UPIII Approval COMMUNITY DEVELOPMENT DEPARTMENT
33325 8th Avenue South
Federal Way, WA 98003-6325
253-835-7000
www.cityoffederalway.com
Jim Ferrell, Mayor
June 1, 2022
Ms. Mancong Lin
Bumgardner Architects
2111 3rd Avenue
Seattle, WA 98121
mancongl@bumgardner.biz
Re: File #20-104351-00-UP; PROCESS III “PROJECT APPROVAL”
Redondo Heights TOD – Site A, Parcels 720480-0172 and 720480-0174, Federal Way
Dear Ms. Lin:
The City of Federal Way has completed the administrative land use review of the proposed Redondo Heights
TOD - Site A project, which includes construction of a new multi-family development, including 130-units in
five three-story buildings, a community center, and 205 surface parking spaces. Site improvements include
paving, landscaping, playground, community garden, and surface water facilities.
The Process III Master Land Use application received November 9, 2020, with subsequent resubmittals
received on June 7, 2021 and October 22, 2021, is hereby approved with conditions, based on the enclosed
Exhibit A, Findings for Project Approval, incorporated into this decision in full, and the following conclusions
based on those facts:
1. The proposal is consistent with the comprehensive plan;
2. As conditioned, the proposal is consistent with all applicable provisions of the Federal Way Revised Code
(FWRC);
3. As conditioned, the proposal is consistent with the public health, safety, and welfare;
4. The streets and utilities in the area of the subject property are adequate to serve the anticipated
demand from the proposal;
5. The proposed access to the subject property is at the optimal location and configuration;
6. Traffic safety impacts for all modes of transportation, both on and off-site, are adequately mitigated.
7. The application is consistent with the site design standards set forth for all zoning districts in FWRC
19.115.050; and
8. The application is consistent with applicable supplemental guidelines set forth in FWRC 19.115.090.
The remainder of this letter outlines the land use review process required for this particular site improvement;
summarizes the State Environmental Policy Act (SEPA) process; lists conditions of the land use decision; and provides
other procedural information. This land use decision does not authorize the initiation of construction activities.
Ms. Mancong Lin
Page 2 of 3
June 1, 2022
20-104351-00-UP Doc. I.D. 81877
REVIEW PROCESS
The site is within the Multifamily Residential (RM1800) zoning district. Multifamily dwelling units is a permitted
use in the RM1800 zone subject to the provisions of FWRC 19.205.040. The proposed project is reviewed
through Process III, Project Approval, in conjunction with environmental review under the State Environmental Policy
Act (SEPA). The Director of Community Development makes a written decision on the application based on the
criteria listed under FWRC 19.65.100.
SEPA PROCESS
The city issued a Determination of Nonsignificance (DNS) on November 9, 2021. The appeal period ended
December 20, 2021, with no appeals submitted; therefore, the determination has become final.
CONDITIONS OF APPROVAL
The following conditions of approval are reasonably necessary to eliminate or minimize any undesirable
effects of granting the application.
1) Before issuance of any building permit a Boundary Line Adjustment (BLA) must be submitted for
review and approval and shall be recorded with the King County Recorder’s Office by the applicant.
2) The site, civil, and landscape drawings submitted with any building permit shall show the revised lot
layout in accordance with the recorded Boundary Line Adjustment.
3) Prior to final inspection and/or issuance of a Certificate of Occupancy of any residential buildings on
the site, a Transportation Demand Management (TDM) plan that addresses how the site
management team will encourage the use of alternative modes of transportation shall receive final
City review and approval.
4) Prior to final inspection and/or issuance of Certificate of Occupancy of any residential building on
site, the Shared Use Parking Agreement must be recorded with the King County Recorder’s Office
by the applicant.
5) Prior to final inspection and/or issuance of a Certificate of Occupancy of any building, a no further
action (NFA) determination from Ecology must be provided to the City.
6) Prior to final inspection and/or issuance of a Certificate of Occupancy of any residential building, an
agreement in a form approved by the city requiring affordable dwelling units to remain as affordable
housing for the life of the project must be recorded with the King County Recorder’s Office by the
applicant.
BUILDING PERMIT REQUIREMENTS
This Process III land use decision does not constitute a building permit or authorize clearing/grading
activities. See the enclosed Commercial Building Permit Checklist. If you have any questions regarding
building permit submittal, please contact the Permit Center at 253-835-2607 or
permitcenter@cityoffederalway.com.
REQUEST FOR CHANGE OF VALUATION
Per FWRC 19.65.100(4)(i), affected property owners may request a change in valuation for property tax
purposes, notwithstanding any program of revaluation.
Ms. Mancong Lin
Page 3 of 3
June 1, 2022
20-104351-00-UP Doc. I.D. 81877
APPROVAL DURATION
Per FWRC 19.15.100(2), “. . .the applicant must substantially complete construction for the development
activity, use of land, or other actions approved and complete the applicable conditions listed in the use
process III decision within five years after the final decision of the city on the matter, or the decision
becomes void. If a land use petition is filed under Chapter 36.70C RCW in King County superior court, the
time limits of this section are automatically extended by the length of time between the commencement and
final termination of that litigation. If the development activity, use of land, or other action approved under
this chapter includes phased construction, the time limits of this section may be extended in the decision on
the application, to allow for completion of subsequent phases.” Time extensions to the decision may be
requested before the lapse of approval following the provisions listed in FWRC 19.15.110.
APPEALS
Per FWRC 19.05.360, the effective date of issuance is three calendar days following the date of this letter, or
June 4, 2022. According to FWRC 19.65.120(1), this land-use decision may be appealed by the applicant; any
person who submitted written comments or information; any person who has specifically requested a copy of
the decision; or the city. In compliance with FWRC 19.65.120(2), a written notice of appeal must be delivered
to the Community Development Department within 14 calendar days after issuance of the decision of the
director, or June 20, 2022. The appeal must be accompanied by cash or a check, payable to the City of Federal
Way, in the amount of the fee as established by the city. The notice of appeal must contain a statement
identifying the decision being appealed, along with a copy of the decision; a statement of the alleged errors in
the director’s decision, including identification of specific factual findings and conclusions of the director
disputed by the person filing the appeal; and the appellant’s name, address, telephone number, fax number,
and any other information to facilitate communications with the appellant. Appeals are governed by Process
IV (Federal Way Hearing Examiner).
CLOSING
This land-use decision does not waive compliance with future City of Federal Way codes, policies, and standards
relating to this development. If you have any questions regarding this decision, please contact Senior Planner
Becky Chapin at 253-835-2641 or becky.chapin@cityoffederalway.com.
Sincerely,
Keith Niven, AICP, CEcD
Planning Manager
enc: Exhibit A, Findings for Project Approval
Approved Site Plan/Elevations/Landscape Plan
c: Brian Davis, Community Development Director
Becky Chapin, Senior Planner
Scott Sproul, Building Official
Cole Elliott, Development Services Manager
Soma Chattopadhyay, Traffic Operations Engineer
Brian Asbury, Lakehaven Water & Sewer District
Sean Nichols, South King Fire & Rescue
Len Brannen, Shelter Resources, lenb@shelterresourcesinc.com
Mark Simpson, Bumgardner Architects, marks@bumgardner.biz
King County Assessor’s Office, assessor.info@kingcounty.gov