20-102998-Project Narrative-08-10-2020-V1COMMUNITY DESIGN GUIDELINES
The Redondo Heights Senior Living Apartments Project is a residential development
comprised of 212-unit independent rental retirement community with various income
levels, to be constructed in 3 buildings, each with their own parking garage at ground
level and interconnected by a subterranean parking structure, at 27400 Pacific Highway
South in Federal Way, Washington. The zoning designation for the site is Community
Business (BC) zone.
Each tower of the Project will include one level of Type IA construction (some of which is
below the grade plane) accommodating the administrative offices, structured parking,
mechanical/electrical rooms, residential lobbies, the majority of recreational and activities
rooms as well as other common areas. The five levels of Type VA construction will be
wood-framed over level one concrete lid, which provides the required 3-hour horizontal
separation, each in a “U” shape, creating large private courtyards on the podium level,
facing West.
The apartments will offer a mix of one- and two-bedroom units to offer a range of
affordable rental housing options to area senior citizens. In-unit amenities will include full
kitchens; including dishwasher, oven/range, and refrigerator, with select units offering
washer/dryer hookups, and full bathrooms with select units offering roll-in showers. The
units on the podium level will have direct access to the community courtyards.
The total building area is approximately 272,630 S.F. The following breakdown is
provided showing approximate uses:
Residential Units: 128,143 S.F.
Residential Amenities: 8,889 S.F.
Parking & Vehicle Circulation: 63,576 S.F.
Office Space: 1,466 S.F.
Mechanical/Electrical/Circulation: 70,556 S.F.
Common area amenities will include active lobbies with seating areas, library/business
center, fitness center, hobby room, two activities rooms, media center with home
theater, and, a social room located in a stand-alone common building between the two
residential towers. Outdoor amenities will include the private landscaped courtyards,
seating, rooftop decks, plant walls along the north and south elevations of the towers,
raised planters, pots, pea-patch garden on the rooftop, water features, public art, as
well as spacious semi-public plazas at the main entrance along Pacific Highway South and
along 13th Place South and adjacent to the social building in the middle of the site along
S 328th Street.
Site grades slope downward from west to east. The proposed design takes existing
elevation changes into account; however some areas may need to be shored-up or
cut/fill as part of the construction activities to ensure soil stability during and
subsequent to the construction activities. Soils are generally characterized as Vashon
Lodgement Till just below the existing fill.
The site is currently vacant, unimproved land. The site is bordered by S 272nd Street
to the north, an apartment complex to the east, existing businesses to the west and a
Park & Ride to the south. The site is comprised of approximately 109,713 S.F. (2.52
acres).
Noise currently exists from normal traffic along S 272nd Street to the north of the site,
and to a lesser extent from Pacific Highway South. However, the impact of such noise
on the completed project will be minimal as mitigation measures are purposely designed
into the project improvements, including for example landscaping buffers and a walkway
between the Project and S 272nd Street.
The Project is consistent with the Federal Way Revised Code (FWRC) as outlined below
which includes narrative regarding key development regulations:
• The Project is located within the Community Business area as defined in the City
of Federal Way Official Zoning Map.
• Senior housing is a use allowed outright in accordance with FWRC 19.220.080.
The Project is compatible with the current zoning and comprehensive plan area
designations.
• The proposed project will be an independent senior housing complex. The
project will consist of 212 units. The estimated number of PM peak hour vehicle
trips generated during an average weekday street PM peak hour period will be
55.12 trips assuming full occupancy. This is based on ITE Trip Generation 10th
Edition for Land Use Code 252; Senior Adult Housing Attached.
• The Project will be just below 65 feet in height as allowed outright by the code
provisions. The only areas which will exceed this maximum height limit are
appurtenances for stair towers and elevator penthouses, which are allowable per
FWRC 19.110.060, given that they do not hinder views. The Project will not
alter the current allowable base building height and therefore there are no
significant impacts anticipated. A total of 145 parking stalls are provided in a
structured fashion for the use by the residents, staff, and guests.
• During the construction phase, on a short-term basis, there will be normal
construction noise and noise from truck and van traffic making daily visits and
deliveries to the site. On a long-term basis, after project construction is
completed, a normal but reduced level of traffic noise is expected since only
public transit vehicles and passenger vehicles are expected to frequent the site.
During the construction phase, noise would come from the site primarily during
daylight hours, with virtually no noise or traffic during the evening hours.
• Construction activity is expected to take place for a total of approximately 28
months. Construction will begin on the Southern side of the side. All site work is
to be completed at one time, at the beginning of the construction period.
• The Project will create new jobs in Federal Way. Professional and qualified staff
will be required to run the day-to-day business.
• The Project will not adversely impact the views of the neighboring properties nor
will it increase the shadow impacts as it would have otherwise with a taller
building.
• The proposed vehicle access to the site will be from S 272nd Street which is
located within the limits of the City of Kent onto a private drive. The private
drive will include pull-offs for pick-ups and drop-offs as well as deliveries.
• The garage entrances are accessed from the private drive, minimizing congestion
from entering and exiting vehicles along S 272nd Street.
• Existing S 272nd Street meets Kent’s requirements for street profile, so no
improvements are necessary. The private drive will include 6’ wide sidewalks and
planting on the west side, in front of the Project.
• Required Yard/Building Setbacks - On the north side (front of the North Building),
facing S 272nd Street), the building is setback 20’ from the property line. The
west side of the buildings have 20’ or more setback.
• Light will emanate from any existing street lights as well as new exterior lights
attached to the buildings’ facades. Minimal glare from exterior lights will emanate
from or illuminate the building and the adjacent sidewalks during evening hours.
Any glare would be minimal as such lighting is primarily for the safety and
convenience of pedestrians in accordance and consistent with Crime Prevention
through Environmental Design (CPTED).
• The project might cause an incremental increase in the concentration of the
potential need for fire protection, emergency services and police protection by
bringing a significant number of new residents to a central location, but would
likely decrease the disbursal of such public services in other areas of the City
where residents relocated from to the project. Because of the proximity of major
medical and health care facilities and a variety of medical, surgical and dental
clinics in the vicinity, we do not foresee an increase in the need for such medical
or health care services but rather an increase in the convenience and utilization of
the existing facilities and services. Nevertheless, the building will be fully
sprinklered for fire protection purposes, and will utilize smoke alarms and both
audio and visual emergency alert systems to enhance fire safety. In addition, the
proposed project will coordinate with local social service agencies, independent
care providers, governmental agencies and community groups to provide
supportive services and assistance to elderly and disabled elderly residents of
the project, thereby decreasing the potential impact on public emergency
services.
• The project also will utilize trash compactors to minimize the frequency of trips to
the project site for garbage/refuse removal services. Each building will have a
room designed and designated for trash and recycle accessible from the private
drive. The trash room is designed in general conformance to FWRC
19.125.150.
• The source of water runoff is from rainfall. All storm water from the proposed
development will be collected through a network of conveyance pipes and catch
basins. Runoff from the building and paved areas will be collected and conveyed
to an on-site storm water detention system. All storm water runoff will be
detained on-site prior to discharge into the municipal storm water system. An
on-site storm water detention and water quality treatment system will be
designed and constructed in accordance with City of Federal Way Standards.
• Electric energy will be used for heating, lighting and cooking. Natural gas will be
used to fire boilers to provide central hot water. Based on information obtained
from Puget Sound Energy (PSE), there appears to be enough capacity for the
proposed development. Based on information obtained from Highline Water
District and Midway Sewer District, the current domestic water and sanitary
systems have enough capacity to handle the proposed project. We have copies
of the water- and sewer-availability certificates.
• FWRC 19.110.010 - Affordable Units. The code requires that 5% of the new
dwelling units to be affordable. Based on the program utilized by the owners, as
staffed and managed to the standards of the Senior Housing Assistance Group
(SHAG), the following criteria is set in place:
a. 20% of the units will be set aside for tenants earning no more than 50%
of the area's Adjusted Median Income (AMI);
b. 30% of the units will be set aside for tenants earning no more than 80%
of AMI;
c. 50% will be at market rate.
This criteria set by the owner surpasses the minimum requirement for affordable
units as defined in FWRC 19.110.010.
• School Mitigation Fee. In accordance with FWRC, school impact mitigation fees
are required for multifamily residential projects. However, certain housing for
elderly is exempt from the impact fee. Based on the program utilized by the
owner, as staffed and managed to the standards of the Senior Housing
Assistance Group (SHAG), the units will be rented exclusively to elderly residents
who are 62 years of age or older. A covenant will be recorded disallowing
children from residing on premises. Additionally, a Regulatory Agreement and a
Regulatory Agreement (Extended Use Agreement) will be recorded against
property to ensure that the project will provide long-term affordable housing for
the targeted low- and moderate-income population. Since the proposed
development meets the exemption of FWRC 19.95.060(1)(a), this project is
exempt from school impact mitigation fees.
• Recreational space both indoor and outdoor has been provided. Per
19.220.080 (Note #5), the extent of open space is determined on a case-by-
case basis. Common area amenities will include active lobbies with seating area,
hobby room, library/business center, fitness center, media center with home
theater, social room and two activities rooms. Outdoor amenities will include the
private landscaped courtyards, rooftop decks, seating, plant walls along the
north and south elevations of the building, rooftop pea-patch gardens, raised
planters, pots, water features and public art, as well as a spacious semi-public
plaza at the main entrance along Pacific Highway S. The following provides a
breakdown of the uses:
a. Outdoor (Total Area: 14,393 S.F.)
b. Indoor (Total Area: 8,889 S.F.)
• The building will comply with 2015 Washington Energy Code requirements for
glazing and insulation. In addition, the owners have elected to voluntarily comply
with certain sustainable building program guidelines known as the Evergreen
Sustainable Development Standards, Version 3.0 with respect to the
development and construction of the proposed project, which include a variety of
energy conservation features.
• Community Design Guidelines - The building design and siting has been
accomplished in general conformance with FWRC 19.115.010(2) - CPTED, FWRC
19.115.050 - Site Design, FWRC 19.115.060 - Building Design, and FWRC
19.115.090(1) - District Guidelines for BC.
• Modulation is utilized throughout each building’s façade to break up its mass in
accordance with 19.115.090(1)(p), facing east and west. The overall length of
the North Building that faces a non-arterial street is 105’-6”. Located midway
along the façade of each building is a central courtyard where the building steps
back ranging from 15’ by 41’ (North Building) to 24’by 27’ (Center Building) to
12’ by 25’ (South Building). Each façade has no wall length that is longer than
26’ in length before there is a modulation that is a min of 2’ deep and 10’ in
width.
• Use of architectural styling, building modulation, and a variety of exterior colors
and building materials are proposed to create a high standard of architectural
design and character, creating a vernacular for the immediate vicinity and to
satisfy the Community Design Guidelines, FWRC 19.115.090(1)(r). Large window
openings, display windows, & grillwork make up the façade. Individual windows
are used, with visible trim or joints around each window. The roof heights and
slopes will be varied along the building’s façades. Multiple colors are proposed
for the exterior color scheme. The principal exterior materials are brick veneer,
fiber-cement panels, and decorative scored concrete. New hardscape and
extensive ornamental landscaping throughout the site including at the street
frontage will be provided with native and drought-tolerant plants. Community
courtyard and terraces incorporate landscaping, art, planters and public seating
areas.
• Differentiating façade treatments at the 1st level, through the use of brick
veneer, decorative screen grills in garage wall openings, wall mounted trellis’ help
create the base to the building. Alternative siding patterns and colors, larger
window openings with trim will create a distinct middle for the building as outlined
in FWRC 19.115.090(1)(q). In addition, varying roof heights and pitches will
clearly articulate a distinct top of the building.
• Entry Treatment (FWRC 19.115.090(1)(b)(c): The main entranceway for
pedestrians is located on Pacific Highway S, the main right-of-way. Key design
features are used to create human scale, such as canopies and trellis work above
the windows, a prominent entrance with significant water or art features and
seating. Modulated façade and roof lines are used to break up the mass. A
prominent canopy overhang distinguishes the main pedestrian entrance. Much
glazing is used in the façade making the residential lobbies and indoor common
areas visible to pedestrians. Different materials and colors are used in the first
level to help bring the entrance to a human scale. Signage is also used. There are
community courtyards at the 2nd level that overlook the entrance plazas, providing
human interaction between the levels. Landscaping, planters and water features
help create decorative details.
• Above Grade Parking Structures: Different material/color is used on the facades
on the 1st level which contains the above grade parking garage. The openings in
the wall have decorative screens and trellis work to break up the facade.
• Building and Pedestrian Orientation - FWRC 19.115.070. The main entrance for
pedestrians is located on S 272nd Street. Secondary entrances, as well as the
primary automobile entrance, are located along private driveway to the west.
Additionally, a semi-public plaza is provided along S 272nd Street where main
building entrance for the North Building is located in accordance with
19.115.090(1)(k).
• All rooftop mechanical units will be screened as needed to ensure the units are
not visible from the public right of ways.