Exhibit D Community Design Guidelines Building Length and Footprint Modification Statement, dated November 8, 2018RECEIVED
DUNCANSON
Company, Inc.
November 8, 2018
City of Federal Way Department of Community Development
PO Box 9718
33325 8"' Ave S
Federal Way, WA 98063-9718
NOV 0 8 2018
CITY OF FEDERAL WAY
COMMUNITY DEVELOPME -
DC198480.6
Subject: Request for Modifications to Length of Buildings and Allow Flexibility in
Building Layout/Footprint
We respectfully request modifications to the building lengths from 120 feet maximum, as
specified in FWRC 19.155.090, individually for Buildings F, G, J and K. Please see sheet
A-1.0. Similar requests were made, and approved with the previous land use review. A
facade length extension and yard reduction is also requested for Building K (Memory Care)
and two small solid waste sheds similar to that which was recently approved with the
building permit and Administrative Site Plan revision for that building (copy attached).
Buildings F - J 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 FWRC 19.200.100, Note 5, 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 kitchen 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.
145 SW 155°i Street a Suite 102 s Seattle, Washington 98166
Phone 206.244.4141 s Fax 206.244.4.455 + Web www.duncansonco.com
f CIVIL ENGINEERING
11/8/18
Page 2
"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 2nd
Avenue S. Extensive new tree planting and landscaping will visually "soften" the building
facades from the surrounding neighborhood. The yard intrusion for Building K is only for
the enclosed patio and upper level deck as required to provide secure, exterior open space
for the future residents per State requirements. The building itself meets the yard
requirement.
"d. The architecture, site design and other features of the proposed development."
Response: Please see Statement of Design Intent.
Thank you for your consideration of this request.
Sincerely,
Duncanson Company, Inc.
Harold M. Duncanson, P.E.
President
Enclosures
SITE PLAN NOTE
THE PURPOSE OF THIS SITE PLAN -IS TO IDENTIFY THE REDUESTED
REVISION TO THE UNDERLYING, APPROVED LAND USE SITE PLAN.
REFER TO THE APPROVED ARCHITECTURAL, CIVIL AND LANDSCAPE
PLANS W105555-00—UP. THE AREA OF REQUESTED REVISION IS
ENTIRELY WITHIN THE VILLAGE GREEN PHASE III/COTTAGES WEST
PORTION OF THE CAMPUS AND ARE CLOUDED FOR CONVENIENT
REFERENCE.
SEE SHEET AD2 FOR NUMERICAL SITE DATA SUCH AS BUILDING,
COVERAGE, FLOOR AREA AND PARKING.
SUMMARY OF PROPOSED REVISIONS
1. ONE ADDITIONAL BASEMENT UNIT (UNIT 24) ADDED TO CLUSTER
X. ADDS 1 UNIT ANO 2 PARKING SPACES
2. CLUSTER 1V REDUCED FROM 4-PLEX TO 2-FLEX AND CHANGED
TO I CAR GARAGES. DELETES 2 UNIrS AND 6 PARKING SPACES,
3. DELETE CLUSWR V AND CLUSTER XII. DELETES 8 UNITS AND 16
PARKING SPACES.
4" DELETE CLUSTER XIII IN LIEU OF PROPOSED COMMUNITY
BUILDING (APPROVED WITH PREVIOUS LAND USE APPROVALS).
DELETES 3 UNITS.
5. ADD 53,185 SF MEMORY CARE BUILDING. ADDS 40 UNITS. ADDS
28 PARKING SPACES. TWO STREET PARKING SPACES REPLACED
W/2 ADA SURFACE PARKING SPACES
NET REVISION
28 ADDITIONAL UNITS (ALL MEMORY CARE)
8 ADDITIONAL PARKING
UNITS 1-6 & 9-20
r---- ----
I 1 2
1 11�E'F
NE 1/4 SEC 30, TWP 21 N, RGE 4 E, W.M.
VILLAGE GREEN OF FEDERAL WAY
vvOP95EDw _ fST AVE SOUTH A. :2- 20• LANDSCAPE BUFFER, TYP.
B'x16' — — — -- 4' DEDICATION
STORMFILTER 17 40.7 ,
EXISTING i40. 4
BUILDING PERIMETER ____ _
BIOSWALE WALKWAYS LINK WITH ^ ^ --,
�r SITE TRAIL RECREATIONAL
EXISTING VILLAGE GREEN
COMBINED DETENTION/WET POND
/
PROPERTY LIFE '
I111 i l FOTEXISTING EST \\\\V\\V\\ 9�0 1' f12
, I 111F14TRATION PONC( i j\\\\\
!`7 �Lk: _ -31 r�+ INTERNAL PROPERTY UNE-
AREA,: 3.947 SF
DEPTH: 6 FEET - 0.5 (SLOPED)
ADDITIONAL VOLUME:
11.841 CF
AREA: 6,764 SF
DEPTH: 6 FEET (VERTICAL)
ADDITIONAL VOLUME:
40.564 CF
VILLAGE GREEN PHASE I J 3�-
CONNECT STO
to TO EX CBS, 1
EXIST CB TYPE 2
RIM = 2.1'
IE = 26161.61�
12" HOPE(E)
STREET LIGHT, TYP
8" - 12" STORM
DRAINS, TYP
BUILDINO PERIMETER
WALKWAYS. LINK WITH
SITE RECREATIONAL
TRAIL SYSTEM
N
PROP CB TYPE 2
RIM = 269.00'
IE = 241
to N = 107159.0021
E = 1267133.9472, 76-6T'
W / 4 a5
REVISED ACCESS W/2
ADA PARKING 6
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AVE 5 l I.
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1
VILLAGE GREEN PHASE III
COTTAGES WEST
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AREA OF >40%
STEEP SLOPE
2ND AVE SWI
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f II
N BLDG F
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6" FIRE SERVICE
2" WATER SERVICES, TYP
23 STALL
BUILDING SIDE SE *11
UNDERCRNE
CONNECT TO EX MH STUB
PARKING
GARAGE
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FF-272 5
P1=263.5
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P1=263.5
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IJNDERGRND
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PARKING
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GARAGE
UPARKINGD
7271.02'
.27'
1' 0' 30' IEX SIDEWALK
OSAL12'x20'
DECK 79B SF
PROJECTION IN TOI BUFFER I
1 "OTHER" PARKING (LOADING) ALLOWED IN SETBACK
FWRC 19.130.240 (3)
11.5'x21.5' (247SF) SCREENED
RECYCLE/WASTE ENCLOSURE
SEE ARCH PLAN A1.02
141 SF PROJECTION INTO BUFFER
r 20' AVERAGE (9' MIN) 1
LANDSCAPE BUFFER, TYP,
/ COTTAGES WEST
ROAD, UTILITY & 4-. _ 1.065 SF ADDITIONAL
GRADING COMPLETE 26 BUFFER
40 UNIT MEMORY CARE.
W/26 BASEMENT PARKING SPACES
I
PROPERTY LINE 1
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AREA OF >40%
STEEP SLOPE
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CONTACT INFORMATION
1DEDICATION APPLICANT/AGENT: RJ DEVELOPMENT
401 CENTRAL STREET SE
OLYMPIA, WA 98501
CONTACT: AUSTIN GROVES
360-810-8354
ENGINEER/SURVEYOR: DUNCANSON COMPANY, INC
145 SOUTHWEST 155TH STREET, #102
SEATTLE. WA 98166
CONTACT: HAROLD OUNCANSON
EXISTING 206-244-4141
SIDEWALK, TYP.
SHEET INDEX
A01 ADMINISTRATIVE SITE PLAN REVISION PLAN
AD2 ADMINISTRATIVE SITE PLAN REVISION SITE DATA COMPARI
A-1.0 APPROVED LAND USE SITE PLAN (MINATOGAWA)
CI APPROVED LAND USE CIVIL PLAN
A0.2 MEMORY CARE BASEMENT PLAN
_42'— AQ 21 MEMORY CARE 1ST FLOOR PLAN
A122 MEMORY CARE 2ND FLOOR PLAN
A1.0 OVERALL (PHASE III) SITE PLAN
A1,01 MEMORY CARE SITE PLAN
A3,0 MEMORY CARE ELEVATIONS
A3.01 MEMORY CARE ELEVATIONS
L10 LANDSCAPE PLAN
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Wxmil N -•- I K ' 9 f
AM-vd By,
BUFFER AVERAGING CALCULATION
BUFFER AVERAGING ALONG SOUTH LINE OF PHASE III
(COTTAGES AND MEMORY CARE):
PROJECTIONS INTO BUFFER: 939 SF
ADDITIONAL BUFFER: 1,713 SF (MINIMUM)
NET BUFFER INCREASE: 774 SF
l �
GRAPHIC SCALE
L D mar 1 Know what's below,
Ii xiill Call 48 hours before you dig.
11
DUNCANSON
145.SIV 1551h SO-4 Side, 102
SPrr d , IVn hmg— 9NI66
Ph— 206 244.4141
F., 206,244.4455
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DRAWN: HMD
DCI NO: 98480.5
DATE: 3/20/18
A1�D1
�1E2 SHEETS
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VILLAGE GREEN
Retirement Campus
SILVER GREY
EXTERIOR VINYL SIDING
MANUFACTURER: ALCOA HOME EXTERIORS
SAGE
BROOKSTONE
ACCENT TRIM COLORS
MANUFAC'iURM PARXER PAINT
STONEY PLAWN #CLW1037W BLIZZARD #CLC1203A
ROOK NG
MANUFACTURM IKO
PESSLESTONE CLAY
THE LOFT #CLC1210D ROM Wl21IA
STONE
MMUFAGTURER: MUTUAL. MATERKS
NW HARVARD SLATE CO88L M&D GREY #CSV2025
AL.- RIGHTS RESMIM. IMAMS AND iNFORUATION IS FXOLtW& PROPERTY OF VILLAGE GREEN LLG FeiD SITYLL NQT 9E REPRODUCED. CONTENT SUGUECT TO CHANGE AT Oww—R'S DBCRETION. �Vr VSG AS NSLLBL AD EJZENCE DULY
NOVEMBER 18. 2008
ECEI V CD
M 0 8 2018
(OF FEDERAL WAY
U'VITY DEVELOPMENT