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18-105358City of Federal Way Community Development Dept. 33325 8th Ave S Federal Way, WA 98003 Ph: (253) 835-2607 Fax: (253) 835-2609 Project Name: TRADITIONS AT FEDERAL WAY Project Address: 31701 PETE VON REICHBAUER WAY S Building -Multi Family Permit #:18 -105358 -00 -MF Inspection Request Line: (253) 835-3050 Parcel Number: 092104 9034 Project Description: NEW - Construction of a 260,307 square foot, 6 -story (parking below) 200 -unit affordable senior apartment community including amenity spaces and structured parking on the basement and first floor (approx. 218 resident and guest spaces), including associated site improvements. Includes plumbing & mechanical. Electrical by separate permit. Owner Applicant Contractor Lender TRADITIONS AT FEDERAL WAY ROBERT KETNERINLAND INLAND WASHINGTON BANK OF AMERICA MERRILL LLC GROUP 120 W CATALDO SUITE 100 LYNCH 120 W CATALDO AVE SUITE 100 120 W CATALDO AVE SUITE 100 SPOKANE WA 99201 800 5TH AVE FLOOR 34 SPOKANE WA 99201 SPOKANE WA 99201 New / Additional Sq. Feet - Total........................... SEATTLE WA 98104 Census Category: 105 - New 5- or More Family Building Includes: #1 #2 #3 #4 Occupancy Class: R-2 Construction Type: Type V - A Occupancy Load: 2040000 Floor Area (sq. ft.) 177,015.00 0.00 0.00 0.00 Additional Permit Information Occupancy #I - Area (Sq. Feet) .............................. 177015 Occupancy #1 - Construction Type ......................... Type V - A Mechanical to be Included? ..................................... Yes Plumbing Work Valuation?....................... .............. 2040000 Mechanical Work Valuation? ........................:......... 877600 Number of Stories................................................... 6 Is this at. Online or O.T.C. application? .................. No Permit for Building Shell Only?.............................. No Plumbing to be Included? ........................................ Yes New / Additional Sq. Feet - Total........................... 260307 Will Certificate of Occupancy be Issued? ............... Yes Occupancy #I - Use............................................... Apartment House Comprehensive Plan Designation ........................... City Center Core Zoning Designation ................................................ I CC -C Total Valuation: 30,859,927.34 1 Laundry Washer Outlets 200 Lavatories 202 On a y Meca1�' FII�Itulres Air Handling Units 7 Air Conditioners - Stand Alonl 3 Ducting 1 Fans 416 Furnacts 14 Gas Piping 1 Gas Pipe Outlets 26 Hot Water Tanks 5 Plu>a�Iblllar� r� Bathtubs 70 Dishwashers 200 Drains 37 Drinking Fountains 1 Laundry Washer Outlets 200 Lavatories 202 Other Plumbing Fixtures I Rain Water Systems 2 Showers 130 Sinks 205 Urinals 1 Vacuum Breakers 3 Water Closets 204 Hose Bibbs 8 CONDITIONS: PLANNING 1. Final planning and landscape inspection required, contact Associate Planner Leila Willoughby -Oakes / at 253-835-2644 or leila.willoughby-oakes@federalway.com. 2. Prior to occupancy the applicant shall provide documentation of an off-site agreement with an abutting property/ies for 4 or more spaces for a total of 224 guest and resident saaces. r I r 3. Prior to occupancy the applicant shall provide a copy of the lease agreement to the Planning Divisigq , because the parking is provided when paid for, containing Traditions residents' written acknowledgement that any unauthorized resident or guest parking offsite on abutting properties or public/private rights -of -ways will result in towing at the owner's expense. 4. If unauthorized parking on abutting properties, public and private rights -of -ways persist Transportation Demand Management (TDM) Plan per FWRC 19.130.020(3)(b) requirements shall be submitted and implemented (i.e., shuttles, the distribution of information on LIFT ORCA passes or providing free ORCA passes to residents requesting them, ride -share dedicated spaces). 5. All landscaping, irrigation systems, outdoor open spaces, required site improvements, and pedestrian amenities shall be installed prior to building occupancy. 6. Prior to issuance of a certificate of occupancy, the applicant will be required to sign and record at King County a Senior Housing covenant on title. 7. Prior to issuance of a certificate of occupancy, the applicant will be required to sign and record at King County an Affordable Housing covenant per FWRC 19.110.010 requirements (5% of the total number of units; i.e., 10 units). 8. Any future change in use from senior/age-restricted housing to multi -family housing shall be subject to school impact fees. 9. A change of use from Senior Housing to Assisted Living will be subject to a zoning and land use review to comply with development requirements in effect at that time. PW DEVELOPMENT SERVICES 10. NO CERTIFICATE OF OCCUPANCY (C of O) OR TEMPORARY C of O shall be issued until all civil improvements and infrastructure have been completed, inspected, and accepted by the City. PW TRAFFIC 11. Street lights shall meet current PW standards. SOUTH KING FIRE & RESCUE 12. Risk Prevention - Prior to issuance C of O, please provide all required backing for grab bars in all Type B dwelling unit bathrooms. The owner/applicant shall provide, by request of any initial and future tenant, free of charge, all vertical grab bars in tubs and adjacent to toilets in all type B units as specified in ICC A117.1-2009. Tenants shall be notified of this offer in the lease agreement. It shall be prominently detailed and require the initials of the tenant next to the lease line item. 13. Applicant to submit a copy of the Traditions @ Federal Way lease agreement to South King Fire & Rescue prior to issuance of C of O for review and approval of the above conditions. 14. Separate permit required for fire sprinkler underground, fire sprinkler system, fire alarm, Class 1 Standnine. and DAS system. PERMIT EXPIRES Monday, 14 October, 2019 Permit Issued on Wednesday, April 17, 2019 I hereby certify that the above information is correct and that the construction on the above described property and the occupancy and the use will be in accordance with the laws, rules and regulations of the State of Washington and the City of Federal Way. Owner oragent: Date: City of Federal Way Certificate of Occupancy This Certificate issued pursuant to the requirements of Section 111 of the International Building Code or Section R110 of the International Residential Code is certifying that at the time of issuance, this structure was in compliance with the various ordinances of the City regulating building construction or use. This certificate is valid ONLY when endorsed by City staff. Tenant Name: TRADITIONS AT FEDERAL WAY Permit # 18 -105358 -00 -MF Address: 31701 PETE VON REICHBAUER WAY S Includes: #1 #2 #3 #4 Occupancy Class: R-2 Construction Type: Type V - A Occupancy Load: 0.00 0.00 0.00 Floor Area (sq. ft.) 177,015.00 0.00 0.00 0.00 Owner Name: TRADITIONS AT FEDERAL WAY LL Owner Address: 120 W CATALDO AVE SUITE 100 SPOKANE WA 99201 a, 22u 5 ljo Building Official Date The priority focus in the review and inspection made by the City prior to issuance of this Certificate was on those matters which experience has shown most severely affect the health and safety of the general public. Although the City has made as complete a review and inspection as is reasonably possible (within budgetary time and personnel limitations), the City neither guarantees nor warrants to the owner/occupant or to any other person that this Certificate evidences strict compliance with each and every ordinance or regulation of the City or the State of Washington affecting the construction or use of said structure or the land upon which it is situated. Such compliance is the responsibility of the owner and / or occupant of the premises. RECLNED `'"-- Nov 208 PERMIT APPLICATION CITY OF: Federal /y / r� PERMIT CENTER + 33325 811 Avenue South + Federal Way, WA 98003-6325 j j�1 ,+y ° CiTY OF FEDERAL WAY 253-835-2607 + FAX 253-835-2609 + pennitcentenacityoffederalwav.corn MMMUNfTY DEVELOPMENT PERMIT NUMBER / A �(_ F— ��dd U 111 TARGET DATE SITE ADDRESS SUITE/UNIT # 31701 Pete Von Reichbauer Way S. PROJECT VALUATION ZONING ASSESSOR'S TAX/PARCEL # $ 26,339,476 CC -C 092104-9034 _ TYPE OF PERMIT ® BUILDING IN PLUMBING IN MECHANICAL IN DEMOLITION N ENGINEERING IN FIRE PREVENTION NAME OF PROJECT Traditions at Federal Way PROJECT DESCRIPTION Detailed description of work to New construction of 200 unit senior apartment community including amenity spaces and structured parking. be included on this permit only NAME PRIMARY PHONE William R. Kelly PROPERTY OWNER MAILING ADDRESS E-MAIL 10861 E. Adobe Creek Place Bill keIl a comcast.net CITY Tucson STATE I I AZ ZIP 85749 NAME Inland Washington - Charlie Anderson PHONE 509-891-5162 CONTRACTOR MAILING ADDRESS 120 W. Cataldo, suite 100 charliea i E-MAIL inlandconstruction.com CITY Spokane STATE WA ZIP 99201 FAX WA STATE CONTRACTOR'S LICENSE # INLANWL962OZ EXPIRATION DATE 9 9 19 FEDERAL WAY BUSINESS LICENSE # tbd NAME Traditions at Federal Way, LLC - Robert Ketner PRIMARY PHONE 509-321-3204 APPLICANT MAILING ADDRESS 120 W. Cataldo suite 100 robe EMAIL inlandconstruction.com CITY Spokane SW ZIP 99201 FAX PROJECT CONTACT NAME same as applicant PRIMARY PHONE (The individual to receive and MAILING ADDRESS E-MAIL respond to all correspondence CITY STATE ZIP FAX concerning this application) PROJECT FINANCING NAME has not been selected yet ❑ OWNER -FINANCED When Value is $5, 000 or more (RCW 19.27.095) MAILING ADDRESS, CITY, STATE, ZIP PHONE I certify under penalty of perjury that I am the property owner or authorized agent of the property owner. I certify that to the best of my knowledge, the information submitted in support of this permit application is true and correct. I certify that I will comply with all applicable City of Federal Way regulations pertaining to the work authorized by the issuance of a permit. I understand that the issuance of this permit does not remove the owner's responsibility for compliance with local, state, or federal laws regulating construction or environmental laws. 1 further agree to hold harmless the City of Federal Way as to any claim (including costs, expenses, and attorneys' fees incurred in the investigation and defense of such claim), which may be made by any person, including the undersigned, and filed against the city, but only where such claim arises out of the reliance of the city, including its officers and employees, upon the accuracy of the information supplied to the I ty�a part of this application. SIGNATURE: 12 lam' DATE PRINT NAME: Robert Ketner Bulletin #100 —January 29, 2016 Page 1 of 2 k:AHandouts\Permit Application GENERAL INFORMATION CRITICAL AREAS ON PROPERTY? WATER PURVEYOR VALUE OF MECHANICAL WORK MECHANICAL PERMIT no 1$,9 $ -1 7 DO Indicate how many o each type offixture to be installed or relocated as part o this project. Do not include existing res to remain. 7 AIR HANDLING UNITS 416 FANS 26 GAS PIPE OUTLETS 7 OTHER (Describe) 3 AIR CONDITIONER FIREPLACE INSERTS HOODS (commercial( GAS PATIO HTR, BBQ, BOILERS 14 FURNACES 5 HOT WATER TANKS cas( FIREPLACE COMPRESSORS GAS LOG SETS REFRIGERATION SYST 1635 DUCTING 1 GAS PIPING WOODSTOVES 1265 TOTAL MTURES GENERAL INFORMATION CRITICAL AREAS ON PROPERTY? WATER PURVEYOR VALUE OF PLUMBING WORK PLUMBING PERMIT no 1$,9 OL/1)00 Indicate how many o each t e offixture to be installed or relocated as part o this project. Do not include existingftxt6res to remain. 70 BATHTUBS (orTrb/showercombq 202 LAVS (xandsinks( 204 TOILETS 1 WATER PIPING 200 DISHWASHERS 2 RAINWATER SYSTEMS 1 URINALS 1 OTHER (Describe) 37 DRAINS 130 SHOWERS 3 VACUUM BREAKERS OIUSAND INT. 1 DRINKING FOUNTAINS 205 SINKS (ritehen/utility( WATER HEATERS (EleoMc) 8 HOSE BIBBS SUMPS 200 WASHING MACHINES 1265 TOTAL MTURES GENERAL INFORMATION CRITICAL AREAS ON PROPERTY? WATER PURVEYOR SEWER PURVEYOR VALUE OF EXISTING IMPROVEMENTS no Lakehaven Lakehaven 0 EXISTING/PREVIOUS USE LOT SIZE (In Square Feet) EXISTING FIRE SPRINKLER SYSTEM? PROPOSED FIRE SUPPRESSION SYSTEM? ❑ Yes X No X Yes ❑ No vancant parcel 77,237 SF Bulletin #100 — January 29, 2016 Page 2 of 2 k:\Handouts\Permit Application Name Count Unit Mix __ - r .., _ . ........ Gross Area Total Area ,... ........................ ............................. Comments ... Shower Level 6 35,403 ft2 Level 5 35,403 ft2 Level 4 1 Bed 1 Bath Level 3 135,403 ft2 Level 2 35,403 ft2 _ —_ _ __.__ _ Level 1 Unit 1-1 30 584 0 17,512 ftz 1 Bed 1 Bath No Unit 1-2 20 596 ft2 111,920 ftz 1 Bed 1 Bath Yes Unit 1-3 48 619 ft2 129,710 ft2 1 Bed 1 Bath Yes Unit 1-3 - Type A 2 1619 ft2 i 1,238 ft2 1 Bed 1 Bath Yes 100 60,381 ftz 2 Bed 1 Bath _.. _.. _................... _.. _...................... ............................................................... Unit 2-0 8 857 ft2 6,854 ft2 2 Bed 1 Bath Yes Unit 2-0 - Type A 2 857 ft2 11,714 ft2 2 Bed 1 Bath Yes Unit 2-1 10 828ft2 8,284 ft2 2 Bed 1 Bath Yes _ Unit2-2 _ _ 5 829 ft2 14,1471t2 2 Bed 1 Bath Yes Unit 2-2 5 831 ft2 4,155 ft2 2 Bed i Bath Yes Unit 2-3 40 974 ft2 38,979 ft2 2 Bed i Bath No Unit 2-4 10 901 ftz 9,011 ft2 2 Bed 1 Bath Yes Unit 2-5 10 872 ft2 8,719 ft2 2 Bed 1 Bath Yes 90 81,863 ft2 Studio Unit 0-0 _..................................... 4 ............ 468 ft2 1,870ft2 Studio Yes Unit 0-0 - Type A 6 468 ft2 2,805 ft2 Studio Yes _ 10 14,675ft2 Grand total: 200 1200 1146,919 ft2 Ak I Gross Area _Tota Level Area Level 6 35,403 ft2 Level 5 35,403 ft2 Level 4 35,403 ft2 Level 3 135,403 ft2 Level 2 35,403 ft2 _ —_ _ __.__ _ Level 1 __. _...._ 39,232 ft2 Level 0 144,063 ft2 Grand total 260,307 ft2 v4 :!�,* A-3 - (3, KI- �jReIL 1,4' � , Z 1 -10 3q 10 y kutA &c -)A s K 3 DATY INSPECTOR :1REA AND TYPE OF INSPECTION 1 � / 4 21 / / J WM- a r 1._ !� .aA gin A MV-2fawKwo."- A ■� /Mi ♦. 1. � ..�.". II kutA &c -)A s K 3 THIS CARD IS TO REMAIN ON-SITE �m� THIS Inspection Record { Federal Way INSPECTION REQUESTS: (253) 835-3050 PERMIT #: 18105358 00 Address: 31701 PETE VON REICHBAUER WAY S Project: TRADITIONS AT FEDERAL WAY L FEDERAL WAY WA 98003-5422 Scheduled inspections may be failed if this card is not on-site. DO NOT LOSE THIS CARD. Inspections are listed as close to sequential order as possible (read left to right, top to bottom). Please schedule inspections as appropriate. Work must not be covered until it is approved. Check with your inspector if you are unsure about any of the inspections or the inspection sequence. On-going inspections are logged on the back of this card. 0 Footings/Setback (4110) Q Plumbing Groundwork (4190) Foundation Wall (4115) ® Drainage/Downspout (4040) Approved to place concrete or grout Approved to place concrete Approved to cover IBY Approved to place concrete By Approved to backfill By Date By By Date By Date Q f)JD Re -steel (4215) Q Plumbing Groundwork (4190) ® Slab/Concrete Floor (4255) By Date Approved to place concrete or grout IBY Approved to cover IBY Approved to place concrete By Date By Date By Date ® Underfloor Framing (4285) ® Floor Sheathing (4105) 0 Shear Walls (4245) By Date Approved to sheath floor IBY Approved to install flooring IBY Approved to install siding By Date By Date By Date 10 Root Sheathing (4220) 11 Rough Plumbing (4230) 1z Mechanical Rough -in (4165) By Date Approved to install roofing By Date Approved IBY Approved By Date By Date By Date 13 Gas Piping (4125) 14 Fire/Draft Stops (4095) EandFirc/Dr:aft duling a Framing inspection; Approved to release test Approved mbing & Mechanical Rough -in Stop inspections must be sigeedBy Date By Date approved. IBC 1093.4 E5 Framing (4120) ® Insulation (4150) 0 Gypsum Wallboard Nailing (4130) Approved to insulate Approved to install wallboard Approved to install mud & tape By Date By Date By Date $ Suspended Ceiling Grid (4265) 19 Final - S K F & R (4060) 2O Final - Planning Approved to drop tile Approved Approved By Date By Date By Date 29 Final - Public Works (4080) z2 Final - Mechanical (4065) Final Electrical Final - Plumbing (4075) Approved Approved Approved By Date By Date ByDate g 10 Final - Building (4050) Approved By 0 Date 11 S a Rough Electrical E3 Final Electrical Right of Way Approved 'Approved Approved By Date By Date By Date r ZGV[l O& r MOTOrAi �.• / • ' �" �•. .� _. � .. .� . •. MJF �� FAT"' �10"' mqs :111 L i r. �... .:.�>• • •. y • '. ■� � '_� + .. i• '• moi► • Il i • • ♦� �r i• r . I Y r MIA1111!11111/ 1 �■ / • Vr� Ir � Y Iii � • L Em M- dWA,'IrA] M., IM: � � r .a.. ►7` .4a � r a � i 1 i/ ..SLS r '��� ♦ II. �' �. 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