18-102372' 4 CITY OF
Fe d le ra I flay
'entered on Opportunity
August 14, 2018
F 'il LE
CCTY HALL
33325 8th Avenue South
Federal Way, WA 98003-6325
(253) 835-7000
www. cityoffederalway.. com
Jim Ferrell, Mayor
Roger Sorfino Email: RLsortinoOgmail.com
Day Care Center Group LLC
13110 ONE 177" Pl., Suite 187
Woodinville, WA 98072
Re: File #18-102372-00-PC, PREAPPLICATION CONFERENCE SUMMARY
Kid's Country,1044 S. 3481h St., Parcel #202104-9166, Federal Way
Dear Mr. Sorfino:
Thank you for participating in the preapplication conference with the City of Federal Way's Development
Review Committee (DRC) held July 12, 2018. We hope that the information discussed at that meeting
was helpful in understanding the general requirements for your project as submitted.
This letter summarizes comments given to you at the meeting by the members of the DRC. The members
who reviewed your project and provided comments include staff from the City's Planning and Building
Divisions and Public Works Department, and representatives from Lakehaven Water and Sewer District
and South King Fire and Rescue. Some sections of the Federal Way Revised Code (FWRC) and relevant
information handouts are enclosed with this letter. Please be advised, this letter does not represent all
applicable codes. In preparing your formal application, please refer to the complete FWRC and other
relevant codes for all additional requirements that may apply to your project.
The key contact for your project is Leila Willoughby -Oakes, 253-835-2644, leila.willoughby-
oakes@_cityoffederalM.com. For specific technical questions about your project, please contact the
appropriate DRC representative as listed below. Otherwise, any general questions about the
preapplication and permitting process can be referred to your key contact.
PROJECT DESCRIPTION
Proposed 11,020-sq. ft. commercial daycare or preschool with 10,000 sq. ft. of outdoor play area, a
drainage pond, and associated site improvements on 2.48 acres. The applicant proposes a stream buffer
intrusion. The majority of the site is constrained by a stream buffer.
MAJOR ISSUES
Outlined below is a summary of the major issues of your project based on the plans and information
submitted for preapplication review. These issues can change due to modifications and revisions in the
plans. These major issues only represent comments that the DRC consider most significant to your project
and do not include the majority of the comments provided. The major issues section is only provided as a
means to highlight critical requirements or issues. Please be sure to read the entire department comments
made in the next section of this letter.
Mr. Sortino
August 14, 2018
Page 2
• Planning Division
• Staff will provide comments based on the proposal in your preapplication submittal.
• `Fast food restaurants' are not permitted in the Office Park (OP) zone.
• A minimum outdoor play space is not required for a commercial daycare in the OP zone.
• The daycare may be setback 25 ft. if the entry is visible from ROW and front facade is 15% glass.
• The project is subject to environmental review under the State Environmental Policy Act (SEPA),
and is to Use Process III land use review.
• Environmental Review required if work will occur on lands covered by water.
• The daycare should incorporate a building entrance oriented to South 3480' Street, and/or
prominent visual access to the building entrance from 1 lth Place South.
• The proposed site contains critical areas: a stream. An updated waterway delineation and rating
report will be required that includes a mitigation sequencing analysis and a mitigation plan.
• Per staff site visits, it appears a bridge connecting 11"' Avenue S. to the subject property is not
entirely complete. Please provide detailed site information on completion with land use.
• The application will be conditioned to include mitigation plans to clean-up and restore the stream
and critical area buffers degraded from human activity per FWRC 19.145.060 `Unauthorized
alterations and enforcement.' Please submit a restoration plan.
o Property owners are responsible for bringing their property into compliance with city codes.
o FWRC 19.30.050 `Abatement of illegal nonconformance' applies to unauthorized critical area
intrusions.'
• Public Works Traffic Division
• Transportation Concurrency Management (FWRC 19.90) — A transportation concurrency
pen -nit with application fee of $8,760 (51 — 500 Trips) is required for the proposed project.
• Traffic Impact Fees (FWRC 19.91) — Traffic impact fees will be assessed at building permit
submittal.
• Frontage Improvements (FWRC 19.135.040) — Construct street frontage improvements and
dedicate right-of-way (ROW) along the property frontage on S 348th Street and 11"' Place S.
• Access Management (FWRC 19.135.260) — The development shall meet access management
standards.
• Block Perimeter (FWRC 18.55.010 & FWRC 19.135.251) — The development shall meet block
perimeter requirements of 1,320 feet for non -motorized access, and 2,640 feet for streets.
• South King Fire and Rescue
• Stream crossing shall be constructed to accommodate emergency vehicles.
DEPARTMENT COMMENTS
Outlined below are the comments made by the representatives of each department present at the
preapplication conference. Each section should be read thoroughly. If you have questions, please contact
the representative listed for that section.
1 FWRC 19.30.050(1). Except as specified in subsection (2) of this section, any nonconformance that was illegal when initiated
must immediately be brought into conformance with this chapter. The city may, using the provisions of this chapter or any other
applicable law, immediately abate any nonconformance that was illegal when initiated.
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COMMUNITY DEVELOPMENT — PLANNING DIVISION
Leila Willoughby -Oakes, 253-835-2644, leila.willoughby-oakes@cityoffederalway.com
1. Zoning Designation and Use — The subject property is Office Park (OP). Day care facilities,
commercial are permitted within the OP zone pursuant to Use Zone Chart FWRC 19.235.050.
Meeting follow-up: Please clarify if the proposal is a school or a commercial day care facility. If a
`school,' zoning regulations in FWRC 19.235.040 `Schools, colleges, etc.' would apply.
Fast food is not a permitted use in the OP zone. FWRC defines fast food as, "an establishment which
offers quick food service which is accomplished through one or more of the following mechanisms:
(1) Limited menu of easily produced items, (2) Orders are not taken at the customer's table, and
(3) Food is served in disposable wrappings or containers."
FWRC 19.05.180 defines restaurant as, `a commercial use (excluding fast food restaurants) which
sells prepared food or beverages and generally for consumption on the premises.'
Meeting follow-up: FWRC Use Zone Chart indicates day cares do not require a minimum outdoor
play area in the OP zone. You may remove the proposed play area in order to reduce the extent of
the stream buffer intrusion.
2. Review Process — The proposed building location and improvements appear to be within a stream
buffer. For construction of a commercial building, an approval for an intrusion into a stream buffer
may be requested through Process III land use review. The intrusion must be the minimum necessary
and development activities evaluated under FWRC 19.145.130 `Mitigating sequencing.' The
applicant shall demonstrate that the remaining and enhanced reduced buffer will function at an
equivalent or higher level than the standard buffer. The plan shall provide an assessment of the
following existing functions and conditions of the buffer and the effects of the proposed
modification on those functions. Process III is an administrative review conducted by city staff with
a final decision issued by the Director of Community Development. The Process III decision criteria
are contained in FWRC 19.65.100.2(a). See FWRC 19.145.330 for `Intrusion into stream buffers.'
Please see the enclosed Use Process III submittal requirements.
Land Use Review Timeframes — The Planning Division will notify the applicant of the application
status within 28 days of submittal. If the application is determined complete, staff will issue a Letter
of Complete Application. The FWRC limits the administrative review to 120 days from the date of a
complete application. The 120-day review period will stop any time the applicant has been requested
by the city to correct plans, perform required studies, or provide additional information needed to
issue a decision. The review period will begin within 14 days following submittal of requested items.
Please be advised that any request for corrections and/or additional information must be provided
within 180 days of written notification, or the land use application will expire.
4. Public Notification — Process III applications and SEPA determinations (if applicable) require a
public notice and 15-day comment period. Within 14 days of issuing the Letter of Complete
Application, a Notice of Application will be published in the Federal Way Mirror, mailed to
property owners within 300 feet of the subject property, posted on the subject property, and placed at
the city's three designated notice boards.
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If SEPA review and Process III are required for the proposal, you will need to provide two sets of
stamped, business size envelopes addressed to property owners within 300 feet of the subject
property in accordance with the standards on the enclosed mailing label handout. Public notice for
SEPA, if applicable, will be done in accordance with FWRC 14.10.040; an Optional Detennination
of Nonsignificance process may apply wherein comment periods may be combined.
5. Environmental Review — If the applicant proposes work past the ordinary high water mark in
relation to the bridge completion/exterior alternation or other activities it is subject to environmental
review under the State Environmental Policy Act (SEPA) for work/development on lands covered by
water pursuant to Washington Administrative Code (WAC) 197-11-800(2)(a)(i). An environmental
threshold determination made by the Director of Community Development must be issued prior to
land use approval. Public notice will be required as established in FWRC Title 14. In your
application please include an ordinary high water mark delineation.
The exemptions of WAC 197-11-800(2)(a) apply to all licenses required to undertake the following
types of proposals except when the project is undertaken wholly or partly on lands covered by water.
FWRC 19.05.040 defines development broadly. It is highly likely an envirorunental determination
will be required as development includes the exterior alteration of a building or structure whether at,
above, or below ground or water level.
Meeting follow-up: Staff visited the site and it appears the bridge is partially complete over the
stream, but overgrown and damaged in areas. It is assumed the bridge will require additional
inspections for life and safety; modifications and additional actions will take place in conjunction
with current building and fire codes as the site has remained dormant for years.
6. Key Development Regulations — Per FWRC 19.235.050, `Day care facilities, commercial,' the
formal site plan must include the following:
a. Required Setback — Different setbacks apply to separate portions of this proposal; please see
below.
i. Daycares have a 25-ft. front, 20 ft. side/rear yard setback.
ii. If any portion of a structure on the subject property is within 100 ft. of a residential zone,
then that portion of the structure shall not exceed 30 ft. above average building elevation.
iii. Front yard setback: 25 ft. if entry is visible from ROW and front facade is 15% glass; 35 ft.
if landscape buffer and stormwater facilities are located in the front yard; or 50 ft. if
parking and driving areas are located in front yard.
b. Lot Coverage — No maximum lot coverage applies. The buildable area will be determined by
other requirements for landscaping, required yards, etc.
C. Building Height — Outright heights are limited to 3 5 feet above average building elevation. An
additional 15 feet (or 55 feet) may be permitted if performance criteria set forth in FWRC
19.220.030(1).
i. The additional height is necessary to accommodate the particular use conducted in the
building; and
ii. The subject property does not adjoin a residential zone; and
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iii. Each required yard abutting the structure is increased one ft. for each one ft. the structure
exceeds 35 ft. above average building elevation; and
iv. The increased height will not block views designated by the comprehensive plan; and
v. The increased height is consistent with goals and policies for the area of the subject property
as established by the comprehensive plan.
d. Special Notes — Site design, including the location of parking and passenger loading areas, shall
be designed to reduce impacts on nearby residential areas.
Parking — Parking requirements from the OP zone use chart are 1 parking stall per 300 square
feet of gross floor area for the commercial childcare use. Wheel stops shall be provided or
permanent curbing on all stalls pursuant to FWRC 19.125.070(4).
0 � m
k-h
Meeting follow-up: In order to reduce or minimize the stream buffer intrusion the applicant may
provide the following to reduce parking space requirements.
Provide shared parking in accordance with FWRC 19.I30.120.
Provide a parking study in accordance with FWRC 19.130.080(2)
7. Flood Hazard Area — The Public Works Stormwater Management Division confirmed there is no
flood hazard area on the subject property, although depicted on the King County Assessor mapping.
Wellhead Protection — The proposal site is located within the five- and ten-year wellhead protection
zones as designated by Lakehaven Water and Sewer District. A Hazardous Materials Inventory
Statement — Critical Aquifer Recharge and Wellhead Protection Areas (enclosed) must be submitted
with the Process III application. City staff will then review the Hazardous Materials Inventory
Statement and assess all potential impacts to the city's groundwater resources to decide whether
hazardous materials will be used, stored, or disposed of in connection with the proposal.
9. Critical Areas — The city's critical areas map indicates a Major Stream (Type F Water) on the
subject property. The stream has a buffer setback of 100-foot outward from the ordinary high water
mark, which encompasses the northern portion of the site with a five-foot critical area building
setback line. Critical area studies conducted in the: 2000's are expired.
The stream and setback must be delineated and depicted on the site plan. No land surface
modification or improvements may take place or be located in a stream or within the setback; this
includes any proposed detention system. Please show that all improvements and grading/filling is
kept outside of the stream buffer.
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Stream Restoration Plan
When a critical area or its buffer has been altered in violation of this chapter (i.e. encampments,
dumping and unauthorized disturbances to the stream buffer by the owner and trespassers), all
ongoing development work shall stop and the critical area shall be restored. The city shall have the
authority to issue a stop work order to cease all ongoing development work, and order restoration,
rehabilitation, or replacement measures at the owner's or violator's expense to compensate for
violation of provisions of this chapter.
A restoration plan must be prepared at the expense of the owner or violator and approved by the city,
The plan shall be prepared by a qualified professional using the best available science and shall
describe how the actions proposed meet the minimum requirements described below. The director
may, at the owner or violator's expense, seek expert advice in determining the adequacy of the plan.
Inadequate plans shall be returned to the owner or violator for revision and resubmittal.
The stream bed and critical area buffer must be restored and mitigation plans must reflect mitigation
actions based on historical functions, not how the stream functions in its degraded state today. It is
the property owner's responsibility to properly secure the site.
(a) For alterations to... wetlands and fish and wildlife habitat conservation areas, the following
minimum performance standards shall be met for the restoration of a critical area:
(i) The historic structural and functional values shall be restored, including water quality
and habitat functions;
(ii) The historic soil types and configuration shall be replicated;
(iii) The critical area and buffers shall be replanted with native vegetation that replicates the
vegetation historically found on the site in species types, sizes, and densities. The historic
functions and values should be replicated at the location of the alteration; and
(iv) Information demonstrating compliance with FWRC 19.145.140 (Mitigation plan
requirements) shall be submitted to the director.
Mitigation Plan
The applicant shall demonstrate that the remaining and enhanced reduced buffer will function at an
equivalent or higher level than the standard buffer. The plan shall provide an assessment of the
following existing functions and conditions of the buffer and the effects of the proposed
modification on those functions (pre-existing functions, i.e. the applicant cannot claim that the
degraded functions are the existing conditions of the critical area).
Monitoring— Your proposal is subject to a monitoring program for assessing a completed project.
The monitoring program shall be five years and the director may require a greater monitoring period
depending on the overall scope of mitigation.
Bonds — The proposal is subject to a performance, maintenance and monitoring bond for proposed
work within a wetland buffer pursuant to FWRC 19.25. Your mitigation plans shall include a
detailed bond estimate (cost, monitoring, peer review fees for monitoring plan/monitoring report if
applicable). The performance bond shall be posted prior to obtaining building permit approval.
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Critical Area Notice on Title — The owner of any property containing critical areas or buffers on
which a development proposal is submitted or any property on which mitigation is established as a
result of development, except a public right-of-way or the site of a permanent public facility, shall
file a notice approved by the city with the King County recorder's office. The required contents and
form of the notice shall be determined by the director. The notice shall inform the public of the
presence of critical areas, buffers or mitigation sites on the property, and that limitations on actions
in or affecting such critical areas or buffers may exist. The notice shall run with the land.
Critical area markers, signs and fences — Please depict permanent signs, approved by the city for
high durability on your land use plans. Signs must be posted at an interval of one per lot or every
150 feet, whichever is less, and must be maintained by the property owner or homeowners'
association in perpetuity. The wording, number and placement of the sighs may be modified by the
director based on specific site conditions. Please see the enclosed critical area signage standards.
Permanent fencing shall be required at the outer edge of the critical area buffer in order to protect the
functions of the critical areas and prevent future encroachment and unauthorized clearing and tree
removal in the wetland buffer by future owners (F)VRC 19.145.180(3)(iv) &(d)).
Meeting fallow -up: The applicant's critical area report must outline proposed impacts including:
drainage facilities, site improvements and the extent of the required frontage improvements in the
stream buffer.
10. Tree Retention/Replacement — A tree and vegetation retention plan as required under FWRC
19.120.040(2) must be submitted with the Process III application. The tree and vegetation
retention/replacement plan must be prepared by a certified arborist or certified landscape architect.
Please depict stands of trees within 50 feet of the site. The standards require each development to
maintain a minimum tree unit density. As required under FWRC 19.120.130(2), the minimum tree
density in OP zones is 20 tree units per acre. The subject property's density would be 51 tree units
(20 tree units x 2.5 acres = 50.5 tree units).
A tree unit is a value assigned to existing trees retained on the property or replacement trees. The
larger the tree, the greater value it is assigned. Required tree density can be composed of retained
trees and replacement plantings per FWRC 19.120.130. (Note: Required landscaping trees may be
counted in tree density.) The formal landscape plan must detail information about tree unit credits
and replacement and clearly show where the 51 tree units are to be located.
Meeting follow-up — As tree removal will occur in a regulated stream buffer, an existing tree survey
will be required for mitigation plan and rehabilitation purposes. The applicant shall estimate any
unauthorized buffer vegetation removal and accommodate this in their mitigation plan and buffer
enhancement planting plan.
11. Landscaping — A preliminary landscape plan is required for Process III approval. The preliminary
landscape plan must be submitted with the Process III application, and it shall be prepared in
accordance with FWRC 19.125. Key landscaping requirements are:
Perimeter Landscaping — A 10-foot-wide "Type III" landscape buffer is required along all property
lines abutting public rights -of -way, and a five -foot -wide "Type III" landscape buffer is required
along all other property lines.
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However, landscaping is not required along common property lines between properties that share
access and parking. A reciprocal parking and access agreement between the subject site and the
adjacent office development to the west must be executed and recorded if the applicant proposes to
do shared parking. Based on such an agreement, no landscaping will be required along the common
(west) property line, except along the northerly portion of this property line which abuts a different
parcel, without cross access.
Interior parking lot landscaping is required at the rate of 22 square feet per parking stall. The
landscape plan shall provide calculations identifying the areas proposed for interior lot landscaping
with associated square footages. Please note, if the parking lot is redesigned to shift some parking
away from the stream buffer, the City will consider a reduction of interior lot landscaping, provided
a comparable amount of additional landscaping is provided adjacent to the stream buffer and a
landscape modification plan and application is submitted.
Any building wall that is uninterrupted by window, door, or other architectural feature, that is 240
square feet or greater in area, and not located on a property line, shall be screened by trees, shrubs,
and groundcover appropriate for the area proposed. (Note: See FWRC 19.115 "Community Design
Guidelines," for a "menu" of possible architectural articulation features to address this.)
No vehicle overhang into any required landscaping, or the stream buffer, is permitted.
FWRC 19.125.040. General landscaping notes include:
■ With the exception of lawn areas, at least 25 percent of new landscaping materials (i.e., plants,
trees, and groundcovers) shall consist of drought -tolerant species. All developments are
encouraged to include native Pacific Northwest and drought -tolerant plant materials for all
projects.
• Deciduous trees shall have a caliper of at least 1.5 inches at the time of planting measured 4.5
feet above the root ball or root structure.
• Evergreen trees shall be a minimum six feet in height (measured from tree top to the ground) at
the time of planting.
• Groundcovers shall be planted and spaced, using a triangular planting arrangement, to result in
total coverage of a landscaped area within three years.
• All permanent lawn or sod areas shall have permanent irrigation systems.
• Landscaping shall not be required along interior lot lines within a development where parking
is being shared.
FWRC 19.125.090(1)(d).The applicant shall schedule a final landscape inspection. All plantings and
irrigation systems shall be installed and operating prior to certificate of occupancy.
FWRC 19.125.050. Definitions of landscaping types are as follows:
Type I— Solid Screen - Type I landscaping shall consist of evergreen trees, large shrubs and
groundcover, which will provide a 100 percent sight -obscuring screen within three years from
the time of planting; or a combination of approximately 75 percent evergreen and 25 percent
deciduous trees, with an allowable five percent variance, with large shrubs, and groundcover
backed by a 100 percent sight -obscuring fence. Tree, shrub, and groundcover spacing shall be
appropriate for the species type, and be consistent with the intent of this section.
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• Type III — Visual Buffer - Type III landscaping shall be a mixture of evergreen and deciduous
trees interspersed with large shrubs and groundcover.
Type IV— Open Area Landscaping - Type IV landscaping shall consist of trees planted with
supporting shrubs and groundcover. Shrubs shall be pruned at 40 inches in height, and the
lowest tree branches shall be pruned to keep an eight -foot clearance from the ground. One tree
per landscape island up to 150 square feet shall be planted.
12, Community Design Guidelines — The project is subject to FWRC 19.115 "Community Design
Guidelines." Project designers should complete a full review of the guidelines in designing the
project. Project proponents may contact City staff at any time to request a meeting to review the
proposal in relationship to the guidelines. Based on the preapplication materials, the following key
design issues are highlighted far attention.
Fagade Treatment — As an overall guideline, building facades must receive modulation, articulation,
design details, and landscaping appropriate to their function and exposure. In addition, building
facades that are both longer than 60 feet and visible from either a street or a residential use or zone
must incorporate a combination of specific facade treatments selected from a "menu"' of treatment
options. This applies to all facades 60 feet or greater.
o Fagade Modulation — A minimum depth of two feet, minimum width of six feet, and maximum
width of 60 feet. Alternative methods to shape a building such as angled or curved facade
elements, offset planes, wing walls, and terracing will be considered, provided that the intent of
the section is met.
o Landscape Screening — Eight -foot -wide Type II landscape screening along the base of the
facade, except Type IV may be used in place of Type II for facades that are comprised of 50
percent or more window area, and around building entrances.
o Canopy or Arcade — Minimum length is 50 percent of the length of the facade using this option.
Canopy must extend a minimum of six feet outward from the building with at least 10 feet of
clearance as shown below.
o Pedestrian Plaza — Plaza square footage is equal to one percent of the gross floor area of the
building, but it must be a minimum of 200 square feet.
The above -referenced "two of four" options shall be incorporated along the entire length of the
southern facade, in any approved combination. Options used must meet the dimensional standards as
specified above, but if more than two are used, dimensional requirements for each option may be
modified.
All building facades visible from rights -of -way and other public including private drives incorporate
methods of articulation and accessory elements in the overall architectural design. Please see the list
below:
• Showcase, display, recessed windows;
• Window openings with visible trim material, or painted detailing that resembles trim;
• Vertical trellis(es) in front of the wall with climbing vines or similar planting;
• Set the wall back and provide a landscaped or raised planter bed in front of the wall, with plant
material that will obscure or screen the wall's surface;
■ Artwork such as mosaics, murals, decorative masonry or metal patterns or grillwork, sculptures,
relief, etc., over a substantial portion of the blank wall surface. (The Federal Way arts
commission may be used as an advisory body at the discretion of the planning staff);
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Architectural features such as setbacks, indentations, overhangs, projections, articulated
cornices, bays, reveals, canopies, and awnings;
Material variations such as colors, brick or metal banding, or textural changes; and
Landscaped public plaza(s) with space for vendor carts, concerts and other pedestrian activities.
FWRC 19.115.010(2). Crime Prevention through Environmental Design (OPTED). Implementation
of CPTED principles (Natural Surveillance, Access Control, and Ownership) for all new
development projects are a component of the city's design guidelines. The enclosed CPTED
checklist must be submitted with the formal land use application. Your proposal will be circulated to
the Federal Way Police Department; please find the Department's recommended hostile vegetation
list enclosed.
FWRC 19.115.050(7). In addition to CPTED lighting standards, the following shall apply: lighting
levels shall not spill onto adjacent properties; lighting shall be provided in all loading, storage, and
circulation areas; lighting standards shall not reduce the amount of landscaping required for the
project; and lighting fixtures shall not exceed 30 feet in height and shall include cutoff shields.
Overall Design Continuity — Project designers shall strive for overall design continuity by using
similar elements throughout the project, such as architectural style and features, materials, colors,
and textures. Based on the preliminary elevations, the two buildings have obviously different
architectural expressions. Therefore, project designers should strive for more similar elements
between the buildings, and any other architectural elements on the site.
Orientation and Trealment of Building Entrances — Building entrances should generally be oriented
to rights -of --way. The elevation and building does not address S. 34SIh Street adequately. The
building should have a building entrance and/or prominent visual access to the building entrance
facing away from S. 348t" Street. All public entrances should be clearly recognizable from streets
and internal circulation areas, utilizing specific architectural features such as pitched roof lines,
canopies, awnings, storefront windows, pedestrian plazas, landscaping, etc.
Pedestrian Connections and Amenities — Sidewalks must be provided from rights -of -way to building
entrances, between the buildings on the site, and to the adjacent office development to the west.
Pedestrian pathways must be clearly delineated, using exposed aggregate or stamped or colored
concrete, or other approved method of delineation. Paint striping as a method of delineation is not
acceptable on site and in the parking lot.
Pedestrian amenities should be incorporated in the overall site design. Pedestrian areas include, but
are not limited to, outdoor plazas, arcades, courtyards, seating areas, etc. Pedestrian areas should be
easily seen, accessible, and located to take advantage of features such as building entrances, bus
stops, open spaces, landscaping, unique topography or architecture, and solar exposure. Natural
amenities such as views, significant or unique trees, creeks, riparian corridors, etc., should be
incorporated into the design. All pedestrian plaza areas, including entryways, should utilize a
variation in paved texture and color. Pedestrian plazas and circulation areas should be designed with
exposure to the major stream and associated buffer on site, and the commercial building should
provide a bicycle rack near the main entrance.
Commercial services relating to loading, storage, trash, and recycling should be located in such a
manner as to optimize public circulation and minimize visibility into such facilities.
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Site utilities proposed and existing, including transformers and fire standpipes, should not be a
dominant feature from any public areas or tenant common spaces. They shall be screened with
appropriate landscaping such as a Type I —Solid Screen per FWRC 19.125.050(1)(a).
Ground level mirrored or reflective glass is not encouraged adjacent to a street or pedestrian area.
The Process III application must include a completed "Crime Prevention through Environmental
Design" Checklist (enclosed).
13. Clearing and Grading — The applicant is required to obtain clearing and grading plan approval as a
component of Process III approval. Consult FWRC 19.120.040(1) for items that are required to be
included on the plan including the anticipated amounts of cut and fill.
Please contact Development Services on whether an engineering permit (EN) will be required in
addition to the commercial building permit.
14. Rockeries/Retaining Walls — Any needed rockeries or retaining walls must be limited to six feet in
height as measured from finished grade at base of wall to top of wall with a minimum three-foot
landscaped setback at the base of each rockery or retaining wall. Rockeries and retaining walls
visible from a public right-of-way or an adjacent property shall be composed of rock, brick, or other
textured/patterned wall styles, approved at the discretion of the Community Development Director.
15. Solid Waste Receptacles — FWRC 19.125.150 requires that storage areas for garbage and recycling
receptacles be provided for each project, and contain design guidelines and space requirements.
Locations for the recycling and garbage facilities must be depicted on the formal site plan. Include
the square footage of each facility provided and depict routes of travel for service providers and
ensure that waste haulers have adequate maneuvering space.
The design of the enclosure area should be consistent with the architectural design of the primary
structures on the site. Per FWRC 19.125.040(4) and (5), the enclosure shall be screened from
abutting properties by a 100 percent sight -obscuring fence or wall and Type III landscaping.
Based on the plans submitted, the applicant shall provide a minimum of 125 square feet of storage
space. Solid waste storage areas larger than 175 square feet in size must have a roof covering the
storage area. The roof shall provide adequate overhang surface to prevent the direct entry of
precipitation to the enclosure area.
'- Type [ landscaping is intended to provide a solid sight barrier to totally separate incompatible land uses. This landscaping is
typically found between residential and incompatible nonresidential land uses, such as industrial/manufacturing uses, and around
outdoor storage yards, service yards, loading areas, mechanical or eiectrical equipment, utility installations, trash receptacles, etc.
Type 1 landscaping shall consist of evergreen trees, large shrubs and groundcover, which will provide a 100 percent sight -
obscuring screen within three years from the time of planting; or a combination of approximately 75 percent evergreen and 25
percent deciduous trees, with an allowable five percent variance, with large shrubs, and groundcover backed by a 100 percent
sight -obscuring fence. Tree, shrub, and groundcover spacing steal! be appropriate for the species type, and be consistent with the
intent of this section.
Doe ID: 77876
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August 14, 2018
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Figure 1— FWRC 19.125.040(4)
16. Signage — The proposal requires separate sign pen -nits. Please see FWRC 19.140 for sign regulations
and contact a Development Specialist for more information at 253-835-2607.
17. Traffic Impact Fee — A traffic impact fee will be assessed at the time of building permit application
for the new child care facility/school. The fee amount is subject to change as determined annually by
City Council; please contact the Permit Center for current fees.
18. Lighting — In addition to CPTED lighting standards, the following shall apply: lighting levels shall
not spill onto adjacent properties (FWRC 19.105.030); lighting shall be provided in all loading,
storage, and circulation areas; and lighting standards shall not reduce the amount of landscaping
required for the project (FWRC 19.115.050). A photometric lighting plan that meets the standards of
the Illuminating Engineering Society (IES) minimum outdoor light levels will be required with the
land use application.
19. Outside Agency Permits — It is the applicant's responsibility to identify and obtain all required
outside agency and government permits.
20. Application Fees —Please contact the Permit Center at 253-835-2607 for updated fee schedules as
these change annually:
• Process III Master Land Use application
• Environmental Checklist
• Concurrency
• Right -of -Way Modification Process
• Sign Permits
■ Transportation Impact Fee
• ROW Permit
PUBLIC WORKS DEVELOPMENT SERVICES DIVISION (Kevin Peterson, 253-835-2734,
kevin.peterson@cityoffederalway.com)
Land Use Issues — Stormwater
1. Surface water runoff control and water quality treatment will be required per the 2016 King County
Surface Water Design Manual (KCSWDM). This project meets the requirements for a Full Drainage
Review. At the time of land use site plan submittal, a preliminary Technical Information Report
(TIR), addressing the relevance of the project to the nine core and five special requirements of the
KCSWDM will be required. A Level 1 downstream analysis shall also be provided in the
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preliminary TIR. The City has 1" = 100', five-foot contour planimetric maps in GIS format that may
be used for basin analysis.
2. The project lies within a Conservation flow control area, thus the applicant must design the flow
control facility to meet this performance criteria. In addition to flow control facilities, Best
Management Practices (BMP's) are required as outlined in the KCSWDM. The project also lies
within Enhanced Basic Water Quality Area. Water Quality Treatment shall be designed to meet the
treatment criteria of the Enhanced Basic Water Quality Menu.
3. If infiltration is proposed, soil logs and infiltration tests shall be prepared by a licensed geotechnical
engineer or septic designer must be provided to verify infiltration suitability. The infiltration test
shall comply with the criteria outlined in the 2016 KCSWDM.
4. Detention and water quality facilities for private commercial developments outside the City Center
Core must be above ground (i.e. open pond). Underground facilities are allowed only with approval
from the City of Federal Way Public Works Department. A fonnal request for underground facilities
should be made to the City prior to any detailed design work.
5. Show the proposed location and dimensions of the detention and water quality facilities on the
preliminary plans.
6. If more than one acre will be disturbed during construction, a National Pollutant Discharge
Elimination System (NPDES) construction storm water permit may be required. Information
regarding this permit can be obtained from the Washington State Department of Ecology at
h ://www.ec .wa. ovl ro mslwlstormwater/construction/index.htrnl or by calling 360-407-
6048.
7. If work is to be done below the ordinary high water mark of the on -site stream, a Hydraulic Project
Approval (HPA) permit may be required. Information regarding this permit can be obtained from the
Washington Department of Fish and Wildlife.
Right -of -Way Improvements
1. See the Traffic Division comments from Sarady Long, Sr. Transportation Planning Engineer, for
traffic related items.
2. If dedication of additional right-of-way is required to install street frontage improvements, the
dedication shall be conveyed to the City through a statutory warranty deed. The dedicated area must
have clear title prior to recording.
All stormwater treatment and detention requirements outlined above may apply to any improvements
within the public right-of-way.
Building [or Engineering (El)] Permit Issues
Engineered plans are required for clearing, grading, road construction, and utility work. Plans must
be reviewed and approved by the City. Engineering review fees (2018) are $2,503.00 for the first 18
hours of review for Commercial Building Permits, and $139.00 per hour for additional review time.
Doc ID: 77876
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August 14, 2018
Page 14
A final TIR shall be prepared for the project and submitted with the engineering plans. Both the TIR
and the plans will require the signature/seal of a professional engineer registered/licensed in the state
of Washington.
2. The Federal Way Public Works Development Standards Manual (including standard detail drawings,
standard notes, and engineering checklists) is available on the City's website at
http://www.ciiyoffederalw@Ly.conVindex.aspx?nid= 171 to assist the applicant's engineer in preparing
the plans and TIR.
3. Bonding is required for all street improvements and temporary erosion and sediment control
measures associated with the project. The bond amount shall be 120 percent of the estimated costs of
the improvements. An administrative fee deposit will need to accompany the bond to cover any
possible legal fees in the event the bond must be called. Upon completion of the installation of the
improvements, and final approval of the Public Works Inspector, the bond will be reduced to 30
percent of the original amount and held for a two-year maintenance period.
4. The developer will be responsible for the maintenance of all storm drainage facilities (including the
detention and water quality facilities) and street systems during the two-year maintenance period.
During that time, the Public Works Inspector will make periodic visits to the site to ensure the
developer's compliance with the maintenance requirements. Upon satisfactory completion of the
two-year maintenance period, the remainder of the bond will be released. Maintenance for public
roads and subdivision drainage facilities then become the responsibility of the City. Maintenance for
private roads and drainage facilities, including short plats, remain the responsibility of the individual
property owners.
5. When topographic survey information is shown on the plans, the vertical datum block shall include
the phrase "DATUM: N.G.V.D.-29" or "DATUM: K.C.A.S.," on all sheets where vertical elevations
are called out.
6. Drawings submitted for plan review shall be printed on 24" x 36" or 22" x 34" paper. Site plans shall
be drawn at a scale of 1" = 20', or larger. Architectural scales are not permitted on engineering plans.
7. Provide cut and fill quantities on the clearing and grading plan.
8. Temporary Erosion and Sediment control (TESC) measures, per Appendix D of the 2016
KCSWDM, must be shown on the engineering plans.
9. The site plan shall show the location of any existing and proposed utilities in the areas affected by
construction.
PUBLIC WORKS — TRAFFIC DIVISION
Sarady Long, 253-835-2743, sarady.loneZeityoffederalway.corn
Transportation Concurrency Analysis (FWRC 19.90)
Based on the submitted materials for 11,020 square feet Daycare using the Institute of
Transportation Engineers (ITE) Trip Generation - 101h Edition, land use code 565 (Day Care Center),
the proposed project is estimated to generate approximately 123 new weekday PM peak hour trips.
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Mr. Sortino
August 14, 2018
Page 15
Alternatively, the applicant may submit a site -specific trip generation study for the proposed
development.
2. A concurrency permit is required for this development project. The PW Traffic Division will
perform concurrency analysis to determine if adequate roadway capacity exists during the weekday
PM peak period to accommodate the proposed development. Please note that supplemental
transportation analysis and concurrency mitigation may be required if the proposed project creates
an impact not anticipated in the six -year Transportation Improvement Plan (TIP).
The estimated fee for the concurrency permit application is $8,760 (51 — 500 Trips). This fee is an
estimate and based on the materials submitted for the preapplication meeting. The concurrency
application fee must be paid in full at the time the concurrency permit application is submitted with
land use application. The fee may change based on any changes in the estimated weekday PM peak
hour trips as identified in the concurrency application. The applicant has the option of having an
independent traffic engineer prepare the concurrency analysis consistent with City procedures;
however, the fee remains the same.
Transportation Impact Fees (TIF) (FWRC 19.91)
Based on the submitted materials for 11,020 square feet Daycare building, the estimated traffic impact fee
is 5227., . Please note, the actual impact fee will be calculated based on the fee schedule in effect at the
time a completed building permit application is filed and paid prior to permit issuance (F)vVRC
19.100.070 3(a)).
Street Frontage Improvements (FWRC 19.135)
The applicant/owner would be expected to construct street improvements consistent with the planned
roadway cross -sections as shown in Map III-4 in Chapter III of the Federal Way Con7prehensive
Plan (FWCP) and Capital Improvement Program (CIP) shown as Table III-10 (FWRC 19.135.040).
Based on the materials submitted, staff conducted a limited analysis to determine the required street
improvements. The applicant would be expected to construct improvements on the following streets
to the City's planned roadway cross -sections:
S 348"' Street is a Principal Arterial planned as a Type "A" street, consisting of an 86-foot street
with curb and gutter, 6-foot planter st r,s with street trees, 8-foot sidewalks, and street lights in
a 120-foot right-of-way (ROW). S 348 ' St. is improved with six lanes, including vertical curb
gutter, sidewalks, streetlights, etc., on both sides of the street. However, the sidewalk,
driveway, and ramps may not meet current ADA standards. As such, the applicant shall
upgrade the frontage on S 348"' St. to meet ADA standards. Alternatively, the applicant may
submit a justification report outlining to the Public Works Director on how the existing
facilities meet ADA standards.
11 t" Avenue S is a Type "S" street, consisting of a 36-foot street with curb and gutter, 4-foot
planter strip with street trees, 5-foot sidewalk, and street lights in a 60-foot right-of-way
(ROW). Assuming a symmetrical cross section, 6-foot ROW dedication and half street
improvements are required as measured from the street centerline.
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Mr. Sortino
August 14, 2018
Page 16
2. The applicant may make a written request to the Public Works Director to modify, defer, or waive
the required street improvements (FWRC 19.135.070). These modification requests currently have a
nominal review fee of $278.00.
Tapers and transitions beyond the project frontage may be required as deemed necessary for safety
purposes. The taper rate shall be WS?160 or as directed by the Public Works Director.
Access Management (FWRC 19.135) and Design Criteria (FWRC 18.55)
Access management standards are based on roadway safety and capacity requirements. FWRC
19.135.280 provides access standards for streets based on planned roadway cross -sections. Please
note that access classifications are per Drawing 3-1A in the Public Works Development Standards.
2. For driveways that serve uses other than single-family residential uses and zero lot line townhouse
developments, the maximum driveway width is 30 feet for a two-lane two-way driveway and 40 feet
for a three -lane two-way driveway (FWRC 19.135.270). Driveway widths may be increased in order
to provide adequate width for vehicles that may be reasonably expected to use the driveway, as
determined by the Public Works Director.
Queuing analysis at access points for morning and evening.
4. Block perimeters shall be no longer than 1,320 feet for non -motorized trips, and 2,640 feet for streets
(FWRC 18.55.010 and FWCP Policy TP4.2). However, due to the presence of existing surrounding
developments and topographic constraints, no additional street connections appear feasible. This
requirement may be modified by the Public Works Director if connections cannot be made for
reasons outlined in the FWRC.
No street, or combination of streets, shall function as a cul-de-sac longer than 600 feet (FWRC
18.55.010). Therefore, a second access point is required for this proposed development project.
PUBLIC WORKS — SOLID WASTE AND RECYCLING DIVISION (Rob Van Orsow, 253-835-2770,
ro b'v(a),ci tyoffed era lway. co m )
Solid Waste & Recycling Design Considerations
Solid waste and recycling design considerations for commercial or multi -unit residential housing include:
Space Required and Enclosure Basics
■ Adequate space allocation for interior and exterior garbage, recycling, food waste, waste oil, yard
debris, hazardous waste, or biohazard collection containers. Minimum recycling space allocation is
established by FWRC 19.125.150 (attached). Note that this typically makes up only about 1/3 of the
combined space needed for solid waste and recycling containers combined.
• In general, per unit services costs are lower for larger containers emptied less frequently. Sites that
do not allow ample space for containers will tend to have higher service costs over the long term.
• Basic solid waste and recycling services can be accommodated within a single enclosure with clear
interior dimensions measuring 10' deep by 20' across. A two -door swing -open or roll -open gate
should span the front of the enclosure. When gate doors are opened, no structure or hardware should
remain above grade across the enclosure opening. Gate pins/holes are preferred for holding gates in
both closed and open positions to ease service access and maximize the life of gate hardware.
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Sites may require a larger enclosure, or multiple enclosures, to accommodate on -site user access
and/or additional waste types and containers.
Plan for user access to interior waste and recycling storage areas/containers, and convenient access
to exterior containers screened by enclosure(s).
Vehicle and Service Access
Plan for unobstructed enclosure ingress and egress for service vehicles, preferably in -line with enclosure
openings. Allow appropriate turning radii for service vehicles, and minimize potential `blind spots' during
entry and while backing.
Screening Specification for Enclosures
Consider landscaping, setbacks and screening requirements, based on FWRC 19.125.040 (4) & (5).
Help with many design parameters related to service access is available via the City's contracted solid
waste services provider, Waste Management. Contact: Dian Young, Route Manager, at 253-804-6815
(office) or 253-455-0355 (cell).
LAKEHAVEN WATER AND SEWER DISTRICT (Brian Asbury, 253-946-5407,
BAsburv@lakehaven.org)
Water
• A Water Certificate of Availability issued separately by Lakehaven may be required to be submitted
with any land use and/or building permit applications (check with land use agency for requirement).
Certificate is valid for one (1) year from date of issuance. If Certificate is needed, allow 1-2 work days
to issue for typical processing. 2018 cost for a Water Certificate of Availability is $60.00.
■ Fire Flow at no less than 20 psi available within the water distribution system is a minimum of 2,500
GPM (approximate) for two (2) hours or more. This flow figure represents Lakehaven's adopted
minimum level of service goals for non-residential areas regarding performance of the water
distribution system under high demand conditions. If more precise available fire flow figures are
required or desired, Applicant can request Lakehaven perform a system hydraulic model analysis
(separate from, or concurrent with, an application for Availability). 2018 cost for a system hydraulic
model analysis is $220.00.
• A Lakehaven Developer Extension (DE) Agreement will be required to construct new water distribution
system facilities for the proposed development (onsite hydrant). Additional detail and/or design
requirements can be obtained from Lakehaven by completing & submitting a separate application to
Lakehaven for either a Developer Pre -Design Meeting or a DE Agreement. Lakehaven encourages
owners/developers/applicants to apply for Lakehaven processes separately to Lakehaven, and
sufficiently early in the pre-design/planning phase to avoid delays in overall project development.
+ A water service connection application submitted separately to Lakehaven is required for each new
service connection to the water distribution system, in accordance with standards defined in
Lakehaven's current `Fees and Charges Resolution'. Non -single-family properties require separate
domestic (per building, typically, some exceptions allowed), irrigation (if irrigated landscaped areas are
incorporated into the site development), and fire protection (if required or installed) water service
connections & meters.
• Service pressure(s) greater than 80 psi indicated, Pressure Reducing Valve(s) indicated, contact local
building official for requirements &/or additional information.
• To satisfy premise isolation requirements, the installation & satisfactory testing of an approved
backflow prevention assembly (BPA) adjacent to each domestic & irrigation service meter is required
18-102372-00-PC Doc ID: 77876
Mr. Sortino
August 14, 2018
Page 18
pursuant to WAC 246-290-490 & Lakehaven standards regarding premise isolation. As low health
cross-conmection hazards, either a double check valve assembly (DCVA) or a reduced pressure
backflow assembly (RPBA) is required. For fire -protection, as a low -cross connection hazard, a double
check detector assembly (DCDA) or a reduced pressure detector assembly (RPDA) is required for 3" &
larger fire protection service connections. Contact Lakehaven's Cross -Connection Control Program
Manager (Chris Zoepfl, CZoepfl@ae Lakghaven, 253-946-5427) for additional information on premise
isolation/BPA installation & testing coordination.
The associated DE Agreement must achieve a point of either Substantial Completion or Acceptance, as
determined by Lakehaven, prior to activating any new domestic or irrigation water service
connection(s).
Based on the proposal submitted, preliminary estimated Lakehaven water service connection
fees/charges/deposits (2018 schedule) will be as follows. Actual connection charges will be determined
upon submittal of service connection application(s) to Lakehaven. Connection charges are separate from
any DE fees/charges/deposits & are due at the time of application for service. All Lakehaven fees,
charges and deposits are typically reviewed & adjusted (if necessary) annually, and are subject to
change without notice.
■ Water Service/Meter Installation, Domestic, 11/2" preliminary size: $737.12 drop -in meter charge.
Actual size TBD by Lakehaven based on applicant's estimated maximum domestic only GPM
usage rate.
■ Water Service/Meter Installation, Irrigation, 1" preliminary size: $531.16 drop -in meter charge.
Actual size TBD by Lakehaven based on applicant's estimated maximurn irrigation only GPM
usage rate.
• Water Service/Meter Installation, Fire Protection (flow -detection), 5/8"x3/4" size: $466.12 drop -in
meter charge.
■ Capital Facilities Charge(s)-Water: $4,018.39 per Equivalent Residential Unit (ERU), preliminary
estimate of 5.00 Water ERU. Actual amount due TBD by Lakehaven based on applicant's
estimated annual total water usage rate. Please contact Lakehaven for further detail.
Sewer
• A Sewer Certificate of Availability issued separately by Lakehaven may be required to, be submitted
with any land use and/or building permit applications (check with land use agency for requirement).
Certificate is valid for one (1) year from date of issuance. If Certificate is needed, allow 1-2 work days
to issue for typical processing. 2018 cost for a Sewer Certificate of Availability is $60.00.
• A separate Lakehaven Sewer Service Connection Permit is required for each new connection to the
sanitary sewer system, in accordance with standards defined in Lakehaven's current `Fees and Charges
Resolution'. Minimum pipe slope for gravity sewer service connections is 2%. In addition to all other
sewer service installation standards, installation of a Type 1, 48" monitoring manhole is typically
required on the private building sewer line, for all new or modified non-residential connections. Also, if
applicable, see attached Lakehaven Trash/Recycling Enclosure Standards.
0 Based on the proposal submitted, preliminary estimated Lakehaven sewer service connection
fees/charges/deposits (2018 schedule) will be as follows. Actual connection charges will be determined
upon submittal of service connection application(s) to Lakehaven. Connection charges are separate from
any DE fees/charges/deposits & are due at the time of application for service. All Lakehaven fees,
charges and deposits are typically reviewed & adjusted (if necessary) annually, and are subject to
change without notice.
• Sewer Service Connection Permit: $303.52 fee.
■ Capital Facilities Charge(s)-Sewer: $3,803.76 per ERU, preliminary estimate of 2.00 Sewer ERU.
Actual amount due TBD by Lakehaven based on applicant's estimated annual domestic water
18-102372-00-PC Doe ID: 77876
Mr. Sortino
August 14, 2018
Page 19
usage rate. Sewer system capacity credits are available for this property from system capacity
charges previously assessed, paid directly to Lakehaven, and/or credited to the property for 10.12
ERU. Please contact Lakehaven for further detail.
General
■ All Lakehaven Development Engineering related application forms, and associated standards
information, can be accessed at Lakehaven's Development Engineering web pages
(htW://www.laketiaveii.orgl2O4/Development-Engineerin ).
• All comments herein are valid for one (1) year and are based on the proposal(s) submitted and
Lakehaven's current regulations and policies. Any change to either the development proposal(s) or
Lakehaven's regulations and policies may affect the above comments accordingly.
SOUTH KING FIRE AND RESCUE (Chris Cahan, 253-946-7243, Chris.Cahan@southkingfire.org)
Water Supply
Fire Flow
The required fire flow for this project is 1500 gallons per minute. A Certificate of Water 14vailability
including a hydraulic fire flow model shall be requested from the water district and provided at the time of
building permit application.
Fire Hydrants
There is 1 existing fire hydrants on public streets that are available for this project.
Fire hydrants shall be in service prior to and during the time of construction.
Emergency Access
Fire apparatus access roads shall comply with all requirements of Fire Access Policy 10.006
h ://soutl*in u-e.or ocumentCenter/HomefView/24
Designated and marked fire lanes may be required for emergency access. This may be done during the plans
check or prior to building final. Requirements and marking options can be found in title 8 of the Federal Way
Revised Code: ligp_//www codppublishing.com/WA/FederalWay/
Fire apparatus access roads shall be installed and made serviceable prior to and during the time of
construction.
Fire Department Lock Box
A recessed fire department "Knox" brand key box shall be installed on the building near the front entrance.
Location(s) will be approved by the plan reviewer or Deputy Fire Marshal onsite.
Fire Sprinkler System
An NFPA I3 fire s rinkler system is required.
An automatic fire sprinkler system shall be installed in all occupancies where the total floor area included
within the surrounding exterior walls on all floor levels, including basements, exceeds 5,000 square feet. Fire
walls shall not be considered to separate a building to enable deletion of the required automatic fire -
extinguishing system.
Doc ID: 77876
18-102372-00-PC
Mr. Sortino
August 14, 2018
Page 20
Fire Alarm
A Fire Alm -in System is required.
City Code requires an automatic fire detection system in all buildings exceeding 3,000 square feet gross floor
area. The fire alarm system is required to monitor the sprinkler system including water flow. Provide full
notification as required by NFPA 72. Complete coverage smoke detection is not required for this project.
This fire detection system shall be monitored by an approved central and/or remote station.
Emergency Responder Radio Coverage
All buildings shall have approved radio coverage for emergency responders within the building based
upon the existing coverage levels of the public safety communication system at the exterior of the
building. http://southkingflre.org/DocumentCenterNiew/279.
Fire Suppression System
Ana roved fire suppression system is required for all lype 1 kitchen hoods.
CLOSING
This letter reflects the information provided at the preapplication meeting and is intended to assist you in
preparing plans and materials for formal application. We hope you found the comments useful to your
project. We have made every effort to identify major issues to eliminate surprises during the City's
review of the fonnal application. The completion of the preapplication process in the content of this letter
does not vest any future project application. Comments in this letter are only valid for one year as per
FWRC 19.40.070 (4).
As you know, this is a preliminary review only and does not take the place of the full review that will
follow submission of a formal application. Comments provided in this letter are based on preapplication
materials submitted.
Modifications and revisions to the project as presented for this preapplication may influence and modify
information regarding development requirements outlined above. In addition to this preapplication letter,
please examine the complete FWRC and other relevant codes carefully. Requirements that are found in
the codes that are not addressed in this letter are still required for your project.
If you have questions about an individual comment, please contact the appropriate department
representative noted above. Any general questions can be directed towards the key project contact,
Associate Planner Leila Willoughby -Oakes, 253-835-2644. We look forward to working with you.
Sincerely,
Leila Willoughby -Oakes
Associate Planner
enc: Master Land Use Application
Hazardous Materials Inventory Statement
Process III Submittal Requirements
Administrative Decision Form (Peer Review)
18-102372-00-PC Doc ID: 77876
K
Mr. Sortino
August 14, 2018
Page 21
Mailing Labels
CPTED Checklist
FWRC 19.145.330 Intrusions into stream buffers
FWRC 19.145.130 Mitigation Sequencing
PW NGPA/Critical Area Sign Standards
FWRC 19.145.170 'Notice on Title'
FWRC 19.130.120 `Shared facilities'
Sign Installation Certificate
Tree Calculation Worksheet
Right -of -Way Modification Bulletin
SK Fire & Rescue Fire Access Standards
c: Scott Sproul, Building Official, emailed
Brian Asbury, Lakehaven Water & Sewer District, emailed
Chris Cahan, South King Fire and Rescue, emailed
Kevin Peterson, Engineering Plans Reviewer
Sarady Long, Senior Transportation Planning Engineer
Doc Hansen, Planning Manager, emailed
18-102372-00-PC Doc ID: 77876
Mr. Pavlo Sokalskyy
Page 2 of 2
September 18, 2017
CLOSING
The city concurs with Otak's review and accepts the wetland ratings and buffer determinations. This
concludes the Request for Administrative Decision. The wetlands, associated buffers, and building
setback must be delineated on the site plan of any development application in conformance with Federal
Way Revised Code (F)ATRC) 19.145.150(4), 19.145.160, and 19.145.420. You are encouraged to review
FWRC 19.145.440 ("Development Within Wetland Buffers") in order to determine if there is a provision
that will work for your project, such as buffer averaging. If the code would deprive all reasonable use of
the subject property, then see the reasonable use provision under FWRC 19.145.090.
Construction of the proposed single family residence will require submittal, review, and approval of a
critical areas code related Use Process III application and SEPA checklist before a building permit can be
issued. FWRC 19.40.010 requires a preapplication conference for these types of submittals before formal
applications may be submitted. If you want to seek a waiver of the preapplication conference, submit a
written request to the city's Permit Center ennitcenter ri?ci: offederalwa .cam, or 33325 81h Avenue
South, Federal Way, WA 98003) for consideration by the Community Development Director per FWRC
19.40.030(2). Application materials are enclosed for your use; they are also available on the city website
(www.cityof federa lway.com).
Should you have any questions about this letter, I can be reached at Stacey.welshCrvcityoffederalway.com, or
253-835-2634.
Sincerely,
Stacey Welsh, AICP
Senior Planner
enc: Otak September 5, 2017, Technical Memorandum
Bulletin 003 `Master Land Use Application'
Bulletin 044 `Preapplication Conference'
c: Habitat Technologies, Thomas Deming, PO Box 1088, Puyallup, WA 98371
He 16-105771-00-AD Doc, I.D. 76557
A� CITY OF
nj�k
Federal Way
Centered on Opportunity
June 22, 2018
Roger Sortino, Managing Member
Daycare Center Group LLC
13110 NE 177`h Pl., Suite 187
Woodinville, WA 98072
RE: File #18-102372-00-PC; PREAPPLICATION CONFERENCE
Kids Country Day Care,1044 S. 3481h Street, Federal Way
Dear Mr. Sortino:
f i
CITY HALL
33325 8th Avenue South
Federal Way, WA 98003-6325
(253) 835-7000
www.cityoffederalway.com
Jim Ferrell, Mayor
Emailed: RLsortino0mnailxom
The Community Development Department is in receipt of your preapplication conference request. The
application has been routed to members of the Development Review Committee and the meeting has been
scheduled as follows:
9:00 a.m. — Thursday, July 12, 2018
Hylebos Conference Room
Federal Way City Hall, 2nd Floor
33325 8`h Avenue South
Federal Way, WA 98003
We look forward to meeting with you. Please coordinate directly with anyone else you would like to
attend the meeting as this will be the only notice sent by the department. If you have any questions
regarding the meeting, please contact me at leila.willoLighby-oakes@citvoffedeTalHay.com cityoffederalway.com or 253-835-
2644.
Sincerely,
:,
Leila Willoughby -Oakes
Associate Planner
C: Bill Shiels, Biologist, Talasaea, email: hshiels@talasaea.com
18-102372-00-PC Doe. ID. 77866
COUNTRY KIDS DAYCARE- NARRATIVE
Doc:
I'll attempt to address each of your comments below.
Comment: There is no narrative justifying or explaining the schematics of the layout
or elevations submitted which I think should be done before I send it out as no-one will
understand their purpose.
Comment: Size of building and playground need to be reduced.
Responses: The proposed development would utilize the minimal amount of the 2.64
acre property for a day care facility. The facility would involve a building of
approximately 11,000 square feet, an outdoor playground of approximately 10,000
square feet, paved surfaces of approximately17,600 square feet, comprised of 42
parking stalls with corresponding drive aisles. Stormwater would be treated and then
released into an infiltration gallery located beneath the playground east of the
building. We would like to discuss the issue of development size (the building,
playground, and parking areas) during our pre -application meeting.
In about 2004/5, the City approved a development plan that involved use of
approximately two-thirds of the property, with only one-third left as open space (stream
buffer). The stream buffer at that time was 25 feet, as it was classified as a non -fish -
bearing water. Due to economic conditions at the time, the project was never
built. Subsequently, the stream was made passable to fish and the buffer was
increased to 100 feet. At present, the portion of the site that is unencumbered by critical
area is about 27,100 square feet, or 23.6 %. And, of this 27,100 square -foot area, only
about 23,400 square feet, or 20% of the site is buildable.
The proposed development would involve use of less than one-half (about
44%) of the site's total area. The rest of the site (about 56%) would be
restored/enhanced stream buffer.
Currently, the property is not fenced and shows evidence of past and some recent
homeless encampments. The plant community is a mix of weedy species (blackberry,
canarygrass, knotweed, and others) and many failed native plantings associated with
the former approved but not completed development project.The City's code (FWC
18.145.330) allows, with certain conditions, intrusioninto stream buffers. We believe
that we meet all of the following conditions:
19.145.330 Intrusion into stream buffers.HARE �� _-HaRF
(1) A request for an intrusion into a stream buffer will be reviewed and
decided upon using process III in
Chapter 19.65 FWRC. Responses to decisional criteria and design
requirements in this section shall be included in the critical areas
report.
(2) Stream buffer intrusions may be permitted with a buffer enhancement
plan. The applicant shall demonstrate that the remaining and
enhanced reduced buffer will function at an equivalent or higher
level than the standard buffer. The plan shall provide an
assessment of the following existing functions and conditions of the
buffer and the effects of the proposed modification on those
functions:
(a) Habitat;
(b) Water quality;
(c) Stormwater retention capabilities;
(d) Groundwater recharge; and
(e) Erosion protection.
(3) The city may approve a stream buffer intrusion based on the following
criteria:
(a) It will not adversely affect water quality;
(b) It will not adversely affect the existing quality of wildlife habitat
within the stream or buffer area;
(c) It will not adversely affect drainage or stormwater retention
capabilities;
(d) It will not lead to unstable earth conditions nor create erosion
hazards;
(e) It will not be materially detrimental to any other property in the
area of the subject property nor to the city as a whole; and
(f) It is necessary for reasonable development of the subject property.
(Ord. No. 15-797, § 22, 6-16-15.)
The proposed buffer enhancement plan will include the following features:
1) All debris and refuse will be removed from the site.
2) Non-native, invasive plant species will be removed from the site.
3) All diseased, dead, or dying plant material will be removed from the site.
4) The entire natural area of the property will be fenced to prevent trespass and
provide public safety.
5) Grading of selected areas within the open space will create areas of seasonal
ponding and increased species and structural habitat diversity.
6) Graded area will connect hydrologically to the stream, yet prevent fish entry and
possible stranding. This feature, in addition to increasing habitat diversity, would
provide some amount of flood attenuation.
7) Habitat features (stumps, snags, down logs, brush piles, bat roosting and bird
nesting boxes) will be selectively placed/installed throughout the open space areas
on the subject property.
8) Natural areas will be planted with a wide variety of native evergreen and deciduous
trees and shrubs to enhance the species and structural diversity within the plant
community and improve fish and wildlife habitat value throughout the stream's
riparian corridor.
9) Stormwater, following treatment, will be introduced into an infiltration gallery,
located beneath the playground, to achieve an extended hydro -period that will help
support the stream's base flow during periods of low rainfall.
10)Critical area signs will be placed around the perimeter of the site's natural areas.
We believe that the plan proposed for a day care center represents a reasonable use of
this property. Less than half of the property's total area would be developed, with the
remainder ecologically enhanced to improve fish and wildlife habitat through this reach
of the stream and its associated riparian corridor.
Once the buffer enhancement plan is implemented, I believe that the ecological value of
this area, with the reduced stream buffer width as proposed, will far exceed the
ecological value of the stream buffer under current conditions. It would be our intention
to demonstrate this through the City's required performance monitoring period.
I hope that you will find the foregoing information to have adequately addressed your questions
and your request for additional information so that we may get on the calendar for a pre
application meeting at your office. Should this not be the case, such that you would need more
information, I hope that you would let me know as soon as possible.
Thank you for your assistance. We look forward to meeting with you and your staff in the near
future.
Sincerely,
Bill Shiels
TALASAEA CONSULTANTS, INC
15020 Bear Creek Road N.E.
Woodinville, WA 98077
(425) 861-7550 office
(425) 861-7549 fax
(206) 399-0145 cell
bshiels . _talasaea. cam
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MEMORANDUM
To:
Roger Sortino, Daycare Center Group, LLC
From:
Brad Lincoln, PE
Project:
Kids Country Learning Center
GTC #18-112
Subject:
Traffic Analysis
Date:
May 15, 2018
This memorandum summarizes the trip generation, access and parking analysis and traffic mitigation
fee calculations for the Kids Country Learning Center development. The development is located in
the northwest corner of s 348th Street at 1 lth Avenue S. The development is proposed to include up to
square -feet (SF) of daycare center. A site vicinity map in included in Figure 1.
Figure 1: Site Vicinity
2813 Rockefeller Avenue - Suite B - Everett, WA 98201
Tel: 425-339-8266 - Fax: 425-258-2922 - E-mail: info@gibsontraffic.com
Kids Country Learning Center Traffic Analysis
1. Trip Generation Calculations
The trip generation calculations for the Kids Country Learning Center are based on data contained in
the Institute of Transportation Engineers' (ITE) Trip Generation Manual, 101 Edition (2017). The
average trip generation rates for ITE Land Use Code 565, Day Care Center, have been used for the
proposed use. The trip generation from the proposed Kids Country Learning Center development is
summarized in Table 1.
11,070 SF
Daycare
Generation Rate
Splits
Trips
Table 1: Trip Generation Calculations
Average Daily Trips I AM Peak -Hour Trips I PM Peak -Hour Trips
Inbound i Outbound I Total I Inbound I Outbound I Total I Inbound I Outbound I Total
47.62 trips per 1,000 SF 11.00 trips per 1,000 SF 11.12 trips per 1,000 SF
50% 50% 100% 53% 47% 100% 47% 53% 100%
264 263 527 65 57 122 58 65 123
The Kids Country Learning Center is anticipated to generate 527 average daily trips with 122 AM
and 123 PM peak -hour trips. This does not include any reductions for pass -by or diverted link trips.
The City of Federal Way applies a 25% reduction for pass -by trips in the mitigation fee calculations,
which are discussed in more detail below.
2. Access and Parking Analysis
The Kids Country Learning Center is located along the north side of S 348 h Street, west of I Ith
Avenue S. The development will also have an easement access to the west to 9`h Avenue S. The
intersection of S 3481h Street at 111h Avenue S is restricted to prohibit southbound left -turns from 11 th
Avenue S. It is anticipated that vehicles destined to the east will utilize the easement to 91h Avenue S
since the intersection of S 3481h Street at 9`h Avenue S is signalized and does not have any movement
restrictions.
e site is not proposed to include a pick-up/drop-off area d therefore the parents will utilize
parking spaces o pie -up rop- ar Ong errand for the development has been performed
utilizing data published in the Institute of Transportation Engineers (ITE) Trip Generation Manual,
41h Edition for Land Use Code 565, which has an 85th Percentile parking rate of 3.70 spaces per 1,000
SF. The Kids Country Learning Center would therefore have a demand of 40.96 parking spaces. The
site is proposed to have 41 parking spaces, which would therefore meet the anticipated parking
demand for the site.
3. Traffic Impact Fees
The traffic impact fees for the Kids Country Learning Center have been calculated using the City of
Federal Way 2018 Fee Schedule. The traffic impact fee for daycare centers is $20 per SF, which
results in a total traffic impact fee of $$221,400.
Gibson Traffic Consultants, Inc. May 2018
info@gibsontraffic.com 2 GTC #18-112
Day Care Center
(565)
Vehicle Trip Ends vs: 1000 Sq. Ft. GFA
On a: Weekday
Setting/Location: General Urban/Suburban
Number of Studies: 27
Avg. 1000 Sq. Ft. GFA: 5
Directional Distribution: 50% entering, 50% exiting
Vehicle Trip Generation per 1000 Sq. Ft. GFA
Average Rate Range of Rates Standard Deviation
47.62 12.12 - 211.06 29.78
Data Plot and Equation
500
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X Study Site - - - Average Rate
Fitted Curve Equation: Not Given R2= —*
Trip Generation Manual, 10th Edition • Institute of Transportation Engineers
A-1
Day Care Center
(565)
Vehicle Trip Ends vs: 1000 Sq. Ft. GFA
On a: Weekday,
Peak Hour of Adjacent Street Traffic,
One Hour Between 7 and 9 a.m.
Setting/Location: General Urban/Suburban
Number of Studies: 89
Avg. 1000 Sq. Ft. GFA: 5
Directional Distribution: 53% entering, 47% exiting
Vehicle Trip Generation per 1000 Sq. Ft. GFA
Average Rate Range of Rates Standard Deviation
11.00 1.79 - 57.02 6.08
Data Plot and Equation
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Fitted Curve Equation: Not Given
- - - - Average Rate
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Trip Generation Manual, 10th Edition + Institute of Transportation Engineers
A-2
Day Care Center
(565)
Vehicle Trip Ends vs: 1000 Sq. Ft. GFA
On a: Weekday,
Peak Hour of Adjacent Street Traffic,
One Hour Between 4 and 6 p.m.
Setting/Location: General Urban/Suburban
Number of Studies: 90
Avg. 1000 Sq. Ft. GFA: 5
Directional Distribution: 47% entering, 53% exiting
fehicle Trip Generation per 1000 Sq. Ft. GFA
Average Rate Range of Rates Standard Deviation
11.12 1.56 - 40.85 6.28
Data Plot and Equation
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X Study Site
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Trip Generation Manual, 10th Edition • Institute of Transportation Engineers
20
A-3
Land Use: 565
Day Care Center
Average Peak Period Parking Demand vs. 1,000 sq. ft. GFA
On a: Weekday
Statistic
Peak Period
Number of Study Sites
Average Size of Study Sites
Average Peak Period Parkin Demand
Standard Deviation
Coefficient of Variation
95% Confidence Interval
85th Percentile
33rd Percentile
Peak Period Demand
8.00-9:00 a.m.; 4:00-6:00 p.m.
29
4,200 sq. ft. GFA
3.16 vehicles per 1,000 sq. ft. GFA
1.26
40%
2.70-3.62 vehicles per 1,000 sq. ft. GFA
1.18-8.67 vehicles per 1,000 sq. ft. GFA
3.70 vehicles per 1,000 sq, ft. GFA
2.74 vehicles per 1,000 sq, ft. GFA
Weekday Peak Period
Parking Demand
25
a) •
20 - -
15
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0 2 4 6 8 10
x = 1,000 sq. ft. GFA
• Actual Data Points
Institute of Transportation Engineers [ 167 l
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Parking Generation, 41 itiqp
Surveving
LDC I Engineering
Planning
May 31, 2018
Bill Shiels
Talasaea Consultants, Inc.
15020 Bear Creek Road N.E.
Woodinville, WA 98077
RE: KID'S COUNTRY - FEDERAL
VERIFICATION OF INFILTRATION RATE SUITABLE FOR INFILTRATION OF STORMWATER
k�4
Dear Mr. Shiels, o
The existing soils on the property are suitable for stormwater infiltratio based on testing
performed by Geotech Consultants, Inc. according to their March 15, 2 4 report. Geotech
Consultants observed the excavation of four onsite test pits on March 3, 2004, that were 10 to
11 feet deep and conducted infiltration testing.
Generally, the soil type in the test pits included 3 to 4 feet of loose gravelly sand and topsoil
overlying medium -dense to dense, silty, gravelly sands that became very dense with depth.
Groundwater was encountered in one test pit at a depth of 9 feet below land surface.
Three infiltration tests were conducted in each of the four test pits. A summary of all tests
are shown below this paragraph. The report recommended using an unfactored test
infiltration rate of 25 inches/hour. This rate was an average of the two test pits (Test Pits 1
and 2) that had the lowest infiltration rates. The other two test pits had abnormally high
infiltration rates and were not used for the recommended test infiltration.
Test 1
18 inches/hour
39 inches/hour
179 inches/hour
83 inches/hour
Test 2
17 inches/hour
38 inches/hour
675 inches/hour
87 inches/hour
Test 3
16 inches/hour
44 inches/hour
261 inches/hour
78 inches/hour
II Average
17 inches/hour
41 inches/hour
372 inches/hour
83 inches/hour
The testing shows that the site will support stormwater infiltration. The infiltration gallery
would be designed for a factored infiltration rate lower than 25 inches/hour. Given the
amount of impervious surface and tested infiltration rates, there should be adequate space to
design an infiltration gallery to infiltrate all stormwater at the site.
Best Regards,
Tom Abbott, LG, LHG
Senior Project Manager
LDC, INC
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Engineering ABOVE the Standard
Pre -IMP lication Conference Sign in Sheet
City of Federal Way
�� COMMUNITY DEVELOPMENT REVIEW COMMITTEE
Julyt, ?(�18 City Hall
9:00 a.m. Hylebos Room
Project Name: Kid Country Day Care- Federal Way
Address: 33650 215` Ave SW (Parcel: 780814-0906)
File Number: 18- 102372-00-PC
*The applicant will receive a pre -application summary letter within 2-3 weeks.
r NAME
Leila Willoughby -Oakes
Associate Planner
1.
Brian Asbury
►:1
Cole Elliott
3.
Chris Cahan
4.
5. &01 w I -C.4Xs n ;,,-
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❑EPARTMENT 1 DIVISION TELEPHONE NUMBER
CD/Planning 253-835-2644
Leila. wilinughhv-oake�cit ofFcderalwa =Irl
Lakehaven
PW/Dev. Svcs.
South King Fire & Rescue
as !t� $3 s -Q-710-6
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IECEIVED
JUN 01 2018
CITY OF FEDERAL WAY
CITY OF ,OMMUNRY DEVELOPMENT
Federal Way
MASTER LAND USE APPLICATION
DEPARTMENT OF COMMUNITY DEVELOPMENT
33325 8'h Avenue South
Federal Way, WA 98003-6325
253-835-2607;Fax 253-835-2609
u•s�.-�+.city o I'feJer:ahvay.ccsm
APPLICATION NO Date
Project Name J)C� Care Con- r C � I bS Cv L) � y — � � WAX)
Property Address/Location
ParcelNumber(s) 1' � I�t �!i.��Lr� t� 'RJ`1801�P.�C Ak), 784814090�v
r�
Project Description D L Ce a 0
-cA. C6 r e
1,11 NN
Type of Permit Required
_ Annexation
Binding Site Plan
_ Boundary Line Adjustment
_ Comp Plan/Rezone
Land Surface Modification
-Lot Line Elimination
of Preapplication Conference
Process I (Director's Approval)
_ Process R (Site Plan Review)
Process III (Project Approval)
_ Process IV (Hearing Examiner's Decision)
_Process V (Quasi -Judicial Rezone)
Process VI
_ SEPA w/Project
SEPA Only
Shoreline: Variance/Conditional Use
Short Subdivision
Subdivision
Variance: Commercial/Residential
Required Information
C7P �Kirc� —
G P ,i~e-TRiL. Zoning Designation
_Comprehensive Plan Designation
-�" Value of Existing Improvements
rl l r L1 tDi7 Value of Proposed Improvements
International Building Code (IBC):
Lbt V •Caf"P 6�f e i'• _ _ _Occupancy Type
onstruction Type
Bulletin *003 —January 1, 2011
Applicant
Name: 96 CArle- Ceil-r8r C—roz, L L�
Address:44' /bq
City/State: WiP04111V;aeJ W4.
Zip: c]B072,
Phone: 64. 5) 4-8 - 4 4--'� 9
Fax: (4-G)
Email: R S a Yrlr7 a7 Cc�Gtt L C�rf(
Signature: t arimLAg Member
Agent (if different than Applicant)
Lt3t It flame:
Address: f Sp7�0 tF5906k—#c
City/State. (o�,*AJnVC((e_ &01A
Zip: I so -1-1
Phone: C k14r,) 15 & 1 • -7dps"a
Fax: 36
Email: Ir ■S K 1441- 4F r�[4a5Ct • C'#7►'1
Signature: �7
Owner
Name: SeLt~� fL�j``�1 d�JLt 1�r�1�J LI�C
Address: J f
City/State: D 1111'^a S, UTA
Gip: q,5 , Z C
Phone. [t�5}77a _ 1�231
Email: vi ti q8 cA/J go Emit i L , CCP-1
Signature:
Page 1 of 1
k.-WandoutsNaster Land Use Application
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TREES
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SCIENTIFIC NAME
COMMON NAME
SCIENTIFIC NAME
COMMON NAME
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WESTERN GRABAPPLE
GORNUS 5ERIGEA
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FRAXINUS LATIFOLIA
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GRATAE&U5 DOUGLASII
BLACK HAWTHORN
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SITKA SPRUCE
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RHAMNUS PURSHIANA 6A5GARA
PHY50GARPUS GAPITATUS
PACIFIC NINEBARK
5ALIX LA51ANDRA
PACIFIC WILLOW
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NOOTKA ROSE
THUJA PLIGATA
HESTERN RED CEDAR'
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SCIENTIFIC NAME COMMON NAME
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AGER MAGROPHYLLUM
BETULA PAPYRIFERA
GORNUS NUTTALLII
GORYLU5 GORNUTA
PSEUDOTSUGA MENZIE511
SORBUS 5ITGHEN515
THUJA PLIGATA
TSU6A HETEROPHYLLA
VINE MAPLE
BIG LEAF MAPLE
PAPER BIRCH
PACIFIC 006HOOD
WESTERN HAZELNUT
DOUGLAS FIR
SITKA MOUNTAIN ASH
HESTERN RED CEDAR
WESTERN HEMLOCK
SHRUBS
SCIENTIFIC NAME
COMMON NAME
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SERVIGEBERRY
GAULTHERIA 5HALLON
SALAL
HOLODISGUS DISCOLOR
OCEAN SPRAY
MAHONIA AGUIFOLIUM
TALL ORE60N 6RAPE
OEMLERIA GERASIFORMI5
INDIAN PLUM
PHILADELPHU5 LEHISII
MOCK ORANGE
POLY5TICHUM MUNITUM
SWORD FERN
RIBES 5AN6UINWM
RED CURRANT
RUBUS PARVIFLORUS
THIMBLEBERRY
SAMBUCUS RAGEM05A
RED ELDERBERRY
5YMPHORIGARPOS ALBUS
COMMON 5NOWBERRY
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