Exhibit A - FindingsRedondo Heights TOD – Site A 20-104351-UP / Doc. I.D. 81852
Findings for Project Approval Page 1 of 9
EXHIBIT A
FINDINGS FOR PROJECT APPROVAL
Federal Way Revised Code (FWRC) Chapter 19.65, “Process III Project Approval”
REDONDO HEIGHTS TOD, FILE #20-104351-00-UP
The Director of Community Development hereby makes the following findings pursuant to content
requirements of the Process III written decision as set forth in Federal Way Revised Code (FWRC) 19.65.100(4).
These findings are based on review of existing city documents and items submitted by the applicant and
received November 9, 2020, and resubmitted June 7, 2021 and October 22, 2021.
1. Proposal – The applicant proposes the 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.
2. Site Condition – The vacant site is approximately 5.025 acres and comprised of parcels 720480-0172 and
720480-0174. The adjacent Sliver Shadows apartments, parcel 720480-0186, is under the same ownership
and will be treated as one development. The Redondo Heights TOD project is accessed through Silver
Shadows. The site is located south of South 276th street, approximately 600-feet east of Pacific Hwy South.
The site is heavily vegetated with trees and various underbrush. Site topography generally slopes down
gradually to the northeast with elevation change across the property of 15 to 20 feet. The site is adjacent to
existing multifamily residential units (Silver Shadows) to the west, King County Park and Ride facility to the
north, single-family residential to the east, and vacant commercial property to the south.
3. Boundary Line Adjustment – The subject property consists of two vacant parcels and the adjacent Silver
Shadows parcel. As proposed, several buildings are to be constructed near property lines and do not meet
minimum front and side yard setback requirements. A Boundary Line Adjustment (BLA) application is
required to be submitted to remove or relocate the interior lot lines where buildings do not meet the
minimum required setback. A condition of approval will require the BLA to be recorded with King County
Recorder’s Office before the issuance of any building permit. In addition, a condition will require that site,
civil, and landscape drawings submitted with the building permits show the revised lot layout in accordance
with the recorded BLA.
4. Zoning and Comprehensive Plan – Zoning for the subject site is Multifamily Residential (RM1800).
Multifamily dwelling units is a permitted use in the RM1800 zone subject to the provisions of FWRC
19.205.040. The Federal Way Comprehensive Plan (FWCP) designation for the subject site is Multi-Family.
5. Review Process – The project requires review under Process III, Project Approval. The Director of
Community Development makes a written decision on the application based on criteria listed under
FWRC 19.65.100. Appeals of the director’s decision are conducted by the city’s Hearing Examiner.
6. State Environmental Policy Act (SEPA) – The proposed improvements exceed categorical exemption
levels according to Washington Administrative Code (WAC) 197-11-800. An environmental checklist was
submitted to the city for review. The city annotated the checklist and issued a Determination of
Nonsignificance (DNS) on November 9, 2021, (city file 20-104353-SE). The threshold determination
comment period ended November 29, 2021, and the appeal period ended December 20, 2021, with no
appeals submitted; therefore, the determination has become final.
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6. Public Notice – According to Process III regulations, a Notice of Application (NOA) was published in
the Federal Way Mirror, posted on the subject property, posted on the city website, and mailed to the
persons receiving the property tax statements for all property within 300 feet of each boundary of the
subject property on December 11, 2020. According to SEPA regulations, a notice of the DNS was
published in the Federal Way Mirror, posted on the subject property, posted on the city website, mailed to
all owners of real property as shown in the records of the county assessor located within 300 feet of the
site, and emailed to agencies on or before November 12, 2021.
7. Public Comments – No comment letters were received on the NOA. One comment letter was received
during the DNS public comment from Washington State Department of Transportation (WSDOT).
WSDOT requested to review submitted documents to determine if mitigation or permits/approval is
required. Requested information was provided to WSDOT and no additional comments were received. A
copy of the decision will be mailed to all interested parties.
8. Bulk & Dimensional Requirements – The proposed buildings are subject to the following required
yard, height, and lot coverage standards outlined in FWRC Use Zone Chart 19.205.040.
Required Yard – 20 feet in the front; 5 feet on the sides; and 5 feet on the rear. Per note 5, if any portion of a
structure on the subject property is within 100 ft. of a single-family residential zone, then that portion of
the structure shall not exceed 30 ft. above average building elevation and the structure shall be set back a
minimum of 20 ft. from the property line of the residential zone. This applies to the east property line,
abutting the Single Family Residential (RS7.2) zone. All setbacks are satisfied.
Lot Coverage – The maximum lot coverage is 70 percent. The proposed development plan indicates 66.5
percent of impervious coverage, which is below the maximum lot coverage allowed.
Height – The maximum height allowed for this use in the RM zone is 35 feet above average building
elevation (AABE). Per note 5, if any portion of a structure on the subject property is within 100 ft. of a
single-family residential zone, then that portion of the structure shall not exceed 30 ft. above average
building elevation and the structure shall be set back a minimum of 20 ft. from the property line of the
residential zone. This applies to the east property line. A portion of buildings 1 and 6 must meet the 30-
foot height requirement.
According to FWRC 19.110.060(a), “Exceptions,” rooftop appurtenances may exceed the applicable height
limitation by a maximum of four feet if the area of all appurtenances and screening does not exceed 10
percent of the total area of the building footprint. These appurtenances must be located in such a way as to
minimize view blockage.
Given the locations of the buildings on site and their distance from the RS zone to the east, as well as
details shown on the elevation drawings, the height requirements are satisfied.
Parking – Parking requirements for multi-family development in the RM zone varies by the unit type and is
identified in the multi-family use zone chart Note 13. Parking spaces shall be provided as follows: studio
dwelling units – 1.25 per unit; one-bedroom dwelling units – 1.5 per unit; and dwelling units with two
bedrooms or more – 2.0 per unit. Per FWRC 19.130.040 if the formula for determining the number of
parking spaces results in a fraction, that fraction will be rounded up to the next higher whole number.
The proposal includes 6 studio units (6 x 1.25=7.5); 30 one-bedroom units (30 x 1.5=45); and 94 two-
bedroom units (94 x 2=188), for a total of 241 required parking spaces (7.5+45+188=240.5).
Per Note 14, an applicant may choose to submit a parking study per FWRC 19.130.080(2). In addition, per
FWRC 19.130.020(2), guest parking for residential uses may be required in excess of the required
minimum parking spaces.
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The applicant submitted a parking analysis prepared by Transportation Engineering NorthWest (TENW)
originally requesting a reduction of parking from the required 241 spaces to 192 stalls. The parking analysis
was revised, to include Redondo Heights TOD Site C, the mixed-use project adjacent to Pacific Hwy
South. At full buildout, the Redondo Heights TOD, Site A, Site C and Site B (existing Silver Shadows
Apartments) would function as one residential community. Site C proposes 72 apartment units and 6,245
sq. ft food bank at street level with an apartment office building. Strict application of the FWRC parking
requirements would result in 376 parking stalls for the apartment units and 22 parking stalls for retail uses
(FWRC 19.220.010,1 parking stall for each 300 square feet of gross floor area for retail use), totaling 388
parking stalls. For the two proposed developments, Site A and Site C, 296 parking stalls are proposed in
the parking analysis.
Following review of the applicant’s parking analysis, comparable site survey, transportation demand
management plan and internal staff analysis, the department will allow a reduction of parking to a rate of
1.48 spaces per dwelling unit will exceed peak parking demand for the proposal and a parking reduction
to 1.48 stalls per unit is justified based on analysis of utilization rates of parking provided in similar
developments in suburban locations. The site is also within the vicinity of Rapid Ride Transit stops,
adjacent to the Redondo Heights Park-and-Ride, and near the future Sound Transit Light Rail Station at
272nd Street. The parking analysis document also indicates that the project management intends to
implement a Transportation Demand Management (TDM) plan to provide incentives for alternative
means of travel.
Review by staff concludes the following; the local data had not been surveyed between 12 PM to 4 AM.
However, according to the ITE 4th edition parking manual, considering the 95th percentile confidence
level and ITE 5th edition analysis of peak demand using the equation the residential parking of 296 stalls
is adequate. The ITE does not have a breakup for the number of rooms. Food Bank and apartment will
share parking stalls and the peak time are different. As the peak demand times are different and shared
parking will compensate others if any deficiencies.
As a condition of approval, the applicant shall implement the TDM plan for residents and employees as
indicated in the parking analysis.
The applicant has submitted a shared use parking agreement for all three complexes that will make up the
Redondo Heights TOD Development; Site A, Site B, and Site C, as described above. Redondo Heights
and Silver Shadows are developing the Parcels in an integrated manner and to enhance the operational
integration of the development the agreement allows shared use of the sidewalks, driveways and parking
spaces. As a condition of approval, the Shared Use Parking Agreement, must be recorded prior to final
inspection and/or issuance of Certificate of Occupancy of any associated building permit.
9. Landscaping – FWRC 19.125.060(3) contains required widths for landscaping in the RM zone, except
as provided in FWRC 19.125.040. The required landscaping is 20 feet of Type II along the common
boundary abutting the single-family zoning district to the east. Type III landscaping 10 feet in width is
required along all remaining property lines. The applicant proposes perimeter landscaping in compliance
with FWRC 19.125.060(3)(a-c).
Interior parking lot landscaping in the amount of 15 square feet per parking stall is required. For the 205
parking stalls provided, 3,075 square feet of landscaping is required. The applicant proposed 4,152 square
feet of interior parking lot landscaping, exceeding the minimum requirement as detailed on the site plan.
Final review of proposed landscaping will occur in conjunction with building permit review. Final
landscape plans shall provide detailed planting plans indicating size, type, and location of all proposed
landscape plantings.
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10. Clearing & Grading – Clearing and grading activities are consistent with applicable standards outlined
in FWRC Chapter 19.120. Grading of the site will amount to approximately 9,850 cubic yards of cut and
7,950 cubic yards of fill. Site development will follow the recommendations provided in the August 24,
2020 (including any subsequent updates/revisions), Geotechnical Engineering Services Report, prepared
by GeoEngineers.
11. Retaining Walls & Fences – The proposed development is subject to the requirements for rockeries
and retaining walls specified in FWRC 19.120.120. Due to existing topography and intensity of
development in the developed portions of the site, use of some retaining walls is proposed. Per FWRC
19.120.120(3), rockeries and retaining walls shall be a maximum of six feet in height. The walls will be
developed according to the recommendations provided in the geotechnical report.
For site fencing, a series of 6’ chain link fences and gates will be used to restrict access to the residential
and stormwater facility components of the project following FWRC 19.125.160(5).
12. Open Space – Under FWRC 19.205.040 Special Note 3, multi-family residential development must
contain a minimum of 400 square feet per dwelling unit of usable open space usable for many activities
and may include common open space such as plazas, recreation rooms, pools, active lobbies, etc. A
minimum of 25 percent of the usable open space provided must be common open space. Private open
space such as a yard, patio, porch, or balcony may be credited towards total residential usable open space,
as long as the open space is a minimum of 48 square feet and minimum dimension of six feet. A
minimum of 10 percent of this total area must be developed and maintained with children’s play
equipment. In addition, as the proposal is for more than 20 units, at least 50 percent of the total open
space area must be in areas that are a minimum of 40 feet in length and width. For the proposed 130
units, a minimum of 52,000 square feet of usable open space must be provided (400 square feet x 130),
with a minimum of 13,000 square feet in common open space, and a minimum of 5,200 square feet in
children’s play area.
The applicant submitted landscape plans with open space calculations (L.6004), that indicate a total of
60,697 square feet of useable open space distributed in several different areas, including 5,303 square feet
in children’s play areas. The common open space areas include: lobby, great room, kids’ room and
community kitchen within the Club House, Building #3. Additional outdoor common and private open
space is provided.
13. Tree Retention/Replacement – According to FWRC 19.120.130, compliance with the city’s tree
density requirements in the RM zone (30 tree units per acre) requires 151 tree units on the subject
property’s 5.02 acres. The applicant submitted the required tree retention plan and 210.5 tree units will be
provided on-site exceeding the minimum required tree units. This requirement is satisfied.
14. Forest Practices –A Forest Practices Class IV-General Application is not required, as more than 5,000
board feet of merchantable timber will not be harvested from the property in conjunction with the
development activity. An Arborist Opinion Report, prepared by Infinity Tree Services, LLC, was
submitted as part of the application review with a statement that no more than 750 board feet of timber
is estimated to be on the 5-acre site.
15. Community Design Guidelines – As detailed below, the project embodies site and building design
principles consistent with the requirements of the Community Design Guidelines (FWRC Chapter
19.115).
a. Crime Prevention Through Environmental Design (CPTED)
i. A completed CPTED checklist was submitted and reviewed by the Federal Way Police
Department. Comments from Lindsey Sperry, Crime Analyst and Prevention Specialist, were
provided to the applicant.
ii. Main entrances/exits are in view of the internal driveways; easily recognizable.
iii. Habitable rooms with windows are at the front of the dwelling.
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iv. Direct and visible pathways.
v. Open spaces are clearly designated and easily observed by people. Parks, plazas, common
areas, and playgrounds are placed in front of buildings.
vi. The visibility of surface parking is maintained from driveways and buildings.
vii. The preliminary lighting plan conforms to IESA standards.
viii. Landscaping does not obstruct natural surveillance.
b. Security Program – FWRC 19.115.040
i. The submittal provides a narrative that addresses the 16 strategies that are encouraged to be
addressed in a security program for new stacked multifamily dwelling units
c. Site Design – FWRC 19.115.050(1) General Criteria
i. Pedestrian areas and amenities are incorporated in the overall site design and are easily seen,
accessible, and located to take advantage of surrounding features such as building entrances
and open spaces. Community gardens, outdoor play areas, and other amenities are designed
at a central open space that will be shared and encourage a sense of community. The site is
designed so that physical features, activities, and people will be in visible locations to
maximize their ability to be seen to aid in deterring crime.
ii. Access control is provided via use of physical barriers including fences, doorways, and
security hardware. Building and site design will reflect ownership through the use of fences,
lighting, paving, signs, and landscaping.
iii. Required landscaping is provided, the parking aisles have loop access, and driveways are
visible.
d. Site Design - FWRC 19.115.050(2) Surface Parking
i. Interior lot landscaping quantity and island dimensions meet the requirements.
ii. Delineated pedestrian walkways are provided within the parking lot with connections to the
building, surrounding development, and parking lot.
iii. Loop access through the parking lot is provided. Directional signage will be installed.
e. Site Design - FWRC 19.115.050(4) Pedestrian Circulation and Public Space
i. The sites is not adjacent to a right-of-way. Building entrances will be clearly visible and
identifiable from internal driveway and parking lot.
ii. Pedestrian connections are delineated with separate paved routes are provided throughout
the site from the right-of-way to building entrances.
iii. Pedestrian plazas, landscaping, bicycle rack, and trash receptacles are provided.
f. Site Design - FWRC 19.115.050(6) Service Areas and Site Utilities
i. All outdoor trash enclosure areas will be accessible and will be screened appropriately.
ii. All above grade utilities will be screened accordingly.
g. Building Design – FWRC 19.115.060
i. Each building is designed to follow the grades and step down to accommodate the natural
slope of the site.
ii. Fences and walls are required to meet code standards.
iii. There are facades that are both longer than 60 feet and visible from a right-of-way or
residential use and/or zone. Building 1 and Building 6 must incorporate a minimum of two
out of four design options including façade modulation, landscape screening, canopy/arcade,
and pedestrian plaza.
a. Building 1 and Building 6 includes façade modulations and landscape screening.
iv. Buildings facades visible from the right-of-way include architectural features that include
setbacks, indications, overhangs, projects, articulated bays, canopies, and material variations.
v. A method used to reduce building massing is stepping, varying roof lines and slopes,
material transitions and breaks, color changes, balconies, and eaves and trim that will break
the overall mass into smaller elements.
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h. Building and Pedestrian Orientation – FWRC 19.115.070
i. A large open space and community center is centered on the site surrounded by residential
buildings. This includes gardens, play area, and walkways.
i. District Guidelines – FWRC 19.115.090(1)(g)-(r)
i. Landscape buffer is provided adjacent to South 267th Street, a private street.
ii. The parking lot is broken up into rows containing no more than 10 adjacent stalls, separated
by planting areas.
iii. Pedestrian walkways are provided between the interior of the project and the public
sidewalk. Walkways have been designed to be a minimum of six feet wide.
iv. Lighting fixtures will not exceed 20 feet in height and include cutoff shields.
v. Principle entries to each building have been highlighted with small entry plazas, canopies,
and plantings.
vi. Common recreational spaces are centrally located and arranged so that they are visible from
adjacent buildings.
vii. Units on the ground floor have private patio spaces adjacent to them.
viii. Carports and garages in front yards are not proposed.
ix. Building 1 and Building 6 have facades that exceed 120 feet and length and are visible from a
right-of-way, residential zone, public park, or recreation area, and must incorporate a
significant structural modulation (offset). The buildings implement extensive use of
undulating facades, balconies, and setbacks on the north face of the north building and
south face of the south building to break down what would otherwise be a long
uninterrupted facade. In addition, there is a 5’-0” building step that distinguishes the east
from west wings of these buildings.
x. At the upper (top) level the buildings are most distinguishable by a combination of roof
gables, slopes, or flat rooves that serve an outdoor roof top terrace. Sloping sections of roof
are intended to include a portion of photovoltaic panels that are south facing and angled to
maximize energy intake. The middle of the buildings are identifiable by a distinct transition
from roof eave or roof line to vertical façade with accent panels used strategically amongst a
field of fiber cement panel and/or lap siding that serves as the primary building material.
Vertical recesses implement balconies with vertical rails. While the base level is simplified
from the levels above by eliminating the vertical rail at the ground level patio, supplementing
this with a range of landscape features such as retaining walls, and planting.
xi. Residential design features, such as balconies, decks, windows with trim, gable ends, sloped
roofs, overhangs, and offsets will be provided.
16. Mechanical Equipment –Per FWRC 19.110.070, rooftop mechanical equipment and similar
appurtenances that extend above the roofline are required to be surrounded by a solid sight-obscuring
screen that is integrated into the architecture of the building and obscures the view of the appurtenances
from adjacent streets and properties. The submittal proposes all rooftop mechanical equipment will be
architecturally screened from view. Mechanical equipment has been located behind parapets, railings, and
roof rakes with additional screening added where needed.
17. Garbage/Recycling – Design and space requirements meet the criteria outlined in FWRC 19.125.150.
The garbage and recycling facility is not visible from abutting residential properties or rights-of-way and
is screened by a solid wall enclosure that is consistent with the site’s architecture and design.
18. Critical Areas – According to the city’s Critical Areas Map, the southeast area of the property contains
wetlands and a stream. The applicant submitted a Limited Wetland Survey, prepared by Shelterwood
Consulting, dated September 25, 2021, in which it has been determined that a wetland does not exist on
the site. The City concurs with the assessment and no additional critical area review is required.
19. Tacoma Smelter Plume – The former Asarco copper smelter in Tacoma caused widespread soil
contamination with lead and arsenic in parts of King, Pierce, Kitsap, and Thurston counties. This 1,000
square mile area is known as the Tacoma Smelter Plume. The state cleanup level for arsenic is 20 parts
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per million (ppm). According to the Department of Ecology map checked in 2021, the subject property is
located in the Tacoma Smelter Plume detect area containing 20 ppm to 40 ppm predicted arsenic
concentration.
The applicant in consultation with GeoEngineers, provided documentation to the Department of
Ecology, in which soil samples were collected on-site and submitted for testing. Based on the results of
the characterization soil sampling, GeoEngineers identified one remedial area where arsenic exceeded
twice the cleanup level of 20 mg/kg in the soil. They also identified two locations, where the composite
duff samples were at or above the cleanup level of 20 mg/kg for arsenic. As a remedy, GeoEngineers
developed a Cleanup Action Plan (CAP) in which the contractor will mix the clean imported soil with 12
inches of the original soil to a combined and scrape of the duff and dispose to a qualified disposal facility.
The applicant will provide Ecology with a cleanup report and request a No Further Action determination
to finalize the process. On April 27, 2022, the Department of Ecology concluded that a no further
remedial action is required for the site. As a condition of approval, prior to final inspection and/or
issuance of a Certificate of Occupancy on any building, a no further action (NFA) determination from
Ecology must be provided to the City.
20. Affordable Units – A minimum of five percent, or 7 (130 x 0.05=6.5) of the 130 units must be
considered affordable as defined by FWRC 19.110.010. “Affordable units” for rental housing means
dwelling units that are offered for rent at a rate that is affordable to those individuals and families having
incomes that are 50 percent or below the median county income. According to the applicant, all units will
be offered for rent at a rate that is affordable to those individuals and families with incomes that are 50
percent or below the median county income. A condition of approval will require that prior to final
inspection and/or issuance of a Certificate of Occupancy for any 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.
21. Additional Permitting – Additional permitting, such as engineering review and/or building permits, are
required for site development. It is the applicant’s responsibility to identify and obtain all required state,
federal, or other agency permits as may be required.
22. School Access Analysis – A school access analysis was submitted for the Redondo Heights TOD
development, including Site A, which includes provision for walking routes to Mark Twain Elementary
School, which is approximately 0.75 miles away. Primary and secondary walking routes and street crossing
treatments are provided. The primary route begins on Pacific Hwy South (SR 99), which provides a
continuous sidewalk to South 272nd Street via an 8-foot sidewalk. Along the south side of South 272nd Street,
a continuous 6-foot sidewalk is present to South Star Lake Road, with a signalized crossing. Sidewalk
facilities are provided on both sides of South Star Lake Road (both 6-feet in width) to the school entry with
a Rectangular Rapid Flashing Beacon (RRFB)/crossing guard and a marked crosswalk of the school
entrance.
All other school access trips are via school bus; a school bus pick up zone within the development is
provided near the site frontage in the bus lane on SR 99. The school bus stop area is being reconstructed as
part of site development. Final review and comments from the Federal Way School District will be provided
in conjunction with Redondo Heights TOD Site C review, as the school access analysis is for the entire
development, Site A, Site B, and Site C.
18. School Impact Fee - The project is subject to school impact fees pursuant to Chapter 19.95 FWRC. Per
FWRC 19.95.050, school impact fees for multifamily development shall be assessed and collected prior to
building permit issuance, using the fee schedule then in effect.
23. Transportation – As a component of the Use Process III application, projects undergo traffic
concurrency analysis according to the state Growth Management Act (GMA); goals and policies of the
FWCP; and FWRC Chapter 19.90, “Transportation Concurrency Management.” A Capacity Reserve
Certificate was issued on October 11, 2021, for the development of 130-unit apartment. The number of
new PM peak hour vehicle trips generated by the project is 57.
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24. Transportation Impact Fee – A transportation impact fee is required and will be calculated based on
the fee schedule in effect at the time a building permit application is filed and must be paid before permit
issuance, per FWRC 19.100.070.
25. Access – The project will have access through a shard driveway with the existing Silver Shadow
Apartments. The access is right-in, right-out, only at Pacific Highway South. There is a secondary
fire/emergency vehicle only driveway onto South 276th Street.
26. Stormwater – The project will be required to meet the requirements of a Full Drainage Review, as
identified in the 2021 KCSWDM and the City of Federal Way Addendum to that manual. Detention and
water quality for the project will be required to meet the conservation flow control and enhanced basic
water quality standards, respectively.
27. Stormwater System Development Charge (SDC) – The SDC is based on the amount of new
impervious surfaces added for any development. The SDC is expressed as an Equivalent Service Unit
(ESU): 1 ESU = 3,200 square feet (SF) of impervious surface added. The current (2022) SDC is
$1,035.00 per ESU. A five percent administration fee will be added to the total SDC. All SDC fees are
payable at permit issuance.
28. Water and Sewer – Lakehaven Water & Sewer District is the water and sewer, service provider.
Lakehaven issued certificates of water and sewer availability on November 3, 2020; certificates are valid
for one year from the date of issuance. The applicant will need to submit applications to Lakehaven for
any necessary water and/or sewer service connections.
29. South King Fire & Rescue – The South King Fire & Rescue District has indicated that fire hydrants are
required to be within 350 feet of any lot line. Fire hydrants shall be in service before and during the time
of construction. A recessed fire department “Knox” brand key box must be installed on or near the front
entrance. Location(s) will be approved by the plan reviewer or Deputy Fire Marshal onsite. An automatic
fire sprinkler system is required and a fire alarm system is required. Any proposed elevator(s) shall be sized
to accommodate an ambulance stretcher. This list of fire code requirements is not intended to be
exhaustive. Applicable fire codes will be implemented during building permit review.
30. Conditions of Approval – The following conditions of approval are attached to the Process III decision:
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.
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31. Conclusion – As conditioned, the proposed site plan application has been determined to be consistent
with the FWCP; with all applicable provisions of the FWRC; and with the public health, safety, and
welfare. The streets and utilities in the area of the subject property are adequate to serve the anticipated
demand from the proposal, and the proposed access to the subject property is at the optimal location and
configuration for access. The proposed development is consistent with the decisional criteria required
under FWRC Chapter 19.65, “Process III, Project Approval”.
The proposed site plan and application enclosures have been reviewed for compliance with the FWCP,
pertinent zoning regulations, and all other applicable city regulations. Final construction drawings will be
reviewed for compliance with specific regulations, conditions of approval, and other applicable city
requirements. This decision shall not waive compliance with future City of Federal Way codes, policies,
and standards relating to this development.
Prepared by: Senior Planner Becky Chapin Date: June 1, 2022