Administrative Design Decision, Exhibit A Statement of Facts, dated February 2, 2021
EXHIBIT A
STATEMENT OF FACTS
Federal Way Revised Code Chapter 19.115, “Community Design Guidelines”
Village Green Retirement Campus, File 18-105293-UP
The Director of Community Development hereby makes the following findings pursuant to content
requirements of the Community Design Guidelines decision as set forth in Federal Way Revised Code
(FWRC) 19.70.010 and 19.65.100(4).
1. Proposal – Process IV application for construction of Phase II, Memory Care & Cottages, of the
Village Green Senior Housing retirement campus. The request includes construction of Buildings F,
G, H, I, and J; memory care building and 13 cottages consisting of the remaining 174-units of
independent and assisted living senior apartments, 17-unit independent living cottages, 40-unit
memory care building, and 10-year land use approval. Depending on the activity level and needs of
the residents, a community recreation building may be constructed in lieu of several cottages. The
project is adjacent to the Village Green retirement campus, which includes 167 existing independent
and assisted living units. This request will increase the total number of units for the entire Village
Green retirement campus to a maximum of 398 units, constituting an eight percent increase from
previous approvals.
2. Requested Decision – The applicant submitted a complete Process IV Hearing Examiner Master Land
Use Application (MLUA) on November 7, 2018. Prior to the Hearing Examiner’s Process IV
decision, the Director of Community Development shall issue a design decision pursuant to FWRC
19.65.100(2)(b).
3. Crime Prevention Through Environmental Design (CPTED) – The applicant submitted a CPTED
checklist as a component of the Process IV MLUA. The applicant has met the intent of CPTED and
provides measures that include, but are not limited to: use of security cameras; site and building
layout; landscaping; lighting; and entrance visibility.
4. Site Design – Pursuant to FWRC 19.115.050, project designers shall strive for overall design
continuity by using similar elements throughout the project and addressing the following items: (a)
pedestrian areas, amenities, and circulation; (b) surface parking lot; (c) garbage and recycling
receptacles, placement, and screening; and (d) lighting. Based on the submittal, the applicant has met
the intent of the chapter’s site design standards and an analysis of each item is provided below:
a. Pedestrian Areas, Amenities, and Circulation – Pedestrian areas, amenities, and common
recreational areas are incorporated into the overall site design. The project maximizes pedestrian
circulation along existing internal streets and between residential units and the community center.
Recreational walking trails are located adjacent to wooded areas along the westerly boundary of
the project, with loop connections to the internal sidewalk system. The application proposes to
incorporate accessory pedestrian and recreational amenities, such as seating areas. Pursuant to the
conditions noted below, the final location, design, and materials of all such accessory elements is
subject to the city’s review and approval prior to issuance of any construction permits in
connection with the project.
b. Surface Parking Lot – Access to the parking areas is existing and will only be modified and
upgraded with minor paving and drainage requirements. Vehicular loop access is provided inside
the parking area. Parking areas are broken into smaller internal lots to avoid and break up parking
areas into smaller less expansive areas. Internal lot landscaping will be provided within landscape
islands at a ratio of a minimum 22 square feet per stall.
c. Garbage and Recycling Receptacles –The garbage and recycling enclosure is proposed to be
screened with an enclosure architecturally consistent with the building, and be screened by trees,
shrubs, and groundcover abutting the enclosure. Final landscape plan review and enclosure
review will occur with the building permit application.
d. Lighting – The CPTED checklist submitted with the application identifies that an exterior lighting
plan is provided for the site in the forms of building mounted fixtures, elevated fixtures and
pedestrian pathway lighting. Building entrances parking areas and walkways will be well lit. A
final lighting plan will be reviewed with the building permit.
5. Building Design – The application includes buildings that are longer than 60 feet and will be visible
from the right-of-way, and therefore, are subject to façade treatment and articulation requirements
contained within FWRC 19.115.060(2) (3) and (4). The applicant has met the applicable standards and
intent of the chapter’s building design standards as listed below:
a. Façade Modulation and Screening Options – As the proposed improvements will contain façades
longer than 60 feet that will be visible from a right-of-way, the building is subject to façade
treatment and articulation requirements pursuant to FWRC 19.115.060(2). Further, the project is
subject to a significant structural modulation as facades exceed 120 feet and modification to exceed
that standard is requested. Based on the submittal, the applicant has exceeded the intent of the
chapter’s building design standards and architectural design and is consistent with previous land use
approvals onsite.
b. Building Articulation and Scale – The project architect has provided 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 a building with two relatively long facades.
c. Methods to reduce building massing -The building design reduces the bulk of a building
by breaking it into several smaller masses and includes varying the roof lines and upper
level setbacks with architectural elements.
6. Building and Pedestrian Orientation – Building entrances are recognizable from the right-of-way and
internal streets. The entrance will provide substantial articulation and exception building elements
which will allow attractive visual access from the public street. Although the pedestrian plaza is not
proposed on the street corner, the Village Green Retirement campus’ overall expansiveness, network
of pedestrian pathways and open spaces coupled with the proximity to the adjacent right-of-way
provides superior opportunities for access and use. The applicant has met the intent of building and
pedestrian orientation pursuant to 19.115.070.
7. Decisional Criteria – The proposal is consistent with applicable Community Design Guideline
decision criteria set forth in FWRC 19.65.100(2)(b). As shown in analysis above, the proposal is
consistent with site and building design standards set forth for applicable design guidelines for senior
housing in a single-family residential zone in FWRC 19.115.
Final construction drawings will be reviewed for compliance with specific regulations, conditions of
approval, and other applicable city requirements considered in the upcoming Process IV Hearing
Examiner decision. These findings shall not waive compliance with future City of Federal Way codes,
policies, and standards relating to this development.
Prepared by: Associate Planner Natalie Kamieniecki Date: February 2, 2021