2010-05-18 HEX# 10-004 Exhibit OResubmittal December 2l, 2009
Response to:
Village Green Phase 11 r_1
ADDITIONAL INFORMATION REQU�S` ED DkI '2 ��
File #08-105555-[TP i;; - '� �❑O d4
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January 16, 2009 ��Mid Fp7-�A�
January 29, 2009
September 15, 2009
September 24, 2009
November 10, 2009
THE FOLLOWING IS IN RESPONSE TO ADDITIONAL INFORMATION REQUESTED AS OF
S.EPTEMBER 24, 2009, BASED ON A REVIEW OF SUBMITTED PLANS DATED AUGUST3, 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).
pagft. SM.
2. Common recreational spaces shall be located and arranged so that a indo-vs overlook
them: please provide a written narrative to demonstratehoxk 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 11 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 lI screening
Will be provided along the facades of Buildings F, G, 14, and I. Landscape plan,
sheet 11 has been modified to this effect.
EXIIT
THE FOLLOWING IS IN RESPONSE TO ADDITIONAL INFORMATION REQUESTED AS OF
NO'VEMBI,R 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 FRV►'RC 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 F\kRC 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 FV RC.
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 plait/elevation and revised Landscape drawings
4 copies revised referenced reports/documents
1 copy resubmittal form
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PAGE . 3C��
Village Green of Federal Way
Phases It & [[[—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 & IIl-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 fl,
granted in the letter from Greg Fewins, Director, dated June 10, 2008.
Cottages West, consisting of 40 senior residences configured in duplex and four -plea 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 1, 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
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 I110 Year Extension will continue with the general multi -family building (F, G,
II, I & J) aesthetic established under Phases I and IC Although each individual new
building may vary in size of footprint, the height, bulk, and general aR
earanc 1�-i�
1 PAGE 1t tip' zoo.
CITY OF FEDERAL WAY
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 2°d 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 1)
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 E WHIT
in- Ai . ?
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 ri_Rht-of-ways_ These walks and pathways are
clearly delineated from parkins, and open space areas_
Landscaping
Landscaping is per Article XVl[ 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 If, 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 s.f/1000 = 464 s.f of required disposal storage space.
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We anticipate constructing a second 12 feet by 20 feet (240 s. f ) disposal storage shed by the
parking area adjacent to Building _1_ 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, E1, 1, and J, or,
an additional 550 s.f. In total, Phase 11 will have approximately 1_014 s.f. (464 + 550 s_f) 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 [ 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 [ and [[ 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 & [I[-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.