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17-102200 (2)
CITY OF ti. Federal Way August 25, 2017 Mitch Bramlitt 123 South Front St. Memphis, TN 38103 CITY HALL 33325 8th Avenue South Federal Way, WA 98003-6325 (253) 835-7000 www. cityoffederalway.. com Jim Ferrell, Mayor Email: iiiitcli,braiiilitt�rr]autoZoi)e.com RE: File #17-102200-00-UP; PROCESS II SITE PLAN APPROVAL Auto Zone, 31660 Pacific Hwy S, Federal Way Dear Mr. Bramlitt: The City of Federal Way's Community Development Department has completed administrative review of the proposed 6,000 sq. ft. Auto Zone store at 31660 Pacific Hwy S. The Process 11 land use application submitted on May 12, 2017, and subsequent resubmittal on July 13, 2017, is hereby approved. The proposal meets site plan and community design guideline criteria set forth in Federal Way Revised Code (FWRC) 19.60.050 as found in the enclosed Exhibit A - Findings for Process II Site Plan Approval and incorporated into this decision by reference. The remainder of this letter outlines the zoning and development review process required for this proposal and a summary of appeal procedures. REQUIRED REVIEW PROCESS The proposed improvements to the site are subject to Process 11 Site Plan Review pursuant to retail use requirements set forth in FWRC 19.225.020. The proposal does not exceed the city -adopted flexible thresholds set forth in FWRC 14.15.030(c) and therefore is exempt from review under the State Envirornnental Policy Act. APPEALS The effective date of this decision is August 28, 2017, or three days from the date of this letter. Pursuant to FWRC 19.60.080, any person who received notice of this administrative decision may appeal the decision to the Federal Way Hearing Examiner by September 11, 2017. Any appeal must be in the form of a letter delivered to the Department of Community Development with the established fee. The appeal letter must contain a clear reference to the matter being appealed and a statement of the alleged errors in the Director's decision, including the identification of specific findings and conclusions made by the Director disputed by the person filing. However, in that you are the only party of record, your appeal period is waived (assuming you do not wish to appeal this decision). Waiver of the right to appeal does not affect the effective date of this decision. APPROVAL DURATION Unless modified or appealed, the Process 11 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 approval 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. Mr. Bramlitt AuOust 25. 2017 Page 2 CLOSING This land use decision does not waive compliance with future City of Federal Way codes, policies, and standards relating to this development. This Process II approval does not constitute approval of a building permit, authorization to clear and grade, or demolish the existing building. If You have any questions regarding this decision, please contact Dave Van De Weghe, Senior Planner, at 253-835-2638, or david:rande,ve he i cit yoffedera€way.com. Sincerely, C 6 1 ]v (6 � � Brian Davis Community Development Director enc: Approved Site Plan and Elevations Exhibit A 'Findings for Process It Site Plan Review Approval' South King Fire c& Rescue Comments c: Shawn Nguy_ snatmiinaclnnd.com Mark Tekin_ mark.tckin'rr tckin�lpvciuDmt nt.en Ann DoNver, Senior Engineering Plans Reviewer Erik Preston Senior Traffic Engineer Peter Lawrence. Plans Examiner Chris Cahan. South King Fire & Rescue Brian Asbury. Lakehaven Water & Sewer District 17-107_00-00-UP Doc 1.1) 76423 F-7 CITY OF J Fe d e ra Alay EXHIBIT A Findings for Process II Site Plan Approval Auto Zone File #17-102200-00-UP The Director of Community Development hereby makes the following findings pursuant to content requirements of the Process II written decision as set forth in Federal Way Revised Code (FWRC) 19.60.070. These findings are based on review of existing city documents and submitted items by the applicant received May 12, 2017, and resubmitted on July 13, 2017. 1. Proposal —The applicant proposes to construct a new 6,000 sq. ft. Auto Zone store at 31660 Pacific Hwy S. Associated landscaping and site improvements are also included. Existing Conditions — The subject site is developed as a gas station, located at the northeast corner of S 318"' P1. and Pacific Hwy S. The site is bordered by S 318°i Pl. to the south, retail buildings to the west and north, and restaurants to the east. Comprehensive Plan & Zoning Designation — The subject property is located within the City Center Core (CC-C) comprehensive plan and zoning designation. The property's proposed use of retail is a permitted use within the CC-C zoning designation pursuant to FWRC 19.225.020. 4_ Review Process — Retail uses located in the CC-C zone are subject to development review procedures of Process 11 `Site Plan Review' set forth in FWRC Chapter 19.60. Process 11 review requires no public notice period and concludes with a written decision issued by the Director of Community Development. Appeals of the Director's decision are conducted by the city's Hearing Examiner. S. Environmental Review — The proposed improvements are exempt from environmental review. The new building will be less than 12,000 square feet; the improvements are consistent with the State Environmental Policy Act (SEPA) definition of "minor new construction" as set forth in WAC 197- 11-800(2)(e). The demolition of existing improvements has already been approved. In response to Fire Permit application #17-101689-00-FP to remove underground fuel storage tanks, the city issued a Determination ofNonsignficance on May 12, 2017 (file 417-101690-00-SE). 6. Height — The height of the development is 22 feet above average building elevation to the top of the parapet with coping. The height of the structure is below the 70-foot height maximum. Setbacks — The required yard for the retail use is 0 feet front, side, and rear setbacks. Per FWRC 19.225.020, note 5, no more than a 5-foot setback is allowed adjacent to principal pedestrian rights - of -way (S. 320"' St.), unless it is precluded by existing site improvements, easements, topography, or other site constraints. The proposed building is set back more than 5 feet from the right-of-way due to the existing 8-foot- wide underground utility easement along Pacific Hwy S. The proposed setback of 10 feet is approved as it is necessary to avoid the easement. 8. Lot Coverage — No maximum lot coverage applies. Instead, the buildable area will be determined by other site development regulations, i.e., required yards, landscaping, surface water facility, etc. However, notes 14 and 15 under FWRC 19.225.020 require that no more than 16,000 gross sq. ft. of new single -story construction may occur on the subject property. This proposal is a tear down/redevelopment of an existing building and is replaced with a smaller building; no increase in new sq. ft. Therefore, the proposed building is allowed. Parking — Pursuant to FWRC 19.225.020, retail uses shall provide 1 parking stall for each 300 square feet of gross floor area. The proposed building measures 6,000 square feet; therefore, 20 parking stalls are required. The submitted plans show 20 stalls, thereby meeting the requirement. 10. Landscaping — CC-C zoning district landscaping standards set forth in FWRC 19.125.060(7) include Type 111, 'Visual Buffer' landscaping five feet in width along the perimeter of parking areas abutting ROW and along perimeter lot lines. Landscaping plans show all required perimeter landscaping. The applicant is responsible for providing Type IV interior parking lot landscaping pursuant to FWRC 19.125.070(2), which requires 22 sq. ft. of landscaping per parking stall. Type IV landscaping consists of trees planted with supporting shrubs and groundcover. As proposed, the 20 parking stalls are required to provide 440 sq. ft. The site plan depicts 1,035 sq. ft. of interior lot landscaping, which exceeds the minimum requirement. 11. Community Design Guidelines — The proposed retail building complies with the provisions of FWRC Chapter 19.115, "Community Design Guidelines" that are applicable to the development as detailed below. a. Crime Prevention Through Environmental Design (OPTED) • Completed CPTED checklist. • Entrance in full view of street. ■ Direct pathways to entrance and sidewalks. • Landscaping does not obstruct natural surveillance. Building Design — The building primary entrance is located on the west facade but is clearly visible from the Pacific Hwy. S. right-of-way. Landscaping, pedestrian plaza, and walkways help define the main entry. The north, south, and west facades, which are both longer than 60 feet and visible from right-of-way, have incorporated several facade treatment options. The north facade includes modulation and landscaping. The south facade has incorporated awnings and a pedestrian plaza. The west facade features modulation and landscaping. Methods of articulation and accessory elements are also incorporated in the overall architectural design. Window openings, parapets, material variations, and foundation landscaping are all used to articulate blank walls. C. Pedestrian Circulation — Pedestrian pathways and pedestrian areas are incorporated into the site design. Pedestrian access from Pacific Hwy. S. to the building's main entrance is provided by a Pinclin-s for Process 11 Site Plan Approval 17-102200-00-UP/ Doc. i.D. 76424 Auto Zone Page 2 5-foot-wide colored concrete walkway. A pedestrian plaza with a bench and 2 bicycle racks are shown next to the entrance. District Guidelines — The principal entrance fagade is clearly recognizable from Pacific Hwy. S. The building fagades visible from the right-of-way all incorporate a variety of pedestrian - oriented architectural treatments. Glazing, canopy, material changes, articulation, modulated rooflines, and landscaping are used to break down building bulk and scale. 12. Transportation — Based on the submitted materials for 6,000 square feet of auto parts sales, the Institute of Transportation Engineers (ITE) Trip Generation - 8"' Edition, land use code 843 (Auto Parts Sales), a pass -by rate of 43%, and a trip credit for the existing use, the proposed project is estimated to generate approximately 0 new weekday PM peak hour trips. Therefore, a concurrency permit is NOT required for this development project. 13. Stormwater— The project was reviewed by the Development Services Division of the Public Works Department for compliance with the stormwater requirements of the 2016 King County Surface Water Design Manual (KCSWDM), and City addendum to the manual. The project is subject to Full Drainage Review. The applicant is to install new stormwater facilities for detention and water quality treatment. Temporary erosion and sediment control (TESC) measures will be required during demolition of the existing structure and construction of the new building and associated site development. 14. Fire Protection — Please see enclosed memo from South King Fire & Rescue. These comments are informational and need to be addressed at the time of building permit review. 15. Building Permit —Prior to site demolition or building construction, the applicant must obtain building permit approval. This Use Process 11 site plan approval decision does not grant building permit approval. 16. Decision Criteria— Staff finds the proposal is consistent with applicable site plan approval criteria required for Process II as set forth in FWRC 19.60.050. The proposal is consistent with the city's comprehensive plan; applicable provisions of FWRC Title 19 Zoning and Development Code; public health, safety, and welfare; and streets and utilities in the area are adequate to serve the anticipated demand from the proposal. The proposal is consistent with Community Design Guideline decisional criteria set forth in FWRC Chapter 19.115. Final construction drawings will be reviewed for compliance with specific regulations, conditions of approval, and other applicable city requirements. These findings shall not waive compliance with future City of Federal Way codes, policies, and standards relating to this development. Prepared by: Dave Van De Weghe, Senior Planner Findings for Process 11 Site Plan Approval Auto Zone Date: August 25, 2017 17-102200-00-UP/ Doc. I.D. 76424 Page 3 7 June 29, 2017 Dave Van De Weghe City of Federal Way 33325 8`h Avenue South Federal Way, WA 98003-6325 10135 S.E. SUNNYSIDE ROAD T 503.659.9500 SUITE 200 F 503.659.2227 in CLACKAMAS, OR 97015 www.PACIAND.coM fflk, Sent Via Email & UPS RE: AutoZone 31660 Pacific Highway S; Federal Way, WA File #17-102200-00-UP; UP 1 Technical Comments Dear David: Below and attached are our responses to your request for additional information. 1. Perimeter Landscaping - Type III perimeter landscaping a minimum 5 ft. in width is required along all perimeter lot lines. Show the required landscaping along the southern property line in addition to the parking lot landscaping. Add trees to the portion of the northern property line where only sarcococca is shown. FWRC 19.125.060.7.c. Response: The Landscape Plan has been updated to address the noted request. Refer to updated Landscape Plan included with this submittal. 2. Parking Lot Landscaping - List the square footage of interior parking lot landscaping on the landscape plan. FWRC 19.125.035.1.b.v. and 19.125.070.2.a.i.a. Response: The Landscape Plan has been updated to show square footage of interior landscape areas. Refer to updated Landscape Plan included with this submittal. 3. Pedestrian Pathways - Pedestrian pathways and pedestrian areas should be delineated by separate paved routes using a variation in paved texture and color. Approved methods of delineation include: stone, brick, or granite pavers; exposed aggregate; or stamped and colored concrete. Paint striping on asphalt as a method of delineation is not encouraged. Revise plans as necessary to meet this standard. FWRC 19.115.050.4.b. Response: Pedestrian pathways and pedestrian areas are shown to be concrete and not asphalt on the Preliminary Site Plan. We have updated the Site Plan to clarify the material type of the walkway and plaza area. 4. Community Design Guidelines - Incorporate at least two of the four building fagade modulation/screening options for the north and south building facades. FWRC 19.115.060.2. a. South Facade- Pedestrian plaza is shown. Is there also an awning on the building? Page CE1 shows feature #21, but #21 is not listed in the Elevation Key Notes. Response: Yes, there is an awning on the building. Preliminary Site Plan Sheet PC-1 and Floor Plan Sheet PSI provide this information and identify the awning to be 6ft wide. Note #21 has been added to Sheet CEI to clarify the canopy on the south Facade. Refer to updated Site Plan Sheet PC -I and Sheet CEI. Page 2 AutoZone — Federal Way, WA June 29, 2017 b. North Facade- 33'-4" projection is shown; label projection depth (minimum is 2ft.) for modulation. Add one more facade treatment. Response: The projection depth of 2ft wide is shown on Floor Plan Sheet PSI. The north facade has two design elements meeting FWRC 19.115.060. The first element is the projection and the second element is the 8ft wide landscape area. 5. Dumpster Enclosure- Provide elevations for the proposed enclosure. FWRC 19.125. 1 50.6. Response: An elevation view of the proposed trash enclosure is shown on the updated Site Plan included with this submittal. Development Services 1. Provide dimensions of the building on the site plan. Response: Building dimensions have been added to the Site Plan. Refer to the updated Site Plan included with this submittal. 2. Verify that there is adequate vertical drop between the site and the public storm system to accommodate the water quality and detention systems. Res op nse: Invert elevations of the existing public storm system are shown on the survey included with the application. Additional invert information has been added to the drainage plan for clarity. There is adequate vertical drop between the site and the existing storm system to accommodate the proposed water quality and detention system. Refer to the updated Grading and Drainage plan included with this submittal. Sincere Shawn uy, P.E. Senior oject Manager AutoZone — Response Letter 20-366-041 file 35 CIT Federal Way June 21, 2017 Mitch Bram lift 123 South Front St Memphis, TN 38103 RE: File #17-102200-00-UP; UP I TECHNICAL COMMENTS Auto Zone, 31660 Pacific Hwy S, Federal. Way Dear Mr. Bramlitt: CITY HALL 33325 8th Avenue South Federal Way, WA 98003-6325 (253) 835-7000 www. cityoffederalway.. com Jim Ferrell, Mayor The City is in receipt of your May 12, 2017, Use Process I Application to construct an Auto Zone retail store at the above -listed address. ADDITIONAL INFORMATION REQUESTED The following items are based on the initial technical review of the Use Process I application. Please contact the staff member listed for further questions. DAVE VAN DE WEGHE, PLANNING, 253-835-2644, Davi(i.Vanl)eWe he�a.CitvOfFecleralWay.com 1. Perimeter Landscaping - Type III perimeter landscaping a minimum 5 ft. in width is required along all perimeter lot lines. Show the required landscaping along the southern property line in addition to the parking lot landscaping. Add trees to the portion of the northern property line where only sarcococca is shown. FWRC 19.125.060.7.c. 2. Parking Lot Landscaping - List the square footage of interior parking lot landscaping on the landscape plan. FWRC 19.125.035.I.b.v. and 19.125.070.2.a.i.a. 3. Pedestrian Pathways - Pedestrian pathways and pedestrian areas should be delineated by separate paved routes using a variation in paved texture and color. Approved methods of delineation include: stone, brick, or granite pavers; exposed aggregate; or stamped and colored concrete. Paint striping on asphalt as a method of delineation is not encouraged. Revise plans as necessary to meet this standard. FWRC 19.115.050.4.b. 4. Community Design Guidelines - Incorporate at least two of the four building fagade modulation/screening options for the north and south building fagades. FWRC 19.113.060.2. a. South Facade - Pedestrian plaza is shown. Is there also an awning on the building? Page CE1 shows feature #21, but #21 is not listed in the Elevation Key Notes. b. North Facade - 33'41' projection is shown; label projection depth (minirnurn is 2 ft.) for modulation. Add one more fagade treatment. 5. Dumpster Enclosure - Provide elevations for the proposed enclosure. FWRC 19.125.150.6. ANN DOWER, DEVELOPMENT SERVICES, 253-835-2732, Ann.Do■ver(ii)CitvDlFedei-aiWay•coti 1. Provide dimensions of the building on the site plan. 2. Verify that there is adequate vertical drop between the site and the public storm system to accommodate the water quality and detention systems. Mr. Bramlitt June 21, 2017 Page 2 CLOSING Use Process I applications are deemed complete at the time of submittal. If an applicant fails to provide additional information to the City pursuant to FWRC 19.15.050 within 180 days of being notified that such information is required, the application will be deemed null and void and the City shall have no duty to process, review or issue any decisions with respect to such an application. When resubmitting requested information to the Permit Center, please provide a written response to each of the above -referenced items and three copies of corrected full size plans with a resubmittal form (enclosed). Sincerely, Dave Van De Weghe, AICP Senior Planner enc: Resubmittal Form e< Ann Dower, Senior Engineering Plans Reviewer 17-10-0.0-00-UP Doc I D 76080 PROJECT NARRATIVE STATEMENT AutoZone 4396 SITE PLAN REVIEW Located at 31660 Pacific Highway South Federal Way, WA Applicant: AutoZone 123 South Front Street Memphis, TN 38103 Contact: Mitch Bramlitt Applicant's Agent: PACLAN D 10135 SE Sunnyside Road Clackamas, OR 97015 Phone: 503-659-9500 Contact: Shawn Nguy, snguy@pacland.com RECEIVED MAY 12 2017 CITY OF FEDERAL 1AAy COMMUNITY DEVELOP,ME,ifT Development Description: The project proposes to develop an approximate 6,000 square foot AutoZone store at the NW corner of 31811 Place and Pacific Highway. The site is approximately 0.543 acres in size. In addition to the new building, there will be parking, landscaping, pedestrian access and circulation, and utility infrastructure improvements to serve the proposed use in accordance with the city of Federal Way development codes and standards. Proposed signage includes a free-standing sign and building signage on the south, west and north facades of the building. Normal hours of operation are typically between 8:00am to 9:00pm seven days a week. Delivery hours vary, but typically occur during the midday hours of the middle of the week. The store will employ approximately 10 to 12 employees. Existing Zoning: The project site is currently zoned City Center Core (CC-C) and no change is requested. The proposed AutoZone building is permitted outright as "Retail Sales", in the CC-C zone as identified in Federal Way Revised Code Title 19.225.020 AutoZone 4396 —Site Plan Review Page 1 of 20 Federal Way, WA Approvals requested: This application requests Site Plan Review approval for proposed development of AutoZone on the site. Based on city staff pre -application meeting notes, the project is exempt from SEPA requirements. Site Data: AutoZone Uses by Area Building Area 6,000 sf 25.4% Parking/Drive Aisle/Sidewalk 13,085 sf 55.3% Total Impervious Area 19,085 sf 80.7% Landscape Area 4,560 sf 19.3% Total Project Site Area 23,645 sf 100% Site Access / Transportation: The subject property is currently served by two driveways on Pacific Highway and one driveway on S 318`h Place. The project proposes to remove the three existing driveways and install two new driveways, one located on Pacific Highway and the other on S 318Th Place, to maximize driveway separation and to better serve vehicular circulation to and through the site. Since the new driveway on Pacific Highway does not meet the city's current access spacing requirements, the applicant has obtained city approval for a roadway modification (Permit #17-100319-00 SM) to accommodate the new driveway. Based on comments from the city's Traffic Division, a concurrency permit is not required for this development project. Based on ITE Land Use #843 (Automobile Parts Sales), a pass -by rate of 43%, and a trip credit for the existing use, the proposed project is estimated to generate approximately 0 new weekday PM peak hour trips. Specific off -site street improvements are not required to mitigate project impacts. Frontage improvements to include new sidewalk, curb and gutter, and driveway installation as required to accommodate the project and comply with city requirements. A pedestrian access way is proposed with this project to promote safe, direct, and convenient pedestrian connectivity from sidewalk along Pacific Highway to the storefront. Stormwater and Utility Infrastructure: Adequate public utilities, including sanitary sewer, water, power, telephone and gas are available on Pacific Highway and S 318`h Place. The applicant proposes to extend these utilities on the project site as necessary to provide adequate utility services for the proposed AutoZone. Refer to the Preliminary Utility Plan included with this application. Based on comments from city staff, fire sprinklers are required. A fire sprinkler system will be provided with the project. AutoZone 4396 —Site Plan Review Page 2 of 20 Federal Way, WA 1 I The majority of the onsite stormwater runoff from the development will be captured by the onsite surface conveyance and pipe network and conveyed to an underground stormwater detention system. Runoff will then be treated using a Washington Ecology GULD stormfilter manhole prior to discharging to the public stormwater system on S 318th Place. Refer to stormwater drainage memo prepared by PACLAND and included with this application. No impacts to the existing downstream conveyance system are anticipated. -1 Parking: Per FWRC 19.225.020 the proposed use is required to provide a minimum of one (1) parking space per 300 square feet of gross floor area. Per FWRC 19.130.170, up to 25% of the required minimum may be designated as compact spaces. With a proposed building floor area of 6,000 square feet, the minimum parking spaces required is 20 spaces. As shown on the Preliminary Site Plan included with this application, the project proposes 20 parking spaces, with 13 standards, 2 handicap accessible, and 5 compacts spaces. I I I I I J J J AutoZone 4396 —Site Plan Review Page 3 of 20 Federal Way, WA J CODE RESPONSES 19.105.030 Lighting Regulation (1) Efficient light sources. The applicant shall utilize energy efficient -light sources. (2) State code. The applicant shall comply with the state energy code with respect to the selection and regulation of light sources. (3) Glare from subject property prohibited. The applicant shall select, place and direct light sources both directable and nondirectable so that glare produced by any light source, to the maximum extent possible, does not extend to adjacent properties or to the right-of-way. (See also FWRC 7.05.030.) Response: Refer to the photometric lighting plan included with this application. The project proposes to install two new site light poles with LED fixtures. The poles are 25' in height. Fixtures are directed downwards to minimize glare to the maximum extent possible on adjacent properties and right of ways. The criteria are met. 19.105.040 Regulation of work hours. (1) Work hours permitted. Development activities and heavy equipment operations are permitted between the hours of 7:00 a.m. and 8:00 p.m. Monday through Friday, and between 9:00 a.m. and 8:00 p.m. Saturday, and are not permitted on Sundays or holidays observed by the city, unless otherwise allowed under subsection (2) of this section. Response: Acknowledged. Permitted work hours will be noted on construction plans during the permit review phase of the project. 19.110.070 Rooftop appurtenances — Required screening. (1) Generally. Except as specified in subsection (2) of this section, vents, mechanical penthouses, elevator equipment and similar appurtenances that extend above the roofline must be surrounded by a solid sight -obscuring screen that meets the following criteria: (a) The screen must be integrated into the architecture of the building. (b) The screen must obscure the view of the appurtenances from adjacent streets and properties. Response: Acknowledged. All roof -mounted equipment will be screened by the building parapet. See attached building elevations. The criteria are met. 19.115.050 Site design — All zoning districts. (1) General criteria. (a) Natural amenities such as views, significant or unique trees, or groupings of trees, creeks, riparian corridors, and similar features unique to the site should be incorporated into the design. Response: The site has previously been developed. No significant or unique vegetation, trees, creeks, and similar exist on the site. This criterion is not applicable. AutoZone 4396 —Site Plan Review Page 4 of 20 Federal Way, WA (b) Pedestrian areas and amenities should be incorporated in the overall site design. Pedestrian areas include but are not limited to outdoor plazas, arcades, courtyards, seating areas, and amphitheaters. Pedestrian amenities include but are not limited to outdoor benches, tables and other furniture, balconies, gazebos, transparent glass at the ground floor, and landscaping. Response: A pedestrian plaza and outdoor bench have been incorporated into the site designed. Refer to the Preliminary Site Plan. This criterion is met. 1 (c) Pedestrian areas should be easily seen, accessible, and located to take advantage of surrounding features such as building entrances, open spaces, significant landscaping, unique topography or architecture, and solar exposure. 1 Response: The proposed pedestrian plaza and outdoor bench are located between the store entry and Pacific Highway. This location is both visible and accessible from the sidewalk along Pacific Highway. This criterion is met. (d) Project designers shall strive for overall design continuity by using similar elements throughout the project such as architectural style and features, materials, colors, and 1 textures. Response: Refer to the attached building elevations and site plan. The trash enclosure area will be screened with a CMU wall, that will be painted to match building colors. Similar ! architectural styles and features are incorporated into the overall design. This criterion is met. 1 (e) Place physical features, activities, and people in visible locations to maximize the ability to be seen, and therefore, discourage crime. For example, place cafes and food kiosks in parks to increase natural surveillance by park users, and place laundry facilities near play equipment in multiple -family residential development. Avoid barriers, such as tall or j overgrown landscaping or outbuildings, where they make it difficult to observe activity. 1 Response. -The overall site plan and activity locations are highly visible from public right of ways and adjoining commercial areas. Hidden areas where crimes can occur are limited on # this site. This criterion is met. (f) Provide access control by utilizing physical barriers such as bollards, fences, doorways, etc., or by security hardware such as locks, chains, and alarms. Where appropriate, utilize security guards. All of these methods result in increased effort to commit a crime and, therefore, reduce the potential for it to happen. i11 Response: Acknowledged. Door locks are provided at all entries into the building. This �J criterion is met. (g) Design buildings and utilize site design that reflects ownership. For example, fences, paving, art, signs, good maintenance, and landscaping are some physical ways to express ownership. Identifying intruders is much easier in a well-defined space. An area that looks protected gives the impression that greater effort is required to commit a crime. A cared -for environment can also reduce fear of crime. Areas that are run down and the subject of -� graffiti and vandalism are generally more intimidating than areas that do not display such characteristics. 1 AutoZone 4396 —Site Plan Review Federal Way, WA Page 5 of 20 Response: Acknowledged. Refer to the Preliminary Site Plan. Parking, landscape, and loading/unloading areas are well defined. The site and building are typically well maintained by the store operation staff in order to provide for better customer experience. This criterion is met. (2) Surface parking lots. (a) Site and landscape design for parking lots are subject to the requirements of Chapter 19.125 FWRC. (b) Vehicle turning movements shall be minimized. Parking aisles without loop access are discouraged. Parking and vehicle circulation areas shall be clearly delineated using directional signage. (c) Driveways shall be located to be visible from the right-of-way but not impede pedestrian circulation on -site or to adjoining properties. Driveways should be shared with adjacent properties to minimize the number of driveways and curb cuts. (d) Multi -tenant developments with large surface parking lots adjacent to a right-of-way are encouraged to incorporate retail pads against the right -of --way to help break up the large areas of pavement. (e) See FWRC 19.115.090 for supplemental guidelines. Response: Acknowledged. The site plan has been designed to maximize parking and promote efficient vehicular circulation to and through the site. Proposed landscape areas comply with city requirements. The applicable criteria are met. (3) Parking structures (includes parking floors located within commercial buildings). Response: Parking structures are not proposed. This code is not applicable. (4) Pedestrian circulation and public spaces. (a) Primary entrances to buildings, except for zero lot line townhouse development and attached dwelling units oriented around an internal courtyard, should be clearly visible or recognizable from the right-of-way. Pedestrian pathways from rights -of -way and bus stops to primary entrances, from parking lots to primary entrances, and pedestrian areas, shall be accessible and should be clearly delineated. (b) Pedestrian pathways and pedestrian areas should be delineated by separate paved routes using a variation in paved texture and color, and protected from abutting vehicle circulation areas with landscaping. Approved methods of delineation include: stone, brick or granite pavers; exposed aggregate; or stamped and colored concrete. Paint striping on asphalt as a method of delineation is not encouraged. (c) Pedestrian connections should be provided between properties to establish pedestrian links to adjacent buildings, parking, pedestrian areas and public rights -of -way. (d) Bicycle racks should be provided for all commercial developments. AutoZone 4396 —Site Plan Review Page 6 of 20 Federal Way, WA (e) Outdoor furniture, fixtures, and streetscape elements, such as lighting, freestanding signs, trellises, arbors, raised planters, benches and other forms of seating, trash receptacles, bus stops, phone booths, fencing, etc., should be incorporated into the site design. (f) See FWRC 19.115.090 for supplemental guidelines. Response: Refer to the Preliminary Site Plan. A bike rack for two bicycle stalls are proposed next to the pedestrian bench in the plaza area. Direct pedestrian connection to the store front and a stamped concrete plaza area are provided. The criteria are met. (5) Landscaping. Refer to Chapter 19.125 FWRC for specific landscaping requirements and for definitions of landscaping types referenced throughout this chapter. Response: Acknowledged. See responses under Chapter 19.125 FWRC below. (6) Commercial service and institutional facilities. Refer to FWRC 19.125.150 and 19.125.040 for requirements related to garbage and recycling receptacles, placement and screening. (a) Commercial services relating to loading, storage, trash and recycling should be located in such a manner as to optimize public circulation and minimize visibility into such facilities. Service yards shall comply with the following: (i) Service yards and loading areas shall be designed and located for easy access by service vehicles and tenants and shall not displace required landscaping, impede other site uses, or create a nuisance for adjacent property owners. (ii) Trash and recycling receptacles shall include covers to prevent odor and wind-blown litter. (iii) Service yard walls, enclosures, and similar accessory site elements shall be consistent with the primary building(s) relative to architecture, materials and colors. (iv) Chain -link fencing shall not be used where visible from public streets, on -site major drive aisles, adjacent residential uses, or pedestrian areas. Barbed or razor wire shall not be used. Response: The trash and recycling enclosure area is provided in a location that is easily accessible for service vehicles. The enclosure is screened by a CMU wall, which will be painted to match the building colors. Chain -link, barbed, or razor wire fencing is not included with the project. The criteria are met. (b) Site utilities shall comply with the following: (i) Building utility equipment such as electrical panels and junction boxes should be located in an interior utility room. (ii) Site utilities including transformers, fire standpipes and engineered retention ponds (except biofiltration swales) should not be the dominant element of the front landscape area. When these must be located in a front yard, they shall be either undergrounded or screened by walls and/or Type I landscaping, and shall not obstruct views of tenant common spaces, public open spaces, monument signs, and/or driveways. AutoZone 4396 —Site Plan Review Page 7 of 20 Federal Way, WA Response: Acknowledged. Refer to the Preliminary Utility Plan. Proposed site utilities are not dominant in the front landscape areas. They are located away from public rights of ways and do no obstruct views. The criteria are met. (7) Miscellaneous site elements. (a) Lighting shall comply with the following: (i) Lighting levels shall not spill onto adjacent properties pursuant to FWRC 19.105.030(3). (ii) Lighting shall be provided in all loading, storage, and circulation areas, but shall incorporate cut-off shields to prevent off -site glare. (iii) Lighting standards shall not reduce the amount of landscaping required for the project by Chapter 19.125 FWRC, Outdoors, Yards, and Landscaping. Response. Refer to the lighting plan. The project proposes to install two new site light poles with LED fixtures. Fixtures are directed downward to minimize glare and offsite spill to the maximum extent possible. The criteria are met. 19.115.060 Building design — All zoning districts. (1) General criteria. (a) Emphasize, rather than obscure, natural topography. Buildings should be designed to "step up" or "step down" hillsides to accommodate significant changes in elevation, unless this provision is precluded by other site elements such as stormwater design, optimal traffic circulation, or the proposed function or use of the site. See FWRC 19.120.110 for related standards for development on sites with slopes of 15 percent or greater. (b) Building siting or massing shall preserve public viewpoints as designated by the comprehensive plan or other adopted plans or policies. (c) Materials and design features of fences and walls should reflect that of the primary building(s) and shall also meet the applicable requirements of FWRC 19.120.120, Rockeries and retaining walls. Response: The applicant acknowledges the general criteria noted above. (2) Building facade modulation and screening options, defined. Except for zero lot line townhouse development and attached dwelling units, all building facades that are both longer than 60 feet and are visible from either a right -of --way or residential use or zone shall incorporate facade treatment according to this section. Subject facades shall incorporate at least two of the four options described herein; except, however, facades that are solidly screened by Type I landscaping, pursuant to Chapter 19.125 FWRC, Outdoors, Yards, and Landscaping, may use facade modulation as the sole option under this section. Options used under this section shall be incorporated along the entire length of the facade, in any approved combination. Options used must meet the dimensional standards as specified herein; except, however, if more than two are used, dimensional requirements for each option will be determined on a case -by -case basis; provided, that the gross area of a pedestrian plaza may not be less than the specified minimum of 200 square feet. See FWRC 19.115.090(3) for guidelines pertaining to city center core and city center frame. AutoZone 4396 —Site Plan Review Page 8 of 20 Federal Way, WA (a) Facade modulation. Minimum depth: two feet; minimum width: six feet; maximum width: 60 feet. Alternative methods to shape a building, such as angled or curved facade elements, off -set planes, wing walls and terracing, will be considered; provided, that the intent of this section is met. (b) Landscape screening. Eight -foot -wide Type II landscape screening along the base of the facade, except Type IV may be used in place of Type II for facades that are comprised of 50 percent or more window area, and around building entrance(s). For building facades that are located adjacent to a property line, some or all of the underlying buffer width required by Chapter 19.125 FWRC, Outdoors, Yards, and Landscaping, may be considered in meeting the landscape width requirement of this section. (c) Canopy or arcade. As a modulation option, canopies or arcades may be used only along facades that are visible from a right-of-way. Minimum length: 50 percent of the length of the facade using this option. (d) Pedestrian plaza. Size of plaza: Plaza square footage is equal to one percent of the gross floor area of the building, but it must be a minimum of 200 square feet. The plaza should be clearly visible and accessible from the adjacent right-of-way. Response: The south, west, and north facades of the building are subject to the modulation requirements. The table below shows how each of the subject facades incorporate two of the four options allowed above: Fa57ade Design Element Options 1. A 6ft wide canopy is provided along 50% of the building South (front) length. 2. A 200-sf plaza area is provided at the southwest area of the building. This area is clearly visible and accessible from the Pacific Highway right-of-way. West (left) and North 1. Finade modulation using 2' deep x 6' wide pilasters to break (back) up the 60ft wall length. 2. A minimum Eight -foot -wide Type 11 landscape screening is provided along the base of the facade. (3) Building articulation and scale. (a) Except for zero lot line townhouse development and attached dwelling units, building facades visible from rights -of -way and other public areas should incorporate methods of articulation and accessory elements in the overall architectural design, as described in subsection (3)(b) of this section. (b) Methods to articulate blank walls: Following is a nonexclusive list of methods to articulate blank walls, pursuant to FWRC 19.125.040(21) and subsection (3)(a) of this section: (i) Showcase, display, recessed windows; AutoZone 4396 —Site Plan Review Page 9 of 20 Federal Way, WA (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 walI'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 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. (c) See FWRC 19.115.090(3) for supplemental guidelines. Response: Building articulation for the south, north, and west facades include canopy, pilasters, projections, and cornices. Refer the building elevations included with this application. The criteria are met. 19.115.070 Building and pedestrian orientation — All zoning districts. (1) Building and pedestrian orientation, for all buildings except zero lot line townhouse development and attached dwelling units. (a) Buildings should generally be oriented to rights -of -way, as more particularly described in FWRC 19.115.090. Features such as entries, lobbies, and display windows should be oriented to the right-of-way; otherwise, screening or art features such as trellises, artwork, murals, landscaping, or combinations thereof should be incorporated into the street - oriented facade. (b) Plazas, public open spaces and entries should be located at street corners to optimize pedestrian access and use. (c) All buildings adjacent to the street should provide visual access from the street into human services and activities within the building, if applicable. (d) Multiple buildings on the same site should incorporate public spaces (formal or informal). These should be integrated by elements such as plazas, walkways, and landscaping along pedestrian pathways, to provide a clear view to destinations, and to create a unified, campus -like development. Response: The building is oriented and located in a way to maximize visibility from the street and direct pedestrian connection to the store front. It is set as close as possible to Pacific Highway without conflicting with existing utilities and easements. The project also includes a pedestrian plaza and bench to further promote a pedestrian friendly environment. AutoZone 4396 —Site Plan Review Page 10 of 20 Federal Way, WA 19.115.090 District guidelines. In addition to the foregoing development guidelines, the following supplemental guidelines apply to individual zoning districts: (3) City center core (CC-C) and city center frame (CC-F). (a) The city center core and frame contain transitional forms of development with surface parking areas. However, as new development or redevelopment occurs, the visual dominance of surface parking areas shall be eliminated or reduced. Therefore, parking shall be located behind building(s), with building(s) located between rights -of -way and the parking area(s), or in structured parking, and any parking located along a right-of-way is subject to the following criteria: (i) In the city center core, surface parking and driving areas may not occupy more than 25 percent of the project's. linear frontage along principal pedestrian right(s)-of-way, as determined by the director. (ii) In the city center frame, surface parking and driving areas may not occupy more than 40 percent of the project's linear frontage along principal pedestrian right(s)-of-way, as determined by the director. (iii) A greater amount of parking and driving area than is specified in subsections (3)(a)(i) and (ii) of this section may be located along other rights -of -way; provided, that the parking is not the predominant use along such right-of-way, as determined by the director. Response: Parking is not the dominant use along the Pacific Highway and S 3181h Place frontages. The project proposes extensive landscaping along the public right of way to reduce the visual dominance of the parking area. The criteria are met. (b) Principal entrance facades shall front on, face, or be clearly recognizable from the right-of- way, and/or from the principal pedestrian right -of --way, as determined by the director, for projects exposed to more than one right-of-way. Response: While the principal entrance race the S 3181h Place right of way, it is clearly visible from both the Pacific Highway and S 328" Place right-of-way. This criterion is met. (c) Building facades shall incorporate a combination of facade treatment options as listed in FWRC 19.115.060(2) and (3)(b), to a degree that is appropriate to the building size, scale, design, and site context, and according to the following guidelines: (i) Principal facades containing a major entrance, or located along a right-of-way, or clearly visible from a right-of-way or public sidewalk, shall incorporate a variety of pedestrian -oriented architectural treatments, including distinctive and prominent entrance features; transparent glass such as windows, doors, or window displays in and adjacent to major entrances; structural modulation where appropriate to break down building bulk and scale; modulated rooflines, forms, and heights; architectural articulation; canopies; arcades; pedestrian plazas; murals or other artwork; and streetscape amenities. At least 40 percent of any ground level principal facade located along a right-of-way must contain transparent glass. Landscaping shall be used to define and highlight building entrances, plazas, windows, walkways, and open space, and AutoZone 4396 —Site Plan Review Page 11 of 20 Federal Way, WA may include container gardens, wall and window planters, hanging baskets, seasonal beds, trellises, vines, espaliered trees and shrubs, and rooftop gardens. Landscaping should not block views to the building or across the site. Foundation landscaping may be used to enhance but not replace architectural treatments. (ii) Secondary facades not containing a major building entrance, or located along a right-of- way, or clearly visible from a right-of-way or public sidewalk, may incorporate facade treatments that are less pedestrian -oriented than in subsection (3)(c)(i) of this section, such as a combination of structural modulation, architectural articulation, and foundation landscaping. (iii) Principal facades of single -story buildings with more than 16,000 square feet of gross ground floor area shall emphasize facade treatments that reduce the overall appearance of bulk and achieve a human scale. This may be accomplished through such design techniques as a series of distinctive entrance modules or "storefronts" framed by projecting, offset rooflines, and/or a major pedestrian plaza adjacent to the entrance. Response: The principal (south) facade of the proposed building faces S 318`h Place and is visible from Pacific Highway. Pedestrian oriented architectural treatments on the principal facade include a 6ft wide x 56ft long canopy, modulated rooflines and heights, wall mounted lights, storefront glass, clerestory windows. Approximately 518 sf (or 42% of the ground level fagade) of the principal facade contains glass. In addition, a 200-sf pedestrian plaza with a pedestrian bench included along the principal facade between the Pacific Highway sidewalk and store entry. Architectural elements on secondary facades (north and west) include pilasters, projections, modulated rooflines, and extensive landscaping. Refer to the building elevations and landscape plans. To the maximum extent practicable, the project has included multiple pedestrian oriented architectural elements along the principal and secondary facades. The criterion is met. (d) Pedestrian pathways shall be provided from rights -of -way, bus stops, parking areas, and any pedestrian plazas and public space to primary building entrances. Where a use fronts more than one right-of-way, pedestrian access shall be provided from both rights -of -way, or from the right-of-way nearest to the principal building entrance. Multiple -tenant complexes shall provide pedestrian walkways connecting all major business entrances on the site. Pedestrian pathways shall be clearly delineated by separate paved routes using a variation in color and texture, and shall be integrated with the landscape plan. Principal cross -site pedestrian pathways shall have a minimum clear width of six feet in the city center frame, and a minimum clear width of eight feet in the city center core, and shall be protected from abutting parking and vehicular circulation areas with landscaping. Response.- The project involves a single tenant building. A 5-ft concrete pedestrian walkway is provided between the Pacific Highway sidewalk and store entry. Refer to the Preliminary Site Plan. AutoZone 4396 —Site Plan Review Page 12 of 20 Federal Way, WA Chapter 19.125 OUTDOORS, YARDS, AND LANDSCAPING' 19.125.040 General landscaping requirements — All zones. (1) All portions of a lot not used for buildings, future buildings, parking, storage or accessory uses, and proposed landscaped areas shall be retained in a "native" or predeveloped state. The department of community development may allow or require supplemental plantings in these areas, pursuant to the provisions of this title. Res nse: Acknowledged. The project proposes approximately 4,560 sf of landscaping, which is approximately 19.3 % of the subject property. (2) All outside storage areas shall be fully screened by Type I landscaping a minimum of five feet in width, as described in FWRC 19.125.050(1), unless determined by the community development review committee (CDRC) that such screening is not necessary because stored materials are not visually obtrusive. Response: Outside storage is not proposed with the project. This criterion is not applicable. (3) Slopes in areas that have been landscaped with lawn shall generally be a 3:1 ratio or less, length to height, to assist in maintenance and to allow irrigation systems to function efficiently. In other areas of plantings, a slope of up to a 2:1 ratio, length to height, may be used if acceptable to the public works director, upon review of a geotechnical/soils study submitted by an applicant to ensure soil slope integrity. Response: Acknowledged. The maximum slope on which plantings are installed is 2:1. Lawn is not proposed with the project. This criterion is met. (4) All trash enclosures shall be screened from abutting properties and/or public rights -of -way by a 100 percent sight -obscuring fence or wall and appropriate landscape screen. Response: The trash enclosure area will be screened by a 6ft high CMU wall on three sides and will include a gate. Refer to the enclosure detail shown on the Preliminary Site Plan. (5) Type III landscaping, defined in FWRC 19.125.050(3), shall be placed outside of sight - obscuring fences abutting public rights -of -way and/or easements unless determined by the director of community development that such arrangement would be detrimental to the stated purpose of this article. ` J Response: A site -obscuring fence is not proposed along public rights -of -way and/or easements. This criterion is not applicable. (6) With the exception of lawn areas, at least 25 percent of new landscaping materials (i.e., plants, trees, and groundcovers) shall consist of drought -tolerant species. All developments are encouraged to include native Pacific Northwest and drought -tolerant plant materials for all projects. Response: Drought -tolerant plants are included with the project. Refer to the Landscape Plan. This criterion is met. AutoZone 4396 —Site Plan Review Page 13 of 20 Federal Way, WA J (7) Deciduous trees shall have a caliper of at least 1.5 inches at the time of planting measured 4.5 feet above the root ball or root structure. Response: Refer to the Landscape Plan. This criterion is met. (8) Evergreen trees shall be a minimum six feet in height (measured from tree top to the ground) at the time of planting. Response: Refer to the Landscape Plan. This criterion is met. (9) Shrubs shall be a minimum 12 to 24 inches in height (measured from top of shrub to the ground) at the time of planting based on the following: (a) Small shrubs — 12 inches. (b)Medium shrubs— 18 inches. (c) Large shrubs — 24 inches. (10) Groundcovers shall be planted and spaced, using a triangular planting arrangement, to result in total coverage of a landscaped area within three years. Res�se: Refer to the Landscape Plan. This criterion is met. (11) Areas planted with grass/lawn shall: (a) Constitute no more than 75 percent of landscaped areas, provided, there shal I be an exception for biofiltration swales; and (b) Be a minimum of five feet wide at the smallest dimension. Response: Grass/Lawn is not proposed with the project. This criterion is not applicable. (12) Grass and required landscaping areas shall contain at least four inches of topsoil at finish grade. Response: Refer to the Landscape Plan. This criterion is met. (13) Existing clay or sandy soils shall be augmented with an organic supplement. Response: Acknowledged. If encountered at the site, clay and sandy soils will be augmented with an organic supplement. This criterion is met. (14) Landscape areas shall be covered with at least two inches of mulch to minimize evaporation where plant materials will cover and three inches of mulch over bare soil. Response: Acknowledged. (15) In order to reduce irrigation requirements, design principles using xeriscape techniques are encouraged. In meeting water conservation goals, and to deliver appropriate amounts of water necessary to maintain planted vegetation, species that are not drought tolerant should be grouped together and have irrigation systems, and be separated from any other irrigation system provided for drought -tolerant species. Response: Acknowledged. AutoZone 4396 —Site Plan Review Page 14 of 20 Federal Way, WA (16) Mulch shall be used in conjunction with landscaping in all planting areas to meet xeriscaping goals, assist vegetative growth and maintenance or to visually compliment plant material. Mulches include organic materials such as wood chips and shredded bark. Nonvegetative material shall not be an allowable substitute for plant material. Response: Acknowledged. (17) All development shall comply with city of Federal Way street tree requirements. (Seethe City of Federal Way Right -of -Way Vegetation Standards and Specifications Manual.) Response: Acknowledged. (18) Landscaping proposed to be located within or adjacent to utility easements shall be reviewed by the respective utility agency(ies). Response: Acknowledged. Landscape plans will be provided to utility companies for review and comments during the permitting phase. (19) Landscaping and fencing shall not violate the sight distance safety requirements at street -I intersections and points of ingress/egress for the development. Response: Acknowledged. (20) All tree types shall be spaced appropriate for the compatibility of the planting area and the canopy and root characteristics of the tree. Response: Acknowledged. (21) All permanent lawn or sod areas shall have permanent irrigation systems. Response: Lawn areas are not proposed with the project. This criterion is not applicable. (22) Screening of blank building walls. Building walls which are uninterrupted by window, door, or other architectural feature(s) listed in Chapter 19.115 FWRC, Community Design Guidelines, FWRC 19.115.060(3)(b), that are 240 square feet or greater in area, and not located on a property line, shall be screened by landscaping. Such planting shall include trees, shrubs and groundcover appropriate for the area proposed. Response: Refer to the site and landscape plan. This criterion is met to the maximum practicable extent possible. (23) Foundation landscaping is encouraged for all developments to reduce the scale, bulk and J height of structures. Response: Acknowledged. Jj (24) All loading areas shall be fully screened from public right-of-way or nonindustrial/manufacturing uses with Type I landscaping. Response: The store loading area is not visible from public rights -of -ways. (25) Use of products made from post -consumer waste is encouraged whenever possible. Response. Acknowledged. I AutoZone 4396 —Site Plan Review Page 15 of 20 Federal Way, WA (26) Soil in parking lot landscaped areas must be noncompacted to a depth of 18 inches prior to planting of any shrubs, trees, or groundcovers. Response: Acknowledged. (27) Landscaping shall not be required along interior lot lines within a development where parking is being shared. Response: Shared parking is not included with the project. (28) Landscaping is not required along perimeter lot lines abutting rights -of -way where no required yards apply pursuant to Division VI, Zoning Regulations. Response: Acknowledged. 19.125.060 Landscaping requirements by zoning district. (7) City Center, CC. (a) Type III landscaping five feet in width shall be provided along the perimeter of parking areas abutting public rights -of -way. (b)Type I landscaping 15 feet in width shall be provided along the perimeter of property abutting a residential zoning district. (c) Type III landscaping five feet in width shall be provided along all perimeter lot lines except as noted in subsections (7)(a) and (b) of this section, except that landscaping is not required along perimeter lot lines abutting rights -of -way, where no required yards apply pursuant to Chapter 19.225 FWRC. Response: Type 111 landscaping is provided along the perimeter of parking areas abutting Pacific Highway and S 3181h Place. 19.125.070 Parking lot landscaping. (2) Type IV Landscaping. Type IV landscaping shall be provided within surface parking areas as foI lows: (a) Required interior lot landscaping. Landscape area shall be provided at the following rate within paved areas: (b)Commercial, industrial, and institutional developments shall provide the following: (A) Twenty square feet per parking stall when up to 49 parking stalls are provided; and (B) Twenty-two square feet per parking stall when 50 or more parking stalls are being provided. Response; Twenty (20) parking stalls are proposed for the project so the required interior lot landscaping area is 400 sf. Approximately 792 sf of interior Type IV landscaping is provided. This criterion is met. (3) Landscape islands. Landscape islands shall be a minimum size of 64 square feet and a maximum of 305 square feet, and a minimum width of six feet at the narrowest point for AutoZone 4396 —Site Plan Review Page 16 of 20 Federal Way, WA islands at the end of 90-degree parking rows, three feet at the end of rows with angled parking, and eight feet in width for islands used to separate head -to -head parking stalls and shall be provided at the following locations: (a) At the end of all rows of parking; and (b) For separation buffering between loading doors or maneuvering areas and parking areas or stalls; and (c) Any remaining required landscaping shall be dispersed throughout the interior parking area in a manner to reduce visual impact of the parking lot; (d) Deciduous trees are preferred for landscape islands within interior vehicle use areas. (4) Curbing. Permanent curbing shall be provided in all landscape areas within or abutting parking areas. Based upon appropriate surface water considerations, other structural barriers may be substituted for curbing, such as concrete wheel stops. Response_ Refer to the Preliminary Site Plan. Landscape islands and concrete curb and gutters are provided throughout the parking area. (5) Parking areas/screening for rights -of --way. (a) 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. (b) Parking adjacent to residential zones shall reduce the visual impact of parking areas and buffer dwelling units from light, glare, and other environmental intrusions by providing Type I landscaping within required perimeter landscape areas. Response: Refer to the Preliminary Site Plan and Landscape Plan. (6) Vehicular overhang. Vehicular overhang into any landscaping area shall not exceed two feet. Response: Acknowledged. Shrubs and trees will not be planted with two feet of the curb. (7) Landscaping and irrigation. (a) All landscape islands within parking areas shall use drought -tolerant trees, shrubs and groundcovers. The use of plants native to the Pacific Northwest is encouraged. Lawn shal I not be permitted in landscape islands less than 200 square feet and shall be used as an accessory planting material to required trees, shrubs, and other groundcovers. (b) No plant material greater than 12 inches in height shall be located within two feet of a curb or other protective barrier in landscape areas adjacent to parking spaces and vehicles use areas. AutoZone 4396 —Site Plan Review Page 17 of 20 Federal Way, WA Response: Acknowledged. No plant material greater than 12 inches are proposed within two feet of the curb. 19.125.085 Planting requirements for certain trees. (1) The following types of trees may not be planted closer than the listed minimum planting distance to rights -of -way or sewers: Trees Minimum Planting Distance (a) Ailathus altisinia (Tree of Heaven) 25' (b) Catalpa 25' (c) Cottonwood 40' (d) Juglamus nigra (Black Walnut) 25' (e) Platanus (Plane, Sycamore) 40' (f) Populus (Poplars) 40' (g) Salix (Willows) 25' (h) Tilia americana (Basswood) 25' (i) Ulmus (Elm) 40' (2) In addition to any other enforcement mechanism or penalty contained within or authorized by this chapter, any person violating this provision is responsible for any damage caused by the tree or trees. (3) All street trees and other plantings shall be installed in conformance with standard landscaping practices and with appropriate city guidelines and regulations. Response: Trees from the above list are not proposed on the project. 19.125.150 Garbage and recycling receptacles — Placement and screening. (1) Storage area. Storage areas for garbage and recycling receptacles for material generated on site shall be required to be incorporated into the designs for multifamily, commercial and institutional buildings constructed after January 1, 1993. (4) Location. Except as specified in subsection (b) of this section, garbage and recycling receptacles, including underground facilities: (a) May not be located in required yards; (b)May not be located in buffer areas required by or under this Code; and (c) Must be screened according to FWRC 19.125.010 et al. AutoZone 4396 —Site Plan Review Page 18 of 20 Federal Way, WA _Response: The proposed trash enclosure area is not located in required yards or buffer areas. It is properly screened with a 6ft CMU wall that will be painted to match the building. The criteria are met. (5) Security and accessibility. The following provision shall apply to all recyclable storage areas which contain receptacles served by commercial collection equipment. (a) The storage area for recycling receptacles shall be located adjacent to the garbage storage area. The enclosures shall be easily accessible to users occupying the site. If the space is located within a structure, collection equipment must have an adequate vertical clearance and an adequate turning radius to ensure access and ease of ingress and egress. (b) Storage areas shall not interfere with the primary use of the site. The area shall be located so that collection of materials by trucks shall interfere with pedestrian or vehicular movement to the minimum extent possible. The storage area shall not be located in areas incompatible with noise, odor and increased pedestrian and vehicle traffic. Response: The proposed enclosure area satisfies the above criteria. Refer to the Preliminary Site Plan. (6) Design guidelines; general. The following provisions shall apply to all storage area designs: (a) Design and architectural compatibility. The design of the storage area should be consistent with the architectural design of the primary structure(s) on the site. Storage areas shall be built on a flat and level area of a minimum of 50 feet from and at the same grade as the truck access area. (b) Enclosure and landscaping. All outdoor trash enclosures for garbage and recycling receptacles shall be screened according to FWRC 19.125.040(4) and (5). Gate openings should be at least 12 feet wide if garbage and/or recycling drop boxes are used. In all other cases, gates shall be of sufficient width to allow access by recycling collectors and equipment. The landscaping shall be designed so as not to impede access to the storage area. (c) Signage. Enclosure signs should be in conformance with Chapter 19.140 FWRC and shall not exceed two square feet per sign face. The containers for recycling and garbage should be identified using clearly visible signs. (d) Weather protection. Storage containers shall be protected from weather damage by using containers that are largely weather-proof or by covering the storage area. Roofed storage areas must be accessible to haulers and collection equipment. Response: The proposed enclosure area is designed to be architecturally compatible with the proposed building and is designed to be level and easily accessible by service vehicles. It is s properly screened 6-ft high CMU wall. All storage containers will have lids. Trash and recycling bins will be distinguishable from each other. (7) Space requirements. The following minimum space requirements for recycling storage areas shall be incorporated into the design of all buildings: (c) Retail: Five square feet of storage space, with a maximum of 1,000 square feet, for every 1,000 square feet gross floor area, with a minimum of 65 square feet. AutoZone 4396 —Site Plan Review Page 19 of 20 Federal Way, WA Response. The proposed enclosure area has an interior clear space of 11 ' x 18' and an area of approximate 200sf. This criterion is met. AutoZone 4396 —Site Plan Review Page 20 of 20 Federal Way, WA � MAl(,C� I 5-7- RECEIVE® MAY 12 2017 CITY OF FECiER ' WAY COMMUN!" Y DEVELOPMENT MASTER LAND USE APPLICATION DdFeR'rntLnrr of Coant[untrY DttvE.ol+amen' 33325 0 Avenue South CITY OF Federal Way, WA 99003.6325 Federal Way 253-635-2607; Fax 253-835-2609 www.ci tvofray.tUm APPLICATION NO(S) (D?a no - oC) U�> [ I Date Project Name 4396 AutoZone - Federal Wa . WA Property Address/Locatiox 31660 Pacific Highway, Federal Way, WA 98003 Parcel Namber(i) 092104-9248 Project Description Construction of new 6,000sf +/- AutoZone store with associated parking, utility, and landscape improvements. Type of Permit Required Annexation — Bin>d'uirg Site Plan _Boundary Line Adjustment _ Comp Plan/Rezone _Land surface Modification _ Lot Line Elimination Preapplication Conference Process I (Director's Approval) x Process II (Site Plan Review) _Process III (Project AWoval) _Process IV (lirxrins Examiner's Decision) _ Process V (Quasi Judicial Rezone) Process VI SEPA w/Project _ SEPA Only Shoreline: Variance/Conditional Use Short Subdivision Subdivision Variance: Commercial/Residential Required Information City Canter Cora (CC-C) Zoning Designation Commercial Comprehensive Plan Designation $409K +I- Value of Existing Improvements $900K +/- Value afProposed Improvements international Building Code (IBC). - GROUP M (MERCANTILE) 0ccii0211ev Type LV-B Construction Type Bulletin #003 — January I, 2011 Applicant Name: Mitch Bramlitt Address: 123 South Front Street Citylstate: Memphis, TN Zip: 38103 : Fix - Fax: 901-495-a714 Email: mitph.bramlitt@autozone.com Signature: V Y 4 t, C' .Z! 1Av— Agent (if different than Applicant) Name: Shawn Nguy Address: 10135 SE Sunnyside Road, Site 200 City/State: Clackamas, OR, Zip- Phone: 97015 Fax: 503-659-9500 Email: snguy@pgcland.com Signature: Owner Name: Mark Tekin Address: 2727 LBJ Freeway, Suite 785 city/State. Dallas, Texas Zip: z Phone: 75234 Fax: 469-458-0485 Etnail: mark.tekin ekindeveloRnent.com Signature: I 0 f k�. Page 1 of 1 k:lllandautslMaswr Land Use Application CITY OF FEDERAL WAY COMMUNITY DEVELOPMENT DEPARTMENT DEVELOPMENT REVIEW COMMITTEE TRANSMITTAL DATE: 5/22/2017 TO: Cole Elliott, Development Services Manager Peter Lawrence, Plans Examiner Rick Perez, City Traffic Engineer Brian Asbury, Lakehaven Water & Sewer District Chris Cahan, South King Fire & Rescue Rob Van Orsow, Solid Waste/Recycling Coordinator FROM: Dave Van De Weghe, Planning FOR DRC MTG. ON: 6/8/2017 - Internal only FILE NUMBER(s): 17-102200-00-UP RELATED FILE NOS.: 16-105312-00-PC 17-101690-00-SE PROJECT NAME: AUTO ZONE PROJECT ADDRESS: 31660 PACIFIC HWY S ZONING DISTRICT: CC-C PROJECT DESCRIPTION: Construct 6000 square foot retail store with associated parking, utility and landscape improvements LAND USE PERMITS: UP II PROJECT CONTACT: Mitch Bramlitt Mitch.bramlitt@autozone.com, 901-495-8714 MATERIALS SUBMITTED: Project Narrative Site Plan Packet rr EPA RTMENT OF COMMUNrrY DEVELOPMENT 33325 8t Avenue South CITY OF - Federal Way, WA 98003 Way MAY �2 �017 253-835-2607; Fax 253-835-2609 FedWywwxityolfederalway.coin G ; v OF FECE"tdL [`t]1k;i,;UNITYDLVELO;'tv'Erc Crime Prevention Through Environmental Design (OPTED) Checklist Directions Please fill out the checklist to indicate which strategies have been used to implement CPTED principles in your proposed project. Please check all strategies that are applicable to your project for each of the numbered guidelines. You may check more than one strategy for each guideline. Your responses will be evaluated by city staff, and will be integrated into the site plan and/or building permit review process. Section and ✓ Functional Area Evaluation for Performance Performance Standard Agency Use Only Standard Strategy ■ Applicable during Site Plan Review e Applicable during Building Permit Review Section 1.0 Natural Surveillance 1.1 Blind Corners Avoid blind corners in pathways and parking lots. Pathways should be direct. All barriers along pathways should be permeable (see through) including landscaping, fencing etc. ■ ❑ Consider the installation of mirrors to allow users to see ahead of them and around corners. e Other strategy used: U _ ❑Revise _ ❑NA Comments: 1.2 Site and Building Layout I _ Lj- "V' Allow natural observation from the street to the use, from the _ ❑Revise use to the street, and between uses _ DNA The site is highly visible from both Pacific Comments: Bulletin #022 —January 1, 2011 Page 1 of 9 k:\Handouts\CPTED Checklist Section and ✓ Functional Area Performance Performance Standard Standard Strategy A Applicable during Site Plan Review 6 Applicable during Building Permit Review N/A Orient the main entrance towards the street or both streets on For Non -Single corners. M Family Development N/A Position habitable rooms with windows at the front of the dwelling. R Access to dwellings or other uses above commercial/ retail development should not be from the rear of the building. ■ N/A Offset windows, doorways and balconies to allow for natural observation while protecting privacy. ■ Locate main entrances/exits at the front of the site and in view orthe street. ■ For Commercial/ Retail/ Industrial If employee entrances must be separated from the main and Community eentrance, they should maximize opportunities for natural Facilities surveillance from the street. ■ FN-/-A—1 In industrial developments, administration/offices should be located at the front of the building. ■ f Avoid large expanses of parking. Where large expanses of For Surface �f parking are proposed, provide surveillance such as security Parking and cameras. ■ Parking Project involves a small parking lot. Structures Access to elevators, stairwells and pedestrian pathways should be clearly visible from an adjacent parking area. ■ Avoid hidden recesses. ■ Ne Locate parking areas in locations that can be observed by adjoining uses. ■ Open spaces shall be clearly designated and situated at For Common/ locations that are easily observed by people. Parks, plazas, Open Space &f common areas, and playgrounds should be placed in the front Areas of buildings. Shopping centers and other similar uses should face streets. s Other strategy used: 0 Evaluation for Agency Use Only Bulletin #022 —January 1, 2011 Page 2 of 9 k:\Handouts\OPTED Checklist Section and ✓ Functional Area Evaluation for Performance Performance Standard Agency Use Only Standard Strategy ■ Applicable during Site Plan Review B Applicable during Building Permit Review 1.3 Common/Open Space Areas and Public On -Site Open _ ❑Cor Space _ ❑Revise Provide natural surveillance for common/open space areas. _ ❑NA The plaza area is located in a highly visible are of the site Comments: Position active uses or habitable rooms with windows adjacent to main common/open space areas, e.g. playgrounds, swimming pools, etc., and public on -site open space. ■ Design and locate dumpster enclosures in a manner which screens refuse containers but avoids providing opportunities to hide. ■ Locate waiting areas and external entries to elevators/stairwells ❑ close to areas of active uses to make them visible from the building entry. e ❑ Locate seating in areas of active uses. e Other strategy used: ❑ 1.4 Entrances Provide entries that are clearly visible. Revise _ ❑NA Comments: Design entrances to allow users to see into them before entering. ■ �Entrances should be clearly identified (Signs must conform to FWRC 19.140.060. Exempt Signs. (Applicable during Certificate o Occu anc Ins ectio>r . Other strategy used: El 1.5 Fencing ❑Co i� f Fence design should maximize natural surveillance from the ❑_Revise street to the building and from the building to the street, and ❑NA minimize opportunities for intruders to hide. Comments: Bulletin #022 —January 1, 2011 Page 3 of 9 k:\Handouts\CPTED Checklist Section and ✓ 1 Functional Area Performance Performance Standard Standard Strategy a Applicable during Site Plan Review A Applicable during Building Permit Review N/A Front fences should be predominantly open in design, e.g. pickets or wrought iron, or low in height. e Design high solid front fences in a manner that incorporates !A open elements to allow visibility above the height of five feet. e If noise insulation is required, install double -glazing at the FN-/A-1 front of the building rather than solid fences higher than five feet. e Other strategy used: 1.6 Landscaping Avoid landscaping which obstructs natural surveillance and allows intruders to hide. 9t Trees with dense low growth foliage should be spaced or their crown should be raised to avoid a continuous barrier. i Use low groundcover, shrubs a minimum of 24 inches in height, or high -canopied trees (clean trimmed to a height of eight feet) around children's play areas, parking areas, and along pedestrian pathways. 1 Avoid vegetation that conceals the building entrance from the street. t Other strategy used: Evaluation for Agency Use Only ❑Revise _ ❑NA Comments: 1.7 Exterior Lighting ❑conf Provide exterior lighting that enhances natural surveillance. _ ❑Revise (Refer to FWRC 19.115.050(7)(a) for specific lighting _ ❑NA requirements.) Comments: Prepare a lighting plan in accordance with Illuminating leEngineering Society of America (IESA) Standards, which addresses project lighting in a comprehensive manner. Select a lighting approach that is consistent with local conditions and crime problems. ■ Bulletin #022 — January 1, 2011 Page 4 of 9 k:\Handouts\CPTED Checklist Section and ✓ Functional Area Performance Performance Standard Standard Strategy a Applicable during Site Plan Review 6 Applicable during Building Permit Review Locate elevated light fixtures (poles, light standards, etc.) in a coordinated manner that provides the desired coverage. The useful ground coverage of an elevated light fixture is roughly twice its height. ■ For areas intended to be used at night, ensure that lighting ❑ supports visibility. Where lighting is placed at a lower height to support visibility for pedestrians, ensure that it is vandal - resistant. e © Ensure inset or modulated spaces on a building facade, access/egress routes, and signage is well lit. e ❑ In areas used by pedestrians, ensure that lighting shines on pedestrian pathways and possible entrapment spaces. e Place lighting to take into account vegetation, in its current and ❑ mature form, as well as any other element that may have the potential for blocking light. e Avoid lighting of areas not intended for nighttime use to avoid ❑ giving a false impression of use or safety. If danger spots are usually vacant at night, avoid lighting them and close there off to pedestrians. e do Select and light "safe routes" so that these become the focus of legitimate pedestrian activity after dark. 1 ❑ Avoid climbing opportunities by locating light standards and electrical equipment away from walls or low buildings. e Use photoelectric rather than time switches for exterior lighting. e Evaluation for Agency Use Only In projects that will be used primarily by older people ❑ (retirement homes, congregate care facilities, senior and/ or community centers, etc.) provide higher levels of brightness in public/common areas. e Other strategy used: 1.8 Mix of Uses — Dconfi In mixed use buildings increase opportunities for natural _ ❑Revise surveillance, while protecting privacy. ❑NA N/A. Project involves single user. Comments: Bulletin #022 — January 1, 2011 Page 5 of 9 k:\Handouts\CPTED Checklist Section and ✓ Functional Area Evaluation for Performance Performance Standard Agency Use Only Standard Strategy ■ Applicable during Site Plan Review 8 Applicable during Building Permit Review Where allowed by city code, locate shops and businesses on lower floors and residences on upper floors. In this way, N/A residents can observe the businesses after hours while the residences can be observed by the businesses during business hours. ■ N/A Include food kiosks, restaurants, etc. within parks and parking structures. ■ Other strategy: used 1.9 Security Bars, Shutters, and Doors _ ❑Cor When used and permitted by building and fire codes, security ❑Revise bars, shutters, and doors should allow observation of the street ❑NA and be consistent with the architectural style of the building. Comments: Security bars and security doors should be visually permeable (see -through). e Other strategy used: ri Section and ✓ Functional Area Evaluation for Performance Performance Standard Agency Use Only Standard Strategy ■ Applicable during Site Plan Review e Applicable during Building Permit Review Section 2.0 Access Control 2.1 Building Identification ❑ConF Ensure buildings are clearly identified by street number to _ ❑Revise prevent unintended access and to assist persons trying to f nd _ ❑NA the building. Identification signs must conform to FWRC Comments: 19.140.060. Exempt Signs. ❑ Street numbers should be plainly visible and legible from the street or road fronting the property. e Bulletin #022 —January 1, 2011 Page 6 of 9 k:\Handouts\CPTED Checklist Section and ✓ Functional Area Evaluation for Performance Performance Standard Agency Use Only Standard Strategy ■ Applicable during Site Plan Review e Applicable during Building Permit Review In residential uses, each individual unit should be clearly numbered. In multiple building complexes, each building entry ❑ should clearly state the unit numbers accessed from than entry. In addition, unit numbers should be provided on each level or floor. e ❑ Street numbers should be made of durable materials, preferably reflective or luminous, and unobstructed (e.g. by foliage). e For larger projects, provide location maps (fixed plaque ❑ format) and directional signage at public entry points and along internal public routes of travel. e Other strategy used: 2.2 Entrances _ ❑Confi Avoid confusion in locating building entrances. ❑Revise DNA Comments: Entrances should be easily recognizable through design features and directional signage. (Signs must conform to FWRC 19.140.060. Exempt Signs. ■ lop Minimize the number of entry points. ■ Other strategy used: 2.3 Landscaping _Conforms Use vegetation as barriers to deter unauthorized access. 0—Revise _ ❑NA Comments: ❑ Consider using thorny plants as an effective barrier. e Other strategy used: El 2.4 Landscaping Location — ❑cor Avoid placement of vegetation that would enable access to a _ ❑Revise building or to neighboring buildings. _ ❑NA Comments: Bulletin #022 -- January 1, 2011 Page 7 of 9 k:\Handouts\OPTED Checklist Section and ✓ Functional Area Evaluation for Performance Performance Standard Agency Use Only Standard Strategy ■ Applicable during Site Plan Review e Applicable during Building Permit Review Avoid placement of large trees, garages, utility structures, FN-/A-1 fences, and gutters next to second story windows or balconies that could provide a means of access. ■ Other strategy used: 2.5 Security _ ❑Conf( Reduce opportunities for unauthorized access —Revise _ ❑NA Comments: Consider the use of security hardware and/or human measures ❑ to reduce opportunities for unauthorized access. (Applicable during Ceraylcate of Occupancy Inspection). Other strategy used: ❑ - I 2.6 Signage _ ❑Conf Insure that signage is clearly visible, easy to read and simple _ ❑Revise to understand [Signs must conform to FWRC 19.140.060. _ ❑NA Exempt Signs]. Comments: Use strong colors, standard symbols, and simple graphics for informational signs. e Upon entering the parking area, provide both pedestrians and For Surface ❑ drivers with a clear understanding of the direction to stairs, Parking and elevators, and exits. e Parking Structures ❑ In multi -level parking areas, use creative signage to distinguish between floors to enable users to easily locate their cars. e El Advise users of security measures that are in place and where to find them, i.e. security phone or intercom system. e Provide signage in the parking area advising users to lock their cars. e Bulletin #022 — January 1, 2011 Page 8 of 9 k:\Handouts\CPTED Checklist Section and ✓ Functional Area Performance Performance Standard Standard Strategy ■ Applicable during Site Plan Review e Applicable during Building Permit Review ❑ Where exits are closed after hours, ensure this information is indicated at the parking area entrance. e Other strategy used: 13 Section 3.0 Ownership 3.1 Maintenance Create a "cared for" image Ensure that landscaping is well maintained, as per FWRC ❑ 19.125.090, in order to give an impression of ownership, care, and security. (Ongoing). Where possible, design multi -unit residential uses such that no N/A more than six to eight units share a common building entrance. t Other strategy used: 3.2 Materials Use materials, which reduce the opportunityfor vandalism. Consider using strong, wear resistant laminate, impervious glazed ceramics, treated masonry products, stainless steel ❑ materials, anti -graffiti paints, and clear over sprays to reduce opportunities for vandalism. Avoid flat or porous finishes in areas where graffiti is likely to be a problem. e ❑ Where large walls are unavoidable, refer to FWRC 19.125.040(21) regarding the use of vegetative screens. e Common area and/or street ftirniture shall be made of long ❑ wearing vandal resistant materials and secured by sturdy anchor points, or removed after hours. e Other strategy used: ■❑ Evaluation for Agency Use Only ❑Revise _ ❑NA Comments: ❑Revise ❑NA Comments: Bulletin #022 — January 1, 2011 Page 9 of 9 k:\Handouts\CPTED Checklist P 11 �=o I RECL MAY 1 � 2 OF FEL: U 0 HH " d ilwk-=7717 t Y O N bD C ;C O O J M U N L Y U d !Jll 1 7u,- f , - Ai LAW I N pv CV CD Not �r do . Yi 5 .19 —Flow -� A 4 r' � r r -o y 1 F _ Lakehaven WATER & SEWER DISTRICT RECEIVED MAY 12 2017 ?'O IYUNOITY OEjiE� wY Y Q€ MEi4T 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 111E 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: ❑ Building Permit-SFR ❑ Building Permit-MFR ® Building Permit -Other ❑ Subdivision ❑ Short Subdivision ❑ Binding Site Plan ❑ Rezone ❑ Boundary Line Adjustment ® Other (specify/describe) Site Plan Review Tax Parcel Number(s): 0921049248 Site Address: 31660 Paciric Hwy 5 Lakehaven GIs Grid: KK=08 Ex. Bldg. Area to Remain: UNKNOWN sf New Bldg. Area Proposed: 6.000 sf Applicant's Name: PACLAND WATER SYSTEM INFORMATION 1. ® Water service can be provided by service connection to an existing 12" diameter water main that is approximately 10+ - feet from the site. 2. ❑ Water service for the site will require an improvement to Lakehaven's water distribution system of: ❑ a. feet of " diameter water main to reach the site; and/or ❑ b. The construction of a water distribution system on the site; and/or ❑ c. A major portion of Lakehaven's comprehensive water system plan would need to be implemented and/or constructed; and/or ❑ d. Other (describe): 3. ® a. The existing water system is in conformance with Lakehaven's Comprehensive Water System Plan. ❑ b. 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. 4. ® a. 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. ❑ b. Annexation or Boundary Review Board approval will be necessary to provide service. S. Water service is subject to: ® a. Payment of connection charges (for any new/modified water service connection, to be determined by Lakehaven); ® b, Proof or reservation of easement(s) as required by Lakehaven (for water supply line for parcel 0921049255); ® c. Other: Water Service Connection Application required. for any new/modified water servicesonn_ ion s . Comments/special conditions: Care should be taken to avoid encroachment upon gxlsting water sgj�ply or assodated easement(s). on the site. The nearest fire hydrant is approximately 5+ - feet from the Property (as marked on map on the back of this page). System hydraulic model results (FF #214), 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 6.300 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 Elevation-GIS: 430+/- Est. Pressure Range at Meter (psi): 61-70 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: DEVE OP ENT ENGINEERING_ PERVI50 Signature: Date: 0921049248 wtr.docx (Form Update 1/3/17) Page 1 of 2 0921049255 31666 a t 4 i� N 0 H 0921049208 1816 k R F, s2aAC H S318PL N Q ICTE: Lkeharen Water and Sewer District neither warrants nor guarantees toe accuracy of any facifity information provided. Faci.lky locations and conditions UP subjecttofie fdverification. 0921049248 wtr.docx (Form Update 1/3/17) Water Certificate of Availability � Parcel 0921049248 G �] 40 Fee 4V2a!2017 BTA Page 2 of 2 RECEIVED Lakehaven MAY 12 2017 WATERw PT�11I^T CITY 01= F = ;,a lN'�Y 4::A>'�frMl� 17 F Ci "IIEI,QPr ErVT SEW +CAIT F AVAI B 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, sewer service based upon capacity &/or supply limitations in Lakehaven's or Other Purveyor's system facilities. Proposed Land Use: ❑ Building Permit-SFR ❑ Building Permit-MFR ® Building Permit -Other ❑ Subdivision ❑ Short Subdivision ❑ Binding Site Plan ❑ Rezone ❑ Boundary Line Adjustment ® Other (specify/describe) Site Plan Review Tax Parcel Number(s): 0921049248 Site Address: 316G0 Nacific wd S Lakehaven GIS Grid: K-08 Ex. Bldg. Area to Remain: UNKNOWN sf New Bldg. Area Proposed: 6.000 sf Applicant's Name: PACLAND SEWER sySTEM INFORMATION 1. 2. 3. 4. 5. ® Sewer service can be provided by service connection to an existing 10" diameter sewer main that is approximately 7+ - feet from the site and the sewer system has the capacity to serve the proposed land use. ❑ Sewer service for the site will require an improvement to Lakehaven's sanitary sewer system of: ❑ a. feet of " diameter sewer main or trunk to reach the site; and/or ❑ b. The construction of a sanitary sewer collection system on the site; and/or ❑ c. A major portion of Lakehaven's comprehensive wastewater system plan would need to be implemented and/or constructed; and/or ❑ ® d. a. Other (describe): The existing sewer system is in conformance with Lakehaven's Comprehensive Wastewater System Plan. ❑ b. 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. limits of Lakehaven Water & Sewer District, or has. been granted ® a. The proposed site land use is within the corporate Boundary Review Board approval for extension of sewer service outside of Lakehaven's sewer service area. ❑ b. Annexation or Boundary Review Board approval will be necessary to provide service. Sewer service is subject to: ® a. Payment of connection charges (for any new/modified sewer service connection, to be determined by Lakehaven); ❑ b. Proof or reservation of easement(s) as required by Lakehaven; ® c. Other: Sewer S rv' C nn I n Permi r ut ed f r n w m iFI ewer is nne i n in iudi disconnect of xistinc! sewer Service conneCCiorL. Comments/special conditions: I hereby certify that the above sewer system information is true. This certification shall be valid for one (1) year from the date of signature. Name: BRIAN ASBURY Title: EVELO MEN NGINFE G 5UPERVTSQR Signature: Date: 4?� 0921049248 swr.docx (Form Update 1/3/17) Page 1 of 2 J 0921049248 swr.docx (Form Update 1/3/17) Page 2 of 2 J WA SN N6TNN STATE O EP AA TAINT OF ECOLOGY June2016 GENERAL USE LEVEL DESIGNATION FOR BASIC AND PHOSPHORUS TREATMENT For Kristar/Oldcastle Precast, Inc. F1oGard Perk FilterTM (using ZPC Filter Media) Ecology's Decision: Based on Kristar/Oldcastle's application submissions, including the Draft Technical Evaluation Report, dated April 2010, Ecology hereby issues the following use level designations: 1. General use level designation (GULD) for the Perk FilterTM for basic treatment: • Using a zeolite-perlite-carbon (ZPC) filter media as specified by Kristar/Oldcastle. • Sized at hydraulic loading rate of no more than 1.5 gpm/ft2 of media surface area, per Table 1. Table 1. Design Flowrate eer Cartn ge Effective Cartridge Height (inches) 12 , 18 Cartridge Flowrate (gpm/cartridge) 6.8 10.2 2. General use level designation (GULD) for the Perk FilterTM for phosphorus treatment: • Using a zeolite-perlite-carbon (ZPC) filter media as specified by Kristar/Oldcastle. • Sized at hydraulic loading rate of no more than 1.5 gpm/ftz of media surface area, per Table 1. 3. Ecology approves Perk FilterTM units for treatment at the hydraulic loading rates shown in Table 1, and sized based on the water quality design now rate for an off-line system. The internal weir in the inlet chamber functions as a bypass to route flow in excess of the water quality design flow rate around the treatment chamber. Calculate the water quality design flow rate using the following procedures: • Western Washington: For treatment installed upstream of detention or retention, the water quality design flow rate is the peak 15-minute flow rate as calculated using the latest version of the Western Washington Hydrology Model or other Ecology - approved continuous runoff model. • Eastern Washington: For treatment installed upstream of detention or retention, the water quality design flow rate is the peak 15-minute flow rate as calculated using one of the three methods described in Chapter 2.2.5 of the Stormwater Management Manual for Eastern Washington (SWMMEW) or local manual. • Entire State: For treatment installed downstream of detention, the water quality design flow rate is the full 2-year release rate of the detention facility. 4. These General Use Level Designations have no expiration date but may be revoked or amended by Ecology, and are subject to the conditions specified below. Ecology's Conditions of Use: Perk Filteem units shall comply with the following conditions: 1. Design, assemble, install, operate, and maintain Perk FilterTM units in accordance with Kristar/Oldcastle's applicable manuals and documents and the Ecology Decision. 2. Each site plan must undergo Kristar/Oldcastle review and approval before site installation. This ensures that site grading and slope are appropriate for use of a Perk FilterTM unit. 3. Perk Filteemmedia shall conform to the specifications submitted to, and approved by, Ecology. 4. Maintenance: The required maintenance interval for stormwater treatment devices is often dependent upon the degree of pollutant loading from a particular drainage basin. Therefore, Ecology does not endorse or recommend a "one size fits all" maintenance cycle for a particular model/size of manufactured filter treatment device. • Typically, Kristar/Oldcastle designs PerkFilter systems for a target filter media replacement interval of 12 months. Maintenance includes removing accumulated sediment from the vault, and replacing spent cartridges with recharged cartridges. • Indications of the need for maintenance include effluent flow decreasing to below the design flow rate, as indicated by the scumline above the shoulder of the cartridge. Owners/operators must inspect PerkFilter for a minimum of twelve months from the start of post -construction operation to determine site -specific maintenance schedules and requirements. You must conduct inspections monthly during the wet season, and every other month during the dry season. (According to the SWMMWW, the wet season in western Washington is October 1 to April 30. According to SWMMEW, the wet season in eastern Washington is October 1 to June 30). After the first year of operation, owners/operators must conduct inspections based on the findings during the first year of inspections. • Conduct inspections by qualified personnel, follow manufacturer's guidelines, and use methods capable of determining either a decrease in treated effluent flowrate and/or a decrease in pollutant removal ability. • When inspections are performed, the following findings typically serve as maintenance triggers: ■ Accumulated vault sediment depths exceed an average of 2 inches, or • Accumulated sediment depths on the tops of the cartridges exceed an average of 0.5 inches, or • Standing water remains in the vault between rain events, or • Bypass occurs during storms smaller than the design storm. Note: If excessive floatables (trash and debris) are present, perform a minor maintenance consisting of gross solids removal, not cartridge replacement. 5. Discharges from the Perk FilterTM units shall not cause or contribute to water quality standards violations in receiving waters. Applicant: Kristar/Oldcastle Precast, Inc. Applicant's Address: 360 Sutton Place Santa Rosa, California 95407 Application Documents: • Perk FilterTM Final Report, prepared by: Office of Water Programs, California State University, Sacramento (September 2007) • Verification Phase of Perk FilterTM Tests with Zeolite-Perlite-Carbon Media and Zeolite- Carbon Media (August 2007) • Quality Assurance Project Plan KriStar Perk FilterTM Stormwater Treatment Performance Monitoring Project, October 2008 Draft ■ Technical Evaluation Report Volume 1: KriStar Perk FilterTM Stormwater Treatment System Performance Monitoring, April 2010 ■ Technical Evaluation Report Volume 2 - Appendices: KriStar Perk Filter TM Stormwater Treatment System Performance Monitoring, April 2010. Applicant's Use Level Request: • General use level designation as a basic and Phosphorus treatment device in accordance with Ecology's Guidance for Evaluating Emerging Stormwater Treatment Technologies Technology Assessment Protocol — Ecology (TAPE) January 2011 Revision. Applicant's Performance Claims: Capability to remove 80% of total suspended solids from stormwater runoff from sites with influent concentrations between 100 mg/L and 200 mg/L and provide effluent concentrations of 20 mg/L or less with influent concentrations less than 100 mg/L given a typical particle size distribution. Capability to remove 50% of Total Phosphorus from stormwater runoff from sites with influent concentrations between 0.1 mg/1 and 0.5 mg/1. Findings of Fact: • Based on laboratory testing at a flowrate of 12 GPM per filter, the Perk FilterTM containing ZPC media had an average total suspended solids removal efficiency of 82% using Sil-Co-Sil 106 with an average influent concentration of 102 mg/L and zero initial sediment loading. Based on field-testing at a flowrate of 0.57 GPM/inch of cartridge height (17.25 inch diameter cartridge) (1.5 gpm per sq ft filter surface area), the Perk FilterTM containing ZPC media had an average total suspended solids removal efficiency of 82.4% for an influent concentration between 20 mg/L and 200 mg/l. The Perk FilterTM containing ZPC media had an average removal efficiency of 85.2% for an influent concentration between 100 mg/l and 200 mg/1. Removal rates fell over time and dropped below 80% after approximately 10 months. • Based on field testing at a flowrate of 0.57 GPM/inch of cartridge height (17.25 inch diameter cartridge) (1.5 gpm per sq ft filter surface area), the Perk FilterTM containing ZPC media had an average total Phosphorus removal efficiency of 62.4% for an influent concentration between 0.1 mg/L and 0.5 mg/l. Removal rates tended to remain relatively constant during the 10 months of monitoring. • Field Testing indicates that sediment accumulation in the Sediment Gallery during the 10 months of sampling was within the available volume for sediment. Thus, maintenance at a 6-month frequency (vacuuming of sediment from Inlet Gallery) as suggested by the manufacturer is sufficient. • Filter flows during bypass events utilize the full 30-inch height of the filter. Without bypass, an unknown amount of filter is used. Comparing the flow through the filter during bypass events with the design flow rate shows that the Kristar/Oldcastle system falls below the design flow rate after approximately 10 months of operation. • Percent removal of TSS falls below 80% after approximately 10 months. There are earlier data points below 80% but these are from low influent concentration storms Other Perk FilterTm Related Issues to be Addressed By the Company: 1. Kristar/Oldcastle may perform additional monitoring to better determine the maintenance frequency for the filters with respect to design flow rate and Total Suspended Solids removal. Presentation of additional data may result in a modification to the requirements in this Use Level designation document. Technology Description: Contact Information: Applicant: Applicant website: Download at 'www.kristarxom Jay Holtz, P.E. Engineering Manager Kristar/Oldcastle Precast, Inc. 360 Sutton Place Santa Rosa, CA, 95407 (800) 579-8819 jay.holtz 4'oldcas0e.conz www.kristar.com Ecology web link: litto:i/www.ecy.wa.c�ov; lai•ogranislwq/stomiwater/newiech/index.htiiil Ecology: Douglas C. Howie, P.E. Department of Ecology Water Quality Program (360) 407-6444 douglas.howie r�ec .wa.gov Revician Hictary Date Revision March 2008 Original Draft use -level -designation document June 2010 Revise Use Level to General January 2013 Modified Design Storm Description, added Revision Table, formatted document to match Ecology standard May 2014 Revised Company name and contact information June 2016 Designated device for off-line sizing AutoZZone 4396 Preliminary Technical Information Report 31660 Pacific Highway Federal Way, WA 98003 i Prepared By: I MAM WAIMkv J f013s sE sunnyside Road, suite 200 JClackamas, OR 97015 j J April 2017 R E C E-7 I V E D Shawn Nguy, P.E. MAY 12 2017 J Cf7Y DF FEDERAL wVAY COMMUNITY 6EVELOPMENT J J J 1 1 I Section Page 1. Project Overview.................................................................................................I.....3 2. Site Conditions and Requirements Summary.................................................................4 3. Storm Water Core and Special Requirements................................................................6 4. Off -Site Analysis.........................................................................................................8 Appendix A: Geotech Report Existing Site Conditions Proposed Site Conditions Appendix B: Soils Map FEMA Map City Drainage Basin Map City Flow Control Map City Water Quality Map City Facilities Element Map King County iMAP — Sensitive Areas Map King County iMAP — Drainage Complaints Map Appendix C: WWHM Continuous Runoff Model Report AutoZone 4396 Federal Way, WA Page 2 r Section 1 - Project Overview Introduction This stormwater report is prepared to discuss the proposed stormwater management system and to provide the documentation and the analysis showing that the proposed system is feasible and designed to address the jurisdictional requirements. All components of the stormwater management system were designed in accordance with the 2016 King County Surface , Water Design Manual (KCSWDM) and Federal Way Revised Code (FWRC). The project site is located at 31660 Pacific Highway in Federal Way, WA. A vicinity map is provided below: s 31 Sth St V rn S 316th St Truman High School S 316th St GBest Buy S 317th St 17th St Pavilions Centre II © 31660 Paeirse Wghwar South Gateway CentertD 0 s S 320th St S 320th St a oSunset Square Celebration Cent o, 2 9tiAsrSL y S324thSt 5 S 3281h St S 3201h St The Commons At Federal Way- Targete Belmor Park Golf & Country Club winged Foot Way m Mellon Waterbury Park way a, %0Apartment Complex ys� oiyrnpc W.J pia Colonial Blvd is S40 Pi _ a a _o n m S 330th St W S 330th St n` F AutoZone 4396 Nage 3 Federal Way, WA Section 2 — Site Conditions and Requirements Summary Historic Conditions The site is approximately 0.54 acres and is currently developed with an existing gas station and associated asphalt parking lot and limited vegetation. According to the Natural Resources Conservation Services (NCRS), the native soil underlying the site consists of Arents, Alderwood material. The Geotechnical Engineering Investigation report by Earth Science LLC, dated September 30, 2016, found that soils below the existing pavement are composed of shallow fill consisting of medium dense to dense mixtures of silty sand to sand and gravel with occasional cobble. Below the shallow fill, the site was primarily underlain by Vashon Tills, which is generally dense to very dense mixtures of silty sand to sand and gravel mixed with cobbles up to 8 inches and some cementation. The soil is typical of weathered to unweathered glacial till. Refusal to exploration was noted at depths from 4.5 to 9.5 feet below existing grade. Due to the presence of fill and Vashon till below the site, infiltration is not a feasible option for the subject property. The Geotech Report is included in the Appendix. Historic Site Conditions are assumed for all existing areas on the 0.54 acres subject and modeled as Forested condition. Redeveloped Conditions and Stormwater Management Strategy The project proposes to redevelop / re -grade most of the site to accommodate an approximate 6,000 square foot AutoZone building, with associated parking, landscaping, lighting, stormwater and utility improvements. The post -developed site conditions are composed of the following: 0.10 acres — Lawn/Landscape areas 0.14 acres — Roof top (building) area 0.30 acres — Parking/Pavement areas The project proposes to convey stormwater runoff from the redeveloped site to an underground detention system via curb and gutter and a system of catch basins and underground pipes. The storm detention system is designed for Level 2 Conservation Flow Control. Stormwater from the detention system will discharge to an underground stormwater treatment system prior to release into the public storm water system on S 3181h Place. Stormwater treatment will be accomplished via a Perk Filter manhole meeting DOE General Use Level Designation (GULD) for Basic and Enhanced Treatment ((using ZPC Filter Media for Enhanced Treatment) for the new/replaced asphalt within the project area as described below. The underground detention facility will be constructed within the parking lot south of the proposed building location and upstream of the Perk Filter manhole. Based on the results of the 2012 WWHM model, it is anticipated that approximately 12,200 cf of storage is required, including freeboard, to meet the performance standards of conservation flow AutoZone 4396 Page 4 Federal Way, WA control. A summary of the peak flow rates and detention staging for the post- are shown below for the various storm events: Event Pre -Developed Peak Flows (cfs) , Post -Developed Peak Flows (cfs) Mitigated Peak Flow (cfs) Stage of Detention Elev (ft) 2-year 0.0161 0.1741 0.0080 424.67 5-year 0.0263 0.2222 0.0109 425.15 10- ear 0.0329 0.2552 0.0130 0.0160 425.47 25- ear 0.0408 0.2982 425.89 50-year 0.0462 0.3313 0.0185 426.2 100- ear 0.0513 0.3653 0.0212 426.53 Per KCSWSD Section 6.2.1, since the water quality is proposed to be downstream of the detention system, the water quality design flow is the full 2-year release rate from the detention facility, as determined using the WWHM 2012 runoff model. Based on above model results, the Stormwater perkfilter manhole will be sized to treat 0.008 cfs. AutoZone 4396 Federal Way, WA Page 5 Section 3 - Stormwater Requirements The project is subject to Full Drainage Review per the City of Federal Way Revised Code and the 2016 KCSWDM. The project area is located within a Conservation flow control area and is designed to the performance criteria of the DOE 2012 Western Hydrology Model (WWHM). The project also lies within an Enhanced Basic Water Quality area. Water Quality treatment is provided to meet the treatment criteria of the Enhanced Basic Water_Quality Menu. Pro'ect Core and Special Requirements Summary This section of the report address the relevance of the project to the nine core and five special requirements of the KCSWDM. Core Reauirement #1: Discharge at the Natural location There are no natural drainage systems or outfalls on the subject property. Currently, all runoff from the site are conveyed without flow control or water quality treatment to an underground public storm system located within S 3181h Place and Pacific Highway. The project will detain and treat stormwater water runoff prior to discharging to the same public storm system. Core Requirement #2: Off -site Analysis This core requirement is addressed in Section 4 of the Report. Core Requirement #3: Flow Control The detention system is designed for Level 2 Conservation Flow Control. This requires that the developed condition discharge durations match the historic condition durations from 50% of the 2- year to the 50-year storm events and that the developed 2-year and 10-year peak discharge rates do not exceed the historic 2-year to 10-year discharge rates, respectively. Core Requirement #4: Conveyance 5 stem Stormwater Conveyance calculations will be provided in the final Technical Information Report (TI R). Core Requirement #5: Erosion and Sediment Control Erosion and Sediment control plans will be provided on the construction plans during permit review. Core Requirement #6: Maintenance and Operations The Operations and Maintenance manual will be included in the final TIR. Core Requirement #7: Financial Guarantees and Liability The proposed underground stormwater detention and treatment systems will be privately constructed and maintained. It is not anticipated hat bonding will be required for the proposed stormwater systems. Core Requirement #8: Water Quality AutoZone 4396 Nage 6 Federal Way, WA Enhanced Basic Water Quality treatment will be provided by a DOE Approved for GULD Perk Filter (using ZPC Filter Media for Enhanced Treatment) manhole. Core Re uirement #9: Flow Control BMPs Flow control BMPs were evaluated and will be utilized to the maximum extent feasible on the construction documents. It should be noted that infiltration is not a feasible option for this site. Geotechnical investigation encountered dense to very dense fined -grained soils and hit shallow refusal in all 8 borings not only with the drive probe but also with a large excavator. Special Requirement #1: Other Adopted Area -Specific Requirements Per King County's iMAP, the project area is not in a landslide, steep slope hazard, or aquifer recharge area. There are no Master Drainage Plans, Basin Plans, Salmon Conservation Plans, Stormwater Compliance Plans, Lake Management Plans, Flood Hazard Management Plans, and Shared Facility Drainage Plan for this project. Special requirement #1 is not applicable. Special Reciuirement #2: Flood Hazard Area Delineation According to the FEMA Flood Insurance Rate Map Number 53033C1235F, dated May 16, 1995, the site is located within Zone X, described as areas determined to be outside the 500-year floodplain. Special requirement #2 is not applicable. Special Requirement #3: Flood Protection Facilities The project is outside any pre -defined flood plain. Special requirement #3 is not applicable. Special Re uirement #4: Source Control The project will comply with the King County Stormwater Pollution Prevention Manual and King County Code 9.12 to identify and implement source controls where necessary. Special Requirement #5: Oil Control This site is not classified as a "high use site" as it is not expected to generate more than 100 vehicles per 1,000 sf of gross building area. An oil control facility will not be required. Special requirement #5 is not applicable. AutoZone 4396 Nage 7 Federal Way, WA Section 4 — OFF -SITE ANALYSIS Task 1: Study Area Definition and Maps The subject site is approximately 0.54 acres in size. See Map of the existing site and downstream conveyance system. Task 2: Resource Review Basin Reconnaissance Summary Reports No basin reconnaissance summary reports appear to be available for this site that is within one mile of the subject property. FEMA Maps According to the FEMA Flood Insurance Rate Map Number 53033C1235F, dated May 16, 1995, the site is located within Zone X, described as areas determined to be outside the 500-year floodplain Sensitive Areas Info Per King County's iMAP, the project area is not in a landslide, steep slope hazard, or aquifer recharge area Drainage Complaints and studies None noted between the site and the eventual outfall discharge location. Soils Survey According to the Natural Resources Conservation Services (NCRS), the native soil underlying the site consists of Arents, Alderwood material (0-6% slopes). Wetlands Inventory None observed onsite. Migration River Study None noted. F Iow ControI Appiication Ma According to the City flow control map, the project site is required to meet Conservation Flow Control Standards. A map is included in Appendix B. JWater Quality Application Ma According to the City's water quality application map, the project site is required to meet Enhanced JBasic Water Quality Treatment. A map is included in Appendix B. I J AutoZone 4396 Federal Way, WA Nage S Task 3: Field Investigation 1 A field investigation was completed on April 27, 2017. The weather was overcast and 50 degrees. There are no apparent upstream offsite areas draining to the property. Stormwater runoff from the site is captured by a series of catch basins and conveyed to an underground public storm water I pipe system within S 318' Place and Pacific Highway. From there, it travels 1.5 mile south in pacific Highway until it discharges to a green space/wetlands area, which is assumed to eventually drain to Hylebos Creek. There did not appear to be any flooding issues over any of the roadway between the site and the discharge location. 1 Task 4: Drainage Description and Problem Description Runoff from the site is collected by a system of catch basins and discharges into the public storm system within S 318th Place and Pacific Highway. No drainage problems have been observed at the site or downstream of the site. See Drainage Maps in Appendix B. I J J Task 5: Mitigation of Existing or Potential Problems No existing or potential problems were observed with the existing drainage system both onsite and downstream of the site. Currently, stormwater runoff from the site discharges into the public storm system without treatment and flow control. The project will significantly improve the downstream drainage system by implementing both flow control onsite as well as water quality treatment. AutoZone 4396 Federal Way, WA Nage 9 J Appendix Appendix A: Geotech Report Existing Site Conditions Proposed Site Conditions Appendix B: Soils Map FEMA Map City Drainage Basin Map City Flow Control Map City Water Quality Map City Facilities Element Map King County iMAP — Sensitive Areas Map King County iMAP — Drainage Complaints Map Off -Site Drainage Maps Appendix C: WWHM Continuous Runoff Model Report AutoZone 4396 Page 1 u Federal Way, WA I APPENDIX A GEOTECHNICAL INVESTIGATION REPORT AUTOZONE 4396 31660 PACIFIC HIGHWAY SOUTH FEDERAL WAY, WASHINGTON 98003 PREPARED FOR: 123 South Front Street Memphis, Tennessee 38103 PREPARED BY: EARTH SCIENCE LLC �L 5319 University Drive, Suite 20 Irvine, California 92612 Report Date: September 30, 2016 Project Number: 16-1112 0 EARTH SCIENCE LLC 5319 University Drive, Suite 20 Irvine, California 92612 (949) 278-0897 September 30, 2016 Mr. Trey Smallwood AutoZone, Inc. 123 South Front Street Memphis, Tennessee 38103 RE: Geotechnical Investigation Report AutoZone 4396 31660 Pacific Highway South Federal Way, Washington 98003 Earth Science Project Number: 16-1112 Dear Mr. Smallwood: Earth Science LLC (Earth Science), in conjunction with American GeoServices, LLC (Geotechnical Testing Engineer), is pleased to provide the results of the Geotechnical Investigation Report (Report) for the above -mentioned address (Subject Property) to AutoZone, Inc. (AutoZone). The objective of the attached Report was to explore the subsurface conditions at the Subject Property to obtain information on the physical and engineering properties of the soil and to develop geotechnical engineering recommendations for the design and construction of an approximately 6,000 square foot retail store at the Subject Property, as well as other improvements such as paved driveways and parking areas. The investigation included the advancement of eight Standard Penetration Test (SPT)- equivalent borings (identified as 131 through 138) to varying terminal depths between 4.5 and 9.25 feet below ground surface (bgs) using a combination of a drill rig and an excavator. Exploration refusal was encountered in all eight borings advanced at the Subject Property. Groundwater was not encountered in any of the eight borings advanced at the Subject Property. The attached Report provides the results of the field investigation and the corresponding conclusions and recommendations. Project #16-1112 1 _J 0 EARTH SCIENCE LLC Earth Science appreciates the opportunity to be of service to AutoZone. If you have any questions concerning the attached Report, or if we can assist you with any other matter, please contact the undersigned at (949) 278-0897. Respectfully, Sean Rakhshani; EP Principal Project #16-1112 2 I GEGTECHNICAL SUMMARY American GeoServices, LLC (AGS) performed a geotechnical evaluation of the subject site located at 31660 Pacific Hwy South, Federal Way, Washington. Results of our evaluation are summarized below. Soils: On September 29, 2016, eight Standard Penetration Test (SPT) equivalent explorations B1 through B8 were performed in the proposed construction area at locations shown in the figure below. Soil conditions encountered in these explorations are as described below: Asphaltic Concrete Pavement A� Approximately 4.0-4.5 inches of asphalt concrete was noted in the paved portion of the site (135, B6, B7, and B8). About 1.5 inches of asphaltic concrete was noted at exploration location B3, however this location was not in the pavement area of the currently active shell gas station. Topsoil: Topsoil was noted at exploration locations B 1 through B4. Topsoil consisted of mixtures of sand, gravel, and rootmass and extended to depths of 8-16 inches. Geotechnical Summary Proposed Auto Retail Facility 31660 Pacific Hwy S Federal Way, WA Project No: 0276-SE 16 Page 1 of 3 September 30, 2016 �1 Fill: Approximately up to 2 feet of fill consisting of medium dense to dense mixtures of silty sand to sand and gravel with occasional cobble was noted throughout the existing pavement area of the site. In some areas, deeper fill may be present. At exploration location B2, about 4.5 feet of fill was noted, which appeared to be localized and related to past construction or modification activities at the site or immediately adjacent property to the west. Vashon Till: Below shallow surficial fill, the site was primarily underlain by generally dense to very dense mixtures of silty sand to sand and gravel mixed with cobbles up to 8 inches and some cementation. This is typical of weathered to unweathered glacial till which is known to be present in majority of the site vicinity area. Refusal to exploration (auguring as well as test pit excavation) was noted at depths of 4.5-9.5 feet below existing ground (BGS). We anticipate that unweathered glacial till may be present beneath depths of about 5-9 feet throughout the site. Unweathered glacial till is most likely to be present at higher elevations in the northeasternmost portion.of the site. It is possible that highly cemented gravelly silt layers are present at isolated or random locations at the site. The native glacial till material was deposited by the Vashon-age glacier as it moved to the south over the site and the vicinity area. It is known to extend to several tens of feet. 1 Groundwater: Groundwater was not encountered in any of the explorations during or at the completion of drilling. Based on these observations, in our opinion, a static groundwater table is not expected to be 1 encountered within the anticipated excavation depths of -less than 10 feet. Groundwater levels in the site vicinity area are expected to be present a few tens of feet below the site grades. Based on our experience, shallow perched groundwater conditions may be encountered during excavations at depth of about 3-5 feet, i during late fall through late spring months. Site Preparation / Excavation: Due to the presence of glacial till material the use of tare excavators with rippers should be antici aced especially if significant site grading is proposed. Moreover, occasional boulders may be encountered during excavation in glacial till. Boulder should be removed and backfilled with structural fill in the structural areas. In general, temporary earth slopes may be cut near vertical up to 4 feet deep. All excavations should be performed in accordance with Department of Labor Occupational Safety and Health Administration (OSHA) guidelines for Type A soils up to a depth of 9 feet. Compaction Requirements: Structural fill materials for new building and roadway areas should be placed in layers that, when compacted, do not exceed about 10 to 12 inches for granular materials (sand and gravel). Fill materials for new building and pavement areas should be moistened or dried to achieve near optimum moisture conditions and then compacted by mechanical means to a minimum of 95 percent of the maximum dry density determined from ASTM D1557 modified Proctor laboratory test. Landscape fill can be placed and compacted by mechanical means to a minimum of 90 percent of the maximum dry density determined from ASTM D1557 modified Proctor laboratory test. Geotechnical Summary Proposed Auto Retail Facility 31660 Pacific Hwy S Federal Way, WA Project No: 0276-SE16 Page 2 of 3 September 30, 2016 11 I j 1 Foundations: The proposed buildings can be supported on properly prepared subgrade or on structural fill using continuous and individual shallow spread footings designed for following net maximum allowable bearing capacity of 3,000 psf. The allowable bearing capacities are intended for dead loads and sustained live loads and can be increased by one-third for the total of all loads, including short-term wind or seismic loads. Slab -on -grade: Concrete slab -on -grade (slab) may be supported on native or structural fill subgrade after proof -rolling the subgrade in the presence of a •geotechnical engineer. Slabs can be designed using a modulus of subgrade reaction value, k, of 250 pei. If excessive floor loads are anticipated, we should be contacted to provide specific recommendations for slab design. Proof -rolling should not shear or disturb the subgrade. We recommend the placement of a minimum of 6 inches of free -draining (a maximum size of 3/4 inch with less than 5 percent passing the No. 200 sieve) well -graded gravel or crushed rock base course to provide uniform subgrade reaction or support for the slab -on -grade. The base course material should be compacted to at least 95 percent of the maximum density determined by ASTM D 1557 laboratory test procedure. Pavements: Based on the results of our subsurface exploration, we anticipate silty -gravelly soil subgrades for pavements, which is equivalent to soil classification A-2 in accordance with American Association of State Highway and Transportation Officials (AASHTO). We recommend that soil modifications as described earlier should be followed for subgrade preparation. All pavement subgrades should be proof - rolled and approved by a registered geotechnical engineer from our office prior to the placement of base rock or pavement materials. Results of our pavement design are summarized in the tables given below. Washington DOT Bituminous Concrete Washington DOT Pavement Area (AC) Crushed Rock Base (Inches) (Inches) Parking 2.0 6.0 Driveways, Fire Lanes, and Heavy 3.0 8.0 Traffic / Loading Areas Washington DOT Washington DOT Sand or All -Weather Pavement Area Portland Cement Concrete (PCC) Base (Inches) (Inches) Parking 4.0 4 Driveways, Fire Lanes, and Heavy 6.0 4 Traffic / Loading Areas Geotechnical Summary Proposed Auto Retail Facility 31660 Pacific Hwy S Federal Way, WA Project No: 0276-SE 16 Page 3 of 3 September 30, 2016 1 I 11 AMERICAN GEOSEERVICES, LLC Geotechnical, Geostructural, Environmental, Groundwater, Pavements, and Building Assessments September 30, 2016 PROJECT NO: 0276-SE16 Mr. Sean Rakhshani Earth Science LLC 2967 Michelson Drive, Suite G299 Irvine, California Dear Mr. Rakhshani, Re: Geotechnical Evaluation Report, 31660 Pacific Hwy S, Federal Way, WA Dear Mr. Rakhshani, At your request, we have completed the geotechnical evaluation for the referenced project. Results of our evaluation and design recommendations are described below. PROJECT INFORMATION The site is located east of Pacific Hwy South and north of S. 320t` Street in Federal Way, Washington as shown in Figure 1 and Figure 2. The site is roughly a rectangular -shaped and relatively level to gently sloping developed lot currently being used as a shell gas station. Site topography consists of an elevated portion in the northeasternmost portion which is about 4-5 feet higher in elevation than the lowest site elevation which is in the westernmost portion. Majority of the site is asphalt paved, except for the northeastern portion situated behind the existing shell gas station building. The proposed development will consist of building a single -story commercial retail structure. We do not anticipate significant site grading or basement for this project. We anticipate proposed structures will be constructed with light to moderate foundation loads. If these proposed conditions change, we should be contacted to modify our report. 41105 NE Cedar Ridge Rd Amboy, WA 98601 Ph: (360) 437 6369 www.americangeoservices.com Mailing: sma@americangeoservices.com 24 Roy Street #727 Ph: (888) 276 4027 Seattle, WA 98109 Fx: (877) 471 0369 Ph: (206) 414 3135 J SCOPE OF WORK y During September 2016, eight Standard Penetration Test (SPT) `equivalent' explorations (B1 through B8) were performed in the proposed construction area at locations shown in Figure 2. Five explorations were I made in the proposed building area and three explorations were made in the proposed pavement area. Soil auguring equipment were used in conjunction with an excavator and Williamson Drive Probe (WDP) due to the presence of fenced and inaccessible areas, the presence of hard glacial till, active gas station conditions, and the presence of several utilities along with gas station related appurtenances. Glacial till material is known to contain cobbles which make drilling and SPT testing difficult with small augers and 1 in many cases the SPT refusal depths are shallow. Therefore, 8-12 inch diameter augers were used to 1 manipulate cobbles and till materials, and WDP apparatus was used to mimic SPT testing. The WDP is a "relative density" exploration device which is used to determine the distribution and to estimate strength of the subsurface soil and decomposed rock units in inaccessible areas. The resistance to penetration is measured in blows-per-1/2 foot of an 11-pound hammer which free falls roughly 3.5 feet driving the '/z inch diameter pipe into the ground. This measure of resistance to penetration can be used to estimate relative density of soils. For a more detailed description of this geotechnical exploration method, please refer to the Slope Stability Reference Guide for National Forests in the United States, Volume I, United States Department of Agriculture, EM-7170-13, August 1994, p. 317-321. Additional information can be obtained from the weblink: http://www.fs.fed.us/t-d/programs/im/williamson—drive/wdp.shtml In general, an equivalent SPT blow count can be obtained from the WDP blow count by diving the WDP blow count by a factor of 2.0. See this weblink for detailed information for the correlation between SPT and WDP: http://www.fs.fed.us/t-d/programs/im/williamson drive/correlation.shtml. The penetration tests performed with WDP apparatus, when properly evaluated, provide an index to the soil strength and density of the material tested. The WDP penetration test results are shown on the individual exploration log included in an appendix. The Legend and Notes necessary to interpret our exploration logs —� are also included in an appendix. Site conditions were extremely difficult for the use of a typical SPT drill rig. Moreover, a conventional split -sampler general gives very high blow counts due to the, presence of gravel and cobbles in the glacial till materials. The use of an excavator in some areas of the site facilitated proper exploration and evaluation of glacial till materials. After the completion of subsurface exploration, all exploration locations were backfilled with soil cuttings and capped and sealed at the top with asphalt. Remaining soil cuttings were removed from the site and the entire site was left clean. A Proposed Retail Facility 31660 Pacific Hwy S. Federal Way, Washington Project No: 0276-SE16 September 30, 2016 Page No: 2 of 13 �l Samples of subsurface soil materials were collected at regular intervals during drilling. The samples were . visually inspected, logged, placed in a sealed container, and transported to testing laboratory for further visual evaluation. Groundwater level measurements were taken during drilling and after the completion of drilling. Laboratory analysis included soil classification by visual evaluation. -1 In addition, we reviewed following available geologic literature on the site vicinity area: • King County, GIS • Soil Survey of King County Area, WA, USDA, SCS -� ■ Washington State Earthquake Hazard Maps, DNR, WA i King County Liquefaction Susceptibility Map 11-5, King County Flood Control ■ Geology of the Poverty Bay Quadrangle, USGS, Map 2854, and i • USGS Topographic Map. Data obtained from- site observations, subsurface exploration, geologic literature review, laboratory evaluation, and previous experience in the area was used to perform engineering analyses. Results of engineering analyses were then used to reach conclusions and recommendations presented in this report. SUBSURFACE SOIL CONDITIONS J Subsurface conditions encountered in our explorations B 1 through B8 are described in detail in the Borehole 1 Logs provided in an appendix. Soil classification and identification is based on commonly accepted methods employed in the practice of geotechnical engineering. In some cases, the stratigraphic boundaries shown on exploration logs represent transitions between soil types rather than distinct lithological boundaries. It should be recognized that subsurface conditions often vary both with depth and laterally between individual borehole locations. The following is a summary of the subsurface conditions encountered at the site: Asphaltic Concrete Pavement (AC): Approximately 4-4.5 inches of asphalt concrete was noted in the paved portion of the site (B5, B6, B7, and B8). About 1.5 inches of asphaltic concrete was noted at J exploration location B3, however this location was not in the pavement area of the currently active shell gas station. Topsoil: Topsoil was noted at exploration locations B 1 through B4. Topsoil consisted of mixtures of sand, gravel, and rootmass and extended to depths of 8-16 inches. Fill: Approximately up to 2 feet of till consisting of medium dense to dense mixtures of silty sand to sand - and gravel with occasional cobble was noted throughout the existing pavement area of the site. In some areas, deeper fill may be present. At exploration location B2, about 4.5 feet of fill was noted, which ° appeared to be localized and related to past construction or modification activities at the site or immediately adjacent property to the west. Proposed Retail Facility 31660 Pacific Hwy S. Federal Way, Washington Project No: 0276-SE16 September 30, 2016 Page No: 3 of 13 dJ Vashon Till: Below shallow surficial fill, the site was primarily underlain by generally dense to very dense mixtures of silty sand to sand and gravel mixed with cobbles up to 8 inches and some cementation. This is typical of weathered to unweathered glacial till which is known to be present in majority of the site vicinity area. Refusal to exploration (auguring as well as test pit excavation) was noted at depths of 4.5-9.5 feet below existing ground (BGS). We anticipate that unweathered glacial till may be present beneath depths of about 5-9 feet throughout the site. Unweathered glacial till is most likely to be present at higher elevations in the northeasternmost portion of the site. It is possible that highly cemented gravelly silt layers are present at isolated or random locations at the site. The native glacial till material was deposited by the Vashon-age glacier as it moved to the south over the site and the vicinity area. It is known to extend to several tens of feet. GROUNDWATER CONDITIONS Groundwater was not encountered in. any of the explorations during or at the completion of drilling. Based on these observations, in our opinion, a static groundwater table is not expected to be encountered within the anticipated excavation depths of less than 10 feet. Groundwater levels in the site vicinity area are expected to be present a few tens of feet below the site grades. Based on our experience, shallow perched groundwater conditions may be encountered during excavations at depth of about 3-5 feet, trenching for utilities, and other excavations done during late fall through late spring months. These observations may not be indicative of other times or at locations other than the site. Some variations in the groundwater level may be experienced in the future. The magnitude of the variation will largely depend upon the duration and intensity of precipitation, temperature and the surface and subsurface drainage characteristics of the surrounding area. SEISMICITY i Earthquakes in the Pacific Northwest occur due to tectonic activity associated with the subduction of the Juan de Fuca Oceanic plate beneath the North American Continental plate. The Juan de Fuca plate is converging on and thrusting beneath the North American Continental plate along the Cascadia Subduction Zone (CSZ), which is situated offshore along the Washington coast. This convergence along the CSZ is the source of three types of earthquakes in western Washington. These are (1) deep intraplate earthquakes originating in the Juan de Fuca plate, (2) large subduction zone-interplate earthquakes that may occur along the interface between the Juan de Fuca and the North American Plates, and (3) shallow crustal earthquakes generated along faults. Most of the intraplate earthquakes have occurred within the Puget Sound region and in northern California. The estimated maximum magnitudes of CSZ intraplate earthquakes are in the range of M7.0 to M7.5. Proposed Retail Facility 31660 Pacific Hwy S. Federal Way, Washington Project No: 0276-SE 16 September 30, 2016 Page No: 4 of 13 I Available research indicates that there is a potential for a large subduction zone earthquake near the Washington coast. In order to interpret earthquake potential of the CSZ plate interface, geologic lines of evidence such as coastal subsidence, stratigraphic evidence for flooding associated with earthquakes and turbidity in the ocean have been used. Based on the available geologic evidence, there is a sufficient scientific consensus to consider the CSZ plate interface as a potential earthquake source. The estimated maximum magnitudes of CSZ interplate earthquakes are in the range of M8.0 to M9.0+. The estimated recurrence interval is 350 to 500 years. The majority of seismic activity in the State of Washington is related to crustal faults. Crustal earthquakes are generally concentrated above a depth of approximately 10 km to 20 km. Based on our literature review, the estimated maximum magnitudes of these crustal earthquakes are in the range of M6.0 to M6.5. Based on site geology, topography, and our preliminary evaluation, in our opinion, the site is not susceptible to excessive settlements or lateral spread due to liquefaction or excessive movement due to landsliding; however, severe ground shaking may occur during a major earthquake. Design Peak Ground Acceleration (PGA) of about 0.5g may occur at the site. It should be noted that the majority of western Washington is susceptible to similar seismic hazards. The site is not located near an active fault. Moreover, the site is underlain by dense to very dense glacial till followed by bedrock. Therefore the seismic hazard related to ground rupture at the site is minimal. Based on the results of our subsurface explorations and review of available International Building Code literature, in our opinion, a site classification "C" may be used for this project. However, this site classification may be revised by performing a site -specific shear wave velocity study. It should be noted i that a detailed site -specific seismic evaluation was beyond the present scope of services. GEOTECHNICAL CONSIDERATIONS —� The site is suitable for the proposed construction provided following recommendations are strictly followed. It should be noted that our recommendations are intended as guidance. They are based on our interpretation of the geotechnical data obtained during our evaluation and following assumptions: • Proposed/Final site grades will not differ significantly from the current site grades, J• Proposed foundations will be constructed on level ground; and • Structural loads are static in nature. Following construction recommendations are provided to highlight aspects of construction that could affect the design of the project. Entities requiring information on various aspects of construction must make their `` own interpretation of the subsurface conditions in order to determine construction methods, cost, _1 equipment, and work schedule. Proposed Retail Facility 31660 Pacific Hwy S. Federal Way, Washington Project No: 0276-SE16 September 30, 2016 Page No: 5 of 13 CONVENTIONAL SHALLOW SPREAD FOOTINGS In general, we recommend that any surface water within construction areas be drained away by cutting drainage ditches or by pumping from a sump hole, if necessary. Surface vegetation including topsoil, any saturated/inundated and disturbed soil, and any non -soil or incompetent materials encountered at the time of construction should be removed. Based on the current site conditions, we make following specific recommendations for site improvements: After existing structure and pavement removal from the site, an AGS representative should inspect and approve the subgrade. If earthwork is performed during wet weather, then we should be contacted to provide specific recommendations based on site conditions at the time of earthwork. ■ Grading fill may be placed after AGS performs an inspection or proof -roll test and approves the subgrade for the placement of proposed grading fill. • Additional reinforcement should be placed in footings to minimize the potential for visible cracking due to possible differential settlements. See Figure 3 for details. If localized extremely dense or cemented till pockets are encountered within the footing trenches, they should be removed and replaced with free -draining crushed rock structural fill or on -site sandy - gravelly material compacted to 95% of ASTM D1557 maximum dry density. In general, a uniform foundation subgrade should be achieved in order to minimize the potential for differential settlements. See Figure 4 for details. All exterior and interior footings should be at least 18 inches wide and should extend to a minimum depth of 18 inches below finished subgrade in order to provide frost protection and to minimize punching shear failure. • A registered and qualified geotechnical engineer must inspect and approve the compacted footing subgrade prior to the placement of concrete. Provided these procedures are strictly followed, the proposed buildings can be supported on properly prepared subgrade or on structural fill using continuous and individual shallow spread footings designed for following net maximum allowable bearing capacity of 3,000 psf. The allowable bearing capacities are intended for dead loads and sustained live loads and can be increased by one-third for the total of all loads, including short-term wind or seismic loads. We estimate that foundations supported on native subgrade designed and constructed in accordance with the above recommendations will experience total settlements generally less than 1-inch and differential settlements between columns generally less than 1/2-inch. Proposed Retail Facility 31660 Pacific Hwy S. Federal Way, Washington Project No: 0276-SE 16 September 30, 2016 Page No: 6 of 13 Allowable lateral frictional resistance between the base of footings and the native or fill subgrade can be expressed as the applied vertical load multiplied by a coefficient of friction of 0.40. In addition, lateral loads may be resisted by passive earth pressures based on an equivalent fluid density of 450 pounds per cubic foot (pcf) on footings poured "neat" against in -situ soils or properly back -filled with structural fill. These recommended values include a factor of safety of approximately 1.5, which is appropriate due to the amount of movement required to develop full passive resistance. SLAB -ON -GRADE 1 Concrete slab -on -grade (slab) may be supported on native or structural fill subgrade after proof -rolling the 1 subgrade in the presence of a geotechnical engineer. Slabs can be designed using a modulus of subgrade reaction value, k, of 250 pci. If excessive floor loads are anticipated, we should be contacted to provide specific recommendations for slab design. Proof -rolling should not shear or disturb the subgrade. Slab thickness depends upon the span of the slab and support conditions at the end of the span. Project civil/structural engineer should design the slab based on architectural design of the building, slab loading, and proposed use. Minimum slab thickness should be based on the most current American Concrete Institute design methods. Based on our experience with similar projects, minimum slab thickness is anticipated to be 5 inches, however, it should be noted that project -specific minimum slab thickness should have adequate shear strength, flexural strength, fire resistance, and deflection control. We recommend the placement of a minimum of 6 inches of free -draining (a maximum size of 3/4 inch with less than 5 percent passing the No. 200 sieve) well -graded gravel or crushed rock base course to provide uniform subgrade reaction or support for the slab -on -grade. The base course material should be compacted to at least 95 percent of the maximum density determined by ASTM D 1557 laboratory test procedure. The crushed rock beneath slab -on -grade should provide a capillary break for the migration of moisture through the slab. If additional protection against moisture vapor is desired, a vapor retarding membrane may also be incorporated into the design. Because of variables such as cost, special considerations for construction, and floor coverings, we suggest that the owner or the architect make decisions regarding the use of vapor retarding membranes beneath the slab. . RETAINING WALLS Retaining walls are not anticipated for this project. In general, lateral earth pressures on walls that are not lrestrained at the top, such as retaining walls, etc., may be calculated using an equivalent fluid pressure of J 35 pcf for level backfill and 60 pcf for 2(I):I (V) sloping backfill. Walls that are restrained from yielding at the top (such as foundation walls) may be calculated using an equivalent fluid pressure of 55 pcf for level backfill and 90 pcf for 2(I):I(V) sloping backfill. 1 �i I J Proposed Retail Facility 31660 Pacific Hwy S. Federal Way, Washington Project No: 0276-SE16 September 30, 2016 Page No: 7 of 13 Lateral earth pressures on walls may be resisted by passive pressure resistance acting against footing base and by frictional resistance between footing elements and supporting soils. An equivalent fluid density of 450 pounds per cubic foot (pcf) and a friction factor of 0.40 may be used for retaining wall design. The recommended equivalent fluid density includes a factor of safety of 1.5, which is appropriate due to the amount of movement required to develop full passive resistance. All backfill immediately behind retaining walls, foundation walls, etc., should be select granular material (sand and/or sandy gravel). We anticipate that on -site material will not be suitable for this purpose. All backfill behind walls should be placed in lifts not exceeding 6 inches in loose thickness and compacted to at least 90 percent of the maximum dry density obtainable by the ASTM D 1557 test procedure. While placing fill behind walls, care must be taken to minimize undue lateral loads on the wall. GENERAL CONSTRUCTION RECOMMENDATIONS Subgrade Preparation: In general, we recommend that any surface water within construction areas be drained away by cutting drainage ditches or by pumping from a sump hole, if necessary. Surface vegetation including topsoil, any saturated/inundated and disturbed soil, and any non -soil or incompetent materials encountered at the time of construction should be removed. If any deep root systems or tree trunks are removed, then the excavated areas should be filled with densely compacted on -site silt soil or imported crushed rock. In wet season, to protect moisture sensitive soils during construction activities, a 3-inch to 6-inch thick crushed rock layer should be placed immediately on any exposed subgrades after site grading and topsoil removal. For construction truck traffic areas, at least 12-inch thick granular working base is generally recommended with thicker sections and/or geotextile fabrics for heavily traveled areas. Fill Placement: Fill placement is not anticipated for this project. If fill is used, then, it should be placed J only after the subgrade is properly prepared and then approved by a qualified geotechnical engineer. All permanent fill slopes must not be steeper than 2(H): I (V) and be covered with erosion protection. Structural fill materials for new building and roadway areas should be placed in layers that, when compacted, do not exceed about 6 to 8 inches for fine-grained soils (silts and clays) and about 10 to 12 i inches for granular materials (sand and gravel). Fill materials for new building and pavement areas should J! be moistened or dried to achieve near optimum moisture conditions and then compacted by mechanical means to a minimum of 95 percent of the maximum dry density determined from ASTM D1557 modified l Proctor laboratory test. Landscape fill can be placed and compacted by mechanical means to a minimum of 90 percent of the maximum dry density determined from ASTM D 1557 modified Proctor laboratory test. Proposed Retail Facility i 31660 Pacific Hwy S. Federal Way, Washington `j Project No: 0276-SE16 September 30, 2016 Page No: 8 of 13 At your request, depending upon weather conditions during construction, we may provide specific fill recommendations, especially for wet weather conditions. Excavation/Cuts and Dewatering: Due to the presence of glacial till material, the use of large excavators with rippers should be anticipated, especially if significant site grading is anticipated. Moreover, occasional boulders may be encountered during excavation in glacial till. Boulder should be removed and backfilled with structural fill in the structural areas. All permanent cut slopes must not be steeper than 2(H): 1(V) in upper sandy -gravelly soils. For steeper cut slopes, soil reinforcement or improvement may become necessary. All permanent cut slopes must be covered with an erosion protection system such as vegetation cover, riprap, erosion mat, etc. In general, temporary earth slopes may be cut near vertical up to 4 feet deep. All excavations should be performed in accordance with Department of Labor Occupational Safety and Health Administration (OSHA) guidelines for Type A soils up to a depth of 9 feet. Deeper excavations may be excavated at grade steeper than the recommended OSHA grades provided the excavations are monitored and certified by a qualified geotechnical engineer. Please note that site safety is the sole responsibility of the project contractor and/or the owners. Groundwater seepage in excavations should be anticipated during wet season of the year. For most of the excavations on this project, pumping from sumps outside the limits of the excavation should control groundwater seepage and surface water ponding. } Soils exposed in excavated areas should be protected from rain, freezing, and excessive loading along edges. Surface water run-off should be intercepted and drained away from excavated areas. Ideally, in structural areas, concrete should be poured within 24 hours of the completion of excavation. SUBSURFACE DRAINAGE J High groundwater was not encountered during or after the completion of drilling. Nevertheless, proper subsurface drainage is necessary for long-term performance of the proposed structures. As a minimum, recommendations illustrated in Figure 4 and given below should be strictly followed. • A perimeter foundation drain/dewatering system should be installed (Figure 4) to reduce the potential J for surficial run-off or near -surface groundwater entering into foundation and slab areas. The lot - specific perimeter dewatering systems should be properly designed and connected to the suitable discharge from the lot. • As a minimum, the subsurface drainage system should consist typically of 4-inch minimum diameter perforated rigid PVC pipe surrounded by at least one pipe diameter of free draining gravel. The pipe Proposed Retail Facility 31660 Pacific Hwy S. Federal Way, Washington Project No: 0276-SE16 September 30, 2016 Page No: 9 of 13 i J s should be wrapped in a geosynthetic to prevent fine soils from clogging the system in the future. The 1 pipe should drain by gravity to a suitable all-weather outlet or to a properly designed area underdrain system. If an outlet or area underdrain is not available, the subsurface drainage system should be sloped to sump pits with sump pumps having standby capacity in the event of pump failure. 1 J i J • Surface cleanouts of the perimeter drain should be installed at minimum serviceability distances around the addition. A properly constructed drain system can result in a reduction of moisture infiltration of the subsurface soils. Drains which are improperly installed can introduce settlement or heave of the subsurface soils and could result in improper surface grading only compounding the potential issues. • The entire design and construction team should evaluate, within their respective field of expertise, the current and potential sources of water throughout the life of the structure and provide any design/construction criteria to alleviate the potential for moisture changes. If recommended drain systems are used, the actual design/layout, outlets, and location should be designed by AGS. The construction means and methods should be observed by a representative of AGS. SURFACE DRAINAGE Proper surface drainage should be maintained at the site during and after completion of construction operations. Based on the intended use of the proposed facility, all drainage recommendations provided local, state, and federal regulatory agencies should be strictly followed. The ground surface adjacent to buildings should be sloped to promote rapid run-off of surface water. We recommend a minimum slope of six inches in the first five horizontal feet for landscaped or graveled areas. These slopes should be maintained during the service life of buildings. ■ Roof downspouts should discharge on splash -blocks or other impervious surfaces and directed away from the building. Ponding of water should not be allowed immediately adjacent to the building. Again, positive drainage away from the new structures is essential to the successful performance of foundations and flatwork, and should be provided during the life of the structure. Paved areas within 10 feet of structures should slope at a minimum of 2 percent away from foundations, and landscape areas within 10 feet of structures should slope away at a minimum of 8 percent. • Downspouts from all roof drains, if any, should cross all backfilled areas such that they discharge all water away from the backfill zones and structures. Drainage should be created such that water is diverted away from building sites and away from backfill areas of adjacent buildings. Proposed Retail Facility 31660 Pacific Hwy S. Federal Way, Washington Project No: 0276-SE 16 September 30, 2016 Page No: 10 of 13 I l J PAVEMENT DESIGN & CONSTRUCTION Based on the results of our subsurface exploration, we anticipate silty -gravelly soil subgrades for pavements, which is equivalent to soil classification A-2 in accordance with American Association of State Highway and Transportation Officials (AASHTO). We recommend that soil modifications as described earlier should be followed for subgrade preparation. All pavement subgrades should be proof -rolled and approved by a registered geotechnical engineer from our office prior to the placement of base rock or pavement materials. Existing pavements (if desired) can be pulverized and recycled for use as structural fill provided their content does not exceed 35% of the fill matrix and provided they are used at least 3 feet below finished grades. The maximum aggregate size should not exceed 3 inches. We used the modified AASHTO pavement design method for the design of pavements and evaluated standard Equivalent Daily Load Application (EDLA) or Equivalent Single Axle Load (ESAL) values for automobile parking, access driveways, and fire lanes for the retail project for a design life of 40 years. Results of our design are summarized in the tables given below. Washington DOT Bituminous Concrete Washington DOT Pavement Area (AC) Crushed Rock Base (Inches) (Inches) Parking 2.0 6.0 Driveways, Fire Lanes, and Heavy 3.0 8.0 Traffic / Loading Areas Washington DOT Washington DOT Sand or All -Weather Pavement Area Portland Cement Concrete (PCC) Base (Inches) (Inches) Parking 4.0 4 Driveways, Fire Lanes, and Heavy 6.0 4 Traffic / Loading Areas JPavement subgrades should be compacted to at least 95% of ASTM D698 maximum dry density to a depth of at least 12 inches. Bituminous pavement crushed rock base course materials should consist of well - graded I1/z-inch or 3/4 inch minus crushed rock, having less than 5 percent material passing No. 200 sieve. J The base course and bituminous concrete materials should conform to the requirements given in the latest edition of the State of Washington, Construction and Materials Specifications. In general, the base course material should be compacted to at least 95 percent of the maximum dry density determined by the ASTM I Proposed Retail Facility 31660 Pacific Hwy S. Federal Way, Washington Project No: 0276-SE 16 September 30, 2016 Page No: 11 of 13 '1 D1557 laboratory test procedure. The bituminous concrete material (AC) should be compacted to at least 90 percent of the theoretical maximum density determined by ASTM D2041 (Rice Specific Gravity) laboratory test procedure. i We recommend the use of PCC (instead of AC) in areas of loading/unloading, concentrated loading, and turning movements by heavy vehicles. These areas typically include delivery zones, entrances and trash collection/dumpster locations. All PCC pavement should have adequate construction joints, including longitudinal and transverse joints. All joints should be formed during construction or sawed into freshly setting concrete prior to uncontrolled cracking. All formed joints should be properly sealed. Proper curing 1 procedures should be used to protect PCC pavements from moisture loss, freezing, rapid temperature change, and mechanical injury. Traffic should not be allowed during the first week after pavement construction. Pavement areas should be properly graded and adequate drainage provided in order to assure quick removal of water or surface run-off from pavement areas. Ponding of water should not be allowed. All joints and curb areas should be properly sealed to minimize water infiltration. Proper and routine maintenance including annual crack repair and 5-6 year overlays should be performed to assure long-term performance of AC pavements. Similarly, regular maintenance and sealing of concrete joints should be done for PCC pavements. Deicing salts should not be used during the first year after pavement construction. All pavement materials and placement methods should conform to the requirements given in the most current Washington State Department of Transportation's (WSDOT) Construction and Materials Specifications. In addition, all applicable specifications and requirements of the local City/County should be followed. Pavement materials should be submitted for our review and tested for conformance with WSDOT and local City/County specifications. LIMITATIONS - Recommendations contained in this report are based on our field observations and subsurface explorations, limited laboratory evaluation, and our present knowledge of the proposed construction. It is possible that soil conditions could vary between or beyond the points explored. If soil conditions are encountered during construction that differ from those described herein, we should be notified so that we can review and make any supplemental recommendations necessary. If the scope of the proposed construction, including the 1 proposed loads or structural locations, changes from that described in this report, our recommendations should also be reviewed and revised by AGS. Environmental or contamination assessment of any kind was beyond our scope of services. Our Scope of Work for this project did not include condition survey or evaluation of any kind of any existing buildings or structures. Our scope of services did not include research, testing, or assessment relative to past or Proposed Retail Facility 31660 Pacific Hwy S. Federal Way, Washington Project No: 0276-SE16 September 30, 2016 Page No: 12 of 13 —I present contamination of the site by any source. If such contamination were present, it is very likely that the exploration and testing conducted for this report would not reveal its existence. If the Owner is concerned about the potential for such contamination, additional studies should be undertaken. We are available to discuss the scope of such studies with you. No tests were performed to detect the existence of mold or other environmental hazards as it was beyond Scope of Work. No condition survey of any existing pavements was performed as it was beyond our scope of services. Local regulations regarding land or facility use, on and off -site conditions, or other factors may change over time, and additional work may be required with the passage of time. Based on the intended use of the report within one year from the date of report preparation, AGS may recommend additional work and report updates. Non-compliance with any of these requirements by the client or anyone else will release AGS from any liability resulting from the use of this report by any unauthorized party. Client agrees to defend, indemnify, and hold harmless AGS from any claim or liability associated with such unauthorized use or non-compliance. In this report, we have presented judgments based partly on our understanding of the proposed construction and partly on the data we have obtained. This report meets professional standards expected for reports of this type in this area. Our company is not responsible for the conclusions, opinions or recommendations made by others based on the data we have presented. Refer to American Society of Foundation Engineers (ASFE) general conditions included in an appendix. This report has been prepared exclusively for the client, its' engineers and subcontractors for the purpose of design and construction of the proposed structure. No other engineer, consultant, or contractor shall be entitled to rely on information, conclusions or recommendations presented in this document without the prior written approval of AGS. We appreciate the opportunity to be of service to you on this project. If we can provide additional assistance or observation and testing services during design and construction phases, please call us at 1 888 276 4027. Sincerely, .1 Sam Adettiwar, 1 Senior Engineer 1! � C Attachment J u� 7/2/2017 Proposed Retail Facility 31660 Pacific Hwy S. 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O b ti *' 0. W eo az a o := w a� �„ ai ;4+� O q c q 0 � •� `. c0i m a) Z q eo po ,v ;o • 4 ;1 � m v mF" O 41 Fi y.O-i cd 04 a)041 �a W m .F U od my p'� � zg o°.-' N a to V] (D W 0 'm 0 w+, x� .P4 0-- wF4 a) OV to o mw .i e� q q p tic d m ,d . FWOi U o � mb a W 1.,b a� o aa�w APPENDIX LAB ORATORY DATA SUBSURFACE EXPLORATION DATA B1 31660 Pacific Hwy S, Federal Way, WA CLIENT: Earth Sciences, LLC Project Number 0276-SE16 Exploration Equip: Kcavator & Williamson Drive Probe (WDP Geologist/Engineer SMA Ground Elevation 100 (Reference Elevation) Date of Exploration 9-30-2016 Total Depth of Borehole 9.25 Feet Borehole/Exploration Test Pit and WDP Depth to Water Not encountered eA o to ,� U Description / Lithology ° P. o r. Ra \ a A 3 a w a 0 U Topsoil: Mixture of sand, poorly graded 7# GP gravel, and rootmass SILTY SAND to SAND and GRAVEL, > occasional COBBLE, brown to gray brown, medium dense to dense, medium } 0 to coarse grained sand, subangular gravel, moist, occasional root pieces and construction fabric/plastic pieces, > occasional 12" boulder (FILL) 15-26-47 0 > 0 3 GP/ SILTY SAND to SAND and GRAVEL, GM COBBLES, bluish gray mottling, brown — 5 gray to orange brown, dense, medium to > coarse grained sand, subangular gravel, moist to very moist, cementation, trace clay 0 (VASHON TILL) 30-47-62 0 0 Grayish brown and moist below 7.5 feet Difficulty excavating below 8 feet, hard TILL 50+ Borehole terminated due to refusal to exploration on dense/hard TILL —1 Groundwater was not encountered during or at the completion of exploration AMERICAN GEOSERVICES, LLC 1 (888) 276 4027 Page I 31660 Pacific Hwy S. Federal Way, WA Project Number 0276-SE16 GeologisVEngineer SMA Date of Exploration 9-30-2016 Borehole/Exnloration Test Pit and WDP �o 0 Description / Lithology .54 L7 Topsoil and FILL: Mixture of sand, GP poorly graded gravel, trace cobble, and rootmass SILTY SAND to SAND and GRAVEL, Q COBBLE, orange and gray mottling, p gray brown, medium dense to dense, medium to coarse grained sand, subangular gravel, moist Q (VASHON TILL) O 4 SILTY SAND to SAND and GRAVEL, GP/ COBBLES upto 6", brown gray to gray, GM dense, medium to coarse grained sand, Q subangular gravel, moist, cementation, O (VASHON TILL) Q i O Difficulty excavating below 7 feet, hard Q TILL Borehole terminated due to refusal to exploration on dense/hard TILL Groundwater was not encountered during or at the completion of exploration 17�1 CLIENT: Earth Sciences, LLC Exploration Equip: Excavator & Williamson Drive Probe (WDP' Ground Elevation 98 Reference Elevation Total Depth of Borehole 7.5 Feet Depth to Water Not encountered a 04 ri U 5 24-35-46 \I 50+ AMERICAN GEOSERVICES, LLC 1 (888) 276 4027 Page 1 I I j B3 CLIENT: Earth Sciences, LLC 31660 Pacific Hwy S, Federal Way, WA Project Number 0276-SE16 Exploration Equip: Excavator & Williamson Drive Probe (WDP) Geologist/Engineer SMA Ground Elevation 104 Reference Elevation) Date of Exploration 9-30-2016 Total Depth of Borehole 5.0 Feet Borehole/Exploration Test Pit and WDP Depth to Water Not encountered Description / Lithology ° �: a A o_ a 0 Asphalt 1.5" followed by dense R GP mixture of sand, poorly graded gravel, trace cobble, brown and gray mottling (Possible Films , _ J O SILTY SAND to SAND and GRAVEL, COBBLES upto 8", > significant cementation, brownish gray o to gray, dense to very dense, medium to 63 coarse grained sand, subangular gravel, '4:7-> moist o (VASHON TILL) GP/ GM O Extreme difficulty excavating below 5 feet, Q extremely hard TILL 5011 " - 5 Borehole terminated due to refusal to exploration on dense/hard TILL Groundwater was not encountered during or at the completion of exploration 1 ® AMERICAN GEOSERVICES, LLC 1 (888) 276 4027 Page I J 7 CLIENT: Earth Sciences, LLC 31660 Pacific Hwy S, Federal Way, WA Project Number 0276-SE16 Exploration Equip: Auger & Williamson Drive Probe (WDP) Geologist/Engineer SMA Ground Elevation 100 (Reference Elevation Date of Exploration 9-30-2016 Total Depth of Borehole 4.5 Feet Borehole/Exploration Auger Depth to Water Not encountered � � o bA ^ Description / Lithology ° P. o 0 Topsoil and Fill, mixture of sand, GP poorly graded gravel, significant rootmass SILTY SAND to SAND and GRAVEL, a 0 COBBLES upto 6", brownish gray to gray, p medium dense medium to coarse grained sand, subangular gravel, occasional root pieces in upper 3 feet, moist a o (VASHON TILL) O Dense below 3.5 feet, some cementation 5015" 0 GP/ aGM Extreme difficult auguring below 4.5 feet, o hard TILL Borehole terminated due to refusal to exploration on dense/hard TILL 5 Groundwater was not encountered during or at the completion of exploration A'MERICA 4 GEOSERVICES, 1 LLC 1 1 (888) 276 4027 Page 1 r r 31660 Pacific Hwy S, Federal Way, WA 13ro'ectNumber 0276-SE16 —Geologist/Engineer SMA Date of Exploration 9-30-2016 �o Description / Lithology a s, L7 Asphalt 4.5" followed by mixture of sand, poorly graded subangular gravel, brownish gray, medium dense, moist, wo AC/ (Possible FILL) GP SILTY SAND to SAND and GRAVEL, o COBBLES upto 6", brownish gray to gray, o medium dense medium to coarse grained o sand, subangular gravel, moist 0 (VASHON TILL) o <Z> GP/ Dense below 4.0 feet, more cobbles o GM Extreme difficult auguring below 4 feet, o hard TILL Borehole terminated due to refusal to exploration on dense/hard TILL Groundwater was not encountered during or at the completion of exploration CLIENT: Earth Sciences, LLC Exploration Equip: Auger & Williamson Drive Probe (WDP) Ground Elevation 98 (Reference Elevation) Total Depth of Borehole 5.0 Feet Depth to Water Not encountered W. o a a .o A ri1 G4 a a U 5 66 AMERICAN GEOSERVICES, LLC 1 (888) 276 4027 Page 1 31660 Pacific Hwy S, Federal Way, WA Project Number 0276-SE16 Geolo istlEn ineer SMA Date of Exploration 9-30-2016 r,-I 6-J bD 0 Description / Lithology a s. N Asphalt 4.0" followed by mixture of sand, poorly graded subangular gravel, AC/ brownish gray to gray, medium dense, GP moist, (Possible FILL) SAND and GRAVEL, COBBLES upto 4", brownish gray to gray, medium dense to dense, medium to coarse grained sand, subangular gravel, moist (VASHON TILL) Extreme difficult auguring below 4.5 feet, hard TILL Borehole terminated due to refusal to exploration on dense/hard TILL Groundwater was not encountered during or at the completion of exploration CLIENT: Earth Sciences, LLC Exploration Equip: Auger & Williamson Drive Probe W( DP) Ground Elevation 99 Reference Elevation) Total Depth of Borehole 5.0 Feet Depth to Water Not encountered � � e 0 A a a a ri U C 74 AMERICAN GEOSERVICES, LLC 1 (888) 276 4027 Page 1 1 A CLIENT: Earth Sciences, LLC 31660 Pacific Hwy S, Federal Wa , WA Project Number 0276-SE16 Exploration Equip; Auger & Williamson Drive Probe (WDP) SMA Ground Elevation 100 (Reference Elevation —Geologist/Engineer Date of Exploration 9-30-2016 Total Depth of Borehole 4.5 Feet —Borehole/Exploration Auger Depth to Water Not encountered 04 Description 1 Lithoiogy 0 WN Asphalt 4.0" followed by mixture of sand, poorly graded subangular gravel, brownish gray to gray, medium dense, AC/ moist, (Possible FILL) go GP SAND and GRAVEL, COBBLES upto 4", o o brownish gray to gray, medium dense to dense, medium to coarse grained sand, subangular gravel, moist O (VASHON TILL) o O GP/ GM o o Extreme difficult auguring below 3.5 feet, hard TILL ][ 84/2" Borehole terminated due to refusal to 5 exploration on dense/hard TILL Groundwater was not encountered during or at the completion of exploration AMERICAN GEOSERVICES, LLC 1 (888) 276 4027 I �I Page 1 I 1 J CLIENT: Earth Sciences, LLC 31660 Pacific HM S, Federal Wa , WA Project Number 0276-SE16 Exploration Equip. Au er & Williamson Drive Probe WDP Geolo ist/En ineer SMA Ground Elevation 98 (Reference Elevation Date of Exploration 9-30-2016 Total Depth of Borehole 5.0 Feet Borehole/Ex loration Auger Depth to Water Not encountered o bA ,- U e a Ca Description / Lithology.54 A4 ^ � Q ris 3 Asphalt 4.5" followed by mixture of sand, poorly graded subangular gravel, brownish gray to gray, medium dense, AC/ moist, (Possible FILL) — 1Mi GP SAND and GRAVEL, COBBLES upto 4", o o brownish gray to gray, medium dense to dense, medium to coarse grained sand, o GP/ subangular gravel, moist o (VASHON TILL) o 0 GM 0 a Extreme difficult auguring below 4.0 feet, hard TILL S Borehole terminated due to refusal to exploration on dense/hard TILL Groundwater was not encountered during or at the completion of exploration l AMERICAN GEOSERVICES, LLC 1 (888) 276 4027 Page 1 a J Page 1 of Descriptive Terminology & Soil Classification Laboratory/Field Testing Definitions for Explonation Logs DD - Dry Density (pct) WD = wet Density (paf) MC =Moisture Content (%) Plastic Limit (%) LL— Liquid Limit (%) PI = Plasticity Index OC = Organic Content (%) S = Saturation Percent (%) SG = Specific Gravity C = Cohesion • - Angle of Intend Friction qu — [Unconfined Compressive Strength #200 = Percent Passing the Number 200 Sieve CBR — Califcrais Bearing Ratio VS = Vane Shear PP - Pocket Penetrometer DP - Drive Probe SPT = Standard Penetration Tact BPF — Blom Per Foot (N value) SH = Shelby Tube Sample OW = Groundwater RQD = Rock Quality Desidnatioa TP = Test Pit B = Boriug FiA = Hand Auger p = Groundwater Level/Seepage Encountered Dorm g Bgdo®tior = Static Groundwater Level with Date Measured SPT Explorations - Standard pmetrahan testing is performed by driving a 2-inch O.D. split -spoon umpiec into the undistturbM formauon at the bottom of the boring with repeated blows of a 140-pound pm-guidcd hammer falling 30 inches. Number of blows (N value) required to drive the sampler a given distance was considered a measure of soil coeeisreacy. Ski Sampling - Shelby tube sampling is performed with a thin walled sample pushed into the undistrubed soil to ,amine 2.0 feet of soil Air Track Exploration - Testing is performed by measuring rate of advancement and samples ass retrieved form cuttings. Band Auger Exploration - Testing is podbrmed uscing a 3,25" l diameter auger to advance into the earth and retrieve samples. J 0 Consistency of Cohesive Soils Cousistancy SPT (BPF) PP (tst) very Sob 0-1 it= than 025 Soft 2-4 0.25-0.5 Me&= Stiff 5.8 0.5 -1.0 Stiff 9 - 15 1.0 - 2.0 Very Stiff 16-30 2.0-4.0 Hard 30+ over4.0 Relative Density of Cohesicnless Soils Density SPT (BPIF Vey Loose 0-4 Loose 5-10 Medium Dense 11- 30 Dense 31- 50 Very Dense 50f Particle Size Wentifi-f- Name Diameter (ink) Sieve No. Rock Block >120 Boulder 12 -120 Cobble 3 -12 Gravel Coarse 3/4.3 Fine 1/4 - 3/4 No. 4 Sand Coarse 4.75 man No. 10 Modiem 2.0 nun No. 40 Fine 0,425 mm No. 200 Silt 0.075 man Clay <0.005mm [hive Probe Explorations - This "Wassve density" explomdon device ix used to determine the distnbution and estimate shength of the subsurface soil and dnxompamA rode unite The resistance to penetration is measured in blows-pus-Ia fnot of in I I -pound hammy which five fails roughly 3.5 feet driving the S inch diameter pipe into the ground. A schematic of the drive probe appararus is included in the subsurface exploration pardon of the appendix. Fora more detailed description of this geoteahnical exploration method, the slope Siablllry &-Terence GuldefarNadonael Fareres In eke United StalBt, valunea L fhrirrd Sarlar Department afAgrkuleure. Z1f-7170-13, Awgusr 1994, p. 317-321_ CPT Exploration - Cone Feaetmmew Explorations consist. 0FPusising a probe cone into the earth using the reaction of a 20-ton truck. 1be cone resistance (qe) and sleeve rric.-tiun resistance (rs) arc measured as the probe was pushed into Me forth. The values of qc and m (in ter$ are nowd ss the localized index of sail st-wth- 10 20 30 40 50 60 70 80 90 100 Liquid Limit (%) Page 2 of 2 J As the client of a consulting geotechnical engineer, you should know that site subsurface conditions cause more construction problems than any other factor. ASFEIthe Association of Engineering Firms Practicing in the Geosciences offers the following suggestions and observations to help you manage your risks. A GEOTECHNICAL ENG.NEERING REPORT IS BASED ON A UNIQUE SET OF PROJECT - SPECIFIC FACTORS Your geotechnical engineering report is based on a subsurface exploration plan designed to consider a unique set of project -specific factors. These factors typically include: the general nature of the structure involved, its size, and configuration; the location of the structure on the site; other improvements, such as access roads, parking lots, and underground utilities; and the additional risk created by scope -of -service limitations imposed by the client. To help avoid costly problems, ask your geotechnical engineer to evaluate how factors that change subsequent to the date of the report may affect the report's recommendations. Unless your geotechnical engineer indicates otherwise, do not use your geotechnical engineering report: MOST GEOTECHNICAL FINDINGS ARE PROFESSIONAL JUDGMENTS Site exploration identifies actual subsurface conditions only at those points where samples are taken. The data were extrapolated by your geotechnical engineer who then applied judgment to render an opinion about overall subsurface conditions. The actual interface between materials may be far more gradual or abrupt than your report indicates, Actual conditions in areas not sampled may differ from those predicted in your report. While nothing can be done to prevent such situations. you and your geotechnical engineer can work together to help minimize their impact. Retaining your geotechnical engineer to observe construction can be particularly beneficial in this respect. • when the nature of the proposed structure is changed. for example, if an office building will be erected instead of a parking garage, or a refrigerated warehouse will be built instead of an unrefrigerated one; ■ when the size, elevation. or configuration of the proposed structure is altered; • when the location or orientation of the proposed structure is modified; • when there is a change of ownership; or .for application to an adjacent site. Geotechnical engineers cannot accept responsibility for problems that may occur if they are not consulted after factors considered in their report's development have changed. A REPORT'S RECOMMENDATIONS CAN ONLY BE PRELIMINARY The construction recommendations included in your geotechnical engineer's report are preliminary, because they must be based on the assumption that conditions revealed through selective exploratory sampling are indicative of actual conditions throughout a site. Because actual subsurface conditions can be discerned only during earthwork, you should retain your geo- technical engineer to observe actual conditions and to finalize recommendations. Only the geotechnical engineer who prepared the report is fully familiar with the background information needed to determine whether or not the report's recommendations are valid and whether or not the contractor is abiding by applicable recommendations. The geotechnical engineer who developed your report cannot assume responsibility or liability for the adequacy of the report's recommendations if another party is retained to observe construction. SUBSURFACE CONDITIONS CAN CHANGE A geotechnical engineering report is based on condi- tions that existed at the time of subsurface exploration. Do not base construction decisions on a geotechnical engineering report whose adequacy may have been affected by time. Speak with your geotechnical consult- ant to learn if additional tests are advisable before construction starts. Note, too, that additional tests may be required when subsurface conditions are affected by construction operations at or adjacent to the site, or by natural events such as floods, earthquakes, or ground water fluctuations. Keep your geotechnical consultant apprised of any such events. GEOTECHNICAL SERVICES ARE PERFORMED FOR SPECIFIC PURPOSES AND PERSONS Consulting geotechnical engineers prepare reports to meet the specific needs of specific individuals. A report prepared for a civil engineer may not be adequate for a construction contractor or even another civil engineer. Unless indicated otherwise, your geotechnical engineer prepared your report expressly for you and expressly for purposes you indicated. No one other than you should apply this report for its intended purpose without first conferring with the geotechnical engineer. No party should apply this report for any purpose other than that originally contemplated without first conferring with the geotechnical engineer. GEOENVIRONMENTAL CONCERNS ARE NOT AT ISSUE Your geotechnical engineering report is not likely to relate any findings, conclusions, or recommendations about the potential for hazardous materials existing at the site. The equipment, techniques, and personnel used to perform a geoenvironmental exploration differ substantially from those applied in geotechnical engineering. Contamination can create major risks. If you have no information about the potential for your site being contaminated. you are advised to speak with your geotechnical consultant for information relating to geoenvironmental issues. A GEOTECHNICAL ENGINEERING REPORT IS SUBJECT TO MISINTERPRETATION Costly problems can occur when other design profes- sionals develop their plans based on misinterpretations of a geotechnical engineering report. To help avoid misinterpretations, retain your geotechnical engineer to work with other project design professionals who are affected by the geotechnical report. Have your geotechnical engineer explain report implications to design professionals affected by them. and then review those design professionals' plans and specifications to see how they have incorporated geotechnical factors. Although certain other design professionals may be fam- iliar with geotechnical concerns, none knows'as much about them as a competent geotechnical engineer. BORING LOGS SHOULD NOT BE SEPARATED FROM THE REPORT Geotechnical engineers develop final boring logs based upon their interpretation of the field logs (assembled by site personnel) and laboratory evaluation of field samples_ Geotechnical engineers customarily include only final boring logs in their reports. Final boring logs should not under any circumstances be redrawn for inclusion in architectural or other design drawings. because drafters may commit errors or omissions in the transfer process. Although photographic reproduction eliminates this problem, it does nothing to minimize the possibility of contractors misinterpreting the logs during bid preparation. When this occurs. delays. disputes. and unanticipated costs ara the all -too - frequent result. To minimize the likelihood of boring log misinterpretation, give contractors ready access to the complete geotechnical engineering report prepared or authorized for their use. (if access is provided only to the report prepared for you, you should advise contractors of the report's limitations. assuming that a contractor was not one of the specific persons for whom the report was prepared and that developing construction cost estimates was not one of the specific purposes for which it was prepared. In other words. while a contractor may gain important knowledge from a report prepared for another party, the contractor would be well-advised to discuss the report with your geotechnical engineer and to perform the additional or alternative work that the contractor believes may be needed to obtain the data specifically appropriate for construction cost estimating purposes.) Some clients believe that it is unwise or unnecessary to give contractors access to their geo- technical engineering reports because they hold the mistaken impression that simply disclaiming responsibility for the accuracy of subsurface information always insulates them from attendant liability. Providing the best available information to contractors helps prevent costly construction problems. It also helps reduce the adversarial attitudes that can aggravate problems to disproportionate scale. READ RESPONSIBILITY CLAUSES CLOSELY Because geotechnical engineering is based extensively on judgment and opinion, it is far less exact than other design disciplines. This situation has resulted in wholly unwarranted claims being lodged against geotechnical engineers. To help prevent this problem, geotechnical engineers have developed a number of clauses for use in their contracts, reports, and other documents. Responsibility clauses are not exculpatory clauses designed to transfer geotechnical engineers' liabilities to other parties. Instead, they are definitive clauses that identify where geotechnical engineers' responsibilities begin and end. Their use helps all parties involved recognize their individual responsibilities and take appropriate action. Some of these definitive clauses are likely to appear in your geotechnical engineering report. Read them closely. Your geotechnical engineer will be pleased to give full and frank answers to any questions. RELY ON THE GEOTECHNICAL ENGINEER FOR ADDITIONAL ASSISTANCE Most ASFE-member consulting geotechnical engineering fines are familiar with a variety of techniques and approaches that can be used to help reduce risks for all parties to a construction project, from design through construction. Speak with your geotechnical engineer not only about geotechnical issues, but others as well, to learn about approaches that may be of genuine benefit. You may also wish to obtain certain ASFE publications. Contact a member of ASFE of ASFE for a complimentary directory of ASFE publications. ASFE 8811 Colesville Road/Suite G106/Silver Spring, MD 20910 Telephone:301/565-2733 Facsimile:301/589-2017 I�� V~ 1 U) 7d Hl 810 S r J N aS as S° W f 1 N N N o N p N V) II II II z IX O a a 0 W Z a w 0 cn a a U o 0 0C) ` a W Z Li a M 0 cn Z m 1 (n c LLJ X Z > LIJ 5 I J ' r �{1+ i. �..��, j;^•: �'., i:Yv� '.f�.,�4•�:^fir; 's:. ._• � Oo Cl- OQ N m 0 N N W z_ J F_ W CL r w si N Z 0 0 z 0 w H Ln Z H X w I Lj W u V) U O ° (p C U-) C L L Q W Q L L � C O > C W d W ` W F Q U L N o i z 7d H181O S W z_ J W 0_ 0 V) Z O H 0 z O U M W a O J W W E- N O d -1 APPENDIX B j ( 4- _s _m _M __ __ _m __ __ _2s oo»_ ma_ZZT k f k k f / i g k wn lmaaZZI § / � SA IL ) ( m ƒ) )k ! $b CL « � •2 § �2 - k m ( § .. ; � § � > `a = t § k » \ \ k � k _ % a § � * ■ \� § � 2 [ §o =c § z 2 U -=aZZT < ± J 0 Z W W J Sa G a) 'O N N U o 0 -10D a) C U y d U 0 ca C U m E ai m 'Q mCL m " a) V y m C E E m ?' 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O p d a) C mm m a7 7ao 09 p CL a) m O y a U yw L w —Z 0 7 —� 0 L=? ==� m 0 a)Em55 L O L a E u) 0 2 a'va m H o v)cn mr oN F U E y 0 N N t c. m LL m U n rn O > O = H N O a1 N Q n .°C. p n J N W H E �N, {6 .0.. 0 O O co O w t Q_ >+ CO •V L N W Us N W LA al O b o N 'C « c o Q ' LL r.L*} r. Im Y ♦ } 0 3 to rn M N O N COcc a) N Q. O ZU) 7 > U _ m 0 a� U n U m C O m Z o 0 OT N � C o CO n U)o v N d d N a) n 'O rJ-• m a a ca 3 o' o n O c n n n a o o a ° ° O m c O u7 y CL o m Q C m m m m 3 LL O 3 a O v N Q7 0 _ ._ LL L o` N O Y C >. V Q7 o L al V Q 'Q cn 'Q U) 'p U) C O 'p on ° N as U O U C� C7 J O ca J `r a7 d O w !a fn O U) 0 V) O (n fn O a m t. cw c O i ® A + �'• AN um © a.'.� �- U) p U) G C Q U) m 0 � m d l`0 7 tll 1�0 O 2IV E Soil Map —King County Area, Washington Map Unit Legend Map Unit Symbol AgC AmB AmC EvC EWC No Tu Totals for Area of Interest USDA Natural Resources Conservation Service King County Area, Washington (WA633) J Map Unit Name Acres in AOI Percent of AOI Alderwood gravelly sandy loam, 8 to 15 percent slopes Arents, Alderwood material, 0 to 6 percent slopes Arents, Alderwood material, 6 to 15 percent slopes 5.5 112.7 32.4 3.1% 62.7% 18.0% Everett very gravelly sandy loam, 8 to 15 percent slopes Everett-Alderwood gravelly sandy loams, 6 to 15 percent slopes Norma sandy loam Tukwila muck 3.6 17.3 6.6 1.6 179.7 2.0% 9.7% 3.7% 0.9% 100.0% Web boll Survey National Cooperative Soil Survey 4/26/2017 Page 3 of 3 0 SOUTH I 304TH 1 Steel CITY OF FEDE: sITIr 530322 SOUTH 320TH STREET 17 16 3.' 122018'45" X STREET M WAY MTH H Co JOINS PANEL 1250 U_ "- z I r—NOTE- MAP AREA SHOWN ON THIS PANEL IS LOCATED WITHIN 22 NORTH, RANGE 4 EAST AND TOWNSHIP 21 NORTH, ZONE X Y TOWNSHIP RANGE 4 EAST. }}0 F� SOUTH 3 APPROXIMATE SCALE IN FEET f 1 1000 0 _ � 1000 STREET S 298TH rn S 2g8TH S PLACE PLACE 299TH LEGEND S 3021dp STREET SS300TEH 300TH STREET w 5 o SPECIAL FLOOD HAZARD AREAS INUNDATED w STREET S 299 Z S 300TH Q BY -100-YEAR FLOOD �JJ PLACE PLACE q ZONE A No b.— ell determined. f 1 I w o 38TH AVENUE 5 S 301ST PL ZONE AE Base lnoKl rlc•ralinn+dc•fc•rmined. w S 302ND STREET KING CO ZONE AH Plnorl depth, 1 3 Itmt USUdIIe ]rods Lake s of fxmdinFi: base llund elera[inns : Q $7H PLACE S UNINCORPORA determined- o PLACE 0110 f f M m 5 302H4 53007 ZONE AO Flow) depths d I to 3 fret usrfdlly slxti Am Sm sfuplrr$ lerraint: acxr.fge *Ahs $O !i 30.4TH $TREE7 S 303RD COURT rlelminined- Far .bras of alluvial UM fl-Ain},, velocities also determined. ZONE A •- -�-., w � SOUTH ZONE A99 To he oruterted fe,mt lo0-yrar flo�af �• w � ' `�� $ 305TH PLACE w Federal flood pri*%Lion syslen under w '- `' _ ` Q construction; no [)ML- rlevatitsw rkfprmined. I Q ZONE V [iuytal flood with volM•ity hanvrl �wasr n :: ��_.' '� E stlkynis no base flood 0(vations tleterminrd. r+ � gyp,[, S 307TH flocA %tAx.ily heard tw.tve t PLACE svv ' Clamour: ZONE VE Coastal with horse flood elm+ Items rktt•rmirKtl. c� SOUTH 0eTH STREET y FLOODWAY AREAS IN ZONE AE to 1� OTHER FLOOD AREAS ZONE X auras of 5R11••l'etr filed: anva of f00-yCar 30fi7i-I I . w ffwrtl wph sti'e'raKe' `kpths of lm, Ilrtn � PLACE i Z 1 foot or vvilh dravt.W areas lcs- Than SOUTH S 2TH ¢ Lu z l square mile: and areas protected by w STREET z F— it+xtes from i00-year flood 1� o z w 10 �'-} Z`00 t„ a a h CD+ Q OTHER AREAS U ZONE X Areas determined to be outside 5rN)-year S 312TH co STREET S 312TH STREET �Ei ti SOUTH S-3 � O LL��J floodplain. Q 313TH C7 Z } ZONE D Areas in which flood hazards are 0 {� �. ���� � d. undetermine pS x �r U x v UNDEVELOPED COASTAL BARRIERS O TFi AVENUE S 314TH STREET U wSOU'f �' H ASTH AVENUE SOUTH 3�� S 315TH SfREET � > 46TH AVENUE 49TH w Identified Identified Otherwise 1983 1990 Protected Areas 5 7 Q SOUTH PLACE Q Sp Coastal barrier areas are normally located within or adjacent to Special z SOUTH qy�j j BTrf AVENUES S Flood Hazard Areas cop AVENUE 46TH PLACE Flood Boundary SOUTH SOUTH p Floodway, Boundary G ZONE X SOUTH 318TH STREET _ Zone D Boundary 41TH AVENUE Boundary Dividing Special flood SOUTH F- w 50TH AVENUE -_ - _ _ 1 _ • _ Hazard Zones, and Boundary SOUTH `n r'.L Dividing Areas of Different Coastal Base Flood Elevations Within Special Flood Hazard SflLTI► 321ST STREET Zones. Base Flood Elevation Line: 513^'"`^""^' Elevation in Feet. See Map !ndex PEASLEY for Elevation Datum 15 CANYON D D Cross Section Line RpA Thls is an of ictal copy of a pc4on of the above referenced flood map It JOINS PANEL 1242 was extracted using F-MITOn-Line- This map does not reflect changes or amendments which may have been made subsequent to the date on the title block. For the latest product information about National Flood Insurance Program flood maps check the FEMA Flood Map Store at www. mse.feme 9c city Of Federal Way Comprehensive Plan Map VI -'I Federal 'Way Drainage Basins AkCITY ❑r Federal lay _7'i ys.eN_�1alFdea.Vsar._: ru: J em1e: n as t Miles r. = nf5 % CADhid. 30mm..aa Capital Faci iUes Bement �_. This mapis intended for use as a graphical represertviort. The City of Federal Way makes no warranty as to its accuracy_ J O N `CU c Q c o U U a _@ O N o ° LL cu V � o 3 o i He `~ 0 L m E E m J N O o u U N � a •� d i:` ; 3N ¢ i Gi 5LL. a3" +� O Q Q r c °o 0 m wy LL o 9 m v y =m�m� N mo m Ho U �, d �•� I i_II ; O o� 10n 000Nx m° �T�mm N O EU J LL Y: s E 0 3 C �m m y od = 0 9 a mo m m L to C ' 07 E C = [�yq co E `y V m r v7 m� !2 o m n O L L •V /w��, N N m E E J > w d� E� --m� "am z 3 o 3 �3o v yG/ 5�y a3 4-0 C^f CfN C C IO o n l0 7 N coN3m C pCj °ri L `J wr 2• V O - m a N N j_ a d 1O U i.i _� v E �� w o E m m m vXro Qom mN m o mom nD E J _ AD ul 3N- C !- Nk..� ICI+ G • ti=- H� AVHJ$ . . -1 { E City of Federal Way Comprehensive Plan Map VI-2 Surface Water Trunk System CITY OF Federal Allay Scale: h, a 0.5 7 u'ccmCl3ri,2al= UPdab!za Ital=aGliten'aurra¢'!lalerrrunRi�xtl Siiiiiio mugs ctr yrI� S e Gin I] — I' W1nI'm, V R -tF:lf=M�F'-rt Capital Facilities Element This map is intended for use as a graphical representabon. The Cn of Federal Way makes no warranty as to its accuracy. .J m fU — a a mCL y y n a o rn m N a' CD a1 r N— N— C N E -0 CD L' • _ O N O O L Q (00 L Q C d N " N C y O�.N.N ��vN 0 Ufn N N V) N C .�-_ 0 U CC N- f0 c a fff N fA O` M fA 'D +r a m p fy � fNA cc U c0 U ++ � < C w C m O c x O O X O� Q N !6 C tCD 0 o c C a a m N N IL to m 4) W Ui U L fn Oco d m ❑ ■ J or !f "+ror - — r`-1 :4t, T ■ 1 0 V aFf i r J IN u r 4-j :. �6-� i •F y :fkl� 42 Lu F- �J 1• f� ~ �i M 49 �'g Nu ;'�►. sue, � ¢ rrti --- ter".. ► :it' �Z�Y1�'rtiyp..mg_ ��;� /, -' 4 .fir_ -.; -- � - * Sw � - �. A 3 g •s iri o elpi Orr �UwmZ5� n • },F • K cm 5ms'd N �w " c ip - - - - _-• � • !mot - ,. � � "''" APPENDIX C J J J J i l l 1 l 1 WWHM2012 PROJECT REPORT I General Model Information Project Name: AutoZone FW SC-740_2 Site Name: AutoZone Site Address: City: Federal Way Report Date: 4/14/2017 Gage: Seatac Data Start: 1948/10/01 Data End: 2009/09/30 Timestep: 15 Minute Precip Scale: 1.00 Version Date: 2016/02/25 Version: 4.2.12 POC Thresholds Low Flow Threshold for POC1: 50 Percent of the 2 Year High Flow Threshold for POC1: 50 Year AutoZone FW SC-740 2 4/14/2017 2:05:53 PM Page 2 I Landuse Basin Data - Predeveloped Land Use Basin 1 Bypass: No GroundWater: No Pervious Land Use acre C, Forest, Mod 0.54 Pervious Total 0.54 Impervious Land Use acre Impervious Total 0 Basin Total 0.54 Element Flows To - Surface I nterFlow Groundwater AutoZone FW SC-740 2 4/14/2017 2:05:53 PM Page 3 I Mitigated Land Use Basin 1 Bypass: GroundWater: Pervious Land Use C, Lawn, Flat Pervious Total Impervious Land Use ROOF TOPS FLAT PARKING FLAT Impervious Total Basin Total Element Flows To - Surface SSD Table 3 AutoZone FW SC-740 2 No No acre 0.1 0.1 acre 0.14 0.3 0.44 0.54 Interflow Groundwater SSD Table 3 4/14/2017 2:05:53 PM Page 4 J I I I I Routing Elements Predeveloped Routing AutoZone FW SC-740 2 4/14/2017 2:05:53 PM Page 5 Mitigated Routing SSD Table 3 Depth: 4 ft. Element Flows To: Outlet 1 Outlet 2 SSD Table Hydraulic Table Stage Area Volume Outlet (feet) (ac.) (ac-ft.) Struct NotUsed NotUsed NotUsed NotUsed 0.000. 0.000 0.000 0.000 0.000 0.000 0.000 0.000 0.083 0.048 0.004 0.002 0.000 0.000 0.000 0.000 0.167 0.048 0.008 0.003 0.000 0.000 0.000 0.000 0.250 0.048 0.012 0.003 0.000 0.000 0.000 0.000 0.333 0.048 0.016 0.004 0.000 0.000 0.000 0.000 0.417 0.048 0.020 0.004 0.000 0.000 0.000 0.000 0.500 0.048 0.024 0.005 0.000 0.000 0.000 0.000 0.583 0.055 0.032 0.005 0.000 0.000 0.000 0.000 0.667 0.061 0.040 0.005 0.000 0.000 0.000 0.000 0.750 0.065 0.049 0.006 0.000 0.000 0.000 0.000 0.833 0.068 0.057 0.006 0.000 0.000 0.000 0.000 0.917 0.071 0.065 0.006 0.000 0.000 0.000 0.000 1.000 0.073 0.073 0.007 0.000 0.000 0.000 0.000 1.083 0.075 0.081 0.007 0.000 0.000 0.000 0.000 1.167 0.076 0.089 0.007 0.000 0.000 0.000 0.000 1.250 0.077 0.097 0.007 0.000 0.000 0.000 0.000 1.333 0.078 0.105 0.008 0.000 0.000 0.000 0.000 1.417 0.079 0.112 0.008 0.000 0.000 0.000 0.000 1.500 0.080 0.120 0.008 0.000 0.000 0.000 0.000 1.583 0.081 0.128 0.008 0.000 0.000 0.000 0:000 J 1.667 0.081 0.135 0.008 0.000 0.000 0.000 0.000 1.750 0.081 0.142 0.009 0.000 0.000 0.000 0.000 1.833 0.082 0.150 0.009 0.000 0.000 0.000 0.000 i 1.917 0.082 0.157 0.009 0.000 0.000 0.000 0.000 0.000 0.000 �i 2.000 0.082 0.164 0.009 0.000 0.000 2.083 0.082 0.171 0.009 0.000 0.000 0.000 0.000 2.167 0.082 0.178 0.010 0.000 0.000 0.000 0.000 2.250 0.082 0.184 0.010 0.000 0.000 0.000 0.000 2.333 0.082 0.191 0.010 0.000 0.000 0.000 0.000 2.417 0.082 0.197 0.010 0.000 0.000 0.000 0.000 2.500 0.082 0.203 0.010 0.000 0.000 0.000 0.000 2.583 0.082 0.209 0.010 0.000 0.000 0.000 0.000 2.667 0.082 0.214 0.011 0.000 0.000 0.000 0.000 2.750 0.082 0.220 0.011 0.000 0.000 0.000 0.000 2.833 0.082 0.224 0.011 0.000 0.000 0:000 0.000 2.917 0.082 0.228 0.011 0.000 0.000 0.000 0.000 3.000 0.082 0.233 0.011 0.000 0.000 0.000 0.000 3.083 0.082 0.237 0.135 0.000 0.000 0.000 0.000 3.167 0.082 0.241 0.310 0.000 0.000 0.000 0.000 3.250 0.082 0.245 0.401 0.000 0.000 0.000 0.000 3.333 0.082 0.249 0.466 0.000 0.000 0.000 0.000 3.417 0.082 0.253 0.521 0.000 0.000 0.000 0.000 3.500 0.082 0.257 0.569 0.000 0.000 0.000 0.000 3.583 0.082 0.261 0.614 0.000 0.000 0.000 0.000 3.667 0.082 0.265 0.656 0.000 0.000 0.000 0.000 AutoZone FW SC-740 2 4/14/2017 2:05:53 PM Page 6 I 3.750 0.082 0.269 0.695 0.000 0.000 0.000 0.000 3.833 0.082 0.273 0.731 0.000 0.000 0.000 0.000 3.917 0.082 0.277 0.767 0.000 0.000 0.000 0.000 4.000 0.082 0.281 0.800 0.000 0.000 0.000 0.000 AutoZone FW SG740_2 4/14/2017 2:05:53 PM Page 7 I Analysis Results POC 1 ol o, Fry( + F 0.04 w.' Y 0.03 -"'rnA ... e '��' +� • .. • • x ........ �.... 0.02 — 0.01 �± 100 10E-5 10E4 ICE-3 10E-2 10E-1 omi o.im J! + w R )' -. '4 a f4 % 9i 99 99S � Porcar�t Tim® •yQdio® + Predeveloped x Mitigated Predeveloped Landuse Totals for POC #1 Total Pervious Area: 0.54 Total Impervious Area: 0 Mitigated Landuse Totals for POC #1 Total Pervious Area- 0.1 Total Impervious Area- 0.44 Flow Frequency Method: Log Pearson Type III 17B Flow Frequency Return Periods for Predeveloped. POC #1 Return Period Flow(cfs) 2 year 0,016079 5 year 0.026346 10 year 0-032948 25 year 0.040801 50 year 0.046241 100 year 0.051322 Flow Frequency Return Periods for Mitigated. POC #1 Return Period Flow(cfs) 2 year 0,008012 5 year 0.010877 10 year 0-013021 25 year 0.016026 50 year 0,018489 100 year 0.021153 Annual Peaks Annual Peaks for Predeveloped and Mitigated. POC #1 Year Predeveloped Mitigated 1949 0.019 0.007 1950 0.022 0.008 1951 0.035 0.010 1952 0.011 0.006 1953 0.009 0.008 1954 0.014 0.007 1955 0.022 0.007 1956 0.018 0.009 1957 0.014 0.007 1958 0.016 0.008 AutoZone FW SC-740 2 4/14/2017 2:05:53 PM Page 8 9 J 1959 0.014 0.007 1960 0.024 0.010 1961 0.013 0.008 1962 0.008 0.006 1963 0.011 0.008 1964 0.016 0.008 1965 0.011 0.009 1966 0.010 0.007 1967 0.025 0.008 1968 0.014 0.007 1969 0.014 0.007 1970 0.011 0.008 1971 0.012 0.008 1972 0.027 0.010 1973 0.012 0.009 1974 0.013 0.008 1975 0.018 0.007 1976 0.013 0.007 1977 0.002 0.007 1978 0.011 0.008 1979 0.007 0.006 1980 0.031 0.011 1981 0.010 0.008 I 1982 0.020 0.009 1983 0.017 0.008 1984 0.010 0.006 1985 0.006 0.007 1986 0.028 0.008 1987 0.024 0.009 1988 0.010 0.007 - 1989 0.006 0.007 1990 0.058 0.009 1991 0.031 0.009 1992 0.013 0.008 1993 0.012 0.006 1994 0.004 0.006 j 1995 0.018 0.008 J 1996 0.041 0.010 1997 0.031 0.036 1998 0.008 0.007 1999 0.035 0.010 _ 2000 0.012 0.008 2001 0.002 0.006 2002 0.014 0.008 J 2003 0.021 0.007 2004 0.023 0.010 2005 0.017 0.007 1 2006 0.019 0.009 J 2007 0.044 0.050 2008 0.054 0.010 2009 0.025 0.008 Ranked Annual Peaks Ranked Annual Peaks for Predeveloped and Mitigated. POC #1 Rank Predeveloped Mitigated r� 1 0.0582 0.0505 2 0.0536 0.0359 g 3 0.0440 0.0105 J AutoZone FW SC-740 2 4/14/2017 2:06:31 PM Page 9 j mi I 4 0.0408 0.0103 5 0.0351 0.0102 6 0.0345 0.0100 7 0.0315 0.0100 8 0.0314 0.0099 9 0.0309 0.0097 10 0.0276 0.0095 11 0.0267 0.0095 12 0.0250 0.0094 13 0.0247 0.0093 14 0.0243 0.0092 15 0.0242 0.0091 16 0.0227 0.0089 17 0.0220 0.0088 18 0.0219 0.0088 19 0.0212 0.0085 20 0.0204 0.0085 21 0.0189 0.0084 22 0.0185 0.0083 23 0.0182 0.0082 24 0.0176 0.0081 25 0.0176 0.0081 26 0.0174 0.0080 27 0.0168 0.0080 28 0.0162 0.0080 29 0.0158 0.0079 30 0.0142 0.0079 31 0.0142 0.0078 32 0.0139 0.0078 33 0.0137 0.0077 34 0.0135 0.0076 35 0.0135 0.0076 36 0.0133 0.0076 37 0.0131 0.0075 38 0.0130 0.0074 39 0.0126 0.0074 40 0.0123 0.0074 41 0.0123 0.0073 42 0.0123 0.0073 43 0.0118 0.0073 44 0.0114 0.0073 45 0.0110 0.0072 46 0.0110 0.0072 47 0.0109 0.0071 48 0.0107 0.0070 49 0.0105 0.0068 50 0.0103 0.0068 51 0.0099 0.0068 52 0.0096 0.0067 53 0.0089 0.0067 54 0.0083 0.0065 55 0.0077 0.0064 56 0.0067 0.0064 57 0.0064 0.0063 58 0.0062 0.0063 59 0.0041 0.0059 60 0.0022 0.0059 61 0.0019 0.0058 AutoZone FW SC-740 2 4/14/2017 2:06:31 PM Page 10 AutoZone FW SC-740 2 4/14/2017 2:06:31 PM Page 11 Duration Flows The Facility PASSED Flow(cfs) Predev Mit Percentage Pass/Fail 0.0080 17075 16309 95 Pass 0.0084 15481 11683 75 Pass 0.0088 14065 7492 53 Pass 0.0092 12795 4740 37 Pass 0.0096 11567 3221 27 Pass 0.0100 10515 2143 20 Pass 0.0104 9574 1129 11 Pass 0.0107 8750 858 9 Pass 0.0111 8049 371 4 Pass 0.0115 7347 99 1 Pass 0.0119 6746 98 1 Pass 0.0123 6192 94 1 Pass 0.0127 5741 91 1 Pass 0.0131 5313 91 1 Pass 0-0134 4924 90 1 Pass 0.0138 4571 87 1 Pass 0.0142 4237 85 2 Pass 0.0146 3957 83 2 Pass 0.0150 3645 82 2 Pass 0.0154 3388 82 2 Pass 0.0158 3133 81 2 Pass 0-0161 2915 79 2 Pass 0.0165 2710 78 2 Pass 0-0169 2490 76 3 Pass 0.0173 2314 70 3 Pass 0.0177 2136 68 3 Pass 0.0181 1972 65 3 Pass 0-0185 1827 65 3 Pass _ 0-0188 1702 64 3 Pass 0.0192 1579 61 3 Pass 0.0196 1443 59 4 Pass 0-0200 1325 57 4 Pass `] J 0.0204 1233 55 4 Pass 0.0208 1147 53 4 Pass 0.0212 0.0215 1086 1020 52 49 4 4 Pass Pass 0.0219 947 48 5 Pass 0.0223 887 46 5 Pass j 0.0227 824 45 5 Pass 0.0231 761 40 5 Pass _J 0.0235 725 37 5 Pass 0.0239 674 36 5 Pass 0.0242 623 35 5 Pass 0.0246 589 35 5 Pass 0.0250 549 30 5 Pass 0.0254 506 29 5 Pass 0.0258 469 24 5 Pass 0.0262 427 24 5 Pass 0.0266 388 23 5 Pass 0.0269 356 22 6 Pass 0.0273 328 21 6 Pass 0.0277 298 20 6 Pass 0.0281 270 20 7 Pass AutoZone FW SC-740 2 4/14/2017 2:06:31 PM Page 12 0.0285 241 19 7 Pass 0.0289 218 18 8 Pass 0.0293 198 18 9 Pass 0.0296 174 16 9 Pass 0.0300 152 16 10 Pass 0.0304 130 16 12 Pass 0.0308 119 16 13 Pass 0.0312 104 16 15 Pass 0.0316 95 15 15 Pass 0.0320 83 14 16 Pass 0.0323 74 14 18 Pass 0.0327 69 13 18 Pass 0.0331 61 12 19 Pass 0.0335 53 10 18 Pass 0.0339 46 9 19 Pass 0.0343 39 9 23 Pass 0.0347 29 8 27 Pass 0.0351 25 7 28 Pass 0.0354 22 7 31 Pass 0.0358 20 6 30 Pass 0.0362 17 5 29 Pass 0.0366 14 5 35 Pass 0.0370 12 5 41 Pass 0.0374 8 5 62 Pass 0.0378 7 5 71 Pass 0.0381 7 5 71 Pass 0.0385 7 5 71 Pass 0.0389 6 5 83 Pass 0.0393 6 5 83 Pass 0.0397 6 5 83 Pass 0.0401 6 5 83 Pass 0.0405 6 5 83 Pass 0.0408 5 4 80 Pass J 0.0412 5 4 80 Pass 0.0416 5 4 80 Pass 0.0420 5 3 60 Pass 0.0424 5 3 60 Pass J 0.0428 5 3 60 Pass 0.0432 5 3 60 Pass 0.0435 4 3 75 Pass i 0.0439 4 3 75 Pass 0.0443 3 3 100 Pass 0.0447 3 3 100 Pass 0.0451 3 3 100 Pass J 0.0455 3 3 100 Pass 0.0459 3 3 100 Pass 0.0462 3 3 100 Pass I I AutoZone FW SC-740 2 4/14/2017 2:06:31 PM Page 13 I I I I I 1 I Water Quality Water Quality BMP Flow and Volume for POC #1 On-line facility volume: 0.055 acre-feet On-line facility target flow: 0.0723 cfs. Adjusted for 15 min: 0.0723 cfs. Off-line facility target flow: 0.0408 cfs. Adjusted for 15 min: 0.0408 cfs. AutoZone FW SC-740 2 4/14/2017 2:06:31 PM Page 14 I I J LID Report UDTechnique Usedfor Total Volume Volume Infiltration Cumulative Percent WaterQual"rty Percent comment Treatment? Needs Through Volume Volume Volume Waterouality Treatment Fachity (ao-it) Infillrahon Infiltrated Trealed (ac-R) (ac-lt) Credit SSE) Table 3 PQC ❑ 70A4 ❑ 0,00 Total Volume InfiWated 70,14 0-00 0.00 0.00 OM Oya NoTreat Credit Ouratlon Comgllanca with LID Analysis Standard 8% of 2-yr to 50% of Result = 2-yr Famed AutoZone FW SC-740 2 4/14/2017 2:06:31 PM Page 15 Model Default Modifications Total of 0 changes have been made. PERLND Changes No PERLND changes have been made. IMPLND Changes No IMPLND changes have been made. AutoZone FW SC-740 2 4/14/2017 2:06:58 PM Page 16 Appendix Predeveloped Schematic asin '1 .54ac AutoZone FW SC-740 2 4/14/2017 2:06:58 PM Page 17 Mitigated Schematic Basin 1 .54a SSD lible 3 AutoZone FW SC-740 2 4/14/2017 2:06:59 PM Page 18 Disclaimer Legal Notice This program and accompanying documentation are provided 'as -is' without warranty of any kind. The entire risk regarding the performance and results of this program is assumed by End User. Clear " Creek Solutions Inc. and the governmental licensee or sublicensees disclaim all warranties, either expressed or implied, including but not limited to implied warranties of program and accompanying documentation. In no event shall Clear Creek Solutions Inc. be liable for any damages whatsoever (including without limitation to damages for loss of business profits, loss of business information, business interruption, and the like) arising out of the use of, or inability to use this program even if Clear Creek Solutions Inc. or their authorized representatives have been advised of the possibility of such damages. Software Copyright @ by: Clear Creek Solutions, Inc. 2005-2017, All Rights Reserved. Clear Creek Solutions, Inc. 6200 Capitol Blvd. Ste F Olympia, WA. 98501 Toll Free 1(866)943-0304 Local (360)943-0304 www.clearcreeksolutions.com I I I j I I 1 AutoZone FW SC-740 2 4/14/2017 2:06:59 PM Page 30 j u am Fidelity National Title Insurance Company POLICY NO.: WA-FBCM-IMP-27306-1-17-20373095 O�NERPS POLICY OF TITLE. I S' � � � v� Issued by Fidelity National Title Insurance Company MAY 12 2017 CITY OY' LF FEDERAL WA Any notice of claim and any other notice or statement in writing required to be given the Company un'4"ii "Policy-miist l� given to the Company at the address shown in Section 18 of the Conditions. COVERED RISKS SUBJECT TO THE EXCLUSIONS FROM" COVERAGE, THE EXCEPTIONS FROM COVERAGE CONTAINED IN SCHEDULE B, AND THE CONDITIONS, FIDELITY NATIONAL TITLE INSURANCE COMPANY, a California corporation (the ``Company") insures, as of Date of Policy and, to the extent stated in Covered Risks 9 and 1D, after Date of Policy, against loss or damage, not exceeding the Amount of insurance, sustained or incurred by the Insured by reason of: 1. Title being vested other than as stated in Schedule A. 2. Any defect in or lien or encumbrance on the Title. This Covered Risk includes but is not limited to insurance against loss from (a) A defect in the Title caused by (i) forgery, fraud, undue influence, duress, incompetency, incapacity, or impersonation; GO failure of any person or Entity to have authorized a transfer or conveyance; (iii) a document affecting Title not properly created, executed, witnessed, sealed, acknowledged, notarized, or delivered; (iv) failure to perform those acts necessary to create a document by electronic means authorized by law; (v) a document executed under a falsified, expired, or otherwise invalid power of attorney; (vi) a documeni not properly filed, recorded, or indexed in the Public Records including failure to perform those acts by electronic means authorized by law; or (vii) a defective judicial or administrative proceeding. (b) The lien of real estate taxes or assessments imposed on the Title by a governmental authority due or payable, but unpaid. (c) Any encroachment, encumbrance, violation, variation, or adverse circumstance affecting the Title that would be disclosed by an accurate and complete land survey of the Land. The term "encroachment" includes encroachments of existing improvements Iocated on the Land onto adjoining land, and encroachments onto the Land of existing improvements located on adjoining land. 3, Unmarketable Title. 4. No right of access to and from the Land. 5. The violation or enforcement of any law, ordinance, permit, or governmental regulation (including those relating to building and zoning) restricting, regulating, prohibiting, or relating to (a) the occupancy, use, or enjoyment of the Land; (b) the character, dimensions, or location of any improvement erected on the Land; ALTA Owner's Policy (6117/06) 27306 (6/06) Copyright American Land Title Association. All rights reserved. The use of this Form is restricted to ALTA licensees and ALTA it AMERICAN mL-maers in good standing as of the date of use, All other uses are prohibited. Reprinted under license from the American Land AS ID AT,nN Title Association. Order No.: 20373095-410-MP2-MAW (c) the subdivision of land; or (d) environmental protection Policy No.: WA-FBCM-IMP-27306-1-17-20373095 if a notice, describing any part of the Land, is recorded in the Public Records setting forth the violation or intention to enforce, but only to the extent of the violation or enforcement referred to in that notice. 6. An enforcement action based on the exercise of a governmental police power not covered by Covered Risk 5 if a notice of the enforcement action, describing any part of the Land, is recorded in the Public Records, but only to the extent of the enforcement referred to in that notice. 7. The exercise of the rights of eminent domain if a notice of the exercise, describing any part of the Land, is recorded in the Public Records. 8. Any taking by a governmental body that has occurred and is binding on the rights of a purchaser for value without Knowledge. 9. Title being vested other than as stated Schedule A or being defective (a) as a result of the avoidance in whole or in part, or from a court order providing an alternative remedy, of a transfer of all or any part of the title to or any interest in the Land occurring prior to the transaction vesting Title as shown in Schedule A because that prior transfer constituted a fraudulent or preferential transfer under federal bankruptcy, state insolvency, or similar creditors' rights laws; or (b) because the instrument of transfer vesting Title as shown in Schedule A constitutes a preferential transfer under federal bankruptcy, state insolvency, or similar creditors' rights laws by reason of the failure of its recording in the Public Records (i) to be timely, or (ii) to impart notice of its existence to a purchaser for value or to a judgment or lien creditor. 10. Any defect in or lien or encumbrance on the Title or other matter included in Covered Risks 1 through 9 that has been created or attached or has been filed or recorded in the Public Records subsequent to Date of Policy and prior to the recording of the deed or other instrument of transfer in the Public Records that vests Title as shown in Schedule A. The Company will also pay the costs, attorneys' fees, and expenses incurred in defense of any matter insured against by this Policy, but only to the. extent provided in the Conditions. IN WITNESS WHEREOF, FIDELITY NATIONAL TITLE INSURANCE COMPANY has caused this policy to be signed and sealed by its duly authorized officers. Fidelity National Title Insurance Company Countersigned by: Authorized Signature 27306 (6/06) By / SEAL O Randy ❑wk. Pro Bidenr a esL 1.1 cha 01 Gr trva 119. smaritwy ALTA Owner's Policy (6/17/06) Copyright American Land Title Association. All rights reserved. The use of this Form is restricted to ALTA licensees and ALTA �AN ICAN members in good standing as of the date of use. All other uses are prohibited. Reprinted under license from the American Land ANoR—TEE Title Association. ASSOCIAT10N Order,. No.: 20373095-410-MP2-MAW EXCLUSIONS FROM COVERAGE Policy No.: WA-FBCM-IMP-27306-1-17-20373095 The following matters are expressly excluded from the coverage of this policy, and the Company will not pay loss or damage, costs, attorneys' fees, or expenses that arise by reason of: 1. (a) Any law, ordinance, permit, or governmental regulation (including those relating to building and zoning) restricting, regulating, prohibiting, or relating to (i) the occupancy, use, or enjoyment of the Land; (ii) the character, dimensions or location of any improvement erected on the Land; (iii) the subdivision of land; or (iv) environmental protection; or the effect of any violation of these laws, ordinances, or governmental regulations. This Exclusion 1(a) does not modify or limit the coverage provided under Covered Risk 5. (b) Any governmental police power. This Exclusion 1(b) does not modify or limit the coverage provided under Covered Risk 6. 2, Rights of eminent domain. This Exclusion does not modify or limit the coverage provided under Covered Risk 7 or 8, 3. Defects, liens, encumbrances, adverse claims, or other matters: (a) created, suffcrcd, assumed, or agreed to by the Insured Claimant; (b) not Known to the Company, not recorded in the Public Records at Date of Policy, but Known to the Insured Claimant and not disclosed in writing to the Company by the Insured Claimant prior to the date the Insured Claimant became an Insured under this policy; (c) resulting in no loss or damage to the Insured Claimant; (d) attaching or created subsequent to Date'of Policy (however, this does not modify or limit the coverage provided under Covered Risk 9 and 10); or (e) resulting in loss or damage that would not have been sustained if the Insured Claimant had paid value for the Title. 4. Any claim, by reason of the operation of federal bankruptcy, state insolvency, or similar creditors' rights laws, that the transaction vesting the Title as shown in Schedule A, is (a) a fraudulent conveyance or fraudulent transfer, or (b) a preferential transfer for any reason not stated in Covered Risk 9 of this policy, 5. Any lien on the Title for real estate taxes or assessments imposed by governmental authority and created or attaching between Date of Policy and the date of recording of the deed or other instrument of transfer in the Public Records that vests Title as shown in Schedule A. 1, DEFINITION OF TERMS The following terms when used in this policy mean: (a) "Amount of Insurance": The amount stated in Schedule A, as may be increased or decreased by endorsement to this policy, increased by Section 8(b), or decreased by Sections 10 and I I of these Conditions. (b) "Date of Policy": The date designated as 'Date of Policy" in Schedule A. (c) "Entity": A corporation, partnership, trust, limited liability company, or other similar legal entity. (d) "Insured": The Insured named in Schedule A, (i) The term "Insured" also includes (A) successors to the Title of the Insured by operation of law as distinguished from purchase, including heirs, devisees, survivors, personal representatives, or next ofkin; (B) successors to an Insured by dissolution, merger, consolidation, distribution, or reorganization; (C) successors to an Insured by its conversion to another kind of Entity; (D) a grantee of an Insured under a deed delivered without payment of actual valuable consideration conveying the Title (1) if the stock, shares, memberships, or other equity interests of the grantee are wholly -owned by the named Insured, (2) if the grantee wholly owns the named Insured, (3) if the grantee is wholly - owned by an affiliated Entity of the named Insured, provided the affiliated Entity and the named Insured are both wholtyowned by the same person or Entity, (4) if the grantee is a trustee or beneficiary of a trust created by a written CONDITIONS instrument established by the Insured named in Schedule A for estate planning purposes. (ii) With regard to (A), (B), (C), and (D) reserving, however, all rights and defenses as to any successor that the Company would have had against any predecessor insured. (e) "Insured Claimant": An Insured claiming loss or damage. (f) "Knowledge" or "Known": Actual knowledge, not constructive knowledge or notice that may he imputed to an Insured by reason of the Public Records or any other records that impart constructive notice of matters affecting the Title. (g) "Land": The land described in Schedule A, and affixed improvements that by law constitute real property. The term "Land" does not include any property beyond the lines of the area described in Schedule A, nor any right, title, interest, estate, or easement in abutting streets, roads, avenues, alleys, lanes, ways, or waterways, but this does not modify or limit the extent that a right of access to and from the Land is insured by this policy. (h) "Mortgage": Mortgage, deed of trust, trust deed, or other security instrument, including one evidenced by electronic means authorized by law. (i) "Public Records": Records established under state statutes at Date of Policy for the purpose of imparting constructive notice of matters relating to real property to purchasers for value and without Knowledge. With respect to Covered Risk 5(d), "Public Records" shall also include environmental protection liens filed in the records of the clerk of the United States District Court for the district where the Land is located. 0) "Title": The estate or interest described in Schedule A. (k) "Unmarketable Title": Title affected by an alleged or apparent matter that would permit a prospective purchaser or lessee of the Title or lender on the Title to be released from the obligation to purchase, lease, or lend if there is a contractual condition requiring the delivery of marketable title. 2. CONTINUATION OF INSURANCE The coverage of this policy shall continue in force as of Date of Policy in favor of an Insured, but only so long as the Insured retains an estate or interest in the Land, or holds an obligation secured by a purchase money Mortgage given by a purchaser from the Insured, or only so long as the Insured shall have liability by reason of warranties in any transfer or conveyance of the Title. This policy shall not continue in force in favor of any purchaser from the Insured of either (i) an estate or interest in the Land, or (ii) an obligation secured by a purchase money Mortgage given to the Insured. 3. NOTICE OF CLAIM TO BE GIVEN BY INSURED CLAIMANT The Insured shall notify the Company promptly in writing (i) in case of any litigation as set forth in Section 5(a) of these Conditions, (ii) in case Knowledge shall come to an Insured hereunder of any claim of title or interest that is adverse to the Title, as insured, and that might cause loss or damage for which the Company may be liable by virtue of this policy, or (iii) if the Title, as insured, is rejected as Unmarketable Title. If the Company is prejudiced by the failure of the Insured Claimant to provide prompt notice, the Company's liability to the Insured Claimant under the policy shall be reduced to the extent of the prejudice, 4. PROOF OF LOSS In the event the Company is unable to determine the amount of loss or damage, the Company may, at its option, require as a condition of payment that the Insured Claimant furnish a signed proof of loss. The proof of loss must describe the defect, lien, encumbrance, or other matter insured against by this policy that constitutes the basis of loss or damage and shall state, to the extent possible, the basis of calculating the amount of the loss or damage. 27306 (6/06) ALTA Owner's Policy (6/17/06) Copyright American Land Title Association. All rights reserved. The use of this Form is restricted to ALTA licensees and ALTA �AMFTUCAN members in good standing as of the date of use. All other uses are prohibited. Reprinted under license from the American Land ,ANC, TITLF Title Association. Order No.: 20373095-410-MP2-MAW 5. DEFENSE AND PROSECUTION OF ACTIONS (a) Upon written request by the Insured, and subject to the options contained in Section 7 of these Conditions, the Company, at its own cost and without unreasonable delay, shall provide for the defense of an Insured in litigation in which any third party asserts a claim covered by this policy adverse to the Insured. This obligation is limited to only those stated causes of action alleging matters insured against by this policy. The Company shall have the right to select counsel of its choice (subject to the right of the Insured to object for reasonable cause) to represent the Insured as to those stated causes of action. It shall not be liable for and will not pay the fees of any other counsel. The Company will not pay any fees, costs, or expenses incurred by the Insured in the defense of those causes of action that allege matters not insured against by this policy. (b) The Company shall have the right, in addition to the options contained in Section 7 of these Conditions, at its own cost, to institute and prosecute any action or proceeding or to do any other act that in its opinion may be necessary or desirable to establish the Title, as insured, or to prevent or reduce loss or damage to the Insured. The Company may take any appropriate action under the terms of this policy, whether or not it shall be liable to the Insured. The exercise of these rights shall not be an admission of liability or waiver of any provision of this policy: If the Company exercises its rights under this subsection, it must do so diligently. (c) Whenever the Company brings an action or asserts a defense as required or permitted by this policy, the Company may pursue the litigation to a final determination by a court of competent jurisdiction, and it expressly reserves the right, in its sole discretion, to appeal from any adverse judgment or order. 6. DUTY OF INSURED CLAIMANT TO COOPERATE (a) In all cases where this policy permits or requires the Company to prosecute or provide for the defense of any action or proceeding and any appeals, the Insured shall secure to the Company the right to so prosecute or provide defense in the action or proceeding, including the right to use, at its option, the name of the Insured for this purpose. Whenever requested by the Company, the Insured, at the Company's expense, shall give the Company all reasonable aid (i) in securing evidence, obtaining witnesses, prosecuting or defending the action or proceeding, or effecting settlement, and (ii) in any other lawful act that in the opinion of the Company may be necessary or desirable to establish the Title or any other matter as insured. If the Company is prejudiced by the failure of the Insured to furnish the required cooperation, the Company's obligations to the Insured under the policy shall terminate, including any liability or obligation to defend, prosecute, or continue any litigation, with regard to the matter or matters requiring such cooperation. (b) The Company may reasonably require the Insured Claimant to submit to examination under oath by any authorized representative of the Company and to produce for examination, inspection, and copying, at such reasonable times and places as may be designated by the authorized representative of the Company, all records, in whatever medium 27306 (6/06) Policy No,: WA-FBCM-IMP-27306-1-17-20373095 maintained, including books, ledgers, checks, memoranda, correspondence, reports, e-mails, disks, tapes, and videos whether bearing a date before or after Date of Policy, that reasonably pertain to the loss or damage. Further, if requested by any authorized representative of the Company, the Insured Claimant shall grant its permission, in writing, for any authorized representative of the Company to examine, inspect, and copy all of these records in the custody or control of a third party that reasonably pertain to the loss or damage. All information designated as confidential by the Insured Claimant provided to the Company pursuant to this Section shall not be disclosed to others unless, in the reasonable judgment of the Company, it is necessary in the administration of the claim. Failure of the Insured Claimant to submit for examination under oath, produce any reasonably requested information, or grant permission to secure reasonably necessary information from third parties as required in this subsection, unless prohibited by law or governmental regulation, shall terminate any liability of the Company under this policy as to that claim. 7. OPTIONS TO PAY OR OTHERWISE SETTLE CLAIMS; TERMINATION OF LIABILITY In case of a claim under this policy, the Company shall have the following additional options: (a) To Pay or Tender Payment of the Amount of Insurance. To pay or tender payment of the Amount of Insurance under this policy together with any costs, attorneys' fees, and expenses incurred by the Insured Claimant that were authorized by the Company up to the time of payment or tender of payment and that the Company is obligated to pay. Upon the exercise by the Company of this option, all liability and obligations of the Company to the Insured under this policy, other than to make the payment required in this subsection, shall terminate, including any liability or obligation to defend, prosecute, or continue any litigation. (b) To Pay or Otherwise Settle With Parties Other Than the Insured or With the Insured Claimant. (1) To pay or otherwise settle with other parties for or in the name of an Insured Claimant any claim insured against under this policy. In addition, the Company will pay any costs, attorneys' fees, and expenses incurred by the Insured Claimant that were authorized by the Company up to the time of payment and that the Company is obligated to pay; or (ii) To pay or otherwise settle with the Insured Claimant the loss or damage provided for under this policy, together with any costs, attorneys' fees, and expenses incurred by the Insured Claimant that were authorized by the Company up to the time of payment and that the Company is obligated to pay. Upon the exercise by the Company of either of the options provided for in subsections (b)(i) or (ii), the Company's obligations to the Insured under this policy for the claimed loss or damage, other than the payments required to be made, shall terminate, including any liability or obligation to defend, prosecute, or continue any litigation. 8. DETERMINATION AND EXTENT OF LIABILITY This policy is a contract of indemnity against actual monetary loss or damage sustained or incurred by the Insured Claimant who has suffered loss or damage by reason of matters insured against by this policy. (a) The extent of liability of the Company for loss or damage under this policy shall not exceed the lesser of (i) the Amount of Insurance; or (ii) the difference between the value of the Title as insured and the value of the Title subject to the risk insured against by this policy. (b) If the Company pursues its rights under Section 5 of these Conditions and is unsuccessful in establishing the Title, as insured, (i) the Amount of Insurance shall be increased by 10%, and (ii) the Insured Claimant shall have the right to have the loss or damage determined either as of the date the claim was made by the Insured Claimant or as of the date it is settled and paid. (c) In addition to the extent of liability under (a) and (b), the Company will also pay those costs, attorneys' fees, and expenses incurred in accordance with Sections 5 and 7 of these Conditions. 9, LIMITATION OF LIABILITY (a) If the Company establishes the Title, or removes the alleged defect, lien or encumbrance, or cures the lack of a right of access to or from the Land, or cures the claim of Unmarketable Title, all as insured, in a reasonably diligent manner by any method, including litigation and the completion of any appeals, it shall have fully performed its obligations with respect to that matter and shall not be liable for any loss or damage caused to the Insured. (b) In the event of any litigation, including litigation by the Company or with the Company's consent, the Company shall have no liability for loss or damage until there has been a final determination by a court of competent jurisdiction, and disposition of all appeals, adverse to the Title, as insured. (c) The Company shall not be liable for loss or damage to the Insured for liability voluntarily assumed by the Insured in settling any claim or suit without the prior written consent of the Company. 10. REDUCTION OF INSURANCE; REDUCTION OR TERMINATION OF LIABILITY All payments under this policy, except payments made for costs, attorneys' fees, and expenses, shall reduce the Amount of Insurance by the amount of the payment. 11, LIABILITY NONCUMULATIVE The Amount of Insurance shall be reduced by any amount the Company pays under any policy insuring a Mortgage to which exception is taken in Schedule B or to which the Insured has agreed, assumed, or taken subject, or which is executed by an Insured after Date of Policy and which is a charge or lien on the Title, and the amount so paid shall be deemed a payment to the Insured under this policy. 12. PAYMENT OF LOSS When liability and the extent of loss or damage have been definitely fixed in accordance with these Conditions, the payment shall be made within 30 days, 13. RIGHTS OF RECOVERY UPON PAYMENT OR SETTLEMENT (a) Whenever the Company shall have settled and paid a claim under this policy, it shall be ALTA vwricT'S Policy (6/I7/06) Copyright American Land Title Association. All rights reserved. The use of this Form is restricted to ALTA licensees and ALTA members in good standing as of the date of use. All other uses are prohibited. Reprinted under license from the American Land LND II IL Title Association. A-CIAT"'" Order -No.: 20373095-410-MP2-MAW subrogated and entitled to the rights of the Insured Claimant in the Title and all other rights and remedies in respect to the claim that the Insured Claimant has against any person or property, to the extent of the amount of any loss, costs, attorneys' fees, and expenses paid by the Company. If requested by the Company, the Insured Claimant shall execute documents to evidence the transfer to the Company of these rights and remedies. The Insured Claimant shall permit the Company to sue, compromise, or settle in the name of the Insured Claimant and to use the name of the Insured Claimant in any transaction or litigation involving these rights and remedies. If a payment on account of a claim does not fully cover the loss of the Insured Claimant, the Company shall defer the exercise of its right to recover' until after the Insured Claimant shall have recovered its loss, (b) The Company's right of subrogation includes the rights of the Insured to indemnities, guaranties, other policies of insurance, or bonds, notwithstanding any terms or conditions contained in those instruments that address subrogation rights. 14. ARBITRATION Either the Company or the Insured may demand that the claim or controversy shall be submitted to arbitration pursuant to the Title Insurance. Arbitration Rules of the American Land Title Association ("Rules"). Except as provided in the Rules, there shall be no joinder or consolidation with claims. or controversies of other persons. Arbitrable matters may include, but are not limited to, any controversy or claim between the Company and the Insured arising out of or relating to this policy, any service in connection with its issuance or the breach of a policy Policy No.: WA-FBCM-IMP-27306-1-17-20373095 provision, or to any other controversy or claim arising out of the transaction giving rise to this policy. All arbimdbl: matters when the Amount of Insurance is $2,000,000 or less shall be w1altrated at the option of either the Company or the Insured. All arbitrable matters when the Amount of Insurance is in excess of $2,000,000 shall be arbitrated only when agreed to by both the Company and the Insured. Arbitration pursuant to this policy and under the Rules shall be binding upon the parties. Judgment upon the award rendered by the Arbitrator(s) may be entered in any court of competent jurisdiction. 15. LIABILITY LIMITED TO THIS POLICY; POLICY ENTIRE CONTRACT (a) This policy together with all endorsements, if any, attached to it by the Company is the entire policy and contract between the Insured and the Company, In interpreting any provision of this policy, this policy shall be construed as a whole. (b) Any claim of loss or damage that arises out of the status of the Title or by any action asserting such claim shall be restricted to this policy. (c) Any amendment of or endorsement to this policy must be in writing and authenticated by an authorized person, or expressly incorporated by Schedule A of this policy. (d). Each endorsement to this policy issued at any time is made a part of this policy and is subject to all of its terms and provisions. Except as the endorsement expressly states, it does not (i) modify any of the terms and provisions of the policy, (ii) modify any prior endorsement, (iii) extend the Date of Policy, or (£v) increase the Amount of Insurance. 16, SEVERABILITY In the event any provision of this policy, in whole or in part, is held invalid or unenforceable under applicable law, the policy shall be deemed not to include that provision or such part held to be invalid, but all other provisions shall remain in full force and effect. 17. CHOICE OF LAW; FORUM (a) Choice of Law: The Insured acknowledges the Company has underwritten the risks covered by this policy and determined the premium charged therefor in reliance upon the law affecting interests in real property and applicable to the interpretation, rights, remedies, or enforcement of policies of title insurance of the jurisdiction where the Land is located, Therefore, the court or an arbitrator shall apply the law of the jurisdiction where the Land is located to determine the validity of claims against the Title that are adverse to the Insured and to interpret and enforce the terms of this policy. In neither case shall the court or arbitrator apply its conflicts of law principles to determine the appli"ble law, (b) Choice of Forum: Any litigation or other proceeding brought by the Insured against the Company must be filed only in a state or federal court within the United States of America or its territories having appropriate jurisdiction. 18. NOTICES, WHERE SENT Any notice of claim and any other notice or statement in writing required to be given to the Company under this policy must be given to the Company at Fidelity National Title Insurance Company, Attn: Claims Department, Post Office Box 45023, Jacksonville, Florida 32232-5023. 27306 (6/06) ALTA Owner's Policy (6/17/06) Copyright American Land Title Association. All rights reserved. The use of this Form is restricted to ALTA licensees and ALTA T members in good standing as of the date of use. All other uses are prohibited. Reprinted under license from the American Land LAND TITLE Al IATW" Title Association. Order No.: 20373095-410-MP2-MAW Policy No.: WA-FBCM-IMP-27306-1-17-20373095 Fidelity National Title Insurance Company SCHEDULE A Name and Address of Title Insurance Company: Fidelity National Title Company of Washington, Inc., 600 University Street, Suite 2424, Seattle, WA 98101 Policy No.: WA-FBCM-IMP-27306-1-17-20373095 Order No.: 20373095-410-MP2-MAW Address Reference: 31660 Pacific Highway S., Federal Way, WA 98003 Amount of Insurance: $1,550,000.00 Date of Policy: February 10, 2017 at 3:24 p.m. 1. Name of Insured: TA Federal Way LLC, a Nevada limited liability company 2. The estate or interest in the Land that is insured by this policy is: A FEE 3. Title is vested in: TA Federal Way LLC, a Nevada limited liability company 4. The Land referred to in this policy is described as follows: See Exhibit A attached hereto and made a part hereof. THIS POLICY PALED ONLY IF SCHEDULE B IS ATTACHED 27306A (6/06) ALTA Owner's Policv (6/17/06 Copyright American Land Title Association. All rights reserved. The use of this Form is restricted to ALTA licensees and ALTA � AMERICAN members in good standing as of the date of use. All other uses are prohibited. Reprinted under license from the American Land LAND TITLE Title Association. A°" CMU"" Qrder No,: 20373095-410-MP2-MAW Policy No.: WA-FBCM-IMP-27306-1-17-20373095 EXHIBIT A LEGAL DESCRIPTION THE LAND REFERRED TO HEREIN BELOW IS SITUATED IN THE CITY OF FEDERAL WAY, IN THE COUNTY OF KING, STATE OF WASHINGTON, AND IS DESCRIBED AS FOLLOWS: THE WEST 175 FEET OF THE NORTH 250 FEET OF THE SOUTH 25 ACRES OF THE SOUTHWEST QUARTER OF THE SOUTHWEST QUARTER OF SECTION 9, TOWNSHIP 21 NORTH, RANGE 4 EAST, WILLAMETTE MERIDIAN, IN KING COUNTY, WASHINGTON; EXCEPT THE NORTH 45 FEET THEREOF; AND EXCEPT THE SOUTH 25 FEET OF THE EAST 50 FEET THEREOF; AND EXCEPT THE WEST 50 FEET THEREOF CONVEYED TO THE STATE OF WASHINGTON BY DEED RECORDED UNDER AUDITOR'S FILE NUMBER 1775842; AND EXCEPT THAT PORTION THEREOF CONDEMNED BY THE CITY OF FEDERAL WAY PURSUANT TO DECREE OF APPROPRIATION ENTERED IN KING COUNTY SUPERIOR COURT CAUSE NUMBER 01-2-08746-1 KNT, RECORDED UNDER RECORDING NUMBER 20020415002587. SITUATE IN THE COUNTY OF KING, STATE OF WASHINGTON. APN: 092104 9248 I I 27306A (6/06) ALTA Owner's Polic 6117/06 ` Copyright American Land Title Association. All rights reserved. The use of this Form is restricted to ALTA licensees and ALTA AMERICAN 0 me rnbers in good standing as of the date of use. All other uses are prohibited. Reprinted under license from the American Land LAND TITLE miomlwo Title Association. a�=' r Order No.: 20373095-410-MP2-MAW Policy No.: WA-FBCM-IMP-27306-1-17-20373095 SCHEDULE B EXCEPTIONS FROM COVERAGE This policy does not insure against loss or damage, and the Company will not pay costs, attorneys' fees, or expenses that arise by reason of: 1. INTENTIONALLY DELETED. 2. TAXES FOR THE YEAR 2017 ARE NOT YET AVAILABLE OR DUE, BUT ARE PAYABLE FEBRUARY 15, 2017. TAX ACCOUNT NO. 092104 9248 NONE YET DUE OR PAYABLE 3. INTENTIONALLY DELETED. 4. EASEMENT AND THE TERMS AND CONDITIONS THEREOF: GRANTEE: LAKEHAVEN SEWER DISTRICT PURPOSE: SEWER MAIN AREA AFFECTED: A PORTION OF SAID PREMISES RECORDED: MARCH 1.5, 1962 RECORDING NO.: 5399191 5. EASEMENT AND THE TERMS AND CONDITIONS THEREOF: GRANTEE: PUGET SOUND ENERGY, INC. PURPOSE: TRANSMISSION, DISTRIBUTION AND SALE OF ELECTRICITY AREA AFFECTED: A PORTION OF SAID PREMISES RECORDED: OCTOBER 28, 2004 RECORDING NO.: 20041028000701 6. RESERVATIONS CONTAINED IN DEED FROM THE NORTHERN PACIFIC RAILROAD COMPANY RECORDED JANUARY 20, 1904, UNDER RECORDING NO.285817, AS FOLLOWS: RESERVING AND EXCEPTING FROM SAID LANDS SO MUCH OR SUCH PORTIONS THEREOF AS ARE OR MAY BE MINERAL LANDS OR CONTAIN COAL OR IRON, AND ALSO THE USE AND THE RIGHT AND TITLE TO THE USE OF SUCH SURFACE GROUND AS MAY BE NECESSARY FOR MINING OPERATIONS, AND THE RIGHT OF ACCESS TO SUCH RESERVED AND EXCEPTED MINERAL LANDS, INCLUDING LANDS CONTAINING COAL OR IRON FOR THE PURPOSE OF EXPLORING, DEVELOPING AND WORKING THE SAME. RESERVATIONS, RESTRICTIONS AND COVENANTS IMPOSED BY INSTRUMENT RECORDED ON JULY 23, 1998, UNDER RECORDING NO.9807231653. 8. INTENTIONALLY DELETED. 9. INTENTIONALLY DELETED. 27306B (6/06) 3 ALTA Owner's Policy f6/17/06) Copyright American Land Title Association. All rights reserved. The use of this Form is restricted to ALTA licensees and ALTA members in good standing as of the date of use. All other uses are prohibited. Reprinted under license from the American Land Title Association. I I I Order No.: 20373095-410-MP2-MAW SCHEDULE B (Continued) 10. INTENTIONALLY DELETED. 11. INTENTIONALLY DELETED. Policy No.: WA-FBCM-IMP-27306-1-17-20373095 12. EASEMENT AND THE TERMS AND CONDITIONS THEREOF: GRANTEE: PUGET SOUND ENERGY, INC. PURPOSE: TRANSMISSION, DISTRIBUTION AND SALE OF ELECTRICITY AREA AFFECTED: A PORTION OF SAID PREMISES RECORDED: OCTOBER 27, 2009 RECORDING NO.: 20091027001707 13. INTENTIONALLY DELETED. 14. INTENTIONALLY DELETED. 15. INTENTIONALLY DELETED. 16. UNRECORDED LEASE: LESSOR: TA FEDERAL WAY LLC, A NEVADA LIMITED LIABILITY COMPANY LESSEE: AUTOZONE PARTS, INC. DATE: AUGUST 26, 2016 DISCLOSED BY: 20170307000653 SUBORDINATION, NON -DISTURBANCE, ATTORNMENT AND ESTOPPEL AGREEMENT DATED: FEBRUARY 10, 2017 BETWEEN: ORIGIN BANK AND TA FEDERAL WAY LLC, A NEVADA LIMITED LIABILITY COMPANY, AND AUTOZONE PARTS, INC., A NEVADA CORPORATION RECORDED:- MARCH 7, 2017 RECORDING NO.: 20170307000653 27306B (6/06) 4 ALTA Owner's Policv W17/06) _ Copyright American Land Title Association. All rights reserved. The use of this Form is restricted to ALTA licensees and ALTA Ad_EAICkN members in good standing as of the date of use. All other uses are prohibited. Reprinted under license from the American Land LAND TITLE Title Association. ASSOCI—E,N Order No.: 20373095-410-MP2-MAW Policy No.: WA-FBCM-IMP-27306-1-17-20373095 SCHEDULE B (Continued) 17. INTENTIONALLY DELETED, 18. ANY RIGHTS, INTEREST OR CLAIMS WHICH MAY EXIST OR ARISE BY REASON OF THE FOLLOWING MATTERS DISCLOSED BY A SURVEY PREPARED BY TERRANE, DATED FEBRUARY 1, 2017, DESIGNATED JOB NO. 160354: A) CHAIN LINK FENCE ALONG THE NORTHEASTERLY AND EASTERLY PROPERTY LINES IS LOCATED VARIOUS DISTANCES INSIDE SUBJECT PROPERTY LINES. B) ASPHALT AND CURBING ENCROACHES OUTSIDE SUBJECT PROPERTY LINES AT VARIOUS LOCATIONS ALONG THE WESTERLY AND SOUTHERLY PROPERTY BORDERS. 19, DEED OF TRUST (WITH ASSIGNMENT OF RENTS, SECURITY AGREEMENT AND FIXTURE FILING) AND THE TERMS AND CONDITIONS THEREOF: GRANTOR: TA FEDERAL WAY LLC, A NEVADA LIMITED LIABILITY COMPANY TRUSTEE: FIDELITY NATIONAL TITLE OF WASHINGTON, INC. BENEFICIARY: ORIGIN BANK ORIGINAL AMOUNT: $1,300,000.00 DATED: FEBRUARY 10, 2017 RECORDED: FEBRUARY 10, 2017 RECORDING NO.: 20170210001096 20. ASSIGNMENT OF LEASES AND RENTS AND THE TERMS AND CONDITIONS THEREOF: ASSIGNOR: TA FEDERAL WAY LLC, A NEVADA LIMITED LIABILITY COMPANY ASSIGNEE: ORIGIN BANK DATED: FEBRUARY 10, 2017 RECORDED: FEBRUARY 10, 2017 RECORDING NO.: 20170210001097 END OF SCHEDULE B 27306B (6/06) 5 ALTA Owner's Policy_(61171g5) Copyright American Land Title Association. All rights reserved. The use of this Form is restricted to ALTA Ilcensees and ALTA nMt3��rH members In good standing as of the date of use. All other uses are prohibited. Reprinted under license from the American Land uiiu ri�,i Title Association. Order No. 20373095-410-MP2 0.Fidelity National 'Tittle Inswrance Company Policy No. WA-FBCM-IMP-27306-1-17-20373095 ENDORSEMENT Attached to Policy No. WA-FBCM-IMP-27306-1-17-20373095 Issued by Fidelity National Title Insurance Company The Company insures against loss or damage sustained by the Insured by reason of an environmental protection lien that, at Date of Policy, is recorded in the Public Records or filed in the records of the clerk of the United States district court for the district in which the Land is located, unless the environmental protection lien is set forth as an exception in Schedule B. This endorsement is issued as part of the policy. Except as it expressly states, it does not (i) modify any of the terms and provisions of the policy, (ii) modify any prior endorsements, (iii) extend the Date of Policy, or (iv) increase the Amount of Insurance. To the extent a provision of the policy or a previous endorsement is inconsistent with an express provision of this endorsement, this endorsement controls. Otherwise, this endorsement is subject to all of the terms and provisions of the policy and of any prior endorsements. Dated: February 10, 2017 at 3:24 p.m. Fidelity National Title Insurance Company Countersigned by: °SEAL ` Authorized Signature 27E487 ALTA Endorsement Foam 8.2-06 Commercial Environmental Lien (10-16-08) 20373095-3d271600-1231-11e6-9082-005056ab04b6.PL1 I I By Randy Oud k. Pco MO nr Attest: Whool ar►Ira. 5aCARary Copyright American Land Title Association. All rights reserved. The use of this Form is restricted to ALTA licensees and ALTA AMERICA� members In good standing as of the date of use. All other uses are prohibited. Reprinted under license from the American Land LAND TITLE nxxiAnuN Title Association. Order No. 20373095-410-MP2 Fidelity National Title = Insurance Company Policy No. WA-FBCM-IMP-27306-1-17-20373095 ENDORSEMENT Attached to Policy No. WA-FBCM4MP-27306-1-17-20373095 Issued By Fidelity National Title Insurance Company 1. The insurance provided by this endorsement is subject to the exclusions in Section 4 of this endorsement; and the Exclusions from Coverage, the Exceptions from Coverage contained in Schedule B, and the Conditions in the policy. 2. For the purposes of this endorsement only, "Covenant" means a covenant, condition, limitation or restriction in a document or instrument in effect at Date of Policy. 3. The Company insures against loss or damage sustained by the Insured by reason of: a. A violation on the Land at Date of Policy of an enforceable Covenant, unless an exception in Schedule B of the policy identifies the violation; or b. A notice of a violation, recorded in the Public Records at Date of Policy, of an enforceable Covenant relating to environmental protection describing any part of the Land and referring to that Covenant, but only to the extent of the violation of the Covenant referred to in that notice, unless an exception in Schedule B of the policy identifies the notice of the violation. 4. This endorsement does not insure against loss or damage (and the Company will not pay costs, attorneys' fees, or expenses) resulting from: a. any Covenant contained in an instrument creating a lease; b. any Covenant relating to obligations of any type to perform maintenance, repair, or remediation on the Land; or C. except as provided in Section 3.b, any Covenant relating to environmental protection of any kind or nature, including hazardous or toxic matters, conditions, or substances. This endorsement is issued as part of the policy. Except as it expressly states, it does not (i) modify any of the terms and provisions of the. policy, (ii) modify any prior endorsements, (iii) extend the Date of Policy, or (iv) increase the Amount of Insurance. To the extent a provision of the policy or a previous endorsement is inconsistent with an express provision of this endorsement, this endorsement controls. Otherwise, this endorsement is subject to all of the terms and provisions of the policy and of any prior endorsements. Dated: February 10, 2017 at 3:24 p.m. Fidelity National Title Insurance Company Countersigned by: By ,uu s 1� SEAL Randy prrk, Prosldenl 9 AklesL Authorized Signature Ijkliad 61a,6110, sac omy 27E711 ALTA 9.1-06 Covenants, Conditions and Restrictions — Unimproved Land — Owner's Policy (4-2-12) Page 1 of 1 Copyright American Land Title Association. All rights reserved. The use of this Form is restricted to ALTA licensees and ALTA �AK� members in good standing as of the date of use. All other uses are prohibited. Reprinted under license from the American Land "Yn" `f Title Association. esu M11.N Aj K- prderNo, 20373095-410-MP2-MAW Policy No. WA-FBCM-IMP-27306-1-17-20373095 =f„ Fidelity National Title Insurance Company ENDORSEMENT Attached to Policy No. WA-FBCM-IMP-27306-1-17-20373095 Issued By Fidelity National Title Insurance Company 1. The insurance provided by this endorsement is subject to the exclusions in Section 4 of this endorsement; and the Exclusions from Coverage, the Exceptions from Coverage contained in Schedule B, and the Conditions in the policy, 2. For the purposes of this endorsement only: a. "Covenant" means a covenant, condition, limitation or restriction in a document or instrument recorded in the Public Records at Date of Policy. b. "Private Right" means (i) an option to purchase; (ii) a right of first refusal; or (iii) a right of prior approval of a future purchaser or occupant, 3. The Company insures against loss or damage sustained by the Insured under this Owner's Policy if enforcement of a Private Right in a Covenant affecting the Title at Date of Policy based on a transfer of Title on or before Date of Policy causes a loss of the Insured's Title, 4. This endorsement does not insure against loss or damage (and the Company will not pay costs, attorneys' fees, or expenses) resulting from: a. any Covenant contained in an instrument creating a lease; b, any Covenant relating to obligations of any type to perform maintenance, repair, or remediation on the Land; C. any Covenant relating to environmental protection of any kind or nature, including hazardous or toxic matters, conditions, or substances; or d. any Private Right in an instrument identified in Exception(s) NONE in Schedule B. This endorsement is issued as part of the policy, Except as it expressly states, it does not (i) modify any of the terms and provisions of the policy, (ii) modify any prior endorsements, (iii) extend the Date of Policy, or (iv) increase the Amount of Insurance, To the extent a provision of the policy or a previous endorsement is inconsistent with an express provision of this endorsement, this endorsement controls, Otherwise, this endorsement is subject to all of the terms and provisions of the policy and of any prior endorsements. 1 Dated: February 10, 2017 at 3:24 p.m. Fidelity National Title Insurance Company JCountersigned by: Ely -SEAL Ronny OuIIk, President Most 460,� Authorized Signature rdlctav3Griono.8ucretary 27E748 ALTA 9.9-06 Private Rights — Owner's Policy (4-2-13) Pagel of2_ Copyright American Land Title Association. All rights reserved. The use of this Form Is restricted to ALTA licensees and ALTA AM ER members in good standing as of the date of use. All other uses are prohibited. Reprinted under license from the American Land LAND TITLE ASSOCIATION Title Association. I Order No. 20373095-410-MP2-MAW Policy No. WA-FBCM-IMP-27306-1-17-20373095 27E748 ALTA 9.9-06 Private Rights — Owner's Policy (4-2-13) Page 2 of 2 Copyright American Land Title Association. All rights reserved. The use of this Form is restricted to ALTA licensees and ALTA ■� AMERICAN members in good standing as of the date of use. All other uses are prohibited. Reprinted under license from the American Land LAND TITLE Title Association. MSO IATID" Ilia Order No. 20373095-410-MP2-MAW Policy No. WA-FBCM-IMP-27306-1-17-20373095 0 Fidelity National Title Insurance Company ENDORSEMENT Attached to Policy No. WA-FBCM-IMP-27306-1-17-20373095 Issued by Fidelity National Title Insurance Company The Company insures against loss or. damage sustained by the Insured if, at Date of Policy (i) the Land does not abut and have both actual vehicular and pedestrian access to and from Pacific Highway S (the "Street"), (ii) the Street is not physically open and publicly maintained, or (iii) the Insured has no right to use existing curb cuts or entries along that portion of the Street abutting the Land. This endorsement is issued as part of the policy. Except as it expressly states, it does not (i) modify any of the terms and provisions of the policy, (ii) modify any prior endorsements, (iii) extend the Date of Policy, or (iv) increase the Amount of Insurance. To the extent a provision of the policy or a previous endorsement is inconsistent with an express provision of this endorsement, this endorsement controls. Otherwise, this endorsement is subject to all of the terms and provisions of the policy and of any prior endorsements to it. Dated: February 10, 2017 at 3:24 p.m. Fidelity National Title Insurance Company Countersigned by: SEAL Authorized Signature Randy Quirk, President Allesl 1,11n.)VI Grra11P, secretary 27E125 ALTA 17-06 Access and Entry (6-17-06) Page lof 1 Copyright American Land Title Association. All rights reserved. The use of this Form is restricted to ALTA licensees and ALTA �Ittsssa AMENICAN members in good standing as of the date of use. All other uses are prohibited. Reprinted under license from the American Land LAND rlMh Title Association. .1106AM04 Order No. 20373095-410-MP2 0 Fidelity National Title Insurance Company Policy No. WA-FBCM-IMP-27306-1-17-20373095 ENDORSEMENT Attached to Policy No. WA-FBCM-IMP-27306-1-17-20373095 Issued by Fidelity National Title Insurance Company The Company insures against loss or damage sustained by the Insured by reason of the lack of a right of access to the following utilities or services: (CHECK ALL THAT APPLY) X Water service X Natural gas service X Telephone service X Electrical power service X Sanitary sewer X Storm water drainage ❑ ❑ ❑ either over, under or upon rights -of -way or easements for the benefit of the Land because of- (1) a gap or gore between the boundaries of the Land and the rights -of -way or easements; (2) a gap between the boundaries of the rights -of -way or easements ; or (3) a termination by a grantor, or its successor, of the rights -of -way or easements. This endorsement is issued as part of the policy. Except as it expressly states, it does not (i) modify any of the terms and provisions of the policy, (ii) modify any prior endorsements, (iii) extend the Date of Policy, or (iv) increase the Amount of Insurance. To the extent a provision of the policy or a previous endorsement is inconsistent with an express provision of this endorsement, this endorsement controls. Otherwise, this endorsement is subject to all of the terms and provisions of the policy and of any prior endorsements. Dated: February 10, 2017 at 3:24 p.m. Fidelity National Title Insurance Company Countersigned by: By SEAL Randy Quirk. Pro51aoni /UIesL Authorized Signature uwr' a l Grmilb. siefetary 27E490 ALTA Endorsement Form 17.2-06 Utility Access (10-16-08) 20373095-3d271600-1231-11e6-9082-0050566006.PL1 Copyright American Land Title Association. All rights reserved. The use of this Form is restricted to ALTA licensees and ALTA AMI1,j CA H members in good standing as of the date of use. All other uses are prohibited. Reprinted under license from the American Land LM-0,1:0 Title Association. ""' " I J Order No. 20373095-410-MP2-MA W 0- Fidelity National Title Insurance Company Policy No. WA-FBCM-iMP-27306-1-17-20373095 ENDORSEMENT Attached to Policy No. WA-FBCM-IMP-27306-1-17-20373095 Issued by Fidelity National Title Insurance Company The Company insures against loss or damage sustained by the Insured by reason of the Land being taxed as part of a larger parcel of land or failing to constitute a separate tax parcel for real estate taxes, This endorsement is issued as part of the policy. Except as it expressly states, it does not (i) modify any of the terms and provisions of the policy, (ii) modify any prior endorsements, (iii) extend the Date of Policy, or (iv) increase the Amount of Insurance. To the extent a provision of the policy or a previous endorsement is inconsistent with an express provision of this endorsement, this endorsement controls. Otherwise, this endorsement is subject to all of the terms and provisions of the policy and of any prior endorsements to it. Dated: February 10, 2017 at 3:24 p.m. Fidelity National Title Insurance Company Countersigned by: By .' D R3n*Voukk, Woside Attest Authorized Signature SGU450Y 27E127 ALTA 18-06 Sinale Tax Parcel (6-17-06) Page lof 1 Copyright American Land Title Association. All rights reserved. The use of this Form is restricted to ALTA licensees and ALTA " members in good standing as of the date of use. All other uses are prohibited. Reprinted under license from the American Land A LAND TITLE Title Association. ASSDCIAT10N Order No. 20373095-410-MP2 0 Fidelity National Title Insurance Company Policy No. WA-FBCM-IMP-27306-1-17-20373095 ENDORSEMENT Attached to Policy No. WA-FBCM-IMP-27306-1-17-20373095 Issued by Fidelity National Title Insurance Company The Company insures against loss or damage sustained by the Insured by reason of the failure of the Land as described in Schedule A to be the same as that identified on the survey made by Terrane dated February 1, 2017, and designated Job No. 160354. This endorsement is issued as part of the policy. Except as it expressly states, it does not (i) modify any of the terms and provisions of the policy, (ii) modify any prior endorsements, (iii) extend the Date of Policy, or (iv) increase the Amount of Insurance. To the extent a provision of the policy or a previous endorsement is inconsistent with an express provision of this endorsement, this endorsement controls. Otherwise, this endorsement is subject to all of the terms and provisions of the policy and of any prior endorsements. Dated: February 10, 2017 at 3:24 p.m. Fidelity National Title Insurance Company Countersigned by: .a.e By ~s SEAL Randy Ounk. Pmldonl Most Authorized Signature Rich.10612MT0,90clutary 27E495 ALTA 25-06 Same as Survey (10-16-08) Page 15 of 1 Copyright American Land Title Association. All rights reserved. The use of this Form is restricted to ALTA licensees and ALTA members in good standing as of the date of use. All other uses are prohibited, Reprinted under license from the American Land ""IEKICA" Title Association, AssocInTIn.� I QrderNo. 20373095-410-MP2 Policy No. WA-FBCM-IMP-27306-1-17-20373095 0 Fidelity National 'Tale Insurance Company ENDORSEMENT Attached to Policy No. WA-FBCM-IMP-27306-1-17-20373095 Issued by Fidelity National Title Insurance Company The Company insures against loss or damage sustained by the Insured by reason of the failure of the Land to constitute a lawfully created parcel according to the subdivision statutes and local subdivision ordinances applicable to the Land. This endorsement is issued as part of the policy. Except as it expressly states, it does not (i) modify any of the terms and provisions of the policy, (ii) modify any prior endorsements, (iii) extend the Date of Policy, or (iv) increase the Amount of Insurance. To the extent a provision of the policy or a previous endorsement is inconsistent with an express provision of this endorsement, this endorsement controls. Otherwise, this endorsement is subject to all of the terms and provisions of the policy and of any prior endorsements. Dated: February 10, 2017 at 3:24 p.m. Fidelity National Title,Insurance Company Countersigned by: D Authorized Signature By: Randy QUO. Presidont Mlest Idrehae _G(Wors Nacrolaly — 27E496 ALTA 26-06 Subdivision (10-16-08) Page 16 of 1 Copyright American Land Title Association. All rights reserved. The use of this Form is restricted to ALTA licensees and ALTA �^ members In good standing as of the date of use. All other uses are prohibited. Reprinted under license from the American Land ; ']CAN rru Title Association. Order No. 20373095-410-MP2-MAW 0- Fidelity National 'Tale Insurance Company Policy No. WA-FBCM-IMP-27306-1-17-20373095 ENDORSEMENT Attached to Policy No. WA-FBCM-IMR27306-1-17-20373095 Issued By Fidelity National Title Insurance Company The Company insures against loss or damage sustained by the Insured by reason of the failure of the easement(s) referred to in Exception(s) 4, 5 and 12 of Schedule B to be located on the Land as depicted on the survey made by Terrane dated February 1, 2017, and designated Job No. 160354. This endorsement is issued as part of the policy. Except as it expressly states, it does not (i) modify any of the terms and provisions of the policy, (ii) modify any prior endorsements, (iii) extend the Date of Policy, or (iv) increase the Amount of Insurance. To the extent a provision of the policy or a previous endorsement is inconsistent with an express provision of this endorsement, this endorsement controls. Otherwise, this endorsement is subject to all of the terms and provisions of the policy and of any prior endorsements. Dated: February 10, 2017 at 3:24 p.m. Fidelity National Title Insurance Company Countersigned by: By � SEAL Randy /e %, Prisld n! Allesk Authorized Signature 43147i1I6, suf4tuy ALTA 25.2-06 Easement Shown in Survev Paee 17 of 1 Copyright American Land Title Association. All rights reserved. The use of this Form is restricted to ALTA licensees and ALTA AAIENICAN members in good standing as of the date of use, All other uses are prohibited. Reprinted under license from the American Land LAND TITLE Title Association. "" "&mN I Order No. 20373095-410-MP2 0 Fidelity National Title Insurance Company Policy No. WA-FBCM-IMP-27306-1-17-20373095 ENDORSEMENT Attached to Policy No. WA-FBCM-IMP-27306-1-17-20373095 Issued by Fidelity National Title Insurance Company The Company insures against loss or damage sustained by the Insured if the exercise of the granted or reserved rights to use or maintain the easement(s) referred to in Exception(s) 4, 5 and 12 of Schedule B results in: (1) damage to an existing building located on the Land, or (2) enforced removal or alteration of an existing building located on the Land, This endorsement is issued as part of the policy. Except as it expressly states, it does not (i) modify any of the terms and provisions of the policy, (ii) modify any prior endorsements, (iii) extend the Date of Policy, or (iv) increase the Amount of Insurance. To the extent a provision of the policy or a previous endorsement is inconsistent with an express provision of this endorsement, this endorsement controls. Otherwise, this endorsement is subject to all of the terms and provisions of the policy and of any prior endorsements. Dated: February 10, 2017 at 3:24 p.m. Fidelity National Title Insurance Company Countersigned by: ySEAL Authorized Signature 27E608 ALTA 28-06 Easement —Damage or Enforced Removal (02-03-10) 20373095-3d271600-1231-11e6-9082-005056ab04b6.PL1 By Randy Quilk. PEesidanl Most Mccluvl Gr4ie Ma. Sacrelary Copyright American Land Title Association. All rights reserved. The use of this Form is restricted to ALTA licensees and ALTA AME RICAN members in good standing as of the date of use. All other uses are prohibited. Reprinted under license from the American Land LAND TITLE Mrwna�m Title Association. Order No, 20373095-410-MP2-MAW Fidelity National Title Insurance Company Policy No. WA-FBCM-IMP-27306-1-17-20373095 ENDORSEMENT Attached to Policy No. WA-FBCM-IMP-27306-1-17-20373095 Issued By Fidelity National Title Insurance Company 1. The insurance provided by this endorsement is subject to the exclusion in Section 4 of this endorsement; and the Exclusions from Coverage, the Exceptions from Coverage contained in Schedule B, and the Conditions in the policy. 2. For purposes of this endorsement only, "Improvement" means a building, structure located on the surface of the Land, and any paved road, walkway, parking area, driveway, or curb, affixed to the Land at Date of Policy and that by law constitutes real property, but excluding any crops, landscaping, lawn, shrubbery, or trees. 3. The Company insures against loss or damage sustained by the Insured by reason of the enforced removal or alteration of any Improvement, resulting from the future exercise of any right existing at Date of Policy to use the surface of the Land for the extraction or development of minerals or any other subsurface substances excepted from the description of the Land or excepted in Schedule B. 4. This endorsement does not insure against loss or damage (and the Company will not pay costs, attorneys' fees, or expenses) resulting from: a. contamination, explosion, fire, vibration, fracturing, earthquake or subsidence; or b. negligence by a person or an Entity exercising a right to extract or develop minerals or other subsurface substances; or C. the exercise of the rights described in ( NONE ). This endorsement is issued as part of the policy. Except as it expressly states, it does not (i) modify any of the terms and provisions of the policy, (ii) modify any prior endorsements, (iii) extend the Date of Policy, or (iv) increase the Amount of Insurance. To the extent a provision of the policy or a previous endorsement is inconsistent with an express provision of this endorsement, this endorsement controls. Otherwise, this endorsement is subject to all of the terms and provisions of the policy and of any prior endorsements. Dated: February 10, 2017 at 3:24 p.m. Countersigned by: eY • SEAL Randy Quirk. Nosident Atlost Authorized Signature hkylaol csavesa. Noetwy 27E72147 ALTA 35.1-06 Minerals and Other Subsurface Substances - Improvements (4-2-12) w/ WA Mod Page 1 of 1 Copyright American Land Title Association. All rights reserved. The use of this Form is restricted to ALTA licensees and ALTA AW members in good standing as of the date'of use. All other uses are prohibited. Reprinted under license from the American Land LAND TITLE Title Association. I I Qrder No, 20373095-410-MP2-MAW Fidelity National Title Insurance Company Policy No. WA-FBCM-IMP-27306-1-17-20373095 ENDORSEMENT Attached to Policy No. WA-FBCM-IMP-27306-1-17-20373095 Issued By Fidelity National Title Insurance Company When the policy is issued by the Company with a policy number and Date of Policy, the Company will not deny liability under the policy or any endorsements issued with the policy solely on the grounds that the policy or endorsements were issued electronically or lack signatures in accordance with the Conditions. This endorsement is issued as part of the policy. Except as it expressly states, it does not (i) modify any of the terms and provisions of the policy, (ii) modify any prior endorsements, (iii) extend the Date of Policy, or (iv) increase the Amount of Insurance. To the extent a provision of the policy or a previous endorsement is inconsistent with an express provision of this endorsement, this endorsement controls. Otherwise, this endorsement is subject to all of the terns and provisions ,of the policy and of any prior endorsements. Dated: February 10, 2017 at 3:24 p.m. Fidelity National Title Insurance Company Countersigned by: -'SEAL aa� -'40 r-"� Authorized Signature By Rpdy Quirk. PrvsldenI Adak Wola at GI rre N o. So croary 27E746 ALTA 39-06 Policy Authentication (4-2-13) Page I of 1 Copyright American Land Title Association. All rights reserved. The use of this Form is restricted to ALTA licensees and ALTA AM members in good standing as of the date of use. All other uses are prohibited. Reprinted under license from the American Land LANDRTIT E Title Association. ASSD� a, Dv .Ito Order No. 20373095-410-MP2PolicyNo. WA-FBCM-IMP-27306-1-17-20373095 Fidelity National Title Insurance Company ENDORSEMENT Attached to Policy No. WA-FBCM-IMP-27306-1-17-20373095 Issued By Fidelity National Title Insurance Company This policy is hereby amended by deleting, in its entirety, paragraph No. 14 of the Conditions and Stipulations of this ALTA Owners Policy. The provisions hereby deleted shall have no further force or effect, and shall not apply to the insured, it's successors or assigns set forth in Schedule A of this policy. This Endorsement is made a part of the Policy and is subject to all of the terms and provisions thereof and of any prior endorsements thereto. Except to the extent expressly stated, it neither modifies any of the terms and provisions of the policy and any prior endorsements, nor does it extend the effective date of the policy and any prior endorsements, nor does it increase the face amount thereof. Dated: February 10, 2017 at 3:24 p.m. Fidelity National Title Insurance Company Countersigned by: By ' 4W/ 4—, SEAL Randy Quirk. Presi enl Attest0 Authorized Signature Wfinal. oraysllr,. Ner<twy SPECIAL WA FORM END. Special -Arbitration Deletion (1-1-94) 20373095-3d271600-1231-11e6-9082-005056ab04b6.PL1