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17-102253• ;. ' ,. ) ~ Federal Way CITY HALL 33325 8th Avenue South Federal Way, WA 98003-6325 (253) 835-7000 www.dtyoffederaiNay.com e•·ed o .. Opportum .y Jim Ferrell, Mayor April 5, 2018 Jeff Oldright Woodmont Storage, LLC 601 VaHey A venue NE P uyallup, WA 98372 Emailed: jeff@daffodilstorage.com RE: File #17-102253-00-UP (17-102254-00-SE ); PROCESS Ill PROJECT APPROVAL Woodmont Storage; 27824 Paci fi c Hwy S ., Federal Way (Parcels 720480-0164 & -0166) Dear Mr. Oldright: The Community Development Department has completed an administrative land use review of the proposed Woodmont Storage project located at the above-mentioned address on King County Parcel numbers 720480-0164 and -0166. You, the applicant, propose an 110,000 square-foot self-storage facility composed of two three-story build in gs, ten parking stalls, and associated site work. The site contains critical areas including a Type-F stream with a I 00-foot stream buffer located along the eastern (rear) property line and pa,tially off site. The Process Ill Master Land Use (MLU) application su bmitted May 16, 2017, with subsequent resubmittal s on May 25, 2017, June 5, 20 L 7 (revised critical area report), November 16, 2017 (critical area addendum), September 20, 2017, December 12, 2017 and March I, 2018, is hereby cond itiona ll y approved based on the enclosed Findings for Project Approval, incorporated into this decision in full , and the following conclu sions based on those facts: 1. The proposal is con sistent with the comprehensive plan; 2. The proposal is consistent w ith all applicable provisions of Federal Way Revised C ode (FWRC); 3. T he proposal is consistent with the public health, safety, and welfare; 4. The streets and utilities in the area of the subject p rop erty are adequate to serve the anticipated demand from the proposal ; 5. The proposed access to the subject property is at the optimal location and configuration; and 6. Traffic safety impacts for all modes o f transportation, both on and off site, are adequately mitigated. The rema inder of this letter outlines the land use review process conducted for this development; summarizes the State Environmental Policy Act (SEP A) process; lists conditions of the land use decision; and provides other procedural information. This land use decision does not authorize initiation of con struction activities. 11-102253.00-UP Doc lo, 77107 Mr. J. Oldright April 5, 2018 Page 2 of3 REVIEW PROCESS The site is within the Community Business (BC) zoning district. A self-storage facility is a permitted use in this zone subject to the provisic,ns ofFWRC 19 .220.030, 'Vehicle and equipment sales, service, repair and rental -Self-service storage facilities .' The proposed use is not exempt from SEPA, and is subject to Use Process III , Project Approval. The Director of Community Development makes a written decision on the Process I1I application based on the c riteria listed under FWRC 19.65. l 00. SEP A P RO CESS Following review of the env ir0nrnental checklist, the city detennined the proposal would not have a probable significant adverse impact on the environment; an Environmental Impact Statement is not required. The City of Federal Way is s ued an Optional Determination of Nonsignificance (DNS) in conjunction with a Notice of Application on June 16, 2017. No comments were received by the C ity in response to the Optional DNS and Notice of A ppli cation . The City of Federal Way issued a Determination of Nonsignificance (DNS) on February 22, 2018, pursuant to Washington A dministrative Code (WAC) 197-11-355. No DNS appeals were received o n the DNS and the SEPA detennination was final on March l 5, 2018. CONDITIONS OF APPROVAL The following conditions are rea sonably necessary to eliminate or minimize any undesirable effects of approving this application. • Building permit plans shall depict the pedestrian path material and must be a variation o f materials, textures and color. Paint striping is not an encouraged form of delineation. • Specifications for one pole mounted Safe City security camera on Pacific Highway South shall be reviewed and approved by the Federal Way Police and IT Department staff prior to building permit issuance pursuant to FWRC J9.115.010(2)(a)-(c) 'Crime Prevention through Environmental Design (CPTED) principles. The Safe City camera and associated Safe City signage shall be installed prior to issuance of the final certificate of occupancy. • Building pennit issuance shall be subject to recording a boundary line adjustment under city file no. 17-1028 78-00-SU. • The final landscape plan shall comply with FWRC 19.125.070(5)(a). • Building permit plans shall depict how the solid waste storage area meets FWRC 19.125. l SO (6)(d)(ii) requirements. Please provide a n additional 35 sq u are feet of storage space. • The building pennit submittal shall include a spill prevention plan fo r management of liquid s ge nerated on or discharged from the solid waste storage area. The storage area spill prevention plan must detail how all liquid s either precipitated, sprayed, washed, spi ll ed, leaked> dripped, or blown onto the storage area will be collected and managed in compliance with c ity surface water protection standards. The storage area spill prevention plan shall be provided for the c ity 's surface water management program, to be kept on file in order to inform periodic site monitoring, per FWRC 19.1 2 5. l 50(6)(d). BUILDING PERMIT REQUIREMENTS This Process III land use decision does not constitute a building permit, or a uthorize clearing/grading a ctivities. If you have any questions regarding the building p ermit s ubmittal requirements, please contact the Pennit Center at 253-835-2607, or permitcenter(@.cityoffederalway.com. 17-t022Sl--OO-UP Doo I .D 77107 ,. Mr. J. Oldright April 5, 2018 Page 3 of3 REQUEST FOR CHANGE OF VALUATION Per FWRC I9.65.100(4)(i), affected property owners may request a change in valuation for property tax purposes, notwithstanding any program of revaJuation. APPROVAL DURATION Per FWRC 19.15.100.2, unless modified or appealed, the Process III decision is valid for five years from the date of issuance of the decision. Time extensions to the decision may be requested prior to the lapse of approvaJ following the provisions listed in FWRC 19.15.110. The improvements must be substantially completed within the five-year time period, or the land use decision becomes void. APPEALS Per FWRC 19.05.360, the effective date of issuance is three calendar days following the date of this letter, or April 8, 2017. Pursuant to FWRC 19.65.120.l, this land use decision may be appealed by the applicant, any person who submitted written comments or infonnation, or any person who has specifically requested a copy of the decision. ln compliance with FWRC 19.65.120.2, any appeal must be in the form of a letter delivered to the Community Development Department, with the established fee, and within 14 days after the effective date of issuance of this decision, or April 23, 2018. The appeal letter must contain a statement identifying the decision being appealed, along with a copy of the decision; a statement of the alleged errors in the director's decision, including identification of specific factual findings and conclusions of the director disputed by the person filing the appeal; and the appellant's name, address, telephone number and fax number, and any other infonnation to facilitate communications with the appellant. The Federal Way Hearing Examiner will hear any appeals of the Process III decision. CLOSING This land use decision does not waive compliance with future City of Federal Way codes, policies, and standards relating to this development. If you have any questions regarding this decision, please contact Associate Planner Leila Willoughby-Oakes at 253-835-2644, or le ila.will ou ghby-oakes@ci tyoffedera lway.com . Brian Davis Community Development Director enc: Exhibit 'A' Findings for Project Approval Approved Site Plan by The Keimig Architects, Sheet A 1.1, dated revised 2-27-18 Approved Elevations & Materials by Keimig Architects, Sheets AO.JO, AJ.10, A3.20, A3.30, revised 2-28-18 Approved Landscape Plan by Bradley Design Group, Inc., Sheets L-0-3.0, IR-1.0-3.0, TR-I .0, dated revised 2-28-18 FWRC 19. 125.150 'Solid waste receptacles-Placement and screening' Building Division Special Inspection Agreement Commercial Checklist c: Leila Willoughby-Oakes, Associate Planner Ann Dower, Senior Engineering Plans Reviewer Erik Preston, PE, Senior Transportation Engineer Chris Cahan, South King Fire & Rescue, via email Brian Asbury, Lakehaven Water & Sewer District, via email Alan Keimig, Keimig Associates, emailed: ackeimig@msn.com (w/ pdf encls.) Kyle Mauren, EIT, PO Box 949, Gig Harbor, WA 98335, emailed: kvle.maurcn(@,conrourcneineeringllc.com (w/ pdf encls.) Neil P. Eugenio, Project Manager, Keimig Associates, emailed: neil.e@.comcast.net (w/ pdf. encls.) John Oldright, Daffodil Storage, Jobn0@daffodilstorage.com 17-102253-00,UP Doc l.D , 77107 .. CITY OF ~ Federal Wa y Exhibit A Findings for Project Approval Federal Way Revised Code (FWRC) Chapter 19.65, "Pl'ocess III Project Approval" Woodmont Self-Storage, File #l 7-102253-00-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 May 16, 2017, and additional information submitted on May 25, 2017, June 5, 2017 (revised Critical area report), August I I, 20 I 7, August 25, 2017, November 16, 20 I 7 (Critical area repo11 addendum), September 20, 2017, December 12, 2017, February 18,2018 (revised Environmental Checklist) and March I, 2018 (Architectural elevations). I . Proposal -Construction of two, three-story self-storage buildings and leasing office with a combined gross floor area of I 07, 000 sq. ft. on 2.59 acres; King County Parcel numbers 720480-0164 and - 0166. Building I is 55,416 sq. ft. and Building 2 is 52,136 sq. ft. A Type-F stream and 100-foot stream buffer encumber the rear subject property and the applicant will remove junk vehicle storage encroachments during construction. 2. Site Description -The proposal is located on two rectangular lots off of Pacific Highway South, · between South 272nd Street and South 288°1 Street. The western half of the proposal site is cleared and covered with gravel and junk vehicles. The eastern p011ion of the site remains relatively undisturbed with second growth forest, a dense understory and a Type-F stream along the rear property line. At the time of this application the following uses and zoning adjoin the subject property: North -Vacant (RS7.2 -l Unit/7,200 sq. ft.) and a vehicle repair shop (Community Business) South-Barkley Ridge Apartments (RM2400 -l Unit/2,400 sq. ft.) East -Single family residences (RS7.2 -l Unit/7,200 sq. ft.) West -Pacific Highway South 3. Zoning and Comprehensive Plan Designation -Zoning for the subject property is Community Business (BC). A self-service storage facility is a permitted use in the BC zoning district pursuant to F\\TRC 19.220.030 "Vehicle and equipment sales, service, repair and rental -Self-service storage facilities." The Federal Way Comprehensive Plan (FWCP) designation for the subject property is Community Business. 4. Site Plan 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 the criteria listed under FWRC 19 .65.100. The Community Development Director may apply conditions or restrictions they determine are reasonably necessary to eliminate or minimize any undesirable effect of granting the application under FWRC 19.165. l 00.3. 5. State Environmental Policy Act (SEP A) -Foil owing review of the environmental checklist, the city determined the proposal would not have a probable significant adverse impact on the environment; an Environmental Impact Statement is not required. The City of Federal Way issued an Optional Determination of Nonsignificance (DNS) in conjunction with a Notice of Application on June 16, 2017. No comments were received by the City in response to the Optional DNS and the City of Federal Way issued a Detennination ofNonsignificance (DNS) on February 22, 2018, pursuant to Washington Administrative Code (WAC) 197-11-355. No appeals were received and the SEPA determination was final on March 15, 2018. 6. Public Notice -Pursuant to Process III regulations, a Notice of Land Use Application (NOA) and Optional SEPA DNS was published in the Federal Way Mirror, posted on the subject property, and displayed on the designated city notice boards on June 16, 2017. Notices were also mailed to individuals receiving tax statements within 300 feet of the subject property. No comments were received. 7. Boundary Line Adjustment-The subject property consists of two.rectangular lots. The applicant shall consolidate parcels 720480-0166 and 720480-0164 in preparation for construction as structures may not be built over property lines. The city issued an administrative boundary line adjustment (BLA) approval on February 6, 2018. As a condition of this decision, the BLA shall be recorded by the applicant prior to building pennit approval. 8. Critical Areas -Per the applicant's request, the city met with the Woodmont Storage team on August 7, 201 7, to discuss the proposed stream buffer intrusion outlined in the May 2017 Process III submittal and the waterway/wetland delineation report prepared by Soundview Consultants revised June 2017. The revised report was sent for third party review by the city's consultant, Landau Associates Inc. (Landau). As a result of this meeting, an analysis, and proposal modifications by the applicant's engineer, the city concluded that as proposed a 95-foot stream buffer intrusion request including a 20-foot-long dispersion trench outfall and sto1m-pipe would not meet the minimum decisional criteria ofFWRC 19.145.330(a)-(f), specifically item (f) 'It is necessary/or the reasonable development of the subject property.' The rear of the subject property contains a Type F stream and 100-foot buffer; leaving the majority of the site, approximately the west two-thirds and the ingress/egress to Pacific Highway South, unencumbered by critical areas. Accordingly in December 2017, the applicant redesigned the building footprints and drainage system per Development Services Division comments dated June 3, 2017, in order to eliminate the critical area buffer disturbance entirely. This Process Ill decision will permit the construction of a storage facility with a gross floor area of 110,000 sq. ft. +/-with associated site improvements. Previously, the applicant proposed a gross floor area of I 33,000 sq. ft. The Community Development Department and Landau approve Soundview Consultant's revised critical area report addendum submitted on November 16, 2017 (dated November 14, 2017) noting the following revisions: • No off-site wetland or critical area determinations or wetland delineations were conducted within 225 feet of the subject property, as specified in FWRC 19.145.410(2)(e) and (f) during the Process Ill application. The existing conditions and extent of the potential off-site wetlands have not been detennined; however, Landau confinns no wetlands exist on site. • Pursuant to Washington Administrative Code (WAC) 222-16-030, the city's consultant, Landau and the Depa1tment of Fish and Wildlife ( email communication August 11, 20 I 7) the stream is classified as 'Type F' water and contains fish habitat'. The watercourse meets the minimum two- 1 WAC 222-16-030 identifies fish habitat as " ... habitat which is used by any fish at any life stage at any time of the year. including potential habitat likely to be used by fish which could be recovered by restoration or management and includes off- channel habitat. " Findings for Project Approval Woodmont Self-Storage Page2 File #17-102253-00-UP/Doc rD. 75947 •, • foot average bank full width and less than 16 percent gradient to qualify as F water. Landau measured bank full widths between Soundview Consulting flags Z3 and Z7, which ranged from approximately 2 feet to greater than 6 feet with slopes appearing to be less than 16 percent. These stream conditions are presumed to extend off site (Quartennan, 27 July 2017). • D~ta Plot-4 (DP-4) located in the southeastern comer of the site satisfies the hydrophytic vegetation criterion. Himalayan blackberry (Rubus armeniacus) is currently listed as a Facultative Wetland Plant species. A condition of approval shall require the installation of permanent signs and split rail fencing around the stream buffer per FWRC 19.145.180(2) and (3)(a)(iv) and (d) and no development may occur within the 5-foot critical area buffer building setback. The Public Works Design Manual contains standard details for required signage. 9. Bulk & Dimensional Requirements-Per FWRC 19.220.030, self-service storage facilities in the BC zone require the following minimum building setbacks: 40 feet in the front; 15 feet on the sides and rear. All setbacks are satisfied. No maximum lot coverage applies; however, the applicant proposes 73% lot coverage/impervious smface. The proposal is located within 100 feet of RM2400 and RS7.2 zoning on all four sides and therefore all elevations are limited to 30 feet. The applicant's elevations demonstrate compliance with the maximum permitted height of 30 feet when within 100 feet of a residential use or zone. 10. Parking Requirements -Per FWRC 19.220.030, required parking is one parking space per 300 square feet of the office gross floor area. The office area is 1,118 square feet (1,118 sq. ft. /300 sq. ft.= 3.7 spaces), for a total of four required parking spaces. The site plan depicts ten parking spaces in the rear and front of the facility, which complies with FWRC 19.220.030. However, the parking along Pacific Highway is not screened nor does the front landscape buffer contain the required benn. Please reference the landscaping requirements under Finding No. 9. 11. Landscaping-Per FWRC 19.125.060(6), perimeter landscaping is required as follows: Type III "Visual Buffer" landscaping five feet in width along all property lines abutting public rights-of-way (applies to west property line); Type I "Solid Screen" landscaping 15 feet in width along the perimeter of the property abutting a residential zoning district (applies to north, south and east prope1ty lines); and Type III "Visual Buffer" landscaping five feet in width along the perimeter of the property abutting all other zoning districts (applies to the west half of the northern property line shared with the auto repair shop). No screening around the new trash enclosure is required; the storage area is within a building fayade. Per FWRC 19.12S.070(2)(a)(i)(A), parking lot landscaping is required in the amount of 20 square feet of landscaping per parking stall. The proposal provides 848 sq. ft., exceeding the required 200 sq. ft. (10 stalls x 20 sq. ft.). Additionally, FWRC l9.125.070(5)(a) states: "Parking areas adjacent to public right-of-way shall incorporate berms at least three feet in height within perimeter landscape areas; or alternatively, add substantial shrub plantings to the required perimeter landscape type, and/or provide architectural features of appropriate height with trees, shrubs and groundcover, in a number sufficient to act as efficient substitute for the three-foot berm, to reduce the visual impact of parking areas and screen automobiles, and subject to approval by the director of community development. " The proposal includes parking stalls visible from Pacific Highway South. The proposal includes a 5- foot Type III Landscaping 'Visual Buffer' with a mixture of evergreen and deciduous trees, large Findings for Project Approval Woodmont Self-Storage Page 3 File #17-102253·00-UP/Doc ID. 75947 shrubs and ground cover. However, the plans do not depict the required three-foot berm, plus landscaping planted in the berm. A condition of approval shall require the landscape plan submitted with the building permit comply with FWRC 19.125.070(5)(a). As conditioned, the landscaping plan is consistent with applicable standards set forth in FWRC Chapter 19.125. 12. Clearing & Grading-Clearing and grading activities will be reviewed for consistency with applicable standards set forth in FWRC Chapter 19.120. The preliminary cut/fill analysis is 7,000 cubic yards (CY) (5,230 CY cut/ 1,178 CY fill) and approximately 6,500 CY of material will require excavation -screened and re-compacted on site to remove organics from non-native fill material. No work or construction material storage is permitted on single family parcel 720480-0165, also owned by Woodmont Storage. 13. Tree Retention/Replacement-Pursuant to FWRC 19.120.130, compliance with the city's tree density requirements in the BC zone (20 tree units /acre) requires a minimum of 52 tree units on the subject property's 2.59 acres. The applicant submitted the required tree retention/replacement plan and proposes to remove all the trees on the site within the construction limits, and provide 63 tree units of which approximately 16 trees wilt be retained. No tree or vegetation removal will occur within the I 00-foot Type F stream buffer and 5-foot critical area buffer building setback. The preliminary tree retention/replacement plan has been reviewed for purposes of the Process III review, and final detailed review of the plan will occur in conjunction with review of the landscape plan submitted with a building pe1mit. 14. Community Design. Guidelines -The proposed buildings comply with the provisions of FWRC Chapter 19. I 15, "Community Design Guidelines," as detailed and conditioned below: a. Crime Prevention through Environmental Design (CPTED) Guidelines-The applicant submitted a CPTED checklist, which was reviewed by city staff. The new facility will be staffed by two employees and the north/south property lines are 951 feet+/-in length and contain few info1mal opportunities for on-site natural surveillance via human activity and/or windows. Pursuant to FWRC 19.l 15.010(2)(a) and FWRC 19.115.0IO(b) CPTED design principles of natural surveillance, access control and ownership, the Federal Way Police Department requests that the applicant participate in the Safe Cities program by installing: • One pole mounted Safe City security camera along Pacific Highway South that shall be reviewed and approved by the Federal Way Police and IT Departments prior to building permit issuance and be installed prior to issuing a final certificate of occupancy. b. BuildingDesign-FWRC 19.115.060(2) require at least two modulation and screening options for facades over 60 ft. in length, visible from the right-of-way and/or a residential use or zone. Based on staff analysis, the majority of the proposed facades are visible to single family and multi-family zones and existing apartment complexes to the north and south of the site. FWRC 19.l 15.060(3)(b) also requires proposals articulate blank walls with a combination of methods in the overall architectural design when visible from a right-of-way or publtc areas. The following design features are provided and satisfy FWRC 19 .11 S .060 requirements. Findings for Project Approval Woodmont Self-Storage Page 4 File #17-102253-00-UP/Doc ro. 75947 Building #1: 1. Northfa9ade -Visible from Pacific Highway South and Silver Shadow Apartments. The applicant depicts fa9ade modulation meeting the minimum dimensional requirements for facades greater than 60 feet and canopies on 50 percent of the length of the fa9ade. The applicant also provides material variation in te1ms of colors, textural changes and roof-top banding, in addition to material and color variation in the roll-up storage doors. The second and third stories contain canopies. 11. S0uthfa9ade -Visible from the Barkley Ridge Apartments and a portion is visible from Pacific Highway South. The applicant depicts fa9ade modulation meeting the minimum dimensional requirements for facades greater than 60 feet and canopies on 50 percent of the length of the fa9ade. The applicant also provides material variation in tenns of colors (red canopies and charcoal vertical siding), textural changes and roof-top banding. iii. Eastfa9ade-Not visible from residential or a right-of-way; faces Building 2 . iv. Westfar;ade -Visible from Pacific Highway South, and meets the minimum requirements for principal facades containing a major entrance/ located along a right-of-way pursuant to FWRC 19 .115 .0.090(1 )(b )-( e) ( i.e. transparent glass, architecturally emphasized, clearly recognizable from right-of-way, articulated and context sensitive). Building #2: 1. Northfar;ade -Visible from Pacific Highway South and the Silver Shadow Apartments, the applicant depicts fayade modulation meeting the minimum dimensional requirements for facades greater than 60 feet and canopies on 50 percent of the length of the fayade. The applicant also provides material variation in terms of colors (red canopies, charcoal vertical siding and yellow roll up storage unit doors), textural changes and roof-top banding. 11. S0uthja9ade -Visible from the Barkley Ridge Apartments, the applicant depicts fas;ade modulation meeting the minimum dimensional requirements for facades greater than 60 feet and canopies on 50 percent of the length of the fayade. The applicant also provides material variation in terms of colors (red canopies and charcoal vertical siding), textural changes and roof-top banding. iii. East!Westfa<;ades -Not visible from residential uses/zones or a right-of-way; stream buffer vegetation and trees screen building from single family zoning/residences. No buffer vegetation or tree removal is permitted within the stream/stream buffer unless approved by the Director of Community Development. c. BC District Guidelines -The parking lot is located adjacent to the right-of-way and maximizes pedestrian access and circulation with a delineated pedestrian walkway. The office entrance fayade faces and is clearly recognizable from the right-of-way and incorporates transparent glass. Ground level mirrored, reflective glass, and chain link fencing are not proposed. 15. Rooftop Mechanical Equipment-Per FWRC 19.110.070, vents and similar appurtenances that extend above the roofline must be surrounded by a solid sight-obscuring screen that is integrated into the architecrure of the building and obscures the view of the appurtenances from adjacent streets and Findings for Project Approval Woodmont Self-Storage Page 5 File #17-102253-00-UP/Doc ID. 75947 properties. Per the March 1, 2018, plan resubmittal it appears no equipment will extend above the roofline. 16. Solid Waste & Recycling-The submitted trash enclosure design and on-site access are satisfactory (Sheets A I. I, A3. I & L.O); however, the required enclosure storage space is 125 square feet. The applicant depicts 90 square feet and therefore the construction plans must depict an additional 35 square feet. Pursuant to FWRC 19.125.150.6.d, the applicant shall also provide a spill prevention plan for the city's surface water management program, to be kept on file in order to infonn periodic site monitoring. As a condition of this decision, the applicant shall depict an additional 35 square feet of solid waste and recycling storage area and submit a spill prevention plan with their building pennit application. 17. Stormwater -The project will be required to meet the requirements of the 2016 King County Surface JVater Design Manual (KCSWDM) and the City of Federal Way Addendum to that manual. Stormwater improvements are required that meet the Conservation Flow Control and Enhanced Basic Water Quality standards of the KCSWDM. Per the requirements of the KCSWDM, Best Management Practices (BMP's) must also be implemented to augment flow control. I 8. Transportation -As a component of the Use Process Ill application, projects undergo traffic concurrency analysis pursuant 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 in May 22, 2017, for the project. The number of new PM peak hour vehicle trips generated by the project is 29. A transportation impact fee is required and will be calculated based on the fee schedule in effect and per FWRC at the time a building permit application is filed. 19. Water/Sewer-Lakehaven Water & Sewer District is the water and sewer service provider. Lakehaven issued certificates of water and sewer availability on March 8, 2017; 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. 20. South King Fire & Rescue -This project will require three fire hydrants. An existing fire hydrant on the public street (Pacific Highway South) is available for this project and two fire hydrants will be required within the storage facility complex. A certificate of water availability including a hydraulic fire flow model shall be required and provided at the time of the building pennit application. Fire apparatus access roads shall be installed and made serviceable prior to and during the time of construction. A fire alarm system is required. Separate permits are required for installation of the · following: • The fire alarm system. • Automatic fire sprinkler system. 21. Additional Permitting -Additional permitting is required for subsequent site development; none of which have been applied for at this time. 22. Conditions of Approval -The following conditions of approval are attached to the Process Ill decision: • Building permit plans shall depict a pedestrian path material composed of varied materials, textures and color. Paint striping is not an accepted form of delineation from the primary entrance to Pacific Highway South. Findings for Project Approval Woodmont Self-Storage Page6 File#l7-102253-00-UP/Doc ID. 75947 ., • Specifications for one pole mounted Safe City security camera on Pacific Highway South shall be reviewed and approved by the Federal Way Police and IT Department staff prior to building permit issuance pursuant to FWRC 19.l 15.010(2)(a)-(c) 'Crime Prevention through Environmental Design' (CPTED) principles. The Safe City camera and associated Safe City signage shall be installed piior to issuance of the final certificate of occupancy. • Building permit issuance shall be subject to recording a boundary line adjustment under city file no. 17-102878-00~SU. • The final landscape plan shall comply with FWRC 19.125.070(5)(a). • Building pennit plans shall depict how the solid waste storage area meets FWRC 19.125.150 (6)(d)(ii) requirements. Please provide an additional 35 square feet of storage space. • The building pennit submittal shall include a spill prevention plan for management of liquids generated on or discharged from the solid waste storage area. The storage area spill prevention plan must detail how all liquids either precipitated, sprayed, washed, spilled, leaked, dripped, or blown onto the storage area will be collected and managed in compliance with city surface water protection standards. The storage area spill prevention plan shall be provided for the city's surface water management program, to be kept on file in order to inform periodic site monitoring, per FWRC 19.125.150(6)(d). 23. Conclusion -As conditioned, the proposed site plan application has been determined to be consistent with the Federal Way Comprehensive Plan; 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. Traffic safety impacts are adequately mitigated. The proposed development is consistent with Process III, Project Approval, decisional criteria required under FWRC Chapter 19.65. The proposed site plan and application attachments have been reviewed for compliance with the Federal Way Comprehensive Plan, 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: Leila Willoughby-Oakes, Associate Planner Findings for Project Approval Woodmont Self-Storage Date: April 5, 2018 Page 7 File #17-102253·00-UP/Doc m. 75947 Department of Community Development 33325 gt~ A venue South Federal Way, WA 98003-6325 RES U §Mi,ur~'t, 253-83 5-2609 www.cityoffcdcralwov.com MAR O \ 2018 CITY OF FEDERAL WAY COMMU NITY DEVELOPMENT SEPA ENVIRONMENTAL CHECKLIST Purpose of Checklist Governmental agencies use this checklist to help detetmine whether the enviromnental impacts of your proposal are significant. This information is also helpfu l to determine if avai1a ble avoidance, minimization or compensatory mitigation measures will address the probable significant impacts or if an environmental impact statement will be prepared to further analyze the proposal. Instructions for Applicants This envirorunental checklist asks you to descnoe some basic information about your proposal. Please answer each question accurately and carefully , to the best of your knowledge. You may need to consult with an agency specialist or p tivate consultant for some questions. You may use "not applicable " or "does not apply" only when you can explain why it does not apply and not when the answer is unknown. You may also attach or incorporate by reference additional studies reports. Compl ete and accurate answers to these questions often avoid d elays with the SEPA process as well as later in the decision- making process. The checklist questions apply to all parts of your proposal, even if you plan to do them o ver a perio d of time or on different parcels of land. Attach any additional information that will help describe your proposal or its environmental effects. The agency to which you submit this checklist may ask you to explain your answers or provide additional information reasonably related to determining if there may be significant adverse impact. Instructions for Lead Agencies Please adjust the format of this template as needed. Additional information may be necessary to evaluate the existing environment, all interrelated aspects of the proposal and an analysis of adverse impacts. The checklist is considered the first but not necessarily the only source of informatjon needed to make an adequate threshold determination. Once a threshold determination is made, the lead agency is responsible for the completeness and accuracy of the check I ist and other supporting d ocuments. Use of Checklist for Nonproject Proposals For nonproject proposals (such as ordinances, regulations, plans and programs), complete the applicable parts of sections A and B plus the SUPP LEMENTAL SHEET FOR NONPROJECT ACTI ONS (part D). Please completely answer all questions that apply and note that the words "project ," "applicant,'' and "property or site" should be read as "proposal," "proponent," and "affected geographic area," respectively. The lead Bulletin #050-October 17, 2016 Page 1 of 18 k:\Handouts\En vironmental Checklist ~ CITYOF ~ Federal Way Department of Community Development 33325 81h Avenue South Federal Way, WA 98003-6325 253-835-2607; Fax 253-835-2609 www.cityoffodcralway.cmn agency may exclude (for non-projects) questions in Part B -Environmental Elements -that do not contribute meaningfully to the analysis of the proposal. A. BACKGROUND 1. Name of proposed project, if applicable: Woodmont Storage LLC 2 . Name of applicant: Woodmont Storage LLC 3 . Address and phone number of applicant and contact person: Jeff Oldright, 601 Valley Ave NE, Ste A, Puyallup WA 98372 253-564-2121 4 . Date checklist prepared: March 10, 2017, Amended Feb 19, 2018 5. Agency requesting checklist: City of Federal Way 6. Proposed timing or schedule (including phasing, if applicable): Late 2018; West building first followed by East building 7. Do you have any plans for future additions, expansion, or further activity related to or connected with this proposal? If yes, explain. None 8. List any enviromnental information you know about that has been prepared, or will be prepared, directly related to this proposal. A Critical Area Studies to determine if there are any wetlands and stream classifications. Bulletin #050 -October 17, 2016 Pagc2 of 18 k:\Han<louts\Environmental Checklist ~ CITVOF ~ Federal Way Department of Community Development 33325 81h Avenue South Federal Way, WA 98003-6325 253-835-2607; Fax 253-835-2609 www.c ilyoffc<lemlwny.com 9 . Do you know whether applications are pending for govenunental approvals of other proposals directly affecting the property covered by your proposal? If yes, explain. None known. 10. List any government approvals or penrtits that will be needed for your proposal, if known. • Process Ill Land Use Application • Boundary Lot Line Adjustment (Lot Line Elimination • Community Design Guidelines • Tree & Vegetation Retention/Replacement Plan • Construction NPDES Permit from the Department of Ecology • Commercial Building Permit/ Concurrency application demolition permit 11. Give brief, complete description of your proposal, including the proposed uses and the size of the project and site. There are several questions later in this checklist that ask you to describe certain aspects of your proposal. You do not need to repeat those answers on this page. (Lead agencies may modify this form to include additional specific infonnation on project description.) Construct two three-story buildings, semi-heated, self-storage and rental office facilities and underground storm storage. Construction will include full site development, landscaping, utilities, fire line, Storm water pond and parking. 12. Location of the proposal. Give sufficient information for a person to understand the precise location of your proposed project, including a street address, if any, and section, township, and range, if known. If a proposal would occur over a range of area, provide the range or boundaries of the site(s). Provide a legal description, site plan, vicinity map, and topographic map, if reasonably available. While you should submit any plans required by the agency, you are not required to duplicate maps or detailed plans submitted with any permit applications related to this checklist. 27824 Pacific Highway South. A portion of the NW 1/4 of section 33, township 22 north, range 4 east, W.M., City of Federal Way, Washington. B. ENVIRONMENT AL ELEMENTS 1. Earth a. General description of the site: (circle one): Flat!rolling,~illy, steep slopes, mountainous, other _____ _ b. What is the steepest slope on the site (approximate percent slope)? #050 -October 17, 20 16 Page3 of18 k:\Handouts\Environmental Checklist Bulletin ~ CITVOF ~ Federal Way Department of Community Development 33325 gth Avenue South Federal Way, WA 98003-6325 253-835-2607; Fax 253-835-2609 www .cic voffeclcralwav.com 20%grade c. What general types of soils are found on the site (for example, clay, sand, gravel, peat, muck)? If you know the classification of agricultural soils, specify them and note any agricultural land of long-term commercial significance and whether the proposal results in removing any of these soils. Soil type, as mapped by USDA, is Alderwood gravelly sandy loam type AgC for the entire site. Categorized as "prime farmland if irrigated" by USDA. No soils are planned to be removed from the site. d. Are there surface indications or history of unstable soils in the innnediate viciruty? If so, describe. None known. e. Describe the purpose, type, total area, and approximate quantities and total affected area of any filling, excavation, and grading proposed. Indicate source of fill. It is anticipated that the total cut and fill quantities will be approximately 7,000 cubic yards of material. Approximately 6,500 cubic yards of material will need to be excavated, screened. and recompacted onsite to remove organics from existing non-native fill material. No work will take place on single family lot zoned RS 7.2. f. Could erosion occur as a result of clearing, construction, or use? If so, generally describe. With any clearing and grading actions there is always the potential for erosion. The implementation of applicable erosion control BMPs wilJ limit the potential for erosion. g. About what percent of the site will be covered with impervious surfaces after project construction (for example, asphalt or buildings)? Approximately 73% of the site will be more impervious surface h. Proposed measures to reduce or control erosion, or other impacts to the earth, if any: 2. Air A Temporary Erosion and Sediment Control Plan per City of Federal Way standards will be in-place until on-site construction operations have concluded and the site is fully stabilized. A current copy of the Construction SWPPP will be on-site at all times. a. What types of emissions to the air would result from the proposal during construction, operation, and maintenance when the project is completed? If any, generally describe and give approximate quantities if known. #050 -October 17, 2016 Page4 of 18 k:\Handouts\Environmental Checklist Bulletin ~ CIT V OF ~ Department of Community Development 33325 &th Avenue South Federal Way, WA 98003-6325 253-835-2607; Fax 253-&35-2609 www.cityoffcd cra lwav .co m Federal Way Normal amounts of emissions will result from the operations of equipment during construction. Best management practices will be continually employed to minimize dust and emissions. Construction activity and equipment operation will be required to comply with applicable air quality standards. No increase air emissions will result from the completed project. b. Are there any off-site sources of emissions or odor that may affect your proposal? If so, generally describe. No. c. Proposed measures to reduce or control emissions or other impacts to air, if any: 3. Water Vigilance and continual monitoring and employment of Best Management Practices will be employed to control emissions and impacts to the air. a. Surface Water: 1) Is there any surface water body on or in the immediate vicinity of the site (including year-round and seasonal streams, saltwater, lakes, ponds, wetlands)? If yes, describe type and provide names. If appropriate, state what stream or river it flows into. A type F Stream has been identified by the City of Federal Way at the eastern most edge of the property with a 100ft stream buffer. 2) Will the project require any work over, in, or adjacent to (within 200 feet) the described waters? If yes, please describe and attach available plans. Yes, a small portion of building #2, 4 parking spaces, and fire truck turn- around are located within the 200 of the described waters. 3) Estimate the amount of fill and dredge material that would be placed in or removed from surface water or wetlands and indicate the area of the site that would be affected. Indicate the source of fill material. No fill or dredge materials are proposed to be placed or removed from any identified surface water or wetland. 4) Will the proposal require surface water withdrawals or diversions? Give general description, purpose, and approximate quantities if known. No water will be withdrawn. 5) Does the proposal lie within a 100-year floodplain? If so, note location on the site plan. The proposal does not lie within a 100-year floodplain. Bulletin #050-October 17, 2016 Page5 of 18 k:\Handouts\Environmental Checklist Department of Community Development 33325 81h Avenue South Federal Way, WA 98003-6325 253-835-2607; Fax 253-835-2609 www.c itvoffcderalway.com 6) Does the proposal involve any discharges of waste materials to surface waters? If so, describe the type of waste and anticipated volume of discharge. There will be no discharges of waste materials to surface waters. b. Ground Water: 1) Will groundwater be withdrawn from a well for drinking water or other purposes? If so, give a general description of the well, proposed uses and approximate quantities withdrawn from the well. Will water be discharged to groundwater? Give general description, purpose, and approximate quantities if lmown. No ground water will be withdrawn. No water will be discharged to groundwater. 2) Describe waste material that will be discharged into the ground from septic tanks or other sources, if any (for example: domestic sewage; industrial, containing the following chemicals ... ; agricultural; etc.). Describe the general size of the system, the nwnber of such systems, the number of houses to be served (if applicable), or the nwnber of animals or hwnans the system(s) are expected to serve. The project does not create any waste materials other than what is discharged directly into the sanitary sewer system. c. Water runoff (including stormwater): 1) Describe the source of runoff (including storm water) and method of collection and disposal, if any (include quantities, if known). Where will this water flow? Will this water flow into other waters? If so, describe. Storm water runoff from all proposed hard surfaces (roofs and pavements) will be collected and tight lined to an underground detention system to reduce the peak flows from the project site. Prior to discharge, storm water will be treated to meet current federal way water quality standards. After treatment, storm water will be dispersed to the major stream identified onsite to maintain the existing drainage patterns of the project site. 2) Could waste materials enter ground or surface waters? If so, generally describe. With the correct BMPs in place, there is minimal potential for waste from equipment storage and use, eroding soil, or other wastes generated during construction activities to enter either ground or surface waters. However, common pollutants from parked vehicles may collect on impervious surfaces and be washed into the storm drainage system. #050-October 17, 2016 Page6 of 18 k:\Handouts\Environmental Checklist Bulletin ~ CITYOF ~ Federal Way Department of Community Development 33325 gih Avenue South Federal Way, WA 98003-6325 253-835-2607; Fax 253-835-2609 www .cityoffcdcralwav.com Common pesticides and nutrients from landscaping areas may also enter the storm drainage system. 3) Does the proposal alter or otherwise affect drainage patterns in the vicinity of the site? If so, describe. No. d.Proposed measures to reduce or control surface, ground, and runoff water, and drainage pattern impacts, if any: All required storm water will be collected and treated as necessary to provide for a clean approved release. Storm water quality mitigation efforts have been designed using the appropriate BMP's (Stromfilter,TM catch basins) for water quality treatment. Temporary BMP's during construction may include silt fences and other BMP's may be employed. 4. Plants a. Check the types of vegetation found on the site: 1 deciduous tree: alder, maple, aspen, other ~ evergreen tree: fir, cedar, pine, other v' shrubs ~grass __pasture __ crop or grain __ Orchards, vineyards or other permanent crops. __ wet soil plants: cattail, buttercup, bullrush, skunk cabbage, other __ water plants: water lily, eelgrass, milfoil, other __ other types of vegetation b. What kind and amount of vegetation will be removed or altered? The site will be landscaped as required to meet regulations using native plant materials to the greatest extent possible. c. List threatened and endangered species known to be on or near the site. None known. d. Proposed landscaping, use of native plants, or other measures to preserve or enhance vegetation on the site, if any: The site will be appropriately landscaped with native materials to the greatest extent possible and per requested regulations. The site will be 17.9% or 17,910 S.F. landscaped as required by FWRC. #050-0ctober 17, 2016 Page7 of 18 k:\Handouts\Environmental Checklist Bulletin ~ CITYOF ~ Federal Way Department of Community Development 33325 81h Avenue South Federal Way, WA 98003-6325 253-835-2607; Fax 253-835-2609 www .cityoffodcralway .com e. List all noxious weeds and invasive species known to be on or near the site. Observed invasives: Himalayan blackberry (Rubus armeniacus), English ivy (Hedera helix), English holly (llex aquifolium), and English laurel (Prunus laurocerasus). 5. Animals a. List any birds and other animals which have been observed on or near the site or are known to be on or near the site. Examples include: other: "--..... --~ mammals: deer, bear, elk, beaver, other: fish: bass, salmon, trout, herring, shellfish, other: b. List any threatened and endangered species known to be on or near the site. None known. c. Is the site pa1t of a migration route? If so, explain. No. d. Proposed measures to preserve or enhance wildlife, if any: The native plans selected for landscaping the site will provide enhanced habitats and provide opportunities for shelter and forging. e. List any invasive animal species known to be on or near the site. Rats. 6. Energy and Natural Resources a. What kinds of energy ( electric, natural gas, oil, wood stove, solar) will be used to meet the completed project's energy needs? Describe whether it will be used for heating, manufacturing, etc. Bulletin #050-October I 7, 2016 Page 8 of 18 k:\Handouts\Environmental Checklist ~ CITVOf ~ Federal Way Department of Community Developmen 33325 81~ Avenue Sout Federal Way, WA 98003-632 253-835-2607; Fax 253-835-2609 www.cilyoffedera l way.co1 The project will use electrical energy for office equipment, lighting and convenience outlets and power. Natural gas will be used for water heating and space heating, including gas heat in the storage areas. b. Would your project affect the potential use of solar energy by adjacent properties? If so, generally describe. No. c . What kinds of energy conservation features are included in the plans of this proposal? List other proposed measures to reduce or control energy impacts, if any: The facilities are designed to meet the Washington State Energy Code. Fixtures used will be selected for their conservation capabilities. 7. Environmental Health a. Are there any environmental health hazards, including exposure to toxic chemicals, risk of fire and explosion, spill, or hazardous waste, that could occur as a result of this proposal? If so, describe. No. 1) Describe any known or possible contamination at the site from present or past uses. None known. 2) Describe existing hazardous chemicals/conditions that might affect project development and design. This includes underground hazardous liquid and gas transmission pipelines located within the project area and in the vicinity. None known. 3) Describe any toxic or hazardous chemicals that might be stored, used, or produced during the project's development or construction, or at any time during the operating life of the project. No toxic or hazardous chemicals are to be used during construction. Storage of toxic or hazardous chemical are not allowed on site or in the buildings. 4) Describe special emergency services that might be required. The emergency services required will be those normal throughout the community needed for response of police, fire, and EMT 5) Proposed measures to reduce or control environmental health hazards, if any: -October 17, 2016 Page9 of 18 k:\Handouts\Environmental Checklist Bulletin #050 ~ CITYOF ~ Federal Way Department of Community Development 33325 81h Avenue South Federal Way, WA 98003-6325 253-835-2607; Fax 253-835-2609 www.ci tyoffcdcralway.com b. Noise The building is fully alarmed, sprinkled, and equipped with devices to monitor and report hazards that might occur. The operations policies will prepare for any event allowing a quick response as the needs arise. 1) What types of noise exist in the area which may affect your project (for example: traffic, equipment, operation, other)? Traffic will create normal transportation noise but not be a significant impact to the function of the facility. 2) What types and levels of noise would be created by or associated with the project on a short term or a long-term basis (for example: traffic, construction, operation, other)? Indicate what hours noise would come from the site. Temporary increase in noise from construction equipment will raise noise levels during construction. The completed project will not affect noise levels, since traffic volumes will not be increased as a result of this project. There will not be a long-term increase in noise resulting from this project beyond the normal urban business activity in core area. 3) Proposed measures to reduce or control noise impacts, if any: Other than the required perimeter landscaping being provided, no noise reductions are being considered. 8. Land and Shoreline Use a. What is the current use of the site and adjacent properties? Will the proposal affect current land uses on nearby or adjacent properties? If so, describe. The site's current use vacant land. A portion of the north lot is inadvertently being used by the truck rental/repair business. They will need to remove vehicles from the premises as this use is not permitted their or has not received prior land use approvals. b. Has the project site been used as working fannlands or working forest lands? If so, describe. How much agricultural or forest land of long-term commercial significance will be converted to other uses as a result of the proposal, if any? If resource lands have not been designated, how many acres in farmland or forest land tax status will be converted to nonfarm or nonforest use? No. #050 -October 17, 2016 Page 10 of 18 k:\Handouts\Environmental Checklist Bulletin ~ CITVOF ~ Federal Way Department of Community Development 33325 gth A venue South Ped.era! Way, WA 98003-6325 253-835-2607; Fax 253-835-2609 www.c ityo ffecl era lway.com 1) Will the proposal affect or be affected by surrounding working farm or forest land normal business operations, such as oversize equipment access, the application of pesticides, tilling, and harvesting? If so, how: No. c. Describe any structures on the site. There is an overhead billboard sign and deck structure. d. Will any structures be demolished? If so, what? No e. What is the current zoning classification of the site? BC f. What is the current comprehensive plan designation of the site? Community Business g. If applicable, what is the current shoreline master program designation of the site? None. h. Has any part of the site been classified as a critical area by the city or county? If so, specify. The City has classified a portion of the property to contain critical areas and associated wetland and stream buffers designated as a Category II and Type F stream. No off-site wetland. i. Approximately how many people would reside or work in the completed project? There will be no one residing in the completed project. The business would employ two staff. j. Approximately how many people would the completed project displace? None. k. Proposed measures to avoid or reduce displacement impacts, if any: #050 -October 17, 2016 Page 11 of 18 k:\Handouts\Enviromnental Checklist Bulletin Department of Community Development 33325 gth Avenue South Federal Way, WA 98003-6325 253-835-2607; Fax 253-835-2609 www.c ityoffcdcra lway.com None needed. I. Proposed measures to ensure the proposal is compatible with existing and projected land uses and plans, if any: Architecturally, the building will comply with the City·s Community Design Guidelines. Functionally, the storage will bring a much needed use to the surrounding high density residences. m. Proposed measures to reduce or control impacts to agricultural and forest lands of long-term commercial significance, if any: 9. Housing A 100' buffer from the stream sand 5ft building setback will be maintained during the life of the project. a. Approximately how many units would be provided, if any? Indicate whether high, middle, or low income housing. No housing units are required nor provided. b. Approximately how many units, if any, would be eliminated? Indicate whether high-, middle-, or low-income housing. No units will be eliminated. c. Proposed measures to reduce or control housing impacts, if any: None will be required. 10. Aesthetics a. What is the tallest height of any proposed structure(s), not including antennas; what is the principal exterior building material(s) proposed? The proposed structure has a peak height of 30'. The principal exterior is a combination of horizontal and vertical metal siding, storefront/curtain wall along Pacific Highway, with a CMU wainscot to protect the building from vehicular damage. b. What views in the immediate vicinity would be altered or obstructed? No views would be altered or obstructed by the project. c. Proposed measures to reduce or control aesthetic impacts, if any: #050-0ctobcr 17, 2016 Page 12 of 18 k:\Handouts\Enviromnental Checklist Bulletin Department of Community Devclopme 33325 81h Avenue Soi Federal Way, WA 98003-6~ 253-835-2607; Fax 253-835-2609 www.cityoffcd cra lwav.c, Building modulation as required by the Community Design Guidelines and strategically designed Type I landscaping will help to regulate any impacts from the proposal to the neighboring properties. 11. Light and Glare a. What type of light or glare will the proposal produce? What time of day would it mainly occur? LED wallpaks will be used for proporty security after dusk until dawn. b. Could light or glare from the fmished project be a safety hazard or interfere with views? No. c. What existing off-site sources of light or glare may affect your proposal? None known. d. Proposed measures to reduce or control light and glare impacts, if any: 12. Recreation LED wall packs will be shielded and photocell controlled so that unnecessary lighting will not occur. A site plan with foot-candle design will be submitted to the City for review. a. What designated and informal recreational opportunities are in the immediate vicinity? Shopping opportunities and the Woodmont Library (KCLS) are located to the north, Redondo and Sacajawea Parks are to the west and south, while Glenn Nelson Park is to the northeast. b. Would the proposed project displace any existing recreational uses? If so, describe. No. c. Proposed measures to reduce or control impacts on recreation, including recreation opportunities to be provided by the project or applicant, if any: None are required. 13. Historic and Cultural Preservation October 17, 2016 Page 13 of 18 k:\Handouts\Environmental Checklist Bulletin #050 ~ CITVOF ~ Federal Way Department of Community Development 33325 81h Avenue South Federal Way, WA 98003-6325 253-835-2607; Fax 253-835-2609 www.c ityoffcdcrn lwav.com a. Are there any buildings, structures, or sites, located on or near the site that are over 45 years old listed in or eligible for listing in national, state, or local preservation registers ? If so, specifically describe. No. b. Are there any landmarks, features, or other evidence of Indian or historic use or occupation? This may include human burials or old cemeteries. Are there any material evidence, artifacts, or areas of cultural importance on or near the site? Please list any professional studies conducted at the site to identify such resources. No. c. Describe the methods used to assess the potential impacts to cultural and historic resources on or near the project site. Examples include consultation with tribes and the department of archeology and historic preservation, archaeological surveys, historic maps, GIS data, etc. None required. d. Proposed measures to avoid, minimize, or compensate for loss, changes to, and disturbance to resources. Please include plans for the above and any permits that may be required. None required. 14. Transportation a. Identify public streets and highways serving the site or affected geographic area and describe proposed access to the existing street system. Show on site plans, if any. The site is accessed from the west by Pacific Highway South (Washington State Route 99, SR 99). b. Is the site or affected geographic area currently served by public transit? If so, generally describe. If not, what is the approximate distance to the nearest transit stop? The project site is along a public transit route (King County Metro A-Line). Northbound, there is a bus stop 0.2 miles to the north. Southbound along 99 is a bus top located 0.1 miles to the also to the north. (Pacific Hwy S.) c. How many additional parking spaces would the completed project or non-project proposal have? How many would the project or proposal eliminate? Ten (10) new parking spaces including an accessible parking space will be created. None will be eliminated. #050-October 17, 2016 Page 14ofl8 k:\Handouts\Environmental Checklist Bulletin ~ CITYOF ~ Department of Community Development 33325 81h Avenue South Federal Way, WA 98003-6325 253-835-2607; Fax 253-835-2609 www.c icyoffodcralway.com Federal Way d. Will the proposal require any new or improvements to existing roads, streets, pedestrian, bicycle or state transportation facilities, not including driveways? If so, generally describe (indicate whether public or private). None. e. Will the project or proposal use (or occur in the immediate vicinity of) water, rail, or air transportation? If so, generally describe. No. f. How many vehicular trips per day would be generated by the completed project or proposal? If known, indicate when peak volumes would occur and what percentage of the volume would be trucks (such as commercial and nonpassenger vehicles). What data or transportation models were used to make these estimates? 15 vehicles trips per PM peak hour are projected, less than 1% commercial trucks. Institute of Transportation Engineer's publication Trip Generation, Ninth Edition and Institute of Transportation Engineers, Parking Generation 4th edition publication with independent trip generation studies were used to generate the calculations. g. Wit I the proposal interfere with, affect or be affected by the movement of agricultural and forest products on roads or streets in the area? If so, generally describe. No. h. Proposed measures to reduce or control transportation impacts, if any: None required. 15. Public Services a. Would the project result in an jncreased need for public services (for example: fire protection, police protection, public transit, health care, schools, other)? If so, generally describe. Fire protection services as well as police protection is required. b. Proposed measures to reduce or control direct impacts on public services, if any. 16. Utilities Sprinkler fire suppression will be designed throughout both building, a monitored fire alarm, an enclosed security fence around the property and security cameras wm be installed as part of the project. Bulletin #050 -October 17, 2016 Page 15 of!& k:\Handouts\Environmental Checklist ~ CITYO F ~ Federal Way a. Circle utilities currently available at the site: Department of Community Developme1 33325 g•h Avenue Sou Federal Way, WA 98003-63'. 253-835-2607; Fax 253-835-2609 www.citvoffo dcrn lway.co b. Describe the utilities that are proposed for the project, the utility providing the service, and the general construction activities on the site or in the immediate vicinity which might be needed. Electricity -PSE Sanitary Sewer -Lakehaven Water + Sewer District Natural Gas -PSE Storm Sewer -City of Federal Way Water -Lakehaven Water + Sewer District Refuge/Recy -Waste Management Telephone -Centurylink Cable -Comcast C. SIGNATURE The above answers are true and complete to the best of my knowledge. I understand that the lead agency is relying on them to make its decision. Signature:__..~,..,.~:....=.___ ______________________ _ Name of Signee: Jt.H Ol~v·,,~\ Position and Agency/Organization: _f+____._.f r._t.:..;; <'-'"-~i ______________ _ Date Submitted: _.::...7,:...._(2:...._t-=-/:...._l~ __________________ _ D. SUPPLEMENTAL SHEET FOR NONPROJECT ACTIONS (IT IS NOT NECESSARY to use this sheet for project actions) Because these questions are very general, it may be helpful to read them in conjunction with the list of the elements of the environment. When answering these questions, be aware of the extent the proposal, or the types of activities likely to result from the proposal, would affect the item at a greater intensity or at a faster rate than if the proposal were not implemented. Respond briefly and in general tenns. 1. How would the proposal be likely to increase discharge to water; emissions to air; production, storage, or release of toxic or hazardous substances; or production of noise? Bulletin #050 -October I 7, 2016 Page 16 of 18 k:\Handouts\Environmcnta! Checklist CITV OF 'W"""'li..;::::::, Federal Way Proposed measures to avoid or reduce such increases are: Department of Community Developme1 33325 gih Avenue Sou Federal Way, WA 98003-63'. 253-835-2607; Fax 253-835-2609 www.citvoffederalway.co 2. How would the proposal be likely to affect plants, animals, fish, or marine life? Proposed measures to protect or conserve plants, animals, fish, or marine life are: 3. How would the proposal be likely to deplete energy or natural resources? Proposed measures to protect or conserve energy and natural resources are: 4. How would the proposal be likely to use or affect environmentally sensitive areas or areas designated ( or eligible or under study) for governmental protection; such as parks, wilderness, wild and scenic rivers, threatened or endangered species habitat, historic or cultural sites, wetlands, floodplains, or prime farmlands? Proposed measures to protect such resources or to avoid or reduce impacts are: 5. How would the proposal be likely to affect land and shoreline use, including whether it would allow or encourage land or shoreline uses incompatible with existing plans? Proposed measures to avoid or reduce shoreline and land use impacts are: Bulletin #050 -October 17, 2016 Page 17 of 18 k:\Handouts\Environmental Checklist ~ CITYOF ~ Federal Way Department of Community Developme1 33325 81h Avenue Sou Federal Way, WA 98003-63'. 253-835-2607; Fax 253-835-2609 www.c ityoffodcralway.co 6. How would the proposal be likely to increase demands on transportation or public services and utilities? Proposed measures to reduce or respond to such demand(s) are: 7. Identify, if possible, whether the proposal may conflict with local, state, or federal laws or requirements for the protection of the environment. Bulletin #050-October 17, 2016 Page 18 of 18 k:\Handouts\Environmental Checklist ~-Federal Way February 23, 2018 FiLZ: CITY HALL 33325 8th Avenue South Federal Way, WA 98003-6325 (253) 835-7000 www.cityoffederalway.com Jim Ferrelt,· Mayor Jeff Oldright Emailed: Jeff@daffodilstorage.com Woodmont Storage, LLC 601 Valley Avenue NE Puyallup, WA 98372 RE: File #17-102253-00-UP & 17-102254-00-SE; TECHNICAL REVIEW LETTER #1 Woodmont Storage; 27824 & 27818 Pacific Hwy S., Federal Way Dear Mr. Oldright: The City is in receipt of your December 12, 2017 Process III 'Project Approval' and SEPA resubmittal for a new self-storage facility at the abovementioned address. The application has been revised pursuant to the concurrent critical area third party review by Landau Associates ( city file no. 17-102320-00-AD). Woodmont Storage proposes to eliminate the stream buffer intrusion as shown on the May 16, 2017 Process III plans. On October 12, 2017, Planning Manager Doc Hansen determined that as proposed, the intrusion would meet stream buffer intrusion approval criteria FWRC 19.145.330.3.f. A stream buffer intrusion to accommodate drainage infrastructure could not be justified on the grounds that disturbance of the stream buffer intrusion would not be necessary for the reasonable development of the subject property. The majority of the sit<M~encumbered by environmentally critical area and the stream and stream buffer are located at the rear of the property. Accordingly, the development proposal can move forward with developing a significant site area that is unencumbered by protected areas. The applicant's December 12, 2017, redesign will avoid the intrusion entirely through a stonn water management redesign. As revised, the proposal achieves a gross floor area of 107,000 square feet+/-on 2.6 acres (113,256 sq. ft.) in the form of two three-story buildings. TECHNICAL COMMENTS Unless otherwise noted as being provided as informative for your benefit at time of building permit submittal, the following comments provided by staff reviewing your project must be addressed prior to issuing the land use decision. Please direct questions regarding any of the technical comments to the appropriate staff representative. I will act as the project manager on your application and any resubmittal comments forwarded from departments will be sent to you under one letter. Please resubmit a complete project revision package addressing all department comments individually. By making revisions and responding to each technical comment referencing the revision where appropriate, you will enable the City to respond to resubmittals in the most efficient, timely manner. Mr. J. Oldright Feburary 23, 2018 Page 2 of 16 CD PLANNING DIVISION Leila W-Oakes, Associate Planner, Leila.Willoughby-Oakesc@citvoffederalway.com, 253-835-2644 Planning staff has reviewed the proposed self-storage facility and has the following comments and requests. GENERAL/ ZONING l. A commercial building pennit checklist, specific to your proposal, will be provided with the final land use decision. 2. Sheet A3.0 -Note the average building elevation calculation. 3. Boundary line adjustment file no. 17-102878-00-SU shall be recorded prior to final building permit issuance. BuHding cannot be constructed over lot lines. 4. Please note the average building elevation on Sheet A3.0 of the elevations plans; this should not exceed 30 ft. for a self-service storage facility in the Community Business zone. 5. Provide a proposed color palate and the proposed building materials (Submittal Bulletin #001). 6. Provide solid waste enclosure elevations, noting the materials on the construction plans. 7. Please provide retaining wall elevations with your construction plans. There appears to be a 2-ft. and 4-ft. retaining wall along the southern property line visible from the adjacent property; the te1rnces created between the retaining walls shall be permanently landscaped and revegetated with Type lII landscaping. There appears to be a 4-ft. retaining wall on the northern property line visible from the adjacent property. Retaining walls on commercial properties shall comply with the following per FWRC 19.120.120. 1-7: a. For commercial and multifamily lots, rockeries and retaining walls shall be: i. A maximum of six feet in height as measured from finished grade at base of wall to top of wall. ii. There shall be a minimum three-foot landscaped setback at the base of each rocke1y or retaining wall. b. Rockeries and retaining walls visible from a public right-of-way or adjacent property shall be composed of rock, brick, or other textured/patterned wall styles as approved by the planning and public works directors. Rockeries and retaining walls shall be landscaped in accordance with the applicable standards in Chapter 19.125 FWRC, Article I, Landscaping. Please describe on your building pennit if the proposed retaining walls will be visible from Pacific Hwy. S. Areas not visible from the ROW or abutting parcels do not need to comply with item b. COMMUNITY DESIGN GUIDELINES 8. Sheet A3.0 & A3.1 -Provide a brief response narratiye on how Buildings I and 2 both meet the fas;ade modulation and screening requirements in FWRC 19.115.060(2). The applicant provides fa9ade modulation. Second, how do the buildings achieve the minimum articulation requirements for blank walls requirements per FWRC 19.11 S.060(3)(b). We are in receipt of the May 16, 2017, design narrative; however, staff requires clarification. The facades are visible from the right-of-way, residential uses and zones and must contain a combination of articulation methods (more than one) on ali areas visible to multi-family complexes to the north and south of the Woodmont site. l J-10225)-00-UJ> Doc. I.D. 76147 Mr. J. Oldright Feburary 23, 2018 Page 3 of 16 9 . Buildings 1 & 2 (All Elevations)-Metbods to reduce building massing-FWRC 19.l 15.060(4)(a- b ): describe how the building design proposes to reduce building massing based on the items below, in order to address development located in adjoining zones that permit less intensive uses, such as residential: a. Reduction of apparent bulk of a building by breaking it into several smaller masses and varying the roof line with architectural elements. b. Considering of upper level setbacks in order to minimize bulk and shadow impacts on adjacent development. The 2~i:1 and 3rd stories are visible to the multi-family complexes to the north and south and contain no building articulation, aside from a corrugated metal texture/different colors, which is one option. The applicant proposes significant tree removal and overall the applicant proposes a lower lying perimeter landscaping buffer; natural screening and existing m·ature trees will be eliminated along the prope1ty lines. JO. Building 1 Elevations-Sheet A3.0: North -Staff determined approximately one third of Building I (Figure l) will be visible from Pacific Hwy South. FWRC 19. l 15.060.3(a-b) requires building facades which are visible from a right-of-way (based on the tow yard building front setback) should incorporate methods of artic11lation and accessory elements in overall architectural design. Please a.t1iculate the ribbed metal blank walls for the first 100 linear feet and for 30 vertical feet with any combination of the following per FWRC 19.115.060(3)(b): "(i) Showcase, display, recessed windows; (ii) Window openings with visible trim material, or painted detailing that resembles trim; (iii) Vertical trellis(es) in.front of the wall with climbing vines or similar planting; (iv) 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 suiface; (v) Artwork such as mosaics, murals, decorative masonry or metal patterns or grillwork, sculptures, relief. etc., over a substantial portion of the blank wall suiface. (I'he Federal Way ans commission may be used as an advisOl'y body at the discretion of the planning staff); (vi) Architectural features such as setbacks, indentations, overhangs, projections, articulated cornices, bays, reveals, canopies, and awnings; (vii) Material variations such as colors, brick or metal banding, or textural changes; and (viii) Landscaped public plaza(s) with space for vendor carts, concerts and other pedestrian activities. " I 7, 1022$)-00-UP D~.ID. 76147 Mr. J. Oldright Feburary 23, 2018 Page4 of 16 Figure J. Storage Building 1: Northern Elevation/Site-line from Pac. Hwy. S. Please note the area containing the front entrance contains sufficient articulation. South -Approximately one third of the south elevation (Figure 2) is visible from Pacific Hwy S. (the first 105 feet of building) based on the office building front setback from Pacific Hwy. S. Please articulate the ribbed metal blank walls for the first 105 linear feet and the height of the fai;ade with any combination of the following per FWRC I9.1 l 5.060(3)(a-b): "(i) Showcase, display, recessed windows; (ii) Window openings with visible trim material, or painted detailing that resembles trim; (iii) Vertical trellis(es) infi·ont of the wall with climbing vines or similar planting; (iv) 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; (v) Artwork such as mosaics, murals, decorative masonry or metal patterns or grillwork, sculptures, relief etc., over a substantial portion of the blank wall su,face. (The Federal Way arts commission may be used as an advisory body at the discretion of the planning staff); (vi) Architectural features such as setbacks, indentations, overhangs, projections, articulated cornices, bays, reveals, canopies, and awnings; (vii) Material variations such as colors, brick or metal banding, or textural changes; and (viii) Landscaped public p/aza{s) with space for vendor carts, concerts and other pedestrian activities. " 17 • I 022S3·00-UP Doc . l .D. 76147 Mr. J. Oldright Feburary 23, 2018 Page 5 of 16 You have provided Item (vii). Please note first several feet of this fa;ade contains sufficient articulation (i.e. the front entrance). East -You do not need to modulate or screen areas which are not visible from Pacific Hwy. South or a residential use or zone. West-As proposed the front office entrance complies with the minimum building design and district design requirements of FWRC 19.115.090. As a condition of the Process III approval, no reflective/mirror glass shall be permitted facing the road. Please depict or label where you might propose plaza features or furnishings at the ground floor entrance per FWRC 19.115.090. 11. Building 2 Elevations-Sheet A3.l North -Please describe where these elevations are visible from a residential use or zone and which favade treatments have been applied. This shall include the 2nd and 3rd floors. The canopy option may be used for those areas also visible from a ROW. Provide one additional screening or fayade modulation on this fa<;ade (Figure I.). Please articulate the ribbed metal blank walls fa<;ade with any combination of the following per FWRC 19.115.060(3)(a-b) (the fa9ade is visible to the multi-family complex to the north): "(i) Showcase, display, recessed windows; (ii) Window openings with visible trim material, or painted detailing that resembles trim; (iii) Vertical trellis(es) in front of the wall with climbing vines or similar planting; (iv) 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 swface; (v) Artwork such as mosaics, murals, decorative masomy or metal patterns or grillwork, sculptures, relief, etc., over a substantial portion of the blank wall surface. (J'he Federal Way arts commission may be used as an advisory body at the discretion of the planning stafj); l 7-1022$3-00-UP Doc. l,D 76147 Mr. J. Oldright Feburary 23, 2018 Page 6 of 16 (vi) Architectural features such as setbacks, indentations, overhangs, projections, articulated cornices, bays, reveals, canopies, and awnings; (vii) Material variations such as colors, brick or metal banding, or textural changes; and (viii) landscaped public plaza(s) with space for vendor carts, concerts and other pedestrian activities. " South -Please describe where these elevations are visible from a residential use or zone and which fac;:ade treatments have been applied. This shall include the 2nd and 3rd floors. The canopy option may be used for those areas also visible from a ROW. Please provide one additional screening or fa9ade modulation on this fa9ade (Figure 1). Please articulate the ribbed metal blank walls fac;:ade with any combination of the following per FWRC 19.l l S.060(3)(a-b) (the fa9ade is visible to the multi-family complex to the south, Crestview Apartments/Barkley Ridge): "(i) Showcase, display, recessed windows; (ii) Window openings with visible trim material, or painted detailing that resembles trim; (iii) Vertical trellis(es) in front of the wall with climbing vines or similar planting; (iv) 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; (v) 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 adviso,y body at the discretion of the planning staff); (vi) Architectural features such as setbacks, indentations, overhangs, projections, articulated cornices, bays, reveals, canopies, and awnings; (vii) Material variations such as colors, brick or metal banding, or textural changes; and (viii) Landscaped public plaza(s) with space for vendor carts, concerts and other pedestrian activities. " East -Please advise if the roof-line or any part of storage building will be visible to the single family residences (zoned RS 7.2) to the east as the proposed height is 30 ft. average building elevation. If so, provide additional articulation near the roof-line and where the blank metal walls are clearly visible to the residences. Currently there is one utility door proposed. Staff suggests a muted color when visible to single family residences. West -You do not need to modulate or screen areas that are not visible from the right-of-way or a residential use/zone. ENVIRONMENT AL CHECKLIST 12. Find SEPA checklist corrections enclosed, there are some revisions due to the redesign and an overall review. After the requested changes and any changes requested by other departments are complete, the city can issue an environmental threshold detennination. A redlined checklist was provided to Managing Director Jeff Oldright on February 14, 2018. Please see Ann Dower's section for any additional SEPA checklist comments. 17-102253-00-UP Doc 1.0. 76147 Mr. J. Oldright Feburary 23, 2018 Page 7 of 16 CPTED -PROCESS III CONDITION 13. As discussed, the following Process III conditions will apply pursuant to FWRC 19.165.I00.3 1 and the CPTED design principles found in FWRC 19.115.010.2.b(i)-(iii): i) Prior to issuance of a building pennit, specifications for one pole mounted security camera to monitor the ingress/egress shall be reviewed and approved by the Federal Way Police, Planning and IT Departments. The security camera will be mounted on the light-pole on the northwest corner of the site abutting Pacific Hwy. S. ii) Prior to issuance of a certificate of occupancy for Woodmont self-storage facility, one pole mounted security camera on the nort~west comer abutting the right-of-way shall be installed, operable and approved by the Federal Way Police, Planning and IT Departments. City staff shall conduct a final inspection prior to occupancy. 14. The city's IT department will work with you on the installation and discuss future maintenance agreements. For additional installation information and a quote please contact Bryan Ngyuen, IT Systems/Network Analyst, at Brian.Ne:uyen@cityoffederalway.com . CRITICAL AREAS -PEER REVIEW, WATERWAY DELINEATION & PROPOSED INTRUSION I 5. Buffer Building Setbacks -Note the 5 ft. building setback from the edge of the stream buffer on all plans; you may note the exceptions landscaping and fencing less than 6 ft. Apply this to the notice on title. J 6. Stream Typing-Label the stream as a Type-F. The Major Stream designation is used under the city's old critical areas code. The city's consultant and the Depa11ment of Fisheries and Wildlife have determined the stream is a Type F. 17. Critical Area Fencing-Install permanent fencing at the outer edge of the stream buffer in order to protect the value and functions of the critical area. Pursuant to FWRC l 9.145.180(3)(a)(iv) staff have determined that such fencing is necessary to protect the functions of the critical areas and avoid unpennitted removal of stream buffer vegetation (i.e. dw·ing landscaping and over time). Use backfilled cmshed rock for fence posts. 18. Critical Area Signs -Provide a schematic of the critical area signage and note the following code section FWRC 19 .145 .060( l) regarding 'Unauthorized alterations and enforcement'2• Critical area signage and fencing shall be backfilled with crushed rock which is meant for a softer approach versus concrete to set the posts. Please see the enclosed sign standard contained in the Public Works Development standards enclosed. Per FWRC 19.145.180: 1 Conditions and restrictions. The director shall include in the written decision any conditions and restrictions that he or she determines are reasonably necessary to eliminate or minimize any undesirable effects of granting the application. Any conditions and restrictions that are included become part of the decision. 2 When a critical area or its buffer has been altered in violation of this chapter, all ongoing d!!Velopment work shalt stop and the critical area shall be restored. l7-I022S3·00·UP Doc. t D 76147 Mr. J. Oldright Feburary 23. 2018 Page 8 of 16 "Development proposals approved by the city shall require that the boundary between a critical area buffer and contiguous land shall be identified with permanent signs. Permanent signs shall be a city-approved type designed for high durability. Signs must be posted at an interval of one per lot or every I 5 0 feet, whichever is less, and must be maintained by the property owner or homeowners' association in perpetuity. The wording, number and placement of the signs may be modified by the director based on specific site conditions. " Planning will require proof of critical area signage installation prior to construction to avoid disturbance of the area by contractors. 19. The City is in receipt of the critical area memo prepared by Soundview Consulting (dated November 14, 20 I 7) responding to Landau's July 27, 2017 delineation comments. The city's consultant, Steve Quarterman of Landau, concurs with Soundview's determination that no wetlands or wetland buffers occur on the subject property (parcel nos.720480-0164 and 720480-0166)3 and agrees with the city's requirement to eliminate the outfall pipe stream buffer intrusion shown on the May 2017 Process III plans. Landau provided the city with the enclosed technical memo dated December 1, 2017, in response to Soundview's November 14, 2017, response to city comments. Biologist Steve Quarterman does not agree on two comments in Soundview's November 14, 2017 response. First, Soundview Consulting's critical area detennination must not be construed as an adequate determination for off-site critical areas and critical area buffers within 225 feet of the subject property. Landau's memo states on page 2 of 2: "Based on the data plot information included in the Critical Area Report and Technical Memorandum, LAI concurs with the finding that no wetlands occur on the subject property. However, the determination of wetland conditions within 225 feet of the subject property, as specified in Section 19.145.410(2)(e) and (j) of the FWRC, is inconclusive since the off-site determination was not completed and a Category II wetland has been previously mapped and approved by the city on off- site property to the south of the subject property. The existing condition and extent of this potential off-site wetland has not been determined. " Second, on page 1 of2 of Landau's December 1, 2017 review, they note data plot-DP-4 located on the southeastern corner of the Woodmont property, satisfies the hydrophytic vegetation criterion, and that Himalayan blackberry (Rubus armeniacus) is currently a Facultative Wetland Plant species. Himalyan blackbeny is not upland vegetation. The city did not review the submitted stream buffer enhancement plan, as the applicant no longer proposes a stream buffer intrusion. The city required additional infonnation in order to evaluate the Process III request to intrude into a stream buffer. As initially proposed, the department concluded this request could not be granted. The stream and stream buffer are located at the rear of the property, wherein the majority of this site is not encumbered including the areas beside Pacific Hwy. S. Therefore, pursuant to I 9.145.330.3.f a stream buffer intrusion to facilitate the project 'is [not] necessary for the reasonable development of the subject property'. 3 Soundview's wetland delineation will be valid for five years [from the date of their delineation]; after such date the city shall detenninc whether a revision or additional assessment is necessary per FWRC 19.145.410. 17-1022Sl-OO-UP Doc.J.D. 76147 Mr. J. OJdrighl Feburary 23, 2018 Page 9 of 16 20. Mitigation Sequencing-On October 10, 2017, Senior Engineering Plans Examiner Ann Dower provided Planning with the following responses to Contour Engineering's response letter dated August 11, 2017. The Development Services Division explored feasible design and project alternatives, particularly drainage facility redesign and evaluation, in order to avoid the stream buffer intrusion for an outfall pipe from the storm water detention and treatment facilities. The Type F stream and the buffer intrusion are located behind the proposed structures, along the rear property line. a. Infiltration Feasibility Public Works staff generally agrees that an infiltration facility (retention pond or tank) is not a feasible alternative, based on the soils analysis provided by the applicant. However. tl1e applicant has not supplied infi ltration tests that wou ld establ ish the feasibility of pervious pavement or bioretention. b. Building Height Variance Planning staff will make a detennination on the feasibility of a Building Height Variance. Public Works staff generally agrees that the cun-ent design would need to be raised about 5' to completely remove the buffer intrusion as a method alone, and that 6,500 cubic yard is a large amount of additional fill and not desirable. c. Dispersion on the Adjacent Residential 'Prope1tv A variance to allow a dispersion trench on the residential property to the nmth would be a favorable alternative from a Public Works perspective, since it would help in meeting this project's LID requirements. Per the KCSWDM, Section l.2.1, if the pre-and post-developed 100- year peak discharge is less than 0.2 cfs, a rock pad or dispersion trench may be used as the outfall. Since the 100-year discharge for the entire development (detained) is less than 0.2 cfs, this method could be used with the current design if the geotechnical engineer will approve dispersion over/across any slopes over 15%. d. Shift the Development to the West Shifting the current design to the west does not appear to resolve any of the issues, or avoid intrusion into a stream buffer. e. Other Propri etary Devices The applicant has offered to meet all requirements necessary to reduce this property's treatment level to Basic. Assuming that the site will provide Basic water quality treatment, several treatment options are ava ilab le that wou Id not require the 2.3' d rop that the proposed Stormfi lter requires. Some, such as bioswales and filter strips, would require space that the current design does not provide. The applicant should explore the feasibility and benefit of Fitten-a units with Chris Haas at Contech Engineered Solutions. LLC. The proposed Ecostonn system should also be evaluated as to how it could be applied to this design, since it has passed the extensive testing required for GOLD approval. f. Reducing the Detention Tank Diameter Since it can help reduce the stream buffer intrusion, this option should be further explored. In conjunction with a different h·eatment method, it may significantly reduce the intrusion. 17-102253-00-UP Doc.l.D 76147 Mr. J. Oldright Feburary 23, 2018 Page 10 of 16 g. Boring the Outfall Pipe This was suggested during review as an option to eliminate the stream buffer intrusion with the current design. Staff defers to the engineer's judgment as to the possible success of this option. h. Pumping City staff agrees with the engineer that this is not a desirable option. 1. E lim inating Buil ding 2 This option could also be explored. It would allow greater horizontal distance for dispersion or other treatment/discharge on the two BC-zoned lots, possibly eliminating any need to use the residentiaJ-zoned lot for storm water purposes. It would also reduce the size of a detention facility, and could possibly eliminate the facility requirement altogether if development was limited to 35% of the site area and full dispersion was possible. Pursuant to FWRC 19 .145.130, 'applicant shall demonstrate that all reasonable efforts have been examined with the intent to avoid and minimize impacts to critical areas.' When alteration to a critical area is proposed, such alteration shall be avoided, minimized or compensated per FWRC 19 .145 .130( 1-6). As such, the December 12, 2017, project resubmittal appears to reduce the overall footprint of both storage buildings in order to avoid a critical area intrusion entirely. 21. Notice on Title -Please record the approved Process III site plan prior to building occupancy pursuant to FWRC I 9. 145.150( 4). Staff will provide the applicant with a restrictive covenant template to be notarized and signed by the applicant. "Site plans submitted as part of development proposals use processes I through V and building permits shall ;nclude and delineate all critical areas with their associated buffers and building setbacks. Site plans shall be attached to the notice on title required by FWRC J 9,145.170. '' Ann Dower, Senior Engineer Plans Examiner, Ann.Dower@cityoffederalway.com, 253-835-2732 The applicant must address the following comments prior to land use approval. 22. Further technical review will be completed as part of the commercial building pennit. Please submit a final TIR at the time of building permit application. 23. Clearing and grading of the parcel to the north is not allowed since it is not going to be developed at this time. The lot also must not be used for parking or outdoor storage, since that would not be in confonnance with storm water regulations. Any areas of the lot that have been cleared must be permanently stabilized to control erosion from the site. 24. Under Core Requirement #1, review the 2016 King County Surface Water Design Manual (KCSWDM) section 1.2.1 Discharge Requirements l .a -1 .c and state how the project meets them. 25. Sheet C2 shows the dispersion trench located well into the stream buffer. Please explain the reason for this. It appears the dispersion trench could be located at the west side of the stream buffer, which would hydrate the buffer vegetation and provide adequate vegetated flowpath distance to meet BMP design requirements. It would also reduce disturbance in the buffer area. I 7 -I 0225J-OO·Ul' Doc ID. 76147 Mr. J. Oldright Feburary 23, 2018 Page 11 of 16 26. A 20' long dispersion trench is not typically large enough to serve impervious area of this size. Provide sizing calculations in the TIR and adjust accordingly. 27. The downstream analysis must provide more detailed information. Check with Paul Heller, Engineering Technician, at 253-835-2754 for any downstream complaints filed with the City of Federal Way and include that information in the analysis. The engineer must also document that downstream property owners were contacted for pennission to go onsite, and field inspect those areas that they were allowed to visit. Provide photos in the analysis and identify which properties were inspected. The analysis must also include a discussion of upstream issues. 28. The applicant must provide a letter explaining the need for an underground stonn water facility and why an open-air facility cannot be accomplished on this site, particularly in light of the undeveloped parcel to the north under the same ownership. 29. Stonnfilters® are not approved as a stand-alone treatment system for Enhanced Basic water quality treatment. A different method will need to be used or a sand filter/sand filter vault will need to be added after the Stonnfilter®. Erik Preston, PE, Senior Traffic Engineer, Eril<.Preston@citvoffederahvay.com, 253-835-2744 30. Based on the submitted materials for 107,623 square feet of self-storage, the estimated traffic impact fee is $126,992.47. 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. Traffic impact fees shall be paid prior to building permit issuance (FWRC 19.100.070 3(a)). 31. A traffic impact assessment was received May 16, 2017, showing an alternative trip generation rate for this land use. The applicant received a CRC "Passed" letter on June 2, 2017. 32. The driveway width must be widened to a minimum of 30 feet due to the larger vehicles common to this land-use and a wider driveway opening may be required. The applicant must submit a Vehicle Turning Diagram to the Public Works Traffic Division. This diagram will show how the appropriate design vehicle (such as: Large Single-Unit Moving Van, or WB-50) can enter, maneuver, and leave the site without encroaching onto opposing traffic lanes or mounting a curb. 33. WAC 468-52-040 limits access on state highways to access spacing of 250 feet with only one access per parcel. Due to the narrow frontage of the subject and adjacent sites and spacing with adjacent driveways, the 250-foot spacing standard cannot be met even if access is shared with adjacent properties. Sharing access also appears to be not feasible due to the grade differential with both adjacent properties. As such, the proposed driveway at the existing ramp location is acceptable. Peter Lawrence, Plans Examiner, Peter.Lawre11 ce@c itvo ffederallvav.con; 253-835-2621 The following is provided for your information to ensu re that th ese items are con sidered when you subm it the building permit. After land use approval please schedule your building permit intake with the City of Federal Way Pennit Center at Permit.Center@cityoffederalway.com or 253-835-2607. 34. The building division has no comments until commercial building permit submittal. 17-1022$3,00-UP Doc. ID. 76147 Mr. J. Oldright Feburary 23, 2018 Page 12 of 16 35. Construction plans may be subject to a third party special structural review, at the expense of the applicant. Please contact the Plans Examiner directly if you have any questions regarding the cost, timing and processing. 36. Retaining walls exceeding 4 ft. or any wall with a surcharge shall require building pennits and comply with the minimum requirements ofFWRC 19.120.120. Please see planning comments. 37. Please find the building comments below from the March 2017 preapplication letter: International Building Code (IBC), 2015 Washington State Amendments WAC 51-50 International Mechanical Code (IMC), 2015 Washington State Amendments WAC 51-52 Uniform Plumbing Code (UPC), 2015 Washington State Amendments WAC 51-56 & WAC 51-57 International Fire Code (IFC), 2015 Washington State Amendments WAC 51 -54 National Electric Code (NEC), 2014 Accessibility Code, ICC/ ANSI A 117 .1 -2009 Washington State Energy Code, 2015 WAC 51-11 38. Building Criteria Occupancy Classification: S-1 Type of Construction: 11-B Floor Area: 100,000 GFA Number of Stories: 3 Fire Protection: yes Wind/Seismic: Basic wind speed 85 Mph, Exposure, 25# Snow load, Seismic Zone D-1 39. A complete building pennit application and commercial checklist required. (Additional copies of application and checklists may be obtained on our web site at www.cityoffederalway.com.) Submit _5 _ sets of drawings and specifications. Specifications shall include: _ 2 _ Soils rep011, _ 2 _ Structural calculations, and _ 2 _ Energy calculations, _ 2 _ Ventilation calculations. Note: A Washington State Registered architects' stamp is required for additions/alterations (new or existing) 17-10225J.OO·UP Doc . l D. 76147 Mr. J. Oldright Feburary 23, 2018 Page 13 ofl6 of 4,000 gross floor areas or greater unless specifically listed as an "exempt" structure per the Revised Code of Washington (RCW). Energy code compliance worksheets are required to be completed and included with your pennit application. A wet stamp and signature is required on all sheets of plans and on the cover page of any calculations submitted. Federal Way reviews plans on a first in, first out basis; however, there are some small projects with inconsequential review requirements that may be reviewed out of order. Some project may require a third party review or inspection. The cost to cover these fees is the responsibility of the applicant. Any third party fee is in addition to regular permit fees and costs. The applicant may choose to submit a full plan set on a CD or USB in addition to the paper sets. 40. Review Timing-Due to permit volumes, the first comment letter can be expected within 7-9 weeks of submittal date. Re-check of plans will occur in one to three weeks after re-submittal. Revised or resubmitted plans shall be provided in the same fonnat, size, and amount as the originally submitted plans. Revised/resubmitted drawings shall indicate by means of clouding or written response, what changes have been made from the original drawings. Plans for all involved departments will be forwarded from the Community Development Depaitment. 41. Other Permits & Inspections -Separate permits may be required for electrical, mechanical, plumbing, fire suppression systems, and signs. Applicants may apply for separate permits at any time prior to commencement of construction. When required, special inspections shall be performed by W ABO approved agencies or by agencies approved by the building official prior to permit issuance. Construction must be approved by all reviewing departments prior to final building division inspection. All concerned departments (Planning, Public Works, Electrical, & Fire) must sign off before the Building Department can final the structure for occupancy. Building final must be approved prior to the issuance of a Certificate of Occupancy. Construction projects may be required to hav.e a pre-construction conference. lf a pre-con meeting is required, the general or representative, all subs, the architect or representative, the engineer or representative, electrical contractor, and any other interested pa.tiy, should attend this meeting. Meetings will occur at the Building Department and will be scheduled by the inspector of record for the project. Site-Specific Requirements: No structure can be built over a lot line. All lot lines shall be corrected/eliminated prior to building permit submittals. 17-)022S).00-Ul' Doc. I.D . 76147 Mr. J. Oldright Feburary 23, 2018 Page 14 of 16 Brian Asbury, Lakeltaven Water and Sewer Di~trict, BAsb ury@ lakehaven.o r g The following is provided for your infonnation to ensure that these items are considered when you submit the commercial building pennit. 42. The applicant has completed and submitted to Lakehaven an application for Certificate(s) of Availability. and Lakehaven issued these Certificates on 3/8/17. 43. fn June of 2017 the applicant had not yet submitted a Developer Extension Agreement application to Lakehaven, for Lakehaven to formally commence the water plan review process. 44. Lakehaven has been in some contact with the applicant regarding system extension design requirements. 45. 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. 46. Except for an apparent lack of new fire hydrants for the site (per SKF&R), the layout & configurations of the water & sewer lines shown on the preliminary plans submitted for the application/project seem generally acceptable, with no apparent significant design deficiencies. Chris Cahan, South King Fire & Rescue, chris.cahan@soutltking(ire.org, 253-946-7243 47. The site plan did not provide detail to verify the following requirements: • Angles of approach, departure and minimum ground clearance The following is provided for your information to ensure that these items are considered when you submit the building permit. Water Supply 48. Fire Flow -The required fire flow for this project is 2875 gallons per minute. A Certificate of Water Availability including a hydraulic fire flow model shall be requested from the water district and provided at the time of building pennit application. 49. Fire Hydrants -This project will require 3 frre hydrant(s) in approved4 locations. There is one existing fire hydrant on PHS that is available for this project. There will be at least 2 additional fire hydrants required within the complex. 50. Existing fire hydrants on adjacent properties shall not be considered unless fire apparatus access roads extend between prope1ties and easements are established to prevent obstructions of such roads. 51. Fire hydrants shall be in service prior to and during the time of construction. 4 Hydrant(s) spacing along access roads and location in relationship to buildings and sprinkler FDC shall be approved by Fire Marshal's Office. n-1022;,.oo.LJP Doc ID. 76147 Mr. J. Oldright Feburary 23, 2018 Page 15 of 16 Emergency Access 52. Fire apparatus access roads shall comply with a ll requirements of Fire Access Policy 10.006 (attached). 53. Designated and marked fire Janes 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: http://www.eodepubli shing.com/WA/FederalWay/ Fire apparatus access roads shall be installed and made serviceable prior to and during the time of construction. Vehicle Access Gates 54. All vehicle access gates shall comply with Gate Policy (attached). Fire Department Lock Box 55. 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 56. An NFPA 13 fire spr inkler system is required. An automatic fire sprinkler system sha11 be insta11ed 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. The system demand pressure (to the source) required in a hydraulically designed automatic fire sprinkler system shall be at least l O per cent less than the correlative water supply curve pressure. Fire Alarm 57. A Fire Alann System is required. An automatic fire detection system shall be installed in all buildings exceeding 3,000 square feet gross floor area. The fire alann 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. Additional comments may apply during the building permit review. Please contact me if you have any further construction permit, fire permit or fire inspections questions. APPUCA TION ST A TUS The review clock for the Use Process III application and City Center Planned Action SEPA has stopped and the application is on hold until requested items are resubmitted. When resubmitting requested info1mation, please provide a written response to each of the comments. Please submit: • Four (4) copies ofresponse letters • Four ( 4) copies of corrected full size plans 17-102253-00-UP Doc.ID, 76147 Mr. J. Oldright Feburary 23, 2018 Page 16 ofl6 • Three (3) copies of the revised SEPA Checklist • Two (2) copies of a revised community design narrative/response • One (1) color and materials page for community design guidelines compliance (staff have exempted application from minimum Process III submittal requirement) • Two (2) copies of corrected TIRs Pursuant to FWRC 19 .15 .050, if an applicant fails to provide additional infonnation to the city within 180 days of being notified that such information is requested, the application shall be deemed void. CLOSING If you have any questions regarding this letter or your project, please contact me at 253-835-2644, or leila.willoughby-oakes@cityoffederalway.com. S incer~I:, . ~-·._ ./'. -t ?ZU r .? -----Leila Willoughby-Oakes Associate Planner enc: Project Resubmittal Fonn FWRC 19.115.060 Building design -All zoning districts Example Critical Areas Restrictive Covenant (prior to occupancy) Elevation/Site Plan Redlines c : Ann Dower, Senior Engineering Plans Reviewer Erik Preston, PE, Senior Traffic Planning Engineer Chris Cahan, South King Fire & Rescue (emailed) Peter Lawrence, Plans Examiner (emailed) Brian Asbury, Lakehaven Sewer and Water District (emailed) Alan Keimig, Keimig Associates, emailed: ackeimie.@msn.com (w/ pdf encls) Kyle Mauren, EIT, Contour Engineering, PO Box 949, Gig Harbor, WA 98335 (w/ pdf encls) Neil P. Eugenio, Project Manager, Keimig Associates, emailed: neil.e@comcast.n<:t (w/ pdf encls) 17-l022S3,00-UP Doc lD 76147 ~ Federal Way June 7, 2017 Cl1Y HALL 33325 8th Avenue South Federal Way, WA 98003-6325 (253) 835-7000 www. cityoffederalway com Jim Ferrell, Mayor Jeff Oldright Emailed: Jeff@ daffodilstorage.com Woodmont Storage, LLC 601 Valley Avenue NE Puyallup, WA 98372 RE: Files 17-102253-00-UP & 17-102254-00-SE; LETTER OF COMPLETENESS Woodmont Sto.-age; 27824 & 27818 Pacific Hwy S, Federal Way Dear Mr. Oldright: The Community Development Department is in receipt of your May 4, 2017, Process Ill and State Environmental Policy Act (SEPA) Master Land Use (MLU) application. A critical area report peer review is also being processed under city file no. 17-102320-00-AD. Your proposed project includes construction of a new mini self-storage facility composed of two, three-story self-service storage buildings. Near the prope1ty frontage abutting Pacific Highway South contains an auto-body/tow-yard. The city's land use permitting records indicate the auto related use encroaching on the development site did not obtain city land use approvals (Kim's Auto). Pursuant to Federal Way Revised Code (FWRC) 19.15.045, within 28 days of receiving an MLU application, the city shall determine whether all information and documentation required for a complete application has been submitted. NOTICE OF COMPLETE APPLICATION Please consider this correspondence a Notice of Complete Application. Pursuant to FWRC 19.15.045 and 14.10.020, the application is deemed complete as of June 7, 2017. The complete application detennination is based on a review of your submittal relative to those requirements as set forth in FWRC 19.15.040 and 14.10.020. The submittal requirements are not intended to determine if an application conforms to the City of Federal Way codes; they are used only to determine if all required materials have been submitted. A 120-day time line for reviewing the Process III application has started as of this date. The city's development regulations allow the department 120 days from the date that an application is deemed complete to take action on the application. However, the 120-day time line will be stopped at any time the city requires corrections and/or additional information. You will be informed of the status of the 120-day time line when you are notified in writing that corrections and/or additional infonnation are needed. The Development Review Committee (DRC) staff is preparing initial technical review comments that will be forwarded to you in separate correspondence. Technical review comments may result in a request for additional information and revisions in order to comply with applicable code requirements. Mr. Oldright .lune 7. 2017 Page 2 PRELIMINARY PLANNING COMMENTS Additional city comments will follow under separate cover: • Please submit a complete lot line elimination application in order to consolidate the parcels prior to building permit application. The applicant shall use the Boundary Line Adjustment Bulletin #039 enclosed, which requires a drawing prepared by a Professional Land Surveyor. NOTICE OF APPLICATION Fonnal processing and review of your application will now begin. A Notice of Application will be posted on site and on the city's official notice boards, published in the Federal Way Mirror, and mailed to the persons within 300 feet of each boundary of the subject property within 14 days of this letter. CLOSING If you have any questions regarding this letter or your development project, please contact me by email at le il a.w ill o u!!.hhv-oakes@ c ityoffedera lw av .co m, or by phone at 253-835-2644. Sincerely, %-IL'~¥ ~( Le ila Willoughby-Oakes Associate Planner c : Alan Keimig, Keimig As~ociates. Emailed: ackcimitZr«\msn.corn Rob VanOrsow, Solid Waste & Recycling Coordinator Ann Dower. Senior Engineering Plans Reviewer Erik Pre.slon. Senior Tratlic Engineer Brian Asbllry, Lakchaven Water & Sewer Chri~ Cahun. South King r-ire und Rescue enc.: LLE Application BLA Submittal Checklist 17-H.)2253-00•L:P Affidavit of Publication Andy Hobbs, being first duly sworn on oath, deposes and says that he is the Publisher of The Federal Way Mirror, a weekly newspaper. That said newspaper is published in the English language continually as a weekly newspaper in Federal Way, King County, Washington, and is now and during all of said time has been printed in an office maintained by the aforementioned place of publication of said newspaper. That the annexed is a true copy of a legal advertisement placed by City of Federal Way -Community Development RECEJVEO JUL 2 7 2017 AP as it was published in regular issues (and not in supplemental form) of said newspaper once each week for a period of .Q.!lg consecutive week(s), commencing on the 16th day of June 2017, and ending on the 16th day of June 2017, both dates inclusive, and that such newspaper was regularly distributed to its readers during all of said period. That the full amount of the fee charged for the foregoing publication is the sum of $162.95, which amount has been paid in full, or billed at the legal rate according to RCW 65.16.020. Subscribed to and sworn before me this 20th day of July 2017. Notary Public in and for the State of Washington, Residing at Buckley Friday,June 16,2017 (21) -· ~ Federal Way NOTICE OF MA$T{R LAN D USE APPLICATION & OPTIONAL DETERMINATION OF NONSJGNIFICANCE (DNS) Pro1ec1 Name: Woodmont Self-Storage Project Description: Proposed construction ol ap- proximately 130.000 sq. h. sett-stora_ge facility wilh IWO, thlff·SIOIY buildilllJS on 2.57 actes be- side Barkley Ridge Api!rtments. The applicant re- quests a 90-1\ +/· stream buffer inllllslo n with bul· fer enhancement tor a cfispersion ueoch. Appl1canVOwn er: Jeff Oldright, Woodmont Stor· age, 253·564·2121 ext. 111 Projecl Locatlon: 27824 & 27818 Paclfoc Hwy. S .. Federal Way Parcels#720480-0164 & 720480·0166 Oateof Application: May 16, 2017 Date Determined Complete: June 8, 20 I 7 Date of NOlice of Application : June 16, 2017 Public Comments Due; July 1, 20 17 Environmental Review: Based upon review of a completed environmlllll31 chedtliSt and other In for- mation on file with the City, it is JikelY that the City of Federal Way wiU de1ermine that the project win nOI have a probable signifocant adverse impacl on the environment and ex.pects to issue a Determina- tion of Nonsignlflcance (ONS) for this project. The optional ONS process in WAC 197·11-355 is being used. This llla'f be tbe Ofl1Y opportunity to com- ment on the environmental Impacts of the pro- posed project. The proposal may Include mlliga- llon measures under app8cable codes. and the review process may lnco rpome or require mitiga- tion measures regardless oJ whether an environ· mental impact statement (EIS) is prepa1ed . A copy of the subsequent threshold deiermlnation IOf the specific proposa l may be obtained upon requesl Requested Decision and Other Permits Included , with this Ajlpfocatlon: The appllcant requests a Use Pr= Ill decision includ,no a stream buffer in- 11usion (FI ie 117· 102253-UP) issued by the Com· munhy Oevelopment Director pursuant lo Federal ~ Revised Code (fWRC) Chapter 19.65 and FWRC 19.145.330. Add~ional permits and/or ap- provals In conJunction with tha Use Process Ill de· clsion include a crflical area peei review (Ale 117· 102320-AO) pursuant to FWRC 19.145.080, threshold determination purs uant to Sta te Environ· mental Policy Act (SEPA) Rules WAC 197-11 (File 1 #17· 102254·SE). and TransponaOon Concunency Review (Ale #17-102276·00-CN). Environmental Documents: Environmental Check· list, Geotechnical E1111ineerino Report . Technical In· formation Report, Traffte lmpacl Assessment. Critical Areas Report/Buffer Enhancement Plan, Development Regulations to Be Used lor Project Mitlgatlon: fWRC Title 14, ·enwonmental Policy·; TIile 16, "Surface Water Manag!ment": and TIiie 19, "Zon ing and Oevelopment Coda." Consistency with Af)pllcable City Plans and Regula· tions. The project will be reviewed lor consistency with all applicable codes and regulations includino the Federal Way Revised Code. 2016 King County Surface Water Design Manual as amended by the C'rty ol Federal Way. and the Public Works Depart- ment Development Standards. Public Comment & Af)peals; The official project me is available tor publoc review at the Community De- velopment Department (address below). Arr/ per· son may submit written comments on t!te· Use Pro· cess Ill appfocabon to the Ob-ector of Community Development by Jul'f 1, 2017. This may be the onl'f opportunity to comment on the environmental Im- pacts of the proposal. Only the appl icant. porsons who submit l'ltitten documents to the dilector, I)( persons who specifically request a copy of the origlna l decision may appea l tho director's decl· sion. Avaliabilrty of File and EnvironmenlaJ Documents: Tile official PfOiect hie and referenced environmen· 131 documenls are available for public revi.lw dur· Ing nl)(maJ bustness hours at the Community Oe· velopment Depanmeot. 33325 8th Avenue South, 2nd Aoor, Federal Way, WA 98-003 Stall Contact Associate Planner Leila Wdioughby · Oakes, 253-835-2644 , leila.wHloughby·~kese,;ityoffedarafway.com Printed In lhe Federal Way Mirror June 16, 201 7. FWM2472 CITY OF Federal Way DEPARTMENT OJ> COMMUNITY DEVELOPMENT 33325 8th A venue South Federal Way w A 98000 253-835-7000; Fax 253-835-2609 www .cityoffederolwoy.com DECLARATION OF DISTRIBUTION / r:~ /,~IV')~ h~ hereby declare, under penalty of perjury of the laws of the State of Washington, that a: D Notice of Land Use Application/ Action D Land Use Decision Letter D Notice of Determination of Significarce D Notice of Public Hearing before the (DS) and Scoping Notice Hearing Examiner D Notice of Environmental Determination D Notice of Planning Commission Public of Nonsignificance (SEP A, DNS) Hearing D Notice of Mitigated Environmental D Notice of LUTC/CC Public Hearing Determination of Nonsignificance (SEP A, MDNS) D Notice of Application for Shoreline Management Permit ~ Notice of Land Use Application & Optional DNS/MDNS D Shoreline Management Permit D FWRC lnterpretatbn D Adoption of Existing Environmental Document D Other ---------------------------------- was ~ mailed D faxed De-mailed and/or D posted to or at each of the attached addresses on --I,';> , 2017. Project Name _ ____,,_.(;"""")o""-4~-J.,_,M~DM...lo~±--~~.,__JQ._,,,. ___ Sb==-<-r:J-4'\.i~~'""',e, ___________ _ File Numberjs) ____ ___._J_,_i_-_/_6_.:)_;)"'--=S""-3..__ ______________ _ Signature ___ ~~L.J.Co"""',..,"""'-"--~___::,"""'------------Date --~~>""''--'~6.,L..-""-S.J_7e- K:\CD Administration Files\Oeclorotion of Distribution.dee/Lost printed 1/12/2017 10:33:00 AM CITY OF Fed e ral Way NOTICE OF MASTER LAND USE APPLICATION & OPTIONAL DETERMINATION OF NONSIGNIFICANCE (DNS) Project Name: Woodmont Self-Storage Project Description: Proposed construction of approximately 130,000 sq. ft. self-storage facility with two, three-story buildings on 2.57 acres beside Barkley Ridge Apartments. The applicant requests a 90-ft +/-stream buffer intrusion with buffer enhancement for a dispersion trench. Applicant/Owner: Jeff Oldright, Woodmont Storage, 253-564-2121 ext. 111 Project Location: 27824 & 27818 Pacific Hwy. S., Federal Way Parcels #720480-0164 & 720480-0166 Date of Application: May 16, 2017 Date Determined Complete: June 8, 2017 Date of Notice of Application: June 16, 2017 Public Comments Due: July l, 2017 Vii:,inity Map Environmental Review: Based upon review of a completed environmental checklist and other infonnation on file with the City, it is likely that the City of Federal Way will detennine that the project will not have a probable significant adverse impact on the environment and expects to issue a Determination ofNonsignificance (DNS) for this project. The optional DNS process in WAC 197-11-355 is being used. This may be the only opportunity to comment on the envirorunental impacts of the proposed project. The proposal may include mitigation measures under applicable codes, and the review process may incorporate or require mitigation measures regardless of whether an environmental impact statement (EIS) is prepared. A copy of the subsequent threshold determination for the specific proposal may be obtained upon request. Requested Decision and Other Permits Included with this Application: The applicant requests a Use Process III decision including a stream buffer intrusion (File #17-102253-UP) issued by the Community Development Director pursuant to Federal Way Revised Code (FWRC) Chapter 19.65 and FWRC 19.145.330. Additional pennits and/or approvals in conjunction with the Use Process III decision include a critical area peer review (File #17-102320-AD) pursuant to FWRC 19.145.080, threshold determination pursuant to State Environmental Policy Act (SEPA) Rules WAC 197-11 (File #17- 102254-SE), and Transportation Concurrency Review (File #17-102276-00-CN). Environmental Documents: Environmental Checklist, Geotechn.ical Engineering Report, Technical Info1mation Report, Traffic Impact Assessment, Critical Areas Report/Buffer Enhancement Plan. Development Regulations to Be Used for Project Mitigation: FWRC Title I 4, "Environmental Policy"; Title 16, "Surface Water .Management"; and Title 19, "Zoning and Development Code." Consistency with Applicable City Plans and Regulations: The project will be reviewed for consistency with all applicable codes and regulations including the Federal Way Revised Code, 20I6 King County Suiface Water Design Manual as amended by the City of Federal Way, and the Public Works Department Development Standards. Public Comment & Appeals: The official project file is available for public review at the Community Development Department (address below). Any person may submit written comments on the Use Process III application to the Director of Community Development by July 1, 2017. This may be the only opportunity to comment on the environmental impacts of the proposal. Only the applicant, persons who submit written documents to the director, or persons who specifically request a copy of the original decision may appeal the director's decision. Availability of File and Environmental Documents: The official project file and referenced environmental documents are available for public r eview during n ormal business hours at the Community Development Department, 33325 8th Avenue South, 2nd Floor, Federal Way, WA 98003 Staff Contact: Associate Planner Leila Willoughby-Oakes, 253-835-2644, leila . willoughby-oakes(cu,ci1yoffedera lway.com Printed in the Federal Way Mirror June 16, 2017. Advantage: geo King County A "') \ h. gton State ( PP-' ,/as m A King/default.aspx d namics.net/W -http://geo.sentry Y · Page I of I ......I..._ I ( I 5/10/2017 r""\. ./",. ParcelID • Owner Site Addr Site City Sale Date Sale Price Beds Baths 7204800163 Ing Lowell Federal Way 10/05/89 $3,000 0 0.00 7204800165 Kim Yong Kyu Federal Way 08/22/05 $525,000 0 0.00 7204800167 Shoreline Park LLC 27802 Pacific Hwy S Federal Way 03/16/17 $2,100,000 0 0.00 7204800172 Kim Hae Soung Federal Way 06/28/04 $3,000 0 0.00 7204800174 Chung Richard Y Federal Way 04/04/96 $0 0 0.00 7204800180 Yi Won Sik 27641 Pacific Hwy S Federal Way 09/13/05 $0 0 0.00 7204800186 Silver Shadow Real Estate H 27606 Pacific Hwy S Federal Way 02/08/08 $13,423,600 0 0.00 7204800190 Chao Tung Federal Way 03/08/05 $0 0 0.00 7204800195 Halberg John R 27721 Pacific Hwy S Federal Way 02/16/05 $567,000 0 0.00 7204800200 Barkley Ridge Partners Lp 27830 Pacific Hwy S Federal Way 08/28/07 $1,600,000 0 0.00 7204800202 Kim Yong Kyu 27820 Pacific Hwy S Federal Way 03/08/05 $0 0 0.00 7204800204 Schroeder Steven C 27800 Pacific Hwy S Federal Way 12/28/06 $0 0 0.00 7204800210 Crestview West Partners Lp 27912 Pacific Hwy S Federal Way 01/12/06 $6,798 0 0.00 7205400010 St Louis Ernant 27805 16th Ave S Des Moines 02/17/10 $0 4 2.50 7205400011 Chand Lloyd 27804 16th Pl S Des Moines 08/11/05 $306,000 3 2.50 7205400012 Ghebremariam, Solomon & Senait 27808 16th Pl S Des Moines 03/03/16 $0 4 2.50 7205400013 Pann Hans G 27812 16th Pl S Des Moines 02/26/10 $215,000 3 2.50 7205400014 Chand Saleshni V 27816 16th Pl S Des Moines 02/13/04 $229,950 4 2.50 7205400125 Kim JinnaK 27905 Pacific Hwy S Federal Way 04/18/08 $675,000 0 0.00 7575620270 Paige Donzelle 2036 S 279th Pl Federal Way 08/24/05 $366,000 4 3.25 7575620280 Cobarrubias Danilo V 27836 20th Pl S Federal Way 01/15/91 $134,950 3 2.25 7575620290 Soung Pa 27826 20th Pl S Federal Way 07/07/05 $252,000 3 1.50 7575620300 Nesterov Simon 27818 20th Pl S Federal Way 06/28/13 $192,000 3 2.25 7575620310 Lacap Renato A 27812 20th Pl S Federal Way 04/15/91 $150,850 4 3.25 7575620320 Van Fredenberg Jeffrey G 27808 20th Pl S Federal Way 06/18/09 $236,000 4 2.50 7575620330 Llewellyn JeHrey K 27804 20th Pl S Federal Way 03/18/97 $156,900 4 2.50 7575620340 Santos-Velez Veronica 27800 20th Pl S Federal Way 09/28/00 $181,500 3 2.50 7575620350 Iraheta Jorge 27803 20th Pl S Federal Way 08/03/06 $303,000 3 2.25 7575620360 Martinson, Terrence E 27807 20th Pl S Federal Way 05/23/16 $316,575 3 2.50 7575620370 Phy Chan Ratana 27811 20th Pl S Federal Way 02/13/14 $233,000 3 2.50 7575620380 Reyes, Direen B & Juni T 27815 20th Pl S Federal Way 10/04/16 $322,000 3 2.25 7575620390 Greer Devon William 27819 20th Pl S Federal Way 08/10/06 $292,500 3 2.25 7575620400 Kerscher, Kevin R 27823 20th Pl S Federal Way 09/19/16 $300,000 3 2.50 7575620410 Trunnell Brad J 27827 20th Pl S Federal Way 10/20/04 $230,000 3 2.50 7575620420 Fujita Patrick 27831 20th Pl S Federal Way 08/01/05 $277,500 3 2.50 7575620430 Zimmerman Mark A 27835 20th Pl S Federal Way 10/30/92 $132,600 3 2.50 7575620440 lh5 Property Borrower Lp 2012 SE 279th Pl Federal Way 06/29/15 $220,000 3 2.50 7575620450 Peterson Carl R 2006 S 279th Pl Federal Way 12/27/12 $193,000 3 2.50 7575620780 Federal Way City Of Federal Way 12/29/92 $0 0 0.00 ParcellD OwnerNmfirst OwnerNmLast OwnerAddr OwnerCityNm OwnerState OwnerZIP '7204800163 Lowell Ing 340 S Lemon Ave #4 719 Walnut CA 91789 '7204800165 Yong Kim 27820 Pacific Hwy S Federal Way WA 98003 '7204800167 Shoreline Park LLC 19936 Ballinger Way NE Shoreline WA 98155 '7204800172 Hae Kim 9854 Canby Ave North ridge CA 91325 '7204800174 Richard Chung 12553 Eckleson St Cerritos CA 90703 '7204800180 Won Yi 30022 first Pl S Federal Way WA 98003 '7204800186 Silver Shadow Real Estate H 2635 Camino Del Rio S #300 San Diego CA 92108 '7204800190 Tung Chao 20505 7th Ave SW Normandy Park WA 98166 '7204800195 John Halberg PO Box 3430 Kent WA 98089 '7204800200 Barkley Ridge Partners Lp 17786 Des Moines Memorial Dr Burien WA 98148 '7204800202 Yong Kim 27820 Pacific Hwy S Federal Way WA 98003 '7204800204 Steven Schroeder 3418 S Star Lk Rd Auburn WA 98001 '7204800210 Crestview West Partners Lp 17786 Des Moines Memorial Dr Seattle WA 98148 '7205400010 Ernant St Louis 27805 16th Ave S Des Moines WA 98198 '7205400011 Lloyd Chand 2660 S 298th Street Federal Way WA 98003 '7205400012 Solomon Ghebremariam 27808 16th Pl S Des Moines WA 98198 '7205400013 Hans Pann 23931 7th Ave S Des Moines WA 98198 '7205400014 Saleshni Chand 1516 S 279th Pl Des Moines WA 98198 '7205400125 Jinna Kim 300 E Mineral King #103 Visalia CA 93291 '7575620270 Donzelle Paige 2036 S 279th Pl Federal Way WA 98003 '7575620280 Danilo Cobarrubias 27836 20th Pl S Federal Way WA 98003 '7575620290 Pa Soung 27826 20th Pl S Federal Way WA 98003 '7575620300 Simon Nesterov 27818 20th Pl S Federal Way WA 98003 '7575620310 Renato Lacap 27812 20th Pl S Federal Way WA 98003 \ '7575620320 Jeffrey Van Fredenberg 22106 257th Ave SE Maple Valley WA 98038 __) '7575620330 Jeffrey Llewellyn 27804 20th Pl S Federal Way WA 98003 '7575620340 Veronica Santos-Velez 27800 20th Pl S Federal Way WA 98003 '7575620350 Jorge Iraheta 27803 20th Pl S Federal Way WA 98003 '7575620360 Terrence Martinson 27807 20th Pl S Federal Way WA 98003 '7575620370 Chan Phy 27811 20th S Federal Way WA 98003 7575620380 Direen Reyes 24209 26th Pl S Des Moines WA 98198 '7575620390 Devon Greer 27931 21st Ave S Federal Way WA 98003 '7575620400 Kevin Kerscher 27823 20th Pl S Federal Way WA 98003 '7575620410 Brad Trunnell 27827 20th Pl S Federal Way WA 98003 '75756.20420 Patrick Fujita 27831 20th Pl S Federal Way WA 98003 '7575620430 Mark Zimmerman 27835 20th Pl S Federal Way WA 98003 '7575620440 lhS Property Borrower Lp 1717 Main Street Ste 2000 Dallas TX 75201 '7575620450 Carl Peterson 2006 S 279th Pl Federal Way WA 98003 '7575620780 Federal Way City Of 33325 8th Ave S Federal Way WA 98003 ) ) r,) DEPARTMENT OF COMMUNITY DEVELOl'MENT 33325 8th Avenue South Federal Woy WA 98003-6325 253-835-7000; Fax 253-835-2609 www .cityoff ederalway.com DECLARATION OF DISTRIBUTION 1, J e §e ~)/ .. n ,~ the State of Washington, that: hereby declare, under penalty of perjury of the laws of D Notice of Land Use Application/ Action D Notice of Determination of Significance (DS) and Scoping Notice D Notice of Environmental Determination of Nonsignificance !SEP A DNS) ~tice of Mitigated Environmental Determination of Nonsignificance (SEPA, MDNS) D Notice of Land Use Application & Optional DNS/MDNS D FWRC Interpretation D Other D Land Use Decision Letter D Notice of Public Hearing before the Hearing Examiner D Notice of Planning Commission Public Hearing D Notice of LUTC/CC Public Hearing D Notice of Application for Shoreline Management Permit D Shoreline Management Permit D Adoption of Existing Environmental Document was D mai/e( D faxed De-mailed and/or ~ed ro or or each of the affached addresses on ' /1 b . ' 2017. I 7 Project Nome ld~J~f ,.;~[£-SkYJ <( File Number(s) /7 -/tJ 2 J.. £:S -U (? Signoture g • .,. I/. cffl e,,4,= K:\PLANNING INTERN\Declarolion of Distribvtion no1ices\Declorotion of Distribution with P~ting Sites.doc Posting Sites: Federal Way City Hall-33325 8'h Avenue Federal Way Regional Library -34200 1 s1 Way South Federal Way 3201h Branch Library -848 South 320th Street Subject Site - K:\PLANNING INTERN\Declorolion of Distribution notlces\Declorotion of DfsMbutlon with Posting Sites.doc CITY OF 08PARTMENT Of COMMUNITY DEVELOl'MENT 33325 8 1h A venue South Federal Way WA 98003 253-835-7000; Fax 253-835-2609 www.cityoffederolwoy.com DECLARATION OF DISTRIBUTION /,~~}., ~ hereby declare, under penalty of perjury of the lows of the State of Washington, that a: D Notice of Land Use Application/ Action D Notice of Determination of Significarce (DS} and Scoping Notice D Notice of Environmental Determination of Nonsignificance (SEP A DNS} D Notice of Mitigated Environmental Determination of Nonsignificonce (SEP A, MDNS} Jg! Notice of Land Use Application & Optional DNS/MDNS D FWRC lnterpretafon D Land Use Decision Letter D Notice of Public Hearing before the Heming Examiner D Notice of Planning Commission Public Hearing D Notice of LUTC/CC Public Hearing D Notice of Application for Shoreline Management Permit D Shoreline Management Peimit D Adoption of Existing Environmental Document D Other _____________________________ _ was D moiled D foxed t!!il' e-mailed and/or D posted to or at each of the attached addresses on ~ I\A! J<t , 2017. Project Nome --"c::l .c0:....o ...... o~J.c:M».Dc..<..>o.....:1:'---_.S~e..'-'-)~....._-_S~d»~c ........ \~~I.-"".., ___________ _ File Number(s) ____ -.1..r~1,__,)c.....:()=-;).:...__J_5 _?,~-------------- Signature __ ~-=~a*""""""=~=---~------------Date _ _.c;""--, ..... I ',.._ ... """"/...L7 __ K:\CO Administration Files\Declaration of Oistribulion.doc:/last printed I /12/2017 10:33:00 AM Tamara Fix From: Sent: To: Subject: Got it, thanks! Jennifer Anderson Advertising Sales Consultant Direct: 253-946-2890 Internal: 35602 Fax: 253-925-5750 Jennifer Anderson <janderson@fedwaymirror.com > Wednesday, June 14, 2017 2:58 PM Tamara Fix Re: Woodmont Self-Storage Legal Notice 31919 1st Ave S, Ste 101, Federal Way, WA 98003 Sound Publishing Map Print Rates On l ine Raws Media Kit Sound Info On Wed, Jun 14, 2017 at 2:42 PM, <tamaraf@citvoffederalwav.com> wrote: Please publish the attached legal notice (Woodmont NO A & Opt DNS, 17-102253) in Friday's (June 16, 2017) issue. Please confirm and issue an affidavit of publication. 1 ·~ CITYOF ~ J Federal Way NOTICE OF MASTER LAND USE APPLICATION & OPTIONAL DETERMINATION OF NONSIGNIFICANCE (DNS) Project Name: Woodmont Self-Storage Project Description: Proposed construction of approximately 130,000 sq. ft. self-storage facility with two, three-story buildings on 2.57 acres beside Barkley Ridge Apartments. The applicant requests a 90-ft +/-stream buffer intrusion with buffer enhancement for a dispersion trench. Applicant/Owner: JeffOldright, Woodmont Storage, 253-564-2121 ext. 111 Project Location: 27824 & 27818 Pacific Hwy. S., Federal Way Parcels #720480-0164 & 720480-0166 Date of Applicati~n: May 16, 2017 Date Determined Complete: June 8, 2017 Date of Notice of Application: June 16, 2017 Public Comments Due: July 1, 2017 · Vicinity Map Environmental Review: Based upon review of a completed environmental checklist and other infonnation on file with the City, it is likely that the City of Federal Way will determine that the project will not have a probable significant adverse impact on the environment and expects to issue a Determination ofNonsignificance (DNS) for this project. The optional DNS process in WAC 197-11-355 is being used. This may be the only opportunity to comment on the environmental impacts of the proposed project. The proposal may include mitigation measures under applicable codes, and the review process may incorporate or require mitigation measures regardless of whether an environmental impact statement (EIS) is prepared. A copy of the subsequent threshold determination for the specific proposal may be obtained upon request. Requested Decision and Other Permits Included with this Application: The applicant requests a Use Process III decision including a stream buffer intrusion (File # 17-102253-UP) issued by the Community Development Director pursuant to Federal Way Revised Code (FWRC) Chapter I 9.65 and FWRC 19.145.330. Additional pennits and/or approvals in conjunction with the Use Process III decision include a critical area peer review (File #17-102320-AD) pursuant to FWRC 19.145.080, threshold deterntination pursuant to State Environmental Policy Act (SEPA) Rules WAC 197-1 I (File #17- 102254-SE), and Transportation Concurrency Review (File #17-102276-00-CN). Environmental Documents: Environmental Checklist, Geotechnical Engineering Report, Technical Information Report, Traffic Impact Assessment, Critical Areas Report/Buffer Enhancement Plan. Development Regulations to Be Used for Project l\'Iitigation: FWRC Title 14, "Environmental Policy"; Title 16, "Surface Water Management"; and Title 19, "Zoning and Development Code." Consistency with Applicable City Plans and Regulations: The project will be reviewed for consistency with all applicable codes and regulations including the Federal Way Revised Code, 2016 King County Surface Water Design Manual as amended by the City of Federal Way, and the Public Works Department Development Standards. Public Comment & Appeals: The official project file is available for public review at the Community Development Deparbnent (address below). Any person may submit written comments on the Use Process III application to the Director of Community Development by July 1, 2017. This may be the only oppo1tunity to comment on the environmental impacts of the proposal. Only the applicant, persons who submit written documents to the director, or persons who specifically request a copy of the original decision may appeal the director's decision. Availability of File and Environmental Documents: The official project file and referenced environmental docwnents are avai lable for public re view during normal business hours at the Community Development Department, 33325 8th Avenue South, znd Floor, Federal Way, WA 98003 Staff Contact: Associate Planner Leila Willoughby-Oakes, 253-835-2644, lei la . w il lou ghby-oakes@cityoffedera I way.com Printed in the Federal Way Mirror June 16, 2017. .,.--.,,) I NOTICE OF MASTER LAND USE APPLICATION & OPTIONAL DETERMINATION OF NONSIGNIF1CANCE (DNS) Project Name: Woodmont Self-Storage Project Description: Proposed construction of approximately 130,000 sq. ft. self-storage facility with two, three-story buildings on 2.57 acres beside Barkley Ridge Apartments. The applicant requests a 90-ft +/-stream buffer intrusion with buffer enhancement for a dispersion trench. Applicant/Owner: Jeff Oldright, Woodmont Storage, 253-564-2121 ext. 111 Project Location: 27824 & 27818 Pacific Hwy. S., Federal Way Parcels #720480-0164 & 720480-0166 Date of Application: May 16, 2017 Date Determined Complete: June 8, 2017 Date of Notice of Application: June 16, 2017 Public Comments Due: July 1, 2017 ViciwtyM.ap Environmental Review: Based upon review of a completed environmental checklist and other infonnation on file with the City, it is likely that the City of Federal Way will detennine that the project will not have a probable significant adverse impact on the environment and expects to issue a Detennination ofNonsignificance (DNS) for this project. The optional DNS process in WAC 197-11-355 is being used. This may be the only opportunity to comment on the environmental impacts of the proposed project. The proposal may include mitigation measures under applicable codes, and the review process may incorporate or require mitigation measures regardless of whether an environmental impact statement (EIS) is prepared. A copy of the subsequent threshold determination for the specific proposal may be obtained upon request. Requested Decision and Other Permits Included with this Application: The applicant requests a Use Process Ill decision including a stream buffer intrusion (File #17-102253-UP) issued by the Community Development Director pursuant to Federal Way Revised Code (FWRC) Chapter 19.65 and FWRC 19.145.330. Additional permits and/or approvals in conjunction with the Use Process III decision include a critical area peer review (File #17-102320-AD) pursuant to FWRC 19.145.080, threshold determination pursuant to State Environmental Policy Act (SEPA) Rules WAC 197-11 (File #17- 102254-SE), and Transportation Concurrency Review (File #17-102276-00-CN). Environmental Documents: Environmental Checklist, Geotechnical Engineering Report. Technical Information Report, Traffic Impact Assessment, Critical Areas Report/Buffer Enhancement Plan. Development Regulations to Be Used for Project Mitigation: FWRC Title 14, "Environmental Policy''; Title 16, "Surface Water.Management"; and Title 19, "Zoning and Development Code." Consistency with Applicable City Plans and Regulations: The project will be reviewed for consistency with all applicable codes and regulations including the Federal Way Revised Code, 2016 King County Suiface Water Design Manual as amended by the City of Federal Way, and the Public Works Department Development Standards. Public Comment & Appeals: The official project file is available for public review at the Community Development Department {address below). Any person may submit written comments on the Use Process III application to the Director of Community Development by July 1, 2017. This may be the only opportunity to comment on the environmental impacts of the proposal. Only the applicant, persons who submit written documents to the director, or persons who specifically request a copy of the original decision may appeal the director's decision. Availability of File and Environmental Documents: The official project file and referenced environmental documents are available for public review during normal business hours at the Community Development Department, 33325 8th Avenue South, 2nd Floor, Federal Way, WA 98003 Staff Contact: Associate Planner Leila Willoughby-Oakes, 253-835-2644, leiJa . wHloughby-oakes@ c ilyoffederalway.com Printed in the Federal Way Mirror June 16, 2017. RECEI VED MAY 1 6 2017 U~h-'?~DEPiAJ.. WA'( Lakehaven Water & Sewer District -Development Engineering s~~fJ~PMENT 31623 -1st Ave S • PO Box 4249 • Federal Way, WA 98063-4249 Telephone: 253-945-1581 or 253-945-1580 • Email: DE@Lakehaven.org This certificate is intended to provide the applicant, land use agencies &/or public health departments with information necessary to evaluate development proposals. Lakehaven Water & Sewer District, at its sole discretion, reserves the right to delay, or deny, sewer service based upon capacity &/or supply limitations in Lakehaven's or Other Purveyor's system facilities. Proposed Land Use: 181 Building Permit-SFR D Building Permit-MFR O Building Permit-Other 0 Subdivision O Short Subdivision D Binding Site Plan D Rezone 181 Boundary Line Adjustment D Other (specify/describe) __ Tax Parcel Number(s): 7204800164. 7204800166 Site Address: 278XX pacific Hwy S Lal<ehaven GIS Grid: K-03 Ex. Bldg. Area to Remain: ~..sf Applicant's Name: Daffodil Storage SEWER SYSTEM INFORMATION New Bldg. Area Proposed: 120.000 sf 1. 181 Sewer service can be provided by service connection to an existing 2" diameter sewer main that is approximately 5+/-feet from the SW corner of the site and the sewer system has the capacity to serve the proposed land use. 2. D Sewer service for the site will require an improvement to Lakehaven's sanitary sewer system of: 0 a. __ feet of ___ " diameter sewer main or trunk to reach the site; and/or D b. The construction of a sanitary sewer collection system on the site; and/or D c. A major portion of Lakehaven's comprehensive wastewater system plan would need to be implemented and/or D d. 3. [g) a. 0 b. 4. 181 a. constructed; and/or Other (describe): __ . The existing sewer system is in conformance with Lakehaven's Comprehensive Wastewater System Plan. The existing sewer system is not in conformance with Lakehaven's Comprehensive Wastewater System Plan and an Amendment to this Plan will be required. This may cause a delay in issuance of land use approvals or permits. The proposed site land use is within the corporate limits of Lakehaven Wa t er & Sewer District, or has been granted Boundary Review Board approval for extension of sewer service outside of Lakehaven's sewer service area. D b. Annexation or Bo undary Review Board approval will be necessary to provide service. 5. Sewer service is subject to: [81 a. Payment of connection charges (to be determined qy Lakehaven); 0 b. Proof or reservation of easement(s) as required by Lakehaven ; 181 c. other: Sewer Service Connection Permit required . Private Grinder Pump Agreement required . Comments/special conditions: Property/site does not have a previous or existing sewer service connection. I hereby certify that the above sewer system information is true. This certification shall be valld for one (1) year from the date of signature. Title: DEVELOPMENT ENGINEERING SUPERVISOR 7204800164 7204800166 swr.docx (Form Update 1/3/17) Date : ----=::c....3~/~?>_,_/(_.__7_ (~ Page 1 of 2 i\~ \\ l6. \\ G i 2G5 40 0 ,J ~ ·130 1 3 > 390 0 130 /j' ~ 1 363 -S, BC2048001 27721 72tJ4i30 0195 ' ~Q 720 540 001 0 ~~ 57 27805 ) 0005 tJ\ \ • 00'1 5 • \ w \ ~ 27804 720540 0011 \ 720480 0167 1or 2780 8720540 00 12 '\ ; "' <IA-s===-~~~ 00 35 2781272 0540 00 ·13 : n K 27820 27816 ) >-~ 720480 020 2 C 720540 00 14 •• ~·) ~ i::Jr=-=:::zw::==-=-======id ~ :=a f j ,01 A 102 101 B t02 l J:i] 720480 0200 _ 2790s H ~-6 720540 012 :i O ~ BC ~-£ lJ-==a:=:za::==-=41 ~ IJ. • 0 01 Q REDOl·JOO If -~ 2 ON THE q 27902 •r.•w A> • ~ 72054 0 0130 f ~ ~ # fl ( ~ -~/·R~' 211 238 l 20 0 438 1 27900 138 111 Crestview West 311 Apartments RM1800790! 4 27906 ,M1 338 306 101 F 2:().4 :.¥N RM2400 72 0480 017 4 72 :~.-<.:;0 0186 306 30-+ 101 ,H J ::,.)6 101 304 304 304 304 D F H fOl 101 (01 1Q1 1()1 J 102 2108 ' )57562 0780 757 562 0 . ~l ru.r~ ta-J-JL (l 278'19 27823 757562 04 2 27831 l 57 562 043 013 3 27835 .J a. :c l-o N 757562 0 2006 2012 2 04 50 2013 27826 57562 029D 2 .., ,--r:. l ';J / ... 2036 757562 027 \ 7t 2031 75756 2 2025 ;~:!62 0490 RS 757562 0 480 75, SCARBOROUGI 2007 757562 04 70 NO. 3 ':.,7~fi') 04('0 "' . .,J,_, ~ J .. 75756 ''"' ( I • L. ' "i"71\<"J"7 East property line pointing West \ North Property Line Pointing South ED MAY I 6 2017 CITY QF FEDERAJ_ WAY C0MMUNr,y 0£VELOPMENT z 0 ... ~ .... J ti) II) .... .,, '"'t "'O 0 '"'t 'l:$ 0 ti) ... "g .... ti) < ... .... < !:: ::J C: ti) j (I) -g 2. "'O ::s 2. :!: ::s ::s ::!: O'Q ::s OQ V, 0 m C .... Q) II) .... :r CITY OF FEDERAL WAY COMt\,R.JNTIY DEVELOPI\rEl'ff DEPARTl\fEl'ff D:EV:ELOP:\-IE::\1 REVIEW CO:\L\UI IEE TRA ... ~S).fiTTAL DATE: TO: FROM: FOR DRC JJTG. OX: 1,iay 18, 2017 Cole Elliott, De1.·elopment SerYic:3 Manager Pctt:r U',vret1.ce, P~s E.~..miner Rick Perez. Citv Tt':lffk Engineer Brim Asbury, Litli:ehaven \\'ater & Se\ver Dinrict Chris C:ili~ South King Firi: & Rescue Lind::ey Sperry, Crime All~y3t aid Pr..:1:a:i.tion Spe..."t2li.st Tin2 V -231-:t, Pi.ffce Tr211sit -E-Routing David ¥..orth:~h, KC Metro-E-Routing Leila Willoughoy-O~es, Plmning June S, 2017 -Intaml Completene:; s ( app. receixed M2Y 16, 2017) -if1LES AVAILABLE ELECTROl\1CALLY"" G:\Woodmont Storage FILE KlUfBER(s): i?-102253-00-VP; 11-102254-SE; 17-102320-.A.D REL4.1ED FILEXOS.: 17-102276-CN; 17-1005iS-PC PROJECT NA.ME: WOODMOI\'"T STORAGE (fka DAFFODIL STOR-\GE) PROJECT ADDRESS: 2731S ~·d 27924 P~cifk Hwy. S. Federal w~y P~cd.s: 720480 Ol-64, 720480 0166 ZOXLVG DISIRJCT: CommU11ity Busill.eH (BC) PROJECT DESCRIPI10N: Proposal to construct a two three-sto1y, semi-heated self-storage buildings ·with undergrow1d stonn storage on2.59 acres. TI1e applicant proposei bufferintrurion into a Type F (100-ft) for a dispersion trench ~ith buffer enhancenlfnt through a Use Proc es:1. III. LA.ND L'SEPER.MITS: UPiiI, SEPA,Buffcr !ntrus;ion·'Enh2llc'2I!le:at, Critic31 A1ea Peer Re-.i.ew PROJECT CONTACT: Jeff Oldright (0,;.'ller) Woodmont Storage LLC 60! Valley Ave. ~"E, Ste A. Puyallup, \VA 9S372 jili;?tdaffodilitora!:!e.com Afan C. :Keimig Tue Keimig Asso.:i~tes 21~A Street :N\V, Auowu WA 98001 ad,:eimie:a)msn.com JJAIERL4LS SUB]JIITED: 1,,:!ru:tt:r und U3e Appkation SEPACh~iit Photometric Site Plan Site Phot<:•3 Project N.ll"rative Plan-,et CPTED Checklist Prelim. TIR Criti0-1 Ar~ Report (by Sound\i.ew Consultmt5) Downiltream Pwe I An2lvsi3 Tid,e R<:port •;r.r,: ref-erence.l dr,.,."'lllD.ents pendin.g G-eot~kal Study Water & Sewer A\"ailability Woodmont Storage LLC 601 Valley Ave NE, Ste A Puyallup,WA 98372 May 16, 2017 J RE: Pacific Highway Development Project To Whom It May Concern, The Daffodil Storage project located at 27818 Pacific Highway South will not allow the storage of hazardous materials; nor use hazardous materials during construction that could leach into ground water. The enclosed Phase 1 reported March 6, 2017 is evident that no such chemicals currently reside on the property. Woodmont Storage LLC RECEIVED MAY 16 2017 co~lJi~h{I)im~-1NT lakehaven WATER & SEWER DISTRICT RECEIVED MAY 16 2017 CITY OF FEDERAL. WAY COMMUNITY DEVELO PME~7 Lakehaven Water &. Sewer District -Development Engineering Section 31623 -1st Ave S • PO Box 4249 • Federal Way, WA 98063-4249 Telephone: 253-945-1581 or 253-945-1580 • Email: DE@Lakehaven.org This certificate is intended to provide the applicant, land use agencies &/or public health departments with information necessary to evaluate development proposals. Lakehaven Water & Sewer District, at its sole discretion, reserves the right to delay, or deny, water service based upon capacity &/or supply limitations in Lakehaven's or Other Purveyor's system facilities. Proposed Land Use: 181 Building Permit-SFR O Building Permit-MFR O Building Permit-Other 0 Subdivision D Short Subdivision D Binding Site Plan D Rezone ~ Boundary Line Adjustment 0 Other (specify/describe) __ Tax Parcel Number{s): 7204800164. 7204800166 Site Address: 278XX Pacific Hwy S Lakehaven GIS Grid: K:m. Ex. Bldg. Area to Remain: N/A sf Applicant's Name: Daffodil storage WATER SYSTEM INFORMATION New Bldg. Area Proposed: 120,000 sf 1. D . Water service can be provided by service connection to an existing ___ ,, diameter water main that is approximately __ feet from the site. 2. 181 Water service for the proposed site development will require an improvement to Lakehaven's water distribution system of: 181 a. 15+/-feet of 8" diameter water main to reach the site; and/or 181 b. The construction of a water distribution system on the site; and/or D c. A major portion of Lakehaven's comprehensive water system plan would need to be Implemented and/or ~ d. constructed; and/or Other (describe): Developer Extension Agreement required . 3. ~ a. The existing water system is In conformance with Lakehaven's Comprehensive Water System Plan. D b. 4. 181 a. The existing water system is not in conformance with Lakehaven's Comprehensive Water System Plan and an Amendment to this Plan will be required. This may cause a delay in issuance of land use approvals or permits. The subject property is within the corporate limits of Lakehaven Water & Sewer District, or has been granted Boundary Review Board approval for extension of water service outside of Lakehaven's water service area. D b. Annexation or Boundary Review Board approval will be necessary to provide service. s. Water service Is subject to: 0 a. Payment of connection charges (to be determined by Lakehaven); 181 b. Proof or reservation of easement(s) as required by Lakehaven; 181 c. Other: Water Service connection appltcatlon required for new Irrigation &/or f1re-protection service connections. comments/special conditions: Service pressure greater than so psi Indicated. Pressure Reducing Valve<s) indicated. contact local building offlclal for reaujrements &/or additional information . The nearest fire hydrant (new/future) wlll be on the Property. System hydraulic model results (FF #179), at no less than 20 psi, indicate that Lakehaven's standard maximum allowable liquid velocity of 10 ft/s Is exceeded at a fire flow rate above 1dQ.Q. GPM (approximate). This flow figure depicts the theoretical performance of the water distribution system under high demand conditions. Fire flow rates greater than this may be accommodated through water distribution system improvements, contact Lakehaven for additional information. 578 Pressure Zone Est. Meter Elevatlon(s)-GIS: 350+/-Est. Pressure Range at Meter(s)-(psi): Min. 96, Max. 104 I hereby certify that the above water system information is true. This certification shall be valid for one {1) year from the date of signature. Name: BRIAN ASBURY Title: DEVELOPMENT ENGINEERING SUPERVISOR ~4:~ Signature : ___ )2_._.J-"""'---~---~~ ....... -'------'------= o=-~--------Date: _3_/~S? IF--'--/ 2.L.---1 I 7204800164 7204800166 wtr.docx (Form Update 1/3/17) Page 1 of 2 ~ ~ r ... ;, 5 Zl721 "' 1~ ~ ~ (J ~ ~ 7204800188 27614 7'204800190 27634 7204800167 27802 Ex. WtrSvc 21225 ----1" Meter B"DI 8°0~ -----~· Cl) OTE: lakehaven Water and Sewer DI stri ct nei1fler VIBrran t s nor g uarantees lhe accuracy of any facility inf or1TB tion provi ded. Facility locations and conditions are subj ect t o flel cf veri ficati on. 7204800164 7204800166 wtr.docx (Form Update 1/3/17) 7204800186 27606 8"DI 7204800166 7204800164 27818 t Cl) a : Cl) 0 7204800172 i3 i, a GI) a 7204800174 ~ 720440TR T 7204800165 Water Certificate of A vaitability Parcels 7204800164 & 720480016$ ... 3/8/2017 BIA t 100 feet Page 2 of 2 lakehaven WATER 8( SEWER D!STR!CT Hydraulic Model Fire Flow Estimate Request/Reporting Form FIR RECEIVED MAY 1 6 2017 CITY OF FEDER.AL Wr..y COMMUNITY DEVELOPMENT Requested By: Date: Btian Asbury 3/23/17 Location to be Modeled: Proposed Hydrant for Daffodil Storage Lakehaven Y. Section Grid: K/3 Intersection: S 2791h St & Pac Hwy S -Approx.150 ft North Add. Description: See attached map I Pressure Zone; 578 "'"'""'' ~ Date: Model Run No.: JolmBowm 4/10/17 Master Water System Model 2007.net FF#334 Condition Pressure (psi) Flow(gpm) Static 91 0 Fire Flow 20 4600 NOTES: Lakehaven's adopted level of service goals for fire flow rates are 1000 gpm within single family residential areas (including duplexes) and 2500 gpm for multi-family, commercial, industrial areas. Model results depict the theoretical performance of the water system under high demand conditions and are not guaranteed to represent actual system performance. A design profes~ional should be consulted for site specific design purposes. The calculated fire flow capacity in the above table is based on a cunently available residual system pressure of 20 psi at the location modeled. The model indicates that Lakehaven's standard maximum allowable velocity of 10 ft/s is exceeded at a fire flow rate above 2900 gpm. Fire flow capacities greater than 2900 gpm may be accommodated through water system improvements. The proposed pipe configuration assumes the replacement of approximately 680 feet of 8" pipe with 12" pipe (see map). This configuration does not include on-site piping that may also be required. 041017FF 334-Daffodil Storage (Fom, Update 1/6117} ) RECEI VED MAY 16 2017 =---·.--. ---.---~~·-=--,~--..,-~--=-....-=-._.-' .. ·-r,•,.•.. • -• ~· --~-··•"--~~ • i 1 i ,..._ ~ ---·· ,- u~h{EDERAJ. WAY Lakehaven Water & Sewer District -Development Engineering S~~~~PMENT 31623 -1st Ave S • PO Box 4249 • Federal Way, WA 98063-4249 Telephone: 253-945-1581 or 253-945-1580 • Email: DE@Lakehaven.org This certificate is intended to provide the applicant, land use agencies &/or public health departments with information necessary to evaluate development proposals. Lakehaven Water & Sewer District, at its sole discretion, reserves the right to delay, or deny, sewer service based upon capacity &/or supply limitations in Lakehaven's or Other Purveyor's system facilities. Proposed Land Use: l&l Building Permit-SFR D Building Permit-MFR D Building Permit-Other D Subdivision D Short Subdivision D Binding Site Plan D Rezone ~ Boundary Line Adjustment D Other (specify/describe) __ Tax Parcel Number(s): 7204800164. 7204800166 Site Address: 278XX Pacific Hwy s Lakehaven GIS Grid: K-03 Ex. Bldg. Area to Remain: .!:liluf Applicant's Name: Daffodil Storage SEWER SYSTEM INFORMATION New Bldg. Area Proposed: 120.000 sf 1. IZl Sewer service can be provided by service connection to an existing 2" diameter sewer main that is approximately 5+/-feet from t he SW corner of the site and the sewer system has the capac ity to serve the proposed land use. 2, D Sewer service for the site will require an improvement to .Lakehaven's sa nitary sewer system of : D a. __ feet of ___ " diameter sewer main or trunk to reach the site; and/or D b. The construction of a sanitary sewer collectlon system on the site; and/or D c. A major portion of lakehaven's comprehensive wastewater system plan would need to be Implemented and/or constructed; and/or D d. Other (describe): __ . The existing sewer system Is In conformance with Lakehaven's Comprehensive Wastewater System Plan . 3. 181 a. D b. 4, l&l a. The existing sewer system is not in conformance with Lakehaven's Comprehensive Wastewater System Plan and an Amendment to this Plan will be required. This may cause a delay In Issuance of land use approvals or permits. The proposed site land use Is within the corporate limits of Lakehaven Water & Sewer District, or has been granted Boundary Review Board approval for extension of sewer service outside of Lakehaven's sewer service area. D b. Annexation or Boundary Review Board approval will be necessary to provide service. 5. Sewer service is subject to: IZl a. Payment of connection chan.:ies (to be determined by Lakehaven); D b. Proof or reservation of easement(s) as required by Lakehaven; 0 c. other: Sewer Servlce Connection Permit required. Private Grinder Pump Agreement required. Comments/special conditions: Property/site does not have a previous or existing sewer service connection . I hereby certify that the above sewer system information is true. This certification shall be valid for one (1) year from the d,ate of signature. Name: .!,!B~I=!..!:!:,~~ 7204800164 7204800166 swr.docx (Form Update 1/3/17) Date : ---=-3---+--/.:;......<...' P-,-,..1/-"'-?-( ~ Page 1 of 2 7, 04800195 m21 (I) l () 5 ~ 7204800188 27614 72048001&0 27634 7204800167 27802 OTE: Lakehaven Water and Sewer District neither V111rrants nor guarantees Ille accuracy of any facility lnforrm1ion pr«wkled, Fac.ility locations and .conlitions are subject to field verification, 7204800186 27606 B"PVC 7204800166 7204800164 27818 I I I I I I I : 2•· HDP( _. ----J ?io4e00200 ~------27830 7204800172 7204800174 7204800165 Sewer Certificate of Availability Parcels 7204800164 & 7204800166 a 11JQ Feel 72 0480016 4 720 4800166 sw r.docx (Form Update 1/3/1 7) "" 3/B/2017 BIA 1 Pa ge 2 of 2 7204800202 27820 7204800188 27614 7204800190 27634 7204800167 27802 Bldg 1 NOTE: Lakehaven Water and Sewer District neither warrants nor guarantees the accuracy of any facility information provided. Facility locations and conditions are subject to field verification. co co lakeh aven \VATER & SEWrn DISTillCT co ~ 7204800186 ~ 27606 8 " co A · co co Bldg 2 8 '! 8 '' 7204800200 27830 7204800172 7204800174 •n•n•n • = New 8 11 WM •n•n •n• = New 12" WM co ~ Concept WM Routing & Sizes to get 2,900 GPM Fire Flow 0 100 200 WOODMONT STORAGE l Feet 8/11/2017 BIA East property line pointing West North Property line Pointing South MAY f 6 2017 CITY OF FEDERAL WAY COMMUNITY DEVELOPMENT z 0 ... -~ ti) :r V, .... -0 ... 0 "O n> -a ... ,... ... < 0 "Q ('I) .... ... < C j t'I) !:: ::s ('D -0 ~t :I -"ti :r ~. O'Q :I ... -· ;:$ O'Q V) 0 C .... m 0) V, .... :r May 15. 2017 Woodmont Storage LLC 27824 Pacific Highway South Federal Way, WA RE: Design Narrative ) THE-KEIMIG ·-ASSOCIATES- ARCHITECTS-PLANNERS . 216 A STREET NW, AUBURN, WA 98001 (253)939-3232, FAX(253)735-1309 The site.consists of two separate parcels A and C, identified as tax parcels 7204800166 and 7204800164. The total site is 2.59 acres. The site is currently undeveloped, but being utilized as a used car lot. No existing trees will be retained on this site within the construction boundary. The total tree unit credits proposed will exceed the total tree units required. The project is to construct two, three-story self-service storage buildings. The building that fronts Pacific Highway will house the facilities' ground floor leasing office and three stories of storage spaces while the second storage building will be solely storage. The building wilJ be constructed with light gauge metal framing with a combination of charcoal grey and light grey corrugated and Mini "V" metal siding panels over continuous insulated walls. The roofs will be metal backed enamel finish corrugated panels. Both metal siding and roofing will be AEP SPAN. The strategically placed, natural gray CMU split face block veneer on lower fac;:ade areas will assure the building's protection from vehicles. Building fenestrations will consist of canary yellow roll-up steel doors and window curtain walls to add an element of openness and visual quality at selected elevations of the three story fac;:ade. Window frames will be anodized mill finished aluminum with annulated insulated glass. Perimeter security fencing will be black vinyl coated chain link and painted poles and rails in other locations, complimented with decorative black iron in prominent areas. There will be acoustic swing gates for ingress and egress provided with Knox-Boxes for emergency personnel. Landscaping wiJI be designed by a registered Washington State Landscape Architect to meet the intent and requirements of the Federal Way code. Site lighting will be provided with building mounted fixtures along interior drive lanes. There are also two existing ROW street lighting along the sidewalk at the northwest and southwest property corners. A screened garbage and recycling enclosure is constructed as part of the building with CMU veneer, reflective of building materials is provided. Additionally, an accessible path is provided from the public right-of-way to the storage leasing offices. Pursuant to Chapter 19.115 Community Design Guidelines, the project is designed and detailed to enhance the general appearance of the development while being mindful of the cost for the Owner's to efficiently operate the facility and benefit the clients served and the community. The strnctures are designed with modulation and material changes strategically placed to achieve the most appeal. Colors are selected to provide artistic contrast and to provide a vibrant harmony throughout the project. The office/retail sales area is oriented toward the public right- of-way with the display windows. The project is low in vehicular trip generation and adequate and limited customer parking is located along the east face of the building. R ECEIVE !J f4A Y : 6 2np .U.{ CITY OF FE'"',.. COMM/ {N ITV o~.'iAt. W.'' · -... \ .... '·. . . ·- ) Leila Willoughby-Oakes To: Jeff Oldright; Margaret Clark Cc: Subject: 'Alan Keimig'; neil.e@comcast.net; 'Kyl e Mauren' RE: Thank You Hi Je ff, That is correct for t he en croachm e nt the BLA would not be approved if it resulted in split zoning. A BLA would b e required to adjust lot l ines (ve rsus lot co n solidation). The Plan ning Manag er would not approve split zoning in that instance. If you w ere to simply m e rge the lo ts the LLE would be acc epted with a professional survey and title report. A BLA m ay be done if t he RS zo ne is changed to BC through the docketing process. Check in with Margaret Clark (Margaret.Clark@cityoffede ralway.com } on that application dead line. Kin d regard s, Leila L. Willoughby-Oakes Assoc iate Planner CITf" 0, Federal Way 33325 81h Avenue Sou t h Fed era l Way, WA 98003-6325 Phone: 253/835 -2644 Fax: 253/835 -2609 www.clt yoffederalway.com From: Jeff Oldright [mailto:Jeff@daffodilstorage.com] Sent: Monday, May 15, 2017 2:54 PM To: Leil a Willoughby-Oakes Cc: '~Ian Keimig'; neil.e@comcast.net; 'Kyle Mauren' SubJect: RE: Thank You Hi Le ila, Th ank you for this ad ditional information . Is this for lot lines for the storage or the encroachment or both? It was my understanding from your previous voicem a ii staff did not support BLA or LLE for t he encroachment. Thank You, Jeff Old right Managing Director Daffodil Storage P: 253 .564.2121 Ext 111 F: 253.75 3.1114 60 1 Valley Av e NE, Ste A, Puyallup WA 98 372 1 From: Leila Willoughby-Oakes [mailto:Leila.Willoughby-Oakes@cityoffederalway.com ] Sent: Monday, May 15, 201711 :11 AM To: Jeff Ol dright <Jeff@daffodilsto r age.com> Subject: RE: Thank You Hi Jeff, We have mad e a determination that you may submit an LLE to merge parcels . However, a professional land survey will be required. Ess entially, follow the submittal checklist for a BLA (attached) and provide full size drawings (24 X 36). Without a full su rvey the Ass es sor will not acknowledge the removal of lot lines at the County. Our Planning Manager is making an Administrative Determination that LLE checklist is insufficient for commercial property consolidatio n s and a signed an d stamped su rvey/title will be req uired . From a professio nal stand point, yo u'll want your surveyor to add all the elements of a BLA for your property records as t he owner as it survey best practice (showing easements etc.). Let me know if you have any questions. Leila From: Jeff Old right [mailto:Jeff@daffod ilstorage.com] Sent: Saturday, May 13, 2017 7:20 AM To: Lell a Willoughby-Oakes Subject: Thank You Leila, Thank you for leav ing me the very detailed voicemail on Friday. Thanks! Thank You, Jeff Old right Managing Director Daffodil Storage P: 253.564.2121 Ext 111 F: 253.770.3264 601 Valley Ave NE, Ste A, Pu ya llup WA 98372 2 --... ----·--M-A-S-TER LAND USE APPLICATION RECEIVED DEPARTMENT OF COMMUNITY DEVELOPMENT 33325 81h Avenue South MAY 1 6 2017 CITY OF FEDERAL WAY COMM UNITY DEVELOPMENT Federal Way, WA 98003-6325 253-835·2607; Fax 253·835·2609 www.cityoffederalway.com AFPLICAT!ONNO(S) / 7-/0:), d\S3 · IA e/rr -/O J g:S'i -s £. Date _5_-_(_~~--{_i-..___ Project Name __ W_o_o_d_m_o_n_t_S_to_r_a..::g_e_L_L_C __________________________ _ Property Address/Location __ 2_7_8_24_P_a_c_if_ic_H_i..:,:g_hw_a.,_y_S_o_u_th ____________________ _ Parcel Number(s) __ 7_2_0_4_80_·,_0_16_4_a_n_d_7_2_0_4_8_0-_0_1_6_6_o_nl ..... Y ___________________ _ Project Description Construct two three-story, semi-heated, self-storage and rental office facilities and underground storm storage. Construction will include full site development , landscaping , utilities, and fire line. PLEASE PRINT Type of Permit Required Annexation __ Binding Site Plan __ Boundary Line Adjustment __ Comp Plan/Rezone Land Surface Modification Lot Line Elimination __ Preapplication Conference __ Process I (Director's Approval) __ Process II (Site Plan Review) __ Process III (Project Approval) __ Process IV (Hearing Examiner's Decision) __ Process V (Quasi-Judicial Rezone) Process VI _x_ SEPA w/Project _SEPAOnly Shoreline: Variance/Conditional Use Short Subdivision Subdivision Variance: Commercial/Residential Required Information ____ B_C _____ .Zoning Designation Com Business Co mprehens ive Plan Designation _V~a~c~a~nt~_Value of Existing Improvements _____ Value of Proposed Improvements International Building Code (]BC): --~S--1~/ B~ ______ Occupancy Type ___ 11_-B _______ Construction Type Bulletin #003 -January I, 2011 Applicant Name: Address: City/State: Zip: Phone: Fax: Email: Name: Address: City/State: Zip: Phone: Fax: Email: Signature: Owne1· Name: Address: City/State: Zip: Phone: Fax: Email: Signature: Page 1 of I The Keimig Associates Alan C. Keimig 216 A Street NW Auburn, WA 98001 253-93 -e 232 253; 5-309 Woodmont Storage, LLC Jeff Oldright 601 Valley Avenue NE, Ste A Puyallup, WA 98372 2 3-564-2121 ext.111 J affodilstorage.com k:\Handouts\Master Land Use Application To: CITY OF FEDERAL WAY COMMUNITY DEVELOPMENT From: Leila Willoughby-Oakes, City of Federal Way Matt DeCaro, Soundview Consultants LLC Re: Response to Comments -Woodmont Storage Facility 27818 Pacific Highway South, Federal Way, Washington Dear Ms. Willoughby-Oakes, Soundview Consultants LLC (SVC) has been assisting Woodmont Storage LLC (Applicant) with regulatory compliance and permitting support for the redevelopment of an approximately 2.59-acre site located at 27818 Pacific Highway South in Federal Way, Washington (King County Tax Parcel Numbers 7204800164 and 7204800166). Th.is Technical Memorandum is intended to provide responses to a comment letter provided by your third-party consultant, Landau Associates, Inc. (LAI), dated July 27, 2017, regarding their review of SVC's Critical Areas &po11, dated June 2, 2017. LAI's specific comments are summarized in italics below. 1. I.AI wetlands staff conducted a reconnaissance of Stream Z (flags Z3 to Z7) on Ju!J 3, 2017, and agree with the segment of stream boundary flagged. It i.r noted that the delineation is limited to the westem bank of the stream (east edge is not delineated). Comment noted. No response required. 2. The CrititalAreas Report identifie.r '~!ream Z is most like!J an intermittent, non-fish stream (fype Ns) ... " but that '' .. .Stream Z will be treated as a Type F stream ... in on:le1· to proceed with the pmnittingprocess." Based on review of the segment of stream delineated, it appears the physical characte,istics of Stream Z satisfy the criteria as a fish habitat stream (i.e., Type F), whith requires a 100 foot (fl) bufferpe,· the FWRC, as identified in the Ctitiu1I Areas &port. Comment noted. No response required. 3. We reque.rt clarification as to whethe,· data plots were rei·orded closer to the southe1'n boundc11y of the suiject proper!) and/ or south of the Sllbject propert, in areas previousfy identified as wetland to substantiate the assertion that no wetlands are present on or within 225 fl (!f the subject proper!). If no data plots wm recorded, we understand the Ciry mqy request additional data plots be recorded, and mqy be able to assist in fatilitating access to the properry to the south. SVCs Critical Areas Report documents the fonnal data plots that were excavated on the subject property during the January and March 2017 site investigations. SVC's report also states that "additional tests pits were excavated throughout the subject property to further confirm wetland Soundview Consultants LL( 1519.0001 Woodm«mt Srorage-Response to Third-Party Review November 14, 2017 Page 1 of4 absence,, and couclodcs th6t ''-tit, potent!a:tty -regcdated wetbods ~ctc ieentiaed .on the subject property onvitbiA-225 feet of the site.!!. JJ. ~~ L0v1 dttt..l IP ~bvt ( 1 J_o (1- 1 • In their review, LAI appears to suggest the potential for wetland presence oear tbe southeastern ~ J corner of the site due to a prevalence of Himalayan blackberry; however, LAI does not provide any .fe.sA-{w other data (i.e., soil, hydrologic, or detailed vegetation assessment) co substantiate this speculation. fl('() f'Hr.C / Further, LAI did not perform an off-site assessment because "areas extending 225 ft south of the \'' ~ - subject property were not readily observable" according to LAU. In fact, vegetation near the 'o~ southeastern corner of the subject property Qandward of the ordinary high water mark of Stream Z) (-1.t> ,l'f is dominated by upland vegetation: primarily well-established Himalayan blackberry with lesser J\..M - amounts of snowberry, osoberry, sword fern, and bracken fern beneath an overstory of big-leaf Qv~ maple and Douglas fir. ~ Cr A~a.,. 1 On November 8, 2017, qualified SVC staff performed an additional site investigation to further £col °3~-f · document non-wetland conditions in the southeastern comer of the site. SVC excavated three additional data plots (DP -4, DP-5, and DP-6) onsite; no indicators for the presence of bydric soils or wetland hydrology were observed at any of the data plot locations. Tbe data plot locations are illustrated on site plan in Attachment A, and completed data forms are provided in Attachment B. SVC did not further assess off-site conditions as the City of Federal Way stated that no additional off-site assessment is required (personal communications with Doc Hansen, 11/6/2017). Hr ,eit~,1;at@ 01:M.' ittttttl findings , no potcnti.diy cegcrlated wet1ands were ideucificd on the st1bjest pr~ or-wit~fl 225 fest eft:he site. fQ.r vrr l'tc.1'e4W-°1f{,'( clA.t·,,d ~f>·cc.f. Cl/lt~ N1J~ f,-..J.rf1..d ~1 ~ ,t--,::,,. Sc.,..frr-r "r/u:.S Proposed Buffer Intrusion '~ •:J__ L.A-"I . ~~ 1 ,;i...o tr). Nordl),U ~ ~ ,f, ·td c0v-1t;an 11,u.i'~ Wl.L t1.o uJtf{4r1d~ (A~~ The Applicant no longer proposes to in~: -a 12-toch underground sformwa ter pipe and dispersion #Jf:t: trench within the Stream Z buffer to provide reasonable conveyance of treated sconnwater. 1r/ · Therefore, the stream buffer restoration and enhancement plan outlined in SVC's C,itica/ Areas -u 11'fl. Report is no longer proposed and will not be implemented. No direct impacts to the buffer will occur S vi,. 0 as a result of the project, and the buffer will remain in its current, degraded state. f a--i. ~f . Please contact me at your earliest convenience if you bave any questions or comments. Sincerely, Matt DeCaro, Environmental Planner/Project Manager Soundview Consultants LLC Matt@soundviewconsultants.com Soundvicw Consultants LLC 1 51 9.0001 Woodmont Storage -Rc spoose co '(bird-Party Review Novembet 14, 2017 Page 2 of4 Attachment A -Site Plan Soundview Consultants LLC 1519.0001 Woodmont Sto.i:age-Response to Third-Party Review November 14, 2017 Page 3 of 4 EXISTING CONDITIONS SITE PLAN SCALE 1" • 80' • O" ,, ,, WOODMONT STORAGE -EXISTING CONDITIONS ALL TEST PIT LOCATIONS APPROXIMATED • NOT SURVEYED NOTE: ADDITIONAL OFF-SITE POINTS DELINEATING OHW NOT DEPICTED DUE TO CHANGES IN SUBJECT PROPERTY BOUNDARIES. k-.t._,..40 ----1JO CRAPHIC SCA.LE I!''·· J ,;n.vEFc ,',H,>(ajW 110APTl.l£JJP;I P,,p,:£L 7 ~tl=,80/J18t),.-, ~·,;; !'ll( :u,, • ,J .,~ .... ~,-.. :.1. T .~:-.... :. .. -,. ... ' ,• ... .. , ..... :., t-' ~ ,., ... , !' ,, • :,-. ,• I , • >' •op 1 ··. , \ I · i . ,· ·tAHCltL p' 0~3•" , ' '. ··. , ,· \ ' ----'· I \,. , \ .. ,"_...:-··,1·· : . ....:.,· ,,. ,· _,·,_ ..:;._, 1~•6ll' ... ' I _I ii I -· • ,. , / , _! --;;;·· -· • , '-;. .,., .. ~ .,,, ~ ,. / ., .,;;;, ._.·· .,:';.. -:... ; ,• ,• I r •' ~ .... , """-~"""'"" STREAM Z '·, 1'.\RC.'EL r• ,, .,:. ~~ ~-r ,,R:€.L '-• ±-ii I THE CITY OF FEDERAL WAY CONSIDERS STREAM Z -----' TO BE A "MAJOR" FISH-BEARING STREAM (TYPE F); t THOUGH SVC CLASSIFIED STREAM Z AS A TYPE Ns STREAM. STREAM Z WILL BE TREATED AS A TYPE F STREAM WITH A 100-FOOT BUFFER IN ORDER TO PROCEED WITH THE PERMITTING PROCESS l'RI" .l,\11:'\I.\RY I\IF( >R:\I.\TION ONLY M rr !'Oil co:-.:STlWCfl ON .~OU'.'\IDVlE.t'fC:ON.;;(JLT,u-JTS, LU: ,\._~,\I~ NO LIAIIIUTY OR.RFSPQ)<Slllfl.ITY POR CO:-<SUlUCTlON, l"1t'l<.0Vl!.MllNTS. OH e..c;nMAT.ESUA.SED{)NTHIS 'Pl..A,.'\I SE'f j t..:) z § z i3 ~ .: e § 12 u "' :) g_ "' E ~ -a ,& :;: •:1 '::' -~ ::::. .., . :Z "2 2 vi t ~ 2 c., i: j < 8z ~"'e 2:::~ V) ~i . 8 ~n ~ 5: ~-0 U> ~~~ Q~~ o~"' O~o ::> N:.t1 ;;,, :,. • > .. = • ! ~ 2 ~: ~ .i; €; §~ :..a-~ ..... :.:1. 7.~ O;:i -::::.:, (J:;; ~;i 6 ~ ~ 2l o.,n,:, 11/13/2017 JOB: J;J9.0001 BY: DS/DLS SC,\l.E: SliO UR/1.P'I IIC SHE:E'f 1 OF 2 _) J Attachment B -Non-Wetland Data Sheets Soundview Consultants LLC 1519.0001 Woodmont Storage-Response to Thitd-Party Review November 14, 2017 Page4 of 4 WETLAND DETERMINATION DAT A FORM -Western Mountains, Valleys, and Coast Region Project/Site: Woodmont Storage -1519. 0001 City/County: Federal Way/King Sampling Dale: 11 /08/17 Applicant/Owner: ,..Jeff....,_O=ld.,.ri,,.,g..,_ht.._ ______________________ State: .,_W'"'"A"'-----Sampling Point: ,.D~P_-4~--- lnvestigator(s): ,.Euro.wil"-y.,.S'""w"'a""jm,.,_ _________________ Section, Township, Range: ""3.,.3,._,, 2,,,2"'-N.,_.,_4"'E~--------- Landform (hillslope, terrace, etc.): Hillslope Local relief (concave, convex, none): :..::N.:,con:.::e..__ _____ Slope(%): _5 __ Subregion (LRR): A2'-=--------------Lal: 47.35199476 Long: -122.3081 9832 Datum: WGS84 Soil Map Unit Name: Alderwood Gravelly Sandy Loam, 8 to 15 percent slopes NWI dassification: ,_,N~/A~------- Are climatic I hydrologic conditions on the site typical for this time of year? Yes D No 181 (If no, explain in Remarl<s.) Are Vegetation __ , Soil __ , or Hydrology __ significantly disturbed? Are Vegetation __ , Soil __ , or Hydrology __ naturally problematic? Are "Normal Circumstances" present? Yes 181 No D (If needed, explain any answers in Remarks.) SUMMARY OF FINDINGS -Attach site map showing sampling point locations, transects, important features, etc. Hydrophytic Vegetation Present? Yes 181 NoD Is the Sampled Area Hydric Soil Present? YesD No 181 within a Wetland? YesO No 1:8] Wetland Hydrology Present? YesD No 121 Remarks: Not all three wetland criteria observed. Precipitation measured at 104% of normal MTD, and 127% of normal water year to date as per NOAA NOWData. VEGETATlON-Use scientific names of plants. Absolute Dominant Indicator Dominance Test worksheet: Tree Stratum (Plot size: 30 ft) %Cover S1:1ecies? Status Number of Dominant Species 1. Acer macrophyllum 1Q YlzL_ FACU That Are OBL, FAGIN, or FAC: 2 (A) 2. ---Total Number of Dominant 3. ------Species Across All Strata: 4 (B} 4. ------Percent of Dominant Species 10 = Total Cover That Are OBL. FACW, or FAC: 50 (A/8) Sapling/§ih[l!Q Stmtum (Plot size: 15 ft) 1. Rubus anT1eniaculi 30 Yes [Af;_ Prevalence Index workstteet: 2. Ssilix §i!!;;h!i!n§i§ 15 ~ FACW Total% Cover of: Multi11ly !2¥: 3. Thuja Qlicata {sal)ling) 5 No [Af;_ OBL species x1= 4. Acer circinatum 2 N FAC FACW species 15 x2 = 3Q 5. Lonicera involucrata 1 N ~ FACspecies 38 X 3 = 114 53 = Total Cover FACU species 15 x4 = !;lQ Herb Stratum (Plot size: filO UPL species x5= 1. Pteridium aguilinum ~ Yfi__ FACU Column Totals: 68 (A) 204 (B) 2 . ------ 3 . Prevalence Index = B/A = 3.0 --- 4 . ------Hydrophytic Vegetation Indicators: 5 . D Rapid Test for Hydrophytic Vegetation --- 6 . D Dominance Test is >50% --- 7. ~ Prevalence Index is :S3.0' ------ 8 . D Morphological Adaptations 1 (Provide supporting ------data in Remarks or on a separate sheet) 9 . ------D WeUand Non-VascularPlants1 10. ------D Problematic Hydrophytic Vegetation• (Explain) 11. ------11ndicators of hydric soil and wetland hydrology must 5 = Total Cover be present. unless disturbed or problematic. Woody Vine ~tratum (Plot size: .32.!t) 1. ---Hydrophytic 2. ---Vegetation Q = Total Cover Present? Yes~ NoO % Bare Ground in Herb Stratum ~ Remarks: Hydrophytic vegetation criteria observed via prevalence index. US Army Corps of Engineers Westem Mountains. Valleys. and Coast-Version 2.0 SOIL Sampling Point:~ Profile Description: (Describe to the depth needed to document the indicator or confirm the absence of indicators.) Depth M;atri~ Redox Features {inches) Color (moist) ___!&._ Color (moist} ~ ~ Loc2 Texture Remsir:K~ 0-10 10YR3/3 .1filL_ . . ------~~s!LO Ve!:lc'. Gravell11 Sandl£ Loam lQ-1~ 10YR 3/4 .1.Qll__ --. ---GrSaLo Ve(ll ~ravell11 Sand11 Loam l~-1~ 10YR 4/4 fill.__ 10YR4JS 10 g.Q.§_ _M __ GrSaLo Gravell11 /Sl1 Ddl1 Loam ------ -------- -------- -------- ------ 1Tvce: C:::Concentration , D=Deoletion, RM:::Reduced Mat rix, CS=Covered or Coated Sand Grains. 2Location: PL=Pore Linina, M=Matrix. Hydric Soil Indicators: (Applicable to all LRRs, unless otherwise noted.} Indicators for Problematic Hydric Soils3: D Histosol (A 1) D Sandy Redox (S5) D 2 cm Muck (A10) D Histic Epipedon (A2) D Stripped Matrix (S6) D Red Parent Material (TF2) D Black Histic {A3) 0 Loamy Mucky Mineral (F1) {except MLRA 1) D Very Shallow Dari< Surface (TF12) D Hydrogen Sulfide (A4) D Loamy Gleyed Matrix (F2} D Other (Explain in Remarl<s} D Depleted Below Dark Surface (A 11) 0 Depleted Matrix (F3) 0 Thick Dari< Surface (A 12) 0 Redox Dark Surface (F6) 3lndicators of hydrophytic vegetation and D Sandy Mucky Mineral (S1) D Depleted Dari< Surface (F7) wetland hydrology must be present, D Sandy Gleyed Matrix (S4} D Redox Depressions (F8} unless disturbed or problematic. Restrictive Layer (if present): Type: Depth (inches}: Hydric Soil Present? YesD No [gJ Remarks: No hydric soil indicators observed. HYDROLOGY Wetland Hydrology Indicators: Prima~ Indicators (minimum of one reguired: check all that aQtill£} §econda!:)'. Indicate~ (2 or mQre reguired) D Surface Water (A 1) 0 Water-Stained Leaves (B9) (except MLRA D Water-Stained Leaves (89} (MLRA 1, 2, D High Water Table (A2) 1, 2, 4A, and 48) 4A, and4B) D Saturation (A3) 0 Salt Crust (B 11) D Drainage Patterns (810) D Water Marks (81) D Aquatic Invertebrates (813) D Dry-Season Water Table (C2) D Sediment Deposits (82) D Hydrogen Sulfide Odor (C1) D Saturation Visible on Aerial Imagery (C9) D Drift Deposits {83) D Oxidized Rhizospheres along Living Roots (C3) D Geomorphic Position (02) D Algal Mat or Crust (B4) D Presence of Reduced Iron (C4) D Shallow Aquilard (D3} D Iron Deposits {85} D Recent Iron Reduction in Tilled Soils (C6} 0 FAG-Neutral Test(D5) D Surface Soil Cracks (86) D Stunted or Stressed Plants (D1) (LRR A) D Raised Ant Mounds (D6) (LRR A) D Inundation Visible on Aerial lmageiy (87) D Other {Explain in Remarks) D Frost-Heave Hummocks (D7) D Sparsely Vegetated Concave Surface (88) Field Observations: Surface Water Present? YesO No 1:21 Depth (inches): Water Table Present? YesD No 181 Depth (inches): Saturation Present? YesD No [81 Depth (inches): Wetland Hydrology Present? YesD No[gJ {includes caoillarv frinoe} Describe Recorded Data (stream gauge, monitoring well, aerial photos, previous inspections), if available: 104% of normal MTD and 127% of normal WYTD per NOAA NOW weather accumulation data. Remarks: No primary or secondary hydrologic indicators observed . US Army Corps of Engineers Western Mountains, Valleys, and Coast-Version 2.0 l ) WETLAND DETERMINATION DAT A FORM -Western Mountains, Valleys, and Coast Region Project/Site: Woodmont Storage -1519.0001 City/County: Federal Way/King Sampling Date:11/08/H Applicant/Owner: .,.Je"'ff"-"'O""'ld"'ri""g'"'ht,.__ ______________________ State: ..,_W'"'"A.,__ ___ Sampling Point: =D~P~-5~--- lnvestigator(s}: =E"-'m.,_,,il..._y_,.S'""w""a"'-im'-'-------------------Section, Township, Range: _.,.33"' . ....,2""2"--N.......,4-=E---------- Landform (hillslope, terrace, etc.): Hillslope Local relief (concave, convex, none): '-'N.,,_o"'ne"", ______ Slope(%): _3 __ Subregion (LRR): '-""--------------Lat: 47.35208113 Long: -122.30813210 Datum: WGS84 Soil Map Unit Name: Alderwood Gravelly Sandy Loam. 8 to 15 percent slopes NWl classification: ,_.,NI .... A.,__ _______ _ Are climatic/ hydrologic conditions on the site typical for this time of year? Yes D No [gJ (If no, explain in Remarl<s.) Are Vegetation __ , Soil __ • or Hydrology __ significantly disturbed? Are Vegetation __ , Soil __ • or Hydrology __ naturally problematic? Are "Normal Circumstances" present? Yes 121 No D (If needed, explain any answers in Remarks.) SUMMARY OF FINDINGS -Attach site map showing sampling point locations, transects, important features, etc. Hydrophytic Vegetation Present? YesD No 181 Is the Sampled Area Hydric Soil Present? YesD No [8J within a Wetland? YesD No [gJ Wetland Hydrology Present? YesD No !81 Remarks: No wetland criteria observed. Precipitation measured al 104% of normal MTD, and 127% of normal water year to date as per NOAA NOWData. VEGETATION -Use scientific names of plants. Absolute Dominant Indicator Dominance Test worksheet: T re~ Strsi!l.!m (Plot size: 30 ft) ~ Cover ~P-e&ies? Status Number of Dominant Species 1. 8cer macro!;!hyllum 65 Yes FACU That Are OBL, FACW, or FAC: 1 (A) 2. Pseudotsuga menziesii 5 No FACU Total Number of Dominant 3. ------Species Across All Strata: 4 (8) 4. ------Percent of Dominant Species 7Q = Total Cover That Are OBL, FACW. or FAC: 25 {NB) Sapling/Shrub Stratum (Plot size: 15 ft) 1. Rubus aJTTieniacus 2Q ~ ~ Prevalence Index worksheet: 2. Vaccinium [!arvifolium 10 YfilL___ FACU Total % Cover of: Mul!ii;ily by: 3. B!.lt!l.!~ ~'1~!.ts!l2ili~ 1 .tiQ___ FAC OBLspecies x1= 4. ------FACW species x2 = 5. FAC species 21 x3 = 63 ------ 31 = Total Cover FACU species 111 x4 = 444 Herb ~li:alum (Plot size: §.ft) UPL species x5 = 1. P01l£Stichum munitum 35 YfilL___ EAQl.L Column Totals: 132 (A) 507 (B) 2. pteridium aguilinum 5 No FACU 3. Prevalence Index = BIA = 3.84 ------ 4. ---Hydrophytic Vegetation Indicators: 5. D Rapid Test for Hydrophytic Vegetation --- 6. D Dominance Test is >50% ------ 7. D Prevalence Index is S3.0' --- 8. D Morphological Adaptations' (Provide supporting ------data in Remarks or on a separate sheet} 9. ------D Wetland Non-Vascular Plants1 10. ---D Problematic Hydrophytic Vegetation' (Explain) 11. ------'Indicators of hydric soil and wetland hydrology must 40 = Total Cover be present, unless disturbed or problematic. Wood)! Vine Stratum (Plot size: 30 ft) 1. ------Hydrophytic 2. ------Vegetation Q = Total Cover Present? YesD No 121 % Bare Ground in Herb Stratum 60 Remarl<s: Hydrophytic vegetation criteria not observed. US Army Corps of Engineers Western Mountains, Valleys, and Coast-Version 2.0 SOIL Sampling Point: DP-6 Profile Description: (Describe to the depth needed to document the indicator or confirm the absence of indicators.) Depth Matrix Blill:!Q.!! Elilil11.!Tlil~ (inches} Color (moist} ~ Color (moist) __jL_ ~ Lcx:2 Texture R~mil!t:i 0-4 10YR 2/2 1mL_ ------GrSiLo Gravell11 Sil! Loam 4-16 10YR 3/1 fil....__ 10YR 3/2 3 C _M __ Gr2iLo Gravell11 Silt Loam --------- ------------ ------ ------ ------------ ------------ 1Tvoe: C=Concentration, D=Deoletion. RM=Reduced Matrix. CS=Covered or Coated Sand Grains. 2Location: PL=Pore Linina M=Matrix. Hydric Soil Indicators: (Applicable to all LRRs, unless otherwise noted.) Indicators for Problematic Hydric Soils3: D Histosol (A 1) D Sandy Redox (S5) D 2 cm Muck (A10) D Histic Epipedon (A2) D Stripped Matrix (S6) 0 Red Parent Material (TF2) D Black Hislic (A3) D Loamy Mucky Mineral (F1) (except MLRA 1) 0 Very Shallow Dark Surface (TF12) D Hydrogen Sulfide (A4) D Loamy Gleyed Matrix (F2) D Other (Explain in Remarks) D Depleted Below Dari< Surface (A 11) D Depleted Matrix (F3) D Thick Dark Surface (A 12) D Redox Dari< Surface (F6) 3 1 ndicators of hydrophylic vegetation and D Sandy Mucky Mineral {S1) D Depleted Dari< Surface (F7) wetland hydrology must be present, D Sandy Gleyed Matrix (S4) D Redox Depressions (FS) unless disturbed or problematic. Restrictive Layer (If present): Type: Depth {inches): Hydric Soil Present? YesO No 18! Remarks: No hydric soil indicators observed. HYDROLOGY Wetland Hydrology Indicators: Prima[Y Indicators (minimum of one reguired; check !i!II !h!i!! aQQlll} Seconda[Y lndica!Q!!! {2 or more mguired} D Surface Water (A 1) D Water-Stained Leaves (89) (except MLRA 0 Water-Stained Leaves (B9) (MLRA 1, 2, 0 High Water Table (A2) 1, 2, 4A, and 4B) 4A, and4B) D Saturation (A3) 0 SaltCrust(B11) D Drainage Patterns (810) D Water Marks (B1) D Aquatic Invertebrates (B13) D Dry-Season Water Table (C2) D Sediment Deposits (B2) D Hydrogen Sulfide Odor(C1) D Saturation Visible on Aerial Imagery (C9) 0 Drift Deposits (B3) D Oxidized Rhizospheres along Living Roots (C3) D Geomorphic Position (D2) 0 Algal Mat or Crust (B4) D Presence of Reduced Iron (C4) D Shallow Aquilard (03) D Iron Deposits (85) D Recent Iron Reduction in Tilled Soils (C6) 0 FAC-Neutral Test (05) D Surface Soil Cracks (86) D Stunted or Stressed Plants (01) (LRR A) D Raised Ant Mounds (06) (LRR A) D Inundation Visible on Aerial Imagery (87) D Other(Explain in Remarks) D Frost-Heave Hummocks (D7) D Sparsely Vegetated Concave Surface (88) Field Observations: Surface Water Present? YesD No 181 Depth (inches): Water Table Present? YesD No 181 Depth (inches): Saturation Present? YesD No 181 Depth (inches): Wetland Hydrology Present? YesD No l8l lincludes caoillarv frinael Describe Recorded Data (stream gauge, monitoring well, aerial photos, previous inspections), if available: 104% of normal MTD and 127% of normal WYTD per NOAA NOW weather accumulation data. Remarks: No primary or secondary hydrologic indicators observed. US Army Corps of Engineers Western Mountains. Valleys. and Coast-Version 2.0 l WETLAND DETERMINATION DATA FORM-Western Mountains, Valleys, and Coast Region Project/Site: Woodmont Storage -1519.0001 City/County: Federal Way/King Sampling Date: 11/08/17 Applicant/Owner: ""Je,.,ff.:..O=ldo,;ri,.,,q"-"ht,__ ______________________ State: .,_W=A.,__ ___ Sampling Point: .,.D.,_P...,-6.._ __ _ lnvestigator(s): ,..E,..mwil.1..Y.,.S""w"'a,..jm,.._ _________________ Section, Township, Range: ,,3""'3....,2..,2""N,...._,4"'E~--------- Landform (hillslope, terrace, etc.}: Hillslooe Local relief (concave, convex, none}: ,.,N,...o,.,ne,._ _____ Slope(%): 2 __ _ Subregion (LRR): ,..A2.=-------------lat: 47.35201173 Long: -122.30314163 Datum: WGS84 Soil Map Unit Name: Atderwood Gravelly Sandy Loam. 8 to 15 percent slopes NWI classification: ,...N=/A~-------- Are climatic/ hydrologic conditions on the site typical for lhis time of year? Yes D No 181 (If no, explain in Remarks.) Are Vegetation __ , Soil __ , or Hydrology __ significantly disturbed? Are Vegetation __ , Soil __ , or Hydrology __ naturally problematic? Are "Normal Circumstances" present? Yes 181 No D (If needed, explain any answers in Remarks.) SUMMARY OF FINDINGS -Attach site map showing sampling point locations, transects, important features, etc. Hydrophytic Vegetation Present? YesD No 181 Is the Sampled Area Hydric Soil Present? YesD No 181 within a Wetland? YesD No 181 Wetland Hydrology Present? YesD No 181 Remarks: No wetland criteria observed. Precipitation measured al 104% of normal MTD, and 127% of normal water year to date as per NOAA NOWData. VEGETATION-Use scientific names of plants. Absolute Dominant Indicator Dominance Test worksheet: Tr~~ S!catum (Plot size: 30 ft} %Cover Si;i~cies? Status Number of Dominant Species 1. Acer macrophl/llum 5 ~ E8.Q1L. That Are OBL, FACW, or FAC: 1 (A} 2. ------Total Number of Dominant 3. ------Species Across All Strata: 4 (B) 4. ------Percent of Dominant Species 5 = Total Cover That Are OBL, FACW, or FAC: 2~ (A/B) Ss!pling/Shrub Stratum (Plot size: 15 ft) 1. Rubus annenia!;;US 45 Ymi_ ~ Prevalence Index worksheet: 2. S11mi;ihoricarnos albus 15 ~ FACU To!21 '.Yi! Cover of: MultiQl11b11: 3. OBL species xt= ------ 4. ------FACW species x2= 5. FAC species 45 X 3 = 135 ------ 60 = Total Cover FACU species 25 x4=100 Herb Stra!um (Plot size: 5 ft) UPL species x5= 1. Pteridium aguilinum 5 Ymi_ FACU Column Totals: 70 (A) 235 (8) 2 . ------ 3 . Prevalence Index = B/A = 3.3 ------ 4 . ------Hydrophytic Vegetation Indicators: 5. D Rapid Test for Hydrophytic Vegetation ------ 6 . D Dominance Test is >50% --- 7 . D Prevalence Index is :::3.0 1 --- 8 . D Morphological Adaptalions 1 (Provide supporting ------data in Remarks or on a separate sheet) 9 . ------D Wetland Non-Vascular Plants1 10. ---D Problematic Hydrophytic Vegetation' (Explain) 11. ------1lndicators of hydric soil and wetland hydrology must 5 = Total Cover be present, unless disturbed or problematic. Wood)[. Vine Stratum (Plot size: 30 ft) 1. ------Hydrophytic 2 . ------Vegetation Q = Total Cover Present? YesO No !8J % Bare Ground in Herb Stratum 95 Remarks: Hydrophytic vegetation criteria not observed. US Army Corps of Engineers Western Mountains, Valleys, and Coast-Version 2.0 SOIL Sampling Point: DP-6 Profile Description: (Describe to the depth needed to document the indicator or confirm the absence of indicators.) Depth Matrix Redox Features !inches} Color (moist} ~ Color (moist} ~~ Loc2 Texture Remarks 0-4 10YR 2/1 1Q!)__ . . ------Si l.Q Si1 U.2sim:::s;!,11:~!iln!i!d from RUARleaves ~-l§ lOYR JM ~ 10Y8 ~l6 z_.Q___ _M __ GrSiLo Gravell!!'. Silt loam --------- --------- --------- --------- ------ --------- 1Tvoe: C=Concentration. D=Deotetion, RM=Reduced Matrix CS=Covered or Coated Sand Grains. 2Location: PL=Pore Linino M=Matrix. Hydric Soil Indicators: {Applicable to all LRRs, unless otherwise noted.) Indicators for Problematic Hydric Soils3: D Histosol (A 1) D Sandy Redox (S5) D 2 cm Muck (A10) D Histic Epipedon (A2) D Stripped Matrix (S6) D Red Parent Material (TF2) 0 Black Histic (A3) D Loamy Mucky Mineral (F1) (except MLRA 1) D Very Shallow Dark Surface (TF12) D Hydrogen Sulfide (A4) D Loamy Gleyed Matrix (F2) D Other (Explain in Remarks) D Depleted Below Dark Surface (A 11) D Depleted Matrix (F3) D Thick Dark Surface (A12) D Redox Dark Surface (F6) 3 lndicators of hydrophytic vegetation and D Sandy Mucky Mineral (S1) D Depleted Dark Surface (F7) wetland hydrology must be present, D Sandy Gleyed Matrix (S4) D Redox Depressions (F8) unless disturbed or problematic. Restrictive Layer (if present): Type: Depth (inches): Hydric Soil Present? YesD No l8I Remarks: No hydric soil indicators observed. HYDROLOGY Wetland Hydrology Indicators: Pnrna[ll Indicators (minimum of one reguired; chgck all ths!t 2Q[llll'.} Seeonda!:Y fndi~tom (2 or more regulred l D SurfaceWater(A1) D Water-Stained Leaves (89) (except MLRA D Water-Stained Leaves (B9) (MLRA 1, 2, D High Water Table (A2} 1, 2, 4A, and 48} 4A, and 48) D Saturation (A3) D Sall Crust (811) D Drainage Patterns (B10} 0 Water Marks (81) D Aquatic Invertebrates (B13} D Dry-Season Water Table (C2} 0 Sediment Deposits (B2) D Hydrogen Sulfide Odor (C1) D Saturation Visible on Aerial Imagery (C9) 0 Drift Deposits (B3) D Oxidized Rhizospheres along Living Roots (C3) D Geomorphic Position (02) D Algal Mat or Crust (84) D Presence of Reduced Iron (C4) D Shallow Aquitard (03) D Iron Deposits (B5) D Recent Iron Reduction in Tilled Soils (C6} D FAC-Neutral Test (D5) D Surface Soil Cracks (B6) D Stunted or Stressed Plants (01) (LRR A} 0 Raised Ant Mounds (D6} (LRR A) D Inundation Visible on Aerial Imagery (B7) D Other (Explain in Remari<s) D Frost-Heave Hummocks (D7) D Sparsely Vegetated Concave Surface (88) Field Observations: Surface Water Present? YesD No [81 Depth (inches): Water Table Present? YesD No l8I Depth (inches): Saturation Present? YesD No l8I Depth (inches): Wetland Hydrology Present? YesD Nol81 /includes caoillarv frinae} Describe Recorded Data (stream gauge, monitoring well, aerial photos, previous inspections), if available: 104% of normal MTD and 127% of normal WYTD per NOAA NOW weather accumulation data. Remarks: No primary nor secondary hydrologic indicators observed. US Army Corps of Engineers Western Mountains, Valleys, and Coast -Version 2.0 Technical Memorandum TO: FROM: DATE: RE: Leila Willoughby-Oakes, Associate Planner Steven Quarterman December 1, 2017 Peer Review Wetland/Waterway Delineation -Resubmittal No. l Woodmont Storage LLC -27818 Pacific Highway South King County Tax Parcel 7204800164 and 7204800166 Federal Way, Washington 0238076.010.0ll Introduction This technical memorandum provides Landau Associates, lnc.'s (LAI) peer review comments regarding the wetland and waterway delineation information presented in the November 14, 2017 Response to Comments-Woodmont Storage Facility 27818 Pacific Highway South (Technical Memorandum). The Technical Memorandum was prepared in response to LAl's July 22, 2017 peer review 1 of the Revised June 2017 Critical Areas Report 27818 Pacific Highway South (Critical Areas Report). Both the Technical Memorandum and Critical Areas Report were prepared by Soundview Consultants on behalf of the applicant, Woodmont Storage LLC. The purpose of this peer review is to provide a professional opinion regarding applicable regulatory requirements in the City's Revised Code (FWRC) Title 19.145, specifically under Article Ill. Fish and Wildlife Habitat Conservation Areas and Article IV. Wetlands. Peer review comments regarding the Technical Memorandum include: 1) LAI notes that three additional data plots were evaluated on November 8, 2017, all of which do not satisfy all mandatory wetland criteria and are, therefore, classified as upland plots. While designated an upland plot due to absence of hydric soils and wetland hydrology, data plot DP-4 is noted as satisfying the hydrophytic vegetation parameter {all other plots do not satisfy any of the three mandatory wetland criteria). 2) The Technical Memorandum indicates " ... vegetation near the southeastern corner of the subject property (landward of the ordinary high water mark of Stream Z) is dominated by upland vegetation: primarily Himalayan blackberry with lesser amounts of snowberry, osoberry, sword fern, and bracken fern beneath an overstory of big-leaf maple and Douglas fir." LAI notes that data plot DP-4, which is located in the southeastern corner of the subject property, satisfies the hydrophytic vegetation criterion, and that Himalayan blackberry (Rubus armeniacus} is currently listed as a Facultative Wetland Plant species. 3) The Technical Memorandum indicates "SVC did not further assess off-site conditions as the City of Federal Way stated that no additional off-site assessment is required (personal 1 LAI. 2017. Peer Review Wetland/Waterway Delineation Woodmont Storage LLC-27818 Pacific Highway South. July 27. IA LANDAU AsSOCIATES 130 2nd Avenue South • Edmonds, Washington 98020 • (425) 778-0907 Landau Associates communications with Doc Hanson, 11/6/2017). To reiterate our initial findings, no potentially- regulated wetlands were identified on the subject property or within 225 feet of the site." Based on the data plot information included in the Critical Areas Report and Technical Memorandum, LAI concurs with the finding that no wetlands occur on the subject property. However, the determination of wetland conditions within 225 feet of the subject property, as specified in Section 19.145.410 {2)(e) and (f) of the FWRC, is inconclusive since off-site determination was not completed and a Category II wetland has been previously mapped on the off-site property to the south of the subject property. The existing condition and extent of this potential off-site wetland has not been determined. For purposes of this project, we understand that the City is not requiring assessment of the potential off-site wetland and that the applicant is redesigning the project to avoid on-site stream buffers, which presumably also avoids buffers associated with any potential off-site wetlands. * * * * * This technical memorandum has been prepared for use by the City of Federal Way in evaluating the adequacy of the Technical Memorandum, as supplement to the Critical Areas Report, for the 27818 Pacific Highway South property in satisfying the City's Critical Areas reporting requirements. The focus of this review was the wetland and waterway delineation. The purpose of this review was to assess the adequacy of the submitted documents for compliance with City requirements as promulgated in FWRC Title 19 and in conformance with conventionally accepted delineation standards and practices. No other party is entitled to rely on the information, conclusions, and recommendations included in this document without the express written consent of Landau Associates. Further, the reuse of information, conclusions, and recommendations provided herein for extensions of the project or for any other project, without review and authorization by Landau Associates, shall be at the user's sole risk. Landau Associates warrants that within the limitations of scope, schedule, and budget, our services have been provided in a manner consistent with that level of care and skill ordinarily exercised by members of the profession currently practicing in the same locality under similar conditions as this project. We make no other warranty, either express or implied. This document has been prepared under the supervision and direction of the following key staff. We appreciate this opportunity to be of service to the City. Please contact us if you have any questions or if we may be of further service. LANDAU ASSOCIATES, INC. Steven J. Quarterman Senior Associate Ecologist SJQ/tam P:\238\076\R\ResubWetland·Waterwav Delio Peer Review_TM.docx Woodmont Storage -Wetland/Waterway Delineation Peer Review -Resubmittal No. 1 2 December l, 2017 l • Technical Memorandum TO: FROM: DATE: RE: Leila Willoughby-Oak es, Associate Planner, City of Federal Way Steven Quarterman July 27, 2017 Peer Review Wetland/Waterway Delineation Woodmont Storage LLC -27818 Pacific Highway South King County Tax Parcel 7204800164 and 7204800166 Federal Way, Washingto n 0238076.010.011 Introduction This technical m emorandum provides Land au Associates, Inc. (LAI) pe er review com m ents regard ing the wetland and waterway delineation information presented in the Revised June 2017 Critical Areas Report 27818 Pacific Highway South (Critical Area s Report) prepared by Soundview Consultants on behalf of the applica nt, Woodmont Storage LLC. We understand the City of Federal Way (City) is coord inating with the applicant regardin g propose d impacts and compensatory mitigation as a re sult of the proposed project, and peer revie w of impacts and m itigation will be completed upon completion of coordination b etw een the City and the applicant. The purpose of this pee r review i s to provide a professional opinion re gardi ng applicable regulatory requirements in the City's Revised Code (FWRC) Title 19.145, specifically under Article Ill. Fish and Wildlife Habitat Conservation Areas and Article IV. Wetlands . Peer revie w comments regarding the id entification of wetlands and streams in the Critical Areas Report include: 1) LAI wetlands staff conducted a reconnaissance of St ream Z (flags Z3 to 27) on July 3, 2017, and agree with the segment of st ream boundary flagged. It is noted that the delineation is limited to the western bank of the stream (east edge is not delineated). 2) Th e Critica l Areas Report identifies "Stream Z is most likely an intermittent, non-fish stream (Type Ns) ... " but that " ... Stream Z will be treated as a Type F stream ... in order to proceed with the permitting process." Based on review of the segment of stream delineated, it appears the physica l characteristics of Stream 2 satisfy t he crite ria as a fish habitat stream (i.e., Type F), which requi r es a 100 foot (ft) buffer pe r the FWRC, as ide ntified i n the Cr itica l Areas Report. Stream type is based on Section 19.145.260 of t he FWRC, where streams are classified in accordance with the Washington State Department of Natural Resources water-typing system (Washington Administrative Code (WAC] 222-16-030). Stream classifications include: • Type S: Stre ams inventoried as "s horelines of the state" under Chapter 90.58 of the Re vised Code of Washington (RCW) and the rules promulgated pursuant to Chapter 90 .58 RCW. • Type F: Streams that contain fish habitat. • Type Np: Perennial non-fish habitat streams. • Type Ns: Seasonal non-fish habitat streams. IA LANDAU AsSOCIATES 130 2nd Avenue South • Ed m o nds, W ashington 9 8020 • {425) 778-0907 landau Asso ciates WAC 222-16-030 identifies fish habitat as " ... habitat which is us ed by any fish at any life stag e at any time of the year, including potential habitat likely to be use d by fish which could be r ec overed by restoration or management an d includes off-channel habitat." According to WAC 222-16-030, the Interim Water-Typing System esta b lished in WAC 222-16-031 is to be used until the "fish habitat water typing maps" are adopted by the state Fore st Pr actices Board. Water type de scr iptions summarized from the Interim Water-Typing System are as follows: • "Type 1 Water" means all waters, within their ordinary high water mark {OHWM), as inventoried as "shorel in es of t he stat e" under Chapter 90.58 RCW and t he rules pr om ulg ated pursuan t to Chapter 90.S8 RCW, but not inclu ding those waters' associated wetlands as defined in Chapter 90.58 RCW. • "Type 2 Water" means segments of natu r al waters t hat are not cl assified as Type 1 Water and have a high fish, wildlife, or huma n use. These a re segmen ts of natural wat ers and periodically in u ndated areas of their associated wetlands. • "Type 3 Water" means segments of natural waters that are not classi fied as Type 1 or 2 Waters and hav e a moderate to slight fish , wildlife, or human use. The se are segments of natural waters and periodica lly inundated areas of their associated wetlands. • "Type 4 Water" means all segments of natural waters within t he ba nkfull width of defined channels that are perennia l non-fish hab itat streams . Pe renn ial streams are flowing waters that do not go dry during any time of a year of normal rain fa ll and include th e intermittent dry portions of the perennial channel below the uppermost point of peren nia l flow. • "Type 5 W aters" means all segme nts of natura l waters within the bankfull widt h of the defined channels that are not Type 1, 2, 3, or 4 Waters . Thes e are seasona l, non-fis h habitat stre~ms in which surface flow is not present for at least some portion of the year and are not located downstream from any stream reach that is a Type 4 Water. Type S Waters must be physically connected by an aboveground channel syst em to Type 1, 2, 3, or 4 Waters. Conversion of t he interim water-.typing system to the permanent water-typing system, as p rovided in WAC 222-16-031, is as follows: Water Type Conversion Permanent Water Ty ping Interim Water Typing Type "S" Type 1 Wate r Type "F" Type 2 and 3 W ater Type "Np" Type 4 Water Type "Ns" Type 5 Water s In accordance with WAC 222-16-031, waters having a ny ofthe following physical stream characteristics are presumed to have fish use: a. Stream segments having a defined ch annel of 2 ft o r greater within the bankfull width in western Washington , and having a gradient of 16 pe rcent or less. Woodmon t Storage -Wetland/W at erway De lineation Pe er Review 2 July 27 , 2017 Landau Associates b. Stream segments having a defined channel of 2 ft or greater within the bankfull width in western Washington, and having a gradient greater than 16 percent and less than or equal to 20 percent, and having greater than SO acres in contributing basin size in western Washington based on hydrographic boundaries. Bankfull width is identified using the guidance provided in "Sectio n 2: Standard Methods for Identifying Bankfull Channel Features and Channel Migration Zones" of the Forest Practices Board Manual 1. Bankfull width for streams is the lateral extent of the water surface · · elevation perpendicular to the channel at bankfull depth; where bankfull depth is the estimated water surface elevation required to completely fill the chann el to the point above which water would enter the floodplain or intersect a terrace or hillslope. LAI measured bankfull widths between flags 23 and Z7 ranging from approximately 2 ft to more than 6 ft , and slopes appeared to be less than 16 percent. These conditions are presumed to extend offsite. 3) Section 19.145.410 (e) and (fl of the FWRC include requirements for the identification and characterization of wetlands within 225 ft of subject properties. The Critical Areas Report provides a summary of local and National Wetland Inventories, indicating that City mapping identifies a Category II wetland offsite and extending onto the su bject property, and a brief summary of site observations indicating that no such wetlands are present on or within 225 ft of the subject property. We understand that the City-mapped Category II wetland was delineated south of the subject property by another applicant in 2006 that follows the general configuration of the City-mapped Category II wetland. We undentand the City has, or will, provide a copy of the 2006 site plan to the applicant identifying the City-mapped Category II wetland and extension of Stream Z extending to the south of the subject property. The Critical Areas Report indicates the lack of hydrophytic vegetation on or within 225 feet of the subject property. At the time of LAl's site review, areas extending 225 ft so uth of the subject property were not readily observable, and vegetation along Stream Z at the subject property boundary, and presumably extending south, included hydrophytic vegetation (e.g., Himalayan blackberry [Rubus ormenicus, FAC]) that may be present at a greater prevalence than documented in Sampling Point DP-2. While wetlands/streams are dynamic systems, there has been wetland/waterway conditions documented immediate ly adjacent to the subject property, and hydrophytic vegetation observed on the subject property adjacent to Stream Z. It is not clear to what extent wetland parameters were evaluated south of Sampling Point DP -2 as shown on the Woodmont Storage-Existing Conditions figure (sheet 1 of 2) in Appendix C and offsite to the south. We request clarification as to whether data plots were recorded closer to the southern boundary of the subject property and/or south of the subject property in areas previously identified as wetland to substantiate the assertion that no wetlands are present on or within 225 ft of the subject property. If no data plots were recorded, we understand the City may request additional data plots be recorded, and may be able to assist in facilitating access to the property to the south. * * * * * 1 Forest Practices Board. 2004. "S ec tion 2. Standard Methods for Identifying Bankfull Channel Fe atures and Channel Migrat ion Zones." Forest Practices Board Manual. http.//www.dnr.wa.gov/about/boards and-counclls/forest-practices- board/rule!.-and-guidel1nes/forest-practices-board-manual Woodmont Storage -Wetland/Waterway Delineation Peer Review 3 July 27, 2017 Landau Associates This technical memorandum has been prepared for use by t .he City of Federal Way in evaluating the adequacy of the Critical Areas Report for the 27818 Pacific Highway South property in satisfying the City's Critical Areas reporting requirements. The focus of this review was the wetland and waterway delineation. The purpose of this review was to asses s the adequacy of the submitted documents for compliance with City requirements as promulgated in FWRC Title 19 an d in conformance with conventio nally accepted delineation standard s and practices. We appreciate this opportunity to be of service to the City. Pl ease contact us if you have any questions or if we may be of further service. LANDAU ASSO CIATES, IN C. Steven J. Quarterman Senior As sociate Ecologist SJQ/tam P:\238\076\R\Pee, Revi•w TM\Wetl1md•Wloterway OeOn t ation P .. rAeview_TM.cb:>c Woodmont Storage -We tlan d/Waterway Delineation Pe er Review 4 July 27, 2017 -, CITY OF .._,....._.~.:=, D EPART MENT OF COMMUNITY D EVEL.OPMENT SERVI CES · f /..,.,J 33325 81 h Avenue South ~ Federa l Way, WA 98003-6325 253-835-2607; Fax 253-835-2609 www.ci1voffederalway.com Federal Way JUN O 5 2017 RESlJ~rtNFORMATION This completed form MUST accompany all resubmittals. **Please note: Additional or revised plans or documents for an active project will not be accepted unless accompanied by this completed form. Mailed resubmlttals that do not Include this form or that do not contain the correct number of copies will be returned or discarded You are encouraged to submit a/I Items in person and to contact the Permit Counter prior to submitting if you are not sure • about the number of copies required ** ANY CHANGES TO DRAWINGS MUST BE CLOUDED. A ,, -ri ~ l ~l-\ ~ 5' l-_O _o~_u _-1) Project Number: Project Name: kJ noJ rnont $1vft,tJC-. Ll(_ ProjectAddress: 27eU, ?~c.-;.fi'c... rft.J~ Project Contact: J e.tf o/dr,·114- RESUBMITTED ITEMS: .s # of Copies ** Detailed Description of Item ** Always submit the same number of copies as required for your Initial application.** Resubmittal Requested by : Le;\" ~ illo li,~ ~o~Ke.) Letter Dated: __ / __ / __ (Staff Mem -er) OFFICE USE ONLY () J,n ~ Distribution Date: t.a -s -1 r RESUB#: By: -( _.,,._ ' Dept/Div Name # Description ., '-._: ........_ 'Buildina A ; " ,J PlanninQ 1J I Ji. /,J ( \ () l) PW V '-' ~ Fire Other Bullerin # 129 -January I, 2011 Page 1 of I k:\Handouts\Resubmittal Information \ /" ·· ... ,.-"· RESUBM int !HE KEIMIC.. '.ASSOCIATES MAR O 1 & OF FEDERAL WAY NfTY DEVELOPMENT February 28, 2018 Woodmont Storage LLC 27824 Pacific Highway South Federal Way, WA ARCHITECTS-PLANNERS 307 D StreetSE, Auburn, WA 98002 (253) 939-3232, FAX (253) 735~1309 RE: Design Narrative & Response to Technical Review Letter Dated February 23, 2018 The site consists of two separate parcels A and C, identified as tax parcels 7204800166 and 7204800164. The total site is 2.59 acres. The site is currently undeveloped, but was being utilized as a used car lot. No existing trees will be retained o n th is site within the construction boundary. The total tree unit cred its proposed will exceed the total tree units required. The project is to construct two, three-story self-service storage buildings. The building that fronts Pacific Highway will house the facilities ' ground floor leasing office and three stories of storage spaces (54,416 SF) while the second storage building will be solely storage (52, J 36 SF). The average building height as depicted on A3.0 for building# I is 29.96' (TRL #4). Likewise, the average building height as depicted on A3. l for building #2 is 28.20' (TRL #4). The building will be constructed with li ght gauge metal framing with a combination of "Charcoal Gray" Mini "V" vertical profile and "Saddle Tan" Nu-Wave horizontal profjle metal siding panels over continuous insulated walls. The roofs wi ll be metal backed enamel finish corrugated panels. Both metal siding and roofing will be MBCI. The strategica lly placed, "Khaki" colored CMU split face and ground face block veneer on lower fa9ade areas w ill assure the building1 s protection from vehicles as well as add an additional material type. A proposed color palate and proposed building materials tabl e has been added on page A3. l to provide a visual representation of colors being used on the property (TRL #5). App li cable retaining wa ll e levations will be provided with construction d rawings (TRL #7). Retaining walls a s designed are intended to fu ll y be obscured with land scape vegetation per FWRC 19.120.120.1-7. The landscape drawings a lso depict critical area signage (TRL # l 8) along with applicable fencing tbat restricts access to both the storm pond and wetlands area (TRL # l 7). Building fenestrations will consist of canary yellow insulated roll-up steel doors and al uminum storefront to add an element of openness and visual quality at selected e levations of the three story fa9ade. Window frames will be clear anodized mill finished aluminum with annulated clear insulated glass with minimal spandrel glass at structura l elevations. Perimeter security fencing wi ll be black vinyl coated chain link and painted poles and rails in other locations, complimented with decorative b lack iron in prominen t areas. There will be acoustic swin g gates for ingress and egress provided with Knox-Boxes for emergency personnel. Landscaping has been designed by a registered Washington State Landscape Architect to meet the intent and requirements of the Federal Way code. Site lightin g will be provided with building mounted fixtures along interior drive lanes including light shields so not to pour onto neighboring parcels. There are also two existing ROW street lighting along the sidewa lk at the northwest and southwest property corners. A screened garbage and recycling enclosure is constnicted as part of the building with CMU veneer, reflective of building materials is provided as depicted on A3.0 (TRL #6). Additionally, an accessible path is provided from the public right~of-way to the storage leasing offices. Pursuant to Chapter 19.115 Community Design Guidelines, the project is designed and detailed to enhance the general appearance of the development whi le being mindful of the cost for the Owner's to efficiently operate the facility and benefit the clients served and the community. In consideration of the adjacent zones that permit less intensive residential uses to north and south, the structures are designed with modulation ·and material changes strategically placed to reduce the appearance of bulk by breaking the bui.lding into several smaJJer masses (TRL #9). The buildings will not be visible to the East due to the applicant maintaining a 100 buffer to the type F stream. Charcoa l Gray vertical Mini-V Siding along the south elevations are recessed 5 ' deep to meet the modulation requirement. This vertically oriented siding complements the main body of the building's horizontal Nu-Wave "Saddle Tan" metal siding. Rustic red Trellis style canopies varying in quantities and length.s, but totaling to be 50% of their respective building lengths, are situated 16' above grade to further provide modulation and are intended to compliment the color scheme of neighboring apartment complexes to further help the self-storage facility blend into the neighborhood (TRL #10 & 11). A continuous LS' wide Type I Landscaping is designed along the south property when adjacent to the Multi-Family (RM2400 zone). The North elevations for both buildings are similar in design to their Southern counterparts. The main body also consists of horizontally oriented Nu-Wave "saddle tan" metal siding, with vertically oriented Mini-V "charcoal gray" siding. The Mini-V siding will stand proud of the building by 3-4" in depth. As on the South elevation, the North too has canopies totaling 50% of the building's lengths. CMU has also been incorporated as previously mentioned to provide additional material variations (TRL #IO & 11). The street presence of Building 1 meets the requirements ofFWRC 19.115.090 with the majority of the elevation consisting of storefront glazing and CMU. The East elevation does not require modulation or screening as it does not face Pacific Highway o r a residential zone. The West elevation of Building 2 does not require modulation or screening as it does not face Pacific Highway or a residential zone. The East elevation does not appear to be visible from the residences on 20u, Place South as there are 20-30' tall trees blocking any views from second story windows. Insulated metal personnel and fire riser room doors will be painted to match "Saddle Tan" or a neutral color. A vehicle turning diagram has b e en provided demonstrating the site can accommodate a WB-40 sized vehicle (TRL #32). Page 2 of2 THE KEIMIG ASSOCIATES Jeff Oldright Woodmont Storage LLC 601 Valley Ave NE. Ste A Puyallup WA 98372 February 28, 2018 To Whom It May Concern: RE: Response Letter Enclosed in this resubmittal you will find : 1. FOUR COPIES OF THIS LETTER 2. FOUR COPIES OF EXTERIOR ELEVATIONS RESUBMITIED MAR O 1 2018 CITY OF FEDEFW.. WAY COMMUNITY DEVELOPMEh'T Elevations have been updated to incorporate staff comments as outlined in the Technical Review Letter dated February 23. 2018. 3. FOUR COPIES OF LANDSCAPE DRAWINGS Landscape drawings have been revised to incorporate required comments . 4. THREE COPIES OF SEPA CHECKLIST The following revisions have been made: a. Question A.6: Timing Change b. Question A.10: Added Approvals c. Question A.11: Verbiage Change & Added Storm Water Pond and Parking d. Question B.lA: Switched to Rolling e. Question B.lE: Verbiage Change & cut/fill adjustment. f. Question B.lG: Verbiage Change g. Question B.3A.l: Clarified Type-F stream and showing 100' stream buffer. h. Question B.8A: Clarified that encroached area is not permitted nor has not received prior land use approvals. 1. Question B.SH: Stream clarification. J. Question B.8L: Verbiage Change k. Question B.8M: Added 5' Building Setback I. Question B.14B: Added Metro A-Line and Pacific Highway clarification. m. Question B.16B: Added additional utilities. 5. TWO COPIES OF DESIGN NARRATIVE Design narrative has been updated to more dearly show how the project meets design requirements. Technical review comments have been interwoven in the document as noted to aid in staff review. 6. ONE COPY OF MATERIALS PAGE A smaller version of this page is also located on pages A3.0 and A3.l. 7. TWO COPIES OF TRAFFIC TURNING RADIUS As previously discussed we will install one (1) Safe City camera on the NW light pole. Should you have any questions or concerns please do not hesitate to reach out to me via email at Jeff@daffod istoraqe.com or direct at (253) 564-2121 xlll. Sincerely, ~ht Applicant Woodmont Storage LLC E ,.PEP ARTMENT OF COMMUNITY DEVELOPMENT SERVICES RESLJBM)1T U 333258lhAvenueSouth Federal Way, WA 98003-6325 MAR O \ 2018 253-835-260~; Fax 253-835-2609 www .c1tvoffederalwav.com CITY OF FED ERAL WAY COMMUNITY DEVELOPMENT RESUBMITTAL INFORMATION This completed form MUST accompany all resubmittals. **Please note: A dditional or revised plans or documents for an active project will not be accepted unless accompanied by this completed form. Mailed res ubmit.ta ls that do not include this form or that do not contain the correct number of copies will be returned or discarded You are encouraged to submit all items in person and to contact the Permit Counter prior to s ubmitting if you are not sure about the number of copies required ** s E ANY CHANGES TO DRAWINGS MUST BE CLOUDED. -I r -I o ~ ~ 5· 'f -o o Ii /) Project Number: ·/ 2-. I O ;? ;l 5· 3 -0 D -__ r Project Name: (AJ ao dm @/l ± <;ty, 21 cl ~'fief Project Address : -------------------------- Project Contact: 'Jc.if O{ cir ·11 ~ + RESUBMITTED ITEMS : Phone: '2 6l -S' C./ _ ?./2.( ~II I # of Copies ** Deta iled Description of Item Lf 3 2.. ** Always submit the same number of copies as required for your initial application.** Resubmittal Requested by : RESUB#: ·5 Dept/Div Name Building A W Planning ,.it/,, , f) ~ , PW Fire Other Bulletin # 129 -January I, 2011 __ .:::;.~_,_~~::;._·-=-=----Letter Dated: __ / __ / __ (Staff Me mb er) ~ "J.' OFFICE USE ONLY ~ Distribution Date: 1-/ -f 1 By: # Description fl 0 f) - Page I of I k:\Handouts\Resubmittal Information MEMORANDUM Public Works Department DATE: 10/10/17 TO: Robert Hansen, Planning Manager Leila Willoughby-Oakes, Assistant Planner Cole Elliott, P.E.; Development Services Manager FROM: Ann Dower SUBJECT: WOODMONT STORAGE {fka DAFFODIL) -(17-102253-00-UP) 27824 PACIFIC HWY S Contour Engineering submitted a letter dated August 11, 2017 exploring feasible alternatives to avoid intrusion into the stream buffer with an outfall pipe from their storm water detention and treatment facilities. Public Works staff has reviewed this letter and provides the following response. Infiltration Feasibility Staff generally agrees that an infiltration facility (retention pond or tank) is not a feasible alternative, based on the soils analysis provided by the applicant. However, the applicant has not supplied infiltration tests that would establish the feasibility of pervious pavement or bioretention. Building Height Variance Planning staff will make a determination on the feasibility of a Building Height Variance. PW staff generally agrees that the current design would need to be raised about 5' to completely remove the buffer intrusion, and that 6,500 cubic yard is a large amount of additional fill and not desirable. Dispersion on the Adjacent Residential Property A variance to allow a dispersion trench on the residential property to the north would be a favorable alternative from a Public Works perspective, since it would help in meeting this project's LID requirements. Per the KCSWDM, Section 1.2.1, if the pre-and post-developed 100- year peak discharge is less than 0.2 cfs, a rock pad or dispersion trench may be used as the outfall. Since the 100-year discharge for the entire development (detained) is less than 0.2 cfs, this method could be used with the current design if the geotechnical engineer will approve dispersion over/across any slopes over 15%. Shi~ the Development to the West Shifting the current design to the west does not appear to resolve any if the issues. Other Proprietary Devices The applicant has offered to meet all requirements necessary to reduce this property's treatment level to Basic. Assuming that the site will provide Basic water quality treatment, several treatment options are available that would not require the 2.3' drop that the proposed Stormfilter requires. Some, such as bioswales and filter strips, would require space that the current design does not provide. The applicant should explore the feasibility and benefit of Filterra units with Chris Haas at Contech Engineered Solutions, LLC. The proposed Ecostorm system should also be evaluated as to how it could be applied to this design, since it has passed the extensive testing required for GULD approval. Reducing The Detention Tank Diameter Since it can help reduce the stream buffer intrusion, this option should be further explored. In conjunction with a different treatment method, it may significantly reduce the intrusion. Boring the Outfall Pipe This was suggested during review as an option to eliminate the stream buffer intrusion with the current design. Staff defers to the engineer's judgement as to the possible success of this option. Pumping City staff agrees with the engineer that this is not a desirable option . Relocating the Outfall to the Adjacent Residential Property This appears to be a viable option depending on how much it reduces the stream buffer intrusion, and if that reduction is acceptable to the Planning Department. Eliminating Building 2 This option could also be explored. It would allow greater horizontal distance for dispersion or other treatment/discharge on the two BC-zoned lots, possibly eliminating any need to use the residential-zoned lot for storm water purposes. It would also reduce the size of a detention facility, and could possibly eliminate the facility requirement altogether if development was limited to 35% of the site area and full dispersion was possible. ~ CITY OF ~~ .!)EPARTMENT OF COMMUNITY DEVELOPMENT SERVICES RESUBMITIE U 33325 8lh Avenue South Federal Way, WA 98003-6325 Federal Way MAR O 1 2018 253-835-2607; Fax 253-835-2609 www.citvoftederalwav.com CITY OF FEDERAL WAY COMMUNITY DEVELOPMENT RESUBMITTAL INFORMATION This completed form MUST accompany all resubmittals. **Please note: Additional or revised plans or documents for an active project will not be accepted unless accompanied by this completed form. Mailed resubmitta/s that do not include this form or that do not contain the correct number of copies will be returned or discarded. You are encouraged to submit all items in person and to contact the Permit Counter prior to submitting if you are not sure about the number of copies required. ** \ E ANY CHANGES TO DRAWINGS MUST BE CLOUDED. ,.;) -,,--IO~~S·<f -00 ProjectNumber: J_Sl_. / 0 ;? c} S 3 -0 0 -/j I Project Name (~oodmV l1 ± <;/rY1 a d /OStibn,'f/q? Project Address : ________________________ _ Project Contact: 'Je...ff O{ dr i 1 ~ + RESUBMITTED ITEMS : # of Copies ** Detailed Description of Item 3 2. ! ** Always submit the same number of copies as required for your initial application.** Resubmittal Requested by : ~~ -=cs=ta,..,.ft~Mrc-ern-';bi-,e--.-r)---'=---"-----Letter Dated: __ / __ / __ RESUB#: 5 OFFICE USE ONLY Distribution Date: J -f -f '6 By: )fl- Dept/Div Name # Description BuildinQ A ,-11=>1an nino .,Y/,.,J) A fl 0 tJ ~ PW Fire Other Bulletin #129 -January I. 2011 Page I of I k:\Handouts\Resubminal Infonnation ... ') ~) Colors and Materials Page I Woodmont Storage RESUBMITTED Mini-V Sidi~. Profile (Vertical) t !+---+I 1%' +1 NU-Wave Siding Profile (Horizontal) Insulated Roll-Up Doors Canopies, Total Canopy Length to be 50% of building length. Ground Face or Smooth Concrete Masonry Unit 1 Split Face Concrete Masonry Unit 2 Storefront to be Clear Aluminum t-tAR O 1 2018 Jeff Oldright From: Leila Willoughby-Oakes <Leila.Willoughby-Oakes@cityoffederalway.com> Wednesday, Feb ruary 14, 2018 4:43 PM Sent To: Jeff Ol d ri ght Cc: Subject: Alan Keimig; Kyle.mauren@contourengineeringUc.com Woodmont Storage-FWRC 19.115 Design Comments LTCA Pacifi c Hwy. S. Remodel_E!evations.pdf Attachments: Hi Jeff, Thanks for the site visit this morning. Ann has one more project before yours, so I will be waiting to forward you the co mbined city letter. So you can get the ball rolling, here are my comments on regarding our design guidelines. There are no comments changing structure footprint on what you opt for, and articulation may be superficial. Starbuck did steel beveling and LTCA Fabrication installed alternate brown/cedar color paneling and added additional canopies (see plans attached). Sheets A3.0-A3.1 Provide a brief written narrative on how Buildings 1 and 2 individually meet the fa~ade modulation and screening guidelines in FWRC 19.115.060(2) and minimum articulation requirements for blank walls requirements per FWRC 19.115.060(3)(b). We are in receipt of the May 16, 2017 design narrative and staff require clarification. Buildings 1 & 2-Methods to reduce building massing-All elevations: 1. Per FWRC 19.115.060(4){a-b) describe how the building design proposes t o reduce building massing per the below items to address development located in adjoining zones that permit less intensive residential uses: • Redu ction of apparent bulk of a building by breaking it into several smaller masses and varying the roof line with architectural elements. • Considering of upper level setbacks in order to minimize bulk and shadow impacts on adjacent development. Please note the 2nd and 3rd stories are visi ble to the multi-family complexes to the north and south and contain no building articulation, aside from a corrugated metal texture/different colors, which is one option. The appli cant proposes sign ificant tree removal particularly at the rear of the property and overall lower lying perimeter buffer landscaping--natural screening and mature trees will be eliminated. Building 1-Elevations-Sheet A3.0: 2. North-Staff have evaluated that approximately one third of the north fayade of Building 1 will be visible/contain site lines from Pacific Hwy. S. Per FWRC 19.115.060.3(a-b) building facades visible for a road based on the tow yard building setback, should incorporate methods of articulation and accessory elements in overall architectural design. Please articulate the ribbed metal blank walls for the first 100 linear feet and for 30 vertical feet of the fac;ade with any combination of the following per FWRC 19 .115.060(3)(b) (those items highl ighted will not impact the footprint): (i) Showcase, display, recessed windows; (ii) Window openings with visible trim material, or painted detailing that resembles trim; (iii Vertical trellis(es) in front of the wall with climbing vines or similar planting; (iv) 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; 1 (v) Artwork such os mosaics, murals, decorative masonry or metal patterns or grillwork, sculptures, reliet etc., over a substantial portion of the blank wall surface. (The Federal Way arts commission may be used as an adviso[Y body at the discretion of the planning staff); (vi) Architectural features such as setbacks, indentations, overhangs, projections, articulated corn ices, bays, reveals, canopies, and awnings; (vii) Material variations such as colors, brick or metal banding, or textural changes; and (viii) Landscaped public plaza(s) with space for vendor carts, concerts and other pedestrian activities . ....,,, :• -; ~ ...... .,. :.,. ....... :,v:e--, c..-... ., ~::,r • ... ¥. r •n, , .... • ·•'• r h io • ·~...... 1.1\1 1 • ..... It appears you provide one of the two required modulation and screening requirements on areas visible from the ROW - fat;ade modulation. You have provided Item (vii). Please note the area containing the front entrance contains sufficient articulation. 3. South (Sheet A3.0}-Approximately one third of the south elevation will be visible from Pacific Hwy S. (the first 105 feet of building) based on the Kim's Auto Service Office setback from Pacific Hwy. South on the abutting property. Please articulate the ribbed metal blank walls for the first 105 linear feet and the height of the fat;ade with any combination of the following per FWRC 19.115.060(3)(a -b): (i) Showcase, display, recessed windows; (ii) Window openings with visible trim material, or painted detailing that resembles trim; (iii) Vertical trellis/es) in front of the wall with climbing vines or similar planting; {iv) 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; (v} Artwork such as mosaics, murals, decorative masonry or metal patterns or grillwork, sculptures, reliet 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}; (vi) Architectural features such as setbacks, indentations, overhangs, projections, articulated cornices, bays, reveals, canopies, and awnings; (vii) Material variations such as colors, brick or metal banding, or textural changes; and (viii) Landscaped public plaza(s) with space for vendor carts, concerts and other pedestrian activities. 2 •t.:r·.,•'-,4,"I ... (,.,... .. , .#!•q." -...Mr.; )0\ )? ...... •,: !I ~~•c-•-:. You have provided Item (vii). Please note first several feet of this fai;ade contain sufficient articulation (i.e. the front entrance). 4. East -You do not need to modulate or screen areas which are not visible from the Pacific Hwy. or a residential use or zone. 5. West-As proposed the front office entrance complies with the minimum building design and district design requirements of FWRC 19.115.090. As a condition of the Process Ill approval, no reflective/mirror glass shall be permitted facing the road. Please depict or label where you might propose plaza features or furnishings at the ground floor entrance per FWRC 19.115.090 Building 2 Elevations-Sheet A3.1 1. North -Please describe where these elevations are visible from a residential use or zone and which fa~ade treatments have been applied. This shall include the 2nd and 3rd floors. The canopy option may be used for those areas also visible from a ROW. 2. South-Please describe where these elevations are visible from a residential use or zone and which fai;ade treatments have been applied. This shall include the znd and 3rd floors. The canopy option may be used for those areas also visible from a ROW. 3. East-Please advise if the roof-line or any part of storage building will be visible to the single family residences (zoned RS 7.2) to the east as the proposed height is 30 ft. average building elevation. If so provide additional articulation near the roof-line and where the blank metal walls are clearly visible to the residences. Currently there is one utility door proposed. Staff suggest painting this fai;:ade a softer color versus a canary yellow. 3 4. West-You do not need to modulate or screen areas that are not visible from the right of way or a residential use/zone. With thanks, L. Willoughby-Oakes Associate Planner A Federa l Way 33325 gth Avenue South Federal Way, WA 98003-6325 Phone: 253/835-2644 Fax: 253/835-2609 w ww.cltyoffedera!w ay.com 4 MEMORANDUM Community Development Department DATE: December 14, 2017 TO: Ann Dower, Development Services Brian Asbury, Lakehaven Chris Cahan, South King Fire & Rescue Erik Preston, Traffic FROM: Leila Willoughby-Oakes, Planning SUBJECT: WOODMONT STORAGE RESUBMITTAL/REDESIGN (17-102253-00-UP & 17-102254-00-SE) 27824 Pacific Highway South (nr. 272nd and Pac. Hwy. S.). Ann, Chris, Brian and Erik, Attached are the revised site plan, utility plan, landscaping, TIR and engineering plans for the redesigned Woodmont Self-Storage for your review. The applicant no longer proposes a stream buffer intrusion (100 ft+/-) to install a utility pipe, trench and retaining for drainage. The applicant's biologist did not conduct any approved off- site investigations for wetlands and other critical areas within 225 ft. of the subject property. There was no revised lot line elimination included in this submittal (17-102285-00-SU). Let me know if you have any questions, Leila RESUBMITTED DEC 1 2 201? CfTY Of FEDERAL NAY COMMUNI TY O'EVELOo.1.AE\ -~ ENGINEERING •LLC CIVIL ENGINEERING ~ SURVEYING O LAND PLANNING P.O. Bax 949, Gig Harbor, WA 98335 4706 97tn St. NW, Su ite 100 Gig Harbor, WA 98332 Phone: 25 3-857-5454 Fax : 253 -509-0044 Email: info@contourpllc.com Decembe r 11th , 2017 City of Fe de ra l Way 3 3 325 8th Ave South Federal Way, WA 98003 RESUBMITIED DEC 1 2 2017 CITY OF FEDERAL WAY COMMUNITY DEVELOPMENT Re: Woodmont Storage (aka Daffodil)-(17-102253·00-UP) Development Services Comments Dear Ann, We have revised the Preliminary Plan s a nd Repo rts ba sed o n the com ment letter dated June 3, 2 0 17. The following are our re spo nses to the comments in th e same o rder as the lette r. 1. Clearing and g rad in g of the pa rcel to the north is not a llowed si nce it is not going to be developed at this t ime. The lot a lso m ust not be used for pa rking o r ou tdoo r sto rage, since that wo uld not be in co nforma nce with storm water regulatio ns. Any a reas of the lot t hat have be en cl ea re d must be permanen tly stabilized to control e rosion from the site. Noted. No clearing or grading is proposed on this northern lot. 2 . U nder Core Re quireme nt #1, review the 2016 King County Su rface Wate r Design Manual (KCSWDM) secti on 1.2.1 Discharge Req ui reme nts 1.a -1 .c and state how the project m eets them . The preliminary TIR has been revised. The developed 100-year peak flow from the detention pond is less than 0.2 CFS -therefore, a rock pad or any other dispersal device is allowed. A 10-ft dispersion trench is proposed in lieu of a rock pad to better disperse flows over the buffer. 3. Sheet C2 shows the dispersion trench located well into the strea m b uffe r. Pl ease ex plain the reaso n for this. It appears the dispers ion trench could be located at the west side of t he strea m buffer, w hich would hyd rate the buffer ve getatio n a nd p rovi de adeq uate vegetated f lowpat h distance to meet BMP design requirem e nts. It would also reduce distur ba nce in t h e buffer a rea. The dispersion trench has been relocated outside the stream buffer. 4. A 2 0 ' lo ng d ispersion t rench is not t ypically large e nough to serve imperviou s area of thi s si ze . Pro vi de sizi ng ca lculations in t he TIR and adjust accord ing ly. The trench is sufficient to meet core requirement #1. 5. The downstream analysis must provide more detailed information. Check with Paul Heller, Engineering Technician, at 253-635-2754 for any downstream complaints filed with the City of Federal Way and include that information in the analysis. The engineer must also document that downstream property owners were contacted for permission to go onsite, and field inspect those areas that they were a llowed to v isit. Provide photos in the analysis and identify which properties were inspected . The analysis must also include a discussion of upstream Issues. Additional information has been provided within the preliminary TIR. 6. The applicant must provide a letter explaining the need for an underground storm water facllity and why an open-air facility cannot be accomplished on this site, particularly in light of the undeveloped parcel to the north under the same ownership. The project no longer proposes an underground detention system. 7. Storm filters® are not approved as a stand-alone treatment system for Enhanced Basic water quality treatment. A different method will need to be used or a sand filter/sand filter vault will need to be added after the Stonnfilter®. As discussed, we are electing to provide basic water quality treatment which will require a covenant to prevent future use of leachable metals on the site. This will be accomplished prior to site development permit issuance. Please give me a call if you have any que.stions or need any additional information. Sincerely, Brett M. Allen, P.E. Principal /~-n,E.I.T. Design Engineer RESU BM lTTE filEPARTMENTOF COMMUNITY DEVELOPMENT SERVICES 33325 81h Avenue South ~ CITY OF ~ DEC 1 2 2017 Federal Way, WA 98003-6325 253-835-2607; Fax 253-835-2609 www .citv0ffedcralway.com l:'ederal '"'ay CITYOFFEDERALWAY ri V V i COMMUNITY DEVELOPMENT _ RESUBMITTAL INFORMATION This completed form MUST accompany all resubmittals. * .. Please note: Additional or revised plans or documents for an active project will not be accepted unless accompanied by this completed form. Mailed resubmittals that do not include this form or that do not contain the correct number of copies will be returned or discarded. You are encouraged to submit all items in person and to contact the Permit Counter prior to submitting if you are not sure about the number of copies required. ** ANY CHANGES TO DRAWINGS MUST BE CLOUDED. Project Number: I 1 _ \ 0 i 2-5 3 _ o D -JJ. _£ Project Name: _W_oo_d_m_o_~_t __ S_-i_fJ _r""-=~:......c.. ______________ _ ProjectAddress : 2 751~<t 21 t,2.<.< P"c.~..f :<-H(.,1 ~,.,feJe.r .l ~ LJ t.l 'Mfll>1 Project Contact _:f_e. lf_o_ra--_____..:.;5_li_+ _____ Phone: (,SJ) ~ 11 -7 Y6 ts RESUBMITTED ITEMS : # of Copies ** Detailed Description of Item 2 2. 2. ' 2.. 2 ** Always submit the same number of copies as required for your initial application.** Resubmittal Requested by : _._(..,;,~.,,;~,....,;:;'l',r"=,,...,,..,,.-----Letter Dated: __ / __ / __ (ruff ~mber) L/ OFFICE USE ONLY RESUB#: Distribution Date: I 'i--\ \ 1..-\ I 1 By: t))\) Dept/Div Name # Description Buildina 'f:.. Plannino l ~ \C\. PW Fire Other Bulletin # 129 -January I, 20 I I Page I of I k:\Handouts\Resubmittal Information RE s u BM\ TTE ~EPARTMENT OF COMMUNITY DEVELOPMENT SERVICES ~ ~ 33325 s•h Avenue South --------~ OEC 1 1 20\7 Federal Way, WA 98003-6325 CITY OF 253-835-2607; Fax 253-835-2609 Federal Way coW1~~EcP~~~~NT www.c1tvoffo<leralway.com RESUBMITTAL INFORMATION This completed form MUST accompany all resubmlttals. **Please note: Additional or revised plans or documents tor an active project will not be accepted unless accompanied by this completed form. Mailed resubmitta/s that do not include this form or that do not contain the correct number of copies will be returned or discarded. You are encouraged to submit all items in person and to contact the Permit Counter prior to submitting it you are not sure about the number of copies required. ** ANY CHANGES TO DRAWINGS MUST BE CLOUDED. (, _l_2:--_1 _Q _g ~-:;-Q_ _ oo_ s _~(; Project Name: --IL(MJL.(,A,~&!.=.L.~-'""'r-'----S-~.,__-11-------------'--- Project Address: J.R-'Z fl? -P H--.S Project Contact: _ _,,_4...::+1++--=o;;;....J~ ...... lbt:::...._:__a+f=,q....---Phone: _________ _ Project Number: RESUBMITTED ITEMS: # of Copies ** "" Always subm1~ the same number of t;opies as required for your initial application.** Resubmittal Requested by : -..:.L~~~~--? ___ Letter Dated : __ / __ / __ (Sta ff Membe r) RESUB#: ( Distribution Date: 7-By:~ Name # Fire Other Bulletin f1129 -January I, 2011 Page I of 1 k:\Handouts\Resubmittal lnfonnation .. .. -I RE s u BM i TIE UhPARTMENT OF COMMUNITY DEVELOPMENT SERVICES 33325 81h A venue South CITY OF DEC 1 2 2017 Federal Way, WA 98003-6325 253-835-2607; Fax 253-835-2609 www .cityoffederalway.com C'ederal Way CITYOFFEDEPAL.WAY r I COMMUNITY DEVELOPMENT~ · RESUBMITTAL INFORMATION This completed form MUST accompany all resubmlttals. **Please note: Additional or revised plans or documents for an active project will not be accepted unless accompanied by this completed form. Mailed resubmittals that do not include this form or that do not contain the correct number of copies will be returned or discarded. You are encouraged to submit all items in person and to contact the Permit Counter prior to submitting if you are not sure about the number of copies required. ,.,. ANY CHANGES TO DRAWINGS MUST BE CLOUDED. Project Number: I 1 _ \ 0 2 2-5 3 _ o D -JJ _f Project Name: _w_o o_J_m_o_Y\_t __ ~_~_o_u-=\fj==-C ______________ _ Project Address: 27B I e, st 2 7 b2~ Pll\c.~4:c. Hv1 s" l<clt.r-1 ~ 1.Jtl q8tTo1 Project Contact: _J_t lf_o_l~---=;~:._~_+-_____ Phone: ('ZSl) <>11.-1 Y6 ts RESUBMITTED ITEMS : # of Copies ** Detailed Description of Item 2 2. 2.. l. l ------'------~~---L.£._.l--~4---\---~~0~ol~ •• Always submit Uie same number of copies as required for your initia applicaUon... a.vlj Resubmittal Requested by : __._(..;;~,...,~:....tt ...... ~:;.,.e-m-be-r) ______ Letter Dated : __ / __ / __ . OFFICE USE ONLY RESUB#: '-I Distribution Date: l l-\ l 1-\ I 1 By: Cf>'\) Dept/Div Name # Description Buildina K-Plannina L-~\e,,. PW Fire Other Bulletin# 129 -January I, 2011 Page I of l k:\Handouts\Resubmittal Information " --) ,---1 MEMORANDUM Public Works Department DATE: 10/10/17 TO: Robert Hansen, Planning Manager Leila Willoughby-Oakes, Assistant Planner Cole Elliott, P.E.; Development Services Manager FROM: Ann Dower SUBJECT: WOODMONT STORAGE (fka DAFFODIL) -(17-102253-00-UP) 27824 PACTFIC HWY S Contour Engineering submitted a letter dated August 11, 2017 exploring feasible alternatives to avoid intrusion into the stream buffer with an outfall pipe from their storm water detention and treatment facilities. Public Works staff has reviewed this letter and provides the following response. Infiltration Feasibility Staff generally agrees that an infiltration facility (retention pond or tank) is not a feasible alternative, based on the soils analysis provided by the applicant. However, the applicant has not supplied infiltration tests that would establish the feasibility of pervious pavement or bioretention. Building Height Variance Planning staff will make a determination on the feasibility of a Building Height Variance. PW staff generally agrees that the current design would need to be raised about S' to completely remove the buffer intrusion, and that 6,500 cubic yard is a large amount of additional fill and not desirable. Dispersion on the Adjacent Residential Property A variance to allow a dispersion trench on the residential property to the north would be a favorable alternative from a Public Works perspective, since it would help in meeting this project's LID requirements. Per the KCSWDM, Section 1.2.1, if the pre-and post-developed 100- year peak discharge is less than 0.2 cfs, a rock pad or dispersion trench may be used as the outfall. Since the 100-year discharge for the entire development (detained) is less than 0.2 cfs, this method could be used with the current design if the geotechnical engineer will approve dispersion over/across any slopes over 15%. Shift the Development to the West Shifting the current design to the west does not appear to resolve any if the issues. Other Proprietary Devices The applicant has offered to meet all requirements necessary to reduce this property's treatment level to Basic. Assuming that the site will provide Basic water quality treatment, several treatment options are available that would not require the 2.3' drop that the proposed Stormfilter requires. Some, such as bioswales and filter strips, would require space that the current design does not provide. The applicant should explore the feasibility and benefit of Filterra units with Chris Haas at Contech Engineered Solutions, LLC. The proposed Ecostorm system should also be evaluated as to how it could be applied to this design, since it has passed the extensive testing required for GULD approval. Reducing The Detention Tank Diameter Since it can help reduce the stream buffer intrusion, this option should be further explored. In conjunction with a different treatment method, it may significantly reduce the intrusion. Boring the Outfall Pipe This was suggested during review as an option to eliminate the stream buffer intrusion with the current design. Staff defers to the engineer's judgement as to the possible success of this option. Pumping City staff agrees with the engineer that this is not a desirable option. Relocating the Outfall to the Adjacent Residential Property This appears to be a viable option depending on how much it reduces the stream buffer intrusion, and if that reduction is acceptable to the Planning Department. Eliminating Building 2 This option could also be explored. It would allow greater horizontal distance for dispersion or other treatment/discharge on the two BC-zoned lots, possibly eliminating any need to use the residential-zoned lot for storm water purposes. It would also reduce the size of a detention facility, and could possibly eliminate the facility requirement altogether if development was limited to 35% of the site area and full dispersion was possible. '-. ~- CITYOf~ , Fed eral Way TO: September 21, 2017 Ann Dower, Senior Engineer Plans Reviewer Cole Elliott, Development Services Manager l MEMORANDUM Community Development Department Steve ~uartermann, Senior Biologist, Landau Associates ( emailed) FROM: Leila Willoughby-Oakes, Planning SUBJECT: WOODMONT STORAGE (fka DAFFODIL STORAGE) (17-102253-UP/ 17-1022544 00-SE/17-102320-AD) 27824 PACIFIC HWY S. The project planner, planning manager and development services manager met with the Woodmont Storage project team on August 7, 2017. City .staff conveyed in this meeting additional information shall be necessary for the Community Development Director to evaluate the requested stream buffer intrusion under a Use Process III 'Project Approval' application; After the August 7, 2017 applicant meeting, the Woodmont project team provide additional information to the Planning Manager via received (stormwater response letter) composed by Kyle Mauren EIT, Contour Engineering, the applicant's civil engineer. Please find the enclosed memo (8-10-2017) for your r eview and evaluation pursuant to the Federal Way Revised Code (FWRC) Use Process III 'Project Approval' and 'Stream Buffer Intrusion' decisional criteria below: FWRC 19.145.330.3: (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 properly. FWRC 19.65.100: (2) Decisional criteria. The director shall use the criteria listed in this subsection and the provisions of this title describing the requested decision in deciding upon the application. (a) The director may approve the application only if: (i) It is consistent with the comprehensive plan; (ii) It is consistent with all applicable provisions of this title; (iii) It is consistent with the public health safety; and welfare; (iv) The streets and utilities in the area of the subject property are adequate to seNe the anticipated demand from the proposa~· (v) The proposed access to the subject property is at the optimal location and configuration.: and (vi) Traffic safety impacts for all modes of transportation,. both on and off site,. are adequately mitigated. Let me know if you have any questions. -Leila Ext. 2644 .4 • .. 1.., ' ' J-~tflP.1!----------!l!lla-----------... -------- ·-NTOUA P.O. Box 949, Gig Harbor, WA 98335 4706 97th St. NW, Suite 100 Gig Harbor, WA 98332 ENGINEERING•LLC CIVIL ENGINEERING <> SURVEYING (> LAND PLANNING Phone: 253-857-5454 Fax: 253-509-0044 Email: i nfo@contourpllc.com August 10th, 2017 City of Federal Way 33325 8th Avenue South Federal Way, WA 98003 Woodmont Storage Stormwater Feasibility Summary Contour# 16-304 This letter has been prepared at the request of City Staff in order to formalize our discussions relating to the proposed stream buffer intrusion associated with the Woodmont Storage Project. The site is comprised of two tax parcels (7204800164 & 7204800166) and is located at 272824 Pacific Avenue South, Federal Way, Washington 98003 in the NW Y4 of Section 33, Township 22 North, 4 East, W.M. The site is situated near the intersection of Pacific Avenue South and 16th Avenue South. The site is rectangular in shape, approximately 940-feet by 120-feet. Stormwater is proposed to be collected from the developed areas of the site and tightlined to a system of 8.0' diameter underground pipe to provide detention. Downstream from the detention system, water quality treatment is proposed through a stormfilter water quality device prior to discharge. In order to daylight the storm outfall pipe from this system will require intrusion into the stream buffer resulting in approximately 928 · square feet of the stream buffer disturbance. As noted by the project biologist, the stream buffer currently is of low quality consisting primarily of Himalayan Blackberry. The intrusion and subsequent restoration as proposed will result in an improved buffer condition. As part of the stormwater design we have reviewed all feasible alternatives in order to avoid the intrusion of our stormwater outfall pipe into the stream buffer. As part of our discussions with City Staff, several suggestions were mentioned and several of our own creative ideas were provided. Below is a summary of those options: • Infiltration Feasibility • o A geotechnical assessment of the site was performed by a qualified geologist and geotechnical engineer who encountered undocumented fill extending 4.5-feet to 13.5-feet below the surface overlying glacial till. Neither the undocumented fill nor glacial till is suitable for infiltration facilities. Building Height Variance o Currently Building 2 is situated at the highest elevation allowed by code. It is understood that a variance could be applied for to raise the finish floor several feet. In order to completely remove the buffer intrusion, building 2 would need to be raised 5.0'. This has trickle down effects on the site grading. The site would change from a balance of cut and fill to require approximately 6,500 cubic yards of imported structural fill and additional walls would be needed. This will create a situation where the storage units would be higher in elevation than the adjacent apartment buildings and inconsistent ,with the neighborhood . The applr'nt has '°' gone to considerable lengths to make the building consistent with the neighborh2,1~V':,: · .... \\J~\J I ~~C,~ ~-~\1 ~ \ \ ~ ~~ w-'-~ ~ j l I I ~.~O~t\..O? ,. ~~ O;~ O"-f •,., (J..__ ) e.,~ \ .--,~ --{v---t_ c... ~ ~i/W\.~~ () I ~ u • • Dispersion on the Adjacent Residential Property o If dispersion were feasible on the adjacent property it would mitigate only a minor portion of the proposed impervious surface and would not eliminate or minimize the need to intrude into the buffer. We understand a variance would also be required in order to implement dispersion BMPs on this property. Shift the Development West o We understand the front yard setback could be reduced through FWRC 19.45 by up to 25%. Shifting the development horizontally does not allow the storm drain outfall to gain any vertical elevation. Further, due to emergency vehide access requirements the proposed improvements cannot be moved any farther westward in its current configuration. • Other Proprietary Devices o We have reviewed other proprietary water quality devices with GULD approval in order to reduce or eliminate the drop in elevation through the water quality device. All but one of these devices requires a drop in elevation through the device. The Ecostonn system is an "upflow" device which would eliminate the 2.3-feet of drop through the system. We are hesistant to propose this system as there are not many currently in use to prove it functions correctly outside that of a controlled situation and we have maintenance concerns with this style of system. Since the project discharges in close proximity to the stream, we would recommend a more standard water quality treatment device to ensure proper water quality treatment. • Reducing the Detention Tank Diameter o The minimum height for an underground detention vault is 7.0'. We proposed an 8.0' diameter pipe for this reason and because it is more commonly produced than a 7.0' diameter pipe. Reducing the tank diameter will reduce the amount of buffer intrusion; however it makes maintenance difficult and increases the amount of lineal feet of detention pipe required further complicating long term maintenance efforts. • Boring the Outfall Pipe o The outfall pipe could be bored through the stream buffer to greatly m1n1m1ze surface disturbance. However, boring at a straight gradient is challenging especially at slopes below 1.0%, we are concerned that bellies could form within the pipe during construction as well as over time given the variability of the undocumented fill placed onsite and inability to properly place and compact pipe bedding material. • Pumping o Instead of a gravity outfall, stormwater could be pumped from the detention tank·to a suitable outfall location located outside the buffer. Pumps are used only as a last resort when a gravity solution is not available. We understand City Staff does not approve of a pump in this situation and we do not recommend it either as a failure could result in greater impacts to the stream buffer. • Relocating the Outfall to the Adjacent Residential Property o The outfall could be relocated to the northern edge of the residential property the intrusion into the stream buffer could be minimized. We understand a variance would be required in order to relocate the outfall. The relocation to the residential property would not eliminate the need to intrude into the buffer and would encumber the future development of this property. \ 1·------------------------------------------- Based upon the n ndltlo applicable city codes, and site plan constraints of the project it is not feasible to avoid intrusion into th stream buffer. In order to avoid intrusion would requ ire a development which would require several varia ces and difficult stormwater facilities to maintain. We do not believe the proposed bu ffe r impacts to non-ative invasive vegetation merit a variance fro m code or less effective stormwater system. If you have any questions or need ny additional information, please fee l free to contact us. Sincerely, Brett M. Allen, P.E . Principal Kyle M. Mauren, E.I.T. ~{, ~( n'l,e,ep; Engineer REC EIVE D AUG 1 1 2017 ... Leila Willoughby-Oakes From: Sent: To: Cc: Subject: Attachments: Good morning Matt, Leila Willoughby-Oakes Tuesday, November 07, 2017 8:28 AM 'Matt Decaro'; Robert Hansen Brett Allen; Kyle Mauren; Jeff Oldright; Ann Dower RE: Woodmont Storage Review 129 Resubmittal Information.pdf Thanks for the response. Please do copy Ann Dower, Senior Engineering Plans Reviewer on any upcoming emails. She wil I be reviewing the downstream analysis pending resubmission. In terms of materials please submit 3 copies of the response memo to Landau with the field sheets for the test pits to the Permit Center with the attached resubmittal form. We will send your response back to Landau for a quick review and concurrence based upon the information received. Let me know if you have any questions. Much appreciated, Leila L. Willoughby-Oakes Associate Planner CN• Federa l Way 33325 gth Avenue South Federal Way, WA 98003-6325 Phone: 253/835-2644 Fax: 253/835-2609 w w w.cltyoffederalway.com Land Use Applications: http://www.cityoffedera lway.com/index.aspx?nid=481 Planner on Duty: 253-835·2655 I Pl ng l ngui ry@cityoffederal way.com From: Matt DeCaro [mailto:matt@soundviewconsultants.com] Sent: Tuesday, November 07, 2017 7:41 AM To: Robert Hansen Cc: Leila Willoughby-Oakes; Brett Allen; Kyle Mauren; Jeff Oldright Subject: RE: Woodmont Storage Review Doc, Thank you for speaking with me yesterday. To summarize our conversation, you have requested that Soundview prepare a letter as an addendum to our Critical Areas Report that 1) documents data pits excavated in the far southeast corner of the site; and 2) states that buffer intrusion is no longer being proposed. With these steps, you stated that no further critical areas work will be required (e.g., no further off-site assessment is required). Is this an accurate summary of our discussion? Thank you, 1 MattDeCaro Environmental Planner/Project Manager Soundview Consultants LLC Environmental, Natural Resource, and Land Use Consulting Office: 253.514.8952 x 025 Fax: 253.514.8954 Email: Matt@SoundviewConsu l fan ts.com From: Robert Hansen [mailto:Robert.Hansen@cityoffederalway.com ] Sent: Thursday, October 12, 2017 5:25 PM To: Matthew Decaro <matt@soundviewconsultants.com >; 'Brett Allen' <brett.allen@CONTOURENGINEERINGLLC.COM >; 'Jeff Oldright' <Jeff@daffodilstorage.com > Cc: Ann Dower <Ann.Dower@cityoffederalway.com >; Cole Elliott <Co le.Elliott@cityoffederalway.com >; Leila Willoughby~Oakes <Leila. Willoughby-Oakes@cityoffederalway.com > Subject: Woodmont Storage Review Gentlemen; I apologize for not getting back to you before now. I know phone calls and emails have been made and I have posed questions to staff after receiving your emails. I had understanding that a revised wetland report had been submitted with the information requested in the landau review memo and that your emails to me were for response to initial adequacy. I had forwarded the emails to staff and have had discussion regarding the issue. At our meeting on August ih, there were two major issues that I indicated had to be resolved. First, and foremost, there is a need to demonstrate that no matter what size of building placed upon the property, the stream buffer intrusion could not be avoided with or without the cu rrent proposal. On my review of the plans, the applicant proposes an approximate 90 ft. buffer intrusion. We understood, and I received and forwarded to Public Works, the information provided by Brett in his August 101h letter sent via email. I requested Public Works to review it to provide me an evaluation on whether it was adequate to determine whether or not the stream buffer intrusion would occur and under what circumstances. My first review of Brett's letter indicates from Brett that intrusion of the buffer is necessary with the current proposal. My statement at the meeting was that I needed information that was going to justify the intrusion even if there was not a second building. I obtained this impression from your statement in the "Building Height Variance" section that "building 2 would need to be raised by 5.0 feet." I have to ask after reading that, "What if there was no Building 2?" We have to base our decision on the allowance of buffer intrusion that there is no "reasonable" use, and in doing so, the applicant has to document other alternatives. It would be difficult for me to justify that Building 1, without Building 2, is not a reasonable use on the property. Building 1 shown in your present proposal will provide at least 64,000 square feet of storage according to plans. It appears Building 1 could be split and/or expanded to provide more than 64,000 square feet of storage without intruding into the buffer through reduction in impervious surface and techniques that are available to manage the runoff from only one building. Economic hardship is not a basis for permitting an intrusion or can be used in determining "reasonable use." Not having "reasonable use" of the property is the only basis upon which we can base a decision to allow intrusion. In regards to the wetland analysis and stream buffer intrusion, you did provide soils information regarding two separate test pits at point suggested. Thank you for that field work, however, there are no site notes or field data sheets related to the test pits for our third party reviewer. I am sure that you have them but they were not provided. There is no indication within the report why complete avoidance of intrusion is not feasible with any development, or, if not feasible, how intrusion is minimized. I have to have that in order to meet the Code in 19.145.130. We have to have the Stream F addressed, since we are accepting our biologist's {on-call consultant Landau} opinion. You provided me argument that it is not Stream F, but I have no choice but to accept their opinion. 2 .. In rel~tion to the email sent me, Public Works had the following comments regarding storm water retention and treatment: • While staff agrees that an infiltration facility is not feasible, there are no infiltration tests establishing the feasibility of pervious pavement or bio-retention. • Several storm water treatment systems exist that do not require the 2.3' drop required by the Stormfilter unit. Without the 2na structure, options such as bioswales and filter strips may be viable. There is no indication that other systems, such as Filtera or Ecostorm units {which have passed extensive testing} will not work. • There is no indication that a shallower detention system combined with a different treatment method would not significantly reduce the intrusion. • Staff defers to the engineer's judgement as to the success of boring the outfall pipe and agrees that pumping is not a desirable option, in this or many other, situations. However, using the space for storm water purposes in the area which is proposed for Building 2 has not been presented. • The~ mile downstream evaluation is required by King County Surface Water Design Manual and State Law. Even if you can't get on the property, some evaluation of the impact of impervious surface has to be made, even it is using assumptions, so that it can be reviewed. It can be documented that some effort was made beside asking the land owner for access to the stream. In summary, while you have provided information regarding the storm water and wetland analysis via email, I ask that you provide those within a "revised" wetland report and engineering report so that we can date it and separate the two, the first and the "revised." I discovered since talking with you that this is the normal procedure within the City and that with any additional information requested is included in a revised report. Again, the most important thing that you will have to emphasize within the revised reports is why intrusion is unavoidable with any "reasonable" building on the prope rty. This is what I need in order to justify approval. This information will be provided you in a formal letter. I just wanted to get it to you in an email at this time so you can get started on it. Because of the delays in this, I will monitor the progress of the project as soon as the information is submitted. Call me if you wish to talk about it. Thanks. Robert "Doc" Hansen Planning Manager CITY~ Fed eral Way Community Development Department 33325 8th Avenue South · Federal Way, WA 98003-6325 Phone:253/835-2643 www.cityoffederalway.co m 3 CITYOF ~ RESUBMrdfkJ~f ORMATION This completed for'ifflN'f.f!!l815flm~filnpny all resubmittals. **Please note: Additional or revised plans or documents for an active project will not be accepted unless accompanied by this completed form. Mailed resubmittals that do not include this form or that do not contain the correct number of copies will be returned or discarded You are encouraged to submit all items in person and to contact the Permit Counter prior to submitting if you are not sure about the number of copies required *~ \-r_, \D ·~ ''" ,, 7'i> l -..,. --\ o 2,:2.-s"' - -->~ -1 -, 'l'lc) OO ANY C~GESTODRAWINGSMUSTBECLOUDED.1 0 (:'IC (~"'~r~t~umbe r: L1=--j__Q_ ~ ~r; 3__-Q_ _ _fJ. £__ ~~ Project Na me : WMd o,,oo+ ~~e, .fue,: I; {3d Project Address r::r JSJ(( PM r ffw'( • s . Project Contact: \l'1 \e, y\1 . ffla,,ut/) Phone: ~1-U:J-.£q~9 RESUBMITTED ITEMS: 6.r.,: Letter Dated : __ / __ / __ By: Description Fire Other Bulletin# 129 -January I, 2011 Page I of I k:\Handouts\Resubmittal Information <' Leila Wiiioughby-Oakes From: Robert Hansen Sent: To: subject: Wednesday, October 04, 2017 12:54 PM Leila Willoughby-Oakes FW: Woodmont Storage -27818 Pacific Highway South I thought I sent you this email. This is where I indicated that he needed to provide detail to the map. I received no repsonses. Also, did you get the storm water evaluation by Contour I sent you on the 9/20? I know that this is was discussed amongst ourselves ... .'i a'i dri't know it had not been submitted except via email. Robert "Doc" Hansen Planning Manager (ttf' 0-t Federal Way Community Development Department 33325 81 h Avenue South Federal Way, WA 98003-6325 Phone:253/835-2643 www.cityoffederalway.com From: Robert Hansen Sent: Thursday, August 24, 2017 5:11 PM To: 'Matthew Decaro' Cc: Jeff@daffodilstorage.com Subject: RE: Woodmont Storage -27818 Pacific Highway South Matt; I will look into this some more. The map you provided is what we need, but there is no data related to the Test Pits noted on the Map. Your report shows data related to the DP points, but no data on the TP. Can you provide me this? Robert "Doc" Hansen Planning Manager cu, Oil Federal Way Community Development Department 33325 81h Avenue South Federal Way, WA 98003-6325 Phone:253/835-2643 www.cityoffederalway.c om From: Matthew· Decaro [ mailto: matt@soundviewconsultants.com] Sent: Thursday, .August 24, 2017 4:19 PM To: Robert Hansen Cc: Jeff@daffodilstorage.com Subject: Re: Woodmont Storage -27818 Pacific Highway South Good afternoon Doc, When we last talked, you indicated that you would be sending out your comments regarding our critical areas assessment and whether any additional documentation will be required to document the non-wetland 1 conditions, in addition to our report and the below email. Can you please let me know the status cf your review? Our team is eager to fulfill your requirements so we can wrap up the critical areas review. On that note, we are also curious if you or Leila has instructed Landau to finish their third party review (including the proposed buffer intrusion/restoration}. Thanks for your continued help. Matt DeCaro Environmental Scientist/Project Manager Soundview Consultants LLC Envirorunental, Natural Resource, and Land Use Consulting Office: 253.514.8952 x 025 Fax: 253.514.8954 Email: Matt@SoundviewConsulranrs.com From: Matthew Decaro Sent: Friday, August 11, 2017 1:00 PM • To: Robert Hansen Cc: Jeff Oldright; Brett Allen; Kyle Mauren Subject: Woodmont Storage -27818 Pacific Highway South Good afternoon Doc, As we discussed, the attached figure depicts the approximate locations of data plots and test pits that were excavated on the Woodmont Storage site to confirm the lack of onsite wetland presence. In addition, I want to take this opportunity to restate the following conclusion from our Critical Areas Report {dated June 2, 2017); "No potentially-regulated wetlands were identified on the subject property or within 225 of the site. The three typical data plots (DP-1, DP-2, and DP-3) confirm the lack of onsite wetland presence ... The City of Federal Way Critical Areas map erroneously identifies a potential wetland to the south of the subject property that extends onto the far eastern portion of the subject property along Stream Z. This mapped wetland area is also discussed in the pre-application meeting summary; however, the field investigations determined that no such wetlands are present on or within 225 feet of the subject property due to a lack of hydrophytic vegetation, hydric soils, and/or wetland hydrology. Upland vegetation and dry soil conditions are clearly present south of the site and landward of the OHW mark of Stream Z." (Page 9} To add to that conclusion, the attached photo was taken on August 7, 2017, at the southeastern boundary of the site. The photo is looking offsite to the south within the erroneously mapped area, and clearly depicts the upland vegetation (primarily well-established Himalayan blackberry with lesser amounts of osoberry, sword fern, and bracken fern beneath an overstory of Douglas fir and big-leaf maple) and non-wetland conditions to the south of the site in further support of our non-wetland determination. I hope that this is sufficient information for you to conclude that no additional off-site assessment is warranted, as the Applicant is eager to complete the third-party review process. Thank you very much, we appreciate your assistance. Matt DeCaro Environmental Scientist/Project Manager Soundview Consultants LLC Environmental, Natural Resource, and Land Use Consulting 2 I • _. ,. Leila Willoughby-Oakes From: Sent: To: Subject: Attachments: Robert "Doc" Hansen Planning Manager ~ Federal Way Robert Hansen Wednesday, September 27, 2017 8:56 AM Leila Willoughby-Oakes FW: Woodmont Storage Woodmont Storage Stormwater Feasibility Summary.pdf Community Development Department 33325 g'h Avenue South Federal Way, WA 98003-6325 Phone: 253/835-2643 www.ci t yo ffederalway.com From: BrettAllen[mailto:brett.allen@CONTOURENGINEERINGLLC.COM ] Sent: Thursday, August 10, 2017 S:00 PM ~ To: Ro oeft Hansen Cc: Jeff Oldright Subject: Woodmont Storage Doc, Attached is our feasibility summary that you requested for the Woodmont Storage project in the meeting the other day. I really appreciate you looking at this and mediating the discussion. I have really not run into this before where a small intrusion into a buffer would be so resisted like it has been by staff, however I know they a re just trying to protect the interests of the City. This is what I believe a net gain for the buffer, so should be easily supportable by City Staff. I am wondering if you have reviewed the Soundview report? I think it is very professional and meets all the City's requirements. I think some of the information that Leila was requesting was off base and not supported by City code requirements, however I would like to hear your opinion. My client, Jeff Oldright would just like to keep this project moving in a forward direction and has complied with all City requests so far. I would appreciate if you could help facilitate closing out the review process. Furthermore, I would like to discuss with you how the project has progressed through the process. I think the scope of 3'd party consultants should be dialed back a bit and I am pushing this in many jurisdictions. Could I set up a short telephone conversation when you have some time available? t)rett M. Allen, f.E_. Principal Engineer Contour Engineering LLC ph: 253.857.5454 Ext 101 Note: I will be on vacation from August 21 -25 , returning to work on August 28th 1 ' CITY OF .,'-°"\. J MEMORANDUM Fed.eral Way Community Development Department DATE: September 21, 2017 TO: Ann Dower, Senior Engineer Plans Reviewer Cole Elliott, Development Services Manager e...Quart~rma nn, Se ni or Biologist, Landau Associates ( emailed) r, ~ ~~~ n f el6n 'a..., .Y, f , FROM : Wil loughb -Oakes, Planning Cl SUBJ ECT: WOOD ONT ST RAGE (fka DAFF0Dil STORAGE) ./ h t},[jVi,~ ~('f-P,ff,fMI (17-102253-UP/ 17-102254 -00-SE/17 -102320-AD ) . i~" ~7824 PACI FIC HWY S. . ..._J The project planner, planning manager and development services manager met with the Woodmont Storage project team on August 7, 2017. City staff conveyed in this meeting additional information shall be necessary for the Community Development Director to evaluate the requested stream buffer intrusion under a Use Process III 'Project Approval' application. After the August 7, 2017 applicant meeting, the Woodmont project team provide additional information to the Planning Manager via received (stormwater response letter) composed by Kyle Mauren EIT, Contour Engineering, the applicant's civil engineer. Please find the enclosed memo (8-10-2017) for your review and evaluation pursuant to the Federal Way Revised Code (FWRC) Use Process III 'Project Approval' and 'Stream Buffer Intrusion' decisional criteria below: FWRC 19.145.330.3: (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. FWRC 19.65.100: (2) Decisional criteria. The director shall use the criteria listed in this subsection and the provisions of this title describing the requested decision in deciding upon the application. (a) The director may approve the application only if: (i) It is consistent with the comprehensive plan; (ii) It is consistent with all applicable provisions of this title; (iii) It is consistent with the public health, safety, and welfare; (iv) The streets and utilities in the area of the subject property are adequate to serve the anticipated demand from the proposal,· (v) The proposed access to the subject property is at the optimal location and configuration; and (vi) Traffic safety impacts for all modes of transporl:iJtion, both on and off site, are adequately mitigated Let me know if you have any questions. -Leila Ext. 2644 ) NTOU~ ENGINEERING•LLC CIVIL ENGINEERING ¢ SURVEYING O LAND PLANNING August 10th, 2017 City of Federa l Way 33325 8th Aven ue South Federal Way, WA 98003 Woodmont Storage Stormwater Feasibility Summary Contour# 16-304 P.O. Box 949, Gig Harbor, WA 98335 4706 97th St. NW, Suite 100 Gig Harbor, WA 98332 Phone: 253-8S7-5454 Fax: 253-509-0044 Email: info@contourpllc.com This letter has been prepared at the request of City Staff in order to fonnalize our discussions relating to the proposed stream buffer intrusion associated with the Woodmont Storage Project. The site is comprised of two tax parcels (7204800164 & 7204800166) and is located at 272824 Pacific Avenue South, Federal Way, Washington 98003 in the NW% of Section 33, Township 22 North, 4 East, W.M. The site is situated near the intersection of Pacific Avenue South and 16th Avenue South. The site is rectangular in shape, approximately 940-feet by 120-feet. Stormwater is proposed to be collected from the developed areas of the site and tightlined to a system of 8.01 diameter underground pipe to provide detention. Downstream from the detention system, water quality treatment is proposed through a stormfrlter water quality device prior to discharge. In order to daylight the storm outfall pipe from this system will require intrusion into the stream buffer resulting in approximately 928 · square feet of the stream buffer disturbance. As noted by the project biologist, the stream buffer currently is of low quality consisting primarily of Himalayan Blackberry. The intrusion and subsequent restoration as proposed will result in an improved buffer condition. As part of the stormwater design we have reviewed all feasible alternatives in order to avoid the intrusion of our stormwater outfall pipe into the stream buffer. As part of our discussions with City Staff, several suggestions were mentioned and several of our own creative ideas were provided. Below is a summary of those options: • Infiltration Feasibility o A geotechnical assessment of the site was performed by a qualified geologist and geotechnical engineer who encountered undocumented fill extending 4.5-feet to 13.5-feet below the surface overlying glacial till. Neither the undocumented fill nor glacial till is suitable for infiltration facilities. • Building Height Variance o Currently Building 2 is situated at the highest elevation allowed by code. It is understood that a variance could be applied for to raise the finish floor several feet. In order to completely remove the buffer intrusion, building 2 would need to be raised 5.0'. This has trickle down effects on the site grading. The site would change from a balance of cut and fill to require approximately 6,500 cubic yards of imported structural fill and additional walls would be needed. This will create a situation where the storage units would be higher in elevation than the adjacent apartment buildings and inconsistent with the neighborhood. The app li~nt has <'\ gone to considerable lengths to make the building consistent with the neighborh.2jt~ ·,,..\\J~v i ~~c~ -\ \ 1.\\~ t>,~'3 • ~ ~~ ~ ~ ~·'c.\)~(o\' .,..,i O, ·O.., s,, •.\~ • Dispersion on the Adjacent Residential Property o If dispersion were feasible on the adjacent property it would mitigate only a minor portion of the proposed impervious surface and would not eliminate or minimize the need to intrude into the buffer. We understand a variance would also be required in order to implement dispersion BMPs on this property. • Shift the Development West o We understand the front yard setback could be reduced through FWRC 19.45 by up to 25%. Shifting the development horizontally does not allow the storm drain outfall to gain any vertical elevation. Further, due to emergency vehicle access requirements the proposed improvements cannot be moved any farther westward in its current configuration. • other Proprietary Devices o We have reviewed other proprietary water quality devices with GULO approval in order to reduce or eliminate the drop in elevation through the water quality device. All but one of these devices requires a drop in elevation through the device. The Ecostorm system is an "upflow" device which would eliminate the 2.3-feet of drop through the system. We are hesistant to propose this system as there are not many currently in use to prove it functions correctly outside that of a controlled situation and we have maintenance concerns with this style of system. Since the project discharges in close proximity to the stream, we would recommend a more standard water quality treatment device to ensure proper water quality treatment. • Reducing the Detention Tank Diameter o The minimum height for an underground detention vault is 7.0'. We proposed an 8.0' diameter pipe for this reason and because it is more commonly produced than a 7.0' diameter pipe. Reducing the tank diameter will reduce the amount of buffer intrusion; however it makes maintenance difficult and increases the amount of lineal feet of detention pipe required further complicating long term maintenance efforts. • Boring the Outfall Pipe o The outfall pipe could be bored through the stream buffer to greatly mrn1m1ze surface disturbance. However, boring at a straight gradient is challenging especially at slopes below 1.0%, we are concerned that bellies could form within the pipe during construction as well as over time given the variability of the undocumented fill placed onsite and inability to properly place and compact pipe bedding material. • Pumping o Instead of a gravity outfall, stormwater could be pumped from the detention tank to a suitable outfall location located outside the buffer. Pumps are used only as a last resort when a gravity solution is not available. We understand City Staff does not approve of a pump in this situation and we do not recommend it either as a failure could result in greater impacts to the stream buffer. • Relocating the Outfall to the Adjacent Residential Property o The outfall could be relocated to the northern edge of the residential property the intrusion into the stream buffer could be minimized. We understand a variance would be required in order to relocate the outfall. The relocation to the residential property would not eliminate the need to intrude into the buffer and would encumber the future development of this property. \ .,.) {' l Based upon the natural conditions, applicable city codes, and site plan constraints of the project it is not feasible to avoid intrusion into the stream buffer. In order to avoid intrusion would require a development which would require several variances and difficult stormwater facilities to maintain. We do not believe the proposed buffer impacts to non-native invasive vegetation merit a variance from code or less effective stormwater system. If you have any questions or need any additional information, please feel free to contact us. Sincerely, Brett M. Allen, P.E. Principal Kyle M. Mauren, E.I.T. Design Engineer Vi::--·} RECEI ,.~L, AUG l 'l 2017 • . • . ...= :... ) ii~ ~. Bo~49, Gig Harbor, WA 98335 Gig Harbor, WA 98332 ~--~""'' v.; =7~6 97th St. NW, Suite 100 Phone: 253-857-5454 E N G I N E E R I N G • L L~ .lax: 253-509-0044 .M\ ·~ .. 1 1\ ~mail: info@contourgllc.com .A ~ \v ~ CIVIL ENGINEERING o SURVEYIN~ o XD .~LANN, t,1't' ~ -~""' _ r;,)w.1>"' ~ ~ August loth, 2017 ii./'-, "J' ~, 'l{ ~~.,.. .t °"{\ ~\ tc\lJ ' City of Federal Way ~~ sf :i1\) 1\~ /hf X·~ o.\tJ ( 33325 8th Avenue South /~' ~ \~ <f.:7' 09-N ., , .\;1\v:'orll} Federal Way, WA 98003 / ' / "\)-~ {)t) 1) ~ ~~~ 'i,u .. , Woodmont storage stormwater Feasibility Summary .(\'\ \ "-1,L; ~ "( • ~l\l>\ Contour# 16-304 l)o -~~ 1\~6}l. (("' This letter has been prepared at the request of City Staff in order to for~lize our !cussiot'Yi'~~ to the proposed stream buffer intrusion associated with the Woodmont Storage Project. The site is comprised of two tax parcels (7204800164 & 7204800166) and Is located at 272824 Pacific Avenue South, Federal Way, Washington 98003 in the NW 114 of Section 33, Township 22 North, 4 East, W.M. The site is situated near the intersection of Pacific Avenue South and 16th Avenue South. The site is rectangular in shape, approximately 940-feet by 120-feet. Stormwater is proposed to be collected from the developed areas of the site and tightlined to a system of 8.0' diameter underground pipe to provide detention. Downstream from the detention system, water quality treatment is proposed through a stormfilter water quality device prior to discharge. In order to daylight the . storm outfall pipe from this system will require intrusion into the stream buffer resulting in approximately 928 square feet of the stream buffer disturbance. As noted by the project biologist, the stream buffer currently is of low quality consisting primarily of Himalayan Blackberry. The intrusion and subsequent restoration as proposed will result in an improved buffer condition. As part of the stormwater design we have reviewed all feasible alternatives in order to avoid the intrusion of our stormwater outfall pipe into the stream buffer. As part of our discussions with City Staff, several suggestions were mentioned and several of our own creative ideas were provided. Below is a summary of those options; • Infiltration Feasibility o A geotechnical assessment of the site was performed by a qualified geologist and geotechnical engineer who encountered undocumented fill extending 4.5-feet to 13.5-feet below the surface overlying glacial till. Neither the undocumented fill nor glacial till is suitable for infiltration facilities. • Building Height Variance o Currently Building 2 is situated at the highest elevation allowed by code. It is understood that a variance could be applied for to raise the finish floor several feet. In order to completely remove the buffer intrusion, building 2 would need to be raised 5.0'. This has trickle down effects on the site grading. The site would change from a balance of cut and fill to require approximately 6,500 cubic yards of imported structural fill and additional walls would be needed. This will create a situation where the storage units would be higher in elevation than the adjacent apartment buildings and inconsistent with the neighborhood. The appl~~nt has <\ gone to considerable lengths to make the building consistent with the neighborh~~~ ~\\l'c-\,1 ~~c~ \ \ i~\1 ~\j~ . 'N ~ ~~o~o" ~"\~ ~~~O"- tJ.-I e_~~~~r .. . : . . ,. : .. • ' 1-•· \ . ,,. ,. ,. • Dispersion on the Adjacent Residentia l PrQpe rty ,.r; ,,. , 'i , • o If dispersion were feasible on th'=e adjacent property it wou ld mitigate only a m inor portion of , ! the proposed impervious surface an?.would not eliminate or minimize the need to intrude into , , • , . .. . • • the buffer. We understand a variance: .. wou ld also be required in order to implement dispersion • , , · •· BMPs on this property. • ~· .. t". :. : ' • • • .., ; ,.. • , • · ·• · S~ift tlie Development West ." .:t . ·~, ~/~ . ·w~ ·unqerstand ~fre ··~,1t.>lard s~tt~tk ~~uld .be reduced thrpugh FWRC 19.45 by up to 25%. : • · • • Shiftin9, th~ development ?gfizon._tally do~~ n96 allow \tfe.s.tonn drain outfall to gain any vertical • " : t:. :el~vatiorl-4 Further, dve ·to ern~rgency vehicle ~'fkess nf ctuirernen~ the proposed improvements '.: . .. .,._ •· ,cannot be moved any farther westward in its cJJfrent configuration. _... .., ., ."I ~ .. • ' f ,. , : • •. '.Othe r-Proprietary Devr~~ •. ,·· ~ ) . , .~..... • '-I , .~ ,. ( ~ • • ~· 4, I • ,. • • 4-• • Ni '. · ~ o.:·w~'have reviewed " ottter 'pr.oprietary ..water .qualit'i devices, w.i:~~GL.iLD approval in order to : • . -'.":. r.eduoo or ellminate'.the drop in elevation through the water quality device. All but one of these •. ',: ·, g~vi~es req0ir8?' f(dr~p"'in:.elevation through the device. The Ecostorrn system is an "upflow" \.! ~evice whicfl,'.~mlld ~lifrliQate ·the 2.3-feet of drop through the system. We are hesistant to ,. erol.)~s~~.~·1;isyster'n as '.ther.e 'a re not many currently in use to prove it functions correctly outside" that of a controlled situation and we have maintenance concerns with this style of system. Since the project discharges in close proximity to the stream, we would recommend a more standard water quality treatment device to ensure proper water qual!ty treatment. • Reducing the Detention Tank Diameter o The minimum height for an underground detention vault is 7 .O'. We proposed an 8.0' diameter pipe for this reason and because it is more commonly produced than a 7.0' diameter pipe. Reducing the tank diameter will reduce the amount of buffer intrusion; however it makes maintenance difficult and increases the amount of lineal feet of detention pipe required further complicating long term maintenance efforts. • Boring the Outfall Pipe o The outfall pipe could be bored through the stream buffer to greatly mrn1m1ze surface disturbance. However, boring at a straight gradient is challenging especially at slopes below 1.0%, we are concerned that bellies could form within the pipe during construction as well as over time given the variability of the undocumented fill placed onsite and inability to properly place and compact pipe bedding material. • Pumping o Instead of a gravity outfall, stormwater could be pumped from the detention tank to a suitable outfall location located outside the buffer. Pumps are used only as a last resort when a gravity solution is not available. We understand City Staff does not approve of a pump in this situation and we do not recommend it either as a failure could result in greater impacts to the stream buffer. • Relocating the Outfall to the Adjacent Residential Property o The outfall could be relocated to the northern edge of the residential property the intrusion into the stream buffer could be minimized. We understand a variance would be required in order to relocate the outfall. The relocation to the residential property would not eliminate the need to intrude into the buffer and would encumber the future development of this property. ,. I I l /. Based u~on the natural conditions, applicable city codes, and site plan constraints of the project it is not feasible to avoid intrusion into the stream buffer. In order to avoid intrusion would require a development which would require several variances and difficult stormwater facilities to maintain. We do not believe the proposed buffer impacts to non-native invasive vegetation merit a variance from code or less effective stormwater system. If you have any questions or need any additional information, please feel free to. contact us. Sincerely, Brett M. Allen, P.E. Principal Kyle M. Mauren1 E.I.T. Design Engineer RECEIVED AUG 11 20\7 Leila Willoughby-Oakes From: Ann Dower Sent: To: Cc: ru·esde:iy, August 01, 2017 3:46 PM Robert Hansen; Leila Willoughby-Oakes Cole Elliott Subject: RE: Woodmont Storage Detention Tank Cross-Section Yes, you are correct. From what I can see, if they shortened the building, they could have a higher finished floor elevation and could possibly place a disp~rsion trench outside the buffer. Ann Dower Senior Engineering Plans Reviewer on Of ~~ Federal Way Public Works Department 33325 8th Ave S, Federal Way, WA 98003 Desk: 253.835.2732 I Fx: 253.835.2709 cityoffederolwov.com From: Robert Hansen Sent: Tuesday, August 01, 2017 1:30 PM To: Ann Dower; Leila,Willoughby-Oakes Cc: Cole Elliott Subject: RE: Woodmont Storage Detention Tank Cross-Section Anne; This doesn't change our conclusion, though, does it? It still seems that if the building is shorter they could accommodate the storm system without buffer intrusion, which supports my conclusion that the deficiency or hardsh_ip is caused from their own design. Am I correct? Robert "Doc" Hansen Planning Manager ~ Federal Way Community Development Department 33325 8 1 h Avenue South Federal Way, WA 98003-632S Phone:253/835-2643 www.cltyoffederalway.com From: Ann Dower Sent: Tuesday, August 01, 2017 12:01 PM To: Robert Hansen; Leila Willoughby-Oakes Cc: Cole Elliott Subject: FW: Woodmont Storage Detention Tank Cross-Section Doc and Leila, 1 Attached it the cross-section that their engineer sent me to help show the reason for and impact of the underground storm water detention and the outfall extending into the stream. There is a light dashed line showing the existing slope of the property that is useful in seeing where the property actually starts to fall toward the stream. Ann Dower Senior Engineering Plans Reviewer (HYOf ........::~ Fed eral Way Public Works Department 33325 8th Ave S, Federal Way, WA 98003 Desk: 253.835.2732 I Fx: 253.835.2709 cltyotrederatwoy.com From: Kyle Mauren [ma ilto :Kyle.mau ren @con t ourenq ineerinqllc.com ] Sent: Monday, July 10, 2017 10:31 AM To: Ann Dower Cc: Jeff Oldright (Jeff@daffod ilstoraqe .com); Brett Allen Subject: Woodmont Storage Detention Tank Cross-Section Hi Ann, Attached is a quick cross-section of the detention facility and the outfall to the stream buffer. Let me know if you have any questions. Kyle M. Mauren, E.I.T. Design Engineer Contour Engineering LLC 0: (253) 857-5454 {Ext. 108) 2 Leila Willoughby-Oakes From: Ann Dower Sent: To: Cc: Tuesday, August 01, 2017 12:01 PM Rober1 Hansen; Leila Willoughby-Oakes Cole Elliott Subject: FW: Woodmont Storage Detention Tank Cross-Section Attachments: Woodmont Storage_Detention Facility Cross-Section_2017.07.10.pdf Doc and Leila, Attached it the cross-section that their engineer sent me to help show the reason for and impact of the underground storm water detention and the outfall extending into the stream. There is a light dashed line showing the existing slope of the property that is useful in seeing where the property actually starts to fall toward the stream. Ann Dower Senior Engineering Plans Reviewer (HY Of ~-..:~ Fede ral Way Public Works Deportment 33325 8th Ave S. Federal Woy. WA 98003 Desk: 253.835.2732 I Fx: 253.835.2709 c ityoffederolway.com From: Kyle Mauren [mailto:Kyle.mauren@contourengineeringllc.com] Sent: Monday, July 10, 2017 10:31 AM To: Ann Dower Cc: Jeff Oldright (Jeff@daffodilstorage.co m); Brett Allen Subject: Woodmont Storage Detention Tank Cross-Section Hi Ann, Attached is a quick cross-section of the detention facility and the outfall to the stream buffer. Let me know if you have any questions. Kyle M. Mauren, E.I.T. Design Engineer Contour Engineering LLC 0: (253) 857-5454 (Ext. 108) 1 Leila Willoughby-Oakes From: Kyle Mauren <Kyle.mauren@contourengineeringllc.com> Friday, July 21, 2017 1:11 PM Sent: To: Ann Dower Cc: Leila Willoughby-Oakes; Brett Allen Subject: RE: Woodmont Storage Detention Tank Cross-Section Follow Up Flag: Follow up Flag Status: Flagged Hi Ann, Thanks for your comments. Below are my thoughts on each suggestion: • Variances o Building Height-raising the FF will reduce the amount of buffer intrusion; however, it has trickle down effects on site grading. It would change the site from balanced cut and fill to a net fill site. Building 2 would need to be raised 5.0' in order to eliminate the buffer intrusion which would require more walls and 6,500 cubic yards of fill which is about $130,000. o Dispersing stormwater on the adjacent property-If dispersion were feasible on the adjacent property it would mitigate only a minor portion of the impervious surface and would not eliminate the need to intrude into the stream buffer. o Shifting development west -Shifting the buildings horizontally will not change the stormwater outfall location as it does not allow us to gain anything vertically. • Proprietary Devices o The proprietary devices do not provide significant help. We could utilize the ecostorm system which is an "upflow" device to eliminate the 2.3' of drop through the system; however we are hesitant to use these as there are not many in use and we have concerns with maintenance of these units. Filterras also would not affect the outfall location. Filterras require 3.5' of drop from the surface inlet to outlet and would require the detention tank to be lowered 2.5' to be below the filterra outlet to avoid backwater. There are some other creative options we have looked at in order to reduce impact to the buffer. • Reducing the Detention Tank Diameter-The minimum height for underground vaults is 7 .0'. We proposed 8.0' diameter pipe for this reason and because it is more commonly produced than 7 .O' pipe. Reducing the pipe diameter will reduce the amount of buffer intrusion; however it makes maintenance more difficult and increases the amount of lineal feet of detention pipe required. If we were to reduce the pipe diameter to 6-ft, it would increase the amount of pipe required from 765 to at least 956 ft. • Boring the outfall pipe through the buffer.:.. This would essentially eliminate much of surface disturbance within the buffer; however, this is non-standard and would be difficult to install at a straight gradient. • Pump -we could pump from the detention tank to a location outside the buffer with a gravity overflow route. Pumping is typically not a great solution if a gravity option is available. • Relocate the outfall onto the northern residential property. If we moved the outfall to the northern edge of the residential property we could relocate the outfall to the outer 25% of the buffer. What we have currently proposed is what we believe to be the best solution to mitigate stormwater impacts. If you believe a ny of the above solutions above would be appropri ate then we can analyze them further. r-----------------------~~~~~~~~~~~~ We anticipate that the proposed storm line could be installed within a 10-ft swath along the proposed alignment and would disturb approximately 928 square feet of buffer and may impact an 9-inch DBH big leaf maple and a 13-inch DBH red alder. In addition to restoring the disturbed areas within the buffer, the project proposes an additional 5.0' of buffer enhancement beyond the disturbed area. Let me what you think, Ky le From: Ann Dower [mailto:Ann.Dower@cityoffederalway.com] Sent: Friday, July 21, 2017 8:18 AM To: Kyle Mauren Cc: Leila Willoughby-Oakes Subject: FW: Woodmont Storage Detention Tank Cross-Section Kyle, Thank you for the cross section. It is helpful in better understanding the project. As we discussed, other proprietary treatment systems are available to you and may help reduce the depth that is required for this project. You will be receiving comments on the entire plan set from multiple departments within a couple of weeks. Staff suggests seriously exploring other options rather than extending the discharge pipe into the stream buffer. The burden of proof for a stream buffer intrusion grant is fairly high and on the applicant to justify (i.e. FWRC 19.145.330.(a)-(f), 7he city may approve a stream buffer intrusion if it is necessary for reasonable development of the subject property'). Since the proposal is for 45,000 square feet of building footprint (two-three story buildings} on 2.5 acres, other options that may be available to you through variances issued by the Community Development Department should be considered. These include raising the finished floor elevation of Building 2 and surrounding site, dispersing storm water onto the unused parcel to the north, and/or shifting the development toward Pacific Highway S by reducing the front yard setback through FWRC 19.45 to a maximum of 25%. If you would like a meeting with Planning and Public Works staff to discuss options and present revised conceptual plans, I would be happy to set that up. We can also provide informal comments if you would like a brief review of concepts via email, as we've done here. Please feel free to contact me. Ann Dower Senior Engineering Plans Reviewer tff'I' o• ..-....:~ Federal Way Public Works Deportment 33325 8th Ave S. Federal Woy, WA 98003 Desk.: 253.835.2732 I Fx: 253.835.2709 c ityoffederolw oy.com From: Kyle Mauren [mailto:Kyle.mauren@contourengineerinqllc.com] Sent: Monday, July 10, 2017 10:31 AM To: Ann Dower Cc: Jeff Oldright (Jeff@daffodilstorage.com); Brett Allen Subject: Woodmont Storage Detention Tank Cross-Section Hi Ann, Attached is a quick cross-section of the detention facility and the outfall to the stream buffer. Let me know if you have any questions. 2 Kyle M. Mauren, E.I.T. Design Engineer Contour Enginee·ring LLC 0: (253) 857-5454 (Ext. 108) 3 ,--1 Leila Willoughby-Oakes From: Ann Dower Sent: Friday, July 21, 2017 8:18 AM To: Cc: Kyle Mauren (Kyle.mauren@contourengineeringllc.com) Leila Willoughby-Oakes Subject: FW: Woodmont Storage Detention Tank Cross-Section Kyle, Thank you for the cross section. It is helpful in better understanding the project. As we discussed, other proprietary treatment systems are available to you and may help reduce the depth that is required for this project. You will be receiving comments on the entire plan set from multiple departments within a couple of weeks. Staff suggests seriously exploring other options rather than extending the discharge pipe into the stream buffer. The burden of proof for a stream buffer intrusion grant is fairly high and on the applicant to justify (Le_ FWRC 19-145.330.(a)-(f), 7he city may approve a stream buffer intrusion if it is necessary for reasonable development of the subject property'). Since the proposal is for 45,000 square feet of building footprint (two-three story buildings) on 2-5 acres, other options that may be available to you through variances issued by the Community Development Department should be considered. These include raising the finished floor elevation of Building 2 and surrounding site, dispersing storm water onto the unused parcel to the north, and/or shifting the development toward Pacific Highway S by reducing the front yard setback through FWRC 19.45 to a maximum of 25%. If you would like a meeting with Planning and Public Works staff to discuss options and present revised conceptual plans, I would be happy to set that up . We can also provide informal comments if you would like a brief review of concepts via ema ii, as we've done here. Please feel free to contact me. Ann Dower Senior Engineering Plans Reviewer (lfY °' .-..:~ Fede ra l Way Public Works Department 33325 8th Ave S, Federal Woy. WA 98003 Desk: 253.835.2732 I Fx: 253.835.2709 c i lyoffederolwoy.com From: Kyle Mauren [mailto:Kyle.mauren@contourengineeringllc.com] Sent: Monday, July 10, 2017 10:31 AM To: Ann Dower Cc: Jeff Oldright (Jeff@daffod ilstorage.com); Brett Allen Subject: Woodmont Storage Detention Tank Cross-Section Hi Ann, Attached is a quick cross-section of the detention facility and the outfall to the stream buffer. Let me know if you have any questions. Kyle M. Mauren, E.I.T. 1 Design Engineer Contour Engineering LLC 0: (253} 857-5454 (Ext. 108) 2 Leila Willoughby-Oakes From: Sent: To: Subject: Attachments: Hi Leila Ann Dower Thursday, July 20, 2017 10:52 AM Leila Willoughby-Oakes FW: Woodmont Storage Detention Tank Cross-Section Woodmont Storage_Detention Facility Cross-Section_2017.07.10.pdf Thought you would be interested in this. We should talk when you have a chance. Ann From: Kyle Mauren [mailto:Kyle.mauren@contourengineeringllc.com] Sent: Monday, July 10, 2017 10:31 AM To: Ann Dower Cc: Jeff Oldright (Jeff@daffodilstorage.com); Brett Allen Subject: Woodmont Storage Detention Tank Cross-Section Hi Ann, Attached is a quick cross-section of the detention facility and the outfall to the stream buffer. Let me know if you have any questions. Kyle M. Mauren, E.I.T. Design Engineer Contour Engineering LLC 0: (253) 857-5454 (Ext. 108) 1 'l ' MEMORANDUM Public Works Department DATE: 6/15/17 TO: FROM: Leila Willoughby-Oakes Ann Dower SUBJECT: WOODMONT STORAGE (flea DAFFODIL) -(17-102253-00-UP) 27824 PACIAC HWY S; Development Services comments The application provided on June 1, 2017 has been reviewed. The applicant must address the following comments prior to land use approval. 1. Clearing and grading of the parcel to the north is not allowed since it is not going to be developed at this time. The lot also must not be used for parking or outdoor storage, since that would not be in conformance with storm water regulations. Any areas of the lot that have been cleared must be permanently stabilized to control erosion from the site. 2. Under Core Requirement #1, review the 2016 King County Surface Water Design Manual (KCSWDM) section 1.2.1 Discharge Requirements 1.a -1.c and state how the project meets them. 3. Sheet C2 shows the dispersion trench located well into the stream buffer. Please explain the reason for this. It appears the dispersion trench could be located at the west side of the stream buffer, which would hydrate the buffer vegetation and provide adequate vegetated flowpath distance to meet BMP design requirements. It would also reduce disturbance in the buffer area. 4. A 20' long dispersion trench is not typically large enough to serve impervious area of this size. Provide sizing calculations in the TIR and adjust accordingly. 5. The downstream analysis must provide more detailed information. Check with Paul Heller, Engineering Technician, at 253-835-2754 for any downstream complaints filed with the City of Federal Way and include that information in the analysis. The engineer must also document that downstream property owners were contacted for permission to go onsite, and field inspect those areas that they were allowed to visit. Provide photos in the analysis and identify which properties were inspected. The analysis must also include a discussion of upstream issues. 6. The applicant must provide a letter explaining the need for an underground storm water facility and why an open-air facility cannot be accomplished on this site, particularly in light of the undeveloped parcel to the north under the same ownership. 7. Stormfilters® are not approved as a stand-alone treatment system for Enhanced Basic water quality treatment. A different method will need to be used or a sand filter/sand filter vault will need to be added after the Stormfilter®. ·1 Leil<:o Willou g:.::1,b .. Y .. -_o_a_k-=e;;..;:s ___ =----===---=;;..,---i:::..;;::a--.-.....:=----==--~=---=- From: Rob Van Orsow Sent: To: Friday, March 10, 2017 4:56 PM 'Neil Eugenio' Cc: Leila Willoughby-Oakes Subject: RE: Federal Way Daffodil North, 27824 Pac Hwy S (#17-100518-00-PC) Good Afternoon Mr Eugenio Thanks for emailing me about your project. Since uses change, it makes sense to take the long view. Ideally, your site can accommodate an enclosure which will hold two typical dumpsters. For tenant use and ease of access, orienting the enclosure so dumpsters are side-by-side would be the preferred configuration. In practice, this means at least 18' of interior clearance across the opening of the enclosure. By the time you've added side walls, hinges etc. it will approach 19'. In any case, here's what to avoid: a too-small enclosure with dumpsters placed outside it, or undersized dumpsters that require trucks servicing them daily, or an enclosure that can't be accessed head-on by a front-loader. I concur that you may not need that calculated depth (20') for this use -it may work with just 10' in depth (walls and gates included), but Leila would want to weigh-in on this and see the plans. There's even the possibility of two (2) roughly 20' wide by 10' deep enclosures situated on different ends of the site since the site is narrow (long). Leila mentioned that the detention pond is being redesigned, so it would be preferred to have the enclosure(s) in-line with the main east-west drive isle located toward the east end of the drive isle. That way trucks could service the containers and then use the turn around and exit. Hope this helps as you refine your site design ... Looking forward to your progress! Best wishes, Rob · Rob Van Orsow -Solid Waste & Recycling Coordinator City of Federal Way ~ Public Works Department 33325 8th Ave. South Ill Federal Way. WA 98003 -6325 Desk: 253.835.2770 I I/ Fax: 253.835.2709 Rob.VanOrsow ~CityofFederalWay.com From: Neil Eugenio [mailto:neil.e@comcast.net] Sent: Thursday, March 09, 2017 3:10 PM To: Rob Van Orsow --------------------- Subject: Federal Way Daffodil North, 27824 Pac Hwy S {#17-100518-00-PC) Rob, Thank you for your detailed comments for design of the garbage and recycle enclosures requirements. Daffodil Storage is an established storage operation throughout the South Sound region and prides itself on being a green facility. Each of its existing locations only use a 1 yard garbage container, including the recently acquired Daffodil Storage on 16th in Federal Way. 1 128K SF of commercial use, like office which would have 1,280 occupants and wouid generate enough refuse to warrant a 19'x20' garbag~ enclosure. However, the true ,;ffice area', the leasinis space in t'1e front of the building along P2.:. Highway, which is only 1,116 SF. We would continue to propose to use an 8'x8' (interior) enclosure (more than ample for their use), be architecturally consistent with the primary structures, and to be screened with an appropriate Type Ill landscape screen. If you have any questions or would like to discuss this a little more in detail, please do not hesitate to call . Thank you, Neil Eugenio The Keimig Associates 216 A Street NW Auburn, Washington 98001 phone: 253-939-3232 2 . , ) GEO RESOURCES ~;;;;....---~ earth science & geotechnical engineering 5007 Pacific Hwy E., Suite 16 I Fife, WA 98424 I 253.896.1011 I www.georesources.rocl<s Daffodil Storage 601 Valley Ave NE, Ste A Puyallup, WA 98372 (253)564-2121 ext.111 Attn: Mr. Jeff Oldright INTRODUCTION March 17, 2017 RECEIVED MAY 1 6 2ot7 CITY OF FEDERAL W.t.y COMMUNiiY Df:'YELO PMENT Geotechnical Engineering Report Proposed Storage Facility 27818 Pacific Highway South Federal Way, Washington PN: 7204800-165, -166, 164 Doc ID: Daffodil.PacificHighway.RG This geotechnical report summarizes our site observations, subsurface explorations, and engineering analyses and provides geotechnical recommendations and design criteria for the proposed storage facilities to be located at 27818 Pacific Highway South in Federal Way, Washington (PN: 7204800-165, -166, 164 ). The site location is shown on the Site Location Map, included as Figure 1. Our understanding of the project is based on our conversations with you, our understanding of the City of Federal Way development codes, and our experience in the area. We understand that you propose to construct two multi-story storage buildings, a storage facility, and new paved roadway and parking areas at the site. We anticipate that the new structures will be steel framed, three story buildings founded on convention shallow foundations. SCOPE The purpose of our services is to evaluate the surface and subsurface conditions across the site as a basis for providing geotechnical recommendations and design criteria for the proposed development. Specifically, the scope of services for this project will include the following: 1. Reviewing the available geologic and geotechnical data for the site area; 2. Exploring subsurface conditions across the site by excavating 4 test pits at select locations across the site; 3. Describing surface and subsurface conditions, including soil type, depth to groundwater, and estimated high groundwater; ______ Daft'odil . .Pacltic.l::Ughway.RG,Qtaft ____ .. _ March 17, 2017 page f 2 4. Providing geotechnical recommendations for earthwork and grading activities including site preparation, subgrade preparation, fill placement criteria (including hillside grading), suitability of on-site soils for use as structural fill, and temporary and permanent cut and fill slopes; 5. Providing seismic design parameters, including 2015 IBC soil profile type; 6. Providing recommendations and design criteria for foundation and floor slab support, including conventional spread foundations; 7. Providing recommendations for erosion and sediment control during wet weather grading and construction; and 8. Preparing a written Geotechnical Engineering Report summarizing our site observations and conclusions, and our geotechnical recommendations and design criteria, along with the supporting data. The above scope of work was summarized in our Proposal for Geotechnical Engineering Services dated December 27, 2016. We received authorization on from you on December 27, 2016. SITE CONDITIONS Surf ace Conditions The proposed storage facility is located within an area of existing commercial and residential development. The project site consists of three tax parcels that, when combined, are generally irregular in shape, measure approximately 335 to 2930 feet deep (east to west) by 120 to 175 feet wide (north to south). and encompass about 3.02 acres. The site is bounded by commercial development to the north, residential development to the south and east, and by Pacific Highway South to the west The site generally slopes down towards the north and east. The western portion of the site generally slopes down towards the north at 8 to 12 percent, with a localized area of 20 to 35 percent. The central portion of the site is generally flat and gently slopes down to the east at approximately 2 to 4 percent. The eastern portion of the site slopes down towards the eastern property boundary at 5 to 8 percent. Total topographic relief across the site is on the order of 25 feet The existing site topography is shown on the Site and Exploration Plan, Figure 2. The western portion of the site has been cleared and partially developed and is mostly covered in gravel surfacing. The eastern portion of the site is vegetated with second growth forest, a mixture of fir and deciduous trees with a moderate to dense understorey of native and invasive shrubs. No evidence of slope instability or soil movement was observed at the site at the time of our site visit. No evidence of standing water, seeps, or springs was observed on the site. Site Soils The Natural Resource Conservation Survey (NRCS) Web Soil Survey maps the site as being underlain by Alderwood gravelly sandy loam (Ag() soils. The Alderwood soils are derived from glacial till, for on slopes of 8 to 15 percent, have a "moderate" erosion hazard when exposed, and are included in hydrologic soils group C. The NRCS soils map is included as Figure 3. Site Geology The Geologic Map of the Poverty Bay 7.5-minute Quadrangle, Washington (Booth, Troost, Waldron, 2003) maps the site as being underlain by Vashon glacial till (Qvt). The glacial till soils were G EORESOU RCES . . -.. --·------Daffodil,Pa(ificHighway.RG,Draft-- March 17, 2017 page I 3 deposited during the Vashon Stade of the Fraser Glaciation, approximately 12,000 to 15,000 years ago. The till generally consists of a heterogeneous mixture of gravel, sand, silt, and clay that was deposited at the base of the advancing continental ice mass. These soils were subsequently overridden by the glacier. As such, glacial till is considered to be over consolidated and generally has high strength and low compressibility characteristics where undisturbed. The above referenced geologic map is included as Figure 4. No evidence of deep seated erosion or other active landslide activity was observed at the time of our site visit. No areas of landslide deposits or mass wasting are noted on the referenced map within the immediate vicinity of the site. Subsurface Explorations On January 3, 2017, a field geologist from Geo Resources, LLC was on site and monitored the excavation of 4 test pits to depths of 6 and 12 feet below the existing ground surface. The test pits we excavated by a medium-sized excavator working for you. The specific number, locations, and depths of our explorations were selected by GeoResources personnel based on the configuration of the proposed development and were adjusted in the field based on site access limitations and encountered stratigraphy. Our field geologist continuously monitored the explorations, maintained logs of the subsurface conditions encountered, obtained representative soil samples, and observed pertinent site features. Representative soil samples obtained from the explorations were placed in sealed plastic bags and taken to a laboratory for further examination and testing as deemed necessary. Each test pit was then backfilled with the excavated soils and bucket tamped in place, but not otherwise compacted. The subsurface explorations excavated as part of this evaluation indicate the subsurface conditions at specific locations only, as actual subsurface conditions can vary across the site. Furthermore, the nature and extent of such variation would not become evident until additional explorations are performed or until construction activities have begun. Based on our experience in the area and extent of prior explorations in the area, it is our opinion that the soils encountered in the explorations are generally representative of the soils at the site. The soils encountered were visually classified in accordance with the Unified Soil Classification System (USCS) and ASTM D: 2488. The uses is included in Appendix A as Figure A-1. The approximate locations of our test pits are indicated on the attached Site and Exploration Plan, Figure 2, while the descriptive logs of our test pits are included as Figure A-2. Subsurface Conditions Our test pits encountered variable subsurface conditions. Test pits in the eastern, forested portion of the site encountered about 1 Yz feet of topsoil and forest duff overlying a bout 3 feet of tan to light brown sandy gravel and silt with a reworked texture that appeared to be in a medium dense, moist condition. We interpret these upper gravelly soils as undocumented fill material. Below the fill material, our test pits encountered 7 to 9 feet of dark brown sand that appeared to contain ~ighly variable fractions of gravel, silt, debris and organic material. The dark brown soils appeared to be in a loose to medium dense and moist to saturated condition at the time of our explorations. We interpret these organic rich soils as undocumented fill material. Below these soils our test pits encountered tan to gray sandy gravel with silt that appeared to be in a dense, moist condition to the full depth explored. We interpret these lower soils as glacial till. GEORESOURCES _____ _.o_a_ff..od ll.P.a~jfi.c.l:ligb>~fay,,.R~ .. D..r:a.ft~------------------------------ March 17, 2017 page 14 The test pits on the western, developed or previously developed portion of the site generally encountered about 1 foot of imported gravelly fill material overlying about 33'1 to 4 feet of tan to orange gravel with silt and sand that appeared to be in a medium dense to dense, moist condition. We interpret these upper soils as weathered glacial till. Below the weathered till soils, our test pits encountered gray gravel with silt and sand in a dense to very dense, moist condition to the full depth explored. We interpret these lower soils as glacial till. Groundwater Conditions Groundwater seepage was observed from the lower portions of the organic-rich undocumented fill soils. We interpret the observed seepage as indicative of perched groundwater. Perched groundwater typically develops when the vertical infiltration of precipitation through a more permeable soil is slowed at depth by a deeper, less permeable soil type. We anticipate fluctuations in the local groundwater levels will occur in response to precipitation patterns, off-site construction activities, and site utilization. ENGINEERING CONCLUSIONS AND RECOMMENDATIONS Based on the results of our data review, site reconnaissance, subsurface explorations and our experience in the area, it is our opinion that the site is suitable for the proposed development, provided the conclusions and geotechnical recommendations regarding the design and construction of the proposed development presented below are included into the project plans. Erosion Hazard Areas per Federal Way Revised Code The City of Federal Way code defines erosion hazard areas as "those areas having a "severe" or "very severe" erosion hazard due to natural agents such as wind, rain, splash, frost action or stream flow." The site soils are mapped as AgDC which has a moderate erosion hazard when exposed. Conventional construction BMP's should be installed prior to beginning construction. This should provide adequate erosion control for the disturbed areas of the site. It is critical that the installed erosion control measures be monitored, maintained, and, if necessary, modified based on changing site conditions. In the event that the site is not worked for 7 days or more, the disturbed areas should be adequately protected and maintained. This may include the use of plastic sheeting or mulching over exposed soils. Erosion control should specifically include the installation of silt fencing along the downslope and side slopes of the active construction area. Straw waddles and berms may also be necessary. We have not been provided with a copy of the proposed Temporary Erosion and Sediment Control (TESC) plan at this time; however, provided standard BMP's are installed prior to beginning construction, the potential for erosion or sediment leaving the site should be minimal. Landslide Hazard Areas per Federal Way Revised Code The Federal Way City Code defines landslide hazard areas as "those areas potentially subject to episodic downslope movement of a mass of soil or rock including but not limited to the following areas: a. Any area with a combination of: GEORESOURCES . ( . . ------·· Daffod il,Pa cifi cHighway,,RG rl)raft------------------------------- March 17, 2017 page I 5 1. Slopes greater than 15 percent; 2. Permeable sediment overlying a relatively impermeable sediment or bedrock; 3. Springs or groundwater seeps. b. Any area which has shown movement during the Holocene epoch, from 10,000 years ago to the present, or which is underlain by mass wastage debris of that epoch. c. Areas potentially unstable as a result of rapid stream incision, stream bank erosion, and undercutting by wave action. d. Areas located in a canyon or on an active alluvial fan, presently or potentially subject to inundation by debris flows or catastrophic flooding. e. Areas that have a "severe" limitation for building site development because of slope conditions, according to the USDA SCS. f. Those areas mapped as Class U (Unstable), Uos (Unstable old slides), and Urs (unstable recent slides} by the Department of Ecology. g. Slopes having a gradient steeper than 80 percent subject to rock fall during seismic shaking" The site has slopes steeper than 15 percent, and portions of the undocumented fil I material may constitute permeable sediment over impermeable sediment, but we did not observe any seeps or springs from the sloping, eastern portions of the site. No soil movement during the Holocene epoch was observed or mapped at or within the vicinity of the site. Based on the gradient of the adjacent stream and our interpretation of the subsurface conditions, it is our opinion that there is no potential for stream incision at the site that would result in over-steepened slopes. No alluvial fans are mapped at or near the site, nor did we see any evidence of such during our site visit. The site is mapped as having a "moderate" limitation for building by the Soil Conservation Survey. The site is not mapped by the Department of Ecology. No slopes steeper than 80 percent are present at or near the site. Based on our observations and literature review, it is our opinion the site contains none of the above landslide hazard indicators, and does not meet the definition of a landslide hazard area. Therefore, the City of Federal Way should not impose a geologically hazardous area setback at the site. Buffers/Setbacks The City of Federal Way building department may require a building setback in accordance with 2015 IBC (International Building Code) standard requirements. The 2015 IBC, Section 1808.7 requires a building setback from slopes that are steeper than 3H:1V {Horizontal: Vertical) unless evaluated and reduced, and/or a structural setback is provided, by a licensed geotechnical engineer. The setback distance is calculated based on the vertical height of the slope. The typical 2015 IBC setback from the top of the slope equals one third the height of the slope. The slopes steeper than 33 percent at the site have a vertical height of approximately 5 feet. Per the 2015 IBC, a minimum setback of 2 feet from the top of the slope is required. Seismic Hazards per Federal Way Revised Code The City of Federal Way Municipal Code defines seismic hazard areas as "those areas subject to severe risk of earthquake damage as a result of seismically induced ground shaking, slope failure, GEO RESO URCES _______ Qaff.odiJ,f:.acificl:Jighway.RG.Draft _______________________________ _ March 17, 2017 page I 6 settlement or soil liquefaction, or surface faulting. These conditions occur in areas underlain by cohesionless soils of low density usually in association with a shallow groundwater table." Based on our observation and the subsurface units mapped at the site, we interpret the structural site conditions to correspond to a seismic Site Class "C" in accordance with the 2015 IBC Section 1613.3.2 which references ASCE 7-10, Section 20.3-1. This is based on the inferred SPT (Standard Penetration Test} blow counts for the soil type encountered in our test pits. Liquefaction is a phenomenon where there is a reduction or complete loss of soil strength due to an increase in pore water pressure. The increase in pore water pressure is induced by seismic vibrations. Liquefaction mainly affects geologically recent deposits of loose, fine-grained sands that are below the groundwater table. Saturated soils we not encountered at the site at the time of our subsurface explorations, and the glacially consolidated soils will not likely density due to seismic activity. Therefore, it is our opinion that the risk for liquefaction to occur at this site during an earthquake is negligible. Provided the undocumented fill material is mitigated and the design criteria listed below are followed, the proposed structure should have no greater seismic risk damage than other appropriately designed structures in the Puget Sound area. Foundation Support We recommend that spread footings be founded on the medium dense weathered till soils, the very dense glacial till soils, or on structural fill that extends to suitable native soils. The native soil at the base of the excavations should be disturbed as little as possible. All loose, soft or unsuitable material should be removed or recompacted, as appropriate. All footing elements should be embedded at least 18 inches below grade for frost protection. We recommend a minimum width of 24 inches for isolated footings and at least 16 inches for continuous wall footings. Footings founded on the native glacial till soils may be designed to exert a maximum allowable bearing pressure of 3,500 psf {pounds per square foot) for combined dead and long-term live loads, while footings founded on structural fill that extends to the native glacial till soils or on the weathered till soils should be designed to exert a maximum allowable bearing pressure of 2,500 psf for combined dead and long-term live loads. The weight of the footing and any overlying backfill may be neglected. The allowable bearing value may be increased by one-third for transient loads such as those induced by seismic events or wind loads. Lateral loads may be resisted by friction on the base of footings and floor slabs and as passive pressure on the sides of footings. We recommend that an allowable coefficient of friction of 0.35 be used to calculate friction between the concrete and the underlying soil. Passive pressure may be determined using an allowable equivalent fluid density of 350 pcf (pounds per cubic foot). Factors of safety have been applied to these values. We estimate that total static settlements of footings designed and constructed as recommended will be less than 1 inch over a 50 foot length, for the anticipated load conditions, with differential settlements between comparably loaded footings of Y:z inch or less. Typical building settlements within granular soils occur essentially as loads are being applied. However, disturbance of the foundation subgrade during construction cou Id result in larger settlements than predicted. Alternative Foundation Support -GeoPier® As an alternative to overexcavation, processing and replacement for bearing pads, an array of aggregate piers could also be used to improve the bearing capacity of soils beneath spread footings and, depending on the required depths, may be more cost effective. "Geopier®" is a GEO RESOURCES . . ----Daffodil.PacificH ighway,RG.Qraft'---------------------------------- March 17, 2017 page J 7 proprietary name for the most common type of aggregate pier, but others might be available. Regardless of type, all aggregate piers are installed by boring down to a suitable soil horizon and then backfilling the borehole with compacted granular soil. Typical borehole diameters range from about 24 to 36 inches. In our opinion. aggregate piers would provide favorable support for spread footings. thereby eliminating the need for a deep over-excavation and replacement as described previously. For all locations, we recommend that the aggregate pier designer ensure that the piers have sufficient depths and widths to provide the bearing capacities described above. Floor Slab Support We anticipate that the proposed storage buildings will have slab on grade floors. Slab on grade floors should be supported on the dense native soils or on structural fill prepared as described above. Areas of old fill material should be evaluated during grading activity for suitability of structural support. Areas of significant organic debris should be removed. We recommend that floor slabs be directly underlain by a minimum 4-inch thick pea gravel or washed 5/8-inch crushed rock. This layer should be placed and compacted to an unyielding condition and should contain less than 2 percent fines. A synthetic vapor retarder is recommended to control moisture migration through the slabs. This is of particular importance where moisture migration through the slab is an issue, such as where adhesives are used to anchor carpet or tile to the slab. A subgrade modulus of 350 kcf (kips per cubic foot} may be used for floor slab design. We estimate that settlement of the floor slabs designed and constructed as recommended, will be 1/2 inch or less over a span of 50 feet. Subgrade and Retaining Walls The lateral pressures acting on subgrade and retaining walls (such as basement walls) will depend upon the nature and density of the soil behind the wall. It is also dependent upon the presence or absence of hydrostatic pressure. If the walls are backfilled with granular well-drained soil, we recommend using an allowable equivalent fluid pressures of 35 pd for the active condition and 55 pcf for the at rest condition. This design value assumes a level backslope and drained conditions as described below. Adequate drainage behind retaining structures is imperative. Positive drainage which controls the development of hydrostatic pressure can be accomplished by placing a zone of drainage behind the walls. Granular drainage material should contain less than 2 percent fines and at least 30 percent greater than the US #4 sieve. A geocomposite drain mat may also be used instead of free draining soils, provided it is installed in accordance with the manufacturer's instructions. A soil drainage zone should extend horizontally at least 18 inches from the back of the wall. The drainage zone should also extend from the base of the wall to within 1 foot of the top of the wall. The soil drainage zone should be compacted to approximately 90 percent of the MDD. Over-compaction should be avoided as this can lead to excessive lateral pressures. A minimum 4-inch diameter perforated or slotted PVC pipe should be placed in the drainage zone along the base and behind the wall to provide an outlet for accumulated water and direct accumulated water to an appropriate discharge location. We recommend that a nonwoven geotextile filter fabric be placed between the soil drainage material and the remaining wall backfill to reduce silt migration into the drainage zone. The infiltration of silt into the drainage zone can, with time. reduce the permeability of the granular material. The filter fabric should be placed such that it GEO RESOURCES _____ Daffo.dU.e,acifl_ctlJgbw.ayJR<3 ... Qca1'.t ______________________________ _ March 17, 2017 page I 8 fully separates the drainage material and the backfill, and should be extended over the top of the drainage zone. Lateral loads may be resisted by friction on the base of footings and as passive pressure on the sides of footings and the buried portion of the wall, as described in the "Foundation Support" section. We recommend that an allowable coefficient of friction of 0.35 be used to calculate friction between the concrete and the underlying soil. Passive pressure may be determined using an allowable equivalent fluid density of 350 pcf (pounds per cubic foot}. Factors of safety have been applied to these values. Temporary Excavations All job site safety issues and precautions are the responsibility of the contractor. The following cut/fill slope guidelines are provided for planning purposes only. Temporary cut slopes will likely be necessary during grading operations or utility installation. All excavations at the site associated with confined spaces, such as utility trenches and retaining walls, must be completed in accordance with local, state, or federal requirements. Based on current Washington State Safety and Health Administration {WSHA) regulations, the fill encountered at the site would be classified as Type C soils, while the weather glacial till on the site would be classified as Type B soils, and the glacial till would be classified as Type A soils. According to WSHA, for temporary excavations of Jess than 20 feet in depth, the side slopes in Type A soils should be laid back at a slope of %H:1V (Horizontal: Vertical) or flatter, while Type B soils should be laid back at a slope inclination of 1 H:1V or flatter from the toe to the crest of the slope, and Type C soils should be sloped at a maximum inclination of 1.SH:1V. All exposed slope faces should be covered with a durable reinforced plastic membrane during construction to prevent slope raveling and rutting during periods of precipitation. These guidelines assume that all surface loads are kept at a minimum distance of at least one half the depth of the cut away from the top of the slope and that significant seepage is not present on the slope face. Flatter cut slopes will be necessary where significant raveling or seepage occurs, or if construction materials will be stockpiled along the slope crest. Where it is not feasible to slope the site soils back at these inclinations, a retaining structure should be considered. Where retaining structures are greater than 4-feet in height (bottom of footing to top of structure) or have slopes of greater than 15 percent above them, they should be engineered per Washington Administrative Code {WAC 51-16-080 'item 5). This information is provided solely for the benefit of the owner and other design consultants, and should not be construed to imply that GeoResources assumes responsibility for job site safety. It is understood that job site safety is the sole responsibility of the project contractor. Site Drainage All ground surfaces, pavements and sidewalks at the site should be sloped away from the structures. Surface water runoff should be controlled by a system of curbs, berms, drainage swales, and or catch basins, and conveyed to an appropriate discharge point. We recommend that footing drains are installed for the residence in accordance with IBC 1807.4.2, and basement walls (if utilized) have a wall drain as describe above. The roof drain should not be connected to the footing drain. If the basement cut extends below the adjacent municipal stormwater system, a sump and pump system may be required. GEORESOURCES . I -----Daffodil,P-aEifiEHighway,RG,Draft -------------------------------- March 17, 2017 page J 9 EARTHWORK RECOMMENDATIONS Site Preparation All structural areas on the site to be graded should be stripped of vegetation, organic surface soils. and other deleterious materials including existing structures, foundations or abandoned utility lines. Organic topsoil is not suitable for use as structural fill, but may be used for limited depths in non-structural areas. Stripping depths ranging from 4 to 18 inches should be expected to remove these unsuitable soils. Thicker topsoil or organic debris may be encountered in areas of heavy vegetation or depressions. In addition to removal of the topsoil, the undocumented fill soils on the eastern portion of the site should be removed. We understand the proposal is to process these soils on site and replace them as structural fill. Recommendations regarding removal, processing and replacement of the undocumented fill is discussed below in the "Suitability of On-Site Materials as Fill" section. Where placement of fill material is required, the stripped/exposed subgrade areas should be compacted to a firm and unyielding surface prior to placement of any fill. Excavations for debris removal should be backfilled with structural fill compacted to the densities described in the "Structural Fill" section of th is report. We recommend that a member of our staff evaluate the exposed subgrade conditions after removal of vegetation and stripping/processing is completed and prior to placement of structural fill. The exposed subgrade soil should be proof-rolled with heavy rubber-tired equipment {where (practical) during dry weather or probed with a 12-inch-diameter steel T-probe during wet weather conditions. Soft, loose or otherwise unsuitable areas delineated during proofrolling or probing should be recompacted, if practical, or over-excavated and replaced with structural fill. The depth and extent of overexcavation should be evaluated by our field representative at the time of construction. Structural Fill All material placed as fill associated with mass grading, as utility trench backfill, under building areas. or under roadways should be placed as structural fill. The structural fill should be placed in horizontal lifts of appropriate thickness to allow adequate and uniform compaction of each lift. Structural fill should be compacted to at least 95 percent of MDD (maximum dry density as determined in accordance with ASTM D-1557). The appropriate lift thickness will depend on the structural fill characteristics and compaction equipment used. We recommend that the appropriate lift thickness be evaluated by our field representative during construction. We recommend that our representative be present during site grading activities to observe the work and perform field density tests. The suitability of material for use as structural fill will depend on the gradation and moisture content of the soil. As the amount of fines (material passing US No. 200 sieve) increases, soil becomes increasingly sensitive to small changes in moisture content and adequate compaction becomes more difficult to achieve. During wet weather, we recommend use of well-graded sand and gravel with less than 5 percent (by weight) passing the US No. 200 sieve based on that fraction passing the %-inch sieve, such as Gravel Backfill for Walls (WSDOT 9-03.12(2)). If prolonged dry weather prevails during the earthwork and foundation installation phase of construction, higher fines content (up to 10 to 12 percent) may be acceptable. GEO RESOURCES -_____ _,Qaffo,di).P.acifi~High~ay, .. RG.Qca~,."---------------------------------- March 17, 2017 page I 10 Material placed for structural fill should be free of debris, organic matter, trash, and cobbles greater than 6-inches in diameter. The moisture content of the fill material should be adjusted as necessary for proper compaction. Suitability of On-Site Materials as Fill During dry weather construction, any nonorganic onsite soil may be considered for use as structural fill; provided it meets the criteria described above in the "Structural Fill" section and can be compacted as recommended. If the moisture content of the soil is over optimum when excavated, it will be necessary to aerate or dry the soil prior to placement as structural fill. The previously placed fill encountered across the site consist of a mixture of sand, silt, and gravel with debris and abundant organic material. We do not anticipate that these soils will be suitable for use as structural fill because of the presence of debris and organic material unless they are processed. Removal and processing of the undocumented fill soils should include excavating down to native soils, and an appropriate level of processing to meet the specification for common borrow WSDOT 9-03.14(3). GeoResources personnel should provide sufficient laboratory testing and monitoring to ensure the above specification is met and the material is replaced as structural fill. The deeper weathered glacial till is generally comparable to "common borrow" material and will be suitable for use as structural fill provided the moisture content is maintained within 2 percent of the optimum moisture level. We recommend that completed graded areas be restricted from traffic or protected prior to wet weather conditions. The graded areas may be protected by paving, placing asphalt-treated base, a layer of free-draining material such as pit run sand and gravel or clean crushed rock material containing less than S percent fines, or some combination of the above. Erosion Control Weathering, erosion and the resulting surficial sloughing and shallow land sliding are natural processes. As noted, no evidence of surficial raveling or sloughing was observed at the site. To manage and reduce the potential for these natural processes, we recommend erosion protection measures will need to be in place prior to grading activity on the site. Erosion hazards can be mitigated by applying Best Management Practices (BMP's) outlined in the 2016 King County Site Development Manual. Wet Weather and Wet Condition Considerations In the Puget Sound area, wet weather generally begins about mid-October and continues through about May, although rainy periods could occur at any time of year. Therefore. it is strongly encouraged that earthwork be scheduled during the dry weather months of June through September. Most of the soil at the site contains sufficient fines to produce an unstable mixture when wet. Such soil is highly susceptible to changes in water content and tends to become unstable and impossible to proof-roll and compact if the moisture content exceeds the optimum. In addition, during wet weather months, the groundwater levels could increase, resulting in seepage into site excavations. Performing earthwork during dry weather would reduce these problems and costs associated with rainwater, construction traffic, and handling of wet soil. However, should wet weather/wet condition earthwork be unavoidable, the following recommendations are provided: GEO RESOURCES ,,. .. ------Daffedil.Padfi€H ighway,;RG,Dr:aft---------------------------------· March 17. 2017 page I 11 • The ground surface in and surrounding the construction area should be sloped as much as possible to promote runoff of precipitation away from work areas and to prevent ponding of water. • Work areas or slopes should be covered with plastic. The use of sloping, ditching, sumps, dewatering, and other measures should be employed as necessary to permit proper completion of the work. • Earthwork should be accomplished in small sections to minimize exposure to wet conditions. That is, each section should be small enough so that the removal of unsuitable soils and placement and compaction of clean structural fill could be accomplished on the same day. The size of construction equipment may have to be limited to prevent soil disturbance. It may be necessary to excavate soils with a backhoe, or equivalent, and locate them so that equipment does not pass over the excavated area. Thus. subgrade disturbance caused by equipment traffic would be minimized. • Fill material should consist of clean, well-graded, sand and gravel, of which not more than 5 percent fines by dry weight passes the No. 200 mesh sieve, based on wet-sieving the fraction passing the 3A-inch mesh sieve. The gravel content should range from between 20 and 50 percent retained on a No. 4 mesh sieve. The fines should be non-plastic. • No exposed soil should be left uncompacted and exposed to moisture. A smooth-drum vibratory roller, or equivalent, should roll the surface to seal out as much water as possible. • In-place soil or fill soil that becomes wet and unstable and/or too wet to suitably compact should be removed and replaced with clean, granular soil (see gradation requirements above). • Excavation and placement of structural fill material should be observed on a full-time basis by a geotechnical engineer (or representative) experienced in wet weather/wet condition earthwork to determine that all work is being accomplished in accordance with the project specifications and our recommendations. • Grading and earthwork should not be accomplished during periods of heavy, continuous rainfall. We recommend that the above requirements for wet weather/wet condition earthwork be incorporated into the contract specifications. Additional Services Should deep foundations be considered as an alternative to removal, processing and recompacting the undocumented fill, we may need to explore the deeper subsurface conditions at the subject site depending on the foundation option selected. This would include returning to the site and completing additional borings at the proposed deep foundation locations. We recommend we are retained to review those portions of the 90 percent plans and specifications pertaining to the foundations and earthwork to determine that they are in accordance with recommendations presented in this report. Construction Observation We recommend that GeoResources, LLC be retained to observe the geotechnical aspects of construction including stripping, processing of the undocumented fill, foundations, fill placement GEORESOU RCES c._ _____ ,Qaff9_dJl .. eaJ:ifa:Higbw.ay..RG ... Qrnf:t. _______________________________ _ March 17, 2017 page I 12 and compaction, and drainage activities. This observation would allow us to verify the subsurface conditions as they are exposed during construction and to determine that work is accomplished in accordance with our recommendations. If conditions encountered during construction differ from those anticipated, we can provide recommendations for the conditions actually encountered. LIMITATIONS We have prepared this report for use by Daffodil Storage and other members of the design team, for use in the design of a portion of this project. The data used in preparing this report and this report should be provided to prospective contractors for their bidding or estimating purposes only. Our report, conclusions and interpretations are based on our subsurface explorations, data from others and limited site reconnaissance, and should not be construed as a warranty of the subsurface conditions. Variations in subsurface conditions are possible between the explorations and may also occur with time. A contingency for unanticipated conditions should be included in the budget and schedule. Sufficient monitoring, testing and consultation should be provided by our firm during construction to confirm that the conditions encountered are consistent with those indicated by the explorations, to provide recommendations for design changes should the conditions revealed during the work differ from those anticipated, and to evaluate whether earthwork and foundation installation activities comply with contract plans and specifications. The scope of our services does not include services related to environmental remediation and construction safety precautions. Our recommendations are not intended to direct the contractor's methods, techniques, sequences or procedures, except as specifically described in our report for consideration in design. If there are any changes in the loads, grades, locations, configurations or type of facilities to be constructed, the conclusions and recommendations presented in this report may not be fully applicable. If such changes are made, we should be given the opportunity to review our recommendations and provide written modifications or verifications, as appropriate. • • • GEORESOURCES . ' Daffodil.PacificHighway.RG.Draft March 17, 2017 page f 13 We have appreciated the opportunity to be of service to you on this project. If you have any questions or comments, please do not hesitate to call at your earliest convenience. Respectfully submitted, GeoResources, LLC Brad Biggerstaff. LEG Principal VRM:BPB:DCB/vrm DoclD: Daffodll.PaclficHlghway.RG Attachments: Figure 1: Site Vicinity Map Figure 2: Site & Exploration Plan Figure 3: NRCS Soils Map Figure 4: Geologic Map Appendix A • Subsurface Explorations Dana C. Biggerstaff, PE Senior Geotechnical Engineer • ,. . 501.:tncf-Kent- ~ .. ! ~ ! . -: ~ .. •( Des Mo i nes ""' .. ~ -tilt.'--~ : ,tt-• ... i . Re,l,,n,t, < 'r'' .. I I Steel Lek.: .. ,. .. ~ ~''"""°' Sta, Lcke :;:,Je1: [;',•iloh· • .. ~ (:,:t.,1~.;.~n, ) ! ~ '!., . "' • . . ; Approximate Site Location (map created from King County iMap http://gismaps.kingcounty.gov/iMap/) Site Location Map Proposed Storage Facility 27818 Pacific Highway South Federal Way, Washington PN: 7204700-165, -166, 164 r earth science & geotechnical engineering 5007 P~cific Hwy E., ;uite IS I Flft. WA 98424 I 253.896.1011 I w .. w.georosources.rocks Doc ID: Daffodil.PacificHighway.F March 2017 Notto Scale Figure 1 f! • C~UING IRICHAIRD Y +IEULY ,;-• IPARC!EIL 720480017 4l '-.. I I I I • I =l I ~~--+--.--r-,,--~~-J ,.,,or.· r Q _.,., f .; I .. ,. Site Plan provided by Contour Engineering date, ~ Approximate location and number of test r I . \ "-- Site & Exploration Plan Proposed Storage Facility 27818 Pacific Highway South Federal Way, Washington PN: 7204700-165, -166, 164 \ fodil.PacificHighway.F2 March 2017 .-,• I •;t I I 1~ Figure 2 .----------------~---------------,--I ~ .. Approximate Site Location Map created from Web Soi I Survey (http://websoilsurvey.sc.egov.usda.gov/ App/WebSoilSu rvey.aspx} Soil Soil Name Parent Material Type AgC Alderwood gravelly sandy loam Glacial till Slopes Erosion Hazard 8 to 15 Moderate NRCS Soils Map Proposed Storage Facility 27818 Pacific Highway South Federal Way, Washington PN:7204700-165,-166, 164 Hydro logic Soils Group C Not to Scale earth science & geotechnic.al eng1net~ring S007 Pacific Hwy£ .. S~iC• 1• I Fife, WA 98424 l 253.89610111 w·.vw.;toresourm.ro,ks Doc ID: Daffodil.PacificHighway.F March 2017 Figure 3 ..---------------=--..-------------------=--,--.\r--------------~ 'J . \ ,-=: '-' '-' (, _:;,"?- ,:.. '\ . Approximate Site Location (An excerpt from the Geologic Map of the Poverty Boy 7.5-minute Quadrangle, Washington, by Booth, D.B., Waldron, H.H., and Troost, K.G., 2003) Qgt Glacial till eanh science & geotechnk:al e:;ginet'?ring S007 Pa<ifi< ~wy £., 5•ite 16 I Fife. VIA 98124 I 25,.396 :on j ww.v ge,resou•ce;.rqcks USGS Geologic Map Proposed Storage Facility 27818 Pacific Highway South Federal Way, Washington PN: 7204700-165, -166, 164 DoclD: Daffodil.PacificHighway.F March 2017 Not to Scale Figure 4 Appendix A Subsurface Explorations ,-, .. , I • ' ' -0 I c-c ['ASS IFI CATro·f:J-SYSTE-rvi MAJOR DIVISIONS GROUP GROUP NAME SYMBOL GRAVEL CLEAN GW WELL-GRADED GRAVEL, FINE TO COARSE GRAVEL GRAVEL GP POORLY-GRADED GRAVEL COARSE GRAINED More than 50% GRAVEL GM SIL TY GRAVEL SOILS Of Coarse Fraction WITH FINES Retained on GC CLAYEY GRAVEL No.4Sieve SAND CLEAN SAND SW WELL-GRADED SAND. FINE TO COARSE SAND More than 50% SP POORLY-GRADED SAND Retained on No. 200 Sieve More than 50% SAND SM SILTY SAND Of Coarse Fraction WITH FINES Passes SC CLAYEY SAND No.4Sieve SILT AND CLAY INORGANIC ML SILT FINE CL CLAY GRAINED SOILS Liquid Limit ORGANIC OL ORGANIC SILT, ORGANIC CLAY Less than 50 SILT AND CLAY INORGANIC MH SILT OF HIGH PLASTICITY, ELASTIC SILT More than 50% CH CLAY OF HIGH PLASTICITY, FAT CLAY Passes No. 200 Sieve Liquid Limit ORGANIC OH ORGANIC CLAY, ORGANIC SILT SO or more HIGHLY ORGANIC SOILS PT PEAT NOTES: SOIL MOISTURE MODIFIERS: 1. Field classification is based on visual examination of soil Dry-Absence of moisture. dry to the touch in general accordance with ASTM D2488-90. Moist-Damp. but no visible water 2. Soil classification using laboratory tests is based on ASTM D2487-90. Wet-Visible free water or saturated, usually soil is obtained from below water table 3. Description of soil density or consistency are based on interpretation of blow count data, visual appearance of soils. and or test data. Unified Soils Classification System -~~ Proposed Storage Facility 27818 Pacific Highway South GEORESOURCES Federal Way, Washington PN: 7204700-165, -166, 164 earth :,cience & geotecl1nical engineering 5007 fad Ii c Hwy f .. ,ui1e 16 I fife, WA 98424 I 253.396. 1011 I 1h0,w.georesou1re~.rock~ Doc ID: Daffodil.PacificHighway.F I March 2017 j Figure A-1 Depth (ft) 0 -1Yi 1Y2 -3 3 -9 9 -12 Depth (ft) 0 -1Yi 1Yi -4 3Yi -7 7 -12 Depth (ft) 0 -3Ji % -3Yi 3Y2 -6 Logged by: STM Soil Type - GP-SM SP-SM GP-GM Soil Type - GP-SM SP-SM Soil Type GP GP-GM GP-GM Test Pit TP-1 Location: E portion of site Soil Description Topsoil/Forest Duff Tan sandy gravel with some silt, debris (medium dense, moist)(fill) Dark brown sand with silt, some gravel, organic debris & refuse (loose to medium dense, moist)(fill) Tan grading to gray sandy gravel and silt (dense, moist to wet)(till) Terminated at 12 feet below ground surface. Minor caving observed from 4 to 8 feet bgs. Groundwater seepage observed at 8 to 9 feet bgs. Test Pit TP-2 Location: E center portion of site Soil Description Topsoil/duff Tan sandy gravel with some silt, debris (medium dense, moist}(filf} Dark brown sand with silt, some gravel, organic debris & refuse {loose to medium dense, moist)(fill) Tan grading to gray sandy gravel and silt (dense, moist to wet}(till) Terminated at 12 feet below ground surface. No caving observed at the time of excavation. Minor groundwater seepage observed.6 to 7 feet bgs. Test Pit TP-3 Location: South center of project site Soil Descri ption Tan gravel with silt and sand, reworked (very dense, moist}(fill} Tan to orange gravel with silt and sand (medium dense, moist)(weathered till) Gray to tan gravel with silt and sand (very dense ,moist}(till) Terminated at 6 feet below ground surface. No caving observed at the time of excavation. No groundwater seepage observed. Excavated on:jan 3, 2017 ~~~'\\~"'~~ GE O RE SOU RCES Subsurface Exploration Logs Proposed Storage Facility 27818 Pacific Highway South Federal Way, Washington PN: 7204700-165, -166, 164 earth scienc0. ,'<x ge:;ted1 nical engineering S0C7 P.1cifi< Hwy:, Suite 16 I fife, WA 9~4ZA I 253 ,895 .1011 [ www.geocesourte1 .ro<h Docl D: Daffodil.PacificHighway.F I March 2017 I Figure A·2 "·--------------" ~~~-.-.-i-----------r-I r ,~-------------, 1-----------------Test-P-i t -TR,,4 -----------------1-- Location: W portion of site Depth (ft) Soil Type Soil Descri p tion 0 -1 GP GP-GM GP-GM Imported gravel (dense, moist)(fi/1) 1 4 4 8 Tan to orange gravel with silt and sand {medium dense, moist){weathered till) Gray to tan gravel with silt and sand (very dense ,moist)(till) Terminated at 8 feet below ground surface. No caving observed at the time of excavation. No groundwater seepage observed. Logged by: STM Excavated on: Jan 3, 2017 =--=~-----·~ GEORE SOUR CES earth sdenr:e & geotechnical engineering 5007 Pacifi, Hwy:, Suite 16 f fife. WA 98424 I 253.R96.1011 f www.g,otesourtes.ro,ks Subsurface Exploration Logs Proposed Storage Facility 27818 Pacific Highway South Federal Way, Washington PN: 7204700-165, -166, 164 Doc ID: Daffodil.PacificHighway.F I March 2017 I Figure A-3 ,..---, ~ First American ~~~ Fin,;c American Title Insurance Company 818 Stewart St, Ste 800 Seattle, WA 98101 Phn -(206)728-0400 (800)826-7718 Fax - ESCROW COMPANY INFORMATION : Escrow Officer/Closer: MARIA D. PARRIS mparris@firstam.com First American Title Insurance Company 2910 S Meridian Avenue, Suite 210, Puyallup, WA 98373-1585 Phone: (253)382-2870 -Fax: (866)352-0676 King County Title Team Three 11400 SE 8th Street, Suite 250, Bellevue, WA 98004 Fax No. ( 425) 635-2101 EastsideTitleTeam@firstam.com Tim Daniels tdaniels@firstam.com Michelle Treherne mtreherne@firstam.com Gayle Douce gdouce@firstam.com (425) 635-2100 (425) 635-2100 (425) 635-2100 RECEIVED MAY 1 6 2017 CITY OF FEDERAL WAY COMMUNfTY DEVELO PMENT Kristi Mathis kkmathis@firstam.com (425) 635-2100 PLEASE SEND ALL RECORDING PACKAGES TO 818 STEWART ST1 E. 800, SEATTLE, WA To: First American Escrow/Tacoma 4707 S 19th Street, Suite 101 Tacoma, WA 98405-1151 Attn: Bruce Judson 98101 File No.: 4260-2791840 Customer Reference: 27824 Pacific Highway South, Federal Way, WA 98003 Re: Property Address: 27824 Pacific Highway South, Federal Way, WA 98003 Third Report First American Trtle Form No. 1068-2 ALTA Plain Language Commitment COMMITMENT FOR TITLE INSURANCE Issued by .itment No.: 4260-2791840 Page 2 of 12 FIRST AMERICAN TITLE INSURANCE COMPANY Agreement to Issue Policy We agree to issue a policy to you according to the terms of this Commitment. When we show the policy amount and your name as the proposed insured in Schedule A, this Commitment becomes effective as of the Commitment Date shown in Schedule A. If the Requirements shown in this Commitment have not been met within six months after the Commitment Date, our obligation under this Commitment will end. Also, our obligation under this Commitment will end when the Policy is issued and then our obligation to you will be under the Policy. Our obligation under this Commitment is limited by the following: The Provisions in Schedule A. The Requirements in Schedule B-I. The General Exceptions and Exceptions in Schedule B-11. The Conditions. This Commitment is not valid without Schedule A and Section I and II of Schedule B. First American Title Insurance Company Tim Daniels, Title Officer First American Title Form No. 1068-2 ALTA Plain Language Commitment SCHEDULE A 1. Commitment Date: April 21, 2017 at 7:30 A.M . ,..ommitment No.: 4260-2791840 Page 3 of 12 2. Policy or Policies to be issued: AMOUNT PREMIUM TAX Commercial Basic Rate Standard Owner's Policy $ 1,100,000.00 $ 2m35.00 $ 245.94 Proposed Insured: Woodmont Storage LLC, a Washington limited liability company Simultaneous Rate ALTA Extended Loan Policy Proposed Insured: Banner Bank, ISAOA/ A TIMA $ 715,000.00 $ 3. (A) Toe estate or interest in the land described in this Commitment is: Fee Simple (B) Title to said estate or interest at the date hereof is vested in: 931.00 $ 94.03 Mike Park and Kie Sook Park also appearing of record as Kiy Sook Park, husband and wife; and Yong Kyu Kim, as his separate property, all as their interest may appear of record 4. Toe land referred to in this Commitment is described as follows: Real property in the County of King, State of Washington, described as follows : Toe land referred to in this report is described in Exhibit A attached hereto. First Americ.an Trtle Form No. 1068-2 ALTA Plain Language C.Ommitment The following requirements must be met: SCHEDULE B SECTION I REQUIREMENTS litment No.: 4260-2791840 Page 4 of 12 (A) Pay the agreed amounts for the interest in the land and/or the mortgage to be insured. (B) Pay us the premiums, fees and charges for the policy. (C) Documents satisfactory to us creating the interest in the land and/or the mortgage to be insured must be signed, delivered and recorded: (D) You must tell us in writing the name of anyone not referred to in this Commitment who will get an interest in the land or who will make a loan on the land. We may then make additional requirements or exceptions. (E) Releases(s) or Reconveyance{s) of Item(s): (F) Other: (G) You must give us the following infonnation: PART ONE: 1. Any off record leases, surveys, etc. 2. Statement(s) of Identity, all parties. 3. Other: SCHEDULE B SECTION II GENERAL EXCEPTIONS A. Taxes or assessments which are not shown as existing liens by the records of any taxing authority that levies taxes or assessments on real property or by the public records. B. Any facts, rights, interests, or claims which are not shown by the public records but which could be ascertained by an inspection of said land or by making inquiry of persons in possession thereof. C. Easements, claims of easement or encumbrances which are not shown by the public records. D. Discrepancies, conflicts in boundary lines, shortage in area, encroachments, or any other facts which a correct survey would disclose, and which are not shown by the public records. E. (A) Unpatented mining claims; (B) Reservations or exceptions in patents or in Acts authorizing the issuance thereof; (C) Water rights, dairns or title to water; whether or not the matters excepted under (A), (B) or (C) are shown by the public records; (D) Indian Tribal Codes or Regulations, Indian Treaty or Aboriginal Rights, including easements or equitable servitudes. F. Any lien, or right to a lien, for services, labor or materials or medical assistance heretofore or hereafter furnished, imposed by law and not shown by the public records. G. Any service, installation, connection, maintenance, construction, tap or reimbursement charges/costs for sewer, water, garbage or electricity. H. Defects, liens, encumbrances, adverse claims or other matters, if any, created, first appearing in the public records or attaching subsequent to the effective date hereof, but prior to the date the proposed insured acquires of record for value the escrow or interest or mortgage(s) thereon covered by this Commitment. First American Trtle ) Form No. 1068-2 ALTA Plain language Commitment ..:Ommitment No.: 4260·2791840 Page 5 of 12 PARTTWO: SCHEDULE B SECTION II EXCEPTIONS Any policy we issue will have the following exceptions unless they are taken care of to our satisfaction. The printed exceptions and exclusions from the coverage of the policy or policies are available from the office which issued this Commitment. Copies of the policy forms should be read. 1. Lien of the Real Estate Excise Sales Tax and Surcharge upon any sale of said premises, if unpaid. As of the date herein, the excise tax rate for the City of Federal Way is at 1.78 %. Levy/Area Code: 1205 2. General Taxes for the year 2017. The first half becomes delinquent after April 30th. The second half becomes delinquent after October 31st. Tax Account No.: 720480016602 1st Half Amount Billed: $ 3,420.67 Amount Paid: $ 0.00 Amount Due: $ 3,420.67 Assessed Land Value: $ 448,500.00 Assessed Improvement Value: $ 0.00 2nd Half Amount Billed: $ 3,420.67 Amount Paid: $ 0.00 Amount Due: $ 3,420.67 Assessed Land Value: $ 448,500.00 Assessed Improvement Value: $ 0.00 Affects: Parcel A 3. General Taxes for the year 2017. The first half becomes delinquent after April 30th. The second half becomes delinquent after October 31st. Tax Account No.: 720480016503 1st Half Amount Billed: $ 586.72 Amount Paid: $ 0.00 Amount Due: $ 586.72 Assessed Land Value: $ 84,000.00 Assessed Improvement Value: $ 0.00 2nd Half Amount Billed: $ 586.72 Amount Paid: $ 0.00 Amount Due: $ 586.72 Assessed Land Value: $ 84,000.00 Assessed Improvement Value: $ 0.00 Affects: Parcel B 4. General Taxes for the year 2017. The first half becomes delinquent after April 30th. The second half becomes delinquent after October 31st. first American Trtle Form No. 1068·2 itment No.: 4260-2791.840 ALTA Plain Language Commitment Page 6 of 12 Tax Account No.: 720480016404 1st Half Amount Billed: $ 3,209.83 Amount Paid: $ 0.00 Amount Due: $ 3,209.83 Assessed Land Value: $ 453,500.00 Assessed Improvement Value: $ 0.00 2nd Half Amount Billed: $ 3,209.82 Amount Paid: $ 0.00 Amount Due: $ 3,209.82 Assessed Land Value: $ 453,500.00 Assessed Improvement Value: $ 0.00 Affects: Parcel C 5. Taxes which may be assessed and extended on any subsequent roll for the tax year 2017, with respect to new improvements and the first occupancy which may be included on the regular assessment roll and which are an accruing lien not yet due or payable. 6. Warrant in favor of the State of Washington. Against: Yong Kyu Kyu Kim and Young Sook Kim DBA Kims Auto Service Amount: $2,107.08, plus interest Filed: April 10, 2017 Judgment/Warrant No.: 17-9-08292-4 Case/Cause No.: 17-2-09435-8 Department: Washington State of Labor & Industries 7. The effect of the matter(s) shown in paragraph(s) 6 herein depends upon the identity of the debtor/taxpayer with the name(s} of Yong Kyu Kim. The enclosed identity affidavit should be completed and returned to this office to help determine the identity of said party(s} prior to closing. 8. Terms, conditions, prov1s1ons and stipulations of the Operating Agreement of Woodmont Storage LLC. According to said Agreement dated March 10, 2017, Robert L. Oldright, Edward L. Raisl, Bruce E. Judson, BTT Investment LLC and Jeffrey R. Oldright is/are the member(s) thereof. Any amendments to said Agreement must be submitted. Any conveyance or encumbrance of the property must be executed by said member(s) as provided for therein, subject to said amendments, if any. 9. Unrecorded leaseholds, if any, rights of vendors and security agreement on personal property and rights of tenants, and secured parties to remove trade fixtures at the expiration of the term. 10 . Reservations and exceptions, including the terms and conditions thereof: Reserving: Reserved By: Recorded: Recording Information: mineral Weyerhaeuser Timber Co., a Washington corporation April 12, 1924 1857273 We note no examination has been made regarding the transfer or taxation of the reserved rights. First American Title Form No. 1068-2 ALTA Plain Language Commitment .... ommitment No.: 4260-2791840 Page 7 of 12 11 . Latecomer Charges for Sewage Facilities Agreement and the terms and conditions thereof: Between: Lakehaven Sewer District And: Schnieder Home, Inc. Recording Information: 8605070770 A partial satisfaction of sewer charges, as to property not covered by this commitment, was recorded under Recording Number 8801050908. 12. Easement, including terms and provisions contained therein: Recorded: January 05, 2006 Recording Information: 20060105000439 In Favor Of: Puget Sound Energy, Inc., a Washington corporation For: Electric transmission and/or distribution system 13. Physical Inspection by Express Inspection Services, Inc. , dated March 3, 2017, under Job No. 2791840 discloses the following exceptions to ALT A Extended Owner's/Purchaser Coverage: (A) Westerly adjoiner's gravel vehicle parking appears to encroach onto Parcel C approximately 30 feet. First American Trtle Form No. 1068-2 ALTA Plain Language Commitment INFORMATIONAL NOTES 1itment No.: 4260-2791840 Page 8 of 12 A. Potential charges, for the King County Sewage Treatment Capacity Charge, as authorized under RCW 35.58 and King County Code 28.84.050. Said charges could apply for any property that connected to the King County Sewer Service area on or after February 1, 1990. Note: Properties located in Snohomish County may be subject to the King County Sewage Treatment Capacity Charges. B. Effective January 1, 1997, and pursuant to amendment of Washington State Statutes relating to standardization of recorded documents, certain format and content requirements must be met (refer to RCW 65.04.045). Failure to comply may result in rejection of the document by the recorder or additional fees being charged, subject to the Auditor's discretion. C. Any sketch attached hereto is done so as a courtesy only and is not part of any title commitment or policy. It is furnished solely for the purpose of assisting in locating the premises and First American expressly disclaims any liability which may result from reliance made upon it. D. The description can be abbreviated as suggested below If necessary to meet standardization requirements. The full text of the description must appear in the document(s) to be insured. PTN SEC 33 TWP 22N RGE 4E SW QTR NW QTR, KING COUNTY APN : 720480016602 APN : 720480016503 APN : 720480016404 E. According to the application for title insurance, title is to vest in Woodmont Storage LLC, a Washington limited liability company. Examination of the records discloses no matters pending against said party(ies). F. All matters regarding extended coverage have been cleared for mortgagee's policy. The coverage contemplated by this paragraph will not be afforded in any forthcoming owner's standard coverage policy to be issued. G. The following deeds affecting the property herein described have been recorded within 36 months of the effective date of this commitment: NONE Property Address: 27824 Pacific Highway South, Federal Way, WA 98003 NOTE: The forthcoming Mortgagee's Policy will be the ALTA 2006 Policy unless otherwise noted on Schedule A herein. NOTE: We find no judgments or Federal tax liens against the vestee herein, unless otherwise shown as a numbered exception above. First American Title Form No. 1068·2 ALTA Plain Language COmmibnent CONDITIONS 1. DEFINITIONS . ··-.--". ! ~ommitment No.: 4260·2791840 Page 9 of 12 (a)"Mortgage" means mortgage, deed of trust or other security instrument. {b)"Public Records" means title records that give constructive notice of matters affecting the title according to the state law where the land is located. 2. LATER DEFECTS The Exceptions in Schedule B -Section II may be amended to show any defects, liens or encumbrances that appear for the first time in the public records or are created or attached between the Commitment Date and the date on which all of the Requirements (a) and (c) of Schedule B -Section I are met. We shall have no liability to you because of this amendment. 3. EXISTING DEFECTS If any defects, liens or encumbrances existing at Commitment Date are not shown in Schedule B, we may amend Schedule B to show them. If we do amend Schedule B to show these defects, liens or encumbrances, we shall be liable to you according to Paragraph 4 below unless you knew of this information and did not tell us about it in writing. 4. LIMITATION OF OUR LIABILITY Our only obligation is to issue to you the Policy referred to in this Commitment, when you have met its Requirements. If we have any liability to you for any loss you incur because of an error in this Commitment, our liability will be limited to your actual loss caused by your relying on this Commitment when you acted in good faith to: comply with the Requirements shown in Schedule B -Section I or eliminate with our written consent any Exceptions shown in Schedule B -Section II. We shall not be liable for more than the Policy Amount shown in Schedule A of this Commitment and our liability is subject to the terms of the Policy form to be issued to you. 5. CLAIMS MUST BE BASED ON THIS COMMITMENT Any claim, whether or not based on negligence, which you may have against us concerning the title to the land must be based on this commitment and is subject to its terms. cc: Woodmont Storage LLC cc: Yong Kyu Kim First American Title Form No. 1068-2 ALTA Plain Language Commitment ~ ~~zj( -~· First American ~ I First American Title ':\.~t.!" Privacy Information We Are Committecl to Safeguarding Customer Information 1itment No.: 4260-2791840 Page 10 of 12 First American Title Insurance Company 818 Stewart St, Ste 800 Seattle, WA 98101 Phn -(206)728-0400 (800)826-7718 Fax· In order to better serve your needs now and in the future, we may ask you to provfde us with certain Jnforma~on. We understand that you may be COI\Cerne<I about what we will do with such information -particularly any personal or financial information. We agree that you have a nght to know how we wUI ullll2e the personal Information you provide to us. Therefore, together with our subsidiaries we have adopted this Privacy Policy to govern the use and handlfng of your personal information. Applicability This Privacy Policy governs ()Ur use of the information that you provide to us. It does not govern the manner in which we may use information we have obtained from any other source, s001 as information obtained from a public record or from another person or en,rty. First American has also adopted broader guidelines that govern our use of personal information regardless of Its souN:e. First American calls these guidelines its Fair Information Values. Types of Information Depending upon which of our services you are utilizing, the types of nonpublic. per.;onal information that we may collect include: • Infom,atiOl'I we receive from you on applications, forms and In other communlca!Sons to us, wlleltler In writing, In person, by telephone or any other means; • Information about your transactions wtth us, our affiliated companies, or odle~; and • Information we receive from a consumer reporting agency. Use of Information We request information from you for our own legttimate business purposes and not for lhe benefit of any nooaffiliated party. Therefore, we will not release your information to nonaffillated partfes except: (I} as necessary for us to preside the prQduct or service you have requested of us; or (2) as permitted by law. We may, however, $!Ore Sll(h information indefinitely, including the period after whieh any customer relationship has ceased. Such information may be used fo, any internal purpose, such as quality contrcl efforts o, customer analysis. We may also provide all of the types of nonpublic personal information liSted above to one or more of our affiliated companies. Such affiliated companies include financial service providers, such as title insurers, property and casualty insurers, and tnist ancl investment advisory companies, or companies Involved In real estate services, such as appraisal companies, home warranty companies and escrow compan,es. Furthermore, we may also provide au the Information we colfect, as de.salbed above, to companfes that perform marketing services on our behalf, on behalf of our affiliated companies or to other financial Institutions with whom we or our affiliated compantes have joint marketing agreements. Former Customers Even If you are no longer our customer, our Privacy Por,cy will continue to apply to you. Confidentiality and Security We wlll use our best efforts to ensure that no unauthorized parties have access to any of your Information. We restnct access to nonpublic personal information about you to those individuals and entities who need to know that Information to provide products or services to you. We wlll use out best efforts to train and oversee our emplovees and agents to ensure that your fnformallon wfll be handled responsibly and In accordance with this Privacy Policy and First American's Fair Information Values. We curren~y maintilin physical, electronic, and procedural safeguards that comply v.ith federal regulations to guard your nonpublic personal information. Information Obtained Through 011r Web Site First American Financial Corporation i, seositive to privacy issues on the Jntemet. We believe it is important you know how we treat the information about you we receive on the Internet. In general, You can visit First American or its affiliates' Web sites on the World Wide Web without telling us who you are or revealing aoy information about yourself. Our Web servers colle,:t the domain names, not the e-mail addresses, of visitors. This Information Is aggregated to measure the number of visits, average time spent on the site, pages viewed and similar lnfo1ma~on. First Amerieon uses this information to measure the use of our site and to develop ideas to improve the Oll'ltent of our site. The,e a,e times, however, when we may need lnfo,mation from you, such as your name and email address. When information is needeCI, we will use our best efforts to let you know at the time of coUectfon how we wlll use the personal Information. Usually, the personal lnformatfon we collect Is used only by us to respond to your inquiry, process an order or allow you to aa:ess specific account/profile Information. If you choose to share any personal information with us, we will only use It In accordance with the policies oo!llned above. Business Relationships first American financial Corporation's site and its affiliates' sites may contain links to other Web sites. While we try to link only to sites that share our high standards and respect for privacy, we are not responsible for lhe content or tile privacy practices employed by other sites. Cookies Some of First American's Web sites may mal(e use of "cookie" technology to measure site activity and to customize information to your personal tastes. A cookie is an element of data that a Web site can send to your browser, whieh may then store tile cookie on your hard drive. FirstAm.com uses stO<ed cookies. The goal of this technology is to better serve you when viSiting our site, save you time when you are here and to provide you with a more meaningful and productive Web sae experience. Fair Information Values Fairness We consider oonsumer expectations about their privacy In all our businesses. We only offer products and services that assure a favorable balance between consumer benefits and cot1Sumer privacy. Public Record We believe tllat an open public record creates slgnfficant value for society, enhances consumer choice and creates consumer opportunity. We actively support an open public record and emphasize Its Importance and contribution to our economy. Use We belfeve we should behave responsibly when we use information about a consume, In our business. We will obey the Jaws governing tile collection, use and dissemination of data. Accuracy We will take reasonable steps to help assure the acruracy of the c!ata we collect, use and disseminate. Where possible, we will take reasc>nable steps to correct Inaccurate lnformati<in. When, as witll the public record, we cannot colTect Inaccurate information, we will take all reasonable steps to assist consumers in identifying the source of the erroneous data so that tile consumer can secure tile required COflections. Edueation We endeavor to educate the users of our products and services, our employees and others in our industry about the importance of consumer privacy. We ,sill inSITuct our employees on our fai, information values and on the responsible collection and use of data. We will encourage others in our industry to correct and use information in a responsible manner. Security We will maintain appropriate fadlltles and systems to protect against unauthorized access to and COJTuption of the data we maintain. Form SO-PRIVACY (9/1/10) Page 1 of 1 Privacy Information (2001-2010 First American Financial Corporation) First Americ.an Title Form No. 1068-2 ALTA Plain Language Commitment ,--·· . .-.. \ ..:ommitment No.: 4260-2791840 Page 11 of 12 FIRST AMERICAN TITLE INSURANCE COMPANY Exhibit "A" Vested Owner: Mike Park and Kie Sook Park also appearing of record as Kiy Sook Park, husband and wife; and Yong Kyu Kim, as his separate property, all as their interest may appear of record Real property in the County of King, State of Washington, described as follows: PARCEL A: THE SOUTH 60 FEIT OF THAT PORTION OF THE NORTH 120 FEET OF THE SOUTH HALF OF THE SOUTHWEST QUARTER OF THE NORTHWEST QUARTER OF SECTION 33, TOWNSHIP 22 NORTH, RANGE 4 EAST, W.M., IN KING COUNTY, WASHINGTON, LYING EASTERLY OF STATE HIGHWAY NUMBER 1 (PACIFIC HIGHWAY SOUTH), AS ESTABUSHED BY DEED RECORDED UNDER RECORDING NUMBER 2014197; EXCEPT THE EAST 30 FEET THEREOF FOR ROAD; AND EXCEPT THAT PORTION LYING WESTERLY OFA UNE DRAWN PARALLEL WITH AND 60 FEET EASTERLY OF THE CENTERLINE OF PRIMARY STATE HIGHWAY NUMBER 1, AS CONVEYED BY DEED RECORDED UNDER RECORDING NUMBER 4963202; AND EXCEPT THAT PORTION CONVEYED TO THE STATE OF WASHINGTON BY DEED RECORDED UNDER RECORDING NO. 20050103002559. (BEING KNOWN AS A PORTION OF TRACTS 23 AND 27, REDONDO HEIGHTS, ACCORDING TO THE UNRECORDED PLAT THEREOF.) PARCEL B: 11-IAT PORTION OF THE NORTH 60 FEIT OF THE SOUTH HALF OF THE SOUTHWEST QUARTER OF THE NORTHWEST QUARTER OF SECTION 33, TOWNSHIP 22 NORTH, RANGE 4 EAST, W.M., IN KING COUNTY, WASHINGTON, LYING EASTERLY OF PRIMARY STATE HIGHWAY NUMBER 1 (PACIFIC HIGHWAY SOUTH), AS ESTABUSHED BY DEED RECORDED UNDER RECORDING NUMBER 2014197; EXCEPT THE WESTERLY 600 FEET {AS MEASURED ALONG THE NORTH LINE); AND EXCEPT THE EAST 30 FEIT THEREOF FOR ROAD. (BEING KNOWN AS A PORTION OF TRACT 23, REDONDO HEIGHTS, ACCORDING TO THE UNRECORDED PLAT THEREOF.) PARCEL C: THE SOUTH 60 FEIT OF THE NORTH 120 FEIT OF THE SOUTH HALF OF THE SOUTHWEST QUARTER OF THE NORTHWEST QUARTER OF SECTION 33, TOWNSHIP 22 NORTH, RANGE 4 EAST, W.M., IN KING COUNTY, WASHINGTON, LYING EAST Of STATE ROAD NUMBER 1, AS ESTABLISHED BY DEED RECORDED UNDER RECORDING NUMBER 2014197; EXCEPT THE EAST 30 FEIT FOR ROAD; AND EXCEPT THAT PORTION LYING WESTERLY OF A LINE DRAWN PARALLEL WITH AND 60 FEET EASTERLY OF THE CENTERUNE OF PRIMARY STATE HIGHWAY NUMBER 1, AS CONVEYED BY DEED RECORDED UNDER RECORDING NUMBER 4963202 AND 20050103002559. (BEING KNOWN AS A PORTION OF TRACTS 23 AND 27, REDONDO HEIGHTS, ACCORDING TO THE UNRECORDED PLAT THEREOF.) Tax Parcel Number: 720480016602, 720480016503 and 720480016404 First Americ.an Title Form No. 1068·2 ALTA Plain Language Commitment Situs Ad~ress: 27824 Pacific Highway South, Federal Way, WA 98003 First American Title 1itment No.: 4260-2791840 Page 12 of 12 ~ 'I " .,, ••• ( ~ First American First American Title Insurance company 818 Stewart St, Ste 800 seattle, WA 98101 Phn • (206)728-0400 (800)826-7718 Fax· King County Title Team Three 11400 SE 8th Street, Suite 250, Bellevue, WA 98004 Fax No. (425) 635-2101 EastsideTitleTeam@firstam.com Tim Daniels tdaniels@firstam.com Michelle Treherne mtreherne@firstam.com Gayle Douce gdouce@firstam.com (425) 635-2100 (425) 635-2100 (425) 635-2100 Kristi Mathis kkmathis@firstam.com (425) 635-2100 PLEASE SEND All RECORDING PACKAGES TO 818 STEWART ST, STE . 800, SEATTLE, Wit. 98101 To: First American Escrow/Tacoma 4707 S 19th Street, Suite 101 Tacoma, WA 98405-1151 Attn: Bruce Judson File No.: 4260-2791840 Customer Reference: 27824 Pacific Highway South, Federal Way, WA 98003 Re: Property Address: 27824 Pacific Highway South, Federal Way, WA 98003 Supplemental Report 1 of Third Report Dated: May 04, 2017 at 8:00 A.M. Commitment/Preliminary Report No. 4260-2791840 dated as of April 21, 2017 (including any supplements or amendments thereto) relating to the issuance of an American Land Title Association Form Policy is hereby modified and/or supplemented as follows: Paragraph no.(s) 6 and 7 of our Commitment/Preliminary Report has/have been eliminated. First American Title Insurance Company Tim Daniels, Title Officer Page 1 of 1 •i 20060105000439.:; r \ll(lll ll· 11111111 ·· . , l0s01ls 00439 pUGJT SOUND iN £AS 34 .ff RETURN ADDRESS: Pu11et Sound Energy, Inc. Attn: '(WI Department, EST ~W P0Box90888 S.Hevue, WA 98009-G888 Afln: Nick Floros ~ee OF et3 01 ,,8 ,~ te :ea l(lltG COUNTY , 11A E2179907 81 /'5/2tl8 18 :82 KJ~G COUN TY,.~.e? SALi $3 ,tlt .98 PA&l891 Ol' 01'1. EASEMENT Cf ORIGINAL REFERE~CE#t: GRANTOR: KIM GRANTEE; PlJGET SOUND ENERGY, INC. SHORT LEGA L: LOT 23 AND 'Z7 REDONDO HEIGHTS UNRECORDED A SSESSOR'S PROPERTY TAX PARCEL: 72048°'4184 ANO 0116 For and in con sideration of One Dollar ($1.00) and other valuable consideration In hand p.aid YONG KYU KIM, A MARRIED MAN AS HIS Sl:PARATE ESTATE AND MIKE PARK AND KIY SOOK PARK, HUSBAND AND WIFE ("Gra ntor" herein), here~ COT1\18)'S and wammts to PUGET SOUND ENERGY, INC., a Washington Corporation f'Grantee• herein), for the purposes hef'ainafter set forth, a nonexclusive perpetual easement over, along, across, and through the following de11Drtbed real p~art.y ("Property" herein} In KING County, WashinQton: SEE ATTACHED EXHJBlT "A" Except as may be otherwise set rorth heroin Grantee's rights shall be exercised upon thet portion of lhe Property f'Easement Area" herein) described as follows: The most westerty 16 feet of the Property. 1 , Purpote. Grantee shall have fue right to constru<:t, operate, main\aln, rep11lr, replace, improve, remove, enlarge., and use the easement area for on e or more utflily systems for purposes of transmission, distribution and ,ale of electnc:ity. Sueh systems may include, but are not limited to : a. Overhead facilities. Potes, towers and other support slNctures with c:rossarms, braces, guys end anchors; electric transmission and distrlbutlon lines; fiber optic cable and other fines, cables and facilitiet for c:ommunlcaltons; trantform8's, street lights, meters, fudures. attachments and any and all other facilities or appurtenances necesSSJY or conveni ent to any or all of tho foregolng; and. Following the initial construction of all or a portion of its systems, Grante e may, from time to time, construct such additional faciffties as ii may require for .sue/I syslems. Gra ntee shall have th e right of access to the Easement Alea over and across the Property to enable Grantee to ex.ercise ii& rights h8feunder. Grantee SMII campe11~ Gtantor for any damage to the Property caused by the exercise of such right of access by Grantee. 2. Ea sement Area Cleuing and Maintenance . Grantee shall have the right to art, n,move and dispose of any and an brush, trees or other vegetation in the Easement Area. Grantee shall also have the right to control, on a ~nUnulng ba,is and by any prudent and reasonable means, the establlshment and growth of brush, trees or othef vegetation in the Easement Al'lla 3. Trees outside Easement Area. Grantee shaH have the right to cut, trim, remove and cfJSpOSe of any trees located on the Property outside the Easement Area that <X>Uld, in Grantee's sole judgment, interfere with or ~e a hazard to Grantee's systems. Grantee shall , priOl' to the exe\'dse of such right, identify such trees and make a reasonable effort to give Granter prior notice that such trees will be cut, trimmed, n,moved or disposed of (except that Grantee shall have no obligation to Identify such trees or give G,antor such prior nollce when trees are cut, trimmed, removed or otherwise disposed of in response to emergency conditions). Grantor shall be entitled to no compensation for trees cut. trimmed, removed or disposed of except fo r the actual market value of merchantable Umber (if any} cut 811d fflmoved from the Property by Grantee. 4. Grantor's Use of Easement Area. Grantor reserves the right to use the Easement Area for any PUIJ>OM not Inconsistent with the rights herein granted, provided, however, Gnintor shall not construct or maintain any buildings, structures or other objects on the Easement Area and Grant.or shall do no blas1lng within 300 feet of Grantee's facl\ltles without Grantee's prior written con-.ent. 5. Indemnity. Grantee agrees to Indemnify Grantor from and against llability incumid ~ Granlor as a result of G.rantee's negligence In the exercise of lhe rights herein granted to Grantee , but nothing herein shall require Grantee to indemnify Grantor for that portion of any such liability attributable to the negligence of Grantor or the nagllgac,oa of alhets. 6. Abandonment. The rights herein granted shall continue until such tlme as Grantee ceases to use the Easement Area for a period or five (5) succe$$1ve years , In which event .• this easement shall terminate and all rights hereunder. and any improvements remaining in the Easement Area, shall revert to or othelWise become the property of Grantor, provide<!, however, that no a.bandonmenl shall be deemed to have occurred by reason of Grantee•s fal\ure to Initially Install its systems on the Easement Area within any period of lime from the dale hereof. OH Eleol!kl Eaumlflt 11/1998 TRANS 111001249 ·------------·- 200601050004Ml_(::-,_ 7_ Successors and Assigns. Grantee shell he11e the right to assign, apportion or otherwise transfer any or all of its lights, benefits, privileges end lnte~sts arising In and under this easement Without limiting the gffle\"3\i\'f of tlle foregol119, the lignts and obligalioni of the parties $!\all inure to the benefit of and be binding upon their respective succeS$0l'S and assigns. OATEOWs f~9:-1of ,M,I .20 -r>,/;" __ YONG KVU KIM, A MARRIED MAN, AS HIS SEPARATE ESTATE ANO MIKE PARK ANO KIY SOOK ,_ ... ,,,,.., AND WIFE. --=:.... MIKE PARK BY : ..,6 Ac.£ /17 / KIY SOOK PARK ~ STATE OF WASHINGTON ) ) ss COUNTY OF ) On this day personally appeared befo~ me _W!1t.;oo~Q:>1,1:>-,lll),. '4!1,,l;ll'o~V.1.44'..,==------------ to me known to be the.indivlclual(s} de.setlbed In and wij)eijec~he wlthin and foregoing instrument, and acknow!edgsd thlfl ~, , signed the same as . free end voluntary act end deed for the uses and pu(Jloses thece~~,. GIVE '~*~~~~'9fflclal seal fftis i ey of 20,-i:;Q~S'""--_, l~~\ % -u f /;t t OTAR~ ~\ i ! l ....... i i \~ .. .;..,,1181.-.r:.,,,J·~~/ ~~ .. ~~ ... ~* .,~,,,lFWAfii~,~i' 1'111111111111111' STA.TE.OFWASHfNGTON ) ) ss COUNTY OF ) ~ On this day personally appeared before me ;:a-. =---\y\', K.~ lb,e, Ii:'... to me known to be th~divldual(s) described In and who exei;uted e withln and foregoing inslNment, and acknowledged that .n~ signed the same asMjlCc:fqtjL--free and vol1.111l8ry act and di:led for the uses and purposes therein mentioned. GIVEN under my hand and official seal this 6? ¢ day of bkaz4.,b£A 20,_.o,,_5..._ __ COUNTY OF ~ (Print or stemp nam&of a,y) C,<a,q-D,:, Notary Public In and for the State ofW&!lhil'lgteA Resldlng at lo3S>< S 1w?:.s~ .P,locl 4:ttkhr-. a:.,~.;i1( My Appointment Expires • ._: .... 10"'/"'Nii~lrfl.i.L---- On this day personally appeared before me>-,j)4,tl( to me known to be tli~ndlvidual{s) described In end who execu e wlthin and fore olng ins1rument. and aclmowledged that .;:, If€ signed the same as(.,,; SHH f ,t,tx fre& and voluntary act and deed for the uses and purposes therein mentlone<t GIVEN under my hand and official seal this I;) ff.;. day of Jj f;:<!-Gtn,6 672. 20 &S-. _,.--~~. -',-;..<·,.,, /ttT ti~t':( g~~~;~•eM &~~ ,.'. ' . . . :,:.:-......... -.... -.. ·' . NolB,y tl>f!'ill,:teict an<fea-notatlons must be ~e 1" margin FLORE/lCET. ldURRAY 1413H/. cot.FAX DR. GOCDEN. CO 80401 MV OOMMISSJON EXl'!RES 04!2PJ2006 . " ,, 200601050004~.':":' EXHIBIT "A" PARCBL A, The south 60 feet of that portion of the north 120 feet of the south half of the southwest quarter of tbe northwest quarter of Secti(?n 33, Township 22 North, Range 4 Bast, W.M., in Ki ng County, Washington, lying easterly of State Highway N~mber ~. as established by deed recorded under Re~ord.ing Number 2014197; · EXCEPT t:he east · !3'0 ' feet thereof for road; AND EXCEPT that portion -lying westerly of a line drawn pa.rallel with and 60 feet easterly o.£ the centerline of Primary State Hi°ghway Number 1, as conveyed by deed recorded under Recording NUmber 4963202; Also that portion of tbe north 60 feet of the south half of the southwest quarter •of the northwest quarter of Section 33, Township 22 ~ortb, Range 4 Bast·, W.M., in King County, .Washington, lying eastei;!Y of Primary •State Highway Numbe.r l, as. established by deed recorded under Recording Number 2014197; EXCEPT the westerly 600 feet (as measured along the north line); AND El(.CEPT the east 30 feet thereof fer road. EXCEPT that portion conveyed to the State of Washington under Recording Number 2<l_OS0103002SS9. P.11:RCBL :B : "The south 60 feet ' of.the north 1 80 feet of the south half of the southwest quarter of the northwest quarte.r ~f Section 33, Township 22 North, P.ange 4 -east, W.M., ir. ;King co·.mt:y, !'lashington, _ lyiug east of State Road Number 1 , as established by cfeed rec,o;rded 'unqer Recording ·Numbe~ 2014197; · SXCBPT the east 30 feet f or road;. AND EXCEPT t hat -po~tion Lying westerly of a ·line drawn paralle1· wit.h and 60 feet easterly of the centerline of·Primary Stat e Highway Number 1, ·as conveyed by d eed ·recorded under Recording Number 4963203 . Except that pottion couveyed to the State ofW~on. under Recording Number .. 20050103002539. • --·-· -H• . . 1 I I . ) ..... IL I dOf.lV[II l 1!16 !>4T NII 1 12 Si 111 136 ,., •11t ~ •'1:',,:,1, :)f' REC tlk!I:: >. : '. ; idjS 1UN6 cr,:.s1 i I ' SCAltE:OROUCH OIVlS JON I II Agceement No. _.!:[.,,2,_J{,.._ __ 1'8IS l\GR&EMBNT, entered into 10 Jupl.'.cl!lte l.>etween -AJ\£- HAV£N SEWER DISTRICT, !(1r.9 Count·/, a mur.icipal corporl!lti.on of the f ;ate of Washington, ~ereinafter referred to as tn, •oiatrict•, and SCHNIEDER HOM~. ~NC., 65)0 Southcenter Blvd., Tu>.wUa, Washington 9818&, h'?reinafter r.a>fecred to 111s the IUTN1!SSETII: WHEREAS, the District operate.: and mainta!ns a system of se~age di$J:)0S&l within its boundari'?s which can serve property of Dev~lo()<!r: and .0770 r., lil'IIERl!AS, the Develcpec desires to cons~r~ct certai~ sew~ge facilities at its o~n cost to serve 'De7elo~er's property, f~r delivery to and operatior. by the District, NOW, T8£R£FORE, IT IS AGREED that: 1. The land fer which sewage t:reat111ent is requested and to which this Agreelllent .1p;;>lies 1s real'.::) in King County, Washington, described on Exhibit "A", attached hereto and incorporated herein by reference. ln the event final pl~t oi realty described herein contains l and in addition to ~hat des- cribed, whether such final plat is recorded before ur after acceptance !' lever works described herein by the District, no connecdon!l for fature connections shall be made to the District's se1o1er syr.~em by premises on realty described herein until Developer l,as coaiplied with all District require111en~-&nd paid all District chuges S":t forth in t "'is Agreement, appli.::- able to the sach land whi~h is added. 2. At the time oeve~oi:,er delivers this AgreeJDent to th~ District, oevelooer shall pay to the District the sun ·f. $ / f OS'.t, 2-1;, • Said SUII shall b~ .,ayme11t fr,r tli?outrict's engineering, Inspection, administrative and 1~ al costs arising out of this Agreement. 3. ::anitary uvage seni~ shall be provided by tt-e Diatrict to ~ subject property or any portion thereof apoo payaeot of tile Olstrict '• conoec:tion f-a..i aoDt:llly ser•ice c:bllrga. Coamctloa fffS couist of the side .-r perldt fH, .-neral faclllt;y fee, capital iar~oveaeot surcha~ fet and Page 1 -·-.......... tit-------taJ-·- I.IX i:z .f . . ..... .:::,· ...... r --••.•::.., f I -~··. . .... ..... ~· ·""· ., such other ehargea that are l>eing levied by the Dl$trict a t the Usae ceq1.1et:t for onnection fs made. 'l.'he general facility fee shall be $ o . .ej ___ • per squa1·c foot i:nd this rate shall be in effect untn-1,1, r c m4 c.-1 · 1t(l.r • · ·.1e rate there- after shall l'>°e"J,". r11te estal:>lished by Res:,{ution at the time req1·'!st for conr.e .tion u f114de. General (ocilities fee, fo!" greenbelt, r,~n s 1,a Ge, cecreationa.l. ar1:os and dr.,inayte and detenti on facilltles llh-.lf be paid upon compl11tion c.r co,,struc- t.lon. 4. '!'lie Dlstric'. will no! a llow the c ,mnection ?f any property desig,;ated in the King <'oun>:.y ::.ewera ge Ceneral Plan as "Non-locl!l s e .-vito Are a.• s. Jy c:aec,~ion of Lhls Agree111ent, t11e Disi:rict does not guarant.ee sanit11cy se11e r ,:e=v : ce v.i.ll be provirled to u<llt:· described herei:l. In the event that any Oillttict facllitie.1, such as l!ft sta.ions, treat~ent ~lbnts an~ sewer trunk linus, become utilized t ~yond theit design or appcoved capacity or bf!co111~ i.,opeubll: foe any cauae, the oiatrict recerves the right c o refuse cny connect.lors 11hlch would use such facility until ·re111ecUal a\:tion has been co111pleted, and the District shall not !)e llall~ ·or any direct or conse~uential da111ages which occur to Developer arising out of such District r ef.usal to connect or ti~ delay necessary ~o take remedial action. 6. Developer shall deliver to tbe District for District's review and approval, sewer design drawings to s~rve the subject lftnd. ~peciflca tions ~nd design require~.er.ts shall comply with o .. ;rict's <:l\rreut requil'eme:-ts. Cons:ructio11 of additional sanitary sewer m1ins 111ay be required by the Di~--~\ct to •-sure that the subject land will bear its ceasonable cost share of the compre~ensiv~ plan of the Oist,ict. District v lll apply for the state of llashington Oe.,artment c..: Ecology approval of ~he sewer design drawings. In the event that Department of Bcology approva! :if sewer design dra11.in9 is nnt granted . Developer agrees thar t'he Distr ict shall not r::~ obligated to allow connection of any sewer facilitie:. Developer 111ay c<>n- struct . 7. Prior t , the coumence~nt of work descdbed h erein, Developer s hall deliver to th~ D'stri~t a restoratio~ perfoC111- ance ·,ond ln the sum of $ /°.5° o?,R, oo -, conditioned that Developer will re~tore ~~ th't saf:s!action of -he Di$trict, and sta~e and county agencies as applicable, all work to be per- forced hereunder I n public rights of way and District ea~e- me:1ts. eorm and c·:;nte:. ;s of bond shall be determined by the Oindct. 8 -Jo construction sball :>e commenced before the Dia~ric~ bas nocifie~ De~e· ;>er in writing that plans and spec ifications ha~e been approver. and that con$truction 111ay proceed. 9 . !).?~elope, m&y prepa•..: and call .::or bids foe conat:·uc- ti on described he ,ein or n99otiate a construction agree"leJ1t for said constr•,ctiua; bids shall not be called nor constcuction ,greement executed prior •, approval by the Distri~t for t~e purpose of .ia i n tllining District con struction a.ad 111atedol stan- dard• and lll$pection dght.s . 10. Onelop.. s.l!&.11 notify tbe District toe 4ate work and coutroction described ir:: this Agreement will l:OaellQ!, Said eotlc:e slMIU be given aot lua tbaa tlolO (2) daya before aai4 -nceae 1t date. 111 tbe ••ent of intecrruption o f -rt tor Pege 2 ..... ,,~--.-' -a--·-·------·---·-· I ;: ., ---------·-----. .,, .;· .. -~· F I'. .. ,:...·.· ·1 Ii :I r -·~ . . t ' any reAson for more than three (3) consecutive day&, ~~v~iop~r •h .... l give tt., District written notice not le!?r than 24 hours before recoll'fflencement of work, After lhe work ia c~mmenced, it •hall vigorously, con11istentl)· an,! ln a first-class workmarlike manner o e carrierl t:o completi?"I . In the event wo r k and cor,atn:ction deacril:,ed he!'ein ls not completed on o!' be!or~ ·O~obcc 3( ,,,~ , (unles,; dela ved by an unavoidable ace: ent, a~r1~e or acti"of God), thi6 Agreemunt shall te~mi- nate and both put.ies shall have no further duties or obliga- tions hereunder, 1 l. Tt.e Developer and its agents agree to indemnl.fy and hold the District harm .. ,ss from any and all claims whirh may I.~ assessed against the District as a result cf the cons~cuction or maintenance of the work desc~ "''led in ~h i s Agreement. prior to acceptance by the District. ·rh1. Jevoloper shall milint11in in full force and e:fect during the cor,struction p ,riod, liabilit)' insurarce in the ~inirna l amounts as follows: Bodily injury l iability coverage with limits of not less tha~ ssoo,000.00 i.or boeily injury, i..cl:lding accidental death to any one person, and i •bject to that limit for each person, ln an amount of .. ot less t:h an $1,ilOO,OC0,0;) for each accident; and proper ty damage c · •erage ln an 4111ount of not less than $1.,00Q,000.00 fo:-each a ccident. A cer tificate o! insurance shall be provitl<:u stating the amounts of the coverage a nd t .he inclusion of the District as an add itional insured. Ten dayl! written notice shall be given to th~ Di3trict for cancellation or expiration cf this insurance. 12. The Di~trict shilll cha19e the p r operty described on 2xhlbit •s•, attached hereto and incoq:ucated herein by refer- ence, a proportional (lineal-front foot) share of the cot.ts of the sewer ma.in as set forth .. :>ove. Said charge shall be levied by the Dis~rict ·,t the tilne appl '-:ation for side se1,er permit i~ illade and shall be paid forthwith to O~velop~r after receipt by the District. Said charge shall not bear interest from com - pletiQn of construction to date said side sewer per mit is .;,plied for . Reiiabursell14!nt to De.veloper as provid,:,d i.n this par~graph shall ceas~ and terminate five (SJ years from date of accepta,,ce of said sewec main by the District. In the event servi.:e to th'! p.:ope,ty described in this pa r a9ra~h is secured by conr.e ctt on t" any ether ,;ew.:: main, said char!Je would nc:-t be ~id to Developer. Said property shall also be required to pay t.o the District the District's cor.necti~n f.ees as established at · .. 1e tiJAe connection is requested. 13 , The District sh&ll perfonn all insFection of sewer f a ci .. ities a nd no sewer facilitr shall be covered prior to i nspection. Notic e to the District that construction is ready for inspection shall be given not less than 21 hours prior to inspection; District snall insp-?c .. within 24 hours of said nc,tice. De veloper ac;rees to co:apJ~ with Jl of the Distrlct's reasonable inspection requitelllP.r,ts. Developer will mlli.otain at the coustr uction area, at all ti111es during con struction, a repr~entative to who m Distcict notices ~ay be given regarding coru1traction . said repre sentative s h al: be designated in •· ·itlng by tlle De•elope!:'. f4. Opon c~letion of c:'Onstruction, De··E'lopec shall ••sign.arid convey to the District sood ~itle t o said f•cillties t oqether vith permanent ease.ae~ts for th~ir loca ci:,12 1o fora «cetpt.i>le to tbe District. fage 3 -·----.... _ -. ......... -,-,-. ..- ; '·· ~· \. ' t l ...... •:_' .·. ' . I 15. Upon co~pletion of Fonstrcction, Oeve!opQr or conttAc- tor will oelher to the District .. bond i.n the ,11rr.(.:1;mt;. of ten percent (101) of ~,,nstruct!on coffts that A r-".!l.iAbh <:c.f'ltrActot w1ll roalu, and .i;,tty for ,.,i,•ir/11 wli!CHZ.ary wltt,in c·:c I!} 'JCU f,om date of acceptance o! said construction, nrlsln9 from faulty labor or 111ater L 1. Foe:'!\ of bo'ld i6 to Lie approved 1>1• attorney fo; the District. 16. The District ard Developer agrea that in carrying ~ut t:Uf! cterrns uZ i..h.i~ c.;oul, o i., tiie DcVC:~ ;.-,; o!tull b~ :.cti:-,; .:; ;..~ independ~nt conttactoc and in r.o res"ect shall it be deemed an agent o{ La>:'!!lvl.ven Sew•H District. 17. ceveloper ~.1all not: assiqn this contract 1titnout the written conse~t of the uistrict. 18. Partial waiver or waiver by acquiescence by the Ois- t.rict of any pro'lisj, or condi Uo11 of this A9ree111ent shall not be a waiver (If any , ,er pro11ision or condlt.icn of t.his 1>gree- 111ent. 19. Work and construction performed under this Ag;eer11ent :.hall be connected to the Dis tr .. ct trunk 111:e when this Ag,ee- ment. is fully and co~pletely complied with. 20. Upon r.ompletion oC constrccti~~, Developer shall !!Ubmit to the District, in writ.in·-, a stater11ent <,f monies expended t:o perf?rlll cor.structioa; toyether with ~yl r originals a .. · such other ensineerinn record:. and data as nay be required by the District. 21. This Agreement shall constitute an easement and serv l- tude upon the property described in this Agreement and shall ce binding upon t he heirs, assigns and successors in interest tc t he Developer. This Agreement: sha .l constitute an equitabl~ lien agai..~t ·property descr ibtd he ·e in and in the event of non-Ferf o.11:anc:e by Developer as stated hare in, the Distc ict may fore c:lgse said Hen l:t the man·l)er authorized by law. 22. This writing constitu~es t:he full and only agcee~ent betw..-e11 tll~ parties, there being' no promises, agceements or- u:1der;11tanting-, vritte;i or oral, except a.; herein set. !ortb, or as t . eafter =Y be .11111e1.d1:d in writing. 23. U~on exer.uticn of this hgreera~nt, the parties agree that in the event either of thera is req· .red toe. for-ce any pco'lision or provisions of this Agceel!lent against the other, that t he pre~ailing FArty shall be entitled, in adaition to all other em~unts to loll)ieh it is otherwise entitled by this A9ree- 111ent, to its actual attcrney's ~e~s and c:os:s, including tho6e illeurred 11n appe"l • L. Wl'.'l'NRSS c .c hands and seals tllis _(p__ day of '4f!(t(;d 198v. SCBNU~~~· ...... , &y LAXEHAWN SEW .. .t OISTR.:.:'f King County, Washingt~n ' 3y -----'!NNC4GFP"""" ... ""'""'Cf ..... D04i&,u.11111,1~Y111ai1111S-- A~ CDHmlUCnotit NUager ! ,:;iHEJDat HCUEs. INC. ...... _ -·'-___ --....-,_, __ ._ .. • . ---------------'---: . ·---. , ... ;,r '. ... _: r1 ,,...,......, .... ... ' ~ .... '!. \ ·, S'l'ATE OF WAS ii !NGTON Co:mty c~ Un~.,; I s1>: ; J/j /} on thh J!:. day of. ~ , 198',, t>efcre me, the u1,ch.,11i911ed, a Noc11r1 ~ut,l1c il'I and for t.he ~t.a.•e of Wuhingtur. duly cO;J>Jl'l.i '>Sl onE"d and i, •orll, 9ersor illy a;,peueli p,c,~ ~ , to me known to be tile .r'l~f '1i '$',A(~~~("'"~ ,· ret.pectively, of r. RN1£0&R HOME, 1nc., the corporation t 111t executed the forf!\joins !rist1 ~.~ent, and t.cknowlc .9ed said 1·1tru~1nt ~n be the free and voluntary act and deed of ~aid corporation, for the USP.San~ purposes therein ~~ntioned, and on oath stated that they are authorized to execute the said instrument. and ~ITNBSS my hand and of!:ci~·~eto year fif$t above w tten. -'""· "'N,..:-0+1::;.,9u,;..:,.;;;..;c;,,ii! st.~~-i:~~~.a,: at • . ~ ~,· ~ 11/t';ft _, ......... .-.,..,la, ...... ---------·- ·:-· ., !' ~. ---------·-·· _:. -, r ... .. . . ... :.:.·-.· .. ,:::, '15$·" ~: .... : ;/' 0 t:: 0 § t j f ! I ! I 1 i I I i l I I I .... _ _.!. __ • Legal De s cription lafH181T A SCARBOROUGH -OIVJSION 3 / / This plat ot SCAR80ROUCH o:vl~ION 3 embraces that portion or the South• nst if~ of the Nor· .wes ·. quarter section of Section 33. Township 22 No• !ll, ~!~~~ ~ E:::.•. •.11 .M., ~f;.; Cv"'r.:y. ;~d'!ltliuyiun, OescriUeti a~ foii, 'I'S~ COMMENCINi, ;;c tne center-of saia ,.eclion, t· ,:n(e N 8S 0 2l'4•!11 'fl along the East-Wesl cent, rllne c· said section t,.,.81 , et .a the POINT OF BEGIN- NING; thence Qnt: 1uing N 88°23•.111r· w a lor.g saic< line 6S6.2q ftet to the Southwest cOTr ,r of said subdivision; thence N 1 •061 !'>6'' E along the West llne of said si,:,1il11lslnn 6611.57 feet; tnenct S a8"28'.t:5" E for 30.00 feet to the East line ot 1M West 30,00 feet 01 said subdi·•isfon; thenc-e N 1°06'56'' E along said llnt 3!2,31 1eet: t her.ce S 88"31'Hi11 .: for 7:02.01 fo~t; thence S 7°18'31" E to-8Q.S8 fe et, S Q8 °09 '29" E for 66,58 feet S 8S 0 ~0•11 11 E for 206,00 feet, S '1°19 1113" W for JOS.16 feet ~o lr'lter,sect lhe .re of a curve at a l)(·:\t from which the center lie$ S 18°3?13:ln W 3:!8,00 feet distant, Southeasterly along said ,;urve to tM right through a cer,tral an1,le of 5°07'3011 an arc C:istance of '9.3~ feet, S 23oq~•o3 11 W for 1611.C7 feet, N fi8"22'02" W for ~9.03 feet, N 1lS"~O't711 W for lll>.S3 feet, S 71"16'117" W for 59.03 feet. S S6•01•21 11 ~ for 130.7G feet, S 17°23'28" W for 1n.22 f.eet, S 6°511'~"' W fo,· tql.75 feet, S 21015125" E for 148.47 feet, and S 1"3o'16'' W for 92 .• J feet tv the POINT OF BEGINNING. Being a portio,. vf Lots 7, to. :CG. 21 and 22 of Redondo Heights. an un~ recorded plat. l'.r.<3e One of One 106111:2 ...• : ..... I• ; .. .. •'• .. . •. ..... · .. ~ .. .. . . , .. .... ... . : ... ...... -.~·-. . '~ .JC ./· ~:~·-,• . t ~ ~. ~ ~ ~- bl' WI 1¥~ :· (_---- If~ .~ ..-..:.:.:; ' . ~. --:~·-:.· ... _ .. , ..... - ' ' ·1 ! 1 i ! t i l i I r /'-. :, . ·""\ .-. EXHIBIT 8 Latecomers for 5carboroug:, Division l \ ·1·· ·.' ~ .~: . ,' ~· .. ··,. :_ .. : ·~ 3 ~ .. . . /. ·. •. ;f ~ ~J . .,. '.': ., ~· .. ~ .. J. . . :3.:.' ~: Oescrlptio.!:!! -Situate in 1·.1ng County, Washington~:~-· -! : : ·-. Tax Lots 1 , .. 6 12 Tax !.ot 0160 Tax Lot 01611 Tax Lots "l6S & 0166 .. P~rtion of Soutt,east , / 4 :of -ioloruiwes t : 1 /11 of"·tn'e·· Northwest \/1\ of Se<:ti m 33, Towos!\ip l2 North., R~nge ~ East, W.M., lying East of St.ate H:ghwa·1 Ne. l and portion oi Soulhwest t /If of No~thw, st , /q 1..• Northwest 1/4 of Sectior. 33. Town. 1ip 22 Nurttl, Range q l:a~t, W .M. lying East of Stat · Highway No. 1, situate In King County, Washing tor.. A.II of :he Southeast J /q of the Southwest 1 /~ of the Northwest J/t,, of Sec'.i'>n H, Townstlil) 22 North, Range q Ea~t. YI .M., EXCEPT the easterly JO reet of which is .. '!served for r~ad pvrposi:!s and EXCEPT t::e Ncrth l bO feet thereof. all in Klr:g County. Wasningtcn. Tt:e South 60 feet of the North 180 feet of the S<luth \12 ot the Soutr.wes: 1!~ or the Northv1es1 1/~ of Section ,3, 'rownship 22 North, Range ' E.i'!it, \V,M., lying East of State Road No. 1; EXCEPT the Ent 30. feet for road. The So1Jth iO 1eet of that portio,. of the North 1-0 feet of the South \Ii of the SQuthwest I /II of the l'lorthwest 1/4 of Sect:c,n 33. iownship 2~ N<>rth, Range t East , W.M •• in Ki ng Co •·'lty. ·Wa .,iogton, lying Eiu l~rly o f State Histtway No. 1, EXCEPT the East 30 feet riv!reof for re>P •1 ; and EX CEfi7 that portion lying Wes:er· ,, ~ drawn parallel wl:h ar.d 6G feet Easter'y c;. ..,cerlir.e of Prim;iry State Highway No. l; and tra, portion of the Nortll oO feet of lhe ~uth 11, o; th.:! Southwut l/11 of \nil Northwe$t 1111 of Section l3, Town5hlp 22 North, Range .\ Eut, W.M •• in King County, Wa~hlngtan, lying Easterly of Primary State Highway No. · 1 as originally located; EXCEPT the Westerly 600 feet 'as measured along th11. North line'; ,md EXCEPT the: East lo reet there.:if. : Svbject t:>: RA!.s«vations contalnecS in deed by Weytr~r Tilllbff' Company, recorded April Hi, 192,. AUdltor's N.o, 11$727), h.\vlng to do 11rith mineral rights. • i • r. -- . · .. !.!:..- -~ h;c~·~·~ , .. &.A '.¥~ .,~=.? .... !f .. JjJ!,¢¥.j}(&fk~ .... -~-·.--·..,::·. -.. :-... ~ .•... ~··;~-·::~~--... ~· ... '•.• .+ .z L -. ----...:...------------'----~--.. . -. ·.: ~~·~ :.. . -~;,2 ,:.:~";:;._ • • •. i ·I \ .\ 1 ~ l 1 \ i . , r I i ; ! I t I Ex!,lbit ~- ··: ' ·.: ;. L.atec;omers for Sc:arbor<>ugh Division l Tax Lot 0110 Tax Lot 0186 An und:vided I/ 2 in te,es t ( so that th( Cr'antee will · -· have the wt.vi.,) :.:.. 1 ·.:., :-· ··'""- . The Wesr l/2 1>f the Northeast lf~ of the Southwest" : ·~. · lH of \M N( tnwest I/~ of Section 3l, To·,•n:.hip 2~ North, Ral\ge " East, W.M. That portiM o: ,e North 163.0S fo~t of the t-.:orthwest l!'l <Jf the South·,:cst I/~ of the Northwe,t :H Of S~ctior, 3:1. Township 22, North, .Rar.ge ~ E~st. W .M., :o i<i119 t:.>ur.ty. Washington, lying Ea-ler!y of Prir,:ary Stzte Highway No. 1; EXC!iSPT •1-:e 1'1<:rth 30 feet thereoi. Subject to: c:l<ce;>tions and reservations recorded under recording numcer 185i21l. ~;~,. ~ . \t\-;:;,,; . . 11·,,-.-~'"'_'!' . .,,'!15\illl"------=-----!'!.~!'"'.".fP-":'.tll!,":',--~~-"'."'-... ~g,;_:------ ,, ... . . . ...... •:,}+·~~ .r · ~ -~~:~~-<~:: ~-~~ i;t~ ~ ... :.__ ________ _ ::-: [ . I.. ' .. t .. -i FEDERAL WAY WATER ANO SEWER PAA'l'l'.AL --SA'l:'ISFACTIO.N OF SE!ff:R C'Jt\RGE P.li'llBL.E IN !.I.£0 OF ASl:ESSM£N1' 'l'l\e 'Olnersigoed. Di3:actor of En9ineer1.t.g aJld o;,erations of Fedaral way lfater and Sewer District. does be,:-e by a clcnovledge t.ltat tbe s ewei" cl).arges -payable i.a. Heu of a ssessment oi;oo the. f_ollo .. i.Bg descriQed property. to vit, 7r4cts A, 8, C, J.ots 1. 2, 3, 5, 18, 21, 22, 23, 24, 27, 35, 43, 46, Cl) 53, S4, 55, .56, 66, 67, 12, 73 & U of the Place of Scarbor<>ugb Div. 0 as J:eCOJ:decl in Volume 13S of Plats, pages 14 6 15, re(lQrdS o.f &ing a, County. 'lfasbitlgtoo 52, ' 3 O have bee.n paid i n f u ll and that t he c .lai!ns for same, rec o r ded. on 1.')tbe 7 t h day of =-Ha~I----· J.98 6 urtder · Xing Coun t y . Auditor's ~ Pile ----9605070 770 arebereby satisfied a n d dischar ged_ i .r, FEDERAL WAY lfAU:R Alm SEWl::R lfi.ng ColJflty, Tlasbi.Dgtoo by; S'lAn: OF 'llASBLMG'lON I Oirer:toc cf Eng-fneer.;ng:/Techn iMJ Services . ) ss COUNTf OF .KiflG ) I ce..rtify tbat I Jcnow or ha..-e ~a.tis.utet:ory eV'ide.'\Ce t'.hat Steve 'll'i,ene.ke si.gned tbis ii1s~ot, OD oath at.a.tea that h,e v as a o.thar:i.zed to execu te tbe inst:rament and • aclr.nowl.;dgg .it l:1$ the Director of Eningee.riJlg /Tacbnical. Servi ces of Federal Vay llater & sever t o be tbe f ree aiid vo.limt ary act o f such par:ies for the ases ana purposes aie.ationed 1n the 11:.stnmient. J.k .,w1J£& 4; ,rti / . l'WS astll.a (11/86) (l rec. no.) !!fo/ C. ~dl.L Title · Rel. f 87-31 ;. ., ! --------Jl!l-.-.ifJ"_ ..,.,._ ____ _ t ' • . ..... . D AT>r 16-2 4 Feb 26-24 ll 03 .;24uO. v 2 • 60 ira x \\ oyerhaeuoor to '.l1irnbor Oom_r any , ~ oor pn of .. n .. illium P.u lloran, of .Hto vi Fp docs hby r-b und o:; to h u t.11 0 f n ro in t<J W:- / 186'1275 ..L l1 e ~\\l. er tho N,..-1 o-r s 0 o 3o , in tp i;.i, 11 o-f 4 :;out of " tl , oont.t 4 0 ,00 ooroo m/1, uoo t.o tho t:n:i tad .:>h,t o o 4.;ovo rnl'nl3nt Jo rvoy . 2t::~:::ll8tii6i :J.'ho 1:p hby exproa l y S CoAV c.8 ,.i.ml ux uxoo1,to und r os orvo e out <1 .f tJ ,u 1·~t hby ~d o, unto it e a uoo u nu u1.rna ~ · ull oil~. t m u oa · e:m au it ll867 66 --do,.n t.o .ndjudio ution of !\ oourt. oon tJ n uo d) To h uvo tind t o hold tbe·ed lu.nd e. to e p his h ·nf ,.froe ond olear af u l l! il iens, oh ar3 00 o.nl ·o n cwnbrun o oo , •;,~e· t axoa and · u,.mt u tl any, lovio d or aasd :fo r the y o nr of 1 J l 9·, wd u ~b- aequ e n t yours. 'l'he fp, :for it uelf i ta e uo c e osora, oove.::a nd :a g rees to and ~1th th t~op h ie b a tht i t ,.111 .. r ,:a nd d-e:r ti t o· ad· 14".s mi'ore v er exo as ~c;rnl,t taxes w,.d uom ts-· td~ad , .,.hob 1:f .. any .: .. th o ep n osumee . and ~~oes t o p ay . r.,v. the ad :f p bn: .. o au s ad t ho se J>ree ·,to,, be ald -Wiitb: ·it;e. oorp el and sgd by 1t·e. pree·. · · · · · . (op al) ,,ey ~rhaeueer 1 irobo r Com r,anv ~I J ohn P " ey orbaeuaer l!l" ee , t t·: .. t &cCor miak eeaty .P i o roo Count y . ,.n , on F o by 26-2 ,1 by ·J ohn :::-ueyerhaouser ·,t ha. pros o f tho ~. 'i C tho c o r pn, C of) bef a.'lfred F F.1rm1n, N 1~ for ,.eeh ri r es ut Tt:.oomu . U~. Jon 24-27. fl t o J no· Our ter 208 ~olum b ia • • • • • • ~ First American :,.v. May 25, 2017 L. WIiioughby-Oakes Associate Panner City of Federal Way Re: Woodmont Storage . King County Parcel Nos: n0480016602 720480016503 1204800164104 Dear Ms. Wllloughby-Oa'k.es; · Fim Amerlt:ar, 111/e lnwranoe Company 2910 S Meridian Avenue, Sula: 210 P\lyanup, WA 98373-1585 fll,n • (253)382-2870 fax · (856)352-0676 esaow.JNY•lvp.vwaifirstam.com Attached hereto please find a complete title repnrt for the above referenced parcels, Including copies of the referenced exceptions No. 10, 11 and 12 • . . Please let us know If there ls anyth ing further that we may provide to you . Respectfully, ~n nt~ CDmpany Gayle Douce~ lltle Offioer 206-635-2100 First Ameritan Title Insurance Company 818 Stewart St, Ste 800 Seattle, WA 98101 Phn • (206)728·0400 (800)826·7718 Fax - King County Title Team Three 11400 SE 8th Street, Suite 250, Bellevue, WA 98004 Fax No. (425) 635-2101 EastsideTitleTeam@firstam.com Tim Daniels tdanlels@firstam.c:om Michelle Treherne mtreheme@firstam.com Gayle Douce gdouce@firstam.com (425) 635-2100 (425) 635-2100 (425) 635·2100 Kristi Mathis kkmathis@firstam.com { 425) 635-2100 f l~~.~~--~~~Q...ALL RE~ORD!.NG..!~~~G~S T0~.18 STEWARJ_ST,_~E_.J ~9.Q, s 'EATTLE, w~ ~~!91l To: First American Escrow/Tacoma 4707 S 19th Street, Suite 101 Tacoma, WA 98405-1151 Attn: Bruce Judson File No.: 4260-2791840 Customer Reference: 27824 Pacific Highway south, Federal Way, WA 98003 Re: Property Address: 27824 Pacific Highway South, Federal Way, WA 98003 Supplemental Report 1 of Third Report Dated: May 04, 2017 at 8:00 A.M. Commitment/Preliminary Report No. 4260-2791.840 dated as of April 21, 2017 (including any supplements or amendments thereto} relating to the issuance of an American Land Title Association Form Policy is hereby modified and/or supplemented as follows: Paragraph no.(s) 6 and 7 of our commitment/Preliminary Report has/have been eliminated. First American Title Insurance Company Tim Daniels, Title Officer · Page 1 of 1 (, •N f •t ~ First American First Amerit:iln Tide Insurance e<,mpany 818 Stewart St, Ste 800 Seattle, WA 98101 Phn. {206)728·0400 (800)826-nis Fax· ESC ROW COMPANY INFORMATION : Escrow Officer/Ooser: MARIA D. PARRIS mparris@firstam.com First American Title Insurance Company 2910 s Meridian Avenue, Suite 210, Puyallup, WA 98373-1585 Phone: (253)382-2870 • Fax: (866)352-0676 King County Title Team Three 11400 SE 8th Street, Suite 250, Bellevue, WA 98004 Fax No. (425) 635"2101 EastsideTitleTeam@first:am.com Yim Daniets tdanlels@fitstam.com Michelle Treherne mtreheme@lfil'Stilm.com Gayle Douce gdouce@firstam.com (425) 635-2100 {425) 635·2100 (425) 635•2100 Kristi Mathis klcmathfs@fitstam,<:om (425) 635-2100 p"i.'iisi(SEND All.-RECORDING PACKAGes·rcflua STEWART ST-·sre.soo SEATTLE w~ ····· --···•·.·-·--······· ...... -·---··------.. . .. -·-· ___ , ....... ~-.... -·---'---·-'. -·· To: First American Escrow/Tacoma 4707 S 19th Street, Suite 101 Tacoma, WA 98405-1151 Attn: Bruce Judson $8102: File No.: 4260-2791840 Customer Reference: 27824 Pacific Highway South, Federal Way, WA 98003 Re : Prop,erty Address: 27824 Pacific Highway South, Federal Way, WA 98003 : Third Report First Ameriean Title Fonn No. 1<168-2 • ALTA Plaln Language Commitment · .') COMMITMENT FOR TITLE INSURANCE Issued by Commitment No.: 4260-2791840 Page 2 of 12 FIRST AMER:(CAN TOLE INSURANCE COMPANY Agreement to Issue Polley We agree to issue .a policy to you according to the terms of this Commitment. When we show the policy amount and your name as the proposed insured in Schedule A, this Commitment becomes effective as of the Commitment Date shown in Schedule A. If the Requirements shown in this Commitment have not been met within six months after the Commitment Date, our obligation under this Commitment will end. Also, our obligation under this Commitment will end wh~n the Policy is issued and then our obligation to you will be under the Policy. Our obligation under this Commitment is limited by the following: The Provisions in Schedule A. The Requirements in Schedule B-1. The General Exceptions and Exceptions in Schedule 8-II. The Conditions. This Commitment is not valid without Schedule A and Section I and II of Schedule 8. First American Ti'tle Insurance Company Tim Daniels, Tit1e Officer Fl!St Amer/C8n Title Form No. 1068·2 • ALTA Plain Lar.guage commitment commitment No.: 4260·2791840 . . . P~9e 3 of 12 L Commitment Date: April 21, 20~7 at 7:30 A.M·. 2. Policy or Policies to be issued: AMOUNT PREMIUM TAX Commercial Basic . Rate Standard Qwner's•Rolicy . $ , 1,100,000.00 · $ · 2m35.00 $ Proposed lnsare<;I: · ,. Woodmont Storage·LLC;. a WashingtQn· limited·liability:company .: .. Simultaneous Rate ' · AL TA Exteod~d . Loa n Poiicy . ~t'ci po$ed Ins ur~:·:· . Banner Bank, ISAONATIMA $ 715,000.00 $ 3. {A) Toe estate or inte~est·in the lan.d-described in this Commitment Is: Fee Simple (B) Title to said estate or interest at the d~~' li~reof is vested in: ..... ·93Loo · .. $ 245.94 94.03 Mike Park and Kie Sook Park also appearing of ,recqrd as Kly Sook Park, husband and wife; and Yon g Kyu Kim, as hi s sepa rate pro'pe rty,' au ·as their intere st may-ap pear of record 4. The land referred to In this Commitment is described as follows: Real property in the County of King, state of Washington, described as follows: . . ...... ·: .·· ;, -:, . . . .·· . The land refer-ed to .in:this r,e.j:io~·i$ des~ri~ed in·Exhi~it A:atta<;:~ecJ"~er~t6. . . . . . . .. ... . · ,. ,•, . . · .· . . . . :: First American rttfe Form No. 1068·2 Al.TA Plain Language Commitment PARTTWO: SCHEDULE B SECTION II EXCEPTIONS Commitment No.: 4260-2791840 Page 5 of 12 Any policy we issue will have the following exceptions unless they are taken care of to our satisfaction. The printed exceptions and exclusions from the coverage of the policy or policies are available from the office which issued this Commitment. Copies of the policy forms should be read. 1. Lien of the Real Estate Excise Sales Tax and Surcharge upon any sale of said premises, if unpaid. As of the date herein, the excise tax rate for the City of Federal Way is at 1,78 %. Levy/Area Code: 1205 2. General Taxes for the year 2017. The first half becomes delinquent after April 30th. The second half becomes delinquent after October 31st. Tax Account No.: 720480016602 1st Half Amount Billed: $ 3,420.67 Amount Paid: $ 0.00 Amount Due: $ 3,420.67 Assesseq Land Value: $ 448,500.00 Assessed Improvement Value: $ o.oo 2nd Half Amount Billed: $ 3,420.67 Amount Paid: $ o.oo Amount Due: $ 3,420.67 Assessed Land Value: $ 448,500.00 Assessed Improvement Value: $ 0.00 Affects: Parcel A 3. General Taxes for the year 2017. The first half becomes delinquent after April 30th. The second half becomes delinquent after October 31st. Tax Account No.: 720480016503 1st Half Amount Billed: $ 586.72 Amount Paid: $ 0.00 Amount Due: $ 586.72 Assessed Land Value: $ 84,000.00 Assessed Improvement Value: $ 0.00 2nd Half Amount Billed: $ 586.72 Amount Paid: $ o.oo Amount Due: $ 586.72 Assessed Land Value: $ 84,000.00 Assessed Improvement Value : $ 0.00 Affects: Parcel B 4. General Taxes for the year 2017. The first half becomes delinquent after April 30th. The second half becomes delinquent after October 31st. Rrst Amerl(.;m T'ltl~ Form No. 1068·2 . ALTA Plain Language Commitment Tax Account No.: Amount Billed: Amount Paid: Amount Due: Assessed Land Value: Assessed Improvement Value: Amou·nt Billed: Amount Paid: Amount Due: Assessed Land Value: Assessed Improvement Value: Affects: 720480016404 1st Half $ 3,209.83 $ o.oo $ 3,209.83 $ 453,500.00 $ 0.00 2nd Half $ 3,209.82 $ 0.00 $ 3,209.82 $ 453,500.00 $ 0.00 Parcel c Commitment No.: 4260-2791840 Page 6 of 12 5. Taxes which may be assessed and extended on any subsequent roll for the tax year 2017, with respect to new improvements and the first occupancy which may be included on the regular assessment roll and which are an accruing lien not yet due or payable. 6 . Warrant in favor of the State of Washington. Against: Yong Kyu Kyu Kim and Young Sook Kim OBA Kims Auto Service Amount: $2,107.08, plus interest Filed: April 10, 2017 Judgment/Warrant No.: 17-9-08292·4 Case/Cause No.: 17-2-09435-8 Department: Washington State of Labor & Industries 7. The effect of the matter(s} shown in paragraph(s) 6 herein depends upon the identity of the debtor/taxpayer with the name(s) of Yong Kyu Kim. The enclosed identity affidavit should be completed and returned to this office to help determine the identity of said party(s) prior to dosing.· 8. Terms, conditions, provisions and stipulations of the Operating Agreement of Woodmont Storage LLC. According to said Agreement dated March 10, 2017, Robert L. Oldright, Edward L. Raisl, Bruce E. Judson, BTT Investment LLC and Jeffrey R. Oldright is/are the member{s) thereof. Any amendments to said Agreement must be submitted. Any conveyance or encumbrance of the property must be executed by said member(s) as provided for therein, subject to said amendments, if any. 9. Unrecorded leaseholds, if any, rights of vendors and security agreement on personal property and rights of tenants, and secured parties to remove trade fixtures at the expiration of the term. 10. Reservations and exceptions, including the terms and conditions thereof: Reserving: mineral Reserved By: Weyerhaeuser Timber Co., a Washington corporation Recorded: April 12, 1924 Recording Information: 1857273 We note no examination has been made regarding the transfer or taxation of the reserved rights. First Amerlean rttte Form No. 1068·2 • ALTA Plaln l..'ilng11age commitment Commitment No.: 4260·2791840 Page 7 of 12 11. Latecomer Charges for Sewage Facilities Agreement and the terms and conditions thereof: Between: Lakehaven Sewer District And: Schnieder Home, Inc. Recording Information: 8605070770 A partial satisfaction of sewer charges, as to property not covered by this commitment, was recorded under Recording Number 8801050908. 12. Easement, including terms and provisions contained therein: Recorded: January 05, 2006 Recording Information: 20060105000439 ln Favor Of: Puget Sound Energy, Inc., a Washington corporation For: Electric transmission and/or distribution system 13. Physical Inspection by Express Inspection Services, Inc. , dated March 3, 2017, under Job No. 2791840 discloses the following exceptions to ALT A Extended Owner's/Purchaser Coverage: {A) Westerly adjoincr's gravel vehicle parking appears to encroach onto Parcel C approximately 30 feet. Fir.it Ameriean T&e Form No. 1068·2 ALTA Plain uinguage Commitment INFORMAnONAL NOTES : Commitment No.: 4160-2791840 Page 8of 12 ] A. Potential charges, for the King County Sewage Treatment capacity Charge, as authorized under RCW 35.58 and King County Code 28.84.050. Said charges could apply for any properly that connected to the King County Sewer Service area on or after February 1, 1990. Note: Properties located in Snohomish County may be subject to the King County Sewage Treatment c.apacily Charges. ' B. Effective January 1, 1997, and pursuant to amendment of Washington State Statutes relating to standardization of recorded documents, certain format and content requirements must be met (refer to RCW 65.04.045). Failure to comply may result in rejection of the document by the recorder or additional fees being charged, subject to the Auditor's discretion. ( C. Any sketch attached hereto is done so as a courtesy only and is not part of any title commitment or policy. It is furnished solely for the purpose of assisting in locating the premises and First American expressly disclaims any liability which may result from reliance made upon it. D. The description can be abbreviated as suggested below If necessary to meet standardization requirements. The full text of the description must appear in the document(s) to be insured. PTN SEC 33 1'.NP 22N RGE 4E SW QTR NW QTR, KING COUNTY APN: 720480016602 APN: 720480016503 APN: 720480016404 E. According to the application for title insurance, title is to vest in Woodmont Storage LLC, a Washington limited liability company . Examination of the records discloses no matters pending against said parly(ies). F. All matters regarding extended coverage have been cleared for mortgagee's policy. The coverage contemplated by this paragraph ·wm not be afforded in any forthcoming owner's standard coverage policy to be lssued. G. The following deeds affecting the properly herein described have been recorded within 36 months of the effective date of this commitment: NONE Properly Address: 27824 Pacific Highway South, Federal Way, WA 98003 ·NOTE: The forthcoming Mortgagee's Policy will be the ALTA 2006 Policy unless otherwise noted on Schedule A herein. NOTE: We find no judgments or Federal tax liens against the vestee herein, unless otherwise shown as a numbered exception above. First Amencan ntte form No. 1068·2 • ALTA Plaln Language Commitment CONDITIONS 1. DEFINITIONS Commitment No.: 4260·2791840 Page 9 of 12 (a)"Mortgage" means mortgage, deed of trust or other security instrument. (b}"Public Records" means title records that give constructive notice of matters affecting the title according to the state law where the land is located. 2. LATER DEFECTS The Exceptions in Schedule 8 -Section II may be amended to show any defects, liens or encumbrances that appear for the first time in the public records or are created or attached between the Commitment Date and the date on which ·au of the Requirements (a) and (c) of Schedule B -Section I are met. We shall have no liability to you because of this amendment. 3. EXISTING DEFECTS If any defects, liens or encumbrances existing at Commitment Date are not shown in Schedule B, we may amend Schedule B to show them. If we do amend Schedule 8 to show these defects, liens or encumbrances, we shall be liable to you according to Paragraph 4 below unless you knew of this information and did not tell us about it in writing. 4. LIMrrATION OF OUR UA81LITY Our only obligation is to issue to you the Policy referred to in this Commitment, when you have met its Requirements. If we have any liability to you for any loss you incur because of an error in this Commitment, our liability will be limited to your actual loss caused by your relying on this Commitment when you acted in good faith to: comply with the Requirements shown in Schedule B -Section I or eliminate with our written consent any Exceptions shown in Schedule B • Section II. We shall not be liable for more than the Policy Amount shown in Schedule A of this Commitment and our liability is subject to the terms of the Policy form to be issued to you. 5. CLAIMS MUST BE BASED ON THIS COMMITMENT Any claim, whether or not based on negligence, which you may have against us concerning the title to the land must be based on this commitment and is subject to its terms. cc: Woodmont Storage LLC cc: Yong Kyu Kim First Amer/CiJn Tl(le ) Form No. 1068·2 ALTA Plaln Language Commitment First American ~ I First Amerjcan Title ·'-~Gtt Privacy lnformadon Commitment No.: 4160·2791840 Page 10 of 12 First American ntJe ln$urance Company 818 Stewart St, Ste 800 seawe, WA 98101 Phn • (206)728-0400 (800)826·7718 fax· We Are O>mmltted tc> Safeg11ardlng Customer Information In 0<der to bett1!f 5e1Ve ywr needs naH !nd In ttie Mvre, we may ask you to provide us wttll certain tnfOffllatlon. we ul\Clernano tllat YIXl mill' be (l)nc,emed about wh;it we wl!l do wfttl SIICh Information • partfaJlally any perwnal or finandal fnfonnatlon. We 'i9ff that you have a right to know how we w!II u~flre tile personal fnformal!oll you provide to us. ThErefore, together wttt, our subs1diar&5 we haw ad()l)ted !his Prtvacy Polley to govern Ille use and hand lfng of your personal fnl'ormallan. Appl icability Thli. Pmacy Poncy ga.rerns ovr vse of the lnforma!loo ltiat ~ l)IOlllde to us. It ooes not 410\lern the manner In wnkll we may use lnfarma!lon we n.r.e obtalnE<I rrom ~n1 Cllller scurc.e, suell as lnforma'tfon obtained from a publlc: reax-d or from another 1Jt1W11 or enllt't, Rr,;t Amencan h8s also adol)!l!d blOildet guidelines ttlat govern our vse or pe,;onal lnfOl'llliltlon A!Q3Rites'S d Its .sourre. ~ Am~n call$ !hes.!: guldelrnes Its Fair lnfolmatlon Yaltlt$. Types ofJnformation ~ndln9 upcn whlOI Of our setvlCleS y® are Ullllz!ng, tilt~ ol f\CIIPUblk: _.,. lllfO<mat!OI\ tllilt ~ may col1ea Include, • lnfonnatlon we receive fl(lm you on appllcalk,ns, forms and In ol!ler ammunlcatfQns to us, whetne r In wr1ttn11, Jn J)El'SOn, by tl!lel)hone or any otller means; • InformillfOII abollt your tiansialo<ls wrth us, our afflltall!d wrnpanles, or others; and • InfonMtfon we rea!l\le from a a>nsumer reporting agency. Use or Information we request !nfonnatlon rrcrn Yl)II ror our own tegltlmate bus!!less purposes and not tor the benellt of any nonaftlllal!!d party. l'henefore, we wOl not release you_, lnfonnatlon ta nonafl)uated parties exc:,ept: (1) as necessary for us to pn,,1de the product a servtce you ~ave requested or us; or (2) as oermfttEd by law. We may, however, store such ln(ormatfon lndefinlte!Y, l11CllJdlng the period aller which any cu~ reiatfonshlp ~s <:eased. Sum lr\forma11on may be used for any lnternat ourpose, such as quanty am!Jci efforts o, OJ5taner analy$1s. we may also provide all of the types of nonpubOc Pffl()na l lnlonnatlon fisted above to one or men or our amu~ companies. Sudl affillmd companies Include flnandal service providers, sud! as tllfe Insurers, property and casualty 11\Surers, and tnsst and tnvesttnent advisory companies, or companies Involved In real estate services, such as appraisa l ccmpanles, home warranty companies and ~ companies. ful1hermore, we may also provide an the lnlom,stlon we oo!lect, as deso1bed above, to companies that pe,fonn mat1cetlng ser;tces on oor behalf, on behall of our afflfiim,d companies o, to <llher flnandal lnstftlltlons wlth whom we or oor al@iated companies have Joint martelfng agreemenis. Fonner Customers Even II )'CU are no lofloer our cust<lmer, our Pl!Yacy Polley wit conttwe II) •llPlv to YQU, Confldenllallty and Security we wilt use ovr best efforts to ensurl! ttlat no unautltO!lzed partleS have aa:ess to any of your lnlormatlon. we restrlc:t aa:ess to ncnpyblie personal tnronnallon about you to those tndMduals and enlltles !','ho need to know that Information to (lfOVklc produas 0t SetYkes to you. We WIii use oor best efforts to oaln and <MISee wr emp1cyees· and agents to ensure thj!t your Information wlfl be handled respoilSll>ly and In aa:o<danc:e with lilts Pr1vacy Pelley and A~ Amerlean's Fair l nlortna1lon values. We currently maintain phystcal, e!ecll'01IIC, and procedural safeguards that comply wtth federal regula!kJns to gua.rd your nonpubUc personal tnronnallon. Inrormatlon Obtained Throug!I Our Web Site Arst Amer!can Rnanclal Corporation Is sensltlve to privacy issues on tile Internet. we be!leYe It IS 1n,ponant yc u kllow how we treat the 1nrcnm1t1on about yau we~ on the Internet. J.n get1era~ yw can vls!t Rrst American or Its affiliates' Web sltes on the WOfkl Wide Web without terung us who you are orreveallng any fnfannatlon about yourself. Our Web servezs ool1ect the domain names, not the e-mail addresses, or vtsltoiz. l'hlS tnfom,atlon Is aggregated to measure d,e numbe r <:A vlsllS, avelclge time spent on the site. pages viewed and similar tnlomratlon. Rrst Amerlcan uses this lnlonnallon to meaMe the use of our sJte ·and to develop Ideas to lml)(OYe the Cllntent or our sill!. 'There a.re !Im\!$, howe.et, when we may need Information from you, such as your name and email address. When tnfcm,aucn Is needed, we will use our best etrorts to let you know at the time of O)lle(tlon how we wlfl use the pc™lllal fnlormatlon. 1/suatly, the personal lnfonnatlon we collect Is used only by us to respond to your lnquhy, process an order or allow you to aa:ess specmc acc:ounl/proflle Information, II you choose to share any personal 1nrormat1on with us, we will only use It In cl<Xl)Rlanoe with the l)C)fldes outllned above Business Relallonshlps Arst American Flnandal CO,po<atlon"s Site. and Its affiliates' stres may cnn1afn llnlt:s to other Web sites. Whfe we bY to llnlt only to sites ltlat w~ our high st1mdards and rt!ll«t r0t pmacy, we a~ not resc,onslble for the aintent ar the Pl'MIC/ pra~ empl(Jfflj by <llhcr Sites, Cookies Some of Fll'St ArneJ1can's Web sires may 11\llke use of •cookie" tedlnot>gy to measure site ae!lvlty ar.d to arstllml!e lnformatforl to your ~rsonal tams. A cool.le ls an element or data that a Wd, site can send to your b-, whld\may then store t,;e c:ool<Je on your hard drive. BalAID com uses storecl ClCOl<les. Th e goal or this techno!Qgy Is to bette-serve you ~ Vlsftlng our site, save you tm~ Wilen you are here and ID prtMC!e you widl a mare meanlnglul and praducu,e wm sl!I! e,cper1ence. Fair tnfom1atlon value$ Fairness we oonSltler c:,osumer expeaatlon s ebolrl tllelr 1)11V8C'f tn all oor IWSllleSses. We e111y olfe-pn:xlu«s and $8'<k:eS tll;tt assu,e a faYOr.lble balance betWeen consvmcr bellefits and (l)RMl!e' 1)<1vacy. Publfc Rewrd we believe tNt an wen publl( teC)f1I ae.ites S1gnl"'8nt v~lue tor scdetY, e11hanO?S (l)IISume:r moire and aeates con1umer oPl)OrtUnfty. We ar;Uvely support an open public A!C)flj and tmphast11: Its lmpo<tance and c:,otJ1butlo<I to our economy. Use We believe we shwld behave responSlbly when we use tnlonnatlon abo\lt a consumer In our bustnes.s. We wlll obey the law$ governing the coDectlon, use and dlSSenlni11lon m data. Aa:uracy We WIii take reasonable steps .io help assure the aooiracy of the data we aoOect, use Md disseminate. Where pos$ibkl, we will take reasonable Stef)S to <XlITT!d: lnaa:vrall! !11fom,atlon. When, as with the publle rei:Old. we cannot carrcct Inaccurate Information, we WIii tak.c all reasonable SleP5 to assist COl)SUmers In Identifying 11,e source of the enoneous data so that the (l)l1SU1ffl!1' an ~ the required CDll'ealons. Educ:adol\ We endeavor to educate the = or our 1Xoducts and setvleeS, our 1!111ployees and othetS In our lndust,y abo\11 the rnportana! of (1)11Sumcr privacy. We WIii Jnsttuct our e,,,pi.:,,,ees on our fair fnfonnaUon varues and on the responsible c:clfecuon and u.se or oata. we wffl enCDOrage <llhffl'.ln ovr Industry to cxillec:t and use Information In a respon~ble ma~ne,-. Secu rity We wll maintain appropriate. fadltfes and systenS to Protect against unauthartzed aa:ess to and oorruptllll\ ol tllc data we maintain. f.orm SO-PRIVACY (9/1/10) Page 1 of 1 Privacy Information {2001-2010 Arst Amerlc;an Financial COrJ)oratfon) First Amerft:.1n ilde Form No. 1068·2 Al TA Plaln Language Commitment l Commitment No.: 4260-2791840 Page 11 of 12 FIRST AMERICAN TITLE INSURANCE COMPANY Exhibit"A" Vested Owner: Mike Park and Kie Sook Park also appearing of record as Kiy Sook Pane, husband and wife; and Yong Kyu Kim, as his separate property, all as their interest may appear of record Real property in the County of King, State of Washington, described as follows: PARCEL A: THE SOUTH 60 FEET OF THAT PORTION OF THE NORTH 120 FEET OF TiiE SOUTH HALF OF THE SOUTHWEST QUARTER OF THE NORTHWEST QUARTER OF SECTION 33, TOWNSHIP 22 NORTH, RANGE 4 EAST, W.M., IN KING COUNTY, WASHINGTON, LYING EASTERLY OF STATE HIGHWAY NUMBER 1 (PACIFIC HIGHWAY SOUTH), AS ESTABLISHED BY DEED RECORDED UNDER RECORDING NUMBER 2014197; EXCEPT THE EAST 30 FEETTHEREOF FOR ROAD; AND EXCEPT THAT PORTION LYING WESTERLY OF A UNE DRAWN PARALLEL WITH ANO 60 FEET EASTERLY OF THE CENTERLINE OF PRIMARY STATE HIGHWAY NUMBER 1, AS CONVEYED BY DEED RECORDED UNDER RECORDING NUMBER 4963202; AND EXCEPT THAT PORTION CONVEYED TO THE STATE OF WASHINGTON BY DEED RECORDED UNDER RECORDING NO. 20050103002559. (BEING KNOWN AS A PORTION OF TRACTS 23 AND 27, REDONDO HEIGHTS, ACCORDING TO THE UNRECORDED PLAT THEREOF.) PARCEL 8: THAT PORTION OF THE NORTH 60 FEET OF THE SOUTH HALF OF THE SOUTHWEST QUARTER OF THE NORTHWEST QUARTER OF SECTlON 33, TOWNSHIP 22 NORTH, RANGE 4 EAST, W.M., IN KING COUNTY, WASHINGTON, LYING EASTE~LY OF PRIMARY STATE HIGHWAY NUMBER 1 (PACIFIC HIGHWAY SOUTH), AS ESTABLISHED BY DEED RECORDED UNDER RECORDING NUMBER 2014197; EXCEPT THE WESTERLY 600 FEET {AS MEASURED ALONG THE NORTH LINE); AND EXCEPT THE EAST 30 FEET THEREOF FOR ROAD. (BEING KNOWN AS A PORTION OF TRACT 23, REDONDO HEIGHTS, ACCORDING TO THE UNRECORDED PLAT THEREOF.) PARCEL C: THE SOUTH 60 FEET OF THE NORTH 120 FEET OF THE SOUTH HALF OF THE SOUTHWEST QUARTER OF TiiE NORTHWEST QUARTER OF SECTION 33, TOWNSHIP 22 NORTH, RANGE 4 EAST, W.M., IN KING COUNTY, WASHINGTON, LYING EAST OF STATE ROAD NUMBER 1, AS ESTABLISHED BY DEED RECORDED UNDER RECORDING NUMBER 2014197; EXCEPT THE EAST 30 FEET FOR ROAD; AND EXCEPT THAT PORTION LYING WESTERLY OF A UNE DRAWN PARALLEL WITH AND 60 FEET EASTERLY OF THE CENTERUNE OF PRIMARY STATE HIGHWAY NUMBER 1, AS CONVEYED BY DEED RECORDED UNDER RECORDING NUMBER 4963202 ANO 20050103002559. (BEING KNOWN AS A PORTION OF TRACTS 23 AND 27, REDONDO HEIGHTS, ACCORDING TO THE UNRECORDED PLAT THEREOF.) Tax Parcel Number: 720480016602, 720480016503 and 720480016404 First AmeticJJn Title Form No. 1068-2 • ALTA Plaln Language Commitment Situs Address: 27824 Pacific Highway South, Federal Way, WA 98003 First Amerfcan Title l . Commitment No.: 4260-2791840 Page 12 of 12 D tinr l G•24 Fob 26-24· l'i o3e:'haeueor 4.l'1inbc.ll" ,to ....... 11 O'J ~2400. v2.~ iro x O om1 an;. u u or pn '1f .,tj uill:han Hullornn. o~ .:!l,ovi - Fp docs blly t: l> und 0:1 to h h tho fdro 1~ ~Y1:·- / .. 186'/2'15 . t. .1. be ::ih.l. Cf. th.a lt.f of ..s 0 o Sh. in tp r;~ Jt · of v 4 ;;out of .. iJ •. oonl;J· 4CJ .OO · ooroo m/1, u«Ju lio the Uni ~cul ,:jtutou t;overnil'kint · .:n rv<r3. 3t~:::l18o!U:ii iho fp huy exproeuly u~\·~~ &J.t!tl zwt ~<JOj»to un a .rouorvou ou 1. 0.1· 1iJ, u ~·rwit b by. n~d o. UJ'.ltO it e· suoo u uu uuue ~ ·• ull oila •.. ~•ii.cos -··-cm W1 111186'766·---<lo,,n to ,,djuai9uti,on a! n ,oou~. · cont Jnucd} 21~---.-l• To ho.vo und to bo~d tba £B lunO e to sp his h o f, froo Md olenr of ull·.·llens, ohur500 u~ oncwnbr~ooo •. ..l.'xO taxoa una.. ulmtt? if ony, loviod or uoacl :for tha yo,.r of. l~L9, a1d ·11ub- eoqnont :,roars. 1'he fp. !or ituo~f J .ttJ auoooosora. oovo um 86X'oos to wul \11.th tboop ltis bu tht· it \·:111 .. r nnd aef ti to ad p.r.9m :forever exo ae aeno t taxes unLJ · u.omte ttfa6" dH~h ii' . e1~. t.hQ ep aootunoe ena ~~ooe to pay. 1~1£. tho ad fp bu.:. oauaud thor.o ltroo iio '\Jo eld \11th, 11i e cor,p el untl sett by :1 te pros. , op el) · .o·~·orhaoueer t1.tnbor CoQ111anY ey. John .p .. oy orhaoueer .PX' es Att: .. r .. UcOormi<ik sooty Piorco O pu.nty, .. n. on ·i1 c·t>~ 26-M by John I1 .. oyerhaoua er t ho proo of lrho ... J.' c tho oorpn, (cf}' bot ,1l!'rotl -.F Firmin. H 1' i;o~ ".eehn reo tlt Tucomu . 11s. Jun 24-2'1. ~11 to Jno Ourtor 208 · C~ltunbia •. ' ...... . ' 1 I . I o I ~ I 111•11t ~ ,•,:· .... ,. ,,, lifCtlf\11'.: >. : : . 1 i\•NS KING Cr•:811· ... I ~ I ~-"" SCARBOROUGH DIVISION lll A9,eeme11t NO, _:;[t2lf__.:__ TB1S AGRBEHENr, enlered into 1n Jupl\c&te between -AkE- HllVBN SEW£R DISTRlCT, t:1r.9 Co1Jnt-.,, 11 n1ur.icipal cor;x,ntton of the ~;cte of W11hlngton, ~er~inafter tcferred to as Lhe "Oiatrict•, and SCHN18DER kOK~, !NC., 6510 southcenter Blvd ., 1'vl,wila, wuhlngton 98188, h•He !natter r ~fer red to es the: tfl'l'NBSSETTI: 86108/07 REC1> F c~.: lff!Ellb.S, the 1>i1triet opeutea and aiairit., in, ll syste111 of se~a9e di sposal within its boundaries which ea" serve property of DeVflopur; ~nd ~1l2REAS, tbe bev~lc!)4!r de5ires to constr~~t certain sevage facllitlea at its own coat to serve De?elop,r 1 $ property, f~r delivery to and operatior. by the District, MOW, TREREFOR!, IT 1$ ~GREED that: 1 . The land fer which sewa~e t r eatment is requested an4 to which this Agreement JP?lies is real~) in ~ln9 County, Washington, described on EKhibit •A•, attached hereto and incorporated herein by reference. ln the evel\t f111al plllt oi realty described herein contains land in addition to ~hat des- cribed, whether such final plat is recorded before ur after eccepta~ce r 1evcr works described herein by the DiGtrict, no connection~ for (at~re connections shall be made to t..he District's sewer sy~~ee by premises on realty dcscrlbe4 herein until Developer l,aa co111plied with all Di~trict reguire,ae;i._ and paid all District charges set forth in t~is Agreemen~, applic- able to the sach land which is Added . 2. At the ti111e l),eve :oper aelivers this ~greement to the Di strict, Develooer shall pay to the District the sun ·( $ 1ft OS.t ~ • Said SU.ID shall I).. .,)lyalfllt fr,r i District 1s engineering, inspection, admlnistratlve aod 1~ al c;:-oata arising out of this Agreement. 3. ~aoitary sewage se~i:e shall~ provided by tl-e Olatrict to thf? aubject property or aoy portion tliereof apo• ~,aesit of t.be District'• connection f8" aJMI -llthly serdc:e etaar,e.a, COADectioa , ... eoaeist of t:be aide .._r pe~t fee, 99oer.i faoiltt;y fee, capital uir~oveaent aarebal"C}e fee aD4 -·--·i. ----........ t-.o--·- :St 'b ·?':° . ~ ......... ::;·. ·~ ... ~ r ..!•', ..... ,;/· .• ..... .. such Ott.er eh1r9ts th4t e,e ueing levied by the Pittric:t at t~e th,e c:equc.-st !or onnection f• made. The 9cr,er&l !aeUlty lee ahall be$ o.~~-t per sq1.1are foot and this rate shall be in effect untrr-_.!.{iyfe,6cc 1 ·trJ-.· -.ie ra.te there- after shall he :~1 rate esta~1 shed by Rec~lvtioo at the tfn,e reqrtet for conLe -tion 1a ~&de. General !aeiL1tiee fee, (or greenbelt, ~~n svaee, rec:r11ation"'J. ,u~as and dr•inayt: and detention faeilltlea Ahi.11" br pald 11pon completion c,f co,,struc- t.l on. 4. The Dhtric·. vill no : allo1t the c1.1nnection ?f an y p roperty dui9,:ated in the King rouo!:y sewerage General Plan as "Non-locol Srnilce Area.• S. Jr <:xecc·.ion o! lhis Agreement, toe Dis,:,riet does not guarantt:e sanl.toty ae.,er :1 e:v: ce will be provided to red t:· deactlbed herein. In the event that any District facilitieJ, such ae lift 1ta. lons, treatment {,lents an.-,e.,cr trunk 1111<:s, become utUlzed 1-:yond their desi9n or app,oved capi1city ot bf:co~ i .,ope rabh for any cauoe, the District ncervcs the right co refuae •ny connectlora which wo1.1l" use such facility ontil ·ruecSial ac.:tion bas been coaipleted, end the District ah41l not l)e 11aU.: ·or any direct or conse'!uential d11111age:i which occur to Developer arising out of &U Ch Olstrlct refusal to connect or till/! delay nec~ssary ~o take re~edial action, 6. Developer shall deliver to the District ~or District's cevlew and approval, se~er design dca.,ings to s~rve the subject l~nd. ~pecifica~ions ~r.d design require~~r.ts shall comply with o . .;;rict•s c,1rre11t requi1·emP.fts. Construction of additional sanitary sewer 11111ina uy be re(!_uired by the 01s··dct to --sure that the subject l~nd will bear lts re~sonable cost share of the compret-ensh·•: plan of the Distt ict. District vill apply for the State of llashington De.,artment c..; tcologr approval of ~he sewer des1gn drawings. In the event that Depart~cnt 0£ Beology appco9al 3f se~er d e sign drawing is nnt granted. oeveloper agrees char the District shall not c~ obligated to allow connection of any sewer taellitie~ Developer oay c~n- struct. 7. Prior t? the col'ICeneeir.ent of worlt descrJbe_d herein, oeveloper shall deliver to thf! D:strkt a restoratio1o perforra- ance ·,ond ln the ,;um of $ 4~ opq, flo -. e~nditioned that oevelopcr ~ill re~tocc ~~ th sat;s~ction ot ~he District, and stai:e arid eounty agencies as applicable, all worlt to be pc:r- for~ed hereunder In public right$ of way a nd District ea~e- ee:\ts. Pora, a.'ld 1·:1nte:. ;s of bond shall be deter,Dincd by the Oi&trict. 8 . 5o ccnstruction shall :,e colllllheOced before the Dis~ric_ has nocifie~ Oete· ;,er in .,riting that plans and speci!lcationa ha•,e been approver: and that construction o,ay proceed. 9. Po!~elop!!: may prepaL..: and call :or bids for conat:·uc- ti on descclbeil be, ei11 or ne9ot.iate a constt"uc:t ioo agree""C!ut for sa ld eonstc•1ctiuo1 bids shall not be called 11or construet..i.011 ,9ree,ae ot execu~ prior•, approv~ by the Oistri~t for ~e purpose 0£ .Maintaining Oistric;t constcuction a.nd material stan- dard, and iospectioai ri9hta. 10. Otfflop.. alla.ll notify tbe District. tAe da~ work and coutrCM:Uoo deaeribed ta this Agreement will -· Said ootlce shaU be 9ifllo aot: len than ttro (ZJ days before ea.14 ~-,t dat:e. lJJ tbe eqe111t. of i111terrrapU011 of vorlt for -·----... _ ----·---·--· I ~. ... ~ -· -~· .. ... ,. . ~ ... ,._. .-· F t .. .• .. •!=""'5" •.Ci#. !.:: . ·--~-----~ ~=:::., ·~,~--~.,. --~:. -~:. ·+_~$~;~-~~~~~ ,, --------------·. _;...·.· .~ ~ ... ~r·~= r .. ~ . .!.' any reason !or more than three 13) consecutive days, Oevclop~r ah •• l 9!ve tt., Dhtdct wdtt;en notlce not le:r~ than 24 hours betore recoavnen~etnent of work, After t he work Je cc.nimenced, it ehall vi9oroualy, conahtentl~· an,! ln a Urat •c:lase work1na1·Uke manner ~e carr ied ~o co~pleti~~. In the event work ~nd cor..atn:ction deacritted he!"e.ln la not completed on or be!or1t .t,fl_ghec 3f ,,1e. , lunles!I dela•,eC: by an ur.avoldable ac~ ent , a~i~e or actS"or God), th.lG Agreem~nt shal l termi- nate and both psrtiea shall have no further dutJe~ or obli9a- tlo~s hereunder. 11. Tt.e Developer and i ta a9ents a9 ree to i ndemn •. fy and hold the District harm:. ,ss from any and al.l claims whlrh 1nay L~ a saeaaed a9ainat the District as a ceoult cf the const,uetion or maintenanc,e of the work desc:~ ''>ed in this Agreement. vdoc to acceptance by the District. ·l'h<. .Jevcloper shall 1:1aintain in full force and e:rect during the cor,structlcn p ,riod, lhbillt)' insu.rarce in the iainJmal a111ount:~ es follows: Bodily inju:y llablllty coverage with limits of not less tha11 $500,000 .00 lor bOC:Uy injury, l .. clud ing accidental death to any one person, and ! •bject to that UmLt: !or each person, ln an amount of .. ot less ~han $1,000 ,0CO .O ~ foe each accident; and property damage c· •erage ln an aJDount of not leas than $1,00G,000.00 to: each accident. A cer tlticate of insurance shall be provld"u stat.Ing the amounts of the coverage and the inclusion of the Oistr.lct as an additional i:'lsured, Ten daye written notice cball be given t.o t he Oistrlc:t for cancellation or expiration cf this insurance. 12. The OiEtrict sha~l charge the property described on Exhibit •e•, att ached hereto and incori::urated herein by re fer - ence, a provortional (lineal-front Coot) share of the coLts ot the se>1er 11aln as set forth .. oove. Said charge shall be levied by the DJs~riet ~t the time appl '~atlon for side Seifer permit is llac!e and shall bE: paid forthwith to o~velop~r after receipt by the Oistrie~. Said char9e shall not bear interest f rom com- pletion of con5tcuction to date said side sewer permit is ?Plied for. Reimbursement to oeveloper as provid~d in this par~graph shall cea!~ and termir.ate five IS) year~ fco111 date of aceept1nce of said sever main bl th~ Oistrlct. Zn the event service to th~ p.·operty described in this paragraoh is secured by conr.ec:tion t~ any c:ther ~ev,;; main, said char~~ voold n~t be reid to oev~lopec. Said property shall also be r equi r ed to pay t.o the District the Olstrict 's cor.nectiQn f.ees a!I establishC!d at · .. 1e tin connection is requested. 13. The Distdc:t shi.11 perfonn all insFec:tion of sewer facilities and no sewer faci lltr shall be covered prior to inspection. Notice to tne District that c:onstruction is ready for inspection shall be given not less thar. 2, hours prior to inspect1on1 District soall insp1c~ wit:hln 24 houu of said n~tice. Developer agrees to co~}~ ~1th 11 of the Disu-ict's c«a.so1M1ble inspection cequiremer,ts. Developer will ITllllntain at the c:011str11etion area, at all ti.a,c:s during construction, a representative to whom District notices ~ay be given regarding c:oaetr uc:t1on. said representative shal: be designated in ... ·itia, by th• Developer. H. Opoa coa,rletio11 of conatcoc-tlon, l)co-•t"loper Sh4ll •••1ga.a.od c:oevey to the O.lstrlc1: 9ood title to said facilltiea together w1U, perNneot ea.seae,:ta for t.Mh loca.ci:iu in for• acc:epUble to t~ DLstrlct. .. . ·•·. t: .. .:."'· ~-~. 1 ... · · .. ·: .. -·--·----~ ......... -'1111111-·~ . .. ~?, . ',.: .. ,.,·. '.. ' 1 \ n i1 !, 0 /l s ti I ID ... . :- ·1· •J \ 1S. Upo n co111plHion of fOnstrcction, oeve!op~r or contro.c - tor 14111 6elher to the olsttict u bond in the 111i:1.1un~ ot ten percent I l Ol l o f '="nst r uctlon coRta that II rdiable 1:c.ntractor t1 i ll make a ncl {;/J'/ !or , u~ic-s 11ece61lary within < ·:c I!) :tear c ,om dote of acceptance of said constr uction, nrlsing f r om faulty labor or mater 1 ·.l. Porm of t-o'ld la to Li e approved b)' attor ney f~~ the District. 16. ,he D1Rtr1ct ard Developer agre~ that in cerrylng ~ut i:'i1e t~rma ui Lili.is c.:uul, o ;.., -.;),: UC':;~] ~tr· ;~.:.ll ::: .:~:!:.; :: ;.:: indapendent contractor and in no res~ect ahsll it be deemed an agent of 1.11>:'!lll\ven Se"1•JC 01atr1ct.. 17. o,vel optr f..iall not. assign this contract vi thout the written co11se,t of the r.lstdct. t8. Partial waiver or waiver by acquiescence by th~ Dis- trict of any pro11iai, or c:ond i t.1011 of thls A9tetomer,t shall not be a wdvec of any : ,et p:01111.ion or condltic:n of thill Agree- ment. 19. Work and construction petformed under this Ag~eemer.t ::hall be connected to the Dis tr .ct t run){ Hi;e vhen this Agree- ment is fully and co~plete\y complied with. 20. Upon c omp letion of eonetr~ctiv~, Develcper shall su'b!!lit to the Oistrict, in wrH;in·~, a .:1tate1T,ent <>f monies expended to pe r f,rm cor.structlonr to~ether vith my l r originals a .. · such other eng ineecin" rccotd.: and data os r.iay btl required by the District. 21, This A9reement shall constitute a.., ease111ent Rnd servl • tu.de upon the property described in this A9reemerit and shall l:e bindln9 upon t .he heirs, assigns ar.d successors in interest tc the Developer. This Agreement sha .1 constitute an equi~blP. lien agai..1t property descri~d he'ein and in the event of non -perfo.·1unce by Develope r as stated ha r ein, the Distt ict may forecl9se said lien 1~ the ~anner authorized by lav . 22, Th~s vri ~ing constitutes the fQll and only a9ree=ent between t~t pa rties , there being no promise,, agreements or 1mderstant.in;, written or oral, e.acept a.; herein set torth, or as t •. eatter a y be ame1,cl4,d in wdting. 2). U!)O n exer.Qtion of this ~gre ern~nt, the parties agree that in t he event e ither of t he~ i s req· _red t oe.force anr provision or provisions of this Agreement agai nst the ~cher, that the pre~ailing ~arty shall be entitled, i n addition to all other amo unt• to wblch lt 11 ot hervise entitled by thi1 Agree- 11:ent, ~o its actual &ttornt'y 1 s f.'ees and coa::s, i11c:l11din9 thoH incurred "n apped. ,_ WlTNBSS c .c hands aocl seal& this /l> day of .,4ft!!J:tf.. I~$~ ~~ ~ SCKN~~~N:. . ..... , By . ' LAICBRAvt'N SP ..• t DlS111.;;~ a1n9 county, waab1ngt?n ly ~~~1!"'!1111100HSnlJCnoH.a::..i:;:Of~O£ICLli'llliL1Q;i,:A11litlilliNIJJ~ NUager l'age ' ::~:atl:ICER HOE, INC. ..... -'-•'---------·- ri I ... t •. ----~~··· . ~ .. ···'i:'11'· , ... ~, .. -.,.c§t;;;p; 4ci.i~ y:1· ... • ... - . ·,· ~\ :!t'r . -:., . ....,: .. _ ...... ---------' ... ... . •· I• ..... STATll Of' WAStll~GTON .... ,, I '} Co~nty 01 llifl .. -{I. ) s1i: ~//~ on t.hil L ~.)I of. ..:a'"""J.f~-i--#t'~.&__ ..... ~ ___ . ., ,9ei>, before me, JNC:., the corporation t 111t. eHcuted th! fof4!!joLng !nst, ,i.~ent, and <.c;knowlc .9ed said l•1tru~~nt ~n be the free and voluntary act and deed of said corporation, for the uses a~ pur~oses therein ~,ntioned, an~ on oath etatea that they are ~uthoci1ed to eKecute the said instrument. ij?TN!SS my hand and of1:c1~· ~et o year first above •,i tten. ------· _:.u..,4t1,q;.:.~u ~-.. NO y St at I • • ' ~~,·~11//µ _, ........ ......... c.__ -----fPI-·- . ?. l. . ;. • - ' I ., .,. i t I ·' ... .. ... , ··-· ~-· ·' ·r, ... ~} Legal Descr i p tion .. . . "' EfH18ll A SCMBOROUCH -DIVISION l / / This plat of SCARBOROUGH o:Vl~ION l embr aces thnt portion of the South- east l/11 of th e N:ir• ,wes ·. quarter $ectlon of Section 33, Township 27 No•!ll, P.!n;e '! 5;::•. '.'t,t.t , Kt. .J Cvu nCr. Wd!)it-iuyiuu, ciescriU ed as fo il 1 Y.S: COMMENCINi, i: tne center of salo •.e-c1lon. t· !.!nC"e ~ 8$"23'~P." W along tlle Eut-West cent, rune c· said section t..,.rs1 • et ,o the POINT OF 81::C!li, NING; ttlenc;e onthuing N es•23•.qq:• W a long S,\(/f /lne 6S6.2ll feet to tl\e Southwest corr u of sald sublllvision: tht'nce N 1"0 6'56° E along the Wti;t line of said so:o(/lvislt1n 661', ~1 feet: tnence S U8°28't:S" E for 30.oo feet to the East llne GI the West 30. 00 feet 01 said subdi ·•lslon; thence N 1 °06'S6" £ along setd ll11e 3Z 2 .3t 1eet: t her:ce S &8°31'16" .: for 7S2.0l ,.,~t; then,e S 7°18'31" £ fo• SQ .SQ feet, S 118°09•29• E for &fi,SB feet S 85°~0·17" E for 2CHi.OO feet, S lj0 19'113" W ,or lOS.16 ftet •.o lnt,rsect ~he .re of ll curve at a pc ·nt from whic:h the center lies S 18°37')1" W 318 .00 feet distant, Southees t erly along said ,:u r ve to tlle r ight through a central an~le of S0 07'30 " an arc c!istance of :.9.311 feet. S 230.q5 •03" W fo r 16n.o7 fee t, N &a<>22 102 • w for ~9. oa feet, N 11s0 ~o·n• w for qr,, Sl rett, s 71"16'117" W fc,r S9 .0l feet, S S6 .. 0l'21" \I/ for 130.7G feet. S 17°23128" W (or 1~8.21 feet, S r.•sq•~,., W fo,· 10l.7S feet. s 2t•:w2s• E for 148.~1 feet. and S 1<>36•1&• W for 92.,1 feet Iv the POINT OF OECINI-IINC. 8clng a portio,. 1,( l.ols 7. 10, 2 t,. l 1 and 2 2 of Redondo Heights, an un• recorded plat. Page One of One 106117:2 . ( ;.: .. 1·· ~ _JO : . ~ . • J: . ~: ' .:.·:: ... • i' . ·, . . .. .... ··:-:· .... •: ? ... :: .. ._,.•, ..... :...----·--··- ..• . ::-· ' . ~· . . . ,::·:·.· .. ," ~ ..... - 1 J ! i , , t s ' t l s ' ' \ ' .... '""" EXHIBIT 8 Lalecomers ror Sc:arboro1.19:1 Division ) ,: ~,·. I ~. ,. . ,• , ... ~. f,; . . 1· •• ,t •• •,, ,\ · .. . ti:: ,. .. -::.'I :I\ ., . . . . t , (. 1., .!:.!t9?' OescrlpliOJ:!! -SitU11te in ·~,ng County. Waslllnyto~: :.:..:::.::.:..._ •. ' · • ·-· Tax Lots 1, .• t 11 .• P?rtlon of Souti,east , J(; :of ·Norihl\':st.:. l/11 or"'ttie·· Tax Lot 0160 Tax Lot 016~ Northwest Ho\ or Stet! :n n. Township 22 North, Ren ge 4 Easr, W .M., lylng Eest of State H:g!l·1,r.1·• Ne. l and po,tlon o( Soulhwen I/~ of No~t hwr ~t <14 r.' Northwest 1/~ of Section 33. Town . ilp 22 North , Range ~ Ea~t, W. M. lying East or Stilt · H igh.1ay No, 1, situate in ICing County, Wa~hington, All of :lie Southeast 1/4 of the Southwest 1 /~ of the Northwest 1/fl of Sec:l1n 33, Township 22 North, Ra nge q Ea~t. W .M., EXCEPT tM easterly 30 feet of whi ch Is ,.~served (or road purposu a nd EXCEPT t::e N((th lbO ftet thereof, all in Kir.g County. Wasl'llngtcn. Tt:e South 60 fttt of the Horth tao feet of the South 111 of tne Southwes: 1! q or the Northwest l/ 11 of Seation ,3. ':"own:ship 21 North, Range ~ £.>~t. W.M., lying fast of State Road Uo. l; EXCEPT the East 30 • (eet for roa~. Taic: Lot$ '1QS , 0!66 The Soutn ;o 1eet of that portlor, of tne Norlh 1.0 <«c Q( the !!'.cu.1th Hi. of the Southwest I/Cl of the Northwest 1/11 of Sect!on 3l, Township 2" N<1rth, Range t East, W.M •• in King Co,·"lty, ·Wa .llngton, lylng E .. ,,t.:(I)' of State ,Ushway No. 1, EXCEPT the East 30 feet rhP.reof for rt\P ·•; and EXCEfoi that portion lying Wostef'· •' , drawn parallel with ar.a 6<, {eet Easter'y <.. .,,cerllr:e o( Prfmary State Highway No. 1: and tta. portion of the North 60 fut of the South 1/4 o( tM Southwest 1/11 of lhl! !torthwtst 1/11 of Section 33, Township 22 North, Range :i East , W.M., Ir, l:ing County, Wa1hlngton, lying Ea sterly of Primary State Hi ghwa y No. · 1 u originally located: EXCEPT the Westerly 600 fee t 'as IIIU$Ured along \ht. North lin e'; a nd EXCEPT the: East 10 feet therNf. : Subject t:>: ~aUons contained In ~eta by Weytrhaeuser Tilllber Com~. recorded April 16, 1924, Auditor's Mo. ta5727l, having to do with 111lneral rights . -------------~··-··- .... • ~-... -, : . : I ·I l ' t ' I 1 ! i ! Exhibit.:.. ,. . ...~ \, I>; r •:,• .. · . .. ,:• ;( $. ~-: .. , t: :-: .. •,;•' ....... •,. . ~· · .. . •; ,.· ,/\. . ... , ~ . ,· h ·' ··: . . / ·i . .: Lattccnu~r$ for Scarborwgh Olvislon ? Tax Lot DI 70 Tax Lot 0186 An und!vld~ l/2 interest fso that !ht Gn:1ntee will·~· have the wh,3fe] :.~.; ·.:.; :,· ····~ ·The Wesf' lll of the Northeast ll!f i,f t~ SouthWe$(· : •;· Hll of !he tf< thwet.t ll~ af Section 13, To~inshlp l? North, Ra119e II East, W.M. That portion o: "le North l6l.OS fllet ot the N1>tth,·1est 111: of tl'le Southw~st 1 /11 of the Northwe,t 1/'I of Sectior, 33, Township 22, :.:orth, Range <1 Ei\st, W,/.1,, in King C.:>unty, l'l<1$hin9tot1, tying E.a.,er!y of Pr i~a,y S l:tt Highway Ho. l: EXCEPT •1-.e l-l crth 30 feet thereof. Subject to; c:,cce;,tion$ and re!erv.ations recorded under recordin13 nvir.1:er 18Si273. .... '··:..,. ... .... . , .,, . . .. ..........-~ . .... ~.--...._ .. ,, .. ···'.....---------- I ) . l. t.'' . . ~· ~ ... ~ I\ ~~ i:-:· I'. FEDERAL WAY W~TER AND SEWER .PAATIAf.. -~ SATrSFACTION OF SSll'f:~ ~RGC: l'AYABt.£ IN LU:O' OY A.S$SSM.E:lif ,-, ) 'The \ISldev.igoe.d, Director of En gin eeriag aod o ~atiao:. o f Feder a l Way Water a nd Sever Distri ct, 4 oes be;i:eby acknowledge t }lllt tbe se-.:- cJ?arges ·payab l e in ll.eu of assessment 11,011 the fano,.ing desc ribed pt,ol)U'ty,, to Yit: !'racte A, 8, c. Lots i. 2, 3, s. 18, 21, 22, 23, 2f, 27, 3S, 43, 46. (l) 53, 54, S5, S6. 66, 67, 72, 73, 74 of t~e PJace of sca~borough Div. 0 as recordecl in Voloaie ns of Pl.ats, pages H 6> 15, records of .Kin9 '7) County, llar:sbingtOIJ . Obave been paid in fuU and t hat the c l ai51s for S81DC, r~ordeci on • ll) the 7th d ay of _,Ha.=,,y ____ • 1 9 8 6 \Jl\der • !<l a g Co1.11Jty. Auditor • & ~ FHe ----960 S070770 are'iiereby sat isfied and discb a rgec1. i ~ STAT.t or 11,\SSI.NG'ION I · l es CotlHtt OF .l!:Ifll:. I Dated thJ.s _;[_ ilay of _...:t'/.'-""~=--·-• ~ rE.OtJUIL lfA'l WATSR AND ~EWER !ting County, tti,sbi.ngtoa Dires:tor c f Eo gtneecf na /7ecbnf c,ri t Servi ces l (ertf£y that I Jcnoir or have ~atisfae:t'.Olt'J' ertdence that Steve V~e . s~go.ed this ins.tx11111ea t , QQ 06th sta ted tb&.t ·b.1t wa.G a at ued to e)Cec u.te tile J.Ds troment and a clt0owledg8 i.~ as t.bie Di.cector of Eaingee.risig /Tec:hnicnl Services · of Federal Va y !later & setoer to be the f ree a.ad v o luntary ac:t of Sllc:h par:ies f or the Qi&4Ji D.Dil purpotaes caea.tf.on.ed in tbe instrm11eut. dwBE& r., 19b.!f:u,; C. C,,,_,rg-_ . F\IVS ltSOla (ll/86) C 1 rec:. no.) A4rM>'. HtBLJ«. · T:i.tLe Rel. I 81-31 52, l - . ~ .. --------------·· ·--· ________ ..;...._-&1!1_""'1:10,f"~ .. ··- i. ~ , ~ I ' J ( i ' } I l J ! i RETURN ADDRESS: Puget Sound Energy, Int. Attn: ~ 0Gp111tment, EST ~GW PO 8ox90888 8e1!8VII&, WA 98009-0BH Attn: Nlol( Aon>s REFET(ENCE #: GRANTOR: KIM ,. \llilllllllHIIIII ··· --. -- 20060105000439 PUG.:T SOUND SN EAS a,.ee PAG1i'.89t OF eea e11es12eea teu:aQa KlNG eou,nv, E2179907 llt/85/2808 t8 :92 KJNQGX eouMrv,luti·fi T PAOUDt Of ee\ SAi.& $3, • EASEMENT bORIGINAL GRANTEE; PUGET SOUND ENERGY, INC. SHORT LEGAL: LOT 23 AND 27 REDONDO HEIGHT$ UNR!COADED ASSESSOR'S PROPERTY TAX PARCEt.: 720484~64 AND 0166 For arid In consideration of One Oollar (Sf .00) and other valuable c;onSideratlon In hand paid YONG KYU KIM, A MARRIED MAN AS HIS SEPARATE ESTATE ANO MtKE PARK AND KlY SOOK PARI(. HUSBAND AND WlFE ("Gr&ntor" herein), hereby OOTNfl'fS end warrants to PUGET SOUND ENERGY, INC., a Wesh!ng10n Corporallon ("Grantee'' herein}, ror the purposes horolnafter set forth, a nonexcluslvo perpetual easement over, along, across, and through the following descnbed reel proparty ('Property' herein} In KING County, Washington: SEE ATTACHED EXHIBIT"A" Except as may be otherwise set forth herein Grantee's l19hls shall be exercised upon that portion of the Property ("Easement Area" herein) desatbed as follows; The most westerly 16 feat of the Property. 1, Purpose. Grantee shall have the n9ht to constni<:t, operate, maln1aln, repair, replaoe, lmpiove, remove, enle rve, and uso the easement area for one 01 mora ulllily systems for purposes or transmission, distribution and sate of electricity. Su<;h sysloms may include, but are not IJmittd to: a. Overhead fatllltles. Poles. towers and other support sttuctures with CtOSSarms, braces, guys and anchors; efectrlt transmission and distribution ilnes; fiber opUc cable and other fines, cables and facilities for communication&; tranafo!1Tlers, weet l!ghts, metera, lixtUl'OS, atlachmenta and any and all other laollllles or appurtenancas neces sary or co nvenient to any or all of tho roragolng; and. Fo!lowfng the fniliaf conslruelion of all or a por1/on of 11$ systems, Grantee may, from time to Ume, co.nslnlcl such addiUonal faci11tles as II may require for such syglems. Grantee shall have the tight of ac:cass to tho EMement Area over and across tha Property to ena!)la Grantee to e'IG8tdse 11$ rights h8lllunder. Grantee shall compenM18 Granlor for any damage to the Property caused by the exercise of such right or access by Grantee. 2. Easement Area Clearfng and Maintenance. Grantee ahall have the right to cut. remove and dispose of any and a.II brush, trees or other vegetaUon In tho eosement Area. Grantee shall also have tho right to control, on a continuing baal, and by any prudent and reasonable mean,. the establishment and growth or bN!il'I, treea or olhar vegetation In the Easement Anta. 3. Treca Outside Eaeemont Area. Grantee shaO have the right to cut, trim, ramove and dispose of any trees located on the Proporty outsido the Easement Area that could, In Grantee's sole judgment, interfere With or Cl88ta a hazard to Grantee's gystems. Grantee t.haR, prior to the exeldMI of aueh llght, ldenUfy such treea end make a reasonable effort to give Grsntor pri9r noti_ee that such trees will be cut, trimmed, removed or dlsposed of (except that Gl8ntee shall have no obligation to Identity such trees or give Gnll\1or suc:11 prtor notice when troes are eut, ttfmmed, removed or otr,erwlse disposed of In response to emergency conditions). Gr11nlor shall be enlilled to no compensation for trees cut. trimmed, removed or disposed or except for the aclual market value or merchantable timber {if any) cut end removed from the Property by Grantee. 4. Grantor's Uae of Easement Area. Grantor raserves the right to use lhe Ea sement Area for any purpose not Inconsistent with the rfghls herein granted, provided, however, Gralltor shall not oonst,uCI or maintain any bulldlngs, structures or other objects on tho Eai;oment Area and <3rontor shall do no blasting Within 300 feet of Granlae's faclUtlea wi\hout Grenlee'a prtor wrttten oon&enl IS. lndomnrty. Grantee egrtNn lo Indemnify Gra.ntor from · and against lieblfily inwmld by Gronlo r es a .:f8SU1t of Grenteo's negllgonc:e in the exertlse of Iha r1ghts herein granted lo Gi'antoo, 'but nothing herein shall require 'Grantee to Indemnify Grantor for that portion or any such fiabDity attributable to the negllgonce or Grentor or the ~lig.et1ce of others. 6. Abandonment. The rights herein granted shall continue unUI such limo as Grantee ceases to uae the Easement Area ror e period of flvo (5) successive yeara, In Whlch event, this easemerit shall 1ormlnate and all rights hereunder, and any Improvements remaining In the Easement Area, shall revert to or otherwise beooma the property of Grantor; provided, however, that no abandonment shea be deemed to hava oc.cull'Sd by reason of Grantee's failure to inltialty Install Its systems on the Easement Area Wllhln any period or lime from lhe elate llereof. OH Eleotl1c Eawment 1 1/1998 TRANS 1110012.49 , -·-.. ----------.. -. __ - -...... ··-· .. -·· '. 7. Suei:e"ora end As.signs. Grantee shen l!ave the rl9ht to asslgn, apportion or otherwise ~nsfer any or au of I\S nghls, benefit,, privileges end Interests ansln9 In and under l!lls easement. Without llmltlng the ~era\lly of u,~ fC11'6golng, th!I rtgllti and obllga\lan$ of tile pe.rtiH l!ha!l lnura to the benefrt of and be btndin!J upon their raspectiv& successors and essigna. • DATf!)lhir.__f::!L;iayc,f M v: . 2() ~.,r . GAANTOR: YONG ~J K4M, A MA:RIEO MAN, AS HI$ SEP~lE ESTATE AND MIKE PARK AND IGY SOOK PARK. H ANDWIFE. --=:;:_· .... BY: MU<EPAAA ~~~ l<IY SOOK PARK STATE OF WASHINGTON ) ) ss COUNTY OF ) On this day personally appeared before me -¥~1.P-~i?.'.1§,.,,1~:=<-......,..:----:,--:--,---:----::--- to me known to be the.indMdual(s) d8$Cllbed ln and the within end foregoing Instrument, arid ac:knowledged that ~ signed Iha same as __ __, __ frff and "oluntary act end deed for the uaea and purposes the~~~" •-'~~~;(;. GIVErf'ffl~:.~~~cial seal lhls_.1..1.,:;..._4-I /I ~OfAty ~ \ i! ;-:. JI i, ~\, rf/81,;I"' i ~ § '\j;.~A#{f,l "~! ,,, ·~$"t.i.-~ ~1//11111111111\\\\ STATE.OF'WASl<INGTON ) ) ss COUNiY Of ) ~ On th!& day personally appeared before me ~ =..-{\\'I l',< '6,t, "- to me known to be th$lndivfdual(s) described In and who exe~ted &within and foregoing instrument. and acknowledged that ~~ ·· elgneo·the same 8$"(111J1c:rls,t;t'-· fre<i:t 81\d 11oluntsry ac;t e.nd deed for the ui8S end purposes therein mentioned. GIVEN under .my hand end Offic:ial seal this ¢ ¢ day of b,/OJ1%eM& 20 . .,.0 ... :;. __ _.... -4~~ . COUNTVOF (Print OJ etam~ C,..u: 14 "" Notery Public in encl for the Slate of.'Naellil'l(lteA ,..._ Resfdlng el ~'.3c;,r S 1P:i}~2,h>A Li:fflsib, '"'-' 'fPl.;l~ My Appointment Explree:, .... iu.•Oi'l-'UJ¥Z~~~---- Off this dey personally appeared before me>--?A-A.I<. to me known to be the inoJVidual(a) described In and who execu he within and fOlll olng Instrument. and ac1<nowtedged the1 S If€ signed the aeme as aw" ffttfl( tree end voluntary act and deed for tile usea and pu(J)oses therein mentioned. · • GIVEN under my hand and offieial seallhls /,? ff':. day of J) e-u;,n.8 ~ 20 bS- ····· -· ··,,,, :·: ............... , .. ..,·.,. ::..;:·~~ ~ .. .. -··.,-: .... :.~':.1:-;;,;; · ... ·~:•·',~•'i-: .. , ..•. , ~--~ c .. •,:'.•( ;~ .i ...:.·:.··· ··· .. v,"-:... . -~~'-=.it..!icJ:[.#.-C:.., ......... ....ILU<C;.,IL.A..a:::il.....------ :"' .-:-:, / --:-. .{"~ \ ~ ':. (!'Mt or etamp name of Notaiy) ·c.6"4)£/4-lfJt> . · . f;::: ::::-·: ::· ~ t: NotaryPubllclnandforlhe~lateofW8311111gto11 ,, o.JJ(i/ ~ : -:-:-': -:.·· ~--·; Residlnget t'llfJ:C Wl".~t.!"~>'twe Gos.,;,IJ'WJC:Oi,;"7 ·::-.:-. -;: ·:, :::.-:-,... ;." My Appointment Expires: ¥..·~oS-: ~ · .. ./"";' ..... _ .. : .... : ··. ~-:;··~~ .......... ;:.:.:"~.; . Nomay ~(,'~ encroa·notaUons ffl\l5t l>e lllslde 1• margln R08£HCET.MUR!lAY 14185\'#.oo.FAXDR. GtW:11, CO 80401 MYCOMMISSIO.'UXPIRES~ c� D N O_ v 6 0 0 n 0 v CD CD r r 0 0 CIL 0 c� CID 0 N N 90 Q N N N 0 w v �D 0 D v 0 T CD m v 0 0 0 c m 0 -a w LVIJ a � r0 mz 2 G) z v J s s v v pp n G) Z x P.gAR. - �"V . ' . - e.:ti ._ : • ..� F� VERY ,-yliE . • . .. - CURB pRpp CD - YELL op O C Q 0* -M .-- ' . "; S �E'. Fl : ' ASPHAL r LlRg : l c F �^ • • '. 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LANDSCAPE ARCHITECTURE + SITE PLANNING Lv V7n � W cv n cnp, n w-0: ww O C7oa Op Cr IN J N c z M 'a 00 �. n n 00 Oo O O 0 -Pc -?0 3 0� a KI /V Cn mm um �O C Op < D m r r n O0 XC —r Z —I 0o D C z CO C a Dn m-4 0 R FA �- n r N (D rD O r• 0 o N r m N m Ln Or ' m v N m�m �D rr D r, 06 rnm �n m- 0 '1O 'mC M m m m 10 � -n ® C"i a a cc < I �`1 d z 0' /� \V N (D 1 -n N• to � CL •/D X _(D 0• (0 -0 �D _ 00 ( <D 0 o m m z r N C• — N r W TREE RETENTION / REPLACEMENT PLAN Woodmont Storage Woodmont Storage - Jeff Oldright 27824 Pacific Hwy S, Federal Way, WA 98003 -0 Q_ CD O O CD X- CD O ��" <-of'��:3CLx Cn M U) CD O- O � C CD M --I -* �, (n . CD CD m CD CD - cm _ a 0 D CAI�. vOi (n (D CD CD OCD 0 ZT CD CAD O- p O -n CD � CD C3) O CD 0 - —I m, CD � 3 cD cc,c _CD o can .� m - D m �. CD = "CD CDC ��Q_ r, m JCL( UgoF �0� CD CDC (n :3 cD :Y C 00 C - n CD 0 v 0 0 (n CD a CD 0 O O CND Ln Q_m O CD n cN CD 0 () O O �2- C) :3 cD 0 O cQ N _� O � .� CD 0 O Cn N 2 �- O 0 CD CDN N O W �. CD Q= p CD Cy 0) CAD Cn Cr O 0 CD � Q ��-;-cn QN CD -0 CD CrCD 0 C . C 0=�=0% O CDn �="' CD r-tCcQ CD O CD W 6 CD -� °� -nm = Co ( � m CD ter+ n � ,D cfl r CD o CD N O C n X w D �' ®—� Q_ o - co N O W CD �_ Z m 0a a D o. 0 D Cn Q° CD n u D n CD ^ n � N CD C to (n O ;U 3 CD CD C CD- � m Q_ BRADLEY DESIGN GROuP, INC. LANDSCAPE ARCHITECTURE + SITE PLANNING � LonV7 n � W w W o=o 00 y� z -, 0 4p- yr° >k" r� C3 n O Qo pp C C. O c o © 5 N rD V �r�r 1:1 ROO _O z --1 0 co O z 0 rr O O 71 m .� -4 d7 O C77 C O � CDo N -� O C) co (0 (0 00 (0 --1 (0 O cfl 01 co -P co W (0 N co O 00 (0 00 M 00 CJ7 m -ph.W mm Cfl o 00 W cfl (0 co 00 o W cn O .� W W 00 N 00 00 O 0 -P o W CD N m vo 0o vo 00 00 ov ov ov ov ov o0 00 00 � r O oo r vo r ao r ov r o0 r 00 r O ov r r O C) ;0 o0 O 0o n C/) m � � M Cn 0 z� Z _ m (,7 N 00 N CA W 0') N -ph. 00 (C) 00 W (3)CP (0N -� -P N 00 N C)W N N� W N W W -P N IV -ph. 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O O W Cfl O W 00 O � CU O � W O � N Cp � -� 0 -1 O 0 O Cfl 0 O 00 0 O �I 0 O O C7 O C3� O O W m Cr W m W W -P O W -P 0o W �I W _P11 W W -ph. N W .p -� W -P C)CD W W W W PQ C 0 D z m D z m D O D O � n O 7D r r r r r r W r �0 � r W r CA r CA r n = m � � r � r W r W r �D Cn � m � 0 z� W O O 00 -� W O W CA W O IV Cfl N O 00 N 0) O N N O M-4 N O O -P -� O-4-4-P:� N 00 O O 00 -1 W O _m z C7 M m> �m mm 0C �z X O n m O n m X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X Ajm -1 O z C m a o J1 � N rD Q N N <• O rD 00 = 00• rD O - O• 0 O m N ry O (A0 N C CD A N CD -0 N o o s O 0 �rD O Z (D � � N � o co N y �� Cn r r TREE RETENTION / REPLACEMENT TABLE Woodmont Storage Woodmont Storage - Jeff Oldright 27824 Pacific Hwy S, Federal Way, WA 98003 X X z G) m O m m 0 0 m m m m r D n m m z m ^^Z VJ °° W r � v 0 m G) 0 �p m m C O 0 r m n 0 m z = rY r- m �I 17- m m m U) 0 M E D O z G) ® ;u O m Z 0 7 m 0 0 N N N � �U) CD 3 3 CD CD CD cn CD X cn x p C:) C� C� CD CD �-r- C. (n cn II II 0 N • N � CDCD CD CD 00 n CD CD r+ C!) Cn CD Cn -o 0 0 0 W CD II cD t/? CD CD II W 0 CD 0 CD Cm n CD Cn 0 0 0 Cn CQ 0- N 0 ro CD C 0 n CD N co -v n CD D 90 C� D 0 n CD 11 Cn N CD C CD CD 0- —I 70 m m ;u irn IX-mi m z "mi BRADLEY DESIGN GROUP, INC. LANDSCAPE ARCHITECTURE + SITE PLANNING Vt m n 1�f a 6� tT oIv � w cn � in N V" O 00 coo �P Q� ©to l 1:1