT: $580,000.00 DATED: August 26, 1996 RECORDED: September 3, 1996 RECORDING NUMBER: 9609031405 AFFECTS: Parcel A The amount now secured by said Deed of Trust and the terms upon which the same can be discharged or assumed should be ascertained from the holder of the indebtedness secured. NOTE: SUBORDINATION AGREEMENT AND THE TERMS AND CONDITIONS THEREOF: RECORDED: RECORDING NUMBER: September 24, 2007 20070924001525 The above Deed of Trust was made subordinate to the Deed of Trust recorded under Recording Number 20070924001524. (continued) Order No. 684227 SHORT PLAT CERTIFICATE SCHEDULE B Page 12 NOTE 1: GENERAL AND SPECIAL TAXES AND CHARGES, PAID IN FULL: YEAR: 2008 TAX ACCOUNT NUMBER: 302104-9146-01 LEVY CODE 1205 AFFECTS: Parcel A CURRENT ASSESSED VALUE: Land: $329,000.00 Improvements:$0.00 GENERAL TAXES: $3,672.52 SPECIAL DISTRICT: $3.45 TOTAL BILLED: $3,675.97 PAID: $3,675.97 END OF SCHEDULE B Title to this property was examined by: David Clasen Any inquiries should be directed to one of the title officers set forth in Schedule A. CC: Swartz Company/Seattle/Heidi Swartz/email rg/9609031402, 9901071545, 20000901001046, 20000901001047, 20010227000471, 20070829001283 Lot Line Adjustment No. 00-104014-00-SU FWlN 2' 6RA5g L+SK wm rusos n ss�+xas Ix 7• r�r cl ws+c m BASIS OF BEARING 588'46'55'E 131314.38'(M) yam..•• FOUND 3" BRASS DISK WIT PUNCH IN CONCRETE IN CASE CASE DR 7S x f'OiRiC J' Wo DISK - Ynm fl"Nos � LSQ77 IN 2' PIPE IN Cam. W SW 356TH ST. r&ETACK 7sSIL KID Ik9 761� zotlk\\� PACIFIC NORTHWEST TITLE Order No. 684227 Company of Washington, Inc. IMPORTANT: This is not a Plat of Survey. It is furnished as a convenience to locate the land indicated hereon with reference to streets and other land. No liability is assumed by reason of reliance hereon. t Y • �NT ++ R Y J LLi C^ R Le Fa Please record and return to : VILLAGE GREEN OF FEDERAL WAY F_fl, Box 98309 Des Moines, Washington 98198 'IRIS SPACE PROVIDED FOR RF-CORDER'S USE STATUTORY WARRANTY DEED Grantor. Pan Western Land. Company,1m., for and in consideration of teen dollars and other valuable consideration, in hand paid, conveys and warrants to Vfitage Greets of Federal Way, A Retiremem Community, LLC. ('Grantee") the following descn "P`bed real cstaie (hereaft� ropertyl') situated in the County of King, State ofWashington: Lot 1, City of Federal Way Boundary Adjustment Number BLA 96-0005, as recorded tinder Recording Nu -tuber 96070MO5; Said Boundary Line Adjustment being a portion of the sodth half of the northeast quarter of the northeast quarter of the northeast quarter; AND the southeast quarter of the northeast quarter of the northeast quarter of Section 30, Township 21 North, Range 4 Fast, W.M.1y ng North of line betiginttirtg at a pint on the centerline of Ist Avenue South which bears South 01029' 56" ' hIest, 9€} 1.17 fee. distaat from the northeas corner of said Section 30; thence North 88'31'04" west 220.00 feet; thence North 631D12'21" West, 493.48 feet to the west line of the southeast quarter of the northeast quarter of the northeast quarter of Section 30, and the terminus of sold fine; EXCEPT the east 30.00 feet for 1st Avenue South; SITUATE in King County, Wasbington- Dated this,3 day of August, 1996. lLE Pan Western Land Company, Inc. By Monte B. Powell, Its President F J 15b,'�91W 05./OS/ r, CIO &.3C►nnh ,GIFT t STATE OF WAS5NGTON COUNTY OF KD; G ) before me" undersigns, a Notary Public and for On th , 3 day of August, 1996, �f 1N[onte B. POweg, to h s 3 t owed and sworn pexs-0noy app- - the State of as�gton, duly Gammissi ent as his free and voluntary art red the £arcgaing instnam d individual was me known to be the indi�vidusi i then ruen . d, and ❑n oath stated that 5ai and deed for the uses and purposes authorized to exe--ute said instrument_ rrsE above written. vy-rTNESS my }sand and official cia! seal hereto affixed the day and y Sip►ture of S U SAS! M. BERRY STATE OF WASHING10'l NOTARY _ PULIC lif m mOR WKS4-2 D M , br n/ primed Name of 1*totary' NC )TARP PUBLIC ir. and for the State of W mhiVon 'my appointment expires- `?,dZ3 D'o AFTER RECORDING RETURN TO: AnDmarie Petrich 1900 W. Nickerson Street, Ste 209 Seattle, WA 98119 201 021 000744 :d! 6KING COUNTY, UA COVENANT Grantors: Village Green of Federal Way, A Retirement Community LLC; Monte B. Powell; Diane E. Powell Grantee: The City of Federal Way Legal Description (Abbreviated): Lot B and Lot D of BLA 00-104014-00-SU Assessor's Tax Parcel Nos.: 302104-9146; 302104-9017 Reference No. of Documents: N/A Released or Assigned: N/A THIS AFFORDABLE HOUSING COVENANT ("Covenant") is made as of , 2010, by VILLAGE GREEN OF FEDERAL WAY, A RETIREMENT COMMUNITY LLC, a Washington limited liability company, Monte B. Powell and Diane E. Powell (collectively "Owners"), for the benefit of THE CITY OF FEDERAL WAY, a municipal corporation ("City"), with reference to the following facts: A. Village Green of Federal Way, A Retirement Community LLC is the owner of that certain parcel of real property commonly known as Cottages West (referred to as the "VG Property") and legally described as: Lot B, City of Federal Way Boundary Line Adjustment No. 00-104014-00- SU, recorded under King County Recording Number 20011205900002, said Boundary Line Adjustment being a portion of the west half of the northeast quarter of the northeast quarter in Section 30, Township 21 North, Range 4 East, W.M., in King County Washington. Tax Parcel No. 302104-9146 B. Monte B. Powell and Diane E. Powell are the owners of that certain parcel of real property legally described as: Lot D, City of Federal Way Boundary Line Adustment No. 00-104014- 00-SU, recorded under King County Recording Number 20011205900002, said Boundary Line Adjustment being a portion of the west half of the northeast quarter of the northeast quarter in Section 30, Township 21 North, Range 4 East, W.M., in King County Washington. Less: A portion of the Northeast Quarter of the Northeast Quarter of Section 30, Township 21 North, Range 4 East, W.M., in King County, Washington described as follows: Beginning at the intersection of the centerline of 2°d Avenue Southwest with the west line of Lot D, City of Federal Way Boundary Line Adjustment No. 00- 1 04014-00-SU, recorded under King County Recording Number 20011205900002; Thence along the northerly projection of the centerline of said 2"d Avenue Southwest and the west line of said Lot D, North 01 °27' 52" East, 133.60 feet to a point of intersection with the north line of 2nd Avenue Southwest; Thence along the easterly projection of said north line, South 88'47'44" East, 30.00 feet to a point on the northerly projection of the east line of said 2nd Avenue Southwest; Thence along the northerly projection of said east line, South 01 °27'S2" West, 133.76 feet to a point of intersection on the exterior boundary of said Lot D; Thence along said exterior boundary, North 88'30'11" West, 30.00 feet to the point of beginning; Containing 4,010 square feet, more or less. Tax Parcel No. 302104-9017 C. The VG Property and the Powell property are collectively referred to as the 'Property". D. The City has granted Owners approval to construct on the Property a senior housing development.(the "Project") subject to the following requirement: That a minimum of five percent (5%) of the Project housing units be established as Affordable Housing units as defined below. 2 E. If the Affordable Housing units are provided, in accordance with City of Federal Way Revised Code Section 19.110.010(3)(a), the Project may exceed 205 units. F. The total Affordable Housing units required for the Project may be provided within units constructed solely on the Powell property. G. As a condition of the City's approval of the Project, Owners are required to impose certain covenants on the Property. NOW, THEREFORE, in consideration of the foregoing recitals and for other valuable consideration, the receipt and sufficiency of which are hereby acknowledged, Owners agree as follows. L Definitions. For the purposes of this Covenant, the following terms shall have the following meanings: a. "Affordable Housing'means dwelling units that are offered for rent at a Rental Rate that is affordable to those individuals and families having incomes that are 80 percent or below the median county income. b. "Rental Rate" means charges for occupancy of a unit exclusive of charges for utilities (including, but not limited to, electricity, sewer, garbage, water, gas, telephone and cable television), activities, transportation, housekeeping, yard maintenance, meals, and personal care services. 2. Affordable Housing Covenant. Owners agree that a minimum of five percent (5%) of the constructed Project units (not including any bonus market rate units allowed by FWRC 19.110.010(3)(a)) will be Affordable Housing units. 3. Duration. This Covenant shall terminate and be of no further force and effect at the end of the life of the Project. 4. GovemingLaw. This Covenant shall be construed under and enforced in accordance with the laws of the State of Washington without regard to any conflicts of laws principals. 5. Successors and Assigns. All of the terms and conditions of this Covenant shall run with the land and shall be binding upon the assigns, heirs and successors of Owners. 3 IN WITNESS WHEREOF the parties have executed this Agreement the day _and year first written above. Monte B. Powell e:�� Manager, Village Green of Federal Way, A Retirement Community LLC. �Z:��' Monte B. Powell COUNTY OF KING ) ss STATE OF WASHINGTON ) Diane E. Powell On this date personally appeared before me, Monte B. Powell, to me known to be the Manager of Village Green of Federal Way, A Retirement Community LLC and who executed within and foregoing instrument, and acknowledged that he/she or they signed the same as his/her or their free and voluntary act and deed, for the use and purposes therein mentioned. Given under my hand and official seal this St day of t ` :� PrintedName: G r ; NOTARY PUBLIC in and for the State of�w Washington, residing at rl Chetla f � � � 1 My Commission Expires ]2_Q?p�L ��i�'� rt•�rnlj�� 4 COUNTY OF KING ) ss STATE OF WASHINGTON ) On this date personally appeared before me Monte B. Powell, to me known to be the individual or individuals described in and who executed within and foregoing instrument, and acknowledged that he/she or they signed the same as his/her or their free and voluntary act and deed, for the use and purposes therein mentioned. Given under my hand and official seal this tg"'d day of ,D Printed Name: NOTARY PUBLIC in and or e St to of r Washington, residing atdP� My Commission Expires j�zD �� w • ,�� COUNTY OF KING ) ss STATE OF WASHINGTON ) On this date personally appeared before me Diane E. Powell , to me known to be the individual or individuals described in and who executed within and foregoing instrument, and acknowledged that he/she or they signed the same as his/her or their free and voluntary act and deed, for the use and purposes therein mentioned. -:kb6j Given under my hand and official seal this Ord day of 0 ►►►111111/1�� •''tiP�'Y ��'e Printed Name: r :6 C' NOTARY PUBLIC in and for State of - •�+_ Washington, residing at r My Commission Expires /� -� D-gn /Q ��i�fW . • , • ,1��.�� /1'WON i IFIFiARV ' AFTER RECORDING RETURN TO: Annmarie Petrich 1900 W. Nickerson Street, Ste 209 Seattle, WA 98119 20100218000745 pntM 0@1 OF ID KING COUNTY, UA COVENANT Grantor: Village Green of Federal Way, A Retirement Community LLC Grantee: The City of Federal Way Legal Description (Abbreviated): Lot B of BLA 00- 1 04014-00-SU Assessor's Tax Parcel No.: 302104-9146 Reference No. of Documents: N/A Released or Assigned: N/A THIS SENIOR HOUSING COVENANT ("Covenant") is made as of , 2010, by VILLAGE GREEN OF FEDERAL WAY, A RETIREMENT COMMUNITY LLC, a Washington limited liability company ("Owner"), for the benefit of THE CITY OF FEDERAL WAY, a municipal corporation ("City'), with reference to the following facts: A. Grantor is the owner of that certain parcel of real property commonly known as Cottages West (referred to as the "Property") and legally described as: Lot B, City of Federal Way Boundary Line Adjustment No. 00.104014-00- SU, recorded under King County Recording Number 20011205900002, said Boundary Line Adjustment being a portion of the west half of the northeast quarter of the northeast quarter in Section 30, Township 21 North, Range 4 East, W.M., in King County Washington. Tax Parcel No. 302104-9146 B. The City has granted Owner approval to expand a neighboring senior housing development commonly known as Village Green Retirement Campus onto the Property (the "Project"). C. As a condition of the City's approval of the Project, Owners are required to impose certain covenants on the Property. NOW, THEREFORE, in consideration of the foregoing recitals and for other valuable consideration, the receipt and sufficiency of which are hereby acknowledged, Owner agrees as follows: 1. Senior Housing Covenant. As required by Federal Way Revised Code Section 19.200.100 Note 2.a, Project housing will be available for the exclusive occupancy of persons over 55 years of age and the spouses or caretakers living with such persons. 2. Governing Law. This Covenant shall be construed under and enforced in accordance with the laws of the State of Washington without regard to any conflicts of law principals. 3. Successors and Assign . All of the terms and conditions of this Covenant shall run with the land and shall be binding upon the assigns, heirs and successors of Owner. 2 IN WITNESS WHEREOF the parties have executed this Agreement the day and year first written above. Monte B. Powell Manager, Village Green of Federal Way, A Retirement Community LLC. COUNTY OF KING ) ss STATE OF WASHINGTON ) On this date personally appeared before me, Monte B. Powell to me known to be the Manager of Village Green of Federal Way, A Retirement Community LLC and who executed within and foregoing instrument, and acknowledged that he/she or they signed the same as his/her or their free and voluntary act and deed, for the use and purposes therein mentioned. Given under my hand and official seal this 14 day OfjtbAy�, Printed Name: 1. NOTARY PUBLIC in and f r the State f Washington, residing at r� j =C..7 •+ ��= My Commission Expires �q ��111I Illlll� 3 Dec 19 J8.02:42p RECEIVED BY 2065278999 p•2 30MMUNITY DEVELOPMENT DEPARTMENT CITY OF A., Federal Way JAN 0 5 2009 DEPARTMENT OF COMNWNM DEVELOPMENT SERVICES 33325 81 Avenue South PO Boa 9718 Federal Way WA 98063-9718 253-8352607;Fax 253-835-2609 wwwxi offederalwa .corn SIGN INSTALLATION CERTIFICATE Project Name: r�l Project File No: Project Address: Installed By: ,r�2,y Date of Installation: ! !� Location of Installation: s� kf�o cf` :-it:'':�: •�: '-. �.:dtI Lek _mac �i�: r_. ..i a- iAc Aj 9.1 4 '-Y�. .a71• :me 11 .1 an as �iko Y�rY��rl3 YE ■'3 l� Yi ■l Yf !■ l� l�l ■� 11i l! l! !-i ■ll�i.f�elap��i i'IFF�ati.11�ty4t!'Ef'l4're.ai�Yi�i !�1r:•11r-•�f.��r:,lc ,�r:�e�r. �+M1. :,er. -T,�' .�r::•sn'i�r iRr +Ri. �r.•lr.. I hereby testify that the sign installed fully complies with the installation standards of the Department of Community Development Service's "Instructions for Obtaining & Posting Public Notification Signs" and that the sign will be maintained until a final decision is issued on the land use action. I understand that failure to return this certificate within five days of posting may result in delays, notice of corrections, and re -mailings at the applicant's expense. Installer's Name Instal er's Signature ,12,W&79' Date Phone Bulletin 4036 —August 18, 2004 Page 1 of 1 kAHandoutslSign Installation Certificate CITY OF=' Federal Way DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES 33325 8th Avenue South PO Box 9718 Federal Way WA 98063-9718 253-835-7000; Fax 253-835-2609 www.citvoffederalway.com DECLARATION OF DISTRIBUTION w 1, �rn�r�_ hereby declare, under penalty of perjury of the laws of the State of Washington, that a: FS Notice of Land Use Application/Action ❑ Land Use Decision Letter ❑ Notice of Determination of Significance (DS) and Scoping Notice ❑ Notice of Environmental Determination of Nonsignificance (SEPA, DNS) ❑ Notice of Mitigated Environmental Determination of Nonsignificance (SEPA, MDNS) ❑ Notice of Land Use Application & Optional DNS/MDNS ❑ FWCC Interpretation ❑ Other was ❑ mailed ❑ Notice of Public Hearing before the Hearing Examiner ❑ Notice of Planning Commission Public Hearing ❑ Notice of LUTC/CC Public Hearing ❑ Notice of Application for Shoreline Management Permit ❑ Shoreline Management Permit ❑ Adoption of Existing Environmental Document ❑ faxed lKe-mailed and/or ❑ posted to or at each of the attached addresses on , 2008. Project Name File Number(s) O 6 5 O 5 - ) 6 -) 02 I65SS Signature K:\CD Administration Files\Declaration of Distribution.doc/Last printed 1 /3/2008 4:53:00 PM c1rY AA Federal Way NOTICE OF LAND USE APPLICATION Name: Village Green Phases It and III Description: Process IV application for Phase II and Phase III of the Village Green Senior Housing complex, including a request for a 10-year extension of approval for 165 units of un-built senior housing, and a request to provide an additional 9 units of affordable housing for a total of 174 senior housing units. Applicant: Village Green of Federal Way Agent: Swartz Development Co, Heidi Swartz, 5724 30`h Avenue NE, Seattle, WA 98105 Location: 35419 1" Ave. S., King County tax parcel #302104-9017 (302104-9146: Cottages West) Date Application Received: November 18, 2008 Date of Notice of Application: December 20, 2008 Date Determined Complete: December 15, 2008 Comment Due Date: January 5, 2009 Permits Required by this Application: Process IV Hearing Examiner's Decision (File 908-105555-UP-00-UP), Environmental Threshold Determination (File #05-102531-00-SE), Concurrency (File #08-105558-CN) Relevant Environmental Documents are Available at the Address Below: X Yes _ No Development Regulations to be Used for Project Mitigation, Known at this Time: Federal Way City Code (FWCC) Chapter 18, "Environmental Protection;" Chapter 19, "Planning and Development;" Chapter 21, "Surface Water Management;" and Chapter 22, "Zoning." Consistency with Applicable City Plans and Regulations: The project will be reviewed for consistency with all applicable codes and regulations, including the FWCC; King County Surface Water Design Manual and City amendments; and the International/Uniform Building, Fire, and Mechanical Codes. The official project file is available for public review at the City Hall Department of Community Development Services (33325 81h Avenue South, PO Box 9718, Federal Way, WA 98063-9718). The initial notice period ends on January 5, 2009, but any person may submit written comments to the Hearing Examiner by delivering these comments to the Department of Community Development Services prior to the public hearing date or by giving these directly to the Hearing Examiner at the public hearing. Only persons who submit written documents to the Hearing Examiner, or specifically requests a copy of the decision, may appeal the Process IV Hearing Examiner's decision. However, any interested party may appeal the environmental threshold determination. Details of appeal procedures will be included with each written decision. City Contact: Deb Barker, Senior Planner, 253-835-2642 Published in the Federal Way Mirror on December 20, 2008. Doc. I-D. 48117 Tamara Fix From: Teryl Heller [theller@fedwaymirror.com] Sent: Tuesday, December 16, 2008 4:07 PM To: Tamara Fix Subject: Re: Legal Notice - Village Green Attachments: 33478927090.DOC; ATT00001.htm Thanks, Tamara. Hope the prediction is wrong, wrong, wrong ---- no more snow!!!! Teryl On Dec 16, 2008, at 3:42 PM, Tamara Fix wrote: Getting it to you early just to be safe (what with the weather and all). Please publish the following legal notice (Village Green NOA, 08-105555) in -Saturday's (Dec. 20, 2008) issue. Please confirm and issue an affidavit of publication. Tamara Fix Adiitin Asst. City of FederaC%Vay tamara. aC3cii o edera.C�va. .corn MY OF Federal Way NOTICE OF LAND USE APPLICATION Name: Village Green Phases II and III Description: Process IV application for Phase II and Phase III of the Village Green Senior Housing complex, including a request for a 10-year extension of approval for 165 units of un-built senior housing, and a request to provide an additional 9 units of affordable housing for a total of 174 senior housing units. Applicant: Village Green of Federal Way Agent: Swartz Development Co, Heidi Swartz, 5724 30�' Avenue NE, Seattle, WA 98105 Location: 35419 ls` Ave. S., King County tax parcel #302104-9017 (302104-9146: Cottages West) Date Application Received: November 18, 2008 Date of Notice of Application: December 20, 2008 Date Determined Complete: December 15, 2008 Comment Due Date: January 5, 2009 Permits Required by this Application: Process IV Hearing Examiner's Decision (File #08-105555-UP-00-UP), Environmental Threshold Determination (File #05-102531-00-SE), Concurrency (File #08-105558-CN) Relevant Environmental Documents are Available at the Address Below: X Yes _ No Development Regulations to be Used for Project Mitigation, Known at this Time: Federal Way City Code (FWCC) Chapter 18, "Environmental Protection;" Chapter 19, "Planning and Development;" Chapter 21, "Surface Water Management;" and Chapter 22, "Zoning." Consistency with Applicable City Plans and Regulations: The project will be reviewed for consistency with all applicable codes and regulations, including the FWCC; King County Surface Water Design Manual and City amendments; and the International/Uniform Building, Fire, and Mechanical Codes. The official project file is available for public review at the City Hall Department of Community Development Services (33325 8'h Avenue South, PO Box 9718, Federal Way, WA 98063-9718). The initial notice period ends on January 5, 2009, but any person may submit written comments to the Hearing Examiner by delivering these comments to the Department of Community Development Services prior to the public hearing date or by giving these directly to the Hearing Examiner at the public hearing. Only persons who submit written documents to the Hearing Examiner, or specifically requests a copy of the decision, may appeal the Process IV Hearing Examiner's decision. However, any interested party may appeal the environmental threshold determination. Details of appeal procedures will be included with each written decision. City Contact: Deb Barker, Senior Planner, 253-835-2642 Published in the Federal Way Mirror on December 20, 2008. Doc. I D. 48117 **46 Federal Way Village Green Phases I and II Vicinity Map f - �- ---L . — .. ` SW 353 ST SW 353-5T--- - — Subject Site - - - _1- = S -356 ST _ S-35T ST- c'�n > r.- - ~� J f MCA N Locator Map File # 08-105555-00-UP Phase II and Phase III of the Village Green Senior N Housing complex, including a request for a 10-year extension of approval for 165 units of un-built ❑ senior housing, and a request to provide an additional 9 units of affordable housing. 200 0 200 400 600 800 Feet L1 4 k 11t o. Federal Way DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES 33325 8th Avenue South PO Box 9718 Federal Way WA 98063-9718 253-835-7000; Fax 253-835-2609 www.cityoffederalwo.y.com DECLARATION OF DISTRIBUTION hereby declare, under penalty of perjury of the laws of the State of Was i gton, th a: 0 Notice of Land Use Application/Action ❑ Notice of Determination of Significance (DS) and Scoping Notice ❑ Notice of Environmental Determination of Nonsignificance (SEPA, DNS) ❑ Notice of Mitigated Environmental Determination of Nonsignificance (SEPA, MDNS) ❑ Notice of Land Use Application & Anticipated DNS/MDNS ❑ FWCC Interpretation ❑ Other ❑ Land Use Decision Letter ❑ Notice of Public Hearing before the Hearing Examiner ❑ Notice of Planning Commission Public Hearing ❑ Notice of LUTC/CC Public Hearing ❑ Notice of Application for Shoreline Management Permit ❑ Shoreline Management Permit ❑ Adoption of Existing Environmental Document was ❑ mailed ❑ faxed ❑ e-mailed and/or l' posted to or at each of the attached addresses on DPG � °1 ,Zoos. Project Name ) e' �Yrm File Number(s) 016 r 105555 �— u z Signature Date (7'� 1 K:\Intern\Declaration of Distribution with Posting Sites.doc/Last printed 12/19/2008 12:23:52 PM Posting Sites. Federal Way City Hall - 33325 8th Avenue Federal Way Regional Library - 34200 1 st Way South Federal Way 320th Branch Library - 848 South 320th Street KAIntern\Declaration of Distribution with Posting Sites.doc/Last printed 12/19/2008 12:23:52 PM �� CITY OF o 's+ Federal Way NOTICE OF LAND USE APPLICATION Name: Village Green Phases H and III Description: Process IV application for Phase II and Phase III of the Village Green Senior Housing complex, including a request for a 10-year extension of approval for 165 units of un-built senior housing, and a request to provide an additional 9 units of affordable housing for a total of 174 senior housing units. Applicant: Village Green of Federal Way Agent: Swartz Development Co, Heidi Swartz, 5724 30'b Avenue NE, Seattle, WA 98105 Location: 35419 lst Ave. S., King County tax parcel #302104-9017 (302104-9146: Cottages West) Date Application Received: November 18, 2008 Date of Notice of Application: December 20, 2008 Date Determined Complete: December 15, 2008 Comment Due Date: January 5, 2009 Permits Required by this Application: Process IV Hearing Examiner's Decision (File #08-105555-UP-00-UP), Environmental Threshold Determination (File #05-102531-00-SE), Concurrency (File #08-105558-CN) Relevant Environmental Documents are Available at the Address Below: X Yes _ No Development Regulations to be Used for Project Mitigation, Known at this Time: Federal Way City Code (FWCC) Chapter 18, "Environmental Protection;" Chapter 19, "Planning and Development;" Chapter 21, "Surface Water Management;" and Chapter 22, "Zoning." Consistency with Applicable City Plans and Regulations: The project will be reviewed for consistency with all applicable codes and regulations, including the FWCC; King County Surface Water Design Manual and City amendments; and the International/Uniform Building, Fire, and Mechanical Codes. The official project file is available for public review at the City Hall Department of Community Development Services (33325 8t" Avenue South, PO Box 9718, Federal Way, WA 98063-9718). The initial notice period ends on January 5, 2009, but any person may submit written comments to the Hearing Examiner by delivering these comments to the Department of Community Development Services prior to the public hearing date or by giving these directly to the Hearing Examiner at the public hearing. Only persons who submit written documents to the Hearing Examiner, or specifically requests a copy of the decision, may appeal the Process IV Hearing Examiner's decision. However, any interested party may appeal the environmental threshold determination. Details of appeal procedures will be included with each written decision. City Contact: Deb Barker, Senior Planner, 253-835-2642 Published in the Federal Way Mirror on December 20, 2008. Doc. LD. 48117 CITY OF Federal Way DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES 33325 81h Avenue South PO Box 9718 Federal Way WA 98063-9718 253-835-7000; Fax 253-835-2609 www.cit offederolwa .com DECLARATION OF DISTRIBUTION 1, �c hereby declare, under penalty of perjury of the laws of the State of Washington, that a: �9 Notice of Land Use Application/Action ❑ Notice of Determination of Significance (DS) and Scoping Notice ❑ Notice of Environmental Determination of Nonsignificance (SEPA, DNS) ❑ Notice of Mitigated Environmental Determination of Nonsignificance (SEPA, MDNS) ❑ Notice of Land Use Application & Optional DNS/MDNS ❑ FWCC Interpretation ❑ Other was ITmailed ❑ faxed E�-Lq 2008. Project Name 1 I ❑ Land Use Decision Letter ❑ Notice of Public Hearing before the Hearing Examiner ❑ Notice of Planning Commission Public Hearing ❑ Notice of LUTC/CC Public Hearing ❑ Notice of Application for Shoreline Management Permit ❑ Shoreline Management Permit ❑ Adoption of Existing Environmental Document ❑ e-mailed and/or ❑ posted to or at each of the attached addresses on ram.. at'I,�se3 File Number(s) Signature Date 1-)-/g - 6 2 K:\CD Adminislrotion Files\Declaration of Distdbution.doc/Last printed 1 /3/2008 4:53:00 PM CITY OF --- Federal Way NOTICE OF LAND USE APPLICATION Name: Village Green Phases II and III Description: Process IV application for Phase II and Phase III of the Village Green Senior Housing complex, including a request for a 10-year extension of approval for 165 units of un-built senior housing, and a request to provide an additional 9 units of affordable housing for a total of 174 senior housing units. Applicant: Village Green of Federal Way Agent: Swartz Development Co, Heidi Swartz, 5724 30`� Avenue NE, Seattle, WA 98105 Location: 35419 lsI Ave. S., King County tax parcel #302104-9017 (302104-9146: Cottages West) Date Application Received: November 18, 2008 Date of Notice of Application: December 20, 2008 Date Determined Complete: December 15, 2008 Comment Due Date: January 5, 2009 Permits Required by this Application: Process IV Hearing Examiner's Decision (File #08-105555-UP-00-UP), Environmental Threshold Determination (File #05-102531-00-SE), Concurrency (File #08-105558-CN) Relevant Environmental Documents are Available at the Address Below: X Yes _ No Development Regulations to be Used for Project Mitigation, Known at this Time: Federal Way City Code (FWCC) Chapter 18, "Environmental Protection;" Chapter 19, "Planning and Development;" Chapter 21, "Surface Water Management;" and Chapter 22, "Zoning." Consistency with Applicable City Plans and Regulations: The project will be reviewed for consistency with all applicable codes and regulations, including the FWCC; King County Surface Water Design Manual and City amendments; and the InternationalMniform Building, Fire, and Mechanical Codes. The official project file is available for public review at the City Hall Department of Community Development Services (33325 8`� Avenue South, PO Box 9718, Federal Way, WA 98063-9718). The initial notice period ends on January 5, 2009, but any person may submit written comments to the Hearing Examiner by delivering these comments to the Department of Community Development Services prior to the public hearing date or by giving these directly to the Hearing Examiner at the public hearing. Only persons who submit written documents to the Hearing Examiner, or specifically requests a copy of the decision, may appeal the Process IV Hearing Examiner's decision. However, any interested party may appeal the environmental threshold determination. Details of appeal procedures will be included with each written decision. City Contact: Deb Barker, Senior Planner, 253-835-2642 Published in the Federal Way Mirror on December 20, 2008. Doc. I D. 48117 40k CITY OF 40'::tS;P Village Green Phases I and 11 Federal Way Vicinity Map < --X % SW 353 ST SW 353 ST Sub iject Site -PL - ---------- < --S-356 ST T Y co 5-35TST > co > co L j .— W < co S. J/ File # 08-105555-00-UP Phase 11 and Phase Ill of the Village Green Senior N Housing complex, including a request for a 10-yea extension of approval for 165 units of un-built senior housing, and a request to provide an additional 9 units of affordable housing. + 200 0 200 400 600 800 Feet r Vill a Green Phases II & III (08-1(�?0-00-PC) Page 1 of 1 Village Green Phases I! & 111 (08-102800-00-PC) ® 2006. Lakehaven Wily District neither warrants nor guarantees the accuracy of any facial infamalion shown. FadW locations and conditions are subject to field v+edfication. http://columbia/tion/map.aspx 7/15/2008 1020/2008 City of 300' Parcel Notification area C325SthAveS of Federal ay 33325 8th Ave 5 RO Box 9718 Federal Way Parcels 302104 - Way 9(206)-8017, 9146 Federal35-70a 98083 00 www cayoHederalway cam 202104- 9017 192104, 9017 N 415920- 070d 204- The R.sO . y 9018 r 06823$- 87245D- 088237. ow 872450• 0080 80090 o8823DOS7O 0160 06623I- D550 0070 302104- 0580 688231- 9162 0530 87o 00100 m SW 352NO 066230.0170 - - gT _ 302104- 292104- 066088231- 872 9025 9154 0490 90 0520 0050 8724-% 50 0110 4 088287240 302 8761 81 4i1 066231- 0510 004 0400 872450• -.31 • D030 9470 .7O0231� 872450- 4% 0440 0�01- D020 008231.038757.. QV; 8D120 9 0350 041D 04501•. 872450. �r Q 031 9155 872450-0010 a F' 872450- SW 353RD ST TR A 0130 'Ori6231• i 872450. �91,46 e- 088271. 0400 0110 872450• 292104- 1 CA231• 0140 0390 0p8231 6420'0adw 9059 p430 072450• OI60 302104 572450 D024 292104- 1,7t 9076 292104- 772450. 9029 0180 302104- 872450- 292104 9132 _0190 9087 872450- 292104 872� 9086 0210 302104 872450- 9048 0220 292104 9061 7387M 0010 738700- 7387M 7387M 2021D4• 0110 0080 oo70 292104- 9177 738700- 738700• oD 005D S 355TH PLA- W17'. 9093 302104 �j 7387DD- > a 292104 9103 Dn 003D 738700- 7387M 2921 TWOO- 0090 00 080 9076 9030 Q 738700- 0100 N 3021 W- _ OWO 9,D2 v ----"SW 35STR-ST- S 356TH ST r4� U) y,� �` 302104- ��1,�� 11W4 W6___ Q S�Ti'��ST So 3 302t 9118 o40g0-tODSOQ 29210E ow 5140 302104- "IS 3 90e2 9022 S 3021D4- 1140D0• 91A1 114000- 11400D• 0120 00 010110 302104- 114000- 9139 302104- 3D2104 302104-0070 114000- 9021 igiD 903E COW 114001- 302104 9034 302104- 302104- 114001-1f4004 0110 114001. 0100 9125 DO.� 0080 114001- D160;114001- 0120 _-- 0150 302104 9139 114001- S 3 9127 2921114001• 04- 0130 - 302104- 9109 0140 11400V 9154 _ 11 0020 10 S 358TH ST 001 302104 302104-9156 y: 3021D4-9108 9121 Legend King County Tax Parcels Subject Property Notified Properties -," OF Scale: Federal Way N 0 100 200 Feet I 1 I 7hn rasp n. wMcd r4rvla a A 0 aph W rrp eeanlxmn mN Th. Cdrvl Fed4 A riry wakMnn wxra N si zA% esnaaCY (D v rn v _o N O M r; 0 4r v o_ N O ze N ti C3. w C O 0 z s� c+1 c+� p M E 1 en r7 cn?' tYt trf- rn ems m C :. c� rt N tM�7 M 93) N [V c Vl C C7 CZ - O ` - -Cal O r -' 00rq oQ0 W , cCD 9 O � OV oo oc 000 DO oQ41 op9 5 - d] 00 ' 00 caG� co qp 10 S 6� . _ ON '0t 47 CT a� Ow KT of Y Qv Aa a1 ' a, Q U ¢ # ¢Ch LO- � W W w w W Q w cr m w sY, u, H w u, A .. w w w w ral w J d *1 LEGAL NOTICES CITY OF FEDERAL WAY NOTICE OF LAND USE APPLICATION Name: Village Green Phases II and III Description: Process IV application for Phase II and Phase III of the Village Green Se- nior Housing complex, including a request for a 10-year extension of approval for 165 units of un-built senior housing, and a request to provide an additional 9 units of affordable housing for a total of 174 senior housing units. Applicant: Village Green of Federal Way Agent: Swartz Development Co, Heidi Swartz, 5724 30th Avenue NE, Seattle, WA 98105 Location: 35419 1st Ave. S., King County tax parcel #302104-9017 (302104-9146: Cottages West) Date Application Received: November 18, 2008 Date of Notice of Application: D e - cember 20, 2008 Date Determined Complete: ` December 15, 2006 Comment Due Date: Jan- uary 5, 2009 Permits Required by this Application: Process IV !-searing Examiner's Decision (File N08-105555-UP-00-UP), Environmental Threshold Determination (File #05.102531-00- SE), Concurrency (File #08-105558-CN) Relevant Environmental Documents are Avail- able at the Address Below: X Yes No Development Regulafbns to be Used for Proj- ®ct Mitigation, Known at this Time:. Federal Way City Code (FWCC) Chapter 18, "Environmental Protection;" Chapter 19, "Plan- ning and Development:" Chapter 21. "Surface Water Management;" and Chapter 22, "Zon- ing." Consistency with Applicable City Plans and Regulations: The project will be reviewed for consistency with all applicable codes and regulations, including the FWCC; King County Surface Water Design Manual and City amendments; and the lntema- tionaVUniform Building, Fire,. and Mechanical Codes. The off iclef project file is available for public review at the City Hall Department of Com- munity Development Services (33325 8th Av- enue South, PO Box 9718, Federal Way, WA 98063-9718). The initial notice period ends on January 5, 2009, but any person may submit written comments to the Hearing Examiner by delivering these comments to the Department of. Community Development Services prior to the public hearing date or by giving these directly to the Hearing Examiner at the public hearing. Only persons who submit written documents to the Hearing Examiner, or specifically requests a copy of the decision, may appeal the Process IV Hearing Examiner's decision. However_any interested party may appeal the environmental threshold determination. Details of appeal pro- cedures will be included with each written deci- sion. City Contact: Deb Barker, Senior Plan- ner, 253-835-2-642 FWM 1485 Date of Publication: December 20, 2008 FEDERAL WAY .A,) .. ---J1RR0 A SOUND PUBLIStIING NEWSPAPER Affidavit of Publication Rudi Alcott, being first duly sworn on oath, deposes and says that he is the Publisher of The Federal Way Mirror, a semi -weekly newspaper. That said newspaper is published in the English language continually as a semi -weekly newspaper in Federal Way, King County, Washington, and is now and during all of said time has been printed in an office maintained at the aforementioned place of publication of said newspaper. That the annexed is a true copy of a legal advertisement placed by City of Federal Way — Community Development Dept. L-1485 as it was published in regular issues (and not in supplemental form) of said newspaper once each week for a period of one consecutive week(s), commencing on the 20th day of December, 2008 , and ending on the 20th day of December, 2008, both dates inclusive, and that such newspaper was regularly distributed to its readers during all of said period. That the full amount of the fee charged for the foregoing publication is the sum of $138.43 which amount has been paid in full, or billed at the legal rate according to RCW 65.16.090. Subscribed to and sworn before me this 2nd day of January, 2009. Notary Public in and for the State of Washington, Residing at Federal Way NOTARY PUBLIC STATE OF WASHINGTON TERYL A. HELLER My Appointment Expires Sept. 04, 201 1414 S. 324th STREET, SUITE B210, FEDERAL WAY, WA 98003 ■ 253-925-5565 ■ f A X: 253-925-5750 FILE CITY OF Ak Federal December 15, 2008 CITY HALL Way 33325 8th Avenue South Mailing Address: PO Box 9718 Federal Way, WA 98063-9718 (253) 835-7000 www.cityoffederalway.com J Ms. Heidi Swartz Swartz Company 5724 30'h Avenue NE Seattle, WA 98105 Re: File #08-105555-00-UP; NOTICE OF COMPLETE APPLICATION; Village Green Phases H & III Dear Ms. Swartz: The Department of Community Development Services received your application on November 18, 2008, for the continuation of Phases II and III of the Village Green Senior Housing complex located at 35419 I" Avenue South. Pursuant to City regulations, upon receipt of an application the City has 28 days to determine whether all required information and documentation required for a complete application has been submitted. COMPLETE APPLICATION Please consider this letter as a Letter of Completeness. Pursuant to the Federal Way City Code (FWCC), the application is deemed complete as of December 15, 2008, based on the Process IV submittal requirements. Having met the submittal requirements, your application is now ready for processing. Therefore, pursuant to the FWCC, a Notice of Application will be published in the Federal Way Mirror on December 20, 2008, and other public -notice will be given based on City procedures. The Department of Community Development Services has responsibility to notify other agencies that may have jurisdiction over your development project or an interest in it. The applicant has various requirements associated with public notices for the Village Green Process IV application. Public notice of the complete application shall occur in accordance with FWCC Section 22- 346, as noted below: The public will be notified of the complete application through the mailed notices, and on- and off - site notices. The applicant is responsible far installation of three nn-site notice boards placed as follows: along the eastern property line of P Avenue South, along the southern property line at SW356"' Street and along the western property line at eAvenue SW. These must be installed on or before December 26, 2008. (This is within 14 calendar days of the issuance of the letter of complete application.) The City will prepare the four -foot by four -foot notice boards, which will be available for pickup by 4:00 p.m., December 19, 2008. A $40.00 fee per board is due at the time the notice boards are picked up; bring the enclosed invoice with you. Please refer to the enclosed public notice board handout for installation instructions. 09-105555-UP Doe ID 48064 Ms. Swartz December 15, 2008 Page 2 At the time of the SEPA determination and of the date for the public hearing, the City will update the notices on the three installed large Public Notice Boards. ■ The applicant is responsible for removal of the Public Notice Boards, which shall occur within seven calendar days after the final decision of the City on the matter. Please be advised that additional technical comments from the Planning, Engineering, and Traffic Divisions on the process IV application will be available in approximately 30 days. If you should have any questions regarding this letter or your development project, please feel free to call me at 253-835-2642. Sincerely, Deb Barker Senior Planner enc: Notice Board Invoice Notice Board Handout c: Kevin Peterson, Engineering Plans Reviewer Brian Asbury, Lakehaven Utility District Rebecca Chapin, Planning Intem 08-105555-UP Doc I D 48064 CITY OF FEDERAL WAY DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES DEVELOPMENT REVIEW COMMITTEE TRANSMITTAL DATE: November 24, 2008 TO: Will Appleton, Development Services Manager Scott Sproul, Assistant Building Official Brian Asbury, Lakehaven Utility District Chris Ingham, South King County Fire & Rescue FROM: Deb Barker FOR DRC MTG. ON: December 11, 2008 (Process IV Completeness review) FILE NUMBER(s): 08-105555-00-UP, 08-105557-SE, 08-105558-CN RELATED FILE NOS.: 08-102800-PC PROJECT NAME: Hearing Examiner Extension request of Village Green Phases II and III PROJECT ADDRESS: 1st Avenue South at SW 356th Street ZONING DISTRICT: RS 7.2 PROJECT DESCRIPTION: Process IV request to extend all land use approvals for 10 years including construction extension of all land use approvals to date for phase II (Village Green blgds F, G, H, & J) &-Phase III (Cottages West 40 units). Includes SEPA and Concurrency for unbuilt portions of the project. LAND USE PERMITS: Process IV, SEPA PROJECT CONTACT: Heidi Swartz Swartz Development Company 5724 30th Avenue NE Seattle, WA 98105 (206) 730-6933 MATERIALS SUBMITTED: See attached list CIT Federal Way MASTER LAND USE APPLICATION DEPARTNIENT of CoNiMUNITY DEVELOPMENT SERVICES 33325 8'" Avenue South RE C E I V E6 PO Box 971$ Federal Way WA 98063-9718 Nov 18 2008 253-835-2607; Fax 253-835-2609 www.cit ❑i'federalwa .com CITY CF FEDERAL WAY APPLICATION NO(S) 15�u. �fJ� Date Project Name VILLA GREEN PHASES II & III - EXTENSION Property Address/Location Parcel Number(s) 1ST AVENUE SOUTH & SW 356TH STREET 302104-9017 & 302104-9146 11/18/08 Project Description 10 YEAR CONSTRUCTION EXTENSION OF ALL LAND USE APPROVALS TO DATE FOR PHASE II (VILLAGE GREEN BUILDINGS F, G, H, I & J) & PHASE III (COTTAGES WEST 40 UNITS). FkUIN I 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) ✓ Process IV (Hearing Examiner's Decision) Process V (Quasi -Judicial Rezone) Process VI SEPA w/Project SEPA Only Shoreline: Variance/Conditional Use Short Subdivision Subdivision Variance: Commercial/Residential Required Information RS 7.2 & RS 9.6 Zoning Designation N/A & N/A Comprehensive Plan Designation $19,161,232 Value of Existing Improvements $19,422,542 Value of Proposed Improvements International Building Code (IBC): LC (LICENSED CARE) Occupancy Type TYPE V-B Construction Type Applicant VILLAGE GREEN OF FEDERAL WAY, Name: A RETIREMENT CAMPUS LLC Address: P.O. BOX 98309 City/State: DES MOINES, WA Zip: 98198 Phone: (206) 824-6224 Fax: (206) 824-5797 Email: hps a Atom t.net Signature: Agent (ifdi9gmnt thak 7(ppiicant) Name: HEIDI SWARTZ C/O SWARTZ DEVELOPMENT Address: 5724 - 30TH AVENUE NE City/State: SEATTLE, WA Zip: 98105 Phone: (206) 730-6933 Fax: (206) 527-8999 Email: rtz mcast.net SignaturOwner iLWLAGE GREEN OF FEDERAL WAY, Name. A RETIREMENT CAMPUS LLC Address: P.O. BOX 98309 City/State: DES MOINES, WA Zip: 98198 Phone: (206) 824-6224 Fax: (206) 824-5797 Email: hpsuv��r]c s �et Signature: �. Bulletin #003 — August 18, 2004 Page 1 of 1 k:\Handouts\Master Land Use Application S9V U7TH ST Y fi G� 5Na Si 3 a SVt "167RD ST v G � y a 2 Y S M8TH sTr- }'4�iH �•. H w l� 4 S MTH ST '�� I�:larlake U S� `� S 7515T ST West HyWhim Welwm Paek SW 3S1RO Si / � y. Brook Lake S9V 7SSTJ4 � �. 1"JY • fx�n SJ , ' r - si S 357rbi Sr I S 3561-44 ST 11 d 3RD AVE5 Sw�0 ry � S 351ST PL 0 w Ec, 0 S -YURD Qi SbV 386TH ST g '-9 RECEIVED NOV 18 2008 CITY OF FEDERAL WAY CDS r s r p 1760ft Village Green -Phase II Cottages West -Phase III Er% -ST N DUNCANSON COMPANY, INC. Civil Engineering • Surveying - Land Planning 145 SW 1551h St, Sarre 102 Seanle, Washington 98166 Phone 206.244.4141 Fax 206.244.4455 Vicinity Map Site @ I" Avenue South & SW 356ih Street Scale: N/A I Drawn: JMK I Job No: 98480 Village Green Phases II & III —Extension Lighting Plan Lighting Exterior lighting is provided through a combination of building mounted fixtures (see A-2.0 Elevations), elevated light fixtures/street poles, and pedestrian pathway lighting (A-2.0) to enhance natural surveillance per the CPTED checklist. See attached catalog cut sheets for streetlights and pedestrian pathway lighting. Refer to the civil plan (C 1) for conceptual location of onsite streetlights. Benches The bench catalog cuts are attached. RECEIVED NOV 18 2008 CITY ❑F FEDERAL WAY CD5 http://www.uniquelighting.com/product_pages/CENTAURUS6.htm CENTAURUS6-B25-20-WB Simple, yet elegant, the Centaurus 6 offers versatile light output by featuring rotating adjustable height setting, allowing various beam spreads. The frosted cylindrical lens minimizes glare while the 20 watt Astro-Brite lamp provides sufficient light to cast soft glows on any path or walking area. Ideal for walkways, the Centaurus 6 is also perfect for when planter areas need lighting. Equipped with a 20-Watt Astro-Brite, 10,000 hr. Xenon lamp, a designer lens and 25 ' of #18/2 low voltage wire, the Centaurus 6 carries a Lifetime Warranty. This fixture is also available in 24 volt. SPECIFICATIONS: • Construction: Solid Brass Housing with Machined Brass Collar • Shroud: Rotating Height Adjustment Settings • Socket: Beryllium Copper, pre -greased • Finish Coat: Poly -Thermal Shield • Mounting: Brown PVC Stabilizer Stake • Weight: 2.51bs. • Wire: 25 Feet, 18/2 THW LTV Brown • Level of Light Application: 1, 2 • Lamp: 20 Watt Astro-Brite, 10,000 hr. Rating • Maximum Wattage: 20 Watts • Lifetime Warranty UNIQUE i LIGHTING SYSTEMS Galaxy Hub Mot Included) NOTES: -Lifetime Warranty -Maximum Wattage: 20 -Included: Frosted Lens Berylium Coppper Pre -Greased Socket with 20 Watt Astro-Brite,10,000hritaNig -Level of Light Application: -Weathered Brass Finish -Astro-Brite Lamp Supplied Machined Brass Collar with Rotating Height Adjustment 25 Feet,18/2 TOW UV Rowe (Bury Ern Wire At Fixture Location) PaR # 700019 Copyright 2007, UNIQUE Lighting Systems, All Rights Reserved UNIQUE Lighting Systems, 1240 Simpson Way, Escondido, Ca 92029 Tel: (800) 9554831, Fax (760) 740-0977 UNIQUE LIGHTING SYSTEMS INNOVATIVE LIGHTING SOLUTIONS THAT LAST A LIFETIME CENTAURUS6 [►� CENTAURUS [� Denotes Standard �c Please inquire about lead times on custom orders. s B25 [Rr B Brass [9 25' #18-2 ❑ 50' #16-2 ❑ Custom Length LENS PACKAGE INCLUDED DE -OP Polycarbonate Frosted Lens OPTIONAL ACCESSORIES (Sold Separately) 6PK 6 pack PRODUCT ORDERING INFORMATION - 20 - WB ❑ 6PK 6 pack ❑ 12 12" Threaded Stem ❑ 24V 24 Volt rass r— [9 20 Astro-Brite, 20 Watt T3-G4 Xenon ❑ CL Custom Lamp AB 5 Astro-Brite, 5 Watt T3-G4 Xenon AB 10 Astro-Brite, 10 Watt T3-G4 Xenon PHOTOMETRICS Horizontal Foot Candle Quarter Spread 8 7 0.1 6 Ol 0.2 5 07 0.3 0.6 4 0.3 0.6 12 3 0.5 0.7 1,6 2 0.2 0.4 0.8 1 0.6 14 2.8 T Astro-Brite T3-G4 Xenon 5W 10W 20W C C. yes ©2005 Unique Lighting Systems 1240 Simpson Way, Escondido, CA 92029 Phone: 800.955.4831 Fax: 760.740.0977 www.uniquelighting.com http://www.klynchandsons.com/ No. 6735 6' length www.landscapefonns.com village green Designer John Rizzi has re -imagined the schaolyard bench of his boyhood as an impeccably detailed seating solution for today's small urban spaces. Village Green is light in scale and heavy on comfort. Its posture angle, depth of seat, and generous front radius provide support for back and legs and an impressheh, comfortable seating experience. features as refmzd update on a simple American classic a seat and back straps connected to the frame Wrh sealed vrekis. creating a polished visual and tactile detail a construcfian is carefully balancW sa Village Green i3 as light as it can t:e to make sustainable use of materisals yet heavy enough to support urban public use > meets B W M A performance and safety 3tandard3 acarnplementary products a more details horizontal strap seat 70- length optional arms freestanding or surface mount cssigned by John Rizzi M: Ilage Green is Patent Fending More Details :: Susta+rabiM, and LEER C mersians To Specify Comalem rlta'v Pr2ducts n Benches are backed with horizontal strap seat a 70" length n Optional arms; end arms only or end arms with center arm a Arms are welded to the frame ■ End frame- are YW x 1-1A' steel bar a Seating surface is horizontal steel straps reinforced with back brace and profile rods. x Benches meet BIFMA performance and safety standards a Benches ship fully assembled, %vith freestanding glides ■ Glides can be removed for surface mounting SustainebWt and 1 EED w Refer to our Recycled Content by Pro duei Chart for LEER required information ■ All styles are 10a% recyclable. rr Landscape Forms Pon guard II (RyPowd erco at finish contains no heavy metals, is HAPS-free and ha? extremely low VOCs. a For more information about Landscape Forms austainable products and policies. pieaGe refer to our Env irorm:ntaI Statement. Dimensions a 25" d x 32" h x 70" 1 Village Green of Federal Way, A Retirement Campus LLC November 18, 2008 Ms. Deb Barker Senior Planner City of Federal Way P.O. Box 9718 33325 8" Ave S Federal Way, WA 98063-9718 RE: Process IV Application; File #08-102800-00 Phases 11 & III —Extension (Village Green Phase II & Phase III Cottages West) Dear Ms. Barker: Enclosed you will find the required submittals for our Process IV Application for Phases 11 & III —Extension for Village Green of Federal Way, A Retirement Campus LLC. Please let me know as soon as possible if anything is missing for a complete application. To review our history, Village Green Retirement Campus is an existing senior community zoned RS 7.2 Senior Citizen and RS 9.6 located at 35419 15t Avenue South, Federal Way. We currently have 153 senior apartments and cottages completed with land use approvals for Phase II, comprised of 165 additional senior apartments in 5 buildings (F, G, H, I and J) and Phase III, comprised of 40 cottages (Cottages West). Cottages West is currently under construction. Completed portions of the Village Green campus are not part of this application and are on a separate parcel of land. Occasionally references are made to the campus as a whole since the services and amenities are available to all residents. We have also considered the entire campus when evaluating parking needs. At completion the Village Green campus will have 358 units per its current approvals. We are entering into this "new" Process IV requesting a 10-year extension of our current approvals from April 23, 2011 to April 23, 2021. Current market conditions combined with the market area's demographics dictate an extended, phased construction approach. In addition, we are requesting an additional 9 units as provided for in the affordable housing code FWCC Section 22-976. RECEIVED NOV 200� PO Box 98309, Des Moines, WA 98198 (206) 824-6224 (206) 824-5797 fax �I�Y OF FEDERAL WAY Village Green of Federal Way, A Retirement Campus LLC Ms. Deb Barker November 18, 2008 Page Two The following paragraphs are brief introductions to some of the key topics identified the July 24, 2008 preapplication meeting. Right -of -Way Prior to this submission we have applied for a Right -of -Way Dedication/Improvement Modification and an Underground Exemption/Waiver. See attached letters dated October 24, 2008 addressed to Ken Miller, Public Works Director, from Harold Duncanson, our civil engineer. Request for Modifications to Building Length Please see the attached letter to you dated November 18, 2008 requesting modification to the building lengths beyond 120 feet for Buildings F, G and J per our previous approval in 1997. In addition, we are again requesting flexibility in exact placement and building footprint configuration assuming all setbacks, height and length of building requirements are met. Parking Study Based on the attached parking study dated November 5, 2008 provided by Transportation Solutions, Inc. (TSI) and input from our Village Green residents and staff we are increasing the number of parking stalls from 103 to 223 total stalls. 75 of the 120 new stalls are the result of adding underground parking at Buildings F, G and 1. We are confident that the increase in stalls will result in a smooth flow of vehicles on the campus. Affordable Housing Pursuant to FWCC Section 22-976, new multi -family projects involving 25 or more dwelling units are required to provide affordable dwelling units as part of the project. At least two of the units or five percent of the total number of units, whichever is greater, shall be affordable for the life of the project. Five percent of the total or nine (9) units (165 multi -family units x 5%) will be provided on a phased basis proportionately as the remaining buildings are completed. In addition, Section 22-976 (c)(1) provides for one bonus market rate unit for each affordable unit included in the project; up to 10 percent above the maximum number of dwelling units allowed in the underlying zoning district. Per code we are requesting approval for an additional nine (9) market rate units. This will increase the total approved units from 358 to 367 units. Building square footage and footprints as proposed accommodate the additional nine (9) units. Thus, there is no impact on lot coverage. TSI, traffic engineers, also anticipates negligible parking or traffic impacts from the additional nine (9) units. PO Box 98309, Des Moines, WA 98198 (206) 824-6224 (206) 824-5797 fax Village Green of Federal Way, A Retirement Campus LLC Ms. Deb Barker November 18, 2008 Page Three Boundary Line Adjustment We are aware that a Boundary Line Adjustment will be required between existing Building E and new Building F prior to Building Permit issuance for Building F. Given the same ownership for both parcels, this will be a simple administrative process which we will undertake, as we have done in the past, during the building permit process. Concurrency Application We are submitting a Concurrency Application simultaneously with this Process IV Application. A trip generation report dated November 5, 2008 prepared by TSI is included as part of the Concurrency Application. SEPA A new SEPA checklist is included with this application. Project Team Heidi Swartz Harold Duncanson, P.E. Development Manager Jennifer Kelly Swartz Development Duncanson Co, Inc. 5724 30t` Avenue NE 145 SW 155t' St, Suite 102 Seattle, WA 98105 Burien, WA 98166 (206) 730-6933 cell (206) 244-4141 hpswartz .comcast.net haroldd@duncansonco.com Joji Minatogawa Ned Gulbran Arnold Morrison Landscape Architect Joji Minatogawa Architects, Inc. 2833 Mt St Helens PL 207 Harvard Avenue E Seattle, WA 98144 Seattle, WA 98102 (206) 725-0390 (206) 320-9596 gulbranbn@comcast.net JoiMminatog4wa.com We look forward to successfully working on this extension of our current approvals with the City of Federal Way. I may be reached at (206) 730-6933, cell. Sincerely, Enclosures per Development Requirements Checklist PO Box 98309, Des Moines, WA 98198 (206) 824-6224 (206) 824-5797 fax 1 Village Green of Federal Way, A Retirement Campus LLC November 18, 2008 Ms. Deb Barker, Senior Planner City of Federal Way PO Box 9718 33325 8"' Ave S Federal Way, WA 98063-9718 Subject: Request for Modifications to Length of Buildings and Allow Flexibility in Building Layout/Footprint Dear Ms. Barker, We respectfully request modifications to the building lengths from 120 feet maximum, as specified in FWCC Sec. 22-640, Note 5, individually for Buildings F, G, and J. Please see sheet A-1.0. All new buildings will eventually be connected by ground and second level connectors. However, these connectors will be setback and lower in roof elevation than the main building structures. Together with extensive facade modulation, all buildings will appear to be smaller individual structures. Pursuant to Section 22-640, Note 3, modifications are allowed by the City based on the following criteria: "a. The specific nature of the occupancy and the persons that will be housed in the proposed development" and "b. The size of the dwelling units or occupancy rooms or suites and the specific configuration of facilities within these units, rooms or suites." Response: The occupancy of the buildings will be those 55 years of age and older. Any future Iatchen will be secondary or "satellite" serving kitchen as the main cooking facility was construction in previous Phase I Building C. All utility rooms will be placed below grade to reserve most all above grade levels to be residential units and small day/community rooms. "c The impacts on nearby residential uses of the proposed development" Response: The impact to nearby residential uses will be minimal due to buildings set back more than the required building setbacks along I' Avenue S, SW 356 Street, and 2"' Avenue S. Extensive new tree planting and landscaping will visually "soften" the building facades from the surrounding neighborhood. "d. The architecture, site design and other features of the proposed development." Response: Please see Statement of Design Intent. We would also like to request that certain flexibility be allowed in exact placement and building footprint/outline or configuration be allowed, provided that all setbacks, height, and length of buildings requirements are met. Thank you for your consideration of this request. RECEIVED Sincerely N O V 18 2008 �Glf CITY OF FEDERAL WAY CDS lopment Manager PO Box 98309, Des Moines, WA 98198 (206) 824-6224 (206) 824-5797 fax Village Green of Federal Way Phases II & III —Extension Statement of Design Intent Applicable Design Guidelines Background Phase I consisting of three buildings (A, B & C) together with eight duplex cottages and the first two buildings (D & E) in Phase II were completed by the end of year 1999. Phase II & III-10 Year Extension for both Village Green Retirement Campus and Cottages West will enable completion of all proposed buildings. The 10 Year Extension initiated by this "new" Process IV is in addition to the One Year - Construction Extension for Phase III, Cottages West, and remaining Village Green Phase II, granted in the letter from Greg Fewins, Director, dated June 10, 2008. Cottages West, consisting of 40 senior residences configured in duplex and four-plex units currently has 12 units under construction and an additional 16 permitted. Completed portions of the Village Green campus are not part of this submittal. Design Intent Village Green of Federal Way, Phase I, received the "Project of the Year Award" for 2001 from City of Federal Way. The overall site/master plan for Village Green Phase I, II, and III, Cottages West, addresses and incorporates all the requirements of FWCC Chapter 22, Article XIX, Community Design Guidelines pertaining to residential development. There is no change in the design intent for Phases II & III-10 Year Extension. It will be a continuation of the design intent encompassed in the original master plan as well as incorporating all the applicable development policies and standards in the Guidelines, pertinent to this project and specifically: Site Design General Criteria 1. Placement of buildings takes into consideration existing views, natural topography, and retention of significant trees. 2. On -site pedestrian walkways, open space, sitting areas, and gardens have been incorporated into the landscape plan. 3. The majority of open space and seating areas are generally adjacent to building entrances for easy access and visual security from within the buildings. Seating areas are provided with garden furniture and surrounded by garden/landscaping. 4. Phase II-10 Year Extension will continue with the general multi -family building (F, G, H, I & J) aesthetic established under Phases I and II. Although each individual new building may vary in size of footprint, the height, bulk, and general appearancR8IUED NOV 18 204 CITY OF FEDERAL WAY CDS the same as existing buildings to maintain continuity and residential character throughout the campus. 4.a Per Section 26.640.3a-b, RS Zone Special Regulations and Notes, we request modifications to the length of building requirements for Buildings F, G, and J as they exceed 120 feet as shown and noted on Sheet A 1.0. See attached Request for Modification to Building Length letter to Deb Barker dated 11-18-08. 4.b Based on building height calculations, we do not anticipate a need to request height modifications. See Sheet A 1.3 for A.B. E (Average Building Elevations) calculations and Sheet A 3.0 and A 3.1 for Building Elevations. 5. Although Cottages West buildings are single family in feel and scale their building typology and architectural expression are similar to the larger multi -family buildings giving visual continuity to the campus. Parking The Phase I and II master plan incorporates circular or looped driveways for each main building entrance providing a sense of arrival and shelter from the elements. Resident and guest parking areas are interspersed throughout and generally adjacent to individual building entrances. Based on a the parking study dated November 5, 2008 by TSI (Transportation Solutions, Inc., Redmond, WA) we anticipate 200 total parking stalls to be needed for both residents and staff with completion of the multi -family buildings. Presently, there are 103 designated barrier free and regular parking stalls for the existing multi -family buildings. Therefore, we anticipate that 97 additional parking stalls will be needed by the time all remaining multi- family buildings are constructed. We are proposing a total of 223 stalls which includes the existing 103 stalls. (See Sheets A 1.1 and 1.2) The current gravel lot will increase from 21 to 26 stalls. Secondary access to this parking will be provided from 2nd Avenue SW. This will enhance and preserve the pedestrian nature of the campus by limiting cross campus vehicular traffic. The remaining new stalls will be made up of surface stalls (see Architectural 1.2) by continuing the pattern of angled stalls in the central looped driveways, parallel stalls in the Cottages West private roadways, and by providing underground parking in Buildings F, G, and I. Location -Multi -family Stalls Existing Village Green Surface Stalls 103 New Cottages West Roadways Surface Stalls 14 New VG Surface Stalls 31 New Underground Stalls (Bld s F, G, and I) 75 Total Multi -family Parking Stalls 223 Phase III, Cottages West, and the existing duplex residences all have one or two car attached garages and driveway aprons. Turnaround spaces are provided for fire department access per code. 2 Pedestrian Circulation and Public Spaces Pedestrian access is provided from each Village Green multi -family building and individual residence at Cottages West to public walks or right-of-ways. These walks and pathways are clearly delineated from parking and open space areas. Landscaping Landscaping is per Article XVII Landscaping and is designed to contribute to the small village character of the campus. Landscape buffers and setbacks exceed those required by land use code. Roadways are separated by planted medians where possible to present the scale of a neighborhood lane. The entrance gateways and associated planting suggest an estate or private garden. The planting along roads has a certain degree of precision to give a sense of direction and organization, but lies within an overall landscape that is more random and diverse in location and in variety of plants. Plant beds are mounded and screen planting is provided to filter views of building walls and to obscure parked cars from view. The object is to define a residential, rather than an institutional, setting. Open spaces (the real "village green") include lawn areas for strolling, people watching and sunning. Benches provide outdoor sitting places. A path around the perimeter of the campus provides opportunity for quiet walks or exercise. At entrances and close to individual residence decks and patios, the landscape is more personal in character with not only flowering shrubs and tress, but concentrations of perennial and annual flowers. The campus pea patches provide opportunities for gardening. The cottages designed for independent retirement living also provide opportunity for residents to do their own gardening. The native douglas fir, western hemlock and red alder forest along the perimeter of Village Green is retained and supplemented with addition native shrubs and trees so as to preserve as much as possible the wooded character of the neighborhood. Disposal and Recycling Facilities Disposal and storage facilities were completed during Phase I of Village Green. A 16 feet by 24 feet utility and disposal storage shed was constructed behind Building C of Phase I for refuse and recycling for both resident and central kitchen refuse. In addition, each building has garbage and recycling storage closets on all floors for pickup at scheduled disposal times. For Phase II, additional disposal storage facilities or shed will be constructed in a manner consistent with the design of the existing facilities. Based on Section 22-249 and per comments in Pre -application Conference Summary, Solid Waste and Recycling Design Considerations we anticipate a need for a second utility shed and disposal storage space. Calculating the amount of storage required: 3 s.f./1000 s.f. of gross floor area 3 x 154,666 s1/1000 = 464 s.f. of required disposal storage space. 3 We anticipate constructing a second 12 feet by 20 feet (240 s.£) disposal storage shed by the parking area adjacent to Building J. Again, additional in -building disposal/recycling storage closets will be provided on each _floor of the new buildings.. These in -building storage closets amounts to approximately 110 s.f. for each building, Buildings F, G, H, I, and J, or, an additional 550 s.f. In total, Phase II will have approximately 1,014 s.f. (464 + 550 s.£) of disposal storage space. Additional utilities such as meters, mechanical equipment, generators, exhaust fans, etc., will also be screened or oriented away from view. Drainage All required campus bio-filtration swales and ponds were completed for Phase I and II in 1999. All Village Green phases will drain to existing wet pond/detention facilities that were sized to accommodate all planned impervious needs. Phase III, Cottages West, drains to recently completed presettling ponds followed by infiltration, again sized to accommodate contributing runoff from planned impervious needs. Building Design The Village Green community has been designed with a traditional vocabulary evoking an English country village or estate. The original design intent for Phase I and II of Village Green, a series of senior multi -family buildings, was to place buildings to blend with the existing natural topography and vegetation creating a picturesque, peaceful setting. The design intent for Phase II & III-10 Year Extension is the same and is a continuation of the original. Retention of significant trees and topographic features was of utmost importance to achieve as natural a setting as possible. Additional new trees, shrubbery, and flowering plants are also used for screening along building facades and parking areas. Color schemes will continue to be "neutral" and compliment the existing buildings on the Village Green campus. Accent colors for eaves, doors and window trim will be the same or similar to existing buildings to maintain continuity throughout the campus. See attached color and materials sheet for additional information. Multi family Buildings In an effort to reduce scale, all third floor apartments were typically incorporated under the roofline to give a two-story look and appearance to the buildings. The buildings are designed to resemble large shingle style country residences incorporating such design details as shingle and lap siding, protective entry porte-cocheres, residence doors opening to private patios and decks, and hipped roofs with accenting gables. Facades were modulated to further enhance the residential nature of the campus and contribute to a sense of "human scale". Cottages The Phase III cottages have large double hung windows with front entry porches and private patios or decks to the rear or side. Garages are placed at the center between buildings. This allows for the building perimeters to be filled with windows flooding the interiors with light. A combination of vinyl lap and shingle siding with wide window trim and band boards gives visual variety and a traditional emphasis to the streetscape. M 101 CITY OF A Federal Way DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES 33325 81h Avenue South PO Box 9718 Federal Way WA 98063-9718 253-835-2607;Fax 253-835-2609 u<w w . C itwi ffede ralw ay.� o m 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. El Consider the installation of mirrors to allow users to see ahead of them and around corners. e Other strategy used:. RECEIVED 1.2 Site and Building Layout NU442008 Allow natural observation from the street to the use, from the Revise use to the street, and between uses C ) >_ ,FEDERAL WA CommCDS Bulletin #022 — August 18, 2004 Page 1 of 9 k:\Handouts\CPTED Checklist Section and ✓ Functional Area Performance Performance Standard Standard Strategy 0 Applicable during Site Plan Review 6 Applicable during Building Permit Review Orient the main entrance towards the street or both streets on For Non -Single corners. s Family Development IN 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. M ® 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. w Avoid large expanses of parking. Where large expanses of For Surface IN parking are proposed, provide surveillance such as security Parking and cameras. ■ Parking Structures UK Access to elevators, stairwells and pedestrian pathways should be clearly visible from an adjacent parking area. IM M 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. 1 Other strategy used: ❑E Bulletin #022 — August 18, 2004 Page 2 of 9 Evaluation for Agency Use Only k:\Handouts\CPTED Checklist Section and ✓ Functional Area Evaluation for Performance Performance Standard Agency Use Only Standard Strategy s 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 common open 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. s 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: ❑07 1.4 Entrances Provide entries that are clearly visible. 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 Eerti Cate o dct tf airc l+rs ectian... Other stratepv used: A _Conforms _Revise _NA Comments: 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 6 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. 8 If noise insulation is required, install double -glazing at the ❑ front of the building rather than solid fences higher than five feet. e Other strate_v 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. r ® Avoid vegetation that conceals the building entrance from the street. ■ Other strategy used: 13 1.7 Exterior Lighting (D 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 ■ Applicable during Site Plan Review B 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. E 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: 0 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:\Handouts\CPTED Checklist Section and ✓ Functional Area Evaluation for Performance Performance Standard Agency Use Only Standard Strategy a Applicable during Site Plan Review 9 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. 0 Include food kiosks, restaurants, etc. within parks and parking structures. ■ Other strateav: used 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: 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 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 13 street or road fronting the property. e Bulletin #022 — August 18, 2004 Page 6 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 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: n 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 strateaY 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 stratewv used: 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 1I Avoid placement of large trees, garages, utility structures, ® fences, and gutters next to second story windows or balconies that could provide a means of access. W. Other strategy used: 2.5 Security —Conforms Reduce opportunities for unauthorized access ~ Revise _NA Continents: Consider the use of security hardware and/or human measures ❑ to reduce opportunities for unauthorized access. (Applicable during Certi -care of Occu an ., Ins ection . Other strategy 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 0 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. ■ Other strategy used: ]-f■. Excellent maintenance of first phases will continue in Phases II and III. 3.2 Materials —Conforms Use materials, which reduce the opportunityfor 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 4022 — August 18, 2004 Page 9 of 9 k:\Handouts\CPTED Checklist �o S N m K W m LN� J U Lu 0 0 w Z O� c� W /'` _ 7 �J � � JJ O O_ r n N s Z U7 J 1 U r Q o C%) p� W W g 3 = W Z z a `< �I OED 7 w p X U w Q co 02 Y Z — 1 0 W 0' 3 U � Q - W 3 (j�l Q) RECEIVED Z NOV 18 2008 CITY OF FEDERAL WAY CDS J October 17, 2008 Village Green of Federal Way A Retirement Campus, LLC 5724 301h Avenue NE Seattle, Washington 98105 ATTN: Ms. Heidi Swartz Subject: Geotechnical Engineering Consulting Services Preliminary Infiltration Testing Village Green of Federal Way Federal Way, Washington ZZA-Terracon Job No. B1085517 Dear Ms. Swartz: ZZA-Irerracvn Consulting Engineers & Scientists 14405 SE 36ih Street, Suite 210 Bellevue, Washington 98006 Phone: 425-746-1889 Fax : 425-746-1296 www.terracon.com The enclosed report presents the findings from our field exploration and engineering analyses at the above -referenced project site. These services were completed in general accordance with the scope of work in our Agreement for Services, 131082035, dated September 18, 2008, which was authorized and sighed by you on September 24, 2008. This report is an instrument of service that conforms to locally accepted geotechnical engineering practice. It has been prepared for the exclusive use of Village Green of Federal Way, A Retirement Campus, LLC, in specific association with the stated project and purpose. Project Information The project site comprises the currently undeveloped souther portion of the Village Green Retirement Campus located at 35419 1' Avenue South in Federal Way, Washington. We understand that development plans are under way to expand the current facility to include five additional buildings. We also understand that preliminary infiltration data is required for design of a possible stormwater infiltration system. Site Conditions The site is approximately 3.2 acres bordered on the west by 2nd Avenue Southwest, the south by SW 356'h Street, the east by 15' Avenue South and the north by the current retirement facility. A gravel drive and parking area are located in the northwest portion of the project site. The area is RECEIVED NOV 18 2008 1 CITY OF FEDERAL WAY CDS Preliminary Infiltration Testing Village Green of Federal Way ZZA-Terracon Job No. B1085517 October 17, 2008 ZZAlrerracon mostly forested with coniferous trees and an understory of shrubs, bushes and weeds. Small hillocks and swales compromise the majority of the project area. We excavated seven test pits with a small track hoe under subcontract to our firm on October 10, 2008 to determine subsurface conditions for infiltration. We also performed one infiltration test per King County guidelines. Our observations, measurements, findings, and interpretations are discussed below. Test and exploration locations are shown on Figure 1 — Site and Exploration Plan. Interpretive logs of the test pits are located in Appendix A. Subsurface Conditions TP-1 and TP-2 were completed in the gravel parking area. Fill was observed to a depth of 2 feet in TP-1. Sandy gravel with variable silt content was observed in both test pits to depths of 4.5 and 2.5 feet, respectively. Gravels were underlain by native glacial till in a very dense condition to the base of both excavations. TP-3, TP-4, TP-5, TP-6 and TP-7 were excavated in the forested area. We observed forest duff over silty sands in TP-3 through TP-5 on the order of 2 feet. Sandy gravel with variable silt was observed beneath the sands on the order of 4 to 4.5 feet in depth. Gravels were underlain by glacial till in very dense condition to the depths the excavations. TP-6 and TP-7 were excavated in the proposed courtyard area. Forest duff over silty sand was observed to depths of 1 foot and 3 feet with a thin layer (1 foot) of clean sand beneath. Sands were underlain with sandy gravel to depths of 7.5 feet and 7 feet in TP-6 and TP-7, respectively. Very dense glacial till was observed below the gravel in TP-6 at a depth of 7.5 feet to the base of the excavation. Groundwater Conditions Groundwater was not observed at the time of our exploration. However, it should be anticipated that seasonal groundwater levels and soil -moisture conditions may vary significantly due to season, weather, on- and off -site land usage, and other factors. Existing Detention Pond The existing detention pond area was also observed during our site visit. The smaller pond had standing water in the bottom at the time of our visit and water was just below the surface in the larger area. Infiltration does not appear to be feasible in the are of the existing detention pond. Infiltration Results An experienced engineer visited the site on October 10, 2008 and performed one infiltration test in general accordance with King County Surface Water Manual (2005). Glacial till is considered an impeding or impenetrable layer. As such, it is our opinion that infiltration will not be possible in the areas that have glacial till at relatively shallow depths. As such, infiltration is only -considered possible in the courtyard area at a depth of 2 feet. Preliminary testing was completed at this depth Page 2 Preliminary Infiltration Testing Village Green of Federal Way ZZA-Terracon Job No. B1085517 October 17, 2008 M ZZA1rerrecon and uncorrected infiltration results for IT-1 were 46 inches per hour. Additional testing should be completed once a preliminary design is completed. Appropriate factors of safety should be applied to this rate prior to use in the preliminary design of infiltration facilities. USE OF THIS REPORT This report has been prepared for the exclusive use of Village Green of Federal Way regarding the property located at 35419 18t Avenue South in Federal Way, Washington. Within the limitations of scope, schedule and budget, our services have been executed'in accordance with generally accepted geotechnical engineering practices. However, the conclusions and interpretations in this report should not be construed as a warranty of the subsurface conditions. No warranties, express or implied, are intended or made. If additional verifiable information is made available, we would review and revise our findings, as appropriate. We appreciate the opportunity to assist you on this project and trust this letter meets your present needs. If you have any questions or if we can be of further assistance, please call. Respectfully submitted, Z ralcon A JJ�1M� n A[l 1\-ZL-- ";oj,LfJoB ass n Kristina M. Weller, P.E. Associate Engineer Attachments: G/julie G. Eastman Staff Engineer Figure 1 — Site and Exploration Plan Appendix A — Field Exploration Procedures and Logs Appendix B — General Notes and Unified Soil Classification System cc Duncanson Company Mr. Harold Duncanson Page 3 Preliminary Infiltration Testing Village Green of Federal Way ZZA-Terracon Job No. B1085517 October 17, 2008 APPENDIX A B1085517 FIELD EXPLORATION PROCEDURES AND LOGS ZZA1rerracon Our field exploration for this project included seven test pits and one infiltration test completed on October 10, 2008. The approximate exploration locations are shown on Figure 1, Site and Exploration Plan. Exploration locations were determined by measuring distances from existing site features by pacing or taping. As such, the exploration location should be considered accurate to the degree implied by the measurement method. The following sections describe our procedures associated with'the exploration. Descriptive log of the explorations is enclosed in this appendix. Test pits were excavated with a track hoe under subcontractor to our firm. A geotechnical engineer from our firm continuously observed the infiltration test and logged the subsurface conditions. The enclosed test pit logs indicates the vertical sequence of soils and materials encountered in the explorations, based primarily on our field interpretation Where a soil contact was observed to be gradational or undulating, our log indicates the average contact depth. Page 1 LOG OF TEST PIT NO. TP-1 Page 1 of 1 CLIENT Engineer Village Green D.uncanson Compan , Inc. SITE 1st Ave South & SW 356th Street PROJECT Federal Way, WA Village Green of Federal Way SAMPLES TESTS _j O DESCRIPTION } Cl i z ~ K U U) U)m Cr w CD W i ZCn Ir-W Z ZZ W O � W0U a w W ❑ ❑ �QZ p (if ZF- Z U [5 m 3: U ❑ a ❑ t) SILTY SANDY GRAVEL Brown, Medium Dense, Wet 1 SILTY SANDY GRAVEL WITH COBBLE Grey, Very Dense, Damp (Till 5 1 2 Fill?) SANDY GRAVEL WITH SILT AND COBBLES, Brown, Medium Dense, Moist SILTY GRAVELLY SAND. WITH COBBLES Grey, Dense, Damp (Weathered Till) Grades Very Dense END OF TEST PIT No caving observed at time of excavation. No groundwater observed at time of excavation. The stratification lines represent the approximate boundary lines between soil and rock types: in -situ, the transition may be gradual. d WATER LEVEL OBSERVATIONS, ft BORING STARTED 10-10-08 WL 1ti,�- BORING COMPLETED 10-10-08 WL Q ZZA l rerra�©n RIG Track Rig CO. MPH J WL r LOGGED JGE JOB # B1085517 CLIENT SITE LOG OF TEST PIT NO. TP-3 Engineer Village Green Duncanson Com any, 1nc. 1st Ave South & SW 356th Street PROJECT Federal Way, WA DESCRIPTION Forest Duff over SILTY SAND. WITH COBBLES Brown, Medum Dense, Damp SILTY SANDY GRAVEL WITH COBBLES, Brown, Medium Dense, Moist SILTY GRAVELLY SAND WITH COBBLES, Grey, Very Dense, Damp {Glacial Till) END OF TEST PIT Slight caving observed at 2 feet. No groundwater observed at time of excavation. Village Green of Federal Way SAMPLES TESTS 0 m c ' ❑ a z } 2 Z� = LL Z W n U In � w a O U �O WH QO OLu zW 7 Z WM 0m �U 1 ❑ n ern S- The stratification lines represent the approximate boundary lines between soil and rock types: in -situ, the transition may be gradual. WATER LEVEL OBSERVATIONS, ft W� - ZZA 1 ferraco MIN e1of1 BORING STARTED 10-10-08 BORING COMPLETED 10-10-08 RIG Track Rig CO. MPH LOGGED JGE JOB # B1085517 CLIENT SITE CD O J U R LOG OF TEST PIT NO. TP-6 Engineer Village Green Duncanson Company, Inc. 1st Ave South & SW 356th Street PROJECT Federal Wav, WA DESCRIPTION Forest Duff over SILTY SAND. WITH COBBLES, Brown, Medium Dense, Moist SAND, TRACE SILT, Tan, Medium Dense, Moist SILTY SANDY GRAVEL, WITH COBBLES, Brown, Medium Dense, Moist MIR , Very Dense, END OF TEST PIT No caving observed at time of excavation. No groundwater observed at time of excavation. Pacte 1 of 1 Village Green of Federal Way SAMPLES TESTS _j m o p a W of w w zCn �w z Zz w > a}} o d� ¢O � o� rUi) in p z F- Q� U ❑ a pm S-1 The stratification lines represent the approximate boundary lines between soil and rock types: in -situ, the transition may be gradual. WATER LEVEL OBSERVATIONS, ft W� ZZA lrerra WL BORING STARTED 10-10-08 BORING COMPLETED 10-10-08 r RIG Track Rig I CO. MPH LOGGED JGE JOB # B1085517 CLIENT SITE LOG OF TEST PIT NO. TP-7 Engineer Village Green Duncanson Company, Inc. 1st Ave South & SW 356th Street PROJECT Federal Way, WA DESCRIPTION SILTY SAND WITH GRAVEL Brown, Medium Dense, Moist SAND. TRACE SILT Grey, Medium Dense, Moist SILTY SANDY GRAVEL. Brown, Dense, Damp END OF TEST PIT No caving observed at time of excavation. No groundwater observed at time of excavation. J O CO } 2 co W W U) 0 D Village Green of Federal Way 1 of 1 SAMPLES TESTS E o p a W ~ a: W W i Z Z W u- 0 ZZ m D W o 0 0 HZ } Uof Z w EL_j wm a0 3:0 11� 0 a ZE- Z)U) S-1 RA 3 S-2 RA 3 S-3 RA 3 The s"lification lines represent the approximate boundary lines between soil and rock types: in -situ, the transition may be gradual. WATER LEVEL OBSERVATIONS, ft W� zzA1rerra rW BORING STARTED 10-10-08 BORING COMPLETED 10-10-08 RIG Track Rig CO. MPH LOGGED JGE JOB # B1085517 Preliminary Infiltration Testing Village Green of Federal Way ZZA-Terracon Job No. B1085517 October 17, 2008 APPENDIX B B1086517 ZZAlrerracan GENERAL NOTES AND UNIFIED SOIL CLASSIFICATION SYSTEM Page 1 GENERAL NOTES DRILLING & SAMPLING SYMBOLS: SS: Split Spoon -1 3/8" I.D., 2" O.D., unless otherwise noted HS: Hollow Stem Auger ST: Thin -Walled Tube - 2" O.D., unless otherwise noted PA: Power Auger RS: Ring Sampler - 2.42" I.D., 3" O.D., unless otherwise noted HA: Hand Auger DB: Diamond Bit Coring - 4", N, B RB: Rock Bit BS: Bulk Sample or Auger Sample WB: Wash Boring or Mud Rotary The number of blows required to advance a standard 2-inch O.D. split -spoon sampler (SS) the last 12 inches of the total 18-inch penetration with a 140-pound hammer falling 30 inches is considered the "Standard Penetration" or "N-value". WATER LEVEL MEASUREMENT SYMBOLS: WL: Water Level WS: While Sampling N/E: Not Encountered WCI: Wet Cave in WD: While Drilling DCI: Dry Cave in BCR: Before Casing Removal AB: After Boring ACR: After Casing Removal Water levels indicated on the boring logs are the levels measured in the barings at the times indicated. Groundwater levels at other times and other locations across the site could vary. In pervious soils, the indicated levels may reflect the location of groundwater. In low permeability soils, the accurate determination of groundwater levels may not be possible with only short-term observations. DESCRIPTIVE SOIL CLASSIFICATION: Soil classification is based on the Unified Classification System, Coarse Grained Soils have more than 50% of their dry weight retained on a #200 sieve; their principal descriptors are: boulders, cobbles, gravel or sand. Fine Grained Soils have less than 50% of their dry weight retained on a #200 sieve; they are principally described as clays if they are plastic, and silts if they are slightly plastic or non -plastic. Major constituents may be added as modifiers and minor constituents may be added according to the relative proportions based on grain size. In addition to gradation, coarse -grained soils are defined on the basis of their in -place relative density and fine-grained soils on the basis of their consistency. CONSISTENCY OF FINE-GRAINED SOILS Standard Unconfined Penetration or Compressive N-value fS5) Strentith, Qu sf Blows/Ft. Consistency < 500 0-1 Very Soft 500 — 1,000 2-4 Soft 1,000 — 2,000 4-8 Medium Stiff 2,000 — 4,000 8 - 15 Stiff 4,000 — 8,000 15 - 30 Very Stiff 8,000+ > 30 Hard RELATIVE DENSITY OF COARSE -GRAINED SOILS Standard Penetration or N-value [SS] Blows/Ft. 0-3 4-9 10-29 30 — 49 > 50 Relative Density, Very Loose Loose Medium Dense Dense Very Dense RELATIVE PROPORTIONS OF SAND AND GRAVEL GRAIN SIZE TERMINOLOGY Descriptive Terms of other Percent of Major Com onent constituents Dry Weight of Sampler Particle Size Trace < 15 Boulders Over 12 in. (300mm) With 15 — 29 Cobbles 12 in. to 3 in. (300mm to 75 mm) Modifier > 30 Gravel 3-in. to #4 sieve (75mm to 4.75 mm) Sand #4 to #200 sieve (4.75mm to 0.075mm) RELATIVE PROPORTIONS OF FINES Silt or Clay Passing #200 Sieve (0.075mm) Descriptive Term(s) of other - Percent of PLASTICITY DESCRIPTION constituents Dry Weight Term Plasticity Index Trace < 5 Non -plastic 0 With 5-12 Low 1-10 Modifiers > 12 Medium 11-30 High > 30 rerracon UNIFIED SOIL CLASSIFICATION SYSTEM Criteria for Assigning Group Symbols and Group Names Using Laboratory Tests" Coarse Grained Soils Gravels Clean Gravels More than 50% of coarse Less than 5% fines` More than 50% retained fraction retained on on No. 200 sieve No. 4 sieve Gravels with Fines More than 12% fines' Sands Clean Sands 50% or more of coarse Less than 5% fines' fraction passes No. 4 sieve Sands with Fines More than 12% fines' Fine -Grained Soils Silts and Clays inorganic 50% or more passes the Liquid limit less than 50 No. 200 sieve organic Silts and Clays inorganic Liquid limit 50 or more organic Soil Classification Group Symbol Cu Z 4 and 1 s Cc s 3E GW Cu < 4 and/or 1 > Cc > 3E GP Fines classify as ML or MH GM Fines classify as CL or CH GC Cu >_ 6 and 1 _< Cr:5 3E SW Cu < 6 and/or 1 > Cc> 3E Fines classify as ML or MH Fines Classify as CL or CH PI > 7 and plots on or above "A" line' PI < 4 or plots below "A" line' Liquid limit - oven dried < 0.75 Liquid limit- not dried PI plots on or above "A" line PI plots below "A'.line Liquid limit - oven dried < 0.75 Liquid limit - not dried Highly organic soils Primarily organic matter, dark in color, and organic odor "Based on the material passing the 3-in. (75-mm) sieve aIf field sample contained cobbles or boulders, or both, add "with cobbles or boulders, or both" to group name. cGravels with 5 to 12% fines require dual symbols: GW-GM well -graded gravel with silt, GW-GC well -graded gravel with clay, GP -GM poorly graded gravel with silt, GP -GC poorly graded gravet with clay. °Sands with 5 to 12% fines require dual symbols: SW-SM well -graded sand with silt, SW -SC well -graded sand with clay, SP-SM poorly graded sand with silt, SP-SC poorly graded sand with clay ECU = DBo/D10 Cc = i3aoi� D"a x Dea F If soil contains >_ 15% sand, add "with sand" to group name. cif fines classify as CL-ML, use dual symbol GC -GM, or SC-SM. 60 50 a- W 40 0 Z 30 U H U) 20 a 10 7 4 0 0 SP SM SC CL ML OL CH MH OH PT Group Name' Well -graded gravel' Poorly graded gravel' Silty gravel'••" Clayey gravel'-'-' Well -graded sand' Poorly graded sand' Silty sand".' Clayey sand •H.' Lean claylL.1 Silty"" Organic clayK`"'," Organic si1tK- AAO Fat clay"m Elastic Silt"•`"' Organic clay"" Organic silt"" Peat Hlf fines are organic, add "with organic fines" to group name. 1 If soil contains >_ 15% gravel, add "with gravel' to group name. J If Atterberg limits plot in shaded area, soil is a CL-ML, silty clay. Kif soil contains 15 to 29% plus No. 200, add "with sand" or "with gravel," whichever is predominant. L If soil contains >_ 30% plus No. 200 predominantly sand, add "sandy" to group name. M If soil contains >_ 30% plus No. 200, predominantly gravel, add "gravelly" to group name. NPI >_ 4 and plots on or above "A" line. ° PI < 4 or plots below "A" line. PPI plots on or above_"A" line. ° PI plots below "A" line. For classification of fine-grained ' soils and fine-grained fraction of coarse -grained solls I I Js� Equation of A" - line Horixorllal at PI=4 to LL=25.5. then PI=i7.73 (LL-20) Equallon of "U"- line r t0� G•Z•° Verl+cal at LL-16 to PI=7, then PI-0.9 (LL-8) :r MH or OH ML or OL IM 10 16 20 30 40 50 60 70 60 90 100 110 LIQUID LIMIT (LL) Irerracan Form 111 --6/9B Transportation Solutions, Inc. 01 8250.1B51h Avenue NE 'r Suite Ion = ' Redmond, WA 98052.662E =- ` T 425-883.4134 F 425-867.0898 www.tsinw.com aa�r� Heidi Swartz Swartz Company �Al G 5724 30`h Avenue NE d FWPIRE6 4 2 2 17-00 Seattle, Washington 98105 Subject: Village Green Retirement Campus Phases 11 and III Extension; Trip Generation Dear Ms. Swartz, November 5, 2008 This letter documents TSI's forecast of trip generation for the expansion of the Village Green Retirement Campus. Included within this letter is our understanding of your development plans; a summary of the existing number of vehicle trips generated by the existing campus; a forecast of the future number of vehicle trips expected to be generated by the campus expansion, and our conclusions. DEVELOPMENT CAMPUS UNDERSTANDING Village Green Retirement Campus is located at 35419 1" Avenue South, Federal Way, Washington. Attachment A includes a vicinity map highlighting the campus location. A site layout illustrating the existing and proposed locations of the senior living units are included in Attachment B. The campus has two accesses: a primary access off 15` Avenue S and a secondary access off SW 356' Street. Village Green Retirement Campus has been in operation since 1997 and the existing campus includes a total of 153 residences comprised of 85 independent living apartments, 52 assisted living apartments, and 16 cottages/ duplexes. Currently 87-percent of the available dwelling units are occupied. The site includes a mix of one and two bedroom units. Residents are not restricted from having their own vehicle on -site. Village Green Retirement Campus has received land use approvals to expand their site to include Phase 1I, composed of 165 independent and assisted living apartments, and Phase III, composed of 40 cottages/ duplexes. Phase Ill, also known as Cottages West and referenced as such in Attachment B, is currently under construction and is proposed to be complete in 2009. During construction, construction vehicles have been directed to only use the SW 356" Street/ 2"d Avenue SW site access. It is our understanding that Village Green Retirement Campus has currently entered into a Process IV review with the City of Federal Way to extend the land use approvals granted in the hearing examiner decision dated April 23, 2002 for the development of Cottages West and Village Gr�n Phase 11. �r- A� Ms. Heidi Swartz TS1 November 5, 2008 Page 2 of 5 Transportation Solutions, Inc. EXISTING TRIP GENERATION; HOURLY VEHICULAR TRAFFIC VOLUME DATA All Traffic Data Services, Inc. collected hourly vehicular volume data at the three locations illustrated in Attachment C between Wednesday, October 1 at 1:00 PM and Monday, October 6 at 10:00 AM. The vehicular volume data is included as Attachment D and is summarized below in Table 1. The existing weekday daily traffic volumes, shown in Table 1, were derived by taking the average weekday daily traffic volumes generated to and from the campus on Thursday, (10/2) and Friday (10/3). Typically, weekday daily and peak hour traffic volumes are collected between Tuesdays and Thursdays represent typical weekday travel patterns. Unfortunately, on Wednesday (10/1), only 11 hours of traffic data was recorded. However, for this study, the Friday daily traffic volume was higher than the Thursday daily traffic volume and thus, it is assumed that weekday daily data reported in Table 1 is conservative. The afternoon (PM) peak hour is generally defined as peak hour between 4:00 PM and 6:00 PM. Since PM peak hour traffic volumes were collected on Wednesday (10/1), the average Wednesday (10/1) and Thursday (10/2) PM peak hour traffic generated to and from Village Green Retirement Campus is reported in Table 1. The peak hour traffic volume reported in Table 1 is based on the peak hour traffic generated to and from the existing campus on Thursday (10/2). The peak hour traffic generated occurred between 1:00 PM and 2:00 PM. This peak period corresponded with the peak period evaluated in our parking demand study. The parking study evaluated the peak hour on -campus parking conditions between 11:00 AM and 2:00 PM. TABLE 1: 24-HOUR TRAFFIC VOLUME DATA SUMMARY Time Period Weekday _ In Out Total Weekday Dail 350 391 741 PM Peak Hour 4-6 PM 16 21 37 Peak Hour of Generator 39 47 86 A current employee shift schedule is summarized in Table 2. The table shows that during the PM peak hour there are 16 employees whose shifts end and 1 employee whose shift starts during the PM peak hour. TABLE 2: EMPLOYEE SHIFT SCHEDULE Shift Time Start End Number of Employees Afternoon Peak Hour Impacts 8:00 AM 5:00 PM 16 Outbound 5:00 PM 9:00 PM 1 Inbound 7:00 AM 3:00 PM 5 None 3:00 PM 7:00 PM 1 None 6:00 AM 2:00 PM 11 None 11:00 AM 7:00 PM 12 None 2:00 PM 10:00 PM 3 None 10:00 PM 6:00 AM 2 None Total 51 TS1tion Solutions, Inc. Ms. Heidi Swartz November 5, 2008 Page 3 of 5 Village Green staff has indicated that a majority of their staff drives alone to and from work. Of the 51 total Village Green employees, between 2 and 5 employees per day typically are dropped off and picked up from work, use transit, or bike to and from work. There is only one transit route, Metro Transit Route number 182, which provides service near Village Green Retirement Campus. The transit stop is located at the 1' Avenue S/ SW 356th Street intersection and provides service between the Federal Way Transit Center and northeast Tacoma. Unfortunately, the work shift schedules at Village Green Retirement Campus do not match well with the scheduled transit stop times. EXISTING TRIP GENERATION; INSTITUTE OF TRANSPORTATION ENGINEERS DATA A development's trip generation can also be calculated using trip generation rates documented by the Institute of Transportation Engineers (ITE) in their publication Trip Generation, Th Edition, 2003. Table 3 shows the ITE trip generation calculations. The existing campus land uses are described by the following ITE land use codes (LUC): • LUC 251; Senior Adult Housing Detached can be used to describe the 16 cottage/ duplexes. This land use trip rate is expressed in number of dwelling units. • LUC 252; Senior Adult Housing Attached can be used to describe the 85 independent living apartments. This land use trip rate is expressed in number of occupied dwelling units. Although not all of the independent retirement apartments are occupied, for this study all of these apartments are assumed to be fully occupied. ■ LUC 254; Assisted Living can be used to describe the 52 assisted living apartments. This land use trip rate is expressed in number of beds. Although some of the assisted living apartments include living quarters for couples, or two beds, all of the assisted living apartments are assumed with only one bed. Based on our experience and comments from Village Green Retirement Campus staff, we have concluded that the difference in the amount of assisted living beds and apartments is negligible for the purposes of trip generation. TABLE 3: ITE TRIP GENERATION CALCULATIONS; EXISTING CAMPUS Land Use a Trip Size Distribution Trips Generated Code Rate %-in °%-nut In Out Total LUC 251 16 DU 7.13 50% 50% 57 57 114 LUC 252 85 ODU 3.48 50% 50% 148 148 296 LUC 254 52 Beds 3.79 50% 50% 99 98 197 Weekday Daily Total Trips: 50% 50% 304 303 607 LUC 251 16 DU 0.82 61 % 39% _ 8 5 13 LUC 252 85 ODU 0.11 ` 61 % 39% 5 4 9 LUC 254 52 Beds 0.22° 44% 56% 5 6 11 PM Peak Hour Total Dips: 55% 45% 18 15 33 a. DU = Dwelling Units and ODU = Occupied Dwelling Units. b. Trip rate derived from the ITE fitted -curve equation. c. Average ITE trip rate, no ITE fitted -curve equation provided. A comparison of Tables 1 and 2 indicates that the hourly vehicular volume counts and ITE trip generation calculations are similar during the PM peak hour. The actual hourly traffic volumes are slightly larger, by 4 total vehicles, and the inbound and outbound split shows more outbound vehicles than inbound vehicles, which is consistent with the employee shifts that start and end during the afternoon peak hour. Ms. Heidi Swartz TS1 November 5, 2008 Page 4 of 5 Transportation Solutions, Inc. FORECASTED TRIP GENERATION The future Village Green Retirement Campus is proposed with an additional 165 independent and assisted living apartments (Phase II) and 40 cottages/ duplexes (Phase III/ Cottages West). TSI believes that the hourly vehicular volume counts best represent the actual trip generation for the existing Village Green Retirement Campus. Due to the similarities observed between the PM peak hour traffic volumes collected at the existing campus and the ITE PM peak hour trip generation forecast, TSI believes that use of the ITE trip generation methodologies are reasonable for forecasting the future trip generation for the expanded campus. Table 4 shows the trip generation forecast for the future Village Green Retirement Campus, with the entire proposed development occupied. TABLE 4: ITE TRIP GENERATION CALCULATIONS; FUTURE CAMPUS Land Use a Trip Size Distribution Trips Generated Code Rate %-in %-out In Out Total LUC 251 56 DU 5.91 50% 50% 166 165 331 LUC 252 250 ODU 3.48` 50% 50% 435 435 870 LUC 254 52 Beds 3.79 50% 50% 99 98 197 Weekday Daily Total Trips: 50% 50% 700 698 1,398 LUC 251 56 DU 0.58 61 % 39% 20 12 32 LUC 252 250 ODU 0.1 1` 61 % 39% 17 11 28 LUC 254 52 Beds 0.22 ` 44% 56% 5 6 11 PM Peak Hour Total Trips. 59 % 41 % 42 29 71 a. DU = Dwelling Units and ODU = Occupied Dwelling Units. b. Trip rate derived from the ITE fitted -curve equation. c. Average ITE trip rate, no ITE fitted -curve equation provided. To evaluate the incremental difference in trips generated by the existing campus compared to the future campus, TSI removed the existing site generated traffic collected during the hourly vehicular volumes (Table 1) from the ITE trip generation forecast for the fully occupied future campus (Table 4). The resulting trips shown in Table 5 represent the amount of new traffic forecast from the future expanded campus. TABLE 5: NEW TRIPS GENERATED Time Existing Tri_ Future Tri Additional Tri s Period In Out Total In Out Total In Out Total Daily 350 391 741 700 698 1,398 350 307 657 _Weekday PM Peak Hour 16 21 37 42 29 71 26 8 34 CONCLUSIONS The following primary conclusions can be drawn from this letter: The existing Village Green Retirement Campus includes 153 total independent retirement apartments, assisted living apartments, and cottages/ duplexes. The existing campus currently generates 741 weekday daily trips and 37 PM peak hour trips, split 42% in and 58% out. The existing PM peak hour trip generation corresponds with employee work shifts that begin (1 employee) and end (15 employees) during the PM peak hour. TS1 Transportation Solutions, Inc. Ms. Heidi Swartz November 5, 2008 Page 5 of 5 The total proposed campus expansion is forecast to generate 1,398 weekday daily trips and 71 PM peak hour trips, split 59% in and 41% out. With credit for trips generated by the existing campus, the proposed campus expansion is forecast to generate 657 new weekday daily trips and 34 new PM peak hour trips, split 76% in and 24% out. In conclusion, the approved 358 total retirement units of the future Village Green Retirement Campus will generate 71 total PM peak hour trips. The incremental PM peak hour trip impacts associated with the expansion of the Village Green Retirement Campus (Phase II and Phase III/ Cottages West construction) is only 34 PM peak hour trips. TSI recommends that for the Process IV review the City of Federal Way should evaluate the future development site with 34 additional PM peak hour trips above the existing site generated trips. We understand that the applicant will be phasing the development and the 34 trip threshold will apply only to the proportions of the future site as they are built. These PM peak hour trips and their associated impacts shall be applied to City of Federal Way intersection and roadway corridor evaluations for development -specific mitigation, including payment of traffic impact fees. We trust that the information presented within this letter will assist you in your future decisions, regarding phasing of development, at the Village Green Retirement Campus. Should you have any questions please feel free to contact us at your convenience. Regards, Transportation Solutions, Inc. �etrt� Kathy E9vis Transportation Engineer L ep. Hee Project Engineer m N G1 l0 O V 4_1 tE U LL C N !6 m la o ° sa ram+ -- C9 � N � M m d10 so a= a> ate N N N N x a d 0 O in- C a)C1 m m O ci O 0 C a'Oy m m U W ?� c— E — �c —cou. a� — y c N N N N Co c7 a aD m z O w 2J Q H Q N Sw 356TH ST I` J- N t r o� d N L ) W c_ m— E— d m c m - u. 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�fl i0 f� m 01 O r - 0 0 0 D p o 0 0 0 r O O O O O O O O O r N N i7 O N l0 n m O) O O O O O O O O O Y 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 .................... 0 o chi 0 0 0 0 0 0 0 0 0 0 0 0 0 0 o 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 N N N N N N N N N N N N N N N N N N N N N N N N O O O O o 0 0 0 0 N N N N N N N N N N N N N N N N N N N N N N N N N�pp O O O O O O O O O O O O O O O O O O O O O O O O-i� O h Ld L6,6 w� N L6,6 0 L6,6 Ng N w Ld O L6.6 0 0 0 o O o 0 0 0 0 0 0 0 0 o O o 0 0 0 0 0 0 0 � O 0 0 0 0 0 0 6 0 0 0 m `m `m `m `m `m `m `m `m m `m `m `m m `m `m `m `m m `m `m `m a d `m `m `m `m `m m` `m `m `m `m `m `m `m `m d m` `m m `m 0 a 0 0 0 0 0 a m n n a n a 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 ,� `0 g o 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 �m 0 o o 0 0 o Ti Fi 0 Zi o ii 0 6 o 0 0 Ti 0 0 0 0 0 0 0 0 0 0 o Q 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 a 0 0 u o 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 000 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 W W tp N W l0 W W m W m W mT W W W m W m W m N • v a E p v v v p a v v a v E v a v v P c E �' m WIn N AIn NIn N N N m W m N m W W W tU m tC a a a a a a a a a a a a a a a a a a a a a a a j T T I. v v v v I. v v v 0 0 0 0 0 0 0 0 0 J J J D J J J m J J D J J D J J D D J J J^ m m m m m m m m mmmm m m m m m m m m mmm N (o U) U) In (n U)m U1 CIDfo fn fn (n fn fn fn In (n fn N Vl fn ? j 3 j j j j j j j j j j j 3 3 j j j j W U) U) U) U) En U) w CD CD U„n U) m C, ED En to w co In m W w 0 2�� 21 m O N U1 bD A a a TS1 Transportation Solutions, Inc. 8250.1651h Avenue NE Suite 100 Redmond, WA 98052-6628 T 425.8B3-4134 F 425-B67.0898 www.tsinw.com Heidi Swartz Swartz Company 5724 30`s Avenue NE Seattle, Washington 98105 W"M 6 0 Subject: Village Green Retirement Campus Phases Il and III Extension; Parking Study Dear Ms. Swartz, November 5, 2008 This letter documents the results of our parking forecast for the expansion of the Village Green Retirement Campus. It is our opinion that the future expansion of the Village Green Retirement Campus, as currently proposed, will have a parking supply sufficient to meet the future peak parking demand of the campus. Included within this letter is our understanding of your development plans; a summary of your existing on -campus parking supply and demand; a forecast for your future on -campus parking demand, and our conclusions. PROPOSED CAMPUS EXPANSION Village Green Retirement Campus is located at 35419 1s1 Avenue South, Federal Way, Washington. Attachment A includes a vicinity map highlighting the campus location. A site layout illustrating the existing and proposed locations of the senior living units are included in Attachment B. The campus has two accesses: a primary access off I" Avenue S and a secondary access off SW 350' Street. Village Green Retirement Campus has been in operation since 1997 and the existing campus includes a total of 153 residences comprised of 85 independent living apartments, 52 assisted living apartments, and 16 cottages/ duplexes. Currently 87-percent of the available dwelling units are occupied. The site includes a mix of one and two bedroom units. Residents are not restricted from having their own vehicle on -site. Village Green Retirement Campus has received land use approvals to expand their site to include Phase II, composed of 165 independent and assisted living apartments, and Phase III, composed of 40 cottages/ duplexes. Phase III, also known as Cottages West and referenced as such in Attachment B, is currently under construction and is proposed to be complete in 2009. During construction, construction vehicles have been directed to only use the SW 356d' Street/ 2nd Avenue SW site access. It is our understanding that Village Green Retirement Campus has currently entered into a Process IV review with the City of Federal Way to extend the land use approvals granted in the hearing examiner decision dated April 23, 2002 for the development of Cottages West and Viliace Green Phase 11. NOV 18 2008 CITY OF FEDERAL WAY CDS TS1Transportation Solutions, Inc. Ms. Heidi Swartz November 5, 2008 Page 2 of 3 For this evaluation, the cottages/ duplexes of Cottages I (see Attachment B) will not be included in the evaluation of the future parking conditions of the future site. Each residence of Cottages I includes a one or two car garage with available parking space on each unit's drive apron. The cottages/ duplexes will have enough space on their lots to provide parking for their residents and accommodate daily visitors as well. EXISTING ON -CAMPUS PARKING TSI confirmed that the existing campus includes 103 total parking spaces as shown in Attachment C. Between 11:00 AM and 2:00 PM from Wednesday, October 1, to Friday, October 3, TSI documented the existing peak hour parking demand at the existing Village Green Campus. This time period was identified by Village Green staff as the typical peak observed parking period at the existing campus. TSI confirmed the three hour peak period based on the existing program schedule. The following table summarizes the results of the existing peak parking demand study, which is included as Attachment D. EXISTING ON -CAMPUS PARKING SUPPLY AND PEAK PARKING DEMAND Start Parking Sup Peak Parkinq Demand' Time Acc -Non-Acc. Tata1 Ac� c Non -Ace. Total 11:00 AM 11 92 103 8 71 79 12:00 PM 11 92 103 7 65 72 1:00 PM 11 92 103 7 62 69 1. Does not include the available parking supply associated with Cottages. 2. Accessible parking spaces supplied or occupied 3. Non -accessible parking spaces supplied or occupied Based on the existing on -campus parking supply, the peak hour parking demand occurs between 11:00 AM and 12:00 PM with 77-percent of the on -campus parking spaces occupied. As stated previously, 87-percent of the existing on -campus units, excluding those associated with the Cottages I, are occupied by residents. Thus, the peak parking demand ratio of on -campus parked vehicles to the number of occupied residential units, excluding the cottages/ duplexes, is 0.66 (peak parking demand of 79 vehicles - 119 existing occupied units). This parkin ratio accounts for fbose residents, visitors, and staff who are parked on the retirement campus. FUTURE ON -CAMPUS PARKING Similar to the existing conditions, the parking area for the resident and visitor vehicles associated with the 40 cottage/ duplex units of Cottages West are assumed to be adequately accommodated by the garages and drive aprons of each cottage/ duplex. Thus, only the 165 independent and assisted living apartments associated with Village Green Phase II factor into forecasts of parking demand at the future campus. The existing peak parking demand ratio of on -campus parked vehicles to the number of occupied residential units, excluding Cottages West, was applied to the total amount of senior residential units of the future Village Green Retirement Campus to forecast the site's future peak hour parking demand. There are 302 total units associated with senior residences of the existing campus and Village Green Phase II. It is assumed that all of the 302 units will be occupied in the future with the TS1tion Solutions, Inc. Ms. Heidi Swartz November 5, 2008 Page 3 of 3 proposed site expansion. Applying the 0.66 ratio of parked vehicles to occupied units to the 302 future occupied units results in the peak parking demand of 200 vehicles for the future site. It is understood that currently there are 120 parking spaces proposed to be added to the development site. The current locations of the additional parking spaces are illustrated in Attachment E. The total amount of parking currently proposed for the future Village Green Retirement Campus is 223 parking spaces. CONCLUSIONS The following primary conclusions can be drawn from this letter: • The existing Village Green Retirement Campus includes 153 total units comprised of 85 independent living apartments, 52 assisted living apartments, and 16 cottages/ duplexes. The parking associated with the existing cottages/ duplexes can be accommodated at each cottage/ duplex lot. • Of the existing independent living and assisted living apartments, 87-percent are occupied and there are 103 marked vehicles parking spaces serving the existing site's residents, visitors, and staff. • The peak parking demand ratio for the existing campus is 0.66 vehicles per occupied dwelling unit. • The proposed campus expansion includes the addition of 165 independent and assisted living apartments (Phase II) and 40 cottage/ duplex units (Phase III/ Cottages West). The parking associated with the new cottages/ duplexes can be accommodated on each cottage/ duplex lot. • The proposed campus is forecast to generate a peak parking demand of approximately 200 vehicles. This is based on the peak parking ratio (0.66 vehicles per occupied dwelling unit) multiplied by the total number of independent living and assisted living apartments (302 units). It is TSI's opinion that when Village Green Retirement Campus Phase II and Phase III are fully developed, the future on -campus parking supply of 223 parking spaces will accommodate the campus' future peak parking demand, 200 vehicles. We trust that the information presented within this letter will assist you in your future decisions, regarding parking, at the future Village Green Retirement Campus. Should you have any questions please feel free to contact us at your convenience. Regards, Transportation Solutions, Inc. �atirt� Kathy Dqvis Transportation Engineer effrerPIK. 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L {�c3 P �3p �3h ti V YIICV 0 O N N 0 JIa1 tD� tQ i 1 T ..z. i G w w, `� - r. .y, - — G Ai R1 'iA i1 G m C, i�i ..ii i.-.1� ■.-.4 � —I ill r� c1�"-1 ?q /pSlS J n_6 11 in �� / ■ } 1 N F � l � � N l4 Cy N N I N N N f :' 1 ! i' k= A Cd s G i i ld Q' i ♦Zr n E `� .i 1 n G_ - o G o_ o G "_ C7 0 oir, '. i c iG,-�- G snj- � � N t� m cc 0) iT C Y [0 Q V � a to C 0)LO G r— � C C a3 I-- CJ N C r C O N N N (A m sa d V m d 9�- L) O m U) e`o CL fA N rn a`�i =c tea] (iai� Y E d d o M IL Lf) qtU N r" O N (6 U O to cn (D O C +n d V lC a In O a1 J Y a7 � {C a N S•N 3bL,H S, o�C- I E C T vw c- m E - d c CD - I- a� - � N U7 M �L 0 a N rn m J a IL =Z Np ZZ W Y as X waW w N c=ima aga a� L� 7 r IL November 18, 2008 City of Federal Way 33325 Sth Avenue South P.O. Box 9718 Federal Way, Washington 98063-9718 Subject: Village Green Phases II & III - Extension Hazardous Materials Inventory Statement Critical Aquifer Recharge & Wellhead Protection Areas Dear City of Federal Way: DCI 98480.2 Village Green Phase I included development of Lot C of the Village Green campus located north of SW 356th Street between 1st Avenue South and 2nd Avenue SW. Village Green Phase II will involve the development of Lot D of the Village Green campus, and Cottages West Phase III currently involves the development of Lot B located westerly of the Village Green campus. The northern portion of the Village Green campus is within the 1-, 5- and 10-year Wellhead Protection Zones. Also, the northern portion of the Cottages West development is within the 5- and 10-year Wellhead Protection Zones corresponding to the same stream. Both of these affected areas within the wellhead protection zones are already fully developed and will not be altered in the proposed Process IV extension. These areas are built -out as follows: - The Village Green area includes six existing cottages, three existing buildings (A, B & C), existing utilities, existing paving, an existing detention/wet pond and an existing bioswale. - The Cottages West area currently includes eight existing cottage units (1, 2, 3, 4; 9/10, 11/12, 13/14 and 15/16), existing utilities, existing paving, an existing infiltration pond with an existing graveled access road. Impact to Critical Aquifer Recharge Areas was reviewed and mitigated by previous approvals and construction. RECEIVED NOV 18 2008 CITY OF FEDERAL WAY CDS City of Federal Way 11/18/08 Page Z Please call if you have any questions. Sincerely, Duncanson Company, Inc. Harold M. Duncauson, P.E. President Enclosures I A�� CITY OF Federal Way DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES 33325 8`h Avenue South PO Box 9718 Federal Way WA 98063-9718 253-835-2607;Fax 253-835-2609 www.cit offederalwa y.com HAZARDOUS MATERIALS INVENTORY STATEMENT CRITICAL AQUIFER RECHARGE AND WELLHEAD PROTECTION AREAS I. WHY SHOULD THIS INVENTORY STATEMENT BE FILLED OUT? Critical Aquifer Recharge (CARAs) and Wellhead Protection Areas (WHPAs) are considered "critical areas" pursuant to Federal Way City Code (FWCC), Chapter 18, `Environmental Protection." This inventory statement must be filled out by the applicant or agent for any proposed activity listed in Section H of this handout, and which are located within Wellhead Capture Zones 1, 5, and 10 as shown on the Critical Aquifer Recharge and Wellhead Protection Areas Maps. Please refer to the handout on Critical Aquifer Recharge and Wellhead Protection Areas for a description of the review process. II. ACTIVITIES GOVERNED BY CARA AND WHPA REGULATIONS The inventory statement must be filled out for the following activities: • Construction of any residential structure, including single-family development ■ Construction of any barn or other agricultural structure • Construction of any office, school, commercial, recreational, service, or storage building • Construction of a parking lot of any size ■ Other minor new construction (see WAC 197-11-800[2]) • Additions or modifications to or replacement of any building or facility (does not include tenant improvements) ■ Demolition of any structure • Any landfill or excavation • Installation of underground tanks • Any division of land, including short plats • Change of use, which involves repair, remodeling, and maintenance activities • Dredging • Reconstruction/maintenance of groins and similar shoreline protection structures • Replacement of utility cables that must be buried under the surface of the bedlands • Repair/rebuilding of major dams, dikes, and reservoirs • Installation or construction of any utility, except for on -going operation and maintenance activities of public wells by public water providers ■ Personal wireless service facilities Project Name Project Location VILLAGE GREEN VILLAGE GREEN OF FEDERAL WAY, PHASES II & III - EXTENSION Applicant A RETIREMENT CAMPUS LLC 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 (1) Acid or basic solutions or solids (2) Antifreeze or coolants (3) Bleaches, peroxides, detergents, surfactants, disinfectants bactericides. algaecides (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 veterin fluids or wastes (21) Metals (hazardous e.g. arsenic, copper, chromium, lead, mere , silver, etc.) (22) Paints, pigments, dyes, stains, varnish, sealers. (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. 5 10 SOLID < 5 per week Bulletin #056 — November 24, 2004 Page 2 of 3 k:\Handouts\lazardous Materials Inventory Statement VILLAGE GREEN VILLAGE GREEN OF FEDERAL WAY, Project Name PHASES II & III - EXTENSION Applicant A RETIREMENT CAMPUS LLC Project Location 1ST AVENUES & SW 356TH STREET Tracldng No. IV. FuRTHER INFORMATION Provide the approximate quantity of fill and source of fill to be imported to the site. None of Imported Fill I Source of Fill NIA 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 III. Cbeckbox(s) #2 through #5 (and fill in appropriate blanks) of the below table if they apply to your facility or activfty. Check any of the following items that currently exist or are proposed in connection with the development of the site. #1 IS] Stormwater infiltration system (e.g., french drain, dry well, stormwater swale, etc.) #2 —[I Hydraulic lifts or elevator, chemical systems, or other machinery that uses hazardous materials #3 [ ] Cathodic protection wells 44 [ ] Water wells, monitoring wells, resource protection wells, piezorneters #5 [ ] Leak detection devices, training for employees for use of hazardous materials, self-contained machinery. etc. SIGNATURE 1111FId Signature Print Name 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. Bulletin #056 —November 2A, 2004 Page 3 of 3 Lc Handouts\Hazardous Materials Inventory Statement Li'1 T'i2.26463'N 2.7 ' i 2181301] s 28 _ � '`�--. 1�ia► a�,an�� 2'.111Ra9�71B 540.:' q 8724500080 8724500070 ! 21.4.121 ` k vhEara�g.•7 i l` T 8724500060 8724500100 149 ¢. �s23i°6�• 872405� 5215 ,-- . M21843154 Ti B724500110 8724500040 - ! 67245OOit1� 3 RS9w6 RS7E2 � e72a5a01z0 ' 10 _ f 2921049031 35316 8724500120 Village Green en B7I¢ 3021049146 _. 30Ii0a8024�ss e, 25 �� Q7z45d0,so MIR. ---- -- . _-- 4724500179 >r14500180 —�,ara�uoxm� RS9.6 8724500220 I ° 73870MVIO 36512 739Fi1604{a 7387000fr60_. _73670R0RIR . �\ JOHN-ROE IN 711 3871>d00211 7 387000B50 LaTz In` ' S 355TH PL 3021U48017 i ;RS9.61( �!' - 73676BB[t&U � 73siilaaoen '� — -- 73&�100 z1s 257 -,__- z RS7.2 7�R7000010 � � Sox p � _, .-_.—r•--• - - SW 356TH ST 2971CM70 36400 2821" 067 35414 35422 - --3921G4A951- Um IU71093 — 2S7104s0F8 mm S; ftnb oc� 4N Federal Way CITY OF FEDERAL WAY DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES STAFF REPORT TO THE FEDERAL WAY HEARING EXAMINER VILLAGE GREEN OF FEDERAL WAY, PHASES II AND III File No. 08-105555-00-UP, Related File No. 08-105557-00-SE PUBLIC HEARING —May 18, 2010 11:00 a.m CITY COUNCIL CHAMBERS FEDERAL WAY CITY HALL — 33325 8th Avenue South , Report Prepared by: Deb Barker, Senior Planner 253-835-2642 TABLE OF CONTENTS SECTION PAGE I. Description of Proposal...................................................................................................I II. Federal Way Revised Code (FWRC) Basis For Approval ............................ ..................... I III_ General Information........................................................................................................I IV. History and Background.......-•..................•---................................................... ......2 V. Environmental Threshold Determination.........................................................................3 VI. Consulted Departments and Agencies, and Public Notice................................................3 VII. Natural Environment ........................... ............................................................................ 4 VIII. Neighborhood Characteristics.........................................................................................6 IX. General Design.......................................................................................6 X. Transportation ..................................... ..................... .................................................. .....7 X1. Public Services & Utilities...............................................................................................9 XIl. Analysis of Zoning Regulations ............................... ...................... ............................. ..10 XIII. Analysis of Phasing Request..............................................•--.....................---•--..........-..13 XIV. Analysis of Process IV Decision Criteria ....................... --- ............ .......................... 14 XV. Findings of Fact and Conclusion ........................ ........... ........................ .... ............ :...... 15 XVI. Recommendation..................................................................,.............. 18 1 '1 EDITS A Vicinity map B Architectural pages A-1.0, A-L 1, A-1.3, A-1.4, A-2.0, A3.0 and A3.1 prepared by Joji Minatogawa, hic., dated November 18, 2008 C Cover letter prepared by applicant Heidi Swartz, dated November 18, 2008 D. Letter from City dated January 30, 2001 E -1 FWCC Section 22-640 - Senior Citizen and Special Needs Housing E-2 FWRC 19.200.100 — Senior Citizen Housing F Notice of Application dated December 20, 2008 G Environmental Determination ofNonsignificance (DNS), issued March 13, 2010 H Environmental Checklist, signed by Harold Duncanson, dated November 18, 2008 I Final Staff Evaluation for SEPA Checklist, March 13, 2010 J Landscape plan pages L1-L6 prepared by Ned Gulbran dated November 18, 2008 K Preliminary Technical Information Report (TIR), by Duncanson Company, Inc., dated August 3, 2009 and revised December 21, 2009 L Civil Plan C-1 prepared by Duncanson Company, Inc., dated November 18, 2009 M Letter from City dated November 10, 2009 N Building length modification request prepared by Heidi Swartz, dated November 18, 2008, with site pictures and key map O Letter from applicant prepared December 21, 2009, with statement of design intent and applicable design guidelines P Concurrency Acceptance Letter dated March 18, 2010, and signed March 23, 2010 Q Right-of-way modification request dated October 27, 2008 R ROW Modification decision dated Janaury 4, 2009 S Parking Study prepared by TSI, Inc., dated November 5, 2008 T South King Fire and Rescue memo on Building F dated December 31, 2009 U Senior Housing Covenant recorded February 18, 2010 V Affordable Housing Covenant recorded February 18, 2010 (Note: Technical reports and information listed above may not be attached to all copies of this report. Copies of exhibits and other information contained in the project file may be reviewed and/or obtained by contacting the Department of Community Development Services, 33325 8 h Avenue South, PO Box 9718, Federal Way, WA 98063-9718, 253-835-7000.) I. DESCRIPTION OF PROPOSAL The applicant has applied for Process IV Hearing Examiner approval to re-establish land use approval for those Phase II and III portions of Village Green of Federal Way, A Retirement Campus, that have not yet been constructed and which were subject to a previous land use approval that expires in April 2011. The applicant has requested that in addition to the five year construction timeline available outright under Use Process IV, that Phase II and Phase III be granted an additional five year construction time line extension by the Federal Way Hearing Examiner. The Village Green retirement campus is an existing senior housing facility that includes stacked, cottage, and duplex rental housing types for senior citizens, within multiple buildings over a 22- acre site with associated infrastructure. All internal access roads, sidewalks, landscaping, streetlights, and storm drainage facilities, are privately owned and maintained. II. FEDERAL WAY REVISED CODE (FWRC) BASIS FOR APPROVAL Pursuant to FWRC 19.200.100, senior citizen housing is a permitted use in the Single Family Residential (RS) zoning district, subject to Process IV Review, "Hearing Examiner's Decision" (FWRC 19.70). Also; pursuant to FWRC 19.15.100(2), "Lapse of Approval, Generally," the Hearing Examiner may approve extended time limits for phased construction as part of the Process IV decision. IIl. GENERAL INFORMATION Location: The subject property is located between SW 352nd and SW 356"' Streets, and between 1" Avenue South and 2nd Avenue SW, to the south and west of the existing Village Green development, and east of the plat of Tuscany Woods (Exhibit A). S-T-R: Section 30, Township 21 North, Range 4 East, W.M., King County, WA, King County Tax Parcel Numbers 302104-9024, 302104-9017, 302104-9146 Acreage: The overall site has a land area of 958,320 square feet or 22 acres. Applicant: Heidi Swartz The Swartz Company 5724 30tt' Avenue NE Seattle, WA 98105 (206-730-6933) Engineer: Duncanson Company, Inc. Harold Duncanson, Project Manager 145 SW 155"' Street, Suite 102 Seattle, WA 98166 (206-244-4141) Owners: Village Green of Federal Way, A Retirement Campus, LLC PO Box 98309 Des Moines, WA 98198 Staff Report to the Federal Way Hearing Examiner Page 1 Village Green of Federal Way, Phases II and III File No. 08-105555-00-UP/Doc I D53842 Site Zoning: Phase II of Village Green is zoned Single Family Residential (RS) 7.2 (7,200 square feet lot size) while Phase III (Cottages West) is zoned RS 9-6 (9,600 square feet lot size) Comprehensive Plan Designation: Single Family — High Density (SFHD) Site Access: Vehicular and pedestrian access is provided from I't Avenue South, at approximately SW 353rd Street, through the adjacent Village Green Development as well as from 356`h Street SW via 2nd Avenue SW. Utility District: Lakehaven Utility District Fire District: South King Fire and Rescue IV. HISTORY AND BACKGROUND Village Green project is an existing senior housing facility that includes apartment, cottage, and duplex housing types for senior citizens, contained in multiple buildings over a 22-acre site including associated infrastructure (Exhibit B). The 90 units of Village Green Phase I received City approval in 1995, and all of Phase I has been built. In 1998, the Hearing Examiner approved 228 units of Village Green Phase II, which brought the total density to 318 units. At this time, the applicant has constructed 153 of the approved 318 dwelling units, consisting of 90 Phase I units and 63 Phase II units. There are 165 units yet to be built under the Village Green Phase II 1998 previous approval. The City approved Village Green Phase III units, known as Cottages West, in 2000. It is under construction at this time. Of the 40 approved units, 14 have been constructed, and 26 units have yet to be built. This application for Village Green Phase II and Phase III (Cottages West) requests approval for the 191 un-built units' as well as nine additional units in Phase II as provided in FWRC 19.110.010,2 for a total of 200 units. The three phases of Village Green will establish 367 units of senior housing. According to the applicant, the un-built units of Village Green Phase II and III (Cottages West) are anticipated to require additional time for substantial completion (Exhibit Q. According to existing approval dates and subsequent approval extensions, previous approvals for the un-built Phases II and Phase III (Cottages West) units expire on April 23, 2011 (Exhibit D) unless construction activity is substantially completed. Senior citizen housing projects within the RS zoning district are subject to a "Process IV'' Hearing Examiner's decision pursuant to Federal Way City Code (FWCC) Section 22-640 (Exhibit E-1) and Federal Way Revised Code (FWRC) 19.200.100' (Exhibit E-2), as well as environmental review under the State Environmental Policy Act (SEPA). The Village Green Phase II and III (Cottages West) application, submitted on November 18, 2008, is vested to the FWCC that was in effect on December 15, 2008, which is the date of the complete application, as referenced in Exhibit F - Notice of Application; and fin-ther is only subject to the applicable 1 165 Phase II units and 26 Phase 111 units = 191 units + 9 additional units = 200 units. 2 FWRC 19.110.010 provides increased density when providing affordable housing units. 3 On October 9, 2009, the City Council reorganized the Federal Way City Code into the Federal Way Revised Code. StaffRepor[ to the Federal Way Hearing Examiner Page 2 Village Green of Federal Way, Phases I1 and III File No. 08-1 05555-00-UP/Doc I D53842 portions of the FWRC that are consistent with the December 15, 2008, Federal Way City Code (FWCC). The applicant notes that given the current economic conditions, Village Green Phase II and Phase III (Cottages West) project cannot be completed by the expiration date of April 23, 2011 (Exhibit D). Any "new" Process IV approval granted by the Hearing Examiner would replace the previous Process IV approvals with no changes to previous approved design or layout. The applicant is requesting the inclusion of extended construction timelines in the Process IV decision. Specifically, the applicant is requesting a total of ten years4 in order to complete construction activities, in place of the maximum five years otherwise allowed by code. The reasons cited by the applicant in support of this request are market demands for senior housing. A staff analysis of this request is included below under Section XIV- Analysis of Process IV Decision. V. ENVIRONMENTAL THRESHOLD DETERMINATION Under the Stare Environmental Policy Act (SEPA), an Environmental Determination of Nonsignificance (DNS)3 was issued for the proposed action on March 13, 2010 (Exhibit G). This determination was based on review of information in the project file, including the environmental checklist (Exhibit H) and the "Final Staff Evaluation for Environmental Checklist" (Exhibit 1), resulting in the conclusion that the proposal would not result in probable significant adverse impacts on the environment. VI. CONSULTED DEPARTMENTS AND AGENCIES, AND PUBLIC NOTICE The following departments, agencies, and individuals were advised of this application. A. Community Development Review Committee (CDRC) consists of the Federal Way Community Development Services Planning and Building Divisions; Public Works Engineering and Traffic Divisions; Federal Way Police Department; South King Fire and Rescue, and Lakehaven Utility District. CDRC comments have been incorporated into this report where applicable. B. All property owners within 300 feet of the site were mailed the December 15, 2008, Notice of Application (NOA) and notice of the May 18, 2010, Hearing Examiner public hearing. The notices were posted on the site, published in the newspaper, and posted on the City's official notice boards, in accordance with the City's public notice requirements. In accordance with SEPA and FWRC Title 14, "Environmental Protection,'' all property owners and occupants within 300 feet of the site, and all affected agencies and tubes, were notified of the proposed action and the City's environmental determination. In addition, the site was posted and notice placed in the newspaper and on the City's official notice boards. No comments or appeals were filed by the DNS appeal deadline of April 12, 2010, and no changes or corrections were made to the Citv's initial environmental determination. 4 Ten years is based on five years of Process IV land use approval permitted outright under FWRC, together with an additional five years time that is granted by the Hearing Examiner pursuant to phasing provisions of Use Process IV. 5 Federal Way File No, 0$-105557-00-SE Staff Report to the Federal Way Hearing Examiner Page 3 Village Green of Federal Way, Phases I1 and III File No. 08-105555-00-UP/tn,�.l n53842 VII. NATURAL ENVIRONMENT A. Topography — Topography in the Village Green Campus includes a sloping, forested ravine, a manmade closed depression, gently sloping meadowland, and formal landscaping around building areas. Previous geotechnical reports prepared for the existing development identified geologically hazardous areas containing steep slopes and erosive soils. Specific geotechnical recommendations to re -contour, flatten, and stabilize steep slopes were incorporated into the construction plans, and were implemented in the project construction already completed. Preliminary infiltration testing has been conducted for Village Green Phase II and III (Cottages West). B. Soils — The 1973 King County soils survey map lists the soil types for the subject site as Everett Gravelly Sandy Loam (EvC) and (EvD). Geotechnical recommendations for re- grading and stabilizing the existing manmade slopes, as discussed above, were implemented during initial construction and successfully controlled erosion. Generally, project development areas have already been cleared and remain fully stabilized. Project specific Temporary Erosion and Sedimentation Control (TESC) plans will be required in conjunction with construction of Village Green Phases II and III (Cottages West). C. Vegetation — The overall site contains a mix of mature firs, alders, madrona, and big leaf maple trees with native understory of shrubs, as well as formal landscaped gardens and foundation landscaping. Previously approved actions converted portions of the site from forestland to urban residential. However, the overall Village Green Campus has been designed to avoid or minimize impacts to significant vegetation, and to provide walking trails through forested areas as an amenity for existing and future residents. The applicant's landscape plan (Exhibit. notes that the project will retain all significant trees and other trees in buffer areas. In addition, the interior portion of the site proposed for Phase II will be cleared and 54 replacement trees planted. These trees along with the retained perimeter trees will meet and exceed the required 25% quantity of significant trees to be retained or replaced. D. Hydrography — The Federal Way Wetland Inventory does not reveal any wetlands, streams, or 100-year floodplain, on or within 200 feet of the site. The western portion of the site is located in an aquifer recharge area, and the storm drainage facilities for Phase III (Cottages West) were designed to utilize infiltration methods and result in clean stormwater returning to the aquifer: Storm drainage information for the Village Green Phase II and III was provided in the applicant's preliminary Technical Information Report (TIR) and was reviewed and approved by the City's Public Works Department during previous development. A current Preliminary TIR is included as Exhibit K. Phase III, known as Cottages West, and the adjacent Tuscany Woods site share a basin and thus share the combined storm drainage system created within the manmade closed depression located on the Cottages West site. In addition to providing water quality treatment and retention for both sites, this drainage facility also accommodates existing storm overflow discharge from upstream basins including but not limited to Bellacarino Subdivision, the elementary school, and the adjacent John Roe plat. Stormwater from the un- built portions of Village Green Phase II is to be collected on site and conveyed to the Staff lRepoi1 to the Federal Way Hearing Examiner Page 4 Village Green of Federal Way, Phases I1 and III File No. 08-105555-00-UP/Doc. ID53942 existing treatment/detention facilities located in the northeast corner of the Phase I portion of the site prior to release into the city's stormwater conveyance system in I" Avenue South. This system was constructed prior to adoption of the 1998 King County Surface Water Design Manual (KCSWDM). The applicants' engineer demonstrated on sheet CI that this facility can be expanded, as necessary, along the south and west portions of the facility (Exhibit L). The current Village Green Phase Il development is subject to FWRC 19.30.120, "Nonconforming Water Quality Improvements. " To address water quality, the City has developed an "area -specific water quality applications" map based on recommendations of the Hylebos Basin Plan, which cites water quality degradation throughout the drainage basin in which the Village Green site lies. Based on this plan, water quality treatment will be required for the entire Village Green site (Phases 1, II and I11), including new and existing pollution generating impervious surfaces in previously developed phases of the Village Green development. The stormwater treatment facility design shall comply with the criteria identified in the adopted 1998 KCSWDM. As the storm drainage infiltration system installed with the Village Green Phase III (Cottages West) development already addresses the 1998 KCSWDM, upgrades to the Village Green Phase III (Cottages West) system are not required. The applicant intends to provide enhanced basic water quality treatment for Village Green Phase II through use of a StormFilter media treatment system in conjunction with the existing detention/wetpond system that provides the required pre -settling function. On February 16, 2010, the City adopted the 2009 version of the KCSWDM. However, this project is vested to the 1998 KCSWDM, which was in effect at the time the application was determined to be complete. To address current code provisions during the life of the project, the Public Works Department, in a November 10, 2009 letter (Exhibit M), determined that should the Village Green Phase II project not be completed within the outright code based 5- year timeline granted under Use Process IV Land Use approval, a longer timeline should only be granted subject to the following condition of approval: "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 IVApproval, 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 Way Revised Code (FWRC) 19.15.110. " Final engineering design of storm drainage facilities is subject to all applicable core and special requirements set forth in the applicable KCSWDM adopted by the City. The storm drainage preliminary design proposed by the applicant is generally accepted by the City subject to conditions as noted, and the City will conduct a detailed technical review of the plans and the TIR after land use approval and prior to issuing a building permit. E. Wildlife — The Village Green campus contains a variety of songbirds and small animals associated with urban residential areas. During previous Village Green Phase I, Phase II and Phase III reviews, the site was found to not contain any threatened species, endangered species, or species of concern, or priority habitats or species, as defined by the Washington Department of Fish and Wildlife (WDFW) Prior Habitats and Species (PBS) data. However, Staff Report to the Federal Way Hearing Examiner Page 5 Village Green of Federal Way, Phases H and III File No. 08-105555-00-UP/D,�. I.DSsaz the site does provide high habitat connectivity and circuitry within the project site by retaining a cross -site wildlife corridor that leaves a major portion of the forested area along the west property line undisturbed and retains large trees wherever possible. The landscape plan (Exhibit J) uses native vegetation, which will provide for additional wildlife habitat. F. Environmentally Sensitive Areas — The City's Environmentally Sensitive Areas Maps do not reveal the site to contain any wetlands, streams, landslide, seismic, or erosion hazard areas. The Hylebos Creek, a major stream, is located approximately'/4 mile east of the site, with associated Category l wetlands approximately 350 feet east of the site. As noted under topography, above, artificially created slopes were re -graded and stabilized with Phase III (Cottages West) initial site development. No intrusions are proposed on or within the FWRC required 25-foot setback from the natural steep slope. Also as noted under hydrography, due to the aquifer recharge area, Phase III (Cottages West) drainage facility design utilizes approved infiltration methods. VIII. NEIGHBORHOOD CHARACTERISTICS The property is located in an urbanized neighborhood, with a surrounding mix of single- and multi -family residential. Current uses of the site and surrounding area are: Direction Zoning Comprehensive Plan Existing Land Use Site RS 7.2 & 9.66 Single Family (SF) — High Density Senior Housing Apartments Cottages and Duplex North RM-2400 Multifamily Apartment Complex South RS-9.6 SF — High Density SF Residential East RS-9.6 SF — High Density SF Residential, Qwest equipment building West RS-9.6 SF — High Density SF Residential IX. GENERAL DESIGN The preliminary site and landscape plans for this Village Green Phases II and III application are entirely consistent with previously approved design requirements from the 1998 Village Green Phase II and the 2000 Village Green Phase III (Cottages West) project. The City has previously found that the proposed fagade modulation, building height and landscaping for these phases were consistent with standards for senior housing in the RS zoning district and applicable RS-based design guidelines. Village Green Phase II In a December 21, 2009 letter (Exhibit O), the applicant provided responses to design guideline standards for Village Green Phase II for site and building design, building articulation and scale and landscaping as follows: (a) Site Design — Pursuant to FWRC 19.115.050, project designers shall address general design criteria including (a) pedestrian circulation and public spaces; (b) parking; (c) service area; and (d) lighting. Staff finds the applicant has met the intent of the chapter's site and building design standards via extensive use of well lit walkways, pedestrian spaces, gardens and 6 RS -7.2 —7,200 SF minimum lot size, while RS-9.6= 9,600 square loot minimum lot size. Staff Report to the Federal Way Hearing Examiner Page 6 Village Green ot'Federal Way, Phases II and III File No. 08-105555-00-UP/Doc. rD53saz seating; parking garages located beneath the buildings in addition to at -grade locations; service areas clustered to avoid impacts to residents. (b) Building Design — The project is subject to facade treatment and articulation requirements pursuant to FWRC 19.115.060(2), and significant structural modulation pursuant to FWRC 19.115.100(3). Staff finds the applicant has met the intent of the chapter's building design standards as the proposed buildings with facades longer than 60 feet will be treated with modulation and eight feet of landscaping; exterior materials that include areas of stone wainscot, board and batten vertical siding, horizontal lapped siding, visible window trim, exposed heavy timber and large expanses of glazing; multiple building setbacks, canopies, material variations, ornamental landscaping and multiple opportunities. for outdoor gathering assist in providing a pedestrian scale to the buildings with relatively long facades; and common recreation areas are arranged so that windows overlook them (c) As proposed, the project is consistent with the lot coverage, setbacks, height, parking, site layout and circulation requirements contained within the Code, except where noted and addressed in Section XI, Special Regulations. See also the applicant's statement of design intent, which describes the height, building exterior, interior and landscaping in more detail. Mkrge Green Phase III LCortrrges_Ifest) The City previously found that proposed facade modulation, building height, and landscaping for the Village Green Phase III (Cottages West) was consistent with standards of RS zoning, and RS design guidelines. The requested dimensional standards for Phase II and III are consistent with previously approved dimensional standards. The Cottages West buildings incorporate residential design elements such as pitched and varied rooflines, generous use of windows, entry porches, patios, private decks and yards and landscaping. Building facades are less than 60 feet in length. Single garage spaces are provided with each unit with their prevalence diminished through use of shared driveways and lower rooflines relative to the balance of the facade. As proposed, the Phase III Cottages West project is consistent with the lot coverage, setbacks, and building height, parking, and site layout and circulation requirements contained in the FWRC. Boundary Line Adjustment The current property line separating parcels 9024 developed under Village Green Phase I1 and the vacant parcel 9017 conflicts with the location of Building F. A Boundary Line Adjustment that relocates the property line between parcels 302104-9024 and 302104-9017 will be required to be submitted by the applicant and reviewed and approved prior to issuance of any construction permits for Building F. This will be recorded at King County at the expense of the applicant prior to issuance of a certificate of occupancy for Building F. X. TRANSPORTATION The previous applications submitted by the applicant included vehicular and pedestrian access and circulation that was found to be consistent with the goals and policies for Transportation, as set forth in Chapter 3 of the Federal Way Comprehensive Plan (FWCP). Site access, circulation, and street improvements have been reviewed by City staff and the fire department, and determined to be at the optimum location and configuration for safe and effective traffic circulation. A. Concurrency and Traffic Generation —The applicant requested that the Public Works Traffic Division prepare a concurrence report. The City's February 9, 2010, Concurrency report found that the Village Green Phase II and III project would generate 42 peak hour trips Staff Report to the Federal Way Hearing Examiner Page 7 Village Green of Federal Way, Phases II and III File No. 08-105555-00-UP/Dan. LD53942. impacting several 2010-2015 Transportation Improvement Plan (TIP) projects, and as provided in FWRC 19.90, determined that the pro-rata share contribution for these trips would be $113,394.00. (Exhibit P - Concurrency Acceptance Letter). In addition, the Public Works Traffic Division reviewed traffic data and the environmental checklist submitted with the application. In a letter dated November 10, 2009, (Exhibit M), the Traffic Division clarified their support for a ten year construction timeline up to year 2015 of the current traffic mitigation as this coincides with the current adopted Transportation Improvement Program (TIP) 2010 — 2015. However, they noted that the support is conditional and that if a building permit for the Village Green Phase II and III project is not issued within the City code -based five (5) year timeline granted under Process IV approval, the remaining portions of Phase II and Phase III will be subject to a new concurrency analysis and any transportation fees in effect at that time. In addition, the applicant shall also mitigate any traffic impacts identified in that concurrency analysis. In order to be consistent with adopted standards, the traffic division further supports conditional approval of the requested ten-year approval period and recommends that should the applicant not substantially complete the project on or before five years from the date of Hearing Examiner approval, those uncompleted portions of the development may be subject to a Transportation Impact Fee (TIF) as conditioned by the Hearing Examiner: If any building permits for the Village Green Phase II and Phase III 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. 2. If any building permits for the Village Green Phase II and Phase III 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 fees that are in effect at the subsequent building permit issuance associated with any extension. B. Vehicular Access and Circulation — Vehicular and pedestrian access to the project have been provided from V Avenue South, through the existing Village Green development, and from SW 3561h Street via 2°a Avenue SW. The 2nd Avenue SW entrance to the project is gated to meet the security needs of the senior population and emergency access into the site is maintained at all times. C. Street and Right -of -Way Improvements —The applicant installed street improvements along I" Avenue South, and 2" Avenue SW with initial project phases. A right-of-way modification request (Exhibit Q) was reviewed by the Public Works Department, who in a January 14, 2009, letter waived requirements for public street improvements and undergrounding of overhead utility lines in conjunction with Phase 11.7 7 As noted in Exhibit M, the November 10, 2009, letter clarified that the "right -of --way modification to not require improvements on SW 356"i Street and I" Avenue South shall remain valid through the life of the Phase Il application.' Staff Report to the Federal Way Hearing Examiner Page 8 Village Green of Federal Way, Phases II and Ill File No. 08-105555-00-UPIDoa LD53842 However, as provided under FWRC 19.135.070, the Public Works Director required that land for necessary future right-of-way improvements be dedicated on SW 356 h Street and l" Avenue South (Exhibit R). Prior to issuance of Certificate of Occupancy of the first building constructed on Phase II of the Village Green Campus, the applicant shall dedicate a four - foot -wide strip of property adjacent to the existing edge of I" Avenue South right-of-way and an 1 I -foot -wide strip of property adjacent to the existing edge of SW 356t" Street right- of-way, which shall be recorded at King County at the expense of the applicant. The proposed internal roadways have been reviewed by South King Fire and Rescue and found to meet the department's standards for emergency vehicle access and circulation. Refer to section XI(c) for additional comments. D. Parking — Required parking for senior housing is determined on a case -by -case basis, based on, "...actual parking demand on existing uses similar to the proposed use."8 Pursuant to the applicant's 2008 parking analysis (Exhibit S), two off-street parking spaces will be provided per unit, with one in the single -car garage and the other in the driveway. This proposed parking ratio (2:1) exceeds the FWCC requirement for standard, stacked multi -unit housing (1.7:1) and the requirement for detached housing in a multifamily zoning district (2:1). In addition, street sections "W" and "Y" both permit on street parking. The City accepts the proposed parking ratio with no further parking analysis required. E. Pedestrian Connectivity — The Village Green project currently provides pedestrian circulation along public and private streets and between cottage housing and the apartment based housing areas. Recreational walking trails are located adjacent to wooded areas along the western project boundary, with loop connections to the internal sidewalk system and throughout the site. F. Transit Service — The existing Village Green development is currently served by both public and private transportation. Van service is provided on a scheduled basis by Village Green. A METRO bus is located at V Avenue South and SW 356"' Street, approximately one block to the east and south of the subject site. XI. PUBLIC SERVICES AND UTILITIES A. Utilities — The site is served by Puget Sound Energy (power and natural gas), Lakehaven Utility District (water and sewer), Qwest (telephone), and cable services. Sewer service is provided by an eight -inch diameter pipe extended from an existing eight -inch stub located approximately 75 feet west of the northeast property corner of the site. Relocation and potential upsizing of the sewer line is also proposed in conjunction with Phase II construction. Water service is looped through the site via an eight -inch water line with connections to an existing eight -inch main located within the 2"d Avenue SW right-of-way, an existing eight -inch main located approximately 75 feet west of the southeast corner of the subject site, and an existing eight -inch main located approximately 520 feet south of the southeast corner of the subject site. Storm drainage facilities, which include infiltration and pre -settling ponds, and conveyance pipe and catch basins, are privately owned and maintained, as are the interior roads. 8 FWCC Section 22-640 & 22-1378 Staff Report to the Federal Way Hearing Examiner Page 9 Village Green of Federal Way, Phases II and III File No. 08-105555-00-UP/D... I.D5as42 B. Open Space and Recreation — Off -site recreational opportunities include the Federal Way Community Center approximately 2 miles from the project site off 9"' Avenue South; and West Hylebos State Park, located at 4'h Avenue South and South 348`}' Street, approximately 0.75 driving miles from the site. The developed portions of the project have been designed and constructed to meet the active and passive recreational needs of today's independent seniors. Throughout the Village Green campus, residents can use a series of interconnecting walking trails through serenely wooded open spaces, as well as a fitness center, personal garden spots, pool tables, and spa pool. The residential units provide large entry front porches and either a rear -yard or side -yard private deck or patio. C. Police and Fire Protection — South King Fire and Rescue and the Federal Way Police Department currently provide services to the site, and they reviewed the project for compliance with requirements for emergency access, hydrant locations, and fire flow. South King Fire and Rescue has required that the Porte Cochere on Building F have an overhead clearance of 13'6" or a 20-foot-wide drive aisle in front of the building to facilitate access by emergency service vehicles (Exhibit T). This will be reviewed in conjunction with the Building F building permit application. The departments do not indicate that any special emergency services will be required, beyond those norinally associated with the existing and Proposed senior housing use. XIl. ANALYSIS OF ZONING REGULATIONS The application was reviewed under FWRC Use Zone Chart 19.200.100, "Senior Citizen or Special Needs Housing." Following is a staff analysis of the proposal under applicable regulations listed in FWRC 19.200.100, "Special Regulations and Notes." A. (Note 2.a.) The housing will be available for the exclusive occupancy of persons over 55 years of age or mentally, physically, emotionally, or developmentally impaired persons and the spouses or caretakers living with such persons. Staff Response: In a December 21, 2009, letter (Exhibit O) the applicant indicated that the project would continue to provide housing exclusively for persons over 55 years of age. Such requirements are permanently ensured through formal recorded Covenants, which have been reviewed by the City prior to recording at King County on February 18, 2010, and included as Exhibit U. Senior housing covenants have been previously reviewed and recorded for those portions of the Village Green project that have been granted a certificate of occupancy. B. (Note 2.b.) The subject property is situated in close proximity to and has convenient access to, public transportation, shopping, health care providers and other services and facilities fi-equently utilized by the intended residents of the subject property. Staff Response: The Village Green Campus is situated in close proximity to services and facilities that those over 55 years of age most commonly use and/or need (distances listed below are approximate). In addition, the residents will be served by both public and private transportation. Private van service is available to residents for shopping, doctor appointments, banking, cultural activities, etc. Staff Report to the Federal Way Hearing Examiner Page 10 Village Green of Federal Way, Phases II and Ill File No. 08-105555-00-UP/Doc 1.D53842 Bank Hospital & Medical Offices Grocery Restaurant Library Bus stop 1.5 miles 1.0 mile 0.6 miles 0.6 miles 0.9 miles Corner of SW 356�h and I" Ave. South C. (Note 2c): The proposed development will not create unreasonable impacts on traffic, public utilities and services or on nearby residential uses. Staff Response: Transportation —As part of environmental review of the project, the City's traffic division reviewed the traffic data submitted with the application. As noted in Exhibit M, concurrency permits are tied to the underlying land use decision. Concurrency mitigation conditions are based on the current adopted Six Year TIP, which ranges only from years 2010 to 2015. The City's Traffic Division recommends conditional approval of a five year construction timeline beyond that available under code; those portions of Village Green Phase II and Phase III (Cottages West) development that are not built within five years of Hearing Examiner approval shall be subject to more rigorous traffic and mitigation standards_ Public Utilities — All utilities (water, sewer, power, telephone, and cable) are available, with sufficient capacities to the site, subject to applicable extension agreements. The existing on - site surface water quality and detention facilities are designed in accordance with applicable county and City design standards, to manage all project -related surface water runoff, with no adverse downstream impacts. As recommended by staff, those portions of Phase Il development that are not built within five years of Hearing Examiner approval shall be subject to more rigorous drainage standards. Public Services — Federal Way Police Department and South King Fire and Rescue review of the application and the applicant's completed CPTED checklist identified no anticipated concerns about providing appropriate emergency response or level of service to the development subject to recommended conditions. Neighborhood Impacts — Impacts on nearby residents should continue to be minimal. The developed areas will be buffered from property lines with vegetated and topographic elements. The completed project will enhance the existing Village Green development through the addition of more walking trails and recreational amenities. Impacts on residences to the south are minimized by a 20-foot-wide perimeter landscape buffer; retention and/or replacement of significant trees within the buffer; building design which minimizes fagade length and incorporates residential design features; and the moderating effect on traffic speeds and volumes produced by the gated public access to the site at 2nd Avenue SW. D. (Note 3) The City will determine the number of dwelling units or occupancy rooms or suites permitted in the proposed development, and may permit or require modification of the required yard, lot coverage, height, landscaping, and other similar dimensional and site design requirements based on the following criteria: (Refer to code for text of criteria 3 a- d). Staff Report to the Federal Way Hearing Examiner Page l 1 Village Green of Federal Way, Phases II and III File No. 08-105555-00-UP/Doc i D53M2 Staff Response: The un-built 191 dwelling units together with the nine units available under affordable housing provisions are consistent with the existing density of Village Green Phases I, II and III, and with the overall gross density for senior housing uses that would be permitted based on the underlying zoning of the RS-7200 and RS-9600 districts. No modification to dimensional or site design requirements was determined necessary to support the proposed density. Affordable Housing - At least five percent of the total number of Phase II and Phase III housing units shall be affordable to those having incomes that are 80 percent or below the county median income per FWRC 19.110.010(3), and all of the affordable housing units can be established in Phase II. In this case, the applicant has noted that five percent of the Phase II units will be affordable and has recorded a covenant against the property to that effect (Exhibit V). In addition, as provided in FWRC 19.110.010(3)(a), one bonus rate unit for each affordable unit included in the project is permitted; up to 10 percent above the maximum number of dwelling units. The applicant has elected to increase the density of Phase II by nine units, which when combined with the 191 un-built units creates 200 senior housing units. Facade Length - While FWRC typically precludes facades longer than 120 feet in length, the FWRC does incorporate flexibility for senior housing facilities, which due to the nature of their clientele rely on building connectivity. In a November 18, 2008, request (Exhibit N), the applicant requested modifications to the 120-foot-long dimensional requirements for buildings F, G, and J that are consistent with a building facade length modification granted in 1998 by the City for Village Green Phase II. The buildings are connected by enclosed connector rooms that maintain consistent temperatures and facilitate access to and from common areas such as dining rooms. The overall facades of the connected buildings are longer than 120 feet in length; however, the building "connectors" are set back from the main building facades and are lower in scale than the roof elevation of the residential buildings. These features create a strong modulation effect that serves to break up the overall building massing_ The facades are also consistent with fagade massing treatment successfully used on the previously approved portions of Village Green Phases I and II. Building Height - Flexibility is also provided for the 30-foot-tall average building height listed in FWRC. Building elevations submitted by the applicant (Exhibit B) depict the overall maximum height to the top of the roof at 37 feet, two inches. However, the average building elevation, which is measured from the mid -point of the roof, is approximately 30 feet in the case of the Phase II buildings due to the broad roof forms featuring gable extension and dormer -like treatment. The roof pitch measures 6/12, consistent with code parameters, and is consistent with the roof forms used in the Village Green Phase I and Phase II development. The roof height of Village Green Phase III (Cottages West) is under the 30-foot maximum height requirement. E. (Note 5) No fafade of any structure may exceed 120 feet in length. In addition, any facade of a structure that exceeds 50 feet in length must be modulated per criteria. (Refer to code for text of criteria 5 a-c). Staff Response: As discussed above, the extreme modulation and small scale building connection- mitigates the facade length. The varied building facade modulation and use of bay windows satisfies the requirements for facades over 50 feet in length. This is also Staff Report to the Federal Way Hearing Examiner I Page 12 Village Green of Federal Way, Phases 11 and III File No. 08-105555-00-1UP/Dm i o53t42 consistent with fagade massing treatment successfully used on the previously approved portions of Village Green Phases I, II, and III. F. (Note 6) If any portion of a structure is within 100 feet of a low density zone, then either... (Refer to code for text of criteria 6 a-b). Staff Response: There are no low density zones in the vicinity of this development. XII. ANALYSIS OF PHASING REQUEST Pursuant to the Federal Way Revised Code; the applicants phasing request (Exhibit C) would allow construction of Village Green Phases II and III (Cottages West) over a total period of ten years (five years permitted outright and an additional discretionary five years) to allow for phasing instead of seven years (five years with a two-year extension). If approved, the construction deadline for the Phase II and Phase III (Cottages West) projects would be extended to a maximum ten years from the date of the Hearing Examiner's decision.9 This is a procedural request only and does not otherwise affect any previous Village Green decisions and conditions. The applicant's stated reasons for the phasing request relate to current market and economic conditions. The city has recently adopted and/or revised several important standards for stormwater and traffic mitigation that impact this phasing request as summarized below: Storm Drainage — As noted in section VII (D), the current Village Green Phase lI development is subject to FWRC 19.30.120, `Nonconforming Water Quality Improvements. " Water quality treatment in compliance with the 1998 KCSWDM is required for the entire Village Green site, including new and existing pollution generating impervious surfaces in previously developed phases of the Village Green development, except for Phase III (Cottages West), which already meets water quality standards. However, on February 16, 2010, the City adopted the 2009 version of the KCSWDM. Although Phase II is vested to the 1998 KCSWDM, which was in effect at the time the application was determined to be complete, to address current water quality code provisions during the life of the project, the Public Works Department determined that should the Village Green Phase II project not be completed within the outright code based 5-year timeline granted under Use Process IV Land Use approval, a longer timeline should only be conditionally granted (Exhibit M). Traffic Concurrency — Also, as further noted in Exhibit M, concurrency permits are tied to the underlying land use decision. Concurrency mitigation conditions are based on the current adopted Six Year TIP, which ranges only from years 2010 to 2015. The City's Traffic Division recommends conditional approval of a five year construction timeline beyond that available under code; those portions of Phase II and Phase III development that are not built within five years of Hearing Examiner approval shall be subject to more rigorous traffic and mitigation standards. The FWRC allows the Hearing Examiner to approve phased construction as part of the Process IV.decision,10 but sets forth no specific criteria to evaluate such request. However, based on the findings in Exhibit M, and as summarized above, staff is recommending conditional approval of the applicant's phasing request of ten years. Staff anticipates that as conditioned, the extended 9 And completion of any related appeals. iDFARC 19.70 Staff Report to the Federal Way Hearing Examiner Page 13 Village Green of Federal Way, Phases 11 and III File No. 08-105555-00-UP. D�� i o53€12 1 timelines would result in no significant changes to existing environmental conditions, on or off the subject site. Supporting infrastructure is installed for the most part, and the applicant has demonstrated that the project site can accommodate required modifications to storm drainage systems. Further, with the exception of the traffic and drainage issues noted above, which is appropriately addressed as recommended conditions of project approval, staff anticipates no future code amendments within the proposed phasing period that would significantly impact current development regulations, design requirements, or engineering standards applicable to project design and construction. X1V. ANALYSIS OF PROCESS IV DECISION CRITERIA Pursuant to FWRC 19.70.150, the Hearing Examiner shall issue a written decision after considering all of the information and comments submitted on the application; shall use the criteria listed in the provision of this chapter describing the requested decision in deciding upon the application; and may approve the application only if it meets the Process IV decision criteria listed in FWRC 19.70.150(3)(a) through (e). Following are the Process IV decision criteria and staff responses. a) It is consistent with the Comprehensive Plan. Staff Response: The proposed development represents the completion of the Village Green senior housing campus, which offers a wide range of housing types, styles, together with recreational and cultural opportunities, while allowing seniors to "age in place" in a neighborhood -like environment. The current proposal, and associated phasing request, will increase housing opportunities for more active seniors within the Village Green complex, timed to meet market demand. As proposed and conditioned, the application is consistent with the FWCP designation of Single Family -High Density Residential and associated land uses, and the following specific goals and policies listed below. • Provide a wide range of housing densities and types in the single-family designated areas (LUG3.1, FWCP). Preserve and protect the quality of existing residential neighborhoods and require new development to be of a scale and design that is compatible with existing neighborhood character (HG1, FWCP). ■ High -density housing projects, with the exception of senior housing, will not be permitted in existing single-family residential neighborhoods (HP1, FWCP). • Develop a range of housing opportunities that meet the requirements of people with special housing needs, including the elderly, mentally ill, victims of domestic abuse, and persons with debilitative conditions or injuries (HG5, FWCP)_ b) It is consistent with all applicable provisions of this Chapter and all other applicable laws. Staff Response: Development of the subject property is required to comply with all applicable provisions of FWRC Title 19, "Zoning''; Title 16, "Surface and Stormwater Management"; Title 14, "Environmental Policy"; and all other applicable codes; policies, and regulations, and previous decisions issued by the Hearing Examiner, and environmental Stall Report to the Federal Way Hearing Examiner Page 14 Village Green of Federal Way, Phases 11 and III File No. 08-105555-00-UP/Doc LD53842 decision by the Director of Community Development Services related to Village Green Phases I, II and III. The Citv's Community Development Review Committee (CDRC) has reviewed the proposal and found it to be in compliance with applicable codes, policies, regulations, and previous conditions of approval related to the development. Development of the site in accordance with these requirements and the recommended conditions of approval will ensure compliance with all applicable codes, policies, and regulations. c) It is consistent with the public health, safety, and welfare. Development of the project as proposed and as conditioned, in accordance with all applicable codes, policies, and regulations, and considering the requirements of previous approvals and conditions related to the project, will ensure protection of the public health, safety, and welfare. c) The streets and utilities in the area of the subject property are adequate to serve the anticipated demand for the proposal. Urban services are available to the site, and the site has direct access to 2nd Avenue SW and to 1" Avenue South. Internal private streets with associated right-of-way dedication are consistent with the City's required street improvements and approved modifications. The site is also served by public and private transportation services to meet demand. e) The proposed access to the subject property is at the optimal location and configuration. Access to Phases II and III of Village Green is provided from 2nd Avenue SW and from 1" Avenue South through the existing Village Green site. Access points have been determined to be at the optimal location and configuration based on City staff review considering applicable code requirements, and by South King Fire and Rescue considering emergency access requirements. XV. FINDINGS OF FACT AND CONCLUSION A. Findings of Fact Based on an analysis of the proposal, the environmental record, and related decision criteria, the Department of Community Development finds that: 1) The Process IV application for Village Green Phases Il and III requests Hearing Examiner approval for 200 dwelling units for senior citizens, along with recreational facilities and amenities; and completes the 22-acre Village Green senior housing development. 2) Village Green Phase II and Phase III are the final phase of the Village Green senior housing development. Pursuant to a 1997 approval by the Federal Way City Council for Village Green Phase 1, along with approvals by the Federal Way Hearing Examiner for Village Green Phase II and III, in 1998 and 2000 respectively, Phase I has been fully constructed as approved. A portion of Phase 11 has been constructed; resulting in 153 existing dwelling units, with 165 units as yet un-built under existing approvals. In addition, 14 of the 40 Phase III Cottages West units have been constructed with 26 as Staff Report to the Federal Way Hearing Examiner Page 15 Village Green of Federal Way, Phases II and III File No. 08-105555-00-UP/D.. 1,D53842 yet un-built under existing approvals. Lastly, the applicant proposes to increase the Phase 11 density and construct an additional nine units as provided pursuant to affordable housing regulations. 3) The land use application for Village Green Phase 11 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 withifl 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 ofNonsignificance (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 maranade 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 1I project is determined to be complete. Stall'Report to the Federal Way Hearing Examiner Page 16 Village Green of Federal Way, Phases II and III File No. 08-105555-00-UP/D�. LD53842. 9) Public access to the site is provided via a northerly extension of 2,d Avenue SW, from 356"' Street SW, and through the adjacent Village Green project from 1M Avenue South on SW 3 52"d Street. There are existing roadway improvements along street frontages, as well as internal roadways_ As modified by the Public Works Director, land for future right-of-way on SW 3561h Street and 1'` Avenue South shall be dedicated to the City prior to issuance of the first building permit for Phase II. 10) The Village Green Phase II and Phase III (Cottages West) senior housing development is subject to traffic concurrency mitigation as determined in the City's February 9, 2010, concurrency report. However, concurrency mitigation conditions are based on the current adopted Six Year TIP, which ranges only to 2015. The City's Traffic Division recommends that conditional approval of a five year construction timeline beyond that available under code and that those portions of Phase 11 and Phase III development that are not built within five years of Hearing Examiner approval shall be subject to more rigorous traffic and mitigation standards. 11) Due to an existing property line location, prior to issuance of a building permit for Building #F, an approved boundary line adjustment must be submitted for review and approved by the City. Any approved BLA must be recorded at King County at the expense of the applicant prior to the issuance of Certificate of Occupancy for Building #F. 12) All public services and utilities, including police and fire protection, and water and sewer service, are available and are provided to the site. 13) Site design provides good pedestrian access and circulation from adjacent streets and sidewalks and the adjacent existing Village Green phases of development. Good pedestrian circulation is provided to the development via sidewalks along streets and a looped system of pedestrian trails through wooded areas provided as a recreational amenity. 14) The project embodies good design principles that will be compatible with the existing Village Green development and with surrounding existing and developing residential areas. As proposed and as conditioned, the project is consistent with all applicable site design, Community Design Guidelines, and development regulations of the FWCC related to minimum lot size, building setbacks, height, bulk, scale, architecture, landscaping, and pedestrian amenities. 15) The project is consistent with the special requirements applicable to this use in this zoning district, related to age or disability of residents; proximity to services, facilities, and transportation frequently utilized by senior citizens; no unreasonable impact on traffic, public utilities and services, or nearby residential; consistency of the proposed density with the criteria for determining the number of dwelling units that will be permitted; lot coverage; and fagade modulation. 16) The applicant has indicated that the project will provide affordable housing units in the amount of two dwelling units or five percent of the total number of units in conformance with FWRC 19.110.010, and has proposed to increase by nine the overall number of units within the Village Green Phase II portion of the campus based on those Staff Report to the Federal Way Hearing Examiner Page 17 Village Green of Federal Wav, Phases I1 and III File No. 08-105555-00-UP/Doc, I.D53942. xVI 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. RECOMMENDATION It is recommended that the application be approved as proposed, subject to the following conditions: 1. 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 Way 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. 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 II and III File No. 08-105555-00-UP/Doc, I.D53942 RECO �G NO. VOL./PAGE CxTit of RL _ORDER'S CERTIFICATE LAND SURVEYOR'S CERTIFICATE ' F� DERAE-WAY ®� 96,515 - Filed for record this day of , 20 at M This lot line adjustment correctly represents a survey made by me or under "' in book of at page at the request of my direction in conformance with the requirements of the appropriate State SCALE BOUN,MARY LIB ADJUaI-MENT Jeffery T. Moog. and County Statutes and Ordinances in September of 1998 and 1 INCH = ' 00 FT. September of1999 0 50 100 150 200 250 300 NLz 00- 4-_6- SU NE 1/4 OF THE NE 1/4 OF �•r�r�� TM ��r _ PORTION OF C.11 � OF FF WRAL WAY Manager Supt of Records Certificate No.30023 SEC 30, T 21 N, R 4 E, W.M. KING CQUNTY, WASHTNGTON_,_- - "- _� BASIS OF BEARING CLOSURE PROCEDURAL STATEMENT r' SECTION: -LINE S88'46'55"E 1314.38'(M) _ _ _ 1) THE RELATIVE POSITION OF THE SURVEY MONUMENTS 3,54.80' - .-302,'SJ" �657.i9' (C)~ I SHOWN ON THIS DRAWING ARE BASE ON A CLOSED GPS „ ... �4`� :',FOUND SCREW / "• - FOUND 3" BRASS DISK wITH OBSERVATION NETWORK AND A CLOSED LOOP FIELD IN WASy1i NO DN. 1.0' AT THE CENTERLINE OF PUNCH IN CONCRETE IN CASE TRAVERSE. THE UNADJUSTED CLOSURE RESULTS WERE / -13'05"E__.__ _ MARKED- BCE t _ _-° O, 53 = LS#23467 IN 60C (� w 7-LOT3 _ 1ST AVENUE SOUTH WHICH IS LAT= -0.04 FT., DEP.= 0.01 .FT., ANG.=-0'00'25" WITH 11 w=-sorcC. IN 2" ; z _:�` "THE-•EJut:0N CORNER TO I COURSES. TOTAL DISTANCE MEASURED= 2,480.59 FT. WITH p DIA. IRON PIPE-- u r� J _ SECTIONS 1 '20,-2s AND 3Q, A ERROR RATIO BETTER THAN 1/48,700, Z 1� :z4WNSH Pr 2": ORTH, o ' T "~ - 2) THIS SURVEY WAS PERFORMED WITH TRIMBLE 460OLS -3- o .y ` RA{JC, 4 EASi. : YM: �v d Ui m GPS RECEIVERS AND A TOP 211D ELECTRONIC 1 , _ N w THEODOLITE READING DIRECT TO 5 SECONDS OF ARC AND MEASURING DISTANCE t(3MMf(2PPMxD)). NGS BASELINE �w l S88'46'55"E I = `'" COMPARED SEPTEMBER 1998 THIS SURVEY MEETS THE :: �y ' .s• ,ti V ��T A _120.00'(C}. z _ LOT2 I ti- MINIMUM STANDARDS -$ET FORTH IN WAC 332-130. z ' Y _. N 75,525 N13'07'14"W -' _ _ice • - - .i' �,_ r - - �: 51 2 l FOUND BAR `� �' + =BASIS OF BEiRING- I 34.57'(C) - - -� @E8f3'49'12"W_6'26-97' C _ _ GPS OBSERVATION'S:AND -FIELD TRAVERSE ON THE 656.94'(C) } M(WAUMENTS••ON-THE N&TH LINE OF SECTION 30, 0=36'2s'oD" r 30' i` s1a.39'(c) - wr _ TOWNISHIP •2't NOOK -RANGE 4 EAST, W.M.. FIELD 189.81'(C) m "' R=12s.00' / G SERV�A31QNS PE�tbRMED ON DECEMBER 22, 199& N ti PRIVATE EASEMENT NO2'52'59"E ~ L=80.12'(C) r?p / N5s44'� EXISTING LOT 10.58'(C) i Ci 30 .LINES, TYP. t 4 +'y I sn'�� 5.�. I _ : VI CI N IY M A s_4sT> I ST. o = ` SW 353 0 .-� 22.s 0._ o, b n SCALE-- 1" 800't c y Z r r7 yr. C11__ .-.- _ STR EE Z s e I n NEW L T LINE Ui SWs N /AS -BUILT 55WER N m 347TH =:_ LQCA.TION. SEE I r3 I 47�� ST. $ pR .S` 348TH_>St. I ��OEVELE}?£R EXT. I _- LLL ag.2 P�' cn 43 AG13EWENT #8B-57U :r a 34&Td� C7. v' AS,-REC. UNDER - Iv �? EXIST BUILDING, TYP. oM _ K1FfG COUNTY _ - ` � rn Ic ~ cv - N x u) 5 350TH PL. , d f2EC. #880210 6 _ _' 0 37 fl C'4 LJ _ _ ta FOU1Q01. BRASS SCREW IN WASHER-1N CONC- z _` •' ni' Q /J Sw IN 2" DIA. IRZN-.P(PE v� :FOUND BAR &=CAP o /f 353R S.E. COR. OF PLAT "? „- LSD' 10708 s9�� ST. 63'12'21 "W(R6) ' N62'14'20"W Z NEW 's `j �r 210-20!(ga in TRACT "X" 4 � .•.`I�1�a ExiLOT I Iv 0 0 g9's 657355TH M `•' o rMq SO•f-"5� 35'E S 356TH ST- NEW LOT LINE PL. FOUND BAR & CAP t �� [LC • .;- 3 3 CALC'D POINT LS#10708 0.72' WEST I v . O N = I Ln N S 3S 7TN ST. TO ESTABLISH OF 1/64TH LINE USED iN i ':-WI '44'25"E � 588'29`rL9 E 12.t70'�t<} AS A POINT ON I 84.8Y�} :r._• p•.. a g J �' SOUTH LINE o a d h $ 358T1i ST. THE SOUTH LINE ST. 197.39'(C) 459.05'(C) N NEW LOT LINE, TYP. r m SW v?-•' 358TH rf S88'47'44"E 656.44(G) a 1 30.05'(C) 1 }+� 6 E POO17i1311 v,i, v &E LEAD K FOUND TACK IN 5 G� ! �ONNRO 7 � z S88'30'11"E 30.00'(M)� o 71- __ J' U) E" o LEAD N 2"X2" { �� , ' M rJ _ _6UNCANSON COMPANY, INC w o l C� C+ z rn FEDOF&CK, f ;i = awx�e +a sr.rre �aae U k Ii CONC. POST IN _ - CASE DN. 0.5' r SW 355TH PL _ sw(�C) Nosz ;; `r42'1�4 in/ � N88'2949INip Dery S ' w W FOUND PK &WASHER ( N ty N �QY F 234.66'(C) o �IIaES tzearq° 'D I w � S L= 39.39'(C) 190,398S.F. L= 39.13'(C) POWELL H64 N Q z R= 2s.00' R= 2s.00' I 9S_ WITH PUNFOUNDCH &BL.S #15667 RASS DISKN i n - CITY OF FEDERAL WAY N813"B'45"W 534.35'(C) Z = N ..IN 2" PIPE IN CONC. IN Q o L= 52.57' R= 2864.93'(M) NEW LOT CONFIGURATION I CASE DN. 0.5' z - N'88'48'45"W 604.73'(C) - DWN. BY DATE JOB NO. FOUND 2" BRASS DISK FOUND 2" BRASS DISK A- WITH PUNCH & LS#15661 WITH PUNCH & L.S.#15667 SW 356TH ST. J 1/16TH CORNER- ` KJW/JMB 09/28/01 98480 IN 2" PIPE IN CONC. IN IN 2" PIPE IN CONC. IN CHKD. BY SCALE SHEET CASE ON. 0.5' CASE DN. 0.5' 42' JTM 1"= 100' 4 OF 4 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 Il 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 11 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. XV1. REcommENDAT1oN 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 Way Revised Code (FWRC) 19.15.110. 2. If any building permits for the Village Green Phase 11 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 II and III File No. 08-105555-00-UP/Doc i D53842 fees that are in effect at the subsequent building permit issuance associated with any extension. 4. Prior to issuance of a building permit for Buildings F, G, H, I or J, final grading, site, and landscape plans, and accompanying architectural details as required by the City, are subject to the Cit-y,'s review and approval in order to determine the final location and design details for all site rockeries, retaining walls, fencing, benches, common garden areas, and related accessory pedestrian features. 5. A Boundary Line Adjustment that relocates the property line between parcels 302104-9024 and 302104-9017 shall be submitted by the applicant for review and approval by the City prior to issuance of any construction permits for Building F, and the approved BLA shall be recorded at King County at the expense of the applicant prior to Building F Certificate of Occupancy. 6. Prior to issuance of Certificate of Occupancy of the first building constructed on the Phase II portion of the Village Green Campus, the applicant shall dedicate a four -foot -wide strip of property adjacent to the existing edge of V Avenue South right-of-way and an I I -foot -wide strip of property adjacent to the existing edge of SW 356`h Street right-of-way, which shall be recorded at King County at the expense of the applicant. 7- Prior to issuance of any building permits for Building F, the approved plans shall demonstrate that the Building F Porte Cochere has an overhead clearance of 13'6" or alternatively there is a 20-foot-wide drive aisle in front of that building. Transmitted to parties listed hereafter: Federal Way Hearing Examiner Heidi Swartz, The Swartz Company, 5724 30th Avenue NE, Seattle, WA 98105 Staff Report to the Federal Way Hearing Examiner Page 19 Village Green of Federal Way, Phases II and III File No, 08-105555-00-UP/Doc.ID53842 CITY OF Federal June 23, 2010 Heidi Swartz The Swartz Company 5724 3& Avenue Seattle, WA 98105 CITY HALL FrILE 33325 8th Avenue South y Mailing Address: PO Box 9718 Federal Way, WA 98063-9718 (253) 835-7000 www.cityoffederalway.com RE: File #08-105555-00-UP; CLARIFICATION OF EXAMINER APPROVAL Village Green Phases II & III Dear Ms. Swartz: This letter serves to confirm the number of units approved under the Hearing Examiner's June 1, 2010, decision for the above -referenced project and responds to your June 14, 2010, request for clarification. The staff report for Village Green Phase R and Phase III (Cottages West) noted that the applicant requested approval for the 191 un-built units' as well as nine additional units in Phase II as provided in Federal Way Revised Code (FWRQ 19.110.010,2 for a total of 200 units. The Hearing Examiner's June 1, 2010, decision stated: "The Hearing Examiner approves project and requested five year construction extension, with the conditions suggested in the staff report on pages 18 & 19." Based on the applicant's initial request and the project approval issued by the Examiner, the scope of the Village Green Phase II and III project approved in the June 1, 2010, decision is hereby confirmed as a total of 200 units. Please contact Senior Planner Deb Barker at 253-835-2642 if you have any questions about this letter. Sincerely, 11aA, 0--� Greg Fewins, Director Community Development Services c: Deb Barker, Senior Planner Kevin Peterson, Engineering Plans Reviewer Sarady Long, Senior Traffic Engineer 1165 Phase II units and 26 Phase III units = 191 units + 9 additional units = 200 units. 2 FWRC 19.110.010 provides increased density when providing affordable housing units. Doc. 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File No: 08-105555-00-UP Topic: The applicant has applied for a Process IV - Hearing Examiner approval, in order to re- establisEi land use approval for those Phase Il and III portions of Village Green of Federal Way, A Retirement Campus, that have not yet been constructed and which were subject to a previous land use approval that expires in April 2011. The applicant has requested that in addition to the five year construction timeline available under Use Process IV, Phase H and Phase III be granted an additional five year extension by the Federal Way Hearing Examiner. The Village Green project is an existing senior housing facility that includes stacked, cottage, and duplex housing types for senior citizens, contained in multiple buildings over a 22-acre site including associated infrastructure. Location: West of 1" Avenue, north of SW 356 h Street Applicant: Heidi Swartz, The Swartz Group, 5724 30th Avenue NE, Seattle, WA 98105 City Contact: Deb Barker, Senior Planner, 253-835-2642 Application Received: November 18, 2008 Application Determined Complete: December 15, 2008 Notice of Application Issued: December 20, 2008 A State Environmental Policy Act (SEPA) Determination of Nonsignificance (DNS) was issued for the project on March 13, 2010. Pursuant to FWRC 19.70, Process IV-- Hearing Examiner, the Federal Way Hearing Examiner will hold a public hearing on the senior housing application and will issue a written decision on the application within 10 working days after the close of the hearing. Any person may participate in the public hearing by submitting written comments to the Hearing Examiner, either by delivering comments to the Department of Community Development Services before the hearing, by giving them directly to the Hearing Examiner at the hearing, or by appearing at the hearing and presenting oral public testimony in person or through a representative. Written comments may be mailed to the Department of Community Development Services, PO Box 9718, Federal Way, WA 98063-9718. Please reference the file number when presenting written testimony. This application is to be reviewed under all applicable codes, regulations, and policies of the City of Federal Way. The official files are available for review at Federal Way City Hall during working hours in the Department of Community Development Services. A staff report to the Hearing Examiner will be available for review one week before the hearing. Published in the Federal Way Mirror on May 1, 2010. Doc. I.D. 53672 CITY OF Federal Way Village Green Phases II and III NW corner of 1 st Ave S and SW 356th St. �-SW348 - - — — - — SW 350 PL U� _ - Q, T i U) Q CM Vicinity Map SW 353 ST Subiect Property i S--356_ST_ cn ST -lf L -: —i— r rz r CJ i�I 'iV File Ws 08-105555-00-UP & 08-105557-00-SE 200 0 200 400 600 800 Feet N -A, Note: This map is intended for use as a graphical representation only. The City of Federal Way makes no warranty as to its accuracy. DEPARTMENT OF CommuNITY DEVELOPMENT SERVICES 33325 8th Avenue South PO Box 9718 Federal Way WA 98063-9718 253-835-7000; Fax 253-835-2609 vww.dNoffedwabV.ccryi DECLARATION OF DISTRIBUTION hereby declare, under penalty of perjury of the laws of the State of Washington, that a: ❑ Notice of Land Use Application/Action ❑ Notice of Determination of Significance (DS) and Scoping Notice ❑ Notice of Environmental Determination of Nonsignificance (SEPA, DNS) ❑ Notice of Mitigated Environmental Determination of Nonsignificance (SEPA, MDNS) ❑ Notice of Land Use Application & Optional DNS/MDNS ❑ FWRC Interpretation ❑ Other ❑ Land Use Decision Letter Notice of Public Hearing before the Hearing Examiner ❑ Notice of Planning Commission Public Hearing ❑ Notice of LUTC/CC Public Hearing ❑ Notice of Application for Shoreline Management Permit ❑ Shoreline Management Permit ❑ Adoption of Existing Environmental Document was ❑ mailed ❑ faxed Ae-mailed and/or ❑ posted to or at each of the attached addresses on r~ l o 2010. Project Name V 1 I File Number(s) Ohs-/a.SssS 4--.J Signature CUB Date K:\CD Administration Files\Declaration of Distribution.doc/Last printed 12/31 /2009 11:32:00 AM Y--!�a 'tv,1a s:; s W ' 5 Federal Way NOTICE OF LAND USE PUBLIC HEARING Village Green Phases II and III, File 08-105555-00-UP Notice is hereby given that the City of Federal Way Hearing Examiner will hold a public hearing, on Tuesday, May 18, 2010, at 11:00 a.m., in Federal Way City Hall Council Chambers (33325 8`h Avenue South, Federal Way, WA). File No: 08-105555-00-UP Topic: The applicant has applied for a Process IV - Hearing Examiner approval, in order to re- establish land use approval for those Phase II and III portions of Village Green of Federal Way, A Retirement Campus, that have not yet been constructed and which were subject to a previous land use approval that expires in April 2011. The applicant has requested that in addition to the five year construction timeline available under Use Process IV, Phase II and Phase III be granted an additional five year extension by the Federal Way Hearing Examiner. The Village Green project is an existing senior housing facility that includes stacked, cottage, and duplex housing types for senior citizens, contained in multiple buildings over a 22-acre site including associated infrastructure. Location: West of ls` Avenue, north of SW 356 h Street Applicant: Heidi Swartz, The Swartz Group, 5724 3& Avenue NE, Seattle, WA 98105 City Contact: - Deb Barker, Senior Planner, 253-835-2642 Application Received: November 18, 2008 Application Determined Complete: December 15, 2008 Notice of Application Issued: December 20, 2008 A State Environmental Policy Act (SEPA) Determination of Nonsignificance (DNS) was issued for the project on March 13, 2010. Pursuant to FWRC 19.70, Process IV— Hearing Examiner, the Federal Way Hearing Examiner will hold a public hearing on the senior housing application and will issue a written decision on the application within 10 working days after the close of the hearing. Any person may participate in the public hearing by submitting written comments to the Hearing Examiner, either by delivering commEents to the Department of Community Development Services before the hearing, by giving them directly to the Hearing Examiner at the hearing, or by appearing at the hearing and presenting oral public testimony in person or through a representative. Written comments maybe mailed to the Department of Comm,3n;ty Development Services, PO Box 9718, Federal Way, WA 98063-9718. Please reference the file number when presenting written testimony. This application is to be reviewed under all applicable codes, regulations, and policies of the City of Federal Way. The official files are available for review at Federal Way City Hall during working hours in the Department of Community Development Services. A staff report to the Hearing Examiner will be available for review one week before the hearing. Published in the Federal Way Mirror on May 1, 2010. Doc. LD.53672 CIT 4k Federal Way Village Green Phases II and III NW corner of 1 st Ave S and SW 356th St. > 7VV 54?5 CT SW 350 PL SW 353 ST \� 356 S-� I - cn {. � a U i' i . SW 353 + ST Subject Property - -356-ST S-357-ST- "' r- Q ONcJ4 S 3`� 4 File #'s 08-105555-00-UP & 08-105557-00-S E 200 0 200 400 600 800 Feet N Note: This map is intended for use as a graphical representation only. The City of Federal Way makes no warranty as to its accuracy. Tamara Fix From: Mary Lou Goss [mgoss@fedwaymirror.com] Sent: Wednesday, April 28, 2010 11:44 AM To: Tamara Fix Subject: Re: FW: Legal Notice - Village Green All taken care of... Mary Lou Goss Office Manager/ Marketing Consultant Federal Way Mirror 1414 S 324th St., Suite B-210 Federal Way, WA 98003 253-925-5565 From: Tamara Fix[mailto:Tamara.Fix@cityoffederalway.com] To: 'Mary Lou Goss' [mailto:mgoss@fedwaymirror.com] Sent: Tue, 27 Apr 2010 14:42:29 -0700 Subject: FW: Legal Notice - Village Green Here you go! From: Tamara Fix Sent: Tuesday, April 27, 2010 2:34 PM To: 'adminnfedi�avn irr r.corr�' Subject: Legal Notice - Village Green Please publish the following legal notice (Village Green Hearing) in Saturday's (May 1, 2010) issue. Please confirm and issue an affidavit of publication. —s s I expect to pass through this world but once.. Any good that I can do, or any kindness I can show, let me do it now.' DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES 33325 8th Avenue South PO Box 9718 Federal Way WA 98063-9718 253-835-7000; Fax 253-835-2609 WVtiW.CI �ntfeC€�.*'al�vra i�.GyYli DECLARATION OF DISTRIBUTION 1, hereby declare, under penalty of perjury of the laws of the State of Washington, that a: ❑ Notice of Land Use Application/Action ❑ Notice of Determination of Significance (DS) and Scoping Notice ❑ Notice of Environmental Determination of Nonsignificance (SEPA, DNS) ❑ Notice of Mitigated Environmental Determination of Nonsignificance (SEPA, MDNS) ❑ Notice of Land Use Application & Optional DNS/MDNS ❑ FWRC Interpretation ❑ Other ❑ Land Use Decision Letter Notice of Public Hearing before the Hearing Examiner ❑ Notice of Planning Commission Public Hearing ❑ Notice of LUTC/CC Public Hearing ❑ Notice of Application for Shoreline Management Permit ❑ Shoreline Management Permit ❑ Adoption of Existing Environmental Document was Kmailed ❑ faxed ❑ e-mailed and/or ❑ posted to or at each of the attached addresses on Project Name 1 !� aa4 &eex File Number(s) 0 3 Signature Date K:\CD Administration Files\Declaration of Distribution.doc/Last printed 12/31 /2009 11:32:00 AM Federal Way NOTICE OFLAND USEPUBLICHEARING Village Green Phases II and III, File 08-105555-00-UP Notice is hereby given that the City of Federal Way Hearing Ex rimer will hold a public hearing, on Tuesday, May 18, 2010, at 11:00 a.m., in Federal Way City Hall Council Chambers (33325 96 Avenue South, Federal Way, WA). File No: 08-105555-00-UP Topic: The applicant has applied for a Process IV - Hearing Examiner approval, in order to re- establish land use approval for those Phase It and III portions of Village Green of Federal Way, A Retirement Campus, that have not yet been constructed and which were subject to a previous land use approval that expires in April 2011. The applicant has requested that in addition to the five year construction timeline available under Use Process IV, Phase U and Phase III be granted an additional five year extension by the Federal Way Hearing Examiner. The Village Green project is an existing senior housing facility that includes stacked, cottage, and duplex housing types for senior citizens, contained in multiple buildings over a 22-acre site including associated infrastructure. Location: West of I" Avenue, north of SW 356s Street Applicant: Heidi Swartz, The Swartz Group, 5724 3& Avenue NE, Seattle, WA 98105 City Contact: - Deb Barker, Senior Planner, 253-835-2642 Application Received: November 18, 2008 Application Determined Complete: December 15, 2008 Notice of Application Issued: December 20, 2008 A State Environmental Policy Act (SEPA) Determination ofNonsignificance (DNS) was issued for the project on March 13, 2010. Pursuant to FWRC 19.70, Process IV— Hearing Examiner, the Federal Way Hearing Examiner will hold a public hearing on the senior housing application and will issue a written decision on the application within 10 working days after the close of the hearing. Any person may participate in the public hearing by submitting written comments to the Hearing Examiner, either by delivering con-Iments to the Department of Community Development Services before the hearing, by giving them directly to the Hearing Examiner at the hearing, or by appearing at the hearing and presenting oral public testimony in person or through a representative. Written comments may be mailed to the Department of Community Development Services, PO Box 9718, Federal Way, WA 98063-9718. Please reference the file number when presenting written testimony. This application is to be reviewed under all applicable codes, regulations, and policies of the City of Federal Way. The official files are available for review at Federal Way City Hall during working hours in the Department of Community Development Services. A staff report to the Hearing Examiner will be available for review one week before the hearing. Published in the Federal Way Mirror on May 1, 2010. Doc I.D. 53672 CITY OF Federal Way Village Green Phases II and III NW corner of 1 st Ave S and SW 356th St. I ;< -.CT 1 SW 350 ! ; 9- t U), . Q [CD- SW 353 _ Y .. - ST ' - SW 3531ST'— Subject Property] PL _ 4N - 3:i al Q CM Q S,356 co � I S-34� j File Ws 08-105555-00-UP & 08-105557-00-SE 200 0 200 400 600 800 Feet Note: This map is intended for use as a graphical representation only The City of Federal Way makes no warranty as to its of Village Green Phases H & III (08-102t—�00-PC) Page 1 of 1 Village Green Phases II & III (08-102800-00-PC) ® 2006: Lakehaven Utility District neither warrants nor guarantees the accuracy of any fac►Tily information shown. Facility locations and conditions are subject to field verification. http://columbia/tion/map.aspx 7/15/2008 1072012008 City Federal Way City of 300" Parcel Notification area 33325 thAveS 33325 Bth Ave 5 P.0 Box 9718 Federal Way Federal Way Parcels 302104 - 9017, 9146 (206) 98063 (20fi)-835-7000 www cityof ederatway corn 132174. 01P S ,0 I 2021D4- 9017 1921o4 9017 1 415920- 0704 �1 r 202104- Tno Reserve Ito sole 7 - 676201 1168231• e72450- a 12450- 086231- 872450- 0 i MM0570 Dw 0090 D,M 084231OM�0550 0070 30210E 056o 006231- 9152 0530 8724W 877AW SW a 70 - S T 0080 0100 - 302104- j 2921D4- M231• 0a0231- a72450- 9025 9154 049D 0520 0050 872450- 0110 P/P oa9231•-a72450- 302104- 9161 086231. 0510 0040 E . 0480 872450- 1 066231- 9030 _ 0470 06623,0 872450- CO i 05e231. D020 0350' 04601 872450- 0ONO` _ 8 4Q 90311 9156 ,so 0120 et _e72450-0010 872450-1 SW 3-53RD ST 7R A 0130 V� - _ 056231- 672450 30210& G66231• 0400 d66231- 01 sA 57245a 9146 j 292104- 039D '0420'W6231. 0140 o6e231- j 9069 1 0430 872450- --Oa10- 0160 302104 i _ _ _ -- 4 87245a W24 292104• 0170 i 9078 242104- - 072456: — 9029 0180 30210 . 872450- 292104- 9132 _ _0190 9082 672450- 02DO 292104 87245a 9055 0210 302104- 972450- 904e 0220 292104 738700 fMBi 0010 73670a 7367M 73670c 30210a 0110 DOM 0070 292104- 9177 738700- M70a 0020 0050 S 355TH P4 1074 W93 70 9103 N Q 292104- 292104 003104- 700- 7387M OD76 73470D- 0DB00 oo60 9030 Q 1387W 0100 N 302104- _ 0040 9102 _---SW 35STH-S-T- S 356TH-ST- ----- -- U) - T .� • `` �114000 / 114000-1114000= 30 "�� i� •7,.:., 114OD4 0050 0040 0060 3ox1a �^ �90 84- 302104- 9022 909' 'A S 3021014 r 114 WO 9141 1140DD- 114000. 0120 0100 0110 302104- f 114000- 9139 0070 114000. 302104 11021 30 90M 03eOm 0114001• 302104- 302104- 302104 114001- 114006• - 0110 f41W 0 100 9125 9058 414D. 0060 : 114001% ,14001• 0120 0150 - 302104 • . -. 11400,- S 3 9127 1 2921D4- 114001. OM • — 302104- 9109 0140 114001- 9164 114001-'1 0020 S 358TH ST oo1D 3oz1o4 302104-91561 302104-9108 912: Legend King County Tax Parcels Subject Property Notified Properties Scale: IN0 100 200 Feet 1 t ,A S1YY OF Federal Way T-hm map is intended for use as a graph-- represenlaoon only The LiN of Federal Way makes no warranty ns to its accuracy v 4A v o_ N C1 M r; 0 C) 0 N 0 M N 41 i w C 0 O Z lRM. N O N N V? O N b '- CY GO7O C? 01 C �' _ C7 E7V' q . [V S O N �p •Pf Q- CV C3 N C N O SV CD,- N p,X_ b •.. t' �` "• 11. p OO ON O 00 oq a, O a' ' W 9Q O7 a0 Od 3 + GO a CP .f10 AdOL� a. tR 9O a oG o. C9 a 40 6� co C3� a- �. ` � a� a a a a J a a a a� a•a � a a CA cri C1 1 7 Acc 0) •� a c a a C � np z Q1 to >1 CL E' 4- ro Q m ❑ �y ¢ cod a J � .fF•t � H U � i=i ram. ❑ Q R, a f.:� � � � � f�+ rr� � U r~XgQ. < pcl E W � � 4 O O - L7 CI C7 O Q r+ CDS7 C ^O Q C7 f31 O CT a1 01 01 Ca [T d1 �+ Gti C-' O rtr rr v o 0 0 o b fl o G o w+ p aN, � CIE o [3 G en m . i m M. t- p i Q O • N N M fn M rn ITl cn 'il . t^ I^ {'�. er oo 1[3 3� M i -- i7 CC) t l� 6] Co. U.) N SV n C%l M C7 to 19 in 14) yyyU) �Z z L .�1 Cl a.N F- y.: 9 J LL D LU Z J z w w a x k FiLE Federal Way NOTICE OF LAND USE PUBLIC HEARING Village Green Phases H and III, File 08-105555-00-UP Notice is hereby given that the City of Federal Way Hearing Examiner will hold a public hearing, on Tuesday, May 18, 2010, at 11:00 a.m., in Federal Way City Hall Council Chambers (33325 8'h Avenue South, Federal Way, WA). File No: 08-105555-00-UP Topic: The applicant has applied for a Process IV - Hearing Examiner approval, in order to re- establish land use approval for those Phase II and III portions of Village Green of Federal Way, A Retirement Campus, that have not yet been constructed and which were subject to a previous land use approval that expires in April 2011. The applicant has requested that in addition to the five year construction timeline available under Use Process IV, Phase H and Phase III be granted an additional five year extension by the Federal Way Hearing Examiner. The Village Green project is an existing senior housing facility that includes stacked, cottage, and duplex housing types for senior citizens, contained in multiple buildings over a 22-acre site including associated infrastructure. Location: West of 1" Avenue, north of SW 356`" Street Applicant: Heidi Swartz, The Swartz Group, 5724 30a' Avenue NE, Seattle, WA 98105 City Contact: Deb Barker, Senior Planner, 253-835-2642 Application Received: November 18, 2008 Application Determined Complete: December 15, 2008 Notice of Application Issued: December 20, 2008 A State Environmental Policy Act (SEPA) Determination of Nonsignificance (DNS) was issued for the project on March 13, 2010. Pursuant to FWRC 19.70, Process IV — Hearing Examiner, the Federal Way Hearing Examiner will hold a public hearing on the senior housing application and will issue a written decision on the application within 10 working days after the close of the hearing. Any person may participate in the public hearing by submitting written comments to the Hearing Examiner, either by delivering comments to the Department of Community Development Services before the hearing, by giving them directly to the Hearing Examiner at the hearing, or by appearing at the hearing and presenting oral public testimony in person or through a representative. Written comments may be mailed to the Department of Community Development Services, PO Box 9718, Federal Way, WA 98063-9718. Please reference the file number when presenting written testimony. This application is to be reviewed under all applicable codes, regulations, and policies of the City of Federal Way. The official files are available for review at Federal Way City Hall during working hours in the Department of Community Development Services. A staff report to the Hearing Examiner will be available for review one week before the hearing. Published in the Federal Way Mirror on May 1, 2010. Doc I D. 53672 CITY OF Federal Way Village Green Phases II and III NW corner of 1 st Ave S and SW 356th St. 1 SW 34$— '� � CT � SW 350 PL `r U - SW 351, ST'- �Q - W 56 5 > a' M 5-356 ST_ Cn S-357 ST - � � N S File #'s 08-105555-00-UP & 08-105557-00-SE 200 0 200 400 600 800 Feet N Note: This map is intended for use as a graphical representation only. The City of Federal Way makes no warranty as to its accuracy. Federal Way NOTICE OF LAND USE PUBLIC HEARING Village Green Phases II and III, File 08-105555-00-UP Notice is hereby given that the City of Federal Way Hearing Examiner will hold a public hearing, on Tuesday, May 18, 2010, at 11:00 a.m., in Federal Way City Hall Council Chambers (33325 8'h Avenue South, Federal Way, WA). File No: 08-105555-00-UP Topic: The applicant has applied for a Process IV - Hearing Examiner approval, in order to re- establish land use approval for those Phase II and III portions of Village Green of Federal Way, A Retirement Campus, that have not yet been constructed and which were subject to a previous land use approval that expires in April 2011. The applicant has requested that in addition to the five year construction timeline available tinder Use Process IV, Phase 11 and Phase III be granted an additional five year extension by the Federal Way Hearing Examiner. The Village Green project is an existing senior housing facility that includes stacked, cottage, and duplex housing types for senior citizens, contained in multiple buildings over a 22-acre site including associated infrastructure. Location: West of I' Avenue, north of SW 356h Street Applicant: Heidi Swartz, The Swartz Group, 5724 30t' Avenue NE, Seattle, WA 98105 City Contact: Deb Barker, Senior Planner, 253-835-2642 Application Received: November 18, 2008 Application Determined Complete: December 15, 2008 Notice of Application Issued. December 20, 2008 A State Environmental Policy Act (SEPA) Determination of Nonsignificance (DNS) was issued for the project on March I3, 2010. Pursuant to FWRC 19.70, Process IV— Hearing Examiner; the Federal Way Hearing Examiner will hold a public hearing on the senior housing application and will issue a written decision on the application within 10 working days after the close of the hearing. Any person may participate in the public hearing by submitting written comments to the Hearing Examiner, either by delivering comments to the Department of Community Development Services before the hearing, by giving them directly to the Hearing Examiner at the hearing, or by appearing at the hearing and presenting oral public testimony in person or through a representative. Written comments maybe mailed to the Department of Community Development Services, PO Box 9718, Federal Way, WA 98063-9718. Please reference the file number when presenting written testimony. This application is to be reviewed under all applicable codes, regulations, and policies of the City of Federal Way. The official files are available for review at Federal Way City Hall during working hours in the Department of Community Development Services. A staff report to the Hearing Examiner will be available for review one week before the hearing. Published in the Federal Way Mirror on May 1, 2010. Doe I.D.53672 CITY OF Federal Way Village Green Phases 11 and III NW corner of 1 st Ave S and SW 356th St. y �VV Y40 � CT SW 353 PL gig-- - ��V 353 ST - + Pi_ - co Q 3:!, C/) C/)i > > ai Q co SW 353 ST Subject Property !`5--356 ST -- - - - U) S W ST-= > - �� - S 3<-c)b.i - File #'s 08-105555-00-UP & 08-105557-00-SE 200 0 200 400 600 600 Feet t.. Note: This map is intended for use as a graphical representation only. The City of Federal Way makes no warranty as to its accuracy. iirror.com Saturday May 012010 [IS] LEGAL NOTICES CITY OF FEDERAL WAY NOTICE OF LAND USE PUBLIC HEARING Village Green Phases II and III, File 08-105555-00-UP Notice is hereby given that the City of Federal Way Hearing Examiner will hold a public hearing, on Tuesday, May 18, 2010. at 11:00 a-m., in 'Federal Way City Hall Coundl Chambers (333258thAvenue _SOUr h, Federal Way. WA). File No: 08-105555-00-UP Topic: The applicant has applied for a Process IV - Heanng Examiner approval, in owner to reestablish and use approval for those Phase tt and III portions of Village Green of Federal Way, A Retirement Campus, M have not yet been constructed and which were subject tD a premus land use appKwal that expires in April 2011.11he applicant has requested that in addition to the five year mwminrction timeline available under Use Process IV, Phase 11 and Phase III be gtarlted an additional free year extension by the Federal Way Hearing Examiner. The Village Green project is an existing senior housing facility that includes stacked, cottage, and duplex housing types for senior citizens, contained in multiple buildings over a 22-acre site including associated infrastructure. Location: West of 1 st Ave., north of SW 3%1h St. Applicant: Heidi Swartz, The Swartz Group, 5724 301h Avenue NE, Seattle, WA 96106 City Contact: Deb Barker, Senior Planner, 25343r2642 Application Received: November 18, 2008 Application Determined Complete: December 15, 2008 Notice of Application Issued: December 20, 2008 A State Environmental Policy Act (SEPA) Deten-ninalfon of NonsigrAcance (DNS) was issued for #v project on March 13, 2010. Pursuant to FWHC 19.70. Process IV — Hearing Examiner, the Federal Way Hearing Examiner will hold a pudic hearing on the senior housing application and will issue a written derision on the application vmhin 10 working days after the dose of the hearing. Any person may parWpale in the public hearing by submitting written comments to the Hearing Examiner, either by delivering comments to the Department of Community Development Senr+ces before the hearing. by giving them directly to the Hearing Examiner at the hearing, or by appearing at the gearing and presenting oral public testimony in person or through a representative-Waliencomments may be mailer) to the Department of Community Development Services, PO Box 9718, Federal Way, WA 9606&9718- Please reference tge file number when presenting written testimony. This application is to be reviewed under all applicable codes, regulations, and poi cies of the City of Federal Way, The official fries are available for wew at Federal Way City Hall during working hours in the Department of Community Development Semoes. A staff report to the Hearing Examiner will be available for review one week before the hemng- FWM1663 Date Published: May 1, 2010 -19 FEDERAL WAY .1-N-d[IRROR A SOUND PUBLMING NfWSPAHR Affidavit of Publication Rudi Alcott, being first duly sworn on oath, deposes and says that he is the Publisher of The Federal Way Mirror, a semi -weekly newspaper. That said newspaper is published in the English language continually as a semi -weekly newspaper in Federal Way, King County, Washington, and is now and during all of said time has been printed in an office maintained by the aforementioned place of publication of said newspaper. That the annexed is a true copy of a legal advertisement placed by The City of Federal Way — Community Development as it was published in regular issues (and not in supplemental form) of said newspaper once each week for a period of one consecutive week(s), commencing on the Ist day of May 2010 , and ending on the 1 st day of . May 2010 , both dates inclusive, and that such newspaper was regularly distributed to its readers during all of said period. That the full amount of the fee charged for the foregoing publication is the sum of 124.01, which amount has been paid in full, or billed at the legal rate according to RCW 65.16.090. Subscribed to and sworn before me this I Ith day of June, 2010. Notary Public in and for the State of Washington, Residing at Federal Way �►��ti�nirrr►►i nd AN y� ►►�� MCP,, J3� - 1414 S. 324th STHR SUIif B210, fEDfRAL WAY, WA 98003 ■ 253-925-5565 n f A X: 253-925-5750 SWAR.%-7 COMPANY June 14, 2010 Deb Barker Senior Planner PO Box 9718 33325 8th Ave S Federal Way, WA 98063-9718 RE: Request for Clarification Village Green H & III 08-105555-00-UP, 08-105557-00-SE Hearing Examiner's Decision June 1, 2010 Dear Deb: The June 1, 2010 Hearing Examiner's Decisions in Findings of Fact, Substantive, Paragraph 3 on Page 3 states: "Site Proposal Desmi tion. The applicant has applied for Process IV approval for a senior housing project along with a five-year extension to the applicable five-year construction deadline. The project has been previous approved, but the construction deadlines for all phases have expired and the applicant is reapplying for the same project design. The Village Green retirement campus is an existing senior housing facility that includes stacked, cottage, and duplex rental housing types for senior citizens, within multiple buildings over a 22-acre site with associated infrastructure. All internal access roads, sidewalks, landscaping, streetlights, and storm drainage facilities are privately owned and operated. Village Green is a three-phase development, of which Phase I has been completed, Phase II has 63 units complete and 165 unconstructed, and Phase III has 14 units completed and 26 unconstructed." Please clarify that the June 1, 2010 Decision also includes the additional requested nine units as provided pursuant to affordable housing regulations (FWRC 19.110.010) and as identified in the Staff Report on pages 15/16 in Findings of Fact and Conclusion, Section A, Paragraphs 1 and 2 :724 aOTM AVENUE NE WA 9811015 .. 2.06 330,69m . A ;..... Deb Barker June 14, 2010 Page Two A. 1) "The Process IV application for Village Green Phase II and III request Hearing Examiner approval for 200 dwelling units for senior citizens, along with recreational facilities and amenities; . •.." A. 2) "Village Green Phase II and Phase III are the final phase of the Village Green senior housing development. ... A portion of Phase II has been constructed; resulting in 153 existing dwelling units, with 165 units as yet un-built under existing approvals. In addition, 14 of the 40 Phase III Cottages West Units have been constructed with 26 as yet un-built under existing approvals. Lastly, the applicant proposes to increase the Phase II density and construct an additional nine units as proved pursuant to affordable housing regulation. " The additional nine units are also identified and described in Section IV History and Background, Page 2 of the Staff Report in Paragraph 2. "This application for Village Green Phase II and Phase III (Cottages West) requests approval for the 191 un-built units as well as nine additional units in Phase II as proved in FWRC 10.110.010, for a total of 200 units. The three phases of Village Green will establish 367 units of senior housing." Thank you for the clarification. Sincerely, Heidi P. Swartz Applicant Village Green of Federal Way, A Retirement Campus LLC 5724 �30TH XVENUti I4E....,..., '�_ �,VA 9$10 i .. 2o6,3 o ,9"3 3 21Q6.5 r�l7.8099 ) .. �1C.; di?i S; wartz(:0,C,i?3ii RECEIVED BY _ 41MUNITY DEVELOPMENT DEPARTMENT ` MAY o s 2010 CITY OF SP Federal Way DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES 33325 8 h Avenue South PO Box 9718 Federal Way WA 98063-9718 - 253-8352607;Fax 253-835-2609 wwwx4yof ederalway.com SIGN INSTALLATION CERTIFICATE Project Name: Project File No: dG �C7. Project Address: Installed By: 7 ►t- 1 Date of Installation: [jI (% Location of Installation: �' '�� Si.1 �;5� �7 6,,e- 5. W,-.3��Et'ts� #:P-5 S' v :@a. .: n„�. .,may .�.. .3Fr .ems •,g5 a.:Tr .y7r .fir .Q. .tea .�a.�. :fir :p. .fir •Rar .yea. •Air. .: 94' 'R9r :mar .�. ,fir .fix. .>&Sr "4!r <�r .fir •qqa :fir :.,qa I hereby testify that the sign installed fully complies with the installation standards of the Department of Community Development Service's "Instructions for Obtaining & Posting Public Notification Signs" and that the sign will be maintained until a final decision is issued on the land use action. I understand that failure to return this certificate within five days of posting may result in delays, notice of corrections, and re -mailings at the applicant's expense. / -Did=55 Installer's Name Installers ignature r Date a o--03 Phone Bulletin #036 — August 18, 2004 Page I of l k_\Handouts\Sign Installation Certificate FILE C-fT Federal Way NOTICE OF ENVIRONMENTAL DETERMINATION OF NONSIGNIFICANCE VILLAGE GREEN - PHASES II AND III Federal Way File No: 08-105557-00-SE, Related File No: 08- 1 05555-00-UP Description of Proposal: Proposal to obtain land use approval for Phase II and III portions of Village Green of Federal Way, A Retirement Campus, that have not yet been constructed, and which have a previous land use approval that will expire in 2011. An additional five-year extension is requested in addition to the five-year construction timeline available under Use Process IV. An existing 8-inch sewer main is proposed to be upsized to 12 inches and relocated with the project. Proponent: Village Green of Federal Way, A Retirement Campus, LLC, Heidi Swartz, The Swartz Company (contact) Location: The NW corner of I" Avenue South and SW 3560' Street, Federal Way, WA Lead Agency: City of Federal Way Department of Community Development Services City Staff Contact: Senior Planner Deb Barker, 253-835-2642 or deb.barker@cityoffederalway.com The lead agency for this proposal has determined that it does not have a probable significant adverse impact on the environment. An environmental impact statement (EIS) is not required under RCW 43.21C.030(2)(c)_ This decision was made after review of a completed environmental checklist, Federal Way Comprehensive Plan, final staff evaluation for this action, and other municipal policies, plans, rules, and regulations designated as a basis for exercise of substantive authority under the Washington State Environmental Policy Act Rules pursuant to RCW 43.31C.060. This information is available to the public on request. This DNS is issued under WAC 197-11-340(2). The lead agency will not act on this proposal for 14 days from the date below. Comments must be submitted by March 29, 2010. You may appeal this determination to Director of Community Development Services Greg Fewins at the City of Federal Way (33325 81h Avenue South, PO Box 9718, Federal Way, WA 98063-9718) no later than 5:00 p.m. on April 12, 2010. The appeal must be in the form of a written letter stating the reason for the appeal of the determination. You should be prepared to make specific factual objections. Published in the Federal Way Mirror on March 13, 2010. Doa I.D. 53235 CITY OF S& Federal Way Village Green Phases 11 and III NW corner of 1 st Ave S and SW 356th St. a SW 353 ST — SW 353' ST — - -_ Subject PropertCO RL _ I � Q - Q 1 ` . . f Q co- LC ��= -- - ------ . S 3�� - f r File #Is 08-105557-00-SE & N 08-105555-00-UP 200 0 200 400 600 800 Feet SW 356TH STTMI- 0 p gN o awo o■ sR '' i R ^i1 � u ••r. •.. .::�ieiti d+ F ��am g'= _ g- mg�e - r ao ory y' JxExN oo _ x 7 .. U LL i 'I"�o�o�iwol< ma$J u�oO r o Fan o_o¢6¢nO �o � _p� s `m 2o mw9 o 0,osi Q�=aa�ia0a--- am 9-m1LLm w-mz 'ao,a;oma a3w gg ao is i,. 'z¢ w i c a e$ LLm Hg "m 2a� NLLw o m d��Yaw ° o S.Hme Nz o N'6 In z Ig Faa�wx �"�i im oho a o h }, 03 J iEs z 3w �WWW m� QS Gr z � °� u¢ 3 w a _� ¢Y ;gn!ay wig s �w� 4 ayowl" Ei oy w Sni� a Su'xmnia.5 9fs'aoHo U =! o -• o oiu oaoa m EE mLLszz� fwfssi!� fi c 11 1.4 SW 3561H ST ISE W C7 Q J o_ wu U ffi A IL mx o (� �; -7.2 rn CN7<- Z a; ;u.�m oy w = LL O� Ar-m 52 �$.9ruj 3 wocn ¢% .. 9 .. O°gam ?o - a- ! o�o m dasi mQ'a�oo- =� ¢Wi?o woo a _Qo`a °g > ga ZSLL �sa = wa 9J-ice - o _ ra m 3 - _ > w mew- "-oom =osa zmm m d�mm a99�9om dm �xn �o �d o-r�u' x� �o9Wa_�90� aj�m a� as a9oom 1 w� 5 i��gj u. o�=z� z-29 =o o m 5 o gLLN sryW ;W _ •Isgm a SwF-��'{ino�wFzza� aoo�w�E'zaLLx_� zo o`a 2�y0�- �'�' a-mw- H`o�f �¢w_ l-g °S gMgw¢ 'o2e_ o � `v a ? :_. wzd6 2iga FaS=rma; a ui ji o aUo 0o m„,'-aaLL a �aezz F� f�sf iia fi' 1 CITY OF � Federal Way Village Green of Federal Way, A Retirement Campus, LLC c/o Heidi Swartz, The Swartz Company 5724 30`h Avenue NE Seattle, WA 98105 FILE CITY HALL 33325 8th Avenue South Mailing Address: PO Box 9718 Federal Way, WA 98063-9718 (253) 835-7000 www. cityoffederalway.. com RE: FILE #08-105557-00-S E; ENVIRONMENTAL TIiRESHOLD DETERMINATION Village Green Phases II and III, Federal Way, `VA Dear Ms. Swartz: March 12, 2010 This office and other City staff have reviewed the environmental checklist you submitted. We have determined that the proposal will not have a probable significant adverse impact on the environment. As a result, an Environmental Impact Statement (EIS) is not required to comply with the State Environmental Policy Act (SEPA). A 14-day comment period is required by the SEPA rules (WAC 197-11-340). A notice inviting comments will be published in the Federal Way Mirror on March 13, 2010. At the end of the comment period, the department will determine if the DNS should be withdrawn, modified, or issued as proposed. All final determinations may be appealed within 14 days following the comment deadline. No licenses, permits, or approvals will b.e issued until completion of the appeal period. Our decision not to require an EIS does not mean that the license, permit, or approval you are seeking from the City has been granted. Approval or denial of the proposal will be made by the appropriate administrative or legislative body vested with that authority. The environmental record is considered by the decision maker(s) and conditions will be imposed to reduce identified environmental impacts, as long as the conditions are based on adopted and designated City policy. After a final decision has been made on your proposal (i.e., after a permit has been issued or City Council action taken, as applicable), you may, but are not required to, publish a Notice of Action as set forth in RCW 43.21C.075. The Notice of Action sets forth a time period after which no legal challenges regarding the proposal's compliance with SEPA can be made. A copy of the Notice of Action form and copies of RCW 43.21 C.080 and WAC 197-1 l -680 providing instructions for giving this notice are available from the Department of Community Development Services. The City is not responsible for publishing the Notice of Action. However, the City is responsible for giving a notice (to parties of record) stating the date for commencing a judicial appeal (including the SEPA portion of that appeal) if your proposal is one for which the City's action on it has a specified time period within which any court appeals must be made. If you need further assistance, feel free to contact Senior Planner Deb Barker at253-835-2642. Sincerely, Greg Fewins Director of Community Development Services enc: DNS, Staff Evaluation ut'SEPA Checklist Doc. LD 53236 DEPARTMENT OF Com-muNITV DEVELOPMENT SERVICES 33325 8th Avenue South PO Box 9718 Federal Way WA 98063-9718 253-835-7000; Fax 253-835-2609 Vn"dr ".cI No'1tedefaK,if31f.C.om DECLARATION OF DISTRIBUTION r, .,., —n hereby declare, under penalty of perjury of the laws of the State of Washington, that a: ❑ Notice of Land Use Application/Action ❑ Notice of Determination of Significance (DS) and Scoping Notice Notice of Environmental Determination of Nonsignificance (SEPA, DNS) ❑ Notice of Mitigated Environmental Determination of Nonsignificance (SEPA, MDNS) ❑ Notice of Land Use Application & Optional DNS/MDNS ❑ FWRC Interpretation ❑ Other was X mailed ❑ faxed QL 2010. Project Name ❑ Land Use Decision Letter ❑ Notice of Public Hearing before the Hearing Examiner ❑ Notice of Planning Commission Public Hearing ❑ Notice of LUTC/CC Public Hearing ❑ Notice of Application for Shoreline Management Permit ❑ Shoreline Management Permit ❑ Adoption of Existing Environmental Document ❑ e-mailed and/or ❑ posted to or at each of the attached addresses on File Number(s) (521— 1b 5 S5 7 . Ci s' �Ib S 5 S Signature Date K:\CD Administration Fites\Declaration of Distribution.doc/Last printed 12/31/2009 11:32:00 AM Ctyy Federal Way NOTICE OF ENVIRONMENTAL DETERMINATION OF NONSIGNIFICANCE VILLAGE GREEN - PHASES II AND III Federal Way File No: 08-105557-00-SE, Related File No: 08-105555-00-UP Description of Proposal: Proposal to obtain land use approval for Phase II and III portions of Village Green of Federal Way, A Retirement Campus, that have not yet been constructed, and which have a previous land use approval that will expire in 2011. An additional five-year extension is requested in addition to the five-year construction timeline available under Use Process IV. An existing 8-inch sewer main is proposed to be upsized to 12 inches and relocated with the project. Proponent: Village Green of Federal Way, A Retirement Campus, LLC, Heidi Swartz, The Swartz Company (contact) Location: The NW corner of I" Avenue South and SW 356h Street, Federal Way, WA Lead Agency: City of Federal Way Department of Community Development Services City Staff Contact: Senior Planner Deb Barker, 253-835-2642 or deb.barker@cityoffederalway.com The lead agency for this proposal has determined that it does not have a probable significant adverse impact on the environment. An environmental impact statement (EIS) is not required under RCW 43.21C.030(2)(c). This decision was made after review of a completed environmental checklist, Federal Way Comprehensive Plan, final staff evaluation for this action, and other municipal policies, plans, rules, and regulations designated as a basis for exercise of substantive authority under the Washington State Environmental' Policy Act Rules pursuant to RCW 43.31C.060. This information is available to the public on request. This DNS is issued under WAC 197-11-340(2). The lead agency will not act on this proposal for 14 days from the date below. Comments must be submitted by March 29, 2010. You may appeal this determination to Director of Community Development Services Greg Few -ins at the City of Federal Way (33325 8`h Avenue South, PO Box 9718, Federal Way, WA 98063-9718) no later than 5:00 p.m. on April 12, 2010. The appeal must be in the form of a written letter stating the reason for the appeal of the determination. You should be prepared to make specific factual objections. Published in the Federal Way Mirror on March 13, 2010. Doc. [.D. 53115 CITY OF Federal flay Village Green Phases II and III NW corner of 1 st Ave S and SW 356th St. zR: PL i r � I I ' l SW 353 ST Subject Property - _6 -3-5-6 CO. S, 57' ST- File #Is 08-105557-00-SE & N 08-105555-00-UP 200 0 200 400 600 800 Feet I W202008 City of 300' Parcel Notification area 33325 Federal Way 3325 Bth Ave 5 P O Box 9718 Federal Way Parcels 302104 - 9017, 9146 FederalWa (206) -B35-835- 00 98053 ;0 •, W coolfeCeralway cam 132' 1 011 D Trise 2Dztaa 901; 192104 V I 9011 615920. 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,ATTN REGULATORY BRANCH 130 228T" ST SW PO BOX 3755 BOTHELL WA 98021-9796 SEATTLE WA 98124 EPA ✓ DEPT OF ECOLOGY ENVIRONMENTAL REVIEW SEC ENVIRONMENTAL REVIEW SEC 1200 6T' AVE MD-126 - / PO BOX 47703 SEATTLE WA 98101 V/ OLYMPIA WA 98504-7703 V RAMON PAZOOKI SNO-KING PLANNING MGR WSDOT SOUTH KING COUNTY PO BOX 330310 SEATTLE WA 98133-9710 DEPT OF ARCHAEOLOGY & HISTORIC PRESERVATION PO BOX 48343 1 - e 1 OLYMPIA WA 98504-8343,/-k; ;/ LAURA ARBER (saltwater) WDFW REGION 4 OFFICE 16018 MILL CREEK BLVD MILL CREEK WA 98012-1296 US FISH & WILDLIFE SERVCE 510 DESMOND DR SE #102 LACEY WA 98503 PORT OF TACOMA ENVIRONMENTAL DEPT PO BOX 1837 TACOMA WA 98401-1837 KC WASTEWATER TREATMENT ENVIRONMENTAL PLN OAP MS KSC-NR-0505 201 S JACKSON ST SEATTLE WA 98104-3855 LISA DINSMORE LAND US SVC KCDDES 900 OAKESDALE AVE SW RENTON WA 98057-5212 KC BOUNDARY REVIEW BOARD 400 YESLER WAY RM 240 SEATTLE WA 98104 I I I al JAMEY TAYLOR DNR SEPA CENTER PO BOX 47015 OLYMPIA WA 98504-7015 WA STATE DEPT WILDLIFE 600 CAPITOL WAY N OLYMPIA WA 98501-1091 LARRY FISHER (freshwater) WDFW AREA HABITAT BIOLOGIST 1775 12T" AVE NW STE 201 ISSAQUAH WA 98027 KELLY COOPER DEPT OF HEALTH ENVIRON HEALTH DIV PO BOX 47820 OLYMPIA WA 98504-7820 PORT OF SEATTLE PO BOX 1209 SEATTLE WA 98111 GARY KRIEDT KING COUNTY TRANSIT DIV ENV PLANNING MS KSC-TR-0431 201 S JACKSON ST SEATTLE WA 98104-3856 SOUTH KING COUNTY REGIONAL WATER ASSOCIATION 27224 144T" AVE SE KENT WA 98042 JOE HENRY NATURAL RESOURCES CVN SVC 935 POWELL AVE SW RENTON WA 98055 WSDOT ENVIRONMENTAL AFFAIRS REGULATORY COMPLIANCE PO BOX 47331 OLYMPIA WA 98504-7331 WA NATURAL HERITAGE DNR PO BOX 47014 OLYMPIA WA 98504-7014 RANDY PEARSON WASH STATE PARKS PO BOX 42668 OLYMPIA WA 98504-2668 MASTER BUILDERS ASSOC 335 116T" AVE SE BELLEVUE WA 98004-6407 ATTN SEPA REVIEW PUGET SOUND CLEAN AIR AGENCY 1904 3RD AVE STE 105 SEATTLE WA 98101-3317 PSRC GROWTH MANAGEMENT DEPT 1011 WESTERN AVE #500 SEATTLE WA 98104-1040 PERRY WEINBERG SOUND TRANSIT 401 S JACKSON ST SEATTLE WA 98104-2826 KING COUNTY PARKS PROPERTY MANAGEMENT PO BOX 3517 REDMOND WA 98073-3517 ROD HANSEN SOLID WASTE DIV LEE DORIGAN KING CO DEPT OF NATURAL RES PUBLIC HEALTH SEATTLE/KING 201 S JACKSON ST STE 701 401 FIFTH AVE STE 1100 SEATTLE WA 98104-3855 SEATTLE WA 98104 KING CO ROADS DIVISION COUNTY ROADS ENGINEER 155 MONROE AVE NE RENTON WA 98056 SOUTH KING FIRE & RESCUE 31617 1ST AVE S FEDERAL WAY WA 98003 COMCAST CABLE STORE 1414 S 324T" ST STE 211 FEDERAL WAY WA 98003 BRANDON REYNON PUYALLUP TRIBE OF INDIANS HISTORIC PRESERVATION DEPT 3009 E PORTLAND AVE TACOMA WA 98404 PIERCE COUNTY HEALTH DEPT 3629 S "D" ST TACOMA WA 98408 PLANNING & CD DEPT CITY OF AUBURN 25 W MAIN ST AUBURN WA 98001 KENT CITY HALL PLANNING DEPT 220 4T" AVE S KENT WA 98032 NE TAC NEIGHBORHOOD COUNCIL C/O JAMES COLBURN TACOMA ECONOMIC DEV 747 MARKET ST RM 900 TACOMA WA 98402-3793 CRAIG GIBSON TACOMA PUBLIC UTILITIES PO BOX 11007 TACOMA WA 98411 CITY OF SEATAC 4800 S 188T" ST SEATAC WA 98188 TANYA NOSCIMENTO FWPS 31405 18T" AVE S FEDERAL WAY WA 98003 FW CHAMBER OF COMMERCE PO BOX 3440 FEDERAL WAY WA 98063 MUCKLESHOOT INDIAN TRIBE FISHERIES DIVISION ATTN ENVIRONMENTAL REVIEWER 39015 172ND AVE SE AUBURN WA 98002 PIERCE CO PLNG & LAND SVCS RESOURCE MANAGEMENT 2401 S 35T" ST TACOMA WA 98409-7460 PIERCE COUNTY BOUNDARY REVIEW BOARD 2401 S 35T" ST TACOMA WA 98409 CITY CLERK PACIFIC CITY HALL 100 THIRD AVE SE PACIFIC WA 98047 CITY OF TACOMA BLUS LAND USE ADMINISTRATOR 747 MARKET ST STE 345 TACOMA WA 98402-3769 MARION WEED CHAIR NORTHEAST TACOMA NEIGHBORHOOD COUNCIL 4735 NE 42ND ST TACOMA WA 98422 CITY OF LAKEWOOD 10510 GRAVELLY LK DR SW STE 206 LAKEWOOD WA 98499-5013 CITY OF DES MOINES 21630 11T" AVE S DES MOINES WA 98198 LAKEHAVEN UTILITY DIST PO BOX 4249 FEDERAL WAY WA 98063 FEDERAL WAY DISPOSAL PO BOX 1877 AUBURN WA 98071 • •LAURA MURPHY TRIBAL ARCHAEOLOGIST MUCKLESHOOT INDIAN TRIBE 39615 172ND AVE SE AUBURN WA 98092 PIERCE CO PLNG & LAND SVCS . DEVI LOPMENT ENGINEER 2401 S �5T" ST TAL'QMA WA 98409-7460 AUBURN SCHOOL DISTRICT 915 FOURTH NE AUBURN WA 98002 PUBLIC WORKS DIRECTOR ALGONA CITY HALL 402 WARDE ST ALGONA WA 98001-8505 JOE ELTRICH TACOMA WATER DIVISION PO BOX 11007 TACOMA WA 98411 HAYES ALEXANDER PLNG CHAIR NORTHEAST TACOMA NEIGHBORHOOD COUNCIL 5308 RIDGE DR NE TACOMA WA 98422 CITY OF MILTON 1000 LAUREL ST MILTON WA 98354 CITY OF NORMANDY PARK 801 SW 174T" ST NORMANDY PARK WA 98166 i 1 3 CITY OF BURIEN CITY OF FIFE TERRY LUKENS CITY HALL 5411 23RD ST E BELLEVUE COUNCIL OFFICE 415 SW 150T" ST FIFE WA 98424 PO BOX 90012 BURIEN WA 98166-1957 BELLEVUE WA 98009-9012 WATER DISTRICT #54 922 S 219T" ST DES MOINES WA 98198-6392 WATER DISTRICT #111 27224 144T" AVE SE KENT WA 98042-9058 HIGHLINE WATER DISTRICT PO BOX 3867 KENT WA 98032-0367 COVINGTON WATER DISTRICT 18631 SE 300T" PL KF.NT WA 98042-9208 LORI KITTREDGE DOUG CORBIN METRO TRANSIT PSE KSC-TR-0413 6905 S 228T" ST 201 S JACKSON ST KENT WA 98032 SEATTLE WA 98104-3856 WASH ENVIRON COUNCIL CHRIS CARREL FRIENDS OF THE HYLEBOS 1402 3RD AVE STE 1400 PO BOX 24971 SEATTLE WA 98101-2179 OEDERALWAYWA-98093 SAM PACE LEAGUE OF WOMEN VOTERS SEA/KING CO ASSOC/REALT S OF SOUTH KING COUNTY 29839 154T" AVE SE PO BOX 66037 KENT WA 98042-4557 BURIEN WA 98166 MICHAEL FELDMAN REVIEW TEAM ' AVIATION PLANNING SEA A DCTED GROWTH MGT SERVICES MIDWAY SEWER DISTRICT PO BOX 3487 KENT WA 98032 PAT PROUSE QWEST 1600 7T" AVE RM 1206 SEATTLE WA 98121 JILL GASTON REALTY SPEC BPA 914 AVE "D" SNOHOMISH WA 98290 LINDA SHAFFER PIERCE TRANSIT __—la0 BOX 99070 LAKEWOOD WA 98499-0070 i PO BOX 68727 906 COLUMBtA ST SW SEATTLE WA 98168-0727 LYMPIA WA 98504-2525 V SEATTLE PI LI A PEMBERTON-BUTLER -,-S ATTLE TIMES NORTH 101 ELLIOTT AVE r SEATTLE WA 981 � 00 112 AVE NE STE C145 BELLE UE WA 98004-3748 FEDERAL WAY MIRROR SOUTH COUNTY JOURNAL 1414 S 324T" ST STE B-210 PO BOX 130 FEDERAL WAY WA 98003 KENT WA 98035-0130 KING COUNTY ASSESSORS HOLLY WILLIAMSON 500 4T" AVE RM 700 OLYMPIC PIPELINE CO SEATTLE WA 98104 2319 LIND AVE SW RENTON WA 98055 FW COMMUNITY COUNCIL PO BOX 4274 FEDERAL WAY WA 98063 ATTN NEWSROOM TACOMA NEWS TRIBUNE 1950 S STATE ST TACOMA WA 98405 FEDERAL WAY NEWS 14006 1ST AVE S STE B BURIEN WA 98168 JOHN KIM KOREA POST 2209 S 300T" ST FEDERAL WAY WA 98003-4223 CITY OF EDGEWOOD 2221 MERIDIAN AVE E EDGEWOOD WA 98371-1010 'OMCAST — SE PUGET SOUND AREA CONSTRUCTION/ENG MANAGER 1020 AUBURN WAY N AUBURN WA 98002 CRESTVIEW SHOR 4817 SW 3107" ST FEDERAL WAY WA B ASSN MHACC C/O WILLIAM HICKS 29219 7T" PL S FEDERAL WAY WA 98003 NORTH LAKE COMNTY CLUB WEST GREEN CONDO 33228 38T" AVE S 432 S 321ST PL AUBURN WA 98001 FEDERAL WAY WA qd PETER TOWNSEND 1648 S 310T" ST STE 6 FEDERAL WAY WA 98003 MIRROR LK RESIDENTS ASSN 525 SW 312T" ST FEDERAL WAY WA 98023 REDONDO COMMUNITY CLUB PO BOX 5118 REDONDO WA 98054 STEEL LK RESIDENTS ASSN BAR P CE HOA BELMOR PARK HOA 2329 S 304T" ST 10, SW " ST 2101 S 324T" ST FEDERAL WAY WA 98003 FE DERA Y WA 98023 ;.FEDERAL WAY WA 98003 BELLACARINO WOODS HOA BE?L.LRIDGE TOWNH ES HOA TWIN LAKES HOA 35204 6T" AVE SW f438 S 308T" LN 3420 SW 320T" ST # 28 FEDERAL WAY WA 98023 `FEDERAL WAY WA 98003 FEDERAL WAY WA 98023 MAR CHERI COMNTY CLUB TER KINGSGROVE HOA PO BOX 25281 7 " 2613 S 379T" PL FEDERAL WAY WA 98023 E AY WA 98023 FEDERAL WAY WA 98003 KEN SHATOCK MEADOW PARK HOA CA PUS GLEN HOA GROUSE POINTE HOA ■ PO BOX 24081 c/o AN SAYRE & ASSOCIATES 1911 SW CAMPUS DR # 21 FEDERAL WAY WA 98093-1081 30504 CIFIC HWY S FEDERAL WAY WA 980 3 FEDERA WAY WA 98003 COLONIAL FORES HOA f CAMPUS HIGHLANDS HOA DECATUR GLEN HOA 103 S 325" PL 944 SW 347" ST 2406 SW 317`h ST FEDERAL WA A 98003 FEDERAL WAY WA 98023 FEDERAL WAY WA 98023 ENGLISH GARDENS HOA EVERKING RESIDENT COUNCIL FAIRWAY SEVEN TERRACE 33121 13" AVE SW 33322 22"d LN S # H3 CONDO ASSN FEDERAL WAY WA 98003 FEDERAL WAY WA 98003 2714 SW 327lh ST FEDERAL WAY WA 98003 CAMPUS VIEW HOA FOREST LAKE CONDO ASSN LIBERTY LAKE CONDOS 163 S 340" ST PO BOX 4943 31003 14T" AVE S FEDERAL WAY WA 98003 FEDERAL WAY WA 98063 FEDERAL WAY WA 98003 HABITAT HOA 33005 18'NL S # G 104 FEDERAL W Y WA 98003 HERITAGE COURT 32825 3RD PL S FEDERAL WAY WA LAKE EASTER ESTATES CONDO ASSN 30809 13T" PL S FEDERAL WAY WA 98003 MARINE HILLS ARCHITECTURAL COMMISSION 818 S MARINE HILLS WAY FEDERAL WAY WA 98003 MAPLEWOOD CONDO ASSN 4519 SW 321 ST ST FEDERAL WAY WA 98003 MARINE VIEW/DEL MAR IMPROVEMENT CLUB 610 SW 295T" ST FEDERAL WAY WA 98023 THE POINT AT WEST PO BOX 24891 FEDERAL WAY W4 HEARTHSTONE HOA 1828 S 330T" ST FEDERAL WAY WA 98003 HERITAGE WOODS 2298 S 280T" PL FEDERAL WAY WA 98003 v LAKESIDE VILLAGE CON,00 ASSN 1018 S 312T" ST f FEDERAL WAY WA �8003 WEST GREEP`CONDO ASSOC 432 S 321IT.f'L FEDERA, J- AY WA 98003 N34FERAL KLANE ESTATES DIV I HOA 14T" PL SW WAY WA 98003 MIRRO GLEN DIVISION III HOA 830 SW 8T" PL FEDERALNVAYWA 98003 PUS PARKWOOD RESIDENTS AS. 2611 S 288T" ST FEDERAL WAYI VILLAGE.k'r330T" CONDO ASSN 1825 S 330T" ST FEDERAL WAY WA 98003 THE RIDGE HOA , 511 SW 332ND CT FEDERAL WAY WA 98023 r HERITAGE,RMDOS 123 S 34 ST FEDE@KL WAY WA 98003 HIDDEN WOODS CONDO ASSN 1826 S 285T" PL # B FEDERAL WAY WA 98003 LAKOTA TRAILS 31735 14T" WAY SW FEDERAL WAY WA 98003 WESTRIDGE HOA PO BOX 23726 FEDERAL WAY WA 98093-0726 PARKLANE ESTATES DIV II HOA 34518 15T" PL SW FEDERAL WAY WA 98003 RIDGEVIEW ESTATES 29318 19T" PL S FEDERAL WAY WA 98003 QUAIL RUN VILLAGE 31901 315T PL SW FEDERAL WAY WA 98003 VILLAGE GREEN HOA PO BOX 3411 FEDERAL WAY WA 98003 WESTWAY HOA SEATAC MALL MERCHANT ASSOC STAFFORD GREEN HOA 33400 21IT AVE SW 1928 S SEATAC MALL 30640 PACIFIC HWY S FEDERAL WAY WA 98023 FEDERAL WAY WA 98003 FEDERAL WAY WA 98003 STONE BROOK HOA TALL FIRS CONDO ASSN TRINIDAD TOWNHOUSE BOARD PO BOX 24932 2003-A SW 318T" ST OF TRUSTEES FEDERAL WAY WA 98093 FEDERAL WAY WA 98003 104E S 320T" ST FEDERAL WAY WA 98003 WESTBORO % TARGA PO 4508 FEDERALW) )09 sts\Agency Mailing DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES 33325 8th Avenue South PO Box 9718 Federal Way WA 98063-9718 253-835-7000; Fax 253-835-2609 ✓4 r�rn�.ci lva#fede; a1'.�v;a�,ccn� DECLARATION OF DISTRIBUTION 1, hereby declare, under penalty of perjury of the laws of the State of Washington, that a: ❑ Notice of Land Use Application/Action ❑ Notice of Determination of Significance (DS) and Scoping Notice ET- Notice of Environmental Determination of Nonsignificance (SEPA, DNS) ❑ Notice of Mitigated Environmental Determination of Nonsignificance (SEPA, MDNS) ❑ Notice of Land Use Application & Optional DNS/MDNS ❑ FWRC Interpretation ❑ Other ❑ Land Use Decision Letter ❑ Notice of Public Hearing before the Hearing Examiner ❑ Notice of Planning Commission Public Hearing ❑ Notice of LUTC/CC Public Hearing ❑ Notice of Application for Shoreline Management Permit ❑ Shoreline Management Permit ❑' Adoption of Existing Environmental Document was ❑ mailed ❑ faxed Jae -mailed and/or ❑ posted to or at each of the attached addresses on Aj, )b 2010. Project Name \"� a 1 re File Number(s) 03'i 'S7 . S'10s S 5- Signature Date o.1 D K:\CD Administration Files\Declaration of Distribution.doc/Las} printed 12/31/2009 11:32:00 AM 1% 0TY of 1- it5� Federal Way NOTICE OF ENVIRONMENTAL DETERMINATION OF NONSIGNIFICANCE VILLAGE GREEN - PHASES II AND III Federal Way File No: 08-105557-00-SE, Related File No: 08-105555-00-UP Description of Proposal: Proposal to obtain land use approval for Phase II and III portions of Village Green of Federal Way, A Retirement Campus, that have not yet been constructed, and which have a previous land use approval that will expire in 2011. An additional five-year extension is requested in addition to the five-year construction timeline available under Use Process IV. An existing 8-inch sewer main is proposed to be upsized to 12 inches and relocated with the project. Proponent: Village Green of Federal Way, A Retirement Campus, LLC, Heidi Swartz, The Swartz Company (contact) Location: The NW corner of 15` Avenue South and SW 3561h Street, Federal Way, WA Lead Agency: City of Federal Way Department of Community Development Services City Staff Contact: Senior Planner Deb Barker, 253-835-2642 or deb.barker@cityoffederalway.com The lead agency for this proposal has determined that it does not have a probable significant adverse impact on the environment. An environmental impact statement (EIS) is not required under RCW 43.21C.030(2)(c). This decision was made after review of a completed environmental checklist, Federal Way Comprehensive Plan, final staff evaluation for this action, and other municipal policies, plans, rules, and regulations designated as a basis for exercise of substantive authority under the Washington State Environmental Policy Act Rules pursuant to RCW 43.31C.060_ This information is available to the public on request. This DNS is issued under WAC 197-11-340(2). The lead agency will not act on this proposal for 14 days from the date below. Comments must be submitted by March 29, 2010. You may appeal this determination to Director of Community Development Services Greg Fewins at the City of Federal Way (33325 81h Avenue South, PO Box 9718, Federal Way, WA 98063-9718) no later than 5:00 p.m. on April 12, 2010. The appeal must be in the form of a written letter stating the reason for the appeal of the determination. You should be prepared to make specific factual objections. Published in the Federal Way Mirror on March 13, 2010. Doc. LD. 53115 CITY OF Federal Way Village Green Phases II and III NW corner of 1 st Ave S and SW 356th St. cor; SW 353 SW 353 ST ST - _—_ - Subject Property _ PL - 1 cn t S 357 ST_ • -:: � - jj J Q co - w I. S3 I 1 - - File #'s 08-105557-00-SE & 08-105555-00-UP 200 0 200 400 600 800 Feet Tamara Fix From: Mary Lou Goss [mgoss@fedwaymirror.com] Sent: Wednesday, March 10, 2010 12:08 PM To: Tamara Fix Subject: Re: Legal Notice - Village Green All taken care of... Mary Lou Goss Office Manager/ Marketing Consultant Federal Way Mirror 1414 S 324th St., Suite B-210 Federal Way, WA 98003 253-925-5565 From: Tamara Fix [mailto:Tamara.Fix@cityoffederalway.com] To: 'admin@fedwaymirror.com' [mailto:admin@fedwaymirror.com] Sent: Wed, 10 Mar 2010 08:59:28 -0800 Subject: Legal Notice - Village Green Please publish the following legal notice (Village Green DNS, 08-105557) in Saturday's (March 13, 2010) issue. Please confirm and issue an affidavit of publication. "I expect to pass through this world but once. Any good that I can do, or any kindness I can show, let me do it n 0 W. " Is ate, LE 0 ry OF Federal Way DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES FINAL STAFF EVALUATION FOR ENVIRONMENTAL CHECKLIST VILLAGE GREEN PHASE II &III Federal Way File No: 08-105557-00-SE, Related File No: 08-105555-00-UP NOTE: The purpose of this Final Staff Evaluation is to provide technical staff evaluation of the proposed action, supplement information contained in the environmental checklist and expanded studies, provide technical information unavailable to the applicant, and to correct inaccurate information and recommend measures to the Responsible Official to mitigate identified environmental impacts. Technical reports and attachments referenced herein and in the environmental checklist may not be attached to all copies of this evaluation. Copies of exhibits, reports, attachments, or other documents may be reviewed and/or obtained by contacting the Department of Community Development Services, 33325 8`h Avenue South, PO Box 9718, Federal Way, Washin on, 98063-9718, Phone: 253-835-2607. SUMMARY OF PROPOSED ACTION AND BACKGROUND This SEPA application, along with a Process IV Hearing Examiner approval, is intended to re-establish land use approval for those Phase II and III portions of Village Green of Federal Way, A Retirement Campus, that have not yet been constructed and which were subject to a previous land use approval that expires in April 2011. The applicant has requested that in addition to the five year construction timeline available under Use Process IV, Phase 11 and Phase III be granted an additional five year extension by the Federal Way Hearing Examiner. Relocation and potential upsizing of an eight -inch sewer line is also proposed. Village Green project is an existing senior housing facility that includes stacked, cottage, and duplex housing types for senior citizens, contained in multiple buildings over a 22-acre site including associated infrastructure. Village Green Phases I and II received City approvals in 1995 and 1998, respectively; with a total density of 318 dwelling units approved at that time. All of Phase I and some of Phase II were subsequently constructed, resulting in 149 dwelling units; with 169 units yet to be built under the previous approval. Phase III of Village Green, known as Cottages West, is under construction at this time with 14 of the 40 units constructed. The un-built units are anticipated to require additional time for substantial completion. Based on the existing approval date and subsequent approval extensions, previous approvals for Phases II and III expire on April 23, 2011, unless construction activity is substantially completed_ In addition to environmental review under the State Environmental Policy Act (SEPA), the project is subject to a "Process IV" Hearing Examiner's decision under the Federal Way City Code (FWCC). This project is vested to the FWCC that was in effect on December 15, 2008, and is only subject to those applicable portions of the Federal Way Revised Code (FWRC) that are consistent with the December 15, 2008 FWCC_ Given the current economic conditions, the Village Green Phase II and III project cannot be complete by the expiration date of April 23, 2011. Any "new" Process IV approval granted by the Hearing Examiner would succeed previous Process IV approvals with no changes to previous approved design or layout. GENEgAL PROJECT INFORMATION Project Name: Village Green Phase II and III Applicant: Village Green of Federal Way, A Retirement Campus, LLC Heidi Swartz (contact) The Swartz Company 5724 301h Avenue NE Seattle, WA 98105 Project Location: NW corner of SW 356 h Street at 1" Avenue South (south of existing Village Green development) Site Size: Overall site is approximately 22 acres, Phase II is 4.3 acres and Phase III is 9.03 acres. Zoning: Zoning for Phase II is RS 7.2 (Single Family Residential), while zoning for Phase III is RS 9.6. FWCP Designation: Single Family -High Density List of Technical Reports — The following specialized studies were prepared and submitted by the applicant: ❑ Environmental Checklist, signed by Harold Duncanson, dated 11/18/08-) ❑ Geotechnical Report, prepared by ZZA-Terracon, dated 10/17/2008; ❑ Trip Generation Village Green Retirement Campus Phases II and IlI Extension prepared by Transportation Solutions, Inc. dated 1115108; with addendums dated 8/3/09 and 12/21/09; and ❑ Preliminary Technical Information Report (TIR), by Duncanson Company, Inc., dated August 3, 2009 and revised December 21, 2009 Attachments Exhibit A — SEPA checklist Exhibit B — Reduced scale conceptual site plan Exhibit C — Letter regarding Village Green Phase HDiscussion dated November 10, 2009 STAFF EVALUATION OF ENVIRONMENTAL CHECKLIST Following are staff responses to the elements of the environmental checklist (enclosed) indicating whether or not City staff concurs with the applicant's response to the checklist item, or staff clarification or amendment of the response. A. BACKGROUND 1-5. Concur with checklist- 6-7 The applicant has requested that Phase II and Phase III of the Village Green project be granted in addition to the five year approval provided under Process IV an additional extension of five years to accommodate market conditions_ In a November 10, 2009 letter (Exhibit C), the City laid out conditions that would be in effect should an additional five years be sought past the five year timeline allotted by Process IV approval. This will be reviewed in conjunction with the Process IV review. Village Green Phase I1 and Hl File 08-105557-SE&,, tD, 51612 Staff Evaluation Page 2 8. Concur with checklist_ Refer to the above list of technical reports for addendum dates. 9. Concur with checklist_ 10. In addition to the listed permits, a Boundary Line Adjustment (BLA) is also required before issuance of building permits for Building F under Phase I1. 11-12 Concur with checklist. Also refer to Project Description and background, above. B. ENVIRONMENTAL ELEMENTS 1. EARTH: a-h. Concur with checklist. The City of Federal Way Critical Areas Map does not reveal this site to be in a critical area relative to landslide or erosion hazards. Under FWRC 19.200.100, note 8, the maximum lot coverage is established at 60 percent. This will be reviewed in conjunction with Process IV land use review. 2. AIR: a. Concur with checklist. Short-term impacts to air quality during construction activity and paving operations will contribute to carbon monoxide levels through operation of construction machinery, delivery equipment and materials, and worker access to the site by automobile. These activities also involve emissions of hydrocarbons and oxides of nitrogen, potentially elevating the level of photochemical oxidants, such as ozone, in the ambient air. Longer term use -related impacts will vary in level, based on traffic generation but are not expected to result in significant adverse impacts beyond that normally associated with a residential -use environment. Long-term impacts, due to automobile emissions will vary in level according to the amount of traffic generated by future residents and visitors. b. The site is adjacent to the intersection of I" Avenue South and SW 356`h Streets. Although some potential for vehicular emissions exists in the immediate vicinity, adverse impacts are not anticipated. C. Compliance with local, state and federal air quality standards is expected to provide sufficient mitigation of potential impacts. 3. WATER: a. Surface: 1-6 Concur with checklist. The Federal Way Wetland Inventory does not reveal any wetlands, streams, or 100-year floodplain within 200 feet of the site. The offsite wetland identified in the checklist at a location approximately 350 feet northeast of the site adjacent to I" Avenue South, is identified as a Category I wetland in the City's Wetland Inventory- b. Ground: 1-2 Domestic sewage will be collected and conveyed from the project through Lakehaven Utility District mains to the wastewater treatment facility. The applicant may be required to upsize to 12 inches and relocate an existing 8- inch sewer main around the proposed buildings. No discharge of waste material Village Green Pbase II and III Staff Evaluation File 08-105557-SE/Doc. LD. 51612 Page 3 from the proposed use to groundwater will occur as long as precautionary BMP's are maintained during any work. C. Water Runoff (including storm water): 1-2 Concur with checklist. As with all paved, developed areas, the site will contribute some pollutants to ground and surface waters via storm drainage across the site. Pollutants that accumulate on paved surfaces include heavy metals, petrochemicals and other pollutants. Some of these can be separated out of the storm water runoff by installing oil/water separators in the on -site catch basins and/or grass lined swales to transport runoff off site or into on -site detention/retention ponds. d. The project is subject to FWRC 19.30.120, 'Nonconforming Water Quality Improvements." The City has developed an area specific water quality applications map based on recommendations of the Hylebos Basin Plan, which cites water quality degradation throughout the basin. Therefore, water quality treatment will be required for the entire site, including new and existing pollution generating impervious surfaces (includes all previously developed phases of the Village Green development, but excluding the Cottages West development)_ Treatment facility design shall comply with the criteria identified in the adopted 1998 KCSWDM. The applicant intends to provide enhanced basic water quality treatment for Phase I1 through use of a StormFilter media treatment system in conjunction with the existing detention/wetpond system that provides the required pre -settling function. Further, on February 16, 2010, the City adopted the 2009 KCSWDM. However, this project is vested to the 1998 manual that was in effect at the time the application was determined to be complete. However, the Public Works Department has determined that should the Phase II project not be completed within the City code based 5-year timeline granted under Use Process IV Land Use approval subsequent extensions will be subject to the following additional conditions of approval from Exhibit C.- "The applicant .shall design the storm drainage system to conform to those drainage 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. " 4. PLANTS: a-c. Concur with checklist. As a project vested to codes in effect as of December 15, 2008, site development is subject to FWRC requirements for significant tree retention and/or replacement, as well as perimeter and interior parking lot landscaping requirements. This will be reviewed in conjunction with the Process IV review. 5. ANIMALS: a-d. Concur with checklist. The site is part of the Pacific Flyway migration route. ENERGYAND NATURAL RESOURCES: a-c. Concur with checklist_ No significant adverse energy and natural resource impacts are anticipated; therefore, no mitigation measures are necessary. Village Green Phase E and III File 08-105557-SE/Doe. J.D. 51612 Staff Evaluation Page 4 7. ENVIRONMENTAL HEALTH: a-b. Concur with checklist. Compliance with state and local noise standards will be sufficient. In addition, pursuant to code requirements, construction hours will be limited to weekday, daylight hours, to mitigate the impacts of construction noise. & LAND AND SHORELINE USE: a-1. Concur with checklist. The proposed senior citizen housing conforms to the Federal Way Zoning Map and Comprehensive Plan, subject to the applicable land use review and approval process. Phase II will expand and complement Buildings A through E of the existing senior housing development, while Phase III will repeat the compact cottage housing style of Cottages West. 9. HOUSING: a-c. Concur with checklist. Affordable housing units will be provided in accordance with FWRC standards and shall be maintained for the life of the project. With the inclusion of affordable housing, the project will be able to add bonus market rate units as provided in FWRC 19.110.010(3)(a). This will be reviewed in conjunction with Process IV review. 10. AESTHETICS: a-c. Concur with checklist. In addition, structures will utilize residential -scale architectural and site plan elements compatible with adjacent uses. During land use review the proposal will be reviewed for consistency with current FWRC regulations pertaining to height, bulk and scale and architectural and site design. 11. LIGHT AND GLARE: a-d_ Concur with checklist. Street and pedestrian scale security lighting will be provided within internal circulation areas. Acceptable levels of light and glare normally associated with residential use and corresponding traffic is anticipated. 12. RECREATION.- a-c. Concur with checklist. 13. HISTORIC AND CULTURAL PRESERVATION: a-c. Concur with checklist. 14. TRANSPORTATION a.-g. The Public Works Traffic Division has reviewed the traffic data and environmental checklist submitted with the application. The Traffic Division supports extension up to 2015 as this coincides with the current adopted Transportation Improvement Program (TIP) 2010 — 2015. If a building permit for the Village Green Phase II project is not issued within the City code -based five (5) years timeline granted under Process IV approval, the project will be subject to a concurrency analysis and any transportation fees in effect at that time, and shall also mitigate any traffic impacts identified in that concurrency analysis. In addition, should the applicant not substantially complete the project on or before five years from the date of Hearing Examiner approval, those uncompleted portions of the development may be subject to a Transportation Impact Fee (TIF) as noted in Exhibit C. Village Green Phase II and HI File 08-105557-SE/Do-. I.D. 51612 Staff Eva] uation Page 5 This will be reviewed by the Hearing Examiner in conjunction with the Process IV land use application. A right-of-way modification request was reviewed by the Public Works Department, who in a January 14, 2009, lettcr waived requirements for street improvements and undergrounding of overhead utility lines in conjunction with Phase II. However, as provided under FWRC 19.135.070 the Public Works Director required that land for necessary future right-of-way improvements be dedicated on SW 356`' Street and V Avenue South. Prior to issuance of Certificate of Occupancy of the first building constructed on Parcel D of the Village Green Campus, the applicant shall dedicate a four - foot -wide strip of property adjacent to the existing edge of 1" Avenue South right-of-way and an 11-foot-wide strip of property adjacent to the existing edge of SW 356a' Street right-of-way which shall be recorded at King County at the expense of the applicant. 15. PUBLIC SERVICES: a b. Concur with checklist. The proposal was reviewed by Federal Way Police Department and South King Fire and Rescue for compliance with requirements for emergency access, hydrant locations and fire flow. South King Fire has required that the Building F Porte Cochere have an overhead clearance of 13'6" or a 20-foot-wide drive aisle in front. This will be reviewed in conjunction with the Building F building permit application. The project is not expected to generate additional public service needs beyond those normally anticipated for multifamily residential use and no service deficiencies are anticipated. 16. UTILITIES: a-b. Concur with checklist. Urban utilities are available to the site, subject to applicable developer extension agreements and approvals by Lakehaven Utility District. An existing 84nch water main may be upsized to 12 inches in diameter and relocated in conjunction with this development. CONCLUSION The lead agency for this proposal has determined that the proposed action does not have probable significant adverse impact on the environment, and an Environmental Impact Statement (EIS) is not required under RCW 43.21C.032(2)(c). This decision was made after review of a completed environmental checklist and other information on file with the lead agency. The information is available to the public upon request. The City reserves the right to review any future revisions or alterations to the site or the proposal in order to determine the environmental significance or nonsignificance of the project at that point in time. Prepared by: Deb Barker, Senior Planner Date prepared: March 9, 2010 Village Green Phase II and III File 08-105557-SE/Doc- 1.D. 51612 Stall'Evaluation Page 6 FILE 0ry OF Federal y State Environmental Policy Act Environmental Determination of Nonsignificance VILLAGE GREEN - PHASES I1 AND III Federal Way File No: 08-105557-00-SE Related File No: 08-105555-00-UP Description of Proposal: This State Environmental Policy Act (SEPA) application along with a Process IV Hearing Examiner approval is intended to re-establish land use approval for those portions of Village Green of Federal Way, A Retirement Campus, Phase 11 in Units F, G, H, I and J, totaling 169 units and the Phase III Cottages West units that have not yet been constructed, and which have a previous land use approval that will expire in 2011. The applicant has requested in addition to the five year construction timeline available under Use Process IV, that these units identified as Phase II and Phase III be granted an additional five year extension. Relocation and upsizing an 8-inch sewer main to 12 inches is also proposed. Proponent: Village Green of Federal Way, A Retirement Campus, LLC Heidi Swartz (contact) The Swartz Company 5724 30`h Avenue NE Seattle, WA 98105 Location: NW corner of I" Avenue South and SW 3561h Street, Federal Way, WA, King County Parcel No: 3021049017 and 9146 Lead Agency: City of Federal Way Contact: Deb Barker, Senior Planner, 253-835-2642 Determination: The lead agency for this proposal has determined that it does not have probable significant adverse impact on the environment. An Environmental Impact Statement (EIS) is not required under RCW` 43.21 C.030(2)(c). This decision was made after review of a completed environmental checklist, the Federal Way Comprehensive Plan (FWCP); the Final Staff Evaluation for Environmental Checklist; Federal Way File No. 08-105557-00-SE; and other municipal policies, plans, rules, and regulations designated as a basis for exercise of substantive authority under the Washington State Environmental Policy Act Rules pursuant to RCW 43.31 C.060. Further information regarding this action is available to the public upon request at the Federal Way Department of Community Development Services (Federal Way City Hall, 33325 8th Avenue South, PO Box 9718, Federal Way, WA 98063-9718). This DNS is issued under WAC 197-11-340(2). The lead agency will not act on this proposal for 14 days from the date below. Comments must be submitted by 5:00 p.m on March 29, 2010. Unless modified by the City, this determination will become final following the continent deadline. Any person aggrieved by the City's determination may file an appeal with the City within 14 days of the above continent deadline. You may appeal this determination to Greg Fewins, Director of Community Development Services, at the City of Federal Way (address above), by a written letter stating the reason for the appeal of the determination. You should be prepared to make specific factual objections. Responsible Official: Greg Fewins Position/Title: Director of Community Development Services Mailing Address: 33325 8 h Avenue South, PO Box 9718, Federal Way, WA 9806 -9718 Date Issued: March 13, 2010 Signature: Village Green Phases I1 and III 08-I05557/Do,, LD. 52997 Determination ofNonsignificance Page 2 CITY OF Federal Way PL Village Green Phases II and III NW corner of 1 st Ave S and SW 356th St- r - - LE SW 353STSubject Property - PL u d =_ S356ST _-_.---- 1 CO Q. J � ch N r{ —+ w File #'s 08-105557-00-SE & N 08-105555-00-U P 200 0 200 400 600 800 Feet CITY OF FEDERAL WAY NOTICE OF ENVIRONMENTAL DETERMINATION OF NONSIGNIFICANCE VILLAGE GREEN - PHASES II AND III Federal Way File No: 08-105557-0OSE, Related File No: 08-105555-0O-UP Description of proposal: proposal to obtain land use approval for Phase II and Ili portions of Village Green of Federal Way, A Retirement Campus, lhat have not yet been const uded, and which have a. previous An add CrLandrol use e- approval that will expire in yearextensron is requested in addition to theN&year construction timeline available under Use Process IV. An existing 8-inch sewer main s prnp)sed f 0 be upsized to 12 inches and relocated with the project. Proponent: Village Green of Federal Way, A Retirement Campus, LLC, Heidi Swartz, The Swartz Company (contact) Location: The NW comer of 1st Avenue South and SW 356th Street, Federal Ways WA Lead Agency City of Federal Way Department of Community Development Services City Staff Contact: Senior Planner Deb Barker. 253- 83.5-2642 or HYPERLINK 'mantadeb•tarker@ cityoffederalway.com"deb• barker @ cityoffedoralway. com The lead agency for this paposat has determined that it does not have a probable significant adverse impact on the environment- An environmental impact statement (EIS) is not required under RCW 43.21 C.030(2)(c).Thisdedsionwas made alterre+>i;a at a completed environmental checklist, Federal Way Comprehensive Plan. final staff evaluat;ofor ro his action, and other municipal polices, p and regulations designaled as a basis for mrdse of substantive authority under the Washington State Environmental Policy Act Rules pursuant to RCW 43.31 C.060.This information is available to the public on request. This DNS is issued under WAC 197-11.340(2). The lead agency will not act an this proposal for 14 days from the date below -Comments must be submitted by Maroh 29. 2010.You may appeal this determination to Direclor of Community Development Services Greg Fewins at the City of Federal Way (33325 8th Avenue South, PO Box 9718, Federal Way. WA 9606 -9718) no later than 5:00 p.m. on Aprit 12, 2010. The appal must be in the farMof a writlen letter stating the reason for be appeal of the determination. You should be prepared to make speafic factual objections. FWM1649 Date Published: March 13, 2010. Affidavit of Publication Rudi Alcott, being first duly sworn on oath, deposes and says that he is the Publisher of The Federal Way Mirror, a semi -weekly newspaper. That said newspaper is published in the English language continually as a semi -weekly newspaper in Federal Way, King County, Washington, and is now and during all of said time has been printed in an office maintained by the aforementioned place of publication of said newspaper. That the annexed is a true copy of a legal advertisement placed by The City of Federal Way — Department of Community Development as it was published in regular issues (and not in supplemental form) of said newspaper once each week for a period of one consecutive week(s), commencing on the 13th day of March 2010 , and ending on the 13th day of March 2010 both dates inclusive, and that such newspaper was regularly distributed to its readers during all of said period. That the full amount of the fee charged for the foregoing publication is the sum of $ 109.59, which amount has been paid in full, or billed at the legal rate according to RCW 65.16.090. Subscribed to and sworn before me this 24th day of March 2010. Notary Public in and for the State of Washington, Residing at Federal Way VD U•I SE��,�� DEC N• ig ' 2013 ��f •' QF WASNX TARY ?\3 r11t DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES A333258 1h Avenue South PO Box 9718 CITY OF Federal Way WA 98063-9718 253-8 Fax 5-2609 FEderal Way www.ciiynffedcralwtiy.com ENVIRONMENTAL CHECKLIST PURPOSE OF CHECKLIST The State Environmental Policy Act (SEPA), Revised Code of Washington (RCW) Chapter 43.21C, requires all governmental agencies to consider the environmental impacts of a proposal before making decisions. An environmental impact statement (EIS) must be prepared for all proposals with probable significant adverse impacts on the quality of the environment. The purpose of this checklist is to provide information to help you and the agency identify impacts from your proposal (and to reduce or avoid impacts from the proposal, if it can be done) and to help the agency decide whether an EIS is required. INSTRUCTIONS FOR APPLICANTS This environmental checklist asks you to describe some basic information about our proposal. Governmental agencies use this checklist to determine whether the environmental impacts of your proposal are significant, requiring preparation of an EIS. Answer the questions briefly, with the most precise information known, or give the best description you can. You must answer each question accurately and carefully, to the best of your knowledge. In most cases, you should be able to answer the questions from your own observations or project plans without the need to hire experts. If you do not know the answer, or if a question does not apply to your proposal, write "do not know" or "does not apply." Complete answers to questions now may avoid unnecessary delays later. Some questions ask about governmental regulations, such as zoning, shoreline, and landmark designations. Answer these questions if you can. If you have problems, the governmental agencies can assist you. The checklist questions apply to all parts of your proposal, even if you plan to do them over a period of time or on different parcels of land. Attach any additional information that will help describe your proposal or its environmental effects. The agency to which you submit this checklist may ask you to explain your answers or provide additional information reasonably related to determining if there may be significant adverse impact. USE OF CHECKLIST FOR NON -PROJECT PROPOSALS Complete this checklist for non -project proposals, even though questions may be answered "does not apply." In addition, complete the Supplemental Sheet for Non -Project Actions. For non -project actions, the references in the checklist to the words "project," "applicant," and "property or site" should be read as "proposal," "proposer," and "affected geographic area," respectively. RECFIV ED p HEDEPAL WA`f Bulletin #050 — December 22, 2005 Page 1 of 13 k:\Handouts\ErivironmeTC6iD5ecklisL A. BACKGROUND 1. Name of proposed project, if applicable: Village Green Phases II & III - Extension 2. Name of applicant: Village Green of Federal Way, A Retirement Campus LLC 3. Address and phone number of applicant and contact person: Applicant: Village Green of Federal Way, A Retirement Campus LLC (206) 824-6224 P.O. Box 98309 Des Moines, WA 98198 Contact Person: Heidi Swartz (206) 730-6933 Swartz Company 5724 — 30'h Avenue NE Seattle, WA 98105 4. Date checklist prepared: 11 /18/2008 5. Agency requesting checklist: City of Federal Way 6, Proposed timing or schedule (including phasing, if applicable): 2008-2021 7. , Do you have any plans for future additions, expansion, or further activity related to or connected with this proposal? If yes, explain. M 8. List any environmental information you know about that has been prepared, or will be prepared, directly related to this proposal. A drainage Technical Information Report (TIR) has been prepared for this project and is included with the Process IV application: Preliminary TIR, Village Green Phases II & III (Cottages West) by Duncanson Company, Inc., Job No. 98480.2, dated November 18, 2008. A geotechnical report has been prepared for this project and is included with the Process IV application: Preliminary Infiltration Testing, Village Green of Federal Way by ZZA-Terracon, Job No. B1085517, dated October 17, 2008. A trip generation has been prepared for this project and is included with the Process IV application: Trip Generation, Village Green Retirement Campus Phases II and III Extension by Transportation Solutions, Inc., dated November 5, 2008. 98480.2 Page 2 9. Do you know whether applications are pending for governmental approvals of other proposals directly affecting the property covered by your proposal? If yes, explain. Project currently has land use approval through April 23, 2011. Previous SEPA DNS issued April 25, 2001, Federal Way File No. 00-104146-000-00-SE. 10. List any government approvals or permits that will be needed for your proposal, if known. A Process IV Land Use approval is required from the City of Federal Way for this project. Individual building permits would follow for building and site improvements. In addition, a Washington State DOE NPDES permit will be required. No other permits are anticipated from other government agencies. 11. Give brief, complete description of your proposal, including the proposed uses and the size of the project and site. There are several questions later in this checklist that ask you to describe certain aspects of your proposal. You do not need to repeat those answers on this page. The proposal is for a 10 year construction extension of all land use approvals to date for Phase II (Village Green buildings F, G, H, I & J) & Phase III (Cottages West 40 units). The Phase II Village Green and Phase III Cottages West sites are being developed as multi -family housing for senior citizens. 12. Location of the proposal. Give sufficient information for a person to understand the precise location of your proposed project, including a street address, if any, and section, township, and range, if known. If a proposal would occur over a range of area, provide the range or boundaries of the site(s). Provide a legal description, site plan, vicinity map, and topographic map, if reasonably available. While you should submit any plans required by the agency, you are not required to duplicate maps or detailed plans submitted with any permit applications related to this checklist. Proposed project located at 15t Avenue South & SW 356th Street in Federal Way, WA. Development Tax Lot Number Area Village Green - Phase II 302104-9017 4.28 acres Cottages West - Phase III 302104-9146 9.03 acres NE'/4 of Section 30, Township 21 N, Range 4 E, W.M. B. ENVIRONMENTAL ELEMENTS 1. Earth a. General description of the site (circle one): Flat, rolling, hilly, steep slopes, mountainous, other. The Village Green - Phase II site is mostly undeveloped and is rolling, sloping northeasterly overall. The Cottages West - Phase III site is graded with paved accesses and is rolling, sloping northwesterly overall. 98480.2 Page 3 b. What is the steepest slope on the site (approximate percent slope)? There are no steep slopes present on the Village Green - Phase II site. The slopes on this site within the development area are estimated to be 2%-12%. The Cottages West - Phase III site has slopes greater than 40%: located westerly of the presettling pond and at the southwestern property corner. Existing retaining walls are present westerly of the presettling pond; no activity or development is proposed within the vicinity of these steep slopes. The slopes on this site within the development area are estimated to be 2%- 10%. c. What general types of soils are found on the site (for example, clay, sand, gravel, peat, mulch)? If you know the classifications of agricultural soils, specify them and note any prime farmland. Site soils consist of silt, sand, gravel and cobbles. Refer to the geotechnical report. d. Are there surface indications or history of unstable soils in the immediate vicinity? If so, describe. M e. Describe the purpose, type, and approximate quantities of any filling or grading proposed. Indicate source of fill. Earthwork is expected to involve approximately 9,000 CY of cut (destination TBD) and 3,000 CY of fill. Road base and paving materials will be imported from an approved source. f. Could erosion occur as a result of clearing, construction, or use? If so, generally describe. Some erosion may occur during construction. g. About what percent of the site will be covered with impervious surfaces after project construction (for example, asphalt or buildings)? Approximately 49%. h. Proposed measures to reduce or control erosion, or other impacts to the earth, if any. Erosion control measures such as filter fabric fencing, a stabilized construction entrance, inlet protection and cover measures will be used to control the transport of sediment during construction. A Temporary Erosion and Sediment Control (TESC) plan and a Stormwater Pollution Prevention Plan (SWPPP) will be prepared per City of Federal Way standards. 2. Air a. What types of emissions to the air would result from the proposal (i.e. dust, automobile, odors, industrial wood smoke) during construction and when the project is completed? If any, generally describe and give approximate quantities, if known: Some dust may occur during construction. 98480.2 Page 4 b. Are there any off -site sources of emissions or odor that may affect your proposal? If so, generally describe: No. c. Proposed measures to reduce or control emissions or other impacts to air, if any. If construction occurs during the dry season, sprinkling of exposed surfaces may be used to deter dust migration. 3. Water a. Surface: 1) Is there any surface water body on or in the immediate vicinity of the site (including year-round and seasonal streams, saltwater, lakes, ponds, wetlands)? If yes, describe type and provide names. If appropriate, state what stream or river it flows into. Yes, the site is located within the Hylebos Creek drainage basin, just westerly of the West Hylebos Wetland Park. 670' northeasterly of the site is major stream J-11 which is a branch of the western fork of Hylebos Creek. See the TIR for additional information. 2) Will the project require any work over, in, or adjacent to (within 200 feet) the described waters? If yes, please describe and attach available plans: Not applicable. 3) Estimate the amount of fill and dredge material that would be placed in or removed from surface water or wetlands and indicate the area of the site that would be affected. Indicate the source of fill material. Not applicable. 4) Will the proposal require surface water withdrawals or diversions? Give general description, purpose, and approximate quantities, if known. Not applicable. 5) Does the proposal lie within a 100-year flood plain? If so, note location on the site plan. IM 6) Does the proposal involve any discharges of waste materials to surface waters? If so, describe the type of waste and anticipated volume of discharge. No. b. Ground: 1) Will ground water be withdrawn, or will water be discharged to ground water? Give general description, purpose, and approximate quantities, if known. The Cottages West Phase III existing stormwater pond utilizes infiltration. 98480.2 Page 5 2) Describe waste material that will be discharged into the ground from septic tanks or other sources, if any (for example: domestic sewage; industrial, containing the following chemicals...; agricultural; etc.) Describe the general size of the system, the number of such systems, the number of houses to be served (if applicable), or the number of animals or humans the systems(s) are expected to serve. Not applicable. c. Water Runoff (including storm water): 1) Describe the source of runoff (including storm water) and method of collection and disposal, if any (include quantities, if known). Where will this water flow? Will this water flow into other waters? If so, describe. Village Green Phase II: Storm water from the site will be collected in catch basins and routed through an existing detention/wet pond and bioswale. See the TIR for more details. Cottages West Phase III: Storm water from the site will be collected in catch basins and routed through existing presettling and infiltration ponds. See the TIR for more details. 2) Could waste materials enter ground or surface waters? If so, generally describe. Waste materials typically associated with residential development may enter the ground or surface waters. d. Proposed measures to reduce or control surface, ground, and runoff water impacts, if any. Catch basins, sediment storage, detention/wet ponds and bioswale will be used to preclude discharge of waste materials. Storm water will be controlled per the 1998 King County Surface Water Design Manual with City of Federal Way Addendum. Level 1 flow control will be provided. Village Green Phase II: Storm water from the site will be collected in catch basins and routed through an existing detention/wet pond and bioswale. See the TIR for more details. Cottages West Phase III: Storm water from the site will be collected in catch basins and routed through existing presettling and infiltration ponds. See the TIR for more details. Public sewers will collect sanitary sewer. Landscaping will be professionally maintained. 98480.2 Page 6 4. Plants a. Check or underline types of vegetation found on the site. X deciduous tree: alder, maple, aspen, other X evergreen tree: fir, cedar, pine, other X shrubs X grass pasture _ crop or grain vet soil plants: cattail, buttercup, bulrush, skunk cabbage, other waterplants: water lily, eelgrass, mil foil, other X other types of vegetation: blackberries b. What kind and amount of vegetation will be removed or altered? The site will be cleared as necessary for construction of buildings F, G, H, I and J, and utilities installation. All significant trees within a 20' perimeter strip around the site will be retained or replaced. c. List threatened or endangered species known to be on or near the site. None. d. Proposed landscaping, use of native plants, or other measure to preserve or enhance vegetation on the site, if any. All significant trees within a 20' perimeter strip around the site will be retained or replaced. Residential landscaping will be provided along the site perimeter within the landscape buffer, and also within the interior parking lots. Landscape screening will be provided between 2"d Avenue SW and the adjacent parking lot. 5. Animals a. Underline any birds and animals which have been observed on or near the site or are known to be on or near the site. birds: hawks, heron, eagle, songbirds, other: Crow, robin starling, other songbirds mammals: deer, bear, elk, beaver, other: Raccoon, srtuirrel fish: bass, salmon, trout, herring, shellfish, other b. List any threatened or endangered species known to be on or near the site. None. c. Is the site part of a migration route? If so, explain. Not applicable. d. Proposed measures to preserve or enhance wildlife, if any. Tree retention and landscaping will provide habitat for small mammals and birds. 98480.2 Page 7 6. Energy and Natural Resources a. What kinds of energy (electric, natural gas, oil, wood stove, solar) will be used to meet the completed project's energy needs? Describe whether it will be used for heating, manufacturing, etc. Electricity and natural gas will be the energy source for heating. b. Would your project affect the potential use of solar energy by adjacent properties? If so, generally describe. No. c. What kinds of energy conservation features are included in the plans of this proposal? List other proposed measures to reduce or control energy impacts, if any. Residences will comply with applicable energy codes. 7. Environmental Health a. Are there any environmental health hazards, including exposure to toxic chemicals, risk of fire and explosion, spill, or hazardous waste, that could occur as a result of this proposal? If so, describe. No. 1) Describe special emergency services that might be required. Not applicable. 2) Proposed measures to reduce or control environmental health hazards, if any. Not applicable. b. Noise 1) What types of noise exist in the area which may affect your project (for example: traffic, equipment, operation, other)? Traffic noise is present from 1st Avenue South and SW 356th Street. Construction noise is also intermittently present from the adjacent Phase III Cottages West site. 2) What types and level of noise would be created by or associated with the project on a short-term or a long-term basis (for example: traffic, construction, operation, other)? Indicate what hours noise would come from the site. Some noise from construction equipment will occur during construction. Hours of operation will be limited by City Code. 3) Proposed measures to reduce or control noise impacts, if any. Not applicable. Long-term noise from traffic along 1st Avenue South and SW 356"' Street would negate any on -site noise attributed to construction. 98480.2 Page 8 8. Land And Shoreline Use a. What is the current use of the site and adjacent properties? The current land use of the site is multi family residential. The site is bordered to the south by SW 356th Street and single-family residences, to the east by 15` Avenue South and a commercial building, and to both the north and west by single-family residences. b. Has the site been used for agriculture? If so, describe. Past agricultural use is not known. c. Describe any structures on the site. The Phase III Cottages West site is currently under construction and will have 40 residences, either duplex or four-plex. The current Phase II Village Green site does not have any buildings on it. d. Will any structures be demolished? If so, what? No. e. What is the current zoning classification of the site? The Phase II Village Green site is zoned IRS 7.2. The Phase III Cottages West site is zoned IRS 9.6. f. What is the current comprehensive plan designation of the site? Single Family, High Density g. If applicable, what is the current shoreline master program designation of the site? Not applicable. h. Has any part of the site been classified as an environmentally critical area? If so, specify. Yes, the northern portion of both the Village Green and Cottages West sites fall within a 1-, 5- and 10-year Wellhead Zone. i. Approximately how many people would reside or work in the completed project? Approximately 358-418 people will reside at the completed Phase II Village Green and Phase III Cottages West projects. j. Approximately how many people would the complete project displace? None. k. Proposed measure to avoid or reduce displacement impacts, if any. Not applicable. 98480.2 Page 9 I Proposed measures to ensure the proposal is compatible with existing and projected land uses and plans, if any. Proposal is a permitted use in the current IRS zone. Projected land uses are expected to remain the same for the foreseeable future. The project is in keeping with the single and multi family development in the area. Surface water runoff is treated prior to discharge in accordance with current standards and BMPs. 9. Housing a. Approximately how many units would be provided, if any? Indicate whether high, middle or low-income housing. 205 market rate housing units and 9 affordable housing units will be provided. b. Approximately how many units, if any, would be eliminated? Indicate whether high, middle or low-income housing. None will be eliminated by this project. c. Proposed measure to reduce or control housing impacts, if any. Proposal provides housing. 10. Aesthetics a. What is the tallest height of any proposed structure(s), not including antennas; what is the principal exterior building material(s) proposed? The tallest height is not expected to exceed 37'-2". Principal exterior material is expected to be wood, cement board, architectural vinyl with possibly some stone or brick trim. See conceptual architectural plans. b. What views in the immediate vicinity would be altered or obstructed? View obstructions are not anticipated. Views from the closest single and multi family residences will be altered from partially undeveloped property. c. Proposed measure to reduce or control aesthetic impacts, if any. Tree retention, landscaping and quality building design will be used to reduce impacts. 11. Light And Glare a. What type of light or glare will the proposal produce? What time of day would it mainly occur? Minor residential lighting will occur in the evening hours. b. Could light or glare from the finished project be a safety hazard or interfere with views? Lighting is not expected to interfere with views or cause a safety hazard. 98480.2 Page 10 c. What existing off -site sources of light or glare may affect your proposal? None. d. Proposed measures to reduce or control light and glare impacts, if any. Not applicable; light will not be directed toward surrounding properties. 12. Recreation a. What designated and informal recreational opportunities are in the immediate vicinity? The nearest parks include West Hylebos Wetlands Park and Hylebos Blueberry Farm, which are about % mile from the site. b. Would the proposed project displace any existing recreations uses? If so, describe. IM c. Proposed measures to reduce or control impacts on recreation, including recreation opportunities to be provided by the project or applicant, if any. The site will have open spaces / informal recreation areas: lawn areas for strolling; benches provide outdoor sitting places; a path around the perimeter of the campus provides opportunity for quiet walks or exercise; pea patches may provide opportunities for gardening. 13. Historic And Cultural Preservation a. Are there any places or objects listed on, or proposed for, national, state, or local preservation registers known to be on or next to the site? If so, generally describe. No. b. Generally describe any landmarks or evidence of historic, archaeological, scientific, or cultural importance known to be on or next to the site. None. c. Proposed measures to reduce or control impacts, if any. Not applicable. 14. Transportation a. Identify public streets and highways serving the site, and describe proposed access to the existing street system. Show on site plans, if any. The site fronts 1st Avenue South, SW 356th Street and 2"d Avenue SW. The site will be served by 1st Avenue South and 2"d Avenue SW. 98480.2 Page 11 b. Is site currently served by public transit. If not, what is the approximate distance to the nearest transit stop? Yes, the nearest transit stops are as follows: @ 1 S' Avenue South & South 356"' Street approximately 0.03 mile from the site. @ SW 356"' Street & 8"' Avenue SW approximately 0.47 mile from the site. @ 1$' Avenue South & SW Campus Drive approximately 0.47 mile from the site. @ 1s' Avenue South & South 348" Street approximately 0.49 mile from the site. c. How many parking spaces would the completed project have? How many would the project eliminate? Completed project will have 223 parking spaces in conjunction with the existing Village Green development. The project will add 120 surface and underground parking spaces. The amount of onsite parking is being increased. See the parking study. d. Will the proposal require any new roads or streets, or improvements to existing roads or streets, not including driveways? If so, generally describe (indicate whether public or private). No, but the parking lot access will have minor improvements where it connects to 2"d Avenue SW. Also, a Right of Way Dedication/Improvement Modification was submitted to the City of Federal Way on 10/30/08. e. Will the project use (or occur in the immediate vicinity of) water, rail, or air transportation? If so, generally describe. :". f. How many vehicular trips per day would be generated by the completed project? If known, indicate when peak volumes would occur. The project has 37 existing PM peak hour trips; 71 PM peak hour trips are proposed, yielding 34 net new PM peak hour trips. Peak volumes occur between 4pm and 6pm. See the trip generation. g. Proposed measures to reduce or control transportation impacts, if any. Parking is being added by this project. Also, the applicant will pay a traffic mitigation fee. 15. Public Services a. Would the project result in an increased need for public services (for example: fire protection, police protection, health care, schools, other)? If so, generally describe. The project will need public services such as fire, 911 and police protection. b. Proposed measures to reduce or control direct impacts on public services, if any. Increased property taxes will be generated by this project. 98480.2 Page 12 16. Utilities a. Undertine utilities currently available at the site: electricity, natural gas, water, refuse service, teleohong, sanitary sewer, septic system, other. cable. b. Describe the utilities that are proposed for the project, the utility providing the service, and the general construction activities on the site or in the immediate vicinity which might be needed. Seger; Lakehaven Utility District ]Hater, I_akahaven Utility District Fire: South King Fire and Rescue District Electricity: Puget Sound Energy Gas: Puget Sound Energy Telephone: Qwest Cable: Comeast C. SIGNATURE The above answers are true and complete to the best of my knowledge. I understand that the lead agency is relying on them to mare its decision. Signature: Date Submitted: 984802 page 13 - •-- — — •.p.. - — - -- P a -- - - oT 0 p °�o a o i a o0 D Oo❑ vo 0 vo - 0 4 0 0 0v-o 0 p 0QO 0p N O Q V 0p of ' ❑ 0 Co 0 6, a a.a w 00 G( Ovly 0 - 0 0 0 vQ w o0 a'o 0 pv.c 0 0 0•o 0 04 p N p000 0 0 fl o 0 0 0 0 .f O O O OO ❑ O O a m tlp vac v v of 0 p a 0 ❑ 0 � I o.p � .. � o; i I " o �I f � 0 0 p 0 0 ro ap OCR o q o J z qo i o da I i 0 o v o 0..0 0 p N 00 IV P o p o O h 0 0 v 0 Q• 0 co O o c l 0 p oiv Z ? 0,0 p polo I -a ov arc 0 to o'o I ha 0 � � O I 0 O/ o,o v:o 0 O •— av a'O p oo I o0 ov p 0 0 a 10 [ a 0 0 [ 0 6 P 0 eY 0 o a D 0 o o 0 0 0 0 0 D a 0 0 0 0 0 0 0 0 0-; 0 0 0 0 0 000 0 0 p D 0 o d,G e o 00 00 p Q e Op O q p Q C 0 C P 0 0 Q °0 0 0 . �D oR ❑ 0 p o e v j ❑ 6D Q D p o R10 + O D t 2 Y 0=• .a 0 d 0 4 o w 4 � d A 1 t 0 O0O 0 0 0 0 .` a O❑ D 6 000 O R o R D D m - d bo 3 0 R 3 3 0o R oa i i ry a oO 0 O m 0 0 F On o• 0 0 R `�' 0 a `I fii CI o �p.i no •V vo N ` 0 0 0 6 0 O ' R R 0 0 0 0 C CIO CIO p W ^ ry 0 C Ir 0 N 0 v a o 1 v p ^ q R 5 5 5 i 1 d S 5 0 i i 0 Q ry n N y o 0 4 3 no Q o 0 a v � N ,If 0 y 0 © �Yil o 0 6 b!O on v � No W 00 ov w. ry no v 3 0 0 l 1 g S n. 0 4 6 d S M1 2 C j 8 o v PDF processed with CutePDF evaluation edition www.CutePDF.com 0 0 D u 0 0 0^q 0 6 0 0 o�a 0 0 D 0 0 D j 0 a a � 6 p I O O 4 0 D 00 ❑ 0 0 O, O 0 D v 0 qo 6 O • O O O ° O 0 ° _— 0 0 p o a p Pn I O •� Aq ooy ov ❑a QFO � O P p ov v o ❑ 0 0 ❑ � 0 n, pv O b op 00 o O vo 1� O. O p D r ° 0 D � 1 a'q 0 0 alo 0 00 Q go 0 D ov oa p ❑ 0 ao O �D vo ❑ � q 0 0 D6 0 D v o ❑ n o 0 0 0 0 0 0 vo 0 0 4 0 ❑ vv ° Q p a O o p Qk vo pp vv 4 vo 00 0 vn 0 0 n v as vo a ao D a vo 0o 00 ov 0 od1 0 0 vo 8 O D vv o0 0 o a •- D 0 0 v o dv 90 00 0 0 0 D 0 a 0o v'o 00 0 0 a v o 0 olo Oc aD DoEv o o aiO o. . ao on - - Bv0 Ogjo p o0 0 i o I fl c,lp a 0 1 0 c daV� poo Yly 0 Q 0 0 p °ba 0�. OaaO 0 p ' Q 0 o f o Q n 0 0 J p Op oic Q 0 CITY OF ��.�-� Estimate of Development Traffic Impact Fees Federal Way Scroll down and complete the steps outlined below: Please fill in the required information in the yellow highlighted boxes. STEP #1: General Information Enter the following information Project Name Villa a Green Phase II File Number 08-105555-UP Street Address City, State Zip Parcel Number (s) Traffic Impact Fee Estimated By Is this project locate within the City Center Zone? If "YES", please use City Center Impact Fee sheet. STEP #2: Land Use Type Select the proposed Land Use Type(s) from the dropdown memu below. Enter the proposed number of units for the Project Proposed Land Use Type (s) 1) Senior Housing 2) NONE 3) INONE 4) NONE Unit of Measure dwelling N/A N/A N/A Number of Impact Fee Rate per Preliminary Impact Unit(s) Unit of Measure Fee Amount 764.00 $ 163,496.00 $ 163,496.00 STEP #3 - Credit/Change in Use This step applies to development proposal to change existing building or dwelling use. Provide any impact fee previouly paid for the land use category of the prior use IMPACT FEE AMOUNT PAID FOR (Do not include administration fees). PRIOR USE For a change in use of an existing building, the impact fee will be assessed based on the difference between the new uses and the prior use. If no impact fee was required for the prior use, the impact fee for the new use shall be reduced by the amount equal to the current impact fee rate in affect for the prior use. Fill out the lines below of the prior use. Proposed Land Use Type (s) Number of Impact Fee Rate per Preliminary Impact Unit of Measure Unit(s) Unit of Measure Fee Amount 1) NONE N/A $ $ - 2) NONE N/A $ $ 3) NONE N/A $ $ STEP #4: Total Impact Fee Calculate estimated Total Traffic Impact Fee payment amount, including Administrative Fees. Traffic Impact Fee (Before adjustment) $ 163,496.00 Credit/Adjustment including Change of Use $ Administrative Fee (3%) S 4,904.88 TOTAL TRAFFIC IMPACT FEE PAYMENT ESTIMATE $ 168,400.88 Timing of Traffic Impact Fee TIF Pa ment Traffic impact fee are due and payable prior to the issuance of a buiidin ermit. For single family residential building permits, the applicant has the option to either pay the fee prior to issuance of a building permit or defer the payment to the time of closing of sale of each unit. With the deferral of an impact fee payment, the City would record a covenant against each property for the fee in effect at time of payment. Fees associated with filing and recording of the covenant as well as its release following payment of the fee shall be paid by the applicant. Use Senior adult Housing (attached) Period Weekday Evening Street Peak Code 1 252 Parameter ed Dwelling Units Quantity 259.000 Studies 8 Outliers 0 Lower Data Range 90.000 Upper Data Range 668.000 %Entering 60 Rate 0.16 Std Dev 0.41 Equation Type Lin Coefficient A 0.240 Constant C -16.45 R' 2 0.85 Data Close to Rat Y Data Close to Equ Y Closest Data Poin E 'Trips by Rate 41.44 0.00 0.00 0.00 Trips by Equation 45.71 0.00 0.00 0.00 Within Data Range YES NO NO NO N>2? YES NO NO NO N>19? NO NO NO NO Outliers<5%? YES NA NA NA y-intercept -16.45 NA NA NA Near 0? YES NA NA NA Std Dev/Rate>1.10 YES NA NA NA R"2>0.75? YES NO NO NO RECOMMENDATION EQUATION STUDY STUDY STUDY Trips 45.71 0.00 0.00 0.00 Weight by Rate 0.39 0.00 0.00 0.00 Weight by Equatio 0.85 0.00 0.00 0.00 RESULTS RATE EQUATION AVERAGE Weighted Average 41.44 45.71 43.58 Entering Trips 24.86 27.43 26.15 Exiting Trips 16.58 18.28 17.43 Pass -By% #N/A #N/A #N/A Total New Trips #N/A #N/A #N/A Entering New Trip #N/A #N/A #N/A Exiting New Trips #N/A I #N/A a #N/A ,46 ..14 A,r, 1 3 �- 'Use Senior adult Housing (attached) Period Weekday Evening Street Peak Code 1 1 251 Parameter 1welling Units Quantity 40.000 .Studies 24 Outliers 0 'Lower Data Range 1.000 Upper Data Range 2400.000 .Entering 61 Rate 0.27 Std Dev 0.53 Equation Type log Coefficient A 0.750 Constant C 0.35 R^2 0.89 Data Close to Ra Y Data Close to Eq y Closest Data Poi E 'Trips by Rate 10.80 0.00 0.00 0.00 Trips by Equatio 22.57 0.00 0.00 0.00 Within Data Rang YES NO NO NO ;N>2? YES NO NO NO :N>19? YES NO NO NO Outliers<5%? YES NA NA NA y-intercept 1.42 NA NA NA :Near 0? NO NA NA NA Std Dev/Rate>l.1 YES NA NA NA R^2>0.75? YES NO NO NO RECOMMENDATION EQUATION STUDY STUDY STUDY Trips 22.57 0.00 0.00 0.00 Weight by Rate 0.51 0.00 0.00 0.00 Weight by Equati 0.89 0.00 0.00 0.00 RESULTS RATE -,-QUATIOD AVERAGE Weighted Average 10.80 22.57 16.69 Entering Trips 6.59 13.77 10.18 Exiting Trips 4.21 8.80 6.51 Pass -Bye #WA #N/A #N/A Total New Trips #N/A #N/A #N/A Entering New Tr #N/A #N/A #N/A Exiting New Tri #N/A #N/A #N/A -r/1 L " 1111 A,,A�. �1*j3. C�0- /1 0- Ig EED q `T°- Use Senior adult Housing (attached) Period Weekday Evening Street Peak Code 252 Parameter ed Dwelling Units Quantity 174.000 Studies 8 Outliers 0 Lower Data Range 90.000 Upper Data Range 668.000 *-.Entering 60 Rate 0.16 Std Dev 0.41 Equation Type Lin Coefficient A 0.240 Constant C -16.45 R^2 0.85 Data Close to Rat y Data Close to Equ y Closest Data Poin E Trips by Rate 27.84 0.00 0.00 0.00 'Trips by Equation 25.31 0.00 0.00 0.00 Within Data Range YES NO NO NO [Q>2? YES NO NO NO N>19? NO NO NO NO •Outliers<5o? YES NA NA NA y-intercept -16.45 NA NA NA Near 0? YES NA NA NA Std Dev/Rate>1.10 YES NA NA NA R^2>0.75? YES NO NO NO RECOMMENDATION EQUATION STUDY STUDY STUDY Trips 25.31 0.00 0.00 0.00 Weight by Rate 0.39 0.00 0.00 0.00 Weight by Equatio 0.85 0.00 0.00 0.00 RESULTS RATE EQUATION AVERAGE Weighted Average 27.84 25.31 26.58 Entering Trips 16.70 15.19 15.95 Exiting Trips 11.14 10.12 10.63 Pass -By% #N/A #N/A #N/A Total New Trips #N/A #N/A #N/A Entering New Trip #N/A #N/A #N/A Exiting New Trips #N/A #N/A #N/A 25 h0 37o, q60 0 'Use Senior adult Housing (attached) Period Weekday Evening Street Peak Code 1 251 Parameter =welling Units Quantity 56.000 Studies 24 -outliers 0 Lower Data Range 1.000 Upper Data Range 2400.000 %Entering 61 Rate 0.27 Std Dev 0.53 Equation Type log Coefficient A 0.750 Constant C 0.35 R^2 0.89 Data Close to Ra y Data Close to Eq Y Closest Data Po' E 'Trips by Rate 15.12 0.00 0.00 0.00 Trips by Equatic 29.05 0.00 0.00 0.00 Within Data Rang YES NO NO NO N>2? YES NO NO NO N>19? YES NO NO NO Outliers<5%? YES NA NA NA y-intercept 1.42 NA NA NA Near 0? NO NA NA NA Std Dev/Rate>1.1 YES NA NA NA R^2>0.75? YES NO NO NO RECOMMENDATION EQUATION STUDY STUDY STUDY Trips 29.05 0.00 0.00 0.00 Weight by Rate 0.51 0.00 0.00 0.00 Weight by Equati 0.89 0.00 0.00 0.00 RESULTS RATE EQUATIOD AVERAGE Weighted Average 15.12 29.05 22.08 Entering Trips 9.22 17.72 13.47 Exiting Trips 5.90 11.33 8.61 Pass -Bye #N/A #N/A #N/A Total New Traps #N/A #N/A #N/A Entering New Tri #N/A #N/A #N/A j Exiting New Trid #N/A #N/A #N/A 21 ❑se Senior adult Housing (attached) Period Weekday Evening Street Peak Code 251 Parameter 1welling Units Quantity 16.000 Studies 24 Outliers 0 Lower Data Range 1.000 Upper Data Range 2400.000 %Entering 61 Rate 0.27 Std Dev 0.53 Equation Type log Coefficient A 0.750 Constant C 0.35 R^2 0.89 Data Close to Ra Y Data Close to Eq Y Closest Data Poi E Trips by Rate 4.32 0.00 0.00 0.00 Trips by Equatic 11.35 0.00 0.00 0.00 Within Data Rang YES NO NO NO N>2? YES NO NO NO N>19? YES NO NO NO Outliers<5o? YES NA NA NA y-intercept 1.42 NA NA N Near 0? NO NA NA NA Std Dev/Rate>l.1 YES NA NA NA R'2>0.75? YES NO NO NO RECOMMENDATION EQUATION STUDY STUDY STUDY Trips 11.35 0.00 0.00 0.00 Weight by Rate 0.51 0.00 0.00 0.00 Weight by Equati 0.89 0.00 0.00 0.00 RESULTS RATE EQUATIOD AVERAGE Weighted Average 4.32 11.35 7.84 Entering Trips 2.64 6.93 4.78 Exiting Trips 1.68 4.43 3.06 Pass -Sys #N/A #WA #WA Total New Trips #N/A #N/A #N/A Entering New Tri. #N/A #N/A #N/A Exiting New Trip #N/A #N/A #N/A 'Use Senior adult Housing (attached) Period Weekday Evening Street Peak Code L 252 Parameter ed Dwelling Units Quantity 85.000 Studies 8 Outliers 0 Lower Data Range 90.000 Upper Data Range 668.000 *-.Entering 60 Rate 0.16 Std Dev 0.41 Equation Type Lin Coefficient A 0.240 Constant C -16.45 R^2 0.85 Data Close to Rat Y Data Close to Equ y Closest Data Poin E 'Trips by Rate 13.60 0.00 0.00 0.00 Trips by Equation 3.95 0.00 0.00 0.00 Within Data Range NO NO NO NO N>2? YES NO NO NO N>19? NO NO NO NO Outliers<5o? YES NA NA NA y-intercept -16.45 NA NA NA Dear 0? YES NA NA NA Std Dev/Rate>1.10 YES NA NA NA R'2>0.75? YES NO NO NO RECOMMENDATION STUDY STUDY STUDY STUDY Trips 3.95 0.00 0.00 0.00 Weight by Rate 0.39 0.00 0.00 0.00 Weight by Equatio 0.85 0.00 0.00 0.00 RESULTS RATE EQUATION AVERAGE Weighted Average 13.60 3.95 8.78 Entering Trips 8.16 2.37 5.27 Exiting Trips 5.44 1.58 3.51 Pass -Bye #N/A #N/A #N/A Total New Trips #N/A #N/A #N/A Entering New Trip #N/A #N/A #N/A Exiting New Trips #N/A #N/A #N/A 6 m Z fl II O d N m N Cr 0 N Al 0 (p O- (D O m m c a 0 C CD CD C O T mIM- O C C � co Q N.1 cow Dr. r- RESUBMITTED D SEP 2 4 2008 CITY OF FEDERAL WAY BUILDING DEPT. preliminary Storm Drainage Deport C7r PREPARED FOR; - ...:� Powell Home Builders o PO Box 98309 Des Moines, WA 98198-0309 Attn: Mr. Monte Powell PROJECT.' ? —0 Village Green Phase III City of Federal'Way 206548.10 I hereby state that this Preliminary Storm Drainage Report for Phase III of the Village Green Project has been prepared PREPARED BY.' by me or under my supervision and meets the standard of care and expertise that is usual and customary in this community Todd C. Sawln, E.I.T. for professional engineers. I understand Project Engineer that the City of Federal Way does not and will not assume liability for the sufficiency, suitability, or performances of drainage facilities prepared by me. REVIEWED BY.' Doreen S. Gavin, P.E. Vice President February 2007 973 qg, �� ' ❑ Page of — �f� No. �~ BLProject _d zzAl� - ❑ Calculations Subject Phone Fax ■N6 Cd✓�°T s�'r}Cr~Fax # ith o ❑ Memorandum (� � Slb�• ^AAWA T-Faxed Pages —_ ❑Meeting Minutes Address — -- ❑ Telephone Memo Date: j �� SmrL �o�torT/ON1 p/v - S/reT- !/LL !O _� �jRVGE � KE'n- Il�t'7HooccoG�, (iY+OOrF/Eo 7-b,57 A�si6ro 78 Sroam (vr�N M DC,�-/ SafJH /f''& Jyo.o eLo6 y By 57rP Ori f S�pLV�/rAts -Yrz 7-o�y ISOPL�vi:4� Id- �/�4rz 7-� � �sa�c v v/ •�r� - Copies toy S7L''p YL.,p �D�'►Pvr� �.}rviZe6.¢r9.PHS . r!-�ynrzvd�rp/ts ►�'n �Ur+ac{S �►� lrrt� .irz prod s 5ura�rgc� 5 A2c= ��M?7 re*e �v Stp►gr�•� rcc 5+ . q'►v�] 7'�rr /�v �� 7aad-TeSfe'+2 /' UA L✓C-'S 7r� AoJ SST �N 7 Dr1 y S"To�tm p& 1pme-v 76 � prn.r�rovs 5��-5 f �/ t C.. C c A s 2215 N. 30th Street Suite 300 98403 Tacoma, WA Old Town Historical District 253/383-2422 253/383-2572 FAX a h your understanding, please contact us in writing within seven days. THANK YOU. 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I MP�� v r vt Ci ! = 9C 23 y2 If this does not meet with your understanding, please contact us in writino within sevan rlavc TuoNik vn1 3/23/98 12:9:28 am AHBL VILLAGE GREEN PHASE II #97348.10 Page 2 STORMWATER DRAINAGE DESIGN -PROP COND'S JONATHAN REYNOLDS 3/98 -------------�- BASIN SUMMARY • BASIN ID: B2 NAME: SITE 10YR 7-DAY PREDEVELOPED SBUH METHODOLOGY f TOTAL AREA......... 1 13.30 Acres BASEFLOWS: 0.00 cfs RAINFALL TYPE....: HYLE7DAY PERV PRECIPITATION..... 5.80 inches AREA..: 13.30 Acres IMP 0.00 Acres TIME INTERVAL....: 60.00 min CN....: 62.00 0.00 ABSTRACTION COEFF: 0.20 TC....: 1125.00 min 0.00 min TcReach - Sheet L: 150.00 ns:0.8000 p2yr: 2.10 s:0.0300 TcReach - Sheet L: 150.00 ns:0.8000 p2yr: 2.10 s:0.0060 TcReach - Shallow L: 720.00 ks:3.00 s:0.0670 PEAK RATE: 0.70 cfs VOL: 2.17 Ac-ft TIME: 9720 min BASIN ID: B3 NAME: OFFSITE 2YR 7-DAY EXISTING SBUH METHODOLOGY TOTAL AREA........ 0.50 Acres BASEFLOWS: 0.00 cfs RAINFALL TYPE....: HYLE7DAY PERV PRECIPITATION....: 4.40 inches AREA..: 0.00 Acres IMP 0.50 Acres TIME INTERVAL....: 60.00 min CN....: 0.00 96.30 ABSTRACTION COEFF: 0.20 TC....: 0.00 min 5.00 min PEAK RATE: 0.11 cfs VOL: 0.17 Ac-ft TIME: 9180 min BASIN ID: B4 NAME: OFFSITE 10YR 7-DAY EXISTING SBUH METHODOLOGY TOTAL AREA.......: 0.50 Acres BASEFLOWS: 0.00 cfs RAINFALL TYPE....: HYLE7DAY PERV PRECIPITATION....: 5.80 inches AREA..: 0.00 Acres IMP 0.50 Acres TIME INTERVAL....: 60.00 min CN.... : 0.00 96.30 ABSTRACTION COEFF: 0.20 TC....: 0.00 min 5.00 min PEAK RATE: 0.15 cfs VOL: 0.22 Ac-ft TIME: 9180 min BASIN ID: B6 NAME: DEV 2YR 7-DAY IMPERVIOUS SBUH METHODOLOGY TOTAL AREA.......: 6.41 Acres BASEFLOWS: 0.00 cfs RAINFALL TYPE.....: HYLE7DAY PERV PRECIPITATION....: 4.40 inches AREA..: 0.00 Acres IMP 6.41 Acres TIME INTERVAL....: 60.00 min CN....: 0.00 96.30 ABSTRACTION COEFF: 0.20 TC....: 0.00 min 12.09 min impTcReach - Sheet L: 100.00 ns:0.1500 p2yr: 2.10 s:0.0300 impTcReach - Shallow L: 150.00 ks:27.00 s:0.0500 impTcReach - Channel L: 260.00 kc:50.80 s:0.0230 impTcReach - Channel L: 360.00 kc:17.00 s:0.1800 PEAK RATE: 1.35 cfs VOL: 2.12 Ac-ft TIME: 9180 min PARKING PHASE 1 & II (MULTI -FAMILY): NUMBER OF UNITS: 311 NUMBER OF EXISTING PARKING STALLS: 103 NUMBER OF NEW STALLS: 90 SUB -TOTAL OF PARKING: 193 PARKING RATIO (UNITS/TOTAL STALLS) 1.6 OR (.62 STALLS PER UNIT) PHASE I (SINGLE-FAMILY): NUMBER OF UNITS: 16 NUMBER OF EXISTING PARKING STALLS: 16 NUMBER OF NEW STALLS: 0 SUB -TOTAL OF PARKING: 16 PARKING RATIO (UNITS/TOTAL STALLS) 1 OR (1 STALLS PER UNIT) PHASE III (SINGLE-FAMILY): NUMBER OF UNITS: 40 NUMBER OF EXISTING PARKING STALLS: 66 NUMBER OF NEW STALLS: 0 PARKING RATIO (UNITS/TOTAL STALLS) 0.6 OR (1.7 STALLS PER UNIT) TOTAL PARKING FOR ENTIRE SITE: TOTAL NUMBER OF UNITS 367 TOTAL NUMBER OF PARKING STALLS 275 PARKING RATIO (UNITS/TOTAL STALLS) 1.3 OR (.75 STALLS PER UNIT) INFORMATION BASED ON AUG. 3, 2009 REVISED STUDY BY TSI (TRANSPORTATION SOLUTIONS INC., REDMOND, WA). SEE SHEET A-1.1 FOR ADDITIONAL PARKING INFORMATION 1ST AVE SOUTH _.. ,RESUBMITTED DEC 2 1 2009 CITY OF FEDERAL WAIF BUILDING DEPT. FUTURE NEW SITE PARKING SCALE: 1" = 60'- 0" 60 0 60 120 OMEMIM 1 "=60' I C W Ln rn 2 I DRIVEWAY DRIVEWAY SE ACCESS ROAD LLAGE GREEN OF EDERAL WAY PROCESS IV PHASES II & III EXTENSION 3MITTED NOVEMBER 18, 2008 SUBMITTED AUGUST 03, 2009 & DECEMBER 21, 2009 :R-VILLAGE GREEN OF FEDERAL 4 RETIREMENT COMMUNITY LLC (206) 824-6224 IT-HEIDI SWARTZ (206) 730-6933 'I MINATOGAWA INC. 207 Harvard Avenue East Seattle, Wa. 98102 U.S.A. (206)320-9596 3293 REGISTERED �RGHITECT JOJI MINATOGAWA STATE OF WASHINGTON A- 1.2 SHEET NO. 3 OF 9 AVERAGE BUILDING ELEVATION BY DEFINITION IN CHAPTER 22-1 OF THE FEDERAL WAY BUILDING CODE AVERAGE BUILDING ELEVATION (A.B.E.) IS A REFERENCE DATUM ON A SUBJECT PROPERTY FROM WHICH BUILDING HEIGHT IS MEASURED. A.D.E. IS THE AVERAGE OF THE HIGHEST AND LOWEST EXISTING OR PROPOSED ELEVATIONS, WHICHEVER IS LOWEST, TAKEN AT THE BASE OF THE EXTERIOR WALLS OF THE STRUCTURE; PROVIDED, THAT A.B.E. SHALL NOT BE GREATER THAN FIVE FEET ABOVE THE LOWEST EXISTING OR PROPOSED ELEVATIONS. BUILDING F (EAST WING) LOWEST ELEVATION= 268.0' HIGHEST ELEVATION= 272.0' AVERAGE ELEVATION= 270.0' MAX BLD'G HEIGHT(+301)= 300.0' BUILDING F (WEST WING) W/ GARAGE LOWEST ELEVATION= 255.0' (LOWEST ELEV. MINUS 9'-0" FOR GARAGE) HIGHEST ELEVATION= 272.0' AVERAGE ELEVATION= 263.5' MAX BLD'G HEIGHT(+30')= 293.5' BUILDING G W/ GARAGE LOWEST ELEVATION= 255.0' (LOWEST ELEV. MINUS 9'-0" FOR GARAGE) HIGHEST ELEVATION= 274.0' AVERAGE ELEVATION = 264.5' MAX BLD'G HEIGHT(+30')= 294.5' BUILDING H LOWEST ELEVATION= 274.0' HIGHEST ELEVATION= 276.0' AVERAGE ELEVATION= 275.0' MAX BLD'G HEIGHT(+301)= 305.0' BUILDING I W/ GARAGE LOWEST ELEVATION= 259.0' (LOWEST ELEV. MINUS 9'-0" FOR GARAGE) HIGHEST ELEVATION= 274.0' AVERAGE ELEVATION= 266.5' MAX BLD'G HEIGHT(+30')= 396.5' BUILDING J LOWEST ELEVATION= 268.0' HIGHEST ELEVATION= 274.0' AVERAGE ELEVATION= 271.0' MAX BLD'G HEIGHT(+ 30') = 301.0' AVERAGE A.B.E. FOR ALL PROPOSED BUILDINGS LOWEST A.B.E.= 263.5' HIGHEST A.B.E.= 275.0' AVERAGE A.B.E.= 269.3' AVERAGE MAX BLD'G HEIGHT(+30')= 299.5' APPROX. AVERAGE ROOF HEIGHT=298.3' SEE ELEVATION SHEETS A-3.0 & A-3.1 FOR ADDITIONAL INFORMATION E E CI B OF FEDERAL WAY FUTURE SITE PLAN W/ A.�,E.'GDEPT. SCALE: 1 " = 40'- 0" 40 0 40 80 1 "= 40' VILLAGE GREEN OF FEDERAL WAY PROCESS IV PHASES II & III EXTENSION SUBMITTED NOVEMBER 18, 2008 RESUBMITTED AUGUST 03, 2009 & DECEMBER 21, 2009 OWNER -VILLAGE GREEN OF FEDERAL WAY, A RETIREMENT COMMUNITY LLC (206) 824-6224 AGENT-HEIDI SWARTZ (206) 730-6933 ■ JO JI MINATO GAWA INC. 207 Harvard Avenue East Seattle, Wa. 98102 U.S.A. (206)320-9596 3293 REGISTERED RCHIT T JOJI MINATOGAWA STATE OF WASHINGTON A- 3 0 SHEET NO. 4 OF 9 LIGHTING AND SITE AMENITIES T = EXTERIOR DIRECTIONAL SCONCES 0 = EXTERIOR RECESSED LIGHT FIXTURE ® = EXTERIOR PATHWAY LIGHT FIXTURE = TYP. BICYCLE RACK SEE LANDSCAPE DRAWINGS AND LIGHTING PLAN FOR OUTDOOR BENCH AND LIGHTING DETAILS. TYP. VILLAGE GREEN FLOORPLAN SCALE: AS NOTED RESUBMITTED DEC 2 Y 2009 CITY OF FEDERAL WAy BUILDING DEPT. • VILLAGE GREEN OF FEDERAL WAY PROCESS IV PHASES II & III EXTENSION SUBMITTED NOVEMBER 18, 2008 RESUBMITTED AUGUST 03, 2009 & DECEMBER 21, 2009 OWNER -VILLAGE GREEN OF FEDERAL WAY, A RETIREMENT COMMUNITY LLC (206) 824-6224 AGENT-HEIDI SWARTZ (206) 730-6933 ■ JO JI MINATO GAWA INC. 207 Harvard Avenue East Seattle, Wa. 98102 U.S.A. (206)320-9596 3293 REGISTERED QH IT T JOJI MINATOGAWA STATE OF WASHINGTON 0 0 SHEET NO. 5 OF 9 L----------- /I\ L----------------- I-----------------J o ° mo== == 4 I III � I � III I i III �I� III I o o I I III I III I a ° I III A III I o °o I III /I\ III i. TYP. VILLAGE GREEN EXTERIOR ENTRANCE -ELEVATION SCALE: 1 /8" = V-0" TYP. VILLAGE GREEN EXTERIOR ENTRANCE -PLAN SCALE: 1 /8" = V-0" RESUBMITTED DEC 2 1 2009 CITY OF FEDERAL WAY BUILDING DEPT. VILLAGE GREEN OF FEDERAL WAY PROCESS IV PHASES II & III EXTENSION SUBMITTED NOVEMBER 18, 2008 RESUBMITTED AUGUST 03, 2009 & DECEMBER 21, 2009 OWNER -VILLAGE GREEN OF FEDERAL WAY, A RETIREMENT COMMUNITY LLC (206) 824-6224 AGENT-HEIDI SWARTZ (206) 730-6933 JOJI MINATOGAWA INC. 207 Harvard Avenue East Seattle, Wa. 98102 U.S.A. (206)320-9596 3293 REGISTERED �RQHITE T j JOJI _MINATOGAWA STATE O WWASHINGTON SHEET NO. 5.5 OF 9 SOLID WASTE AND RECYCLING AN EXISTING 16' x 24' UTILITY AND DISPOSAL STORAGE SHED WAS CONSTRUCTED BEHIND BUILDING C DURING PHASE I FOR REFUSE AND RECYCLING FOR BOTH RESIDENT AND THE CENTRAL KITCHEN. IN ADDITION, EACH BUILDING HAS TEMPORARY STORAGE CLOSETS ON ALL FLOORS (SEE TYPICAL FLOOR PLAN, A-2.0) FOR PICKUP ON SCHEDULE DISPOSAL TIMES. FOR PHASE II, AN ADDITIONAL UTILITY AND DISPOSAL STORAGE SHED WILL BE CONSTRUCTED IN A MANNER CONSISTENT WITH DESIGN OF THE EXISTING FACILITIES; BASED ON SECTION 22-249 AND PER COMMENTS IN PRE -APPLICATION CONFERENCE SUMMARY, SOLID WASTE AND RECYCLING DESIGN CONSIDERATIONS. THE AMOUNT OF STORAGE SPACE REQUIRED IS CALCULATED AS FOLLOW: 3 S.F/1000 S.F. OF GROSS FLOOR AREA 3 x 154,666 S.F./1000=464 S.F. OF REQUIRED DISPOSAL STORAGE SPACE. WE ANTICIPATE CONSTRUCTING A NEW 12' x 20' UTILITY AND DISPOSAL SHED BY THE PARKING AREA ADJACENT TO BUILDING J, OR 240 S.F. AGAIN, ADDITIONAL IN BUILDING DISPOSAL STORAGE CLOSETS WILL BE PROVIDED IN EACH NEW BUILDING FLOOR. THESE IN -BUILDING STORAGE CLOSETS AMOUNT TO APPROXIMATELY 110 S.F. PER BUILDING, (BUILDINGS F,G,H,I, AND J), OR AN ADDITIONAL 550 S.F. IN TOTAL WE PROPOSE AN APPROXIMATE ADDITION OF 464 + 550, OR, 1,014 S.F. OR NEW UTILITY AND DISPOSAL STORAGE SPACE. x Q 01. r-K 0 -0 A 0 -U 3L. 1JUUKJ TYP, ACCESS POINT FOR MAINT. 28'-36' WIDE I Lo to a TYP. GLASS RECEPTACLES VIN. SIDING H MAIN BLDGS TYP. VILLAGE GREEN DUMPSTER DETAIL SCALE: AS NOTED �� \.:.::.::.:.:..:.:..:.:.:.:.:.::.:':.::.::.::.::.::.:.:....:. \. .\\\\•\, \\\\\\ XNP \��\\ \��\\ �MMF i TYP. LANDSCAPING SCREENING TYP, GRAVEL BORDER 6' WIDE TYP, CONCRETE PAD, EXTEND MIN. 6' AROUND UNIT TYP. VILLAGE GREEN MECH. DETAIL SCALE: 1 /2" = V-0" 2'-6" 3'-5" TYP. VIN, SIDING HATCH MAIN BLDGS RESUBMITTED DEC 2 1 2009 CITY OF FEDERAL WAY BUILDING DEPT. VILLAGE GREEN m PROCESS IV PHASES II & III EXTENSION SUBMITTED NOVEMBER 18, 2008 RESUBMITTED AUGUST 03, 2009 & DECEMBER 21, 2009 OWNER -VILLAGE GREEN OF FEDERA WAY, A RETIREMENT COMMUNITY LL (206) 824-6224 AGENT-HEIDI SWARTZ (206) 730-693: m JOJI MINATOGAWA INC. 207 Harvard Avenue East Seattle, Wa. 98102 U.S.A. (206)320-9596 3293 REGISTERED ,RQH1TE,QT j J0J1 MINATOGAWA STATE OF WASHINGTON A-2.1 1 /4" O 1 /4" 1 /2" SHEET NO. 6 OF 9 SOUTH EXIST'G GRADE FINISHED GRADE EXISTING GRADE FINISHED GRADE @ 1 st AVENUE SOUTH @ 1 st AVENUE SOUTH APPROX. AVERAGE AVERAGE MAX PROPERTY LINE O— O— nRln'C-. F 0RID'G � � Q�_.TOROFROOE.._.. .._ .._... _ L SW356th==_=======-- _co STREET N 0.3RD._.._.._.._.. - —� �4 0) . . Q�_.2ND............. '' °° I MMI LEXISTING GRADE PROPOSED UNDERGROUND @ 1st AVENUE SOUTH I. PARKING GARAGE APPROX. AVERAGE A.B. E 272.5' WEST PROPERTY LINE KOE.._.._.. 00 i 2nd AVENUE ====7__==` SOUTH 3RD . — .. _ .. — LO EXIST'G GRADE @ 2nd AVENUE SOUTH / •i • ��•T FINISHED GRADE PROPOSED UNDERGROUND PARKING GARAGE FINISHED GRADE @ BLD'G J SECTION A/1 - VIEW FROM 1st AVENUE SOUTH 111=20' 011 EXISTING GRADE EXISTING GRADE FINISHED GRADE ^T nIe. n-rMr-r-r — r %.' ., ..� FINISHED GRADE @ 2nd AVENUE SOUTH Em N 0 NM W-. Ap 1 = - APPROX. AVERAGE A.B. E 272.5' A.B.E. CALCULATIONS SEE GRADE SITEPLAN SHEET A-1.3 FOR ADDITIONAL INFORMATION ON A.B.E. AND MAX BUILDING HEIGHTS. SECTION A/2 - VIEW FROM SW 356th STREET 1 11 = 201=011 EXISTING GRADE @ BLD'G O CH 12 2 12 �12 ® 6 6 s� AVERAGE MAX BLD'G ROOF HGT 299.3 APPROX. AVERAGE ROOF HGT 298.3' ONI WOO 1I I i ii i ::1�- iC i i �` _ ��::-::� • Moll 0 ■ ■■ ■■ ■ ■ ■■ ■■ ■ ■ ■■ ■ ■ ■■ ■■ ■�■ ■ ■■ ■■ ■■ ■■F 0 mm m 0:■ ■■ ■ ■ ■ ■ �� ■ ■ ■■ ■■ ■ .. SOUTH PROPERTY LINE J N I ! ._..3R.D_.._.._.._.._.._..� M _ .—l.2ND_.._.._.._.._.._..� _ ._..1ST—..—.._..—.._..—..� /Al o BSMT LJ L PROPOSED UNDERGROUND PARKING GARAGE SECTION A/3 - VIEW FROM 2nd AVENUE SOUTH 111=20' 011 SW 356th STREET AVERAGE MAX BLD'G ROOF HGT 299.3' EAST PROPERTY LINE _.._..-TOP-OF-R.QDF_..� 1st AVENUE N SOUTH _.._.._3RQ.._.._.._..� ----=_ 77777 _.._.._... BSMT ...—.._.._. —0 RESUBMITTED DEC 2 1 2009 CITY OF FEDERAL WAY BUILDING DEPT. VILLAGE GREEN OF FEDERAL WAY PROCESS IV PHASES II & III EXTENSION SUBMITTED NOVEMBER 18, 2008 RESUBMITTED AUGUST 03, 2009 & DECEMBER 21, 2009 OWNER -VILLAGE GREEN OF FEDERAL WAY, A RETIREMENT COMMUNITY LLC (206) 824-6224 AGENT-HEIDI SWARTZ (206) 730-6933 0 JOJI MINATOGAWA INC. 207 Harvard Avenue East Seattle, Wa. 98102 U.S.A. (206)320-9596 3293 REGISTERED GH IT T JOJI MINATOGAWA STATE OF WASHINGTON A- 0 0 SHEET NO. 7 OF 9 EAST PROPERTY LINE F FINISHED GRADE @ SECTION CUT PARKING GARAGE ACCESS 10 EXISTING GRADE FINISHED GRADE @ SECTION CUT @ BLD'G 12 — 13.9 J 12 — 13.9 APPROX. AVERAGE ROOF HGT 298.3' AVERAGE MAX BLD'G ROOF HGT 299.3' on • '•• /r • n � _ ■ ■■ _ _ _ -�■ - n� ■ •��- - -- - -�i i ii i il�"I •I'91_ ■ ■■ _ Ell ymm I \•' i i i_i� i i _ M so ME m m no al ON Im mm mmm 0 mmm 1-m M so =1 0 _� ® 'may\ �� ■■ ■■ ■ ■■ - �■ - --�-- - _ __■ � b �� ■ - - ■■- - . .I■ -- - - I■- ■■ - . - .- - - �- • r RUMP I I WN .' �� I .ram►. I� • FAIM �/d/1/ L tshl►l�wii�e_ r i� O0�_ mil, ---- ------------------------------------- ------ __-- -- - - �- Y a� Ir r SOUTH PROPERTY LINE �.TOPQF.RDQE.._.. _.._.._ ._..T co 6 I SW 356th-- N STREET aBD I I � E .1ST._.._.._.._..-.. _.._ ._.. �.BSMT-.._.._.. _.._.._.._.._ G PROPOSED UNDERGROUND PARKING GARAGE PARKING GARAGE ENTRANCE SECTION A/4 - NORTH ELEVATION, BLDGS G,H, I, J 1 11 = 201,011 EXISTING GRADE EXISTING GRADE @ SECTION CUT F @ BLD'G W FINISHED GRADE @ BLD'G J APPROX. AVERAGE ROOF HGT 298.3' AVERAGE MAX BLD'G ROOF HGT 299.3' (BEHIND) _.._.. _.._.._.._.._..-..-..-.._..- R F PROPOSED UNDERGROUND PARKING GARAGE A.B.E. CALCULATIONS SEE GRADE SITEPLAN SHEET A-1.3 FOR ADDITIONAL INFORMATION ON A.B.E. AND MAX BUILDING HEIGHTS. APPROX. AVERAGE A.B. E 272.5' ME MIM .. r ME ME IIIIIIIIIIIIIIIIIIIIIIIIIIII—__ . �� ■�i I��IME ME lll�i !� .�I��I� �• : �_ �. i i PARKING GARAGE ENTRANCE FINISHED GRADE @ BLD'G SECTION A/5 - EAST ELEVATION, BLDGS G, H, I, J 1 11 = 201,011 EXISTING GRADE FINISHED GRADE EXISTING GRADE @ SECTION CUT @ SECTION CUT @ BLD'G O LANDSCAPING WALL-8" CMU SECTION A/6 - WEST ELEVATION, BLDGS D, E, F 1 "=20'-0" APPROX. AVERAGE ROOF HGT 298.3' APPROX. AVERAGE A.B.E 272.5' AVERAGE MAX BLD'G ROOF HGT 299.3' SOUTH PROPERTY LINE SW 356th co STREET -L 3.R.D- .. El Ell El BE�0 °' - - -..1ST-.._.._.._..-..-..� o 7 _//j j/ i — — — — — — — — — — — — — — — — — o ! _.._..-.._.._.._.. ._. _.._..BSMT-- - _.._.._.._..-Q� u PROPOSED UNDERGROUND PARKING GARAGE RESUBMITTE DEC 2 Y 2009 CITY OF FEDERAL BUILDING DEPT. VILLAGE GREEN OF FEDERAL WAY PROCESS IV PHASES II & III EXTENSION SUBMITTED NOVEMBER 18, 2008 RESUBMITTED AUGUST 03, 2009 & DECEMBER 21, 2009 OWNER -VILLAGE GREEN OF FEDERAL WAY, A RETIREMENT COMMUNITY LLC (206) 824-6224 AGENT-HEIDI SWARTZ (206) 730-6933 JOJI MINATOGAWA INC. 207 Harvard Avenue East Seattle, Wa. 98102 U.S.A. (206)320-9596 3293 REGISTERED CHIT T JOJI MINATOGAWA STATE OF WASHINGTON WY 3.1 SHEET NO. 8 OF 9 EAST PROPERTY LINE FINISHED GRADE @ SECTION G EXISTING GRADE @ SECTION CUT J on lee � ■ ■■ . . . . ■1■ ■ ._ ■ • In :=1 . �. . ■■ ■ . 1■ I ■1. ■ ■■ r r .... ..�. ... . . _ ■ ■■ . ■1■ . . ... /terEmm MEN mm"M immi® .� � � NIMES APPROX. AVERAGE ROOF HGT 298.3' AVERAGE MAX BLD'G ROOF HGT 299.3 _ TOE OERQRF__o 00 ® N _Gn.'. DA`lInn .._. ® rn _ .. o0 1 ST H// /// /// / / /// /// //// /// /// /// /// /// /// // . //// /// /!i/!i//// /// ////.r!�r1/.�1�1�/!1 / / / //_ .. BSMT �..gS ..—.._.._.._..—.._.._.._..—.._.._.._.._.._.._..—..—.._.._.._.._.._.._. 1� 1 � - 11 1 � �------ 1 .f_ �1. ,c / r ��1__�1 _ �� .�1�� _ _.._. _.._.._.._.._. SOUTH PROPERTY LINE �.TOP .QF.BOQE.._..—.._.._ ._.. c SW356th=====_____ _- N STREETS_.._.._.._.. r' .1ST._..—.._.._.. I .. .._.._ ._.. E G W PROPOSED UNDERGROUND PARKING GARAGE PARKING GARAGE ENTRANCE SECTION A/7 - SECTION LOOKING NORTH, BLDGS G,H, I, J, & GARAGE ENTRY 111=20' 011 FINISHED GRADE @ SECTION CUT (@ GARAGE ENTRANCE ONLY) 04, r�/�% /.. .. . ■■ ■■ . 1■'■ ■ ■. mom . 1■■ ... BSMT /r'jijir/ PROPOSED UNDERGROUND PARKING GARAGE A.B.E. CALCULATIONS SEE GRADE SITEPLAN SHEET A-1.3 FOR ADDITIONAL INFORMATION ON A.B.E. AND MAX BUILDING HEIGHTS. EXISTING GRADE @ BLD'G FINISHED GRADE @ BLD'G NJ EXISTING GRADE @ SECTION CUT APPROX. AVERAGE ROOF HGT 298.3 AVERAGE MAX BLD'G ROOF HGT 299.3' 12.1 00 00 Ico STti PATIO ABOVE PARKING GARAGE ENTRANCE PARKING GARAGE ENTRANCE — APPROX. AVERAGE A.B. E 272.5' SECTION A/8 - SECTION LOOKING EAST, BLDGS G, H, I, J & GARAGE ENTRY 111=20' 011 RESUBMITTED DEC 2 12009 CITY OF FEDERAL WAY 20 a 20 BUILDING DEPT. 1 "=20' APPROX. AVERAGE A.B. E 272.5' RECEIVED 1'Vo v x 8 2008 CITY OF FEDERAL WAy CDS LIQ King County Dept of Assessments - Control ------ Lot - RightOfWay ---- ---- Easement -' Plat - - Survey •' ShortPlat - ---- GovernmentLot OriginalShortPlat Hydro - Parcel DonationLandClaim Parcel 11 ' Platted Major Number City The information included on this map has been compiled by King County staff from a variety of sources and is subject to change without notice. King County makes no representations or warranties, express or implied, as to accuracy, completeness, timeliness, or rights to the use of such information. King County shall not be liable for any general, special, indirect, incidental, or consequential damages including, but not limited to, lost revenues or lost profits resulting from the use or misuse of the information contained on this map. Any sale of this map or information on this map is prohibited except by written permission of King County. Do not use for survey purposes. 24-21-03SW 19-21-0a sa1421 -0a swxin I11 NW 30 21-04 NW 29.21-t}9 SW 30.21-04 SE 3021-04 SW 242109SE 2421 NW 1.N '00'6k N E 30�21 �04 Jul 21, 2008 1 inch equals 100 feet 1: 1200 165.24 I N 160.67 ro I i I ' ' + r 1 r , I II11 �� I ti I I i i I N 1 I° I iz I I;w 3I. 06 `L0 °' 86 0 1n 1 I 0 i 1 I 3! 1 1 I I M I /� � ,tI V1, :.� 19246 SF w ' Mi I O 1 I 42 i 32 1; 1 I ' I Iai 1 I m 2 I 1m c' Io 1 S �ij f' I 'o I iN '1 I N IC M' CY ',1 Lev -1.„ Ii M; , IF 9 0� I :-- .--_-- 160__.. _... tv w1 I tOi JR' V, -.-: rn1 u1, lb o '��'� I 1N N' 1 " IN 1 -W1. 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' E d' r, KC SP R1179095 REV 5 0 WO I fff" a 101 i X 174 twil VLiT_*G SURVEYOR: DUNCANSON COMPANY, INC 1.45 SOUTHWEST 155TH STREET, #102 SEATTLE, WA 98166 CONTACT., JONATHAN M. BECKER, PLS 206-244-4141 FOUND BAR & CAP C LS# 10708 04. 0-f POSSIBLE 15" SEWER I Do Is, -UNE EASEMENT PER AS-BUIIT PLANS N88*04'25"E POSSIBLE 15' WATER T LINE EASEMENT PERJ AS -BUILT PLANS FOUND BAR CAP 00 LS#10708 0-72' WEST ui V) OF 1/64TH LINE USED POSSIBLE 15' SEWER AS A POINT ON LINE EASEMENT PER THE SOUTH LINE AS --"BUILT PLANS FOUND PK & WASHER L= 51.57' R= 28,64.93'(M) L= 1.00' R 286443!(M) FOUND 2" BRASS DISK WITH PUNCH & L,&#15667 IN 2" PIPE IN CONC, IN- CASE DN. 0,5' (SITE BENCHMARK) FOUND 2" BRASS DISK WITH PUNCH & L.S.#15667 IN 2" PIPE IN OONC� IN CASE DN. 0.5' N88� 48'4-50W 604.7,Y(C) SW 356TH ST. N88*29'49"W 12-00'(C SITE BENCHMARK (TEMPORARY) FOUND 2" BRASS DISK WITH PUNCH OT & LS,#15667 IN 2- PIPE IN CONC. IN CASE ON. 0.5' AT INTERSECTION OF 2ND AVE SW AND SW 355TH ST, ELEV 272;63' 10' PSE EASEMENT KCRN 9609131083 k 'o, a 1/16TH CORNER FRID TACK, LEAD & WASHER, LS NO 2617 GRAPMC SCALE 20 40 80 �INPEET) I i0eh = 40 it LEGEND SUBJECT BOUNDARY LINE RIGHT-OF-WAY CENTERLINE RIGHT--OF-WAY LINE ADJACENT BOUNDARY LINE ......... SECTIONAL BREAKDOWN LINE EASEMENT BOUNDARY 7/ '/ DIMENSION BUILD]NO LINE - — — — — — — — — EAVE/OVERHEAD COVER LINE VERTICAL CURB LINE CHAIN LINK FENCE WOOD FENCE -ROCKWALL *A UP UNDERGROUND POWER LINE u UT UNDERGROUND TELCO LINE j G UNDERGROUND GAS LINE Z J 0) w UNDERGROUND WATERLINE w co UNDERGROUND STORM LINE w ss UNDERGROUND SEWER LINE POWER VAULT 0 CATCH BASIN, TYPE 11 R,& TRANSFORMER 0 CATCH BASIN, TYPE I X LIGHT STANDARD E YARD DRAR4 w 0 UTILITY BOX M STORM CLEAN -OUT z 0 LUMINAIRE "tr SIGN W 0 0 UP -LIGHT Q BOLLARD M TELEPHONE VAULT -6 FIRE HYDRANT U. w 0 TELEPHONE RISER M WATER VALVE ID GAS VALVE E0 WATER METER U. IN GAS METER 'd FIRE STAND PIPE 0 0 SANITARY MANHOLE (2) WATER MANHOLE - 0 SANITARY CLEAN -OUT 0 CABLE TV BOX c FA� CONCRETE HATCHING 0 REBAR & CAP E] ASPHALT HATCHING .123.4- SPOT 'ELEVATION M TREE LEGEND DECIDUOUS TREE AL - -ALDER MP=MAPLE 0 DS--DECIDUOUIS ALl 2 TRUNK DIAMETER (IN) MA-MADRONA OK -OAK TYPE CH=CHERRY (J EVERGREEN TREE CE=CEDAR d DF=DOUGLAS FIR ME C HE=HEMLOM > DF18 PI=PINE 195.2 EVG=EVERGIREEN w HEIGHT AOL IF MEASURED on 0 NOTE: 11-1 TREE DRIP LINES ARE NOT TO SCALE. TREE SYMBOLS co REFERENCE TRUNK LOCATION ONLY. TRUNK DIAMETERS < WERE APPROXIMATED AT 3�5' TO 4' ABOVE GROUND LEVEL. TREES SHOWN ARE FOR REFERENCE ONLY AND OTHER TREES AND VEGETATION MAY EXIST. 0 C) z Sn INFORMA71ON TAX LOT NUMBER 3021049017 SITE ADDRESS XXXX FEDERAL WAY, WA 98003 SITE CONTACT HEIDI SWARTZ PHONE NUMBER 206-730-6933 ZONING TBD z TOTAL LOT AREA 190,,000± &F.(4,.36 AC.) w w LEGAL DESCRIFTION w o@z PER KING COUNTY ASSESSOR PROPERTY DESCRIPTION. trf LOT D OF FEDERAL WAY LLA # 00-104014-00-SU REC # W 20011205900002 SO LILA BEING LOCATED IN NE I OF NE OF SEC 30-21-4. a BASIS OF BEARING < x SLA NO. 00-104014-00-SU, CITY OF FEDERAL WAY, J, < 5<7 RECORDING NO.200112059000OZ RECORDS OF KING w COUNTY, WA, VERTICAL DATUM FOR SITE ESTABLISHED MA GPS OBSERVATIONS BENCHMARK IS "HAFF" DISK MARKED "HORIZONTAL CONTROL DISK - HAFF 1990" SET IN CONCRETE MOUND AT THE NORTHEAST CORNER OF PARKING LOT OF THE KING COUNTY PUBLIC WORKS FLA CREW. PN/KB FACILITY IN RENTON. ELEV.= :337.37' FLIT. BOOK: 195/-2-1-11 SUM i-i u.NCE DRAWN BY: CJD BLA NO. 00-104-GI4-00-SU, CITY OF FEDERAL WAY, JOB #: 98480.2 RECORDING NO. 20011205900002, RECORDS OF KING COUNTY, WA. DATE: 06/24/08 BOUNDARY DISCLAIMER THIS PLAN DOES NOT REPRESENT A BOUNDARY SURVEY. SUBJECT AND ADJACENT PROPERTY LINES ARE DEPICTED USING MELD -FOUND EVIDENCE ROCEIV RECORD INFORMATION. CAUMN. CITY OF FEDER) UNDERGROUND UTILITIES EXIST IN THE AREA ANODs UTILITY INFORMATION SHOWN MAY BE INCOMPLETE. STATE LAW REQUIRES THAT CONTRACTOR CONTACT THE ONE -CALL. UTILITY LOCATE SERVICE AT LEAST 48 "IOURS BEFORE STARTING4ANY CONSTRUCTION. 1-800-42-M55 41277 om% ov I 1 OF 4 C) ZA LIGHT UTILITY POLE BOX BASE 2 PE Ih" MP —MAPLE POWER VAULT @ CATCH BASIN, TYPE 11 0 DS=DECIDUOUS RIGHT—OF—WAY CENTERLINE g TRANSFORMER Q CATCH BASIN, TYPE I AL12 —TRUNK DIAMETER (IN) MA MADRONA RIGHT—OF—WAY LINE LIGHT STANDARD M YARD DRAT OCR=OAK ADJACENT BOUNDARY LINE TYPE CH=CHERRY UTILITY BOX M STORM CLEAN —OUT ._..�-, EASEMENT BOUNDARY EVERGREEN TREE CE=CEDAR VERTICAL CURB LINE LUMINAIRE- SIGN DF=DOUGLAS FIR 0 UP —LIGHT BOLLARD HE=HEMLOCK CHAIN LINK FENCE N E VAULT FIR HYDRANT AN rHS aMV&n WAS CF EATED TM EX 118E OF THE dT' � .. �� T TELEPHONE AULT �- ...E R T DF18 P`I---DINE WOOD FENCE AND Is NOT TO BE USM IN WHOLE ORIN PART w rH= w wrEN AvTHowATm Fnm�,. ,a: EVG=EVERGREEN a TELEPHONE RISER WATER VALVE SAD CLEAr.w • 195.2 IAA ®200� [�tiNCAr c�anr, rtc..� :.. ROCK WALL 'PILLAGE (2*071EENVILLAGE GREEN � �41 77 , GAS uALVE►ATER METER 8 200� HEIGHT AGL IF MEASUREi? -- UP UNDERGROUND POWER LINE REVISIONS aD 7 �.,��...y NOTE: F FEDERAL WAY, LLB LET ' UNDERGROUND TELCO LINE GAS METER � FIRE STAND PIPE _ � "I TREE DRIB' LINES ARE NOT TO SGALE� TREE SYMBOLS N0. DATE DESCRIPTION o� SANITARY MANHOLE WATER MANHOLE. REFERENCE TRUNK LOCATION ONLY TRUNK DIAMETERS 6. UNDERGROUND GAS LINE. Company,Inca. WERE APPROXIMATED AT 3.5' TO 4' ABOVE GROUND LEVEL. a SANITARY CLEAN -OUT 0 CABLE TV BOX NDERGROUND. WATERLINE P.O.�"` �� L.� � `� TREES SHOWN ARE FOR REFERENCE ONLY AND OTHER �� 145 SW 1�3`th Wit, Sufte 102 -- CONCRETE HATCHING REBAR �& GAP Z TREES AND VEGETATION MAY EXIST. - UNDERGROUND STORM LINE � I RJR flea W"hbWon�8166 ASPHALT H ATGH I NG �� SPOT ELEVATION! E OINE , W 81' Pie 206244.4141 Ss UNDERGROUND SEWER LIFE 1 11'1$ f 08 ADDITIONAL TOPOGRAPHY CD , , , 2244455 F 4 I GRAPHIC SCALE (W MET) I ineh= 20 0. LfrLffY NOTE UNDERGROUND UTILITIES DELINEATED HEREON ARE A COMBINATION OF FIELD UTILITY LOCATE MARKINGS AND, FOR A PORTION OF THE WATER AND SEWER. LINES, AS -BUILT PLANS. EASEMENTS, SURROUNDING THE WATER AND SEWER LINES ARE APPROXIMATED FROM SAID AS -BUILT PLANS. DECIDUOUS TREE AL=ALDER MP=MAPLE DS=DECIDUOUS AL1 2 TRUNK DIAMETER (IN) MA=MADRONA OK=OAK TYPE CH=CHERRY EVERGREEN TREE CE=CEDAR DF=DOUGLAS FIR HE=HEMILOCK DF18 PI=PINE 195.2 EVG=EVERGREEN HEIGHT AGL IF MEASURED NOTE' TREE DRIP LINES ARE NOT TO SCALE. TREE SYMBOL'S REFERENCE TRUNK LOCATION ONLY. TRUNK DIAMETERS WERE APPROY(IMATED AT 15TO 4" ABOVE GROUND LEVEL, TREES SHOWN ARE FOR REFERENCE ONLY AND OTHER TREES AND VEGETATION MAY EXIST. CATCH BAS. TYPE 11 �s 2ro/ / IE - 12' :' HDPI IE - 2 6 OW I HDPI IE � 2-59.69" LINE EASEMENT PER AS —BUILT PLANS SUBJECT BOUNDARY LINE RIGHT-OF-WAY CENTERLINE RIGHT-OF-WAY UNE ADJACENT BOUNDARY LINE SECTIONAL BREAKDOWN LINE EASEMENT BOUNDARY 7777771/775EN713K BUILDING LINE - - - - - - - .® ® - - - - EAVE/OVERHEAD COVER LINE VERTICAL CURB LINE CHAIN LINK FENCE WOOD FENCE ROCK' WALL UP UNDERGROUND POKER LINE UNDERGROUND TELCO LINE UT G UNDERGROUND GAS LINE UNDERGROUND WATERLINE UNDERGROUND STORM LINE UNDERGROUND SEWER LINE POWER VAULT @ CATCH BASIN, TYPE 11, FA1 TRANSFORMER 0 CATCH BASIN, TYPE I 9 LIGHT STANDARD 0 YARD DRAIN Z UTILITY BOX ED STORM CLEAN -OUT @ LUMINAIRE SIGN 0 UP -LIGHT BOLLARD M TELEPHONE VAULT FIRE HYDRANT a TELEPHONE RISER I WATER VALVE M GAS VALVE 03 WATER METER 0 GAS METER '0 FIRE STAND PIPE 0 SANITARY MANHOLE WATER MANHOLE d) SANITARY CLEAN -OUT CABLE TV BOX E] CONCRETE HATCHING 0 REBAR & CAP E] ASPHALT HATCHING 123-4, SPOT ELEVATION RECEIVE N0V 18 2008 -SHEET2 CITY OF FEDERAL CDS 7 A a A aF R I as a r— ,0% r- r— 0-% f I IDUNCANSON] company, Inc. 145 SWI"h Sw4 iWk,102 Seattle, Washington 98166 Phone 206.244,4141 Ykx 206.244 445 FLD. CREWy PN/KB FLD.. BOOK: 195/21 DRAWN BY- CJD JOB #: 98480,2 DATE: 06/24/081 E� _-7, - � __ : � I I I I , I : . I . I - y"; J I I , � 1, t I I " , i 1-11 - �! , , "r_,_ I I CONTACT INFORMATION * I � ill V, I rl _�__' �� I 1,4111.1 , � . � �._ i % �. " � I � I 11 - ,,, �x`,, �, ,'- ,,,, ��,.�� 11 % , I - I'll . � , I �\l :,�._� I .,- ,� %, I - � .1 ," - �''_, - , I _�l t - I I �_ �', , � I "' ; I , . ��,_ N�k �, �,_<'�,,-'' " "'I. I � - """, , " " - � ,% 1) � � t i , SURVEYOR. DUNCANSON COMPANY, INC "g, � , � � � , ,�,_ I - I I., I ,� " 1". , k . I - W �l I I � � I , V, . , , �, -1 , -, , '. I 1� � � ,,� � � I � I - 14 . .1 11 -1 I . � I 1�,�_l '_ 11 I , � �,� , _ 5 SOUTHWEST 155TH STREET, #102 . , 11 �� , 11 - I * �l I i " " 1 4� . �� -,V,: k I i: , - 114, 4 1 � � - - � � ".� k , I 11 . I �j �� ,,, � I ��. , . i I I , � j I 1 11 "_. � S ,_ I I . 1, , k I .� ,� , - �: _�') _��11. e, � I � 4 I � I ", I 1.1, "', ! , '. �,� � . laS166 12 � " ?, , � "" , 11) '. 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" " , _ �. _ I . - _'. � � .. � LL - . / 11 __ _ - I I .1 I _� - - __��l 6 � _ I I r- � . --�� - I 1, % � I— . .- - I _T_ -1 - �. "r. I I � 6 1 _ o 1 � . - '911 f ; " , r 11 , ., � � , - . �l I . - - 1. I - - - � , _� . ;�11_ '1% : ._ � - , � '---I- . � I ,__l,_ \ , . ,"", I , ,,, ,,, ,� r11-1-1 , I � _ -, 0 LIGHT STANDARD E YARD DRAIN I— I , .�, I r ` . - , 6 I . ". r9 ... , 11 _ .* , � I i 1� ,,,, , , " � , - , , - ________4 , '-'- 6 6 I "" � ,,, - , ,, -, ; " . ,,,,� � , , , " I I . I �� I � �l " , � . , , �. � _ . � . , ____ � - ___� - , �. I � - , - '6 . I I . I 1. I I , i r - -, r , "" - - - I , � � __ , "" ----,. , , I � I , - I . � . I % _ __ � - - _ I , .1 _ . � . , I , , - '__**� . I r I -_ ." ;a , - I .1 I �. - -,- , _-, " ,� I . . 1 -6 �1. � r I 1-1- .1-1 -1-1 , " 01 UTILITY BOX W6 STORM CLE&N-OUT 1, i �l __" ,-,,--. I , - , -- ",-,,, 1 I 'I ", , . ---' -,,, ____' 1� --' 1� , , I . . - . . F_ .,., __ - 1_7, , , , I - " ,,, _ . I r I " 11.1 --- . _-.-_.__i___ 1-1 I ---"-"- w ,� I , �,�,, 11 . . ,__� I 1. - ____ . - � ____.., - __-, I, 1 ,,,--R - ___ __1 I 1'r, , , , * '�_. � 6 6 . '. '. - - - . , - I ��l I _�-_ - � , , I . �, , , *N-11 . � I .11 . - - q r - - _-It.- _ � , " ., . - - __, � � , ki ,� . . I --,-- `� % , _ , I --,�-,: , , , " ,---,,, 1__-Z� I � , - ' I . - , " -.% ., � � __ 11 * LUMINAIRE SIGN I , I ,,, - _ - _1_ -a, "' I I", � -1 - � . '' "I", 1, _.. % I - 11 " rl_�_. .. % � __ ___ ___ � __. - 11 ,-,, - i._ - 1.�� _.�, .r __ - �, ".,--, - ��l " , - ,.::� 11 I I',' 1--,_ '. ____ 7- -1. � . ___�.l '" - . - _�l _�� I I . l,_"' , - . � _, % � I I - i " I . " 'd � `-, _" - I 1 09 , __' _" .I.-- 1�1 I I r � - _ , � "I ", ' � _r ` ,:::;;;r"';" . . � - , - ^ I \%_,�",� I � - I,---- 0 UP -LIGHT SOLLARO ! � . . � I I I . . I I " � � � I . I z _*,� , lk. ,,, � I I, 1, ,� , , I I . I % - I . I - , .11 I 1, *% "i I � I I J %1- -, I . I . . 11 I I _ I .. , � , . I *%�, .-, -';�, , � PLAT OF TUSCANY-WOODS I I - I , I . � , � , , ,�. 16 . I . - 11 ,,.A��,- - . . . I . I � \ . �,�,__.� ,."--. . I I , I , I '. I 1. is .1 � . _"m " � . .\ 1. m - I._ I I �� 'I, e I __� - .� , I-,- . I � 1 el I � - � % . I 1. ,� 1, I - �,`�_ - " . I I '_.. 11 e I ! -, mr#la% . Vp^^IAPHY EXHI" NOTE L 0_T_ B COMPIOSITE I k.1%.lnr-%l ul I THE RELATIVE POSITIONS SHOWN ON THIS SHEETr ARE THE COMBINATION OF GROUND SURVEY TOPOGRAPHY FROM 1999 AND THE DESIGN PLANS FOR COTTAGES WEST DEVELOPMENT, CURRENTLY UNDER CONSTRUCTION� THE SIGNIFICANT 'TREES DEPICTED HEREON ARE THOSE TO BE RETAINED PER SHET C1.14 OF SAID DESIGN PLANS. OTHER TREES MAY BE PRESENT AT THIS TIME BUT ARE SLATED TO BE REMOVED. ONCE TfiE COTTAGES WEST IMPROVEMENTS AR E COMPLETED, a 11 I - - .-i GRAPHIC SCALE 40 80 (IN FEET) 1 inch - 40 A iso HLA 200flM59M0Z r . �, SITE BENCHMARK (TEMPORARY) m FOUND 2" BRASS DISK WITH PUNCH IRV & LS.#15667 IN 2" PIPE IN, CONC, IN CASE DN. 0.5' AT INTERSECTION OF 2ND AVE SW AND SW 356TH ST ELEV =:;: 272.6S �� __ SURVEY REFERENCE BLA NO, OG-104014-00-SU, CITY OF FEDERAL 'WAY, RECORDING NO. 20011205900002, RECORDS Of KING CO U N TY. WA, I-- - - - I L Al_� BOUNDARY DISCLAlmoR THIS PLAN DOES NOT REPRESENT A BOUNDARY SURVEY, SUBJECT AND ADJACENT PROPERTY LINES ARE DEPICTED USNG FIELD -FOUND EVIDENCE AND I RECORD INFORMATION, I I I 11 . - , CAU"nom UNDERGROUND UTILITIES EXIST IN THE AREA AND UTILITY INFORMAT10N SHOWN, MAY BE INCOMPLETE. STATE LAW REQUIRES THAT CONTRACTOR, CONTACT THE ONE -CALL UTlUTY LOCATE SERVICE AT LEAST 48 HOURS BEFORE STARTING ANY CONSTRUCTION. 1-800-424-5555 Sff E lN'r'm-'-O`AMA71ON M TELEPHONE VAULT -& FIRE HYDRANT TAX LOT NUMBER 3021049017 0 TELEPHONE RISER M WATER VALVE SITE ADDRESS xxxx M GAS VALVE IM WATER METER FEDERAL WAY, WA 98003 E3 GAS METER ld FIRE STAND PIPE SITE CONTACT HEIDI SWARTZ PHONE NUMBER 206-730-6933 0 SANITARY MANHOLE Q WATER MANHOLE ZONING TBD TOTAL LOT AREA 190,000± S.F.(4.,36 AC.) 0 SANITARY CLEAN -OUT 0 CABLE TV BOX I E:] CONCRETE HATC14ING 0 REBAR &CAP L.EGAL D"'ESCRIPTION E] ASPHALT HATCHING ..12�,4 SPOT ELEVATION * ESSOR PROPERTY DESCRIPTION, TREE LEGEND - LOT 0 OF FEDERAL WAY LLA # 0,0-1,04014-00-SU REC # DECIDUOUS TREE .1 I AL=ALDEIR 20011205900002 SO LLA BEING LOCATED IN NE 40F NE I 0� MP=MAPLE OF SEC 30-211-4� � u DS=DECIDUOUS . AL12 - TRUNK DIAMETER ON) MA-MADRONA BASro OF BEARING t OK=OAI< I TYPE CH=CHERRY � BLA NO. 00-1 4-00-SU, CITY OF FEDERAL WAY, EVERGREEN TREE CE=CEDAR RECORDING NO.2001120590000,2, RECORDS OF KING DF=DOUGLAS FIR COUNTY, WA. HE=HEMLOC,K DF 8 PI -PINE ESTABLISHED 195.2 EVG-EVERGREEN .� I VIA GPS OBSERVATIONS ' . � � 1. BENCHMARK IS "HAFF" HEIGHT AGL IF MEASURED RECEIV KCAS DISK MARKED "HORIZONTAL CONTROL DISK NOTE- . - HAFF 199,0" SET IN. CONCRETE MOUND I I E. TREE DRIP LINES ARE NOT TO $CAL �l TREE SYMMS .8 2( � . . AT THE NORTHEAST CORNER OF PARKING REFERENCE TRUNK LOCATION ONLY. TRUNK DIAMETERS . . LOT OF T14E KING COUNTY PUBLIC WORKS WERE APPROXIMATED AT 3.6 TO 4' ABOVE GR(%R00E9V5tR I FACILITY IN RENTON, TREES SHOWN ARE FOR REFERENCE ONLY AND OTHER CDS ELEV.= 337.37' - 11 11 1. . � I - TREES AND VEGETATION MAY - EXIST. I . �. I I FLO. GRM PN/KB . FLD. BOOK.- 195/21 - � I I � .DRAWN BY: JMB � � JOB #. 984,80.2 1 E -� 1 1 /i 8 /n8 41271 '1A 0"'A y tN �T 1 4 OF 4 1 LANDSCAPING SEE LANDSCAPING PLAN FOR LANDSCAPE TYPES, DESIGN, BUFFER ZONE, SIGNIFICANT TREES. AND ALL CALCULATIONS UTILITIES CONNECTIONS FOR STORM DRAIN, FIRE HYDRANT DOMESTIC WATER, AND SEWER SYSTEMS ARE ON SITE AND STUBBED OUT. SEE ARTICLE 7-RESERVATION OF NON-EXCLUSIVE EASEMENT, IN COPY OF PROPERTY SALE AGREEMENT FOR EASEMENTS BETWEEN PHASE I AND II. LOCATION OF ALL UTILITY BOXES, MECHANICAL AND ELECTRICAL EQUIPMENT, MAINTANCE STRUCTURES, FIRE HYDRANTS, AND PRELIMINARY DRAINAGE FACILITIES DESIGN SHOWN IN CIVIL PLANS, SHALL BE SUBJECT TO REVIEW AND APPROVAL BY DIRECTOR OF COMMUNITY DEVELOPMENT PRIOR TO ISSUANCE OF BUILDING PERMIT. BUILDING DATA CODE: 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: PHASE III: SIZE, TOTAL: PHASE I & II -EXISTING: PHASE II: PHASE III: RS 7.2 RS 9.6 APPROX. 22 ACRES 377,467.0 S.F. 187,780.0 S.F. 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 III: 68,786.0 S.F. LOT COVERAGE (BLDGS): 17.5%,60% TOTAL SITE: 200,136.0 S.F. LOT COVERAGE (BLDGS) 20.8%<60% BULK REGULATIONS NUMBER OF UNITS PHASE I - EXISTING: BUILDING A: 26 BUILDING B: 32 BUILDING C: 20 COTTAGES: 16 SUB -TOTAL: 94 PHASE II -EXISTING: BUILDING D: 30 BUILDING E: 29 SUB -TOTAL: 59 PHASE II: BUILDING F: 50 BUILDING G: 32 BUILDING H: 25 BUILDING I: 32 BUILDING J: 35 SUBTOTAL: 174 PHASE III: 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 1-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 II (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: 154,656.0 S.F. PHASE III (COTTAGE CLUSTERS I-XIII): SUB -TOTAL: 103,242.0 S.F. TOTAL FLOOR AREA: 443,545.0 S.F. VICINITY MAP AI11m IrAT r%r1Ar%f-r%T\/ IMPERVIOUS CALC'S - BUILDINGS TOTALS FOR PHASE I -EXISTING (BLDGS A,B,C): BUILDING FOOTPRINTS: 28,356.5 S.F. ENTRANCE PATIOS: 1,547.2 S.F. ROOF OVERHANGS_ : 2,563.7 S.F. SUB -TOTAL: 32,467.4 S.F. PHASE I -EXISTING (8 COTTAGES): BUILDING FOOTPRINTS: 20,413.6 S.F. ROOF OVERHANGS: 2,565.6 S.F. SUB -TOTAL: 22,979.2 S.F. PHASE I -EXISTING MECH. BUILDING FOOTPRINT: 384.0 S.F. SETBACKS: ROOF OVERHANGS: 120.0 S.F. FRONT: 20 FEET SUB -TOTAL: 404.0 S.F. SIDE: 5 FEET REAR: 5 FEET PHASE II -EXISTING (BLDGS D,E): FROM SF ZONE: 100 FEET BUILDING FOOTPRINTS: 22,026.2 S.F. ENTRANCE PATIOS: 773.6 S.F. BLDG HEIGHT: 30 FEET ABOVE A.B.E SEE A-1.3 ROOF OVERHANGS: 1,603.7 S.F. SUB -TOTAL: 24,403.2 S.F. BLDG HEIGHT WITHIN 100 FEET OF SINGLE FAMILY ZONE: 15 FEET PLUS 5 FEET TO AVERAGE PHASE II (BLDGS F,G,H,I,J): ROOF HEIGHT OF 20 FEET. BUILDING FOOTPRINTS: 54,995.6 S.F. NOTE: SEE SITEPLAN, BLDG J AND ELEV. A/2 DOES ENTRANCE PATIOS: 2,820.8 S.F. NOT EXCEED 20 FEET IN HEIGHT. ROOF OVERHANGS: 4,547.5 S.F. SUB -TOTAL: 62,363.9 S.F. MAX BLDG WIDTH WITHIN 100 FEET OF SINGLE FAMILY ZONE: 50 FEET PHASE II -PROPOSED MECH. BUILDING FOOTPRINT: 240.0 S.F. MODULATION REQUIRED FOR FACADES OVER 50 ROOF OVERHANGS: 96.0 S.F. FEET MECH. PADS 400.0 S.F. MIN. DEPTH: 3 FEET SUB -TOTAL: 736.0 S.F. MIN. WIDTH: 4 FEET MAX. WIDTH 35 FEET PHASE III (COTTAGE CLUSTERS 1-XIII): NOTE: ALL FACADES ARE MODULATED PER BUILDING FOOTPRINTS: 60,990.6 S.F. ABOVE. ROOF (OVERHANGS: 13,842.8 S.F. PATIOS: 5,363.0 S.F. MAX. LENGTH OF BUILDING FACADES: 120 FEET SUB -TOTAL: 80,196.4 S.F. NOTE: REQUESTING MODIFICATION FOR ALL BUILDING FACADES OVER 120'-0" IN LENGTH. PROJECT TOTAL: 223,549.9 S.F. n 0 r r MIN. 100'-0" SETBACK r BUILDING PERIMETER 4'-0" DEDICATION w FOR MULTI -FAMILY w WALKWAYS LINK WITH FROM PROPERTY U) DEVELOPMENT FROM o SITE RECREATIONAL LINE. SINGLE FAMILY ZONES TRAIL SYSTEM N N N�c-1 �4§T__ AVE SOU 25'-4 1 7-7 -1 155 -5" I �2 2 L�2 9'-' - ------ ---- I } z ----- rt- 1 24 2 O z I� I , 11J EXIST'G COTTAGES EXIST'G COTTAGES DISPOSAL =D 6'z24' EXIST'G \\ COTTAGES �. c� 9bZ EXIST'G COTTAGES OS� � Iw ° q t2 9� tORIST'G BUILDING 1ST FLR F.F.=24f -n 9,550.0 S.F. T•G BUILDING C FLR F.F.- .0' 10,966.0 S.F. EXIST'G BUILDING B ` 1ST FLR F.F.=248.5' 9,100.0 S.F. 7�;2 � //" �z - /1�JS1 OS EXIST'G ING PEI COTTAGES qC AYS LI I E ECREA / I SYSTEM EXIST'G \ EXIST'G COTTAGES ° COTTAGES REAR � �.•�' •� �� •P 8-C �. CL T R IX UNIT C +266'-8" 11m EXIST'G BUILDING E I I r- 1ST FLR F.F.=271.5' - I BUILDING F EAST WING ' " 12,375.0 S.F. I a CID I \` ' • _ r DRIVEWAY I " I BUILDING F W/ I I zI 23 STALL UNDERGROU PARKING GARAGE \ .: oat I (WEST WING ONLY ST FLR F.F.=272.5I Z 19,455.0 S.F. ( Z L0 o' j l00� E BUILDING F WEST WING ( I Q 0 DRIVEWAY SME AGE AAA BUILDING G W/ n TYP. 1000 li •'.�Q c �` STALL UNDERGR z MECHANICAL PARKING GARAG I ( " o PAD 1 ST FLR F.F.=27 ' c� - 9,178.0 S.F. LL 0 N I I I ' 20'-0" LANDSCAPING (n BUFFER. (SEE I LANDSCAPE PLANS FOR SCREENING, BU ING I W P (0 I GI AND SIGNIFICANT '• • • • f i,'• • S.F.I �� •- •� UNDERGROUND 40 • �I■It.tl•-I.t.__:-tt'tttttJ•t.l.ttl t.N.t.l.t.-.I-�� J \tuJtl- t.tl•t.I.t. -Itlit...-1.t.-.l t..tt.t.t.ttltit _ tttlt.tt•tlttlt...-t.ttt\_�-- .tttl t..Ittt..-i__I-..tttt I � •�i t-i-It•ltlpt.I.t.t. tt.Jtl-tl•-I.t-t-.tt.t-t._tl• ® CONC. tt�\\� Ia i ._ ._. _.._.._.._ ._.. — �. • — •'/•• UNJ C 2 4'-8„ _. 6, 1 u r .«.:_.:_..«......�...._....._.«...r...:�...� f . �,......�...�....,.,� . 1 .. ...G'. .�.....�.»._...« _ — — — — — • �. _ .. _ .. P L - _ _ _ • — —= — - - 1 - ACCESS ROAD VIII • ' _ _� _ 8 6' i 5-(, 1�5'�" _1 -8 74'-11" 1' 3' 107'-5„ .. ,` IT C +254'-8" .. , w ° 3-C CLUS R VII 4-C r ` NEW DISPOSAL SHED ' 1-C CLUS ER VI 2-C UNIT C +249'-B" UNIT C +249'-8' ' UNIT C +250'-8" UNIT C +250'-8" w\ v • 1'I�+ MIN 12'X20' C!_ - MIN. MULTI -FAMILY " SETBACK \\\\\\\`` UNIT 8 +272' 8" UNIT B +272 4-A/35-B 36-A �37 B FOR MULTI -FAMILY NIT A +262'- NIT A�+:262 8" ICI DEVELOPMENT FROM r 2ND AVE SW UNIT B +2 '-8 SINGLE FAMILY ZONES 6-A/27— iNIT A +254,-8" 1 I \ UNIT B +255' UNIT B +249 LU I CLU. ER II O 1 7-A/18- ' UNIT B +265-B ;� •, '9 9-A/10-B 11-A/12-B w ��j za-=-� ��rr - ' UNIT A...-+239'- UNIT A +239'-8" 13-A/14-3 15-A 16-B NIT A +�az'-s" / A 9- CL R Xi, UNIT A 239'- UNIT -.A +239'-8" I A NIT A +254 IUST R NIT B +265`-8" NIT AA�3�-" UNIT E +265'-� UNIT B + 5'- UNIT D +252'-8 _ ///////// 9-A/2 32-D/33-E ::. - :• IT A +242'- " •� ICY' I 3RD PL SW X. \_I NIT B +25 8" - 6 • ( CLUSTER XIII Nlr A +242'-8" 1 38-C 39-C \ us X I _ ........................................ 23- C „IU / NI C +253'-8" la .\ PHASE III """••••••• . > � �UNIT C +zs1'-B - ............... •_.CLUS R XI _ - 2,So••� •.� IT C +251'-8„ ......... . • ............................................................ • i I \2� �► .. CHASE 111 I _ • PH �' •' ASE II! , VILLAGE GREEN OF FEDERAL WAY PROCESS IV PHASES II & III EXTENSION SUBMITTED NOVEMBER 18, 2008 RESUBMITTED AUGUST 03, 2009 & DECEMBER 21, 2009 OWNER -VILLAGE GREEN OF FEDERAL WAY, A RETIREMENT COMMUNITY LLC (206) 824-6224 AGENT-HEIDI SWARTZ (206) 730-6933 JOJI MINATOGAWA INC. 207 Harvard Avenue East Seattle, Wa. 98102 U.S.A. (206)320-9596 - RFSUBMITT B DEC 21 2009 o� B�WAY BUILDING DEP OVERALL SITE PLAN SCALE: 1 " = 1 - 0" 60 0 60 120 1 "=60' 3293 REGISTERED SRC ITE,CT JOJI MINATOGAWA STATE OF WASHINGTON A— I 0 0 SHEET NO. 1 OF 9 1ST AVE SOUTH EXISTING PARKING FOR VILLAGE GREEN AC =ACCESSIBLE 11 STALLS R =SIGNED RESIDENT 18 STALLS FR =FUTURE SIGNED RESIDENT 2 STALLS S =SIGNED STAFF 1 STALLS MAINT =MAINTENANCE 4 STALLS BUS =VILLAGE GREEN BUS 1 STALLS V =VISITOR/OPEN 45 STALLS G =GRAVEL LOT 21 STALLS TOTAL EXISTING PARKING 103 STALLS SEE SHEET A-1.2 FOR EXISTING AND FUTURE ADDITIONAL NEW SITE PARKING CALCULATIONS CD RESUBMITTED DEC 2 1 Z00 CITYOiLDING DEPT. W U EXISTING SITE PLAN W/ EXISTING PARKING VILLAGE GREEN OF FEDERAL WAY PROCESS IV PHASES II & III EXTENSION SUBMITTED NOVEMBER 18, 2008 RESUBMITTED AUGUST 03, 2009 & DECEMBER 21, 2009 OWNER -VILLAGE GREEN OF FEDERAL WAY, A RETIREMENT COMMUNITY LLC (206) 824-6224 AGENT-HEIDI SWARTZ (206) 730-6933 ■ JO JI MINATO GAWA INC. 207 Harvard Avenue East Seattle, Wa. 98102 U.S.A. (206)320-9596 3293 REGISTERED �RCHITEQT JOJI MINATOGAWA STATE OF WASHINGTON A-1.1 SCALE: 1 " = 40'- 0" 40 0 40 80 1 "= 40' SHEET NO. 2 OF 9 PARKING PHASE I & 11 (MULTI -FAMILY): NUMBER OF UNITS: 311 NUMBER OF EXISTING PARKING STALLS: 103 NUMBER OF NEW STALLS: 90 SUB -TOTAL OF PARKING: 193 PARKING RATIO (UNITS/TOTAL STALLS) 1.6 OR (.62 STALLS PER UNIT) PHASE I (SINGLE-FAMILY): NUMBER OF UNITS: 16 NUMBER OF EXISTING PARKING STALLS: 16 NUMBER OF NEW STALLS: 0 SUB -TOTAL OF PARKING: 16 PARKING RATIO (UNITS/TOTAL STALLS) 1 OR (1 STALLS PER UNIT) PHASE III (SINGLE-FAMILY): NUMBER OF UNITS: 40 NUMBER OF EXISTING PARKING STALLS: 66 NUMBER OF NEW STALLS: 0 PARKING RATIO (UNITS/TOTAL STALLS) 0.6 OR (1.7 STALLS PER UNIT) TOTAL PARKING FOR ENTIRE SITE: TOTAL NUMBER OF UNITS 367 TOTAL NUMBER OF PARKING STALLS 275 1ST AVE SOUTH - - - - - -----_ .-. _.----$ - -- - - ------ ._ --- 1- -_. .. I PARKING RATIO (UNITS/TOTAL STALLS) 1.3 OR / PARKING GARAGE • D (.75 STALLS PER UNIT) I I +21 I 1 / +7 STALLS I INFORMATION BASED ON AUG. 3, 2009 REVISED STUDY BY STALLS TSI (TRANSPORTATION SOLUTIONS INC., REDMOND, WA). % SEE SHEET A-1.1 FOR ADDITIONAL PARKING INFORMATION I / I U) P 10 I G! BUILDING J BUILDING i UILDING W I I / W/OPTIONAL UNDERGROU ATI IONALUNDERGIR I j / PARKING GARAGE PARKING GARAGE I ; 7. •._.. RESUBMITTED DEC 2 12009 CITYBUILDING D PTV FUTURE NEW SITE PARKING SCALE: 1 .0 •• • •• .0 DRIVEWAY DRIVEWAY S ffiE ACCESS ROAD LLAGE GREEN OF EDERAL WAY PROCESS IV PHASES II & III EXTENSION 3MITTED NOVEMBER 18, 2008 SUBMITTED AUGUST 03, 2009 & DECEMBER 21, 2009 R-VILLAGE GREEN OF FEDERAL RETIREMENT COMMUNITY LLC (206) 824-6224 IT-HEIDI SWARTZ (206) 730-6933 m 'I MINATOGAWA INC. 207 Harvard Avenue East Seattle, Wa. 98102 U.S.A. (206)320-9596 3293 REGISTERED ARQHITEQT JOJI MINATOGAWA STATE OF WASHINGToNJ kY A- 1 2 0 SHEET NO. 3 OF 9 NE 1 /4-, SECT 30, TWP 21 tl tl, R H E 4 E. W.M• GRAPHIC SCALE 60 0 30 60 120 240 ( IN FEET ) 1 inch = 60 ft. 30' 42° - . - _. 20' LANDSCAPE BUFFER, TYP. _..._ 4 , DEDICATION 40.72' BUILDING PERIMETER� F WALKWAYS LINK WITH .`" .Y.• -� SITE RECREATIONAL TRAIL SYSTEM . co BLDG F ` I N 20.9' 6" FIR E SERVICE TER SERVICES,' TYP 23 STALL 1 I' DEDJCATION: IDE SEWER UNDERGRND :MH STUB PARKING GAR - AGE�,f 3 20% MAX � FF=272.5 ry P1=263.5 EXISTING 3 Sw O N DR S 348th ST ^y SITE SW 2nd ST � Hy ebos State Park s� SJra (n ¢ Sw 35 th PL N S 356th ST U' V) V) 99 ¢ Q < ¢ 5 VICIN" MAP NOT TO SCALE REFER TO LOCATIONS THE OF LANDSCAPE SIGNIFICANT PLANS AND SURVEY FOR THE TREES. NOTE THAT BUILDING F CONFLICTS WITH AN EXISTING WATER MAIN. THE FINAL CONFIGURATION FOR RELOCATING THIS WATER MAIN WILL BE DETERMINED IN CONJUNCTION WITH LAKEHAVEN PRIOR TO ANY CONFLICTING CONSTRUCTION. OWNER/APPLICANT: VILLAGE GREEN OF FEDERAL WAY, LLC P.O. BOX 98309 DES MOINES, WA 98198 CONTACT: HEIDI SWARTZ 206-730-6933 ENGINEER/SURVEYOR: DUNCANSON COMPANY, INC 145 SOUTHWEST 155TH STREET, #102 SEATTLE, WA 98166 CONTACT: HAROLD DUNCANSON 206-244-4141 SITE LOCATION: 1ST AVE S & SW 356TH ST FEDERAL WAY, WA TAX LOTS: 302104-9017 & -9146 SITE AREA: VG PHASE II 190,398 SF (4.37 AC) VG PHASE 111 393,557 SF (9.03 AC) ZONING: R7.2 & R9.6 UTILITY INFORMATION WATER: LAKEHAVEN UTILITY DISTRICT SEWER:. LAKEHAVEN UTILITY DISTRICT FIRE: SOUTH KING FIRE SCHOOL: FEDERAL WAY SCHOOL DISTRICT ELECTRICITY: PUGET SOUND ENERGY GAS: PUGET SOUND ENERGY PHONE: QWEST CABLE: COMCAST LEGAL DESCRIPTION LOT D, CITY OF FEDERAL WAY BOUNDARY LINE ADJUSTMENT 00-104014-00, AS RECORDED UNDER KING COUNTY RECORDING NUMBER 20011205900002. LOT B, CITY OF FEDERAL WAY BOUNDARY LINE ADJUSTMENT 00-104014-00, AS RECORDED UNDER KING COUNTY RECORDING NUMBER 20011205900002, LOT D IS VILLAGE GREEN -PHASE 11, AND LOT B IS COTTAGES WEST -PHASE 111. EARTHWORK ESTIMATES AREA TO BE DISTURBED = ±4 AC APPROXIMATE GRADING QUANTITIES: CUT = 9,000 CY (DESTINATION T.B.D.) FILL = 3,000 CY AREA SUMMARIES VG PHASE I (LOT C) (PARCEL AREA: 377,922 SF) VG PHASE 11 (LOT D) (PARCEL AREA: 190,398 SF) EXISTING IMPERVIOUS (PHASE 1) 181,312 SF PROPOSED TOTAL IMPERVIOUS (PHASES I & II) 372,761 SF VG PHASE III (LOT B, COTTAGES WEST) (PARCEL AREA: 393,557 SF) EXISTING IMPERVIOUS 55,483 SF PROPOSED TOTAL IMPERVIOUS 186,160 SF TOTAL IMPERVIOUS COVERAGE (ENTIRE SITE 58.11 NOTES t , 1. OFF -SITE BOUNDARY INFORMATION WAS APPROXIMATED FROM THE KING COUNTY ASSESSOR'S MAP. 2. DETAILED ROAD AND DRAINAGE PLANS WILL BE PREPARED WITH THE INDIVIDUAL BUILDING PERMIT APPLICATIONS. 3. TOPOGRAPHIC DATA OBTAINED FROM FIELD SURVEY BY DUNCANSON COMPANY. 4. LOCATIONS OF BUILDINGS AND TRAFFIC AREAS FOR ADJOINING EMS-TING VILLAGE GREEN SITE APPROXIMATED FROM ARCHITB 2009 CAUTI6 KCAS F FEDERAL WAY UNDERGROUND UTILITIES EXIST INBUMjWQERTD UTILITY INFORMATION SHOWN MAY BE INCOMPLETE. STATE LAW REQUIRES THAT CONTRACTOR CONTACT THE ONE -CALL UTILITY LOCATE SERVICE AT LEAST 48 HOURS BEFORE STARTING ANY CONSTRUCTION. -800-424-5555 IDUNCANSONI Company, Inc. 145 SW 155th Street, Suite 102 Seattle, Washington 98166 Phone 206.244,4141 Fax 206:244, 4455 i *` f.W co 00 LL 0 CD if c t, � � x m F- f�- z z w w o co z v o c� c� 0 0 cr_ cn w w 0) V) 0 numm 0 cn � Ld w a Ir rn M 00 Ld Q N O 0 \ N 00 o O N z OF 1 SHEETS CTS\1998 PROJECTS\98480.2\98480.2LDT\dwg\VILLAGE GREEN —SHEET C1.dwg Village Green Phases 11 and III Landscapet _' ; • x ;�'. r Ned Gulbran ASLA Landscape Architect 2833 Mt. St. Helens Pl. S. Seattle, WA 98144 (206) 725-0390 gulbranbn@comcast.net OD < 0) Cr w CO :D CF) CO a C. C) CY) W U.. Cf) U- 0 0 x 0 Cd w z w W M Z w Ci 0 CC 0 W a: CO w w w a a: 5 Oq M z 0 z P:-- Q- 0 Cr U V) CO LIJ LAJ O DRAWN: NG D A TE December 21, 2009 WASH INGTON REGISTERED R ,�ANDSCA 11CTEE H1 CT C. EDWARD GULBRAN, JR- CERTIRCATE No. 252 L�1 1 of 6 SHEETS 6 :V T Ti \1 T_ 7 N f A Pl! J� '4 A I k — — — — — — — — — — — — 'AMR L STATE OF INASHINGTON C 'APE Ap l f H11. C. FDOIARF) (SULBRAN, JR. CEF"',,-CArE NO. 252 December 21, 2009 Ned Gulbran ASLA Landscape Architect 2833 Mt. St. Helens Place South Seattle, WA 98144 gulbranbii@comcast.net (206) 725-0390 YP. VILLAGE GREEN EXTERIOR ENTRANCE -PLAN SCALE.- 1/861 - igmag mro%juev" 1 . -- DEC 2 120(91 --- CiTy OF FEDP ERAL WAY BUILE)ING DIT SHEET NO. 5.5 OF' 9