16-100208 (5)IMMIMPYfffierfmc,
Page 2 of 4
October 21, 2016
Outdoor Storage Container Sales, Rental, Service, Repair — Self -Service Storage — Tow and Taxi Lots." The
proposed uses, not exempt from SEPA, are reviewed under Use Process III, Project Approval. The Director of
Community Developlinent makes a written decision on the application based on the criteria fisted under
FWRC 19.65.100.
SEPA PROCESS
The City of Federal Way issued a Determination of Nonsignificance (DNS) on September 2, 2016, pursuant to
Wlasbington Administrative Code (WAG} 197-11-355. Following review of the environmental checklist, the city
determined the proposal would not have a probable significant adverse impact on the environment, an
Environmental Impact Statementwould not be required, and no SEPA based mitigation was necessary.
CONDITIONS OF APPROVAL
The following conditions are reasonably necessary to eliminate or rMinimize any undesirable effects of
granting application approval.
1. Installation of new underground storage tanks must meet the requirements of the state underground
storage tank regulations (Chapter 173-360 WAC). The regulations and required forms are available
from the Department of Ecology (DOE) at
360,
ni, or by callin (360)
9
407-7170, or toll -free in state 1-800-826-7716.
2. A notice of intent to install tanks must be filed with DOE at least 30 days prior to installation. Within
30 days after coming into service, the tanks must be registered with the Department of Revenue's
Business License Service on a state notification form (hgrj)��:blsj�orwa,.�gov ffi�rms 7�00041. �Idf and
htt /ffirt pa,Ldom
3. The supervisor on -site during the installation must be licensed by passing an exam administered by
the International Code Council (ICC) wwaccsafe.orv).
4. New tanks and any connected piping must be protected from corrosion by either a cathodic
protection system, or by being constructed or coated with a non -corrosive material such as
fiberglass. An acceptable method of leak detection must be employed, and the tanks must be
equipped with spill prevention and overfill protection equipment.
5. Stage I vapor recovery equipment is required on all new gasoline dispensiM4 facilities with a total
gasoline non�inal storage capacity greater than 10,000 gallons. Also, a certified Stage II vapor recovery
system is required for these faciJities in all Western Washington counties (Chapter 173-491 WAC).
7. Installation of permanent signs and split rail fencing around the wedand consistent with F-,vVRC
19.145.180(2) and (3)(a)(iv), shall be completed prior to final inspection for the building permit.
Fk # 16-100208-00-UP D LD, 74799
ROMFOXAMMIM
PaLye 3 of I'
*ctober 21, 201-6
8. The 11 -foot right-of-way dedication along South 356th Street shall be completed prior to issuance of the
building permit.
9. The owner of the subject site shall improve the other half of the shared access driveway on South 356th
Street; namely, joint access and utility easement #20131224000787, per the recorded text of the
easement. This amounts to an area approximately 20 feet wide by 52 feet long on the adjacent property
within the easement, assuming the existing driveway layout. These improvements shall be completed
prior to final inspection of the building permit.
BUILDING PERMIT REQUIREMENTS
This Process III land use decision does not constitute a building permit, or authorize clearing/grading
activities. If you have any questions regarding the building permit submittal, please contact the Permit Center
at 253-835-2607, or aermitcente-rC&cit),offedeLatiL, y,coin.
REQUESTS FOR CHANGE OF VALUATION
Per FWRC 19.65.100(4)(i), affected property owners may request a change in valuation for property tax
purposes, notwithstanding any program of revaluation.
APPROVAL DURATION
Per FWRC 19.15.100.2, unless modified or appealed, the Process III decision is valid for five years from the
date of issuance of the decision. Time extensions to the decision may be requested prior to the lapse of
approval following the provisions listed in FW,'RC 19.15.110. The improvements must be substantially
completed within the five-year time period, or the land use decision becomes void.
CLOSING
This land use decision does not waive compliance with future City of Federal Way codes, policies, and
standards relating to this development.
Doc. LD, 74799
fife #1 6-1002084M-UP
Mr. Nick Wecker
Page 4 of 4
October 21, 2016
If you have any questions regarding this decision, please contact Senior Planner Stacey Welsh, AICP, at 253-835-
2634, or stacey-welsh@ �,) ffed &eral wai,. com.
Scott Sproul
Acting Community Development Director
enc Exhibit 'A' Findings for Project Approval
Approved Site Plan
Approved Landscape Plan
C Stacey Welsh, Senior Planner
Ann Dower, Senior Engineering Plans Reviewer
Erik Preston, Senior Traffic Engineer
Vince Faranda, South King Fire & Rescue
Brian Asbury, Lakehaven Utility District
Diana Noble-Gulliford,disc gALivLn if .. d coo
John Wilson, King County Assessor, #ADM-AS-0708, 500 46 Avenue, Seattle, WA 98104
Balbir Birk, Triple B Pac Hwy, Inc., 11220 SE 26511, Place, Kent, WA 98030
Nathan Golden, Brooklake Church, 629 South 3561h Street, Federal Way, WA 98003
Yvonne Kicken, WA Department of Ecology, 3190 160rll Avenue SE, Bellevue, WA 98008-5452
rile #16-100208-00-UP D— E,D. 74799
M
Exhib ift A
Findings for Project Approval
Federal Way Revised Code (FWRC) Chapter 19.65, "Process III Project Approval"
Arco Project, File #16-1002080-00-'LT
The Director of Community Development hereby makes the following findings pursuant to content
requirements of the Process III written decision as set forth in Federal Way Revised Code (FWRC)
19.65.100(4). These firidings are based on review of existing city documents and items submitted by the
applicant and received January 15, 2016, March 25, 2016, April 4, 2016, June 27, 2016, July 5, 2016,
August 5, 2016, and August 25, 2016.
1. Proposal — Construction of a 3,180 square foot gas station/convenience store with a 4,408 square foot
canopy over eight multi -product dispensers and two underground storage tanks; a 1, 15 2 square foot
car wash; a 500 gallon propane tank; and associated site work on a 4.2 acre site.
24 Zoning and Comprehensive Plan Designation — Zoning for the subject property is Commercial
Enterprise A vehicle service station and car wash are permitted uses in the CE zoning district
pursuant to FWRC 19.240.050, "Vehicle, Boat, Equipment, and Outdoor Storage Container Sales,
Rental, Service, Repair — Self -Service Storage — Tow and Taxi Lots." The Federal Way
Comprehensive Plan (FWCP) designation for the subject property is Commercial Enterprise.
9,. Site Plan Review Process — The project requires review under Process 111, Project Approval. TM -
Director of Community Development makes a written decision on the application based on the
criteria listed under FWRC 19.65. 100. 1
4. State Environmental Policy Act (SEPA) — The proposed. improvements exceed categorical exemption
levels pursuant to Washington Administrative Code (WAC) 197-11-800. The city acted as lead
agency and issued a Determination of Nonsignificance on September 2, 2016. The threshold
determination comment period ended September 16, 2016, and appeal period ended October 7, 2016;
with no appeals submitted; therefore, the determination has become final.
5Public Notice — Pursuant to Process III regulations, a Notice of Land Use Application (NOA) was
published in the Federal Way Mirror, posted on the subject property, and displayed on the
designated city notice boards on February 19, 2016. Notices were also mailed to property owners
within 300 feet of the subject property. One written comment was received on the application.
Pursuant to SEPA regulations, a Notice of Determination of Nonsignificance (DNS) was published
in the Federal Way Mirror, posted on the subject property, and displayed on the designated city
notice boards on September 2, 2016. Notices were also mailed to property owners within 300 feet of
the subject property and emailed to agencies. Two written comments were received on the DNS.
Exhibit A — Findings of Fact Page I of 7
Arco Project File #16-100208-00-UP 1 Doc, I.D. 74801
6. Public Comments — Three written comments were received. The comments address traffic and safety
issues in the area, health concerns related to the chemical component of the project, sensitive areas,
Pollution, nearby ownership/development, land state requirements.pertaining to aspects of the facility,
have been adopted by the city to address the public health, safety, and welfare; including but not
limited to those that address trans ortation design sensitive areas, and building, Mand fire d M Bug] M
7. Bulk & Dimensional Requirements — Per FWRC 19.240.050, vehicle service stations and car washes
in the CE zoning district require the following structural setbacks: 20 feet in the front (due to
location of gas pumps in the front); 15 feet on the light side; 20 feet on the left side (due to adjacent
residential zone); and 15 feet on the rear. All setbacks are satisfied. No maximum lot coverage
applies. The maxi 'mum height allowed for these uses in the CE zone is 40 feet above average
building elevation. The tallest proposed component of the project is the convenience store at 24.5
feet in height. The code limits the number of vehicle service stations at the same intersection to two;
currently there are none located at the intersection of Pacific Highway South and South 356t" Street.
8. Parking Requirements —Per FWRC 19.240.050, required parking is one parking space per 300 squa
feet of gross floor area (gfa), excluding the area under the pump island canopy. The gas station/
convenience store requires 11 spaces (3180/300=10.6) and the car wash requires 4 (1152/300=3.8),
for a total of 15 required parking spaces. The site plan depicts 16 parking spaces. I
9. Landscaping— Per FWRC 19.125.060(9), perimeter landscaping is required as follows: Type III -
"Visual Buffer" landscaping five feet in width along all property lines abutting public rights -of -way
(applies to eastern and southern property lines); Type I "Solid Screen" landscaping 15 feet in width
along the perimeter of the property abutting a residential zoning district (applies to western property
line); and Type III "Visual Buffer" landscaping five feet in width along the perimeter of the property
abutting a nonresidential zoning district (applies to northern property line). FWRC 19.125.040.4
requires screening around the new trash/recycling enclosure.
- 1 -4 IT 111110811 WIN IN
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the 15 feet required by code as detailed above.
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71r, I Uqui UT p ICI 1111MCE L; dW9_F U1 PIOT IUC dl U1 I LCU L J-1 U1 lCaL Lft;�i 01 _Z"tpjtl I
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."
Exhibit A — Findings of Fact Page 2 of 7
Arco Project File #1 6-100208-00-UP / Doe. I.D. 74801
three-foot tall berm (or acceptable equivalent), plus landscaping planted in the berm. A three-foot
tall hedge does not satisfy this requirement. A condition of approval shall require the landscape plan
submitted with the building permit comply with FWRC 19.125.070(5)(a). As conditioned, the
landscaping plan is consistent with applicable standards set forth in FWRC Chapter I 9J 25.
10. Clearing& Grading —An engineering permit (EN) will be required. Clearing and grading activiti
i
will be reviewed for consistency with applicable standards set forth in FWRC Chapter 19.120. pT1
reliminary cut/fill analysis is that 2,000 cubic yards of cut and 500 cubic yards of fill are planne
11. Tree RetentionlReplacement — Pursuant to FWRC 19.120.130, compliance with the city's tree
density requirements in the CE zone (20 tree units per acre) requires 84 tree units on the subject
property's 4.2 acres. The applicant submitted the required tree retention plan and proposes to remove
trees in conjunction with the site development, with over 84 trees to remain on site. This requirement
is satisfied.
12. Critical Areas — In June 2015, the city received a request for third party review of a wetland repo
prepared by Sewall Wetland Consulting hic., accompanied by a June 2015 survey document
showing where wetland flags are field located, prepared by Barghausen. The city forwarded the
report to our consultant, Landau, for their review. Landau completed a site visit and reviewed
relevant documents. Landau confirmed the existence of an on -site Category III wetland with a 60
foot buffer. At the applicant's request, the U.S. Army Corps of Engineers inspected the property'
June 2016 and confirmed the presence of the wetland. As shown on the Arco site plan, the projec
will not impact either the wetland or its buffer, with one minor exception. Removal of four to fiv
trees on the wetland buffer boundary line is shown on plan Sheet 3.0. A condition of approval shc
require installation of permanent signs and split rail fencing around the wetland per FWRC
19.145.180(2) and (3)(a)(iv). Public Works has a standard detail for the required signage.
13. Community Design Guidelines — The proposed building complies with the provisions of FWRC
Chapter 19.115, "Community Design Guidelines," as detailed below:
a. Crime Prevention Through Environmental Design (CPTED) Guidelines — The applicant
submitted a CPTED checklist, which was reviewed by city staff.
b. Site Design — The parking area and building are to be located near the street intersection. The
remainder of the property will retain existing vegetation. Implementation of pedestrian areas and
amenities includes two stamped concrete ADA pedestrian paths, one off of Pacific Highway and
the other off of South 356 1h Street, connecting the sidewalk to the building. Awnings have been
incorporated into the facades to provide weather protection. Transparent glass is incorporated into
the entrance fagade of the convenience store. Access controls will be implemented. The parking
lot is designed consistent with requirements.
c. Pedestrian Circulation and Public Spaces — The primary entrance to the building will be visible
from both nights -of -way. Pedestrian pathways are incorporated into the site design, connect the
building to the street, will be accessible, and clearly delineated using stamped concrete. Exterior
lighting, bench seating, a trash receptacle, and a bicycle rack will be provided.
d. Commercial Service and Institutional Facilities — Service yard walls, enclosures, and similar
accessory site elements shall be consistent with the primary building(s) relative to architecture,
materials, and colors. A new trash/recycling enclosure is proposed and the enclosure plans show a
Exhibit A — Findings of Fact Page 3 of 7
Arco Project File #16-100208-00-UP / Doc. I.D. 74801
e. Building Design — The front (east) and left (south) building fagades are both longer than 60 feet
and visible from the right-of-way. The front and left fagades required articulation includes
modulation and a canopy, in addition to the use of material and color variation and doors and
windows. The building entrance is oriented to the right-of-way.
CE District Guidelines — The parking lot is located adjacent to the right-of-way and maximizes
pedestrian access and circulation as detailed in criteria (c), above. The entrance fa�ade faces and
is clearly recognizable from the right-of-way and incorporates transparent glass. Awnings have
been incorporated to provide weather protection. Transparent glass is incorporated into the
entrance fagade of the convenience store. Exterior lighting, bench seating, a trash receptacle, and
a bicycle rack will be provided. Ground level mirrored, reflective glass, and chain link fencing are
not proposed.
14. Rooftop Mechanical Equipment— Per FWRC 19.110.070, vents and similar appurtenances that
extend above the roofline must be surrounded by a solid sight -obscuring screen that is integrated i
the architecture of the building and obscures the view of the appurtenances from adjacent streets an
properties. The rooftop equipment will be fully screened by the exterior fagade of the building, as
noted on the plans. I
15. GarbagelRecycling — The submitted trash enclosure design and on -site access are satisfactory
(Sheets C4 aid 1). There is plenty of space in the enclosure for a business of this size.
f 6. Lighting — The proposal includes outdoor lighting. Per FWRC 19.105.030(3), 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. The applicant submitted a lighting plan that details spill on adjacent properties and the
right-of-way. The maximum off -site light spill level is .9 horizontal footcandles (fc) in one location
near the southern property line. The highest on -site level is 72.3 fc, under the fuel canopy. For
reference, an average fc rating for an active building entrance is 2 fc.
17. Additional Permitting — Additional permitting is required for subsequent site development; none of
which have been applied for at this time.
18. Transportation — As a component of the Use Process III application, projects undergo traffic
concurrency analysis pursuant to the state Growth Management Act (GMA); goals and policies of
the FWCP; and FWRC Chapter 19.90, "Transportation Concurrency Management." A Capacity
Reserve Certificate was issued in March 2016 for the project. The number of new PM peak hour
vehicle trips generated by the project is 98. A transportation impact fee is required and will be
calculated based on the fee schedule in effect at the time a building permit application is filed, and
must be paid prior to permit issuance.
19. Street Frontage Improvements — The applicant/owner will be expected to construct street
improvements consistent with the planned roadway cross -sections as shown in Map 111-6 of the
FWCP and Capital Improvement Program (CIP) shown as Table 111-19 (FWRC 19.135.040). Based
Exhibit A — Findings of Fact Page 4 of 7
Arco Project File #16-100208-00-UP / Doc. I.D. 74801
1111prOWIRCIRS. I IIV, dJ-P;IA-,dI1L ITAILIS VC CAPICUL01"JI-Vt AC TfTfXAII7rV —5rfc;cFI
to the city's planned roadway cross -sections:
SR-99 is a Principal Arterial planned as a Type "A" street, consisting of a 90-foot street
with curb and gutter, 6-foot planter strips with street trees, 8-foot sidewalks, and street
lights in a 124-foot right-of-way. Assuming a symmetrical cross section, no night -of -
way dedication or street improvements are required.
South 356"' Street is a Principal Arterial planned as a Type "C" street, consisting of a
72-foot street with curb and gutter, 6-foot planter strips with street trees, 8-foot
sidewalks, and streetlights in a 106-foot right-of-way. Assuming a symmetrical cross
section, an 11 -foot right-of-way dedication is required.
Recent frontage improvements on South 356t" Street were constructed in 2009, which is not within the
immediately preceding four year exception timeframe specified in FWRC 19.135.030(b). However,
those improvements were constructed according to the design standards in place at that time.
Requiring the re -construction of frontage improvements to current standards would not be harmonious
to V sue, a ifui
us
........ .. — -------
1") 0 11111115 63 INIM VAI IN 9 IN 14011 M113
The owner of the subject site would also be required to improve the other half of the shared access
driveway on South 356t" Street; namely, joint access and utility easement #20131224000787, per the
recorded text of the easement. This would amount to an area approximately 20 feet wide by 52 feet
long on the adjacent property within the easement, assuming the existing driveway layout. A
condition of approval shall require the improvements.
20. Stormwater — The project will be required to meet the requirements of the 2009 King County Surface
Water Design Manual (KCSWDM) and the City of Federal Way Addendum to that manual.
Conservation Flow Control and Enhanced Basic Water Quality requirements apply. Stormwater
improvements are required. This is considered a high -use site requiring oil control per Special
Requirement #5 in the KCSWDM. Best Management Practices must be implemented to augment
flow control. All car wash drains and fueling pads must drain to sanitary sewer.
21. Water/Sewer — Lakehaven Utility District is the water and sewer service provider. Lakehaven issued
certificates of water and sewer availability in December 2015; certificates are valid for one-year from
the date of issuance. No new/additional/relocated hydrant is required; therefore the applicant will need
to submit applications to Lakehaven for any necessary water and/or sewer service connections.
22. South King Fire & Rescue — This project will require one fire hydrant. An existing fire hydrant on
the public street is available for this project. Fire apparatus access roads shall be installed and made
serviceable prior to and during the time of construction. A fire alarm system is required. Separate
permits are required for installation of the following:
• The fire alarrn system: a complete fire alarm system is required for buildings not
protected by a fire sprinkler system.
• Flammable and combustible liquid storage tanks.
• The propane tank.
Exhibit A — Findings of Fact Page 5 of 7
Arco Project File #1 6-100208-00-UP / Doc. I.D. 74801
7170, or toll -free in state 1-800-826-7716. 1
a A notice of intent to install tanks must be filed with DOE at least 30 days prior to installation. Within
30 days after coming into service, the tanks must be registered with the Department of Revenue's
Business License Service on a state notification form and
1P
-n-19-0
The supervisor on -site during the installation must be licensed by passing an exam administerei
by the International Code Council (ICC)
New tanks and any connected piping must be protected from corrosion by either a cathodic
protection system, or by being constructed or coated with a non -corrosive inaterial such as
fiberglass. An acceptable method of leak detection must be employed, and the tanks must be
equipped with spill prevention and overfill protection equipment.
Stage I vapor recovery equipment is required on all new gasoline dispensing facilities with a totm
gasoline nominal storage capacity greater than 10,000 gallons. Also, a certified Stage 11 vapor
recovery system is required for these facilities in all Western Washington counties (Chapter 17
491 WAC). I
9 Installation of permanent signs and split rail fencing around the wetland consistent with FWRC
19.145.180(2) and (3)(a)(iv), shall be completed prior to final inspection for the building permit.
The I I -foot right-of-way dedication along South 356h Street shall be completed prior to issuance
of the building permit.
The owner of the subject site shall improve the other half of the shared access driveway on South
356"' Street; namely, joint access and utility easement #20131224000787, per the recorded text of
the easement. This amounts to an area approximately 20 feet wide by 52 feet long on the adjacent
property within the easement, assuming the existing driveway layout. These improvements shall
be completed prior to final inspection of the building permit.
24. Conclusion — As conditioned, the proposed site plan application has been determined to be
consistent with the FWCP; with all applicable provisions of the FWRC; and with the public health,
safety, and welfare. The streets and utilities in the area of the subject property are adequate to serve
the anticipated demand from the proposal, and the proposed access to the subject property is at the
optimal location and configuration for access. The proposed development is consistent with Process
III, Project Approval, decisional criteria required under FWRC Chapter 19.65.
Exhibit A — Findings of Fact Page 6 of 7
Arco Project File #16-100208-00-UP / Doc. I.D. 74801
1; 1111 1 s
MITUd
-• • compliance with specific regulations, conditions • approval, and other applicable city
requirements. This decision shall not waive compliance with fature City of Federal Way codes, policies,
and standards relating to this development.
!K4M'MMJJJg3==
Exhibit A — Findings of Facl
Arco Project
Page 7 of 7
A
CITY HALL
33325 8th Avenue South
Federal Way, WA 98003-6325
(253) 835-7000
www.cityoffederalway.com
Jim Ferrell, Mayor
-. €
Nick Wecker FILE
Barghausen Consulting Engineers Inc.
18215 72nd Avenue South
Kent, WA 98032
e: Files - 2 - - 6-1 9- -S
LETTER OF COMPLETE APPLICATION & TECHNICALVIEW COMMENTS
co Facility, 35505 Pacific Highway South, Federal Way
Dear Mr. Wecker:
The Community Development Department is in receipt of your January 15, 2016, project submittal. Your
proposed project includes construction of a 3,180 square foot gas station/mini-mart with a 4,408 square foot
canopy over 8 multi -product dispensers and 2 underground storage tanks, and a 1,152 square foot car wash.
NOTICE OF COMPLETE APPLICATION
Please consider this correspondence a formal Letter of Complete Application. Pursuant to Federal Way Revised
Code ( C) 19.15.045 and 14.10.020, the application is deemed complete as of the date of this letter. The
complete application determination is based on a review of your submittal relative to those requirements as
set forth in FWRC 19.15.040 and 14.10.020. The submittal requirements are not intended to determine if an
application conforms to the City of Federal Way codes; they are used only to determine if all required
materials have been submitted.
NOTICE OF APPLICATION
Formal processing and review of your application will now begin. Technical review comments are provided
below. A Notice of Application will be posted on site and on the city's official notice boards, published in the
Federal Way Mirror, and mailed to the persons within 300 feet of each boundary of the subject property within
14 days of this letter.
TECHNICAL O E TS
City departments have provided the following comments that will need to be addressed prior to land use
application approval, or as otherwise noted. The FWRC is available online. Questions regarding the technical
review comments should be addressed to the referenced staff representative.
Mr. Nick Wecker
Page 2 of 9
February 11, 2016
Stacey Welsh — Planning Division, (253) 835-2634, Stacey.Welsh(a),citvoffederaINvay.com
Sheet C2 (Topographic Survey)
a. Use Process III Submittal Requirements technical comments:
i. The survey shall be prepared by a certified land surveyor and the submitted survey
stamped by ' a PR'
ii. Delineate wetlarrds on or within 200 feet of the site.
b. Title report exceptions listed ai:6-from a 2014 title report. The application submittal includes a more
recent title report. The most current report should be used to prepare the survey drawing and details
contained therein.
2. Sheet C3 (Clearing & Grading Plan)
a. Use Process III Subn-.Littal Requirements technical comment: show designation of all wetlands and
other critical areas that are on or within 300 feet of any area proposed to be disturbed by the
proposed clearing and/or grading action.
3. Sheet C3.1 (Tree/Vegetation Retention Plan)
a. Use Process III Submittal Requirements technical comment: the plan shall be prepared by a certified
arborist or a certified landscape architect and the submitted plan stamped by a PE.
b. Need to address trees on the border of the clearing limits/tree protection fence. Reconcile the plan
with the contents of Sheet L1, the wood chip and salal area —are trees within that area to remain?
Review FWRC 19.120.160 for tree and vegetation protection during construction requirements.
4. Sheet C1 /Sheet C4 (Site Plan):
a. Sheets C1 and C4 both function as a site plan due to the nature of their contents; either merge the
documents or have a cross reference note.
b. Use Process III Submittal Requirements technical comments:
i. Provide total gross floor area of all proposed floors, including the fuel canopy.
ii. Delineate wetlands on or within 200 feet of the site.
iii. Show location and calculate acreage precluded from development due to the presence of
critical areas, including wetlands (along with buffers).
iv. Provide net site area, which is gross area minus critical areas and rights -of -way.
c. Provide information regarding the size of the underground fuel tanks.
d. A propane tank is proposed off of Pacific Flighway South, which is not permitted within the zoning
setback. As indicated in the February 26, 2015, Preapplication Conference Summary, at the time of
Process III application, the applicant must designate the front property line of the vehicle servicing
station as there are two primary vehicular access points. This choice will determine the setback for
the propane tank (either 20 foot front or 15 foot side per FWRC 19.240.050).
e. Provide further detail on the propane tank, including an elevation drawing similar to those submitted
for the fuel pumps. Is this going to be vertical or horizontal, what size, have bollards, etc.? Depending
on the proposed location and design, screening may be required per FWRC 19.125.170.3.b.
Sheet Ll (Landscape Plan):
a. at is the purpose of the 10 foot wide area of wood chip mulch and salal?
b. The parking stall located off of Pacific Highway South near the propane tank needs additional
screening from the right-of-way per C 19.125.070.5.a.
c. Parking lot landscaping is required at the ends of the two stall row of parking near the carwash exit
per FXVRC 19.125.070.3.a.
File #16-100208-00-UP Doc. LD, 72259
r1n77Ti7c E-Ve—MeT
Page 3 of 9
February 11, 2016
id. Need five feet of Type I landscaping around the trash enclosure and called out on the plan set.
e. Parking lot landscaping needs to be labelled adjacent to parking areas; landscaping around the trash
enclosure does not count towards the parking lot landscaping requirement.
f. Do not use fountain grass at the driveway on Pacific Highway South as it can affect site distance
(FWRC 19,125.040.19).
6. Sheets A2.1 & A2.2 (Elevations):
a. The front and left facades of the convenience store/car wash are considered visible from the right-
of-way; are greater than 60 feet in length; and are subject to FWRC 19.115.060.2. The left fagade as
shown on the plans has fagade modulation, but needs a second option in order to meet the standard
(facades shall incorporate at least two of the four options described in the code).
b. Need to know the width of the canopy on the front of the building —six feet is required in order for
the canopy to qualify as a building fapde modulation method per FWRC 19.115.060.2.a.
c. The project needs to meet FWRC 19.125.040.22 on all sides of the building (screening of blank walls).
7. Use Process III Submittal Requirements technical comment: Public Notice Requirements —only a
portion of the 300 foot radius map was provided.
& In June 2015, the previous owner of the property submitted a June 25, 2015, wetland report prepared by
Sewall Wetland Consulting, Inc.; a June 2015 survey document showing where wetland flags are field
located, prepared by Barghausen; and requested the city's review. The city had our third party consultant,
Landau, review the documents and confirm the existence of an on -site Category III wetland with a 60-
foot buffer. The city has accepted this report; see enclosed August 27, 2015, letter. As a result, the
following actions are necessary:
a. The August 27, 2015, acceptance letter notes items that need to be addressed in subsequent
permit submittals: "The memorandum from Landau contains comments that require or
modifications to the critical areas report and associated survey drawing. Please make the changes
and submit updated documents along with any subsequent land use application(s) and building
permit(s)." The items that relate to the survey drawing need to be addressed by the applicant as
part of the Use Process III application.
b. All relevant application materials need to be updated to accurately depict the wetland, buffer, and
building setback per FWRC 19.145.150.4,19,145.160, and 19.145.420. Without t1-.1is information
it is not possible to determine whether or not the proposed project will have an impact on the
critical area.
c. On sheets C3, C4, C5, and Ll remove from the proposal the installation of the 18inch SD to
drain a low lying area. The project site contains a documented wetland.
9. Signage is not reviewed or approved as part of the Use Process. Separate sign permits are required. See
FVVRC 19.140 for specifics about sign requirements.
10. SEPA checklist comments:
a. A SEPA threshold determination will not be made until further information requested in this
letter is provided and reviewed for potential environmental impacts.
b. On page 3:
i. Item 8: At what point will a geotechnical report be submitted and for what purpose?
ii. Item 10: Why is a demolition permit needed on a vacant site?
iii. Item 11: Need to include the size of the convenience store and the size of the
underground fuel tanks.
File #16-100208-00-UP Doc. LD, 72259
R -T AWNWAROMM
Page 4 of 9
February 11. 2016
c. On page 6, item 3: Need to acknowledge the report accepted by the city, and the existence of wetland
and buffer, and building setback per C.
d. On page 7, item 2: The checklist response needs to be updated per the wetland comments in this letter.
e. On page 12, item h: The checklist response needs to be updated per the wetland comments in this
letter. A portion of the property is located within the 10-year Wellhead Protection Zone.
f, On page 14, item 13: The Brooklake Community Center is located on the adjacent parcel to the west
of the project site.
General Comment
1. A June 25, 2015, wedand report by Sewall Wetland Consulting, Inc. has been approved by the
Community Development Department. This report shows a Category III wedand with a 60 foot buf]
The wedand and buffer must be shown on the plans and discussed in the TIR and SEPA Checklist,
unless otherwise approved by the Community Development Department. Storm water facilities may
I
located within the wedand or wetland buffer as outlined in FWRC 19.145.430 and 19.145.440.
Technical Information Report (TIR)
3.0t] 'pvnealv Draina ,ge Analysis
2. Several of the statements in this section are erroneous and must be corrected, as follows-
0 Surface Water Management staff, both independently and again with Barghausen and Barghausen's
wetland biologist, confirmed that runoff from Pacific Highway South does not discharge to the site.
The existing pipe slopes east, away from the ARCO site, and will be removed in the Phase V
improvements,
0 The city acquired the Brooklake site immediately west of the ARCO property in March 2014. The
pump in question was on the property prior to purchase. The city has not observed the pump on the
Brooklake property discharging to the ARCO site, but did recognize that possibility and disabled the
pump in September 2015. The pump was removed entirely on November 12, 2015. To our
knowledge, pumping has not occurred since March of 2014, and could not have occurred after
September 2015.
City staff verified that roof runoff from the Heated Self -Storage at the Crossings buildings north of
the ARCO site is conveyed to the detention pond located on the self -storage site. The outlet does
not discharge onto the ARCO property. Two downspouts on the back of one building along the
south )Lr�verty line of the self -storage site were disconnected from the footin
visit was made in early 2015. City staff notified the property owners and they repaired the
downspouts. A recheck of the site in January 2016 verified that those downspouts are working
properly, and staff has notified the property owner that two other downspouts must be repaired.
FM #16-100203-00-UP Doc. LD. 72259
Mr. Nick Wecker
Page 5 of 9
February 11, 2016
3.3 Severe Flooding
Problems
4. Verify that the closed depression will not cause onsite flooding or groundwater flotation problems for the
proposed design.
4.0 Flow Control and Wlate;Quality Facility Analysis and Design
5. The TIR must address drainage associated with the proposed "18 inch storm drain to drain the low lying
area" shown on the plans. Please see the 20091Gng County Surface Water Desig
n Manual Section 3.3.7,
Onsite Closed Depressions and Ponding Areas. Detention calculations must be revised to include the
closed depression if it is drained or filled.
6. Design of the modular wetland and review/approval from Modular Wetland Systems, Inc. was not
included, but will be required during final engineering.
7. No BMPs were proposed, but design will be required during final engineering.
8. Design of the oil/water separator will be required during final engineering.
SEPA Checklist
9. The errors in the Upstream Drainage Analysis in the TIR are reflected' the SEPA checklist, B.3.c.1.
This section must be revised per TIR comments above.
10. In section B.3.c.2, elaborate on how car wash water will be handled (recirculated, routed to sanitary
sewer) and how runoff from the pump islands will be handled (covered, routed to sanitary sewer).
11. In section B.3.d, add the oil/water separator.
Plans
12. Use information from the current title report (January 4,'2016) on Sheet 2.0 (survey), and have the PLS
stamp and sign the plan. All locatable easements must be shown, and non -locatable easements noted on
the plans. For your information, easements within the area to be dedicated as public right-of-way must be
relinquished prior to dedication. The applicant is responsible for obtaining easement relinquishments.
13. The oil/water separator is required to be upstream of the modular wetland, and of to bypass flows
that are greater than the WQ design flow.
14. Staff encourages the applicant to avoid South 3561h Street and make 0 utility connections on Pacific
Flighway South, since it will be overlaid with the Phase V Pacific 11ighway South project. Utility
connections on Pacific Flighway South will need to be completed by June of 2016,
File #16-100208-00-UP Doc. Y.D. 72259
Erik Preston — Traffic Division, (253) 835-2744, grijgipres a�g �wffiadderalw�a,%�,
Transportation Impact Fees (TIF) (FWRC 19.91)
1. Based on the submitted materials for a 16 fueling position -service station and 1,152 square feet of
automatic car wash, the estimated traffic impact fee is $197,032.28. Please note, the actual impact fee will
be calculated based on the fee schedule in effect at the time a building permit application is filed and
must be paid prior to permit issuance,
Street Frontage Improvements (FWRC 19.135)
2. The applicant/owner will be expected to construct street improvements consistent with the planned
roadway cross -sections as shown in Map 111-6 of the Federal Wla9 Com _prebensive Plan (FWCP) and Capital
Improvement Program (CIP) shown as Table 111-19 (FWRC 19.135.040). Based on the materials
submitted, staff conducted a limited analysis to determine the required street improvements, The
applicant would be expected to construct improvements on the following streets to the city's planned
roadway cross -sections:
SR-99 is a Principal Arterial planned as a Type "A" street, consisting of a 90-foot street with curb
and gutter, 6-foot planter strips with street trees, 8-foot sidewalks, and street lights in a 124-foot
right-of-way. Assuming a symmetrical cross section, no right-of-way dedication or street
improvements are required,
a South 356� Street is a Principal Arterial planned as a Type "C" street, consisting of a 72-foot street
with curb and gutter, 6-foot planter strips with street trees, 8-foot sidewalks, and streetlights in a 106-
foot right-of-way. Assunuing a symmetrical cross section, an I 1-foot right-of-way dedication is required.
3. Recent frontage improvements on South 356th Street were constructed in 2009, which is not within the
immediately preceding four year exception timeframe specified in FWRC 19.135.030(b). However, those
improvements were constructed according to the design standards in place at that time. Requiring the re-
construction of frontage improvements to current standards would not be harmonious with existing
street improvements or be advantageous to the city, However, at such a time as the citywidens South
3561h Street to the west, additional right-of-way will be needed; hence, the requirement for right-of-way
dedication.
4. The applicant may make a written request to the Public Works Director to modify, defer, or waive the
required street improvements (FWRC 19,135,070). Information about a right-of-way modification
requests are available through the Public Works Development Services Division. These modification
requests have a nominal review fee currently at $160.00.
Access Management (FWRC 19.135)
5. Access management standards are based on roadway safety and capacity requirements. FWRC 19.135.280
provides access standards for streets based on planned roadway cross -sections. Please note that access
classifications are per Drawing 3-1A in the Public Works Development Standards.
File #16-100208-00-UP Doc. I.D. 72259
RMRP�Ii - �
Page 7 of 9
February 11, 2016
6. Please show all neighboring driveways within 150 feet of the proposed driveway(s) on both sides of
South 356th Street.
7Per FWRC 19.135.280, there may be only one driveway for each 330 feet of lot frontage. This property
does not have the 660 feet minimum street frontage to allow a second access on South 356th Street in
addition to the existing shared access on the western border. Additionally, a driveway must be located no
closer than 150 feet to any street intersection, or to any other driveway, whether on or off the subject
property. The current proposal does not meet access management standards and should be modified.
The city may further limit or prohibit access to or from driveways onto arterial streets as it deems
appropriate for safety.
8. Access may be further restricted if such access would interfere with the 951h percentile queue lengths
from any existing traffic control device.
9. Per ■ 19.135.280, crossing and left -turn out movements are only allowed at signalized intersections
and the minimum spacing for left -turn in movements is 330 feet • Pacific Highway South (SR 99). As
such, access at the driveway on Pacific Highway South will be limited to right -in and right -out
movements, consistent with Phase 5 improvements to SR 99 that will construct a median barrier.
10. The director may grant a modification administratively to reduce spacing standards by up to 20 percent of
the tabular values with supporting documentation (FWRC 19.135.290). Please note that these modification
requests have a nominal review fee of $160.00. Once preliminary traffic queuing analysis has been
completed, the applicant's traffic engineer may submit a written request for access modification if desired.
11. Traffic Division Policy requires a 50-foot throat length at driveway entrances so that a queue of 1-2
vehicles exiting the site does not inhibit the circulation of entering vehicles. Throat length is measured
from the face -of -curb on the street to the face of curb of the parking/circulation area next to the
driveway. Current throat lengths measure approximately 23-27 feet and should be modified.
Brian Asbury — Lakehaven Utility District, (253) 946-5407, basbuty&ak_cb_a_v_en_,oar g
1. The applicant has completed and submitted to Lakehaven an application for Certificates of Availability,
and Lakehaven issued those Certificates (water and sewer) on December 29, 2015. The certificates are
valid for one-year from date of issuance.
2. Because no new/additional/relocated hydrant is required, the applicant will simply need to submit
applications to Lakehaven for any necessary water and/or sewer service connections.
3. Asphalt pavement cuts into South 3561h Street should be avoided. See other City of Federal Way staff
comments regarding this issue.
4. New water service connections /meters will be connected to an existing 12 inch water main that is off the
northeast comer of the subject property. Meters will be located just off this northeast property comer, at
the right-of-way margin.
5. All required premise isolation devices (backflow prevention assemblies) shall be located directly adjacent
to each new service meter. Installation and satisfactory testing of an approved backflow prevention
Fh #16-100208-00-UP D I.D. 72259
assembly (BPA) adjacent to each service meter is required pursuant to WAC 246-290-490 and Lakehave
standards regarding premise isolation. As a high health cross -connection hazard, a reduced pressure
backflow assembly (RPBA) is required for the domestic water service connection. As a low cross -
connection hazard, either a double check valve assembly (DCVA) or RPBA is requr ed for the irrigation
water service connection. As a low cross -connection hazard, a double check detector assembly (DCD
or a reduced ,gres sure detector assemb PDA), is reguired for 3 inches and lar
connections; for 2 inches and smaller ilre-Protec,tion connections, a separate full -flow meter with a
DCVA or RPBA is typical. Contact Lakehaven's Cross -Connection Control Program Manager (Chris
Zo ofl. czoeRfl-0.1-akeehaven.org, 253-946-5427). for additional information on ?.remise isolation and Bp
testing coordination.
6. If a drain is proposed (or required) for the trash/recycling enclosure, the enclosure area will need to meet
Lakehaven standards (copy enclosed).
Vince Faranda — South King Fire and Rescue, (253) 946-7242, vince.fa-randa(&,southkinLyfireor
Water Supplies for Fire Protection
1. The required fire flow for this project is 1,500 gallons per minute.
2. A Certificate of Water Availability shall be provided indicating the fire flow available at the site.
3. This project will require one fire hydrant. An existing fire hydrant on the public street is available for this project.
Fire Apparatus Access Roads
4. Fire apparatus access roads shall be provided when any portion of the facility, or any portion of an exterior]
wall of the first story of the building, is located more than 150 feet &orn fire apparatus access as measured
an approved route around the exterior of the building or facility.
5. Designated fire lanes may be requited for emergency access, s may be done during the plans check or
after the facility is in operation.
6. When required, approved signs or other approved notices shall be provided and maintained for fire
apparatus access roads to identify such roads and prohibit the obstruction by parking and other obstructions.
7. Fire apparatus access roads shall be instaffed and made serviceable PRIOR to and during the time of
construction.
8. A fire alarm system is required.
9. An automatic fire detection system shall be installed in all buildings exceeding 3,000 square feet gross floor
area. This fire detection system shall be monitored by a central and/or remote station conforming to the
current requirements of the National Fire Protection Association standards and/or the fire diief or designee.
File #16-100208-00-UP Doc. LD. 72259
T-1tMT-TTrW1TT-T1"1*
Page 9 of 9
Fela-ti9xv 11. 2016
10. A separate permit is required for the installation of the Fire Alarm System. A complete fire alarm system is
required for buildings not protected by a Fire Sprinkler System.
Installation of Underground Flammable/ Combustible Liquid Storage Tanks
CLOSING
Please submit revised application materials as appropriate, accompanied by the completed "Resubmittal
Information Form." Pursuant to FWRC 19.15.050, if an applicant fails to provide additional information to
the city within 180 days of being notified that such information is requested, the application shall 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.
If you have any questions regarding this letter, please contact me at .9tacey.Lvelsh citvoffederahma:.com, or
(253) 835-2634.
Stacey Welsh, AICP
Senior Planner
enc: August 27, 2015, Letter from City of Federal Way to Rob Rueber
Lakehaven Handout
Resubmittal Information Form
c: Ann Dower, Senior Engineering Plans Reviewer
Erik Preston, Senior Traffic Engineer
Brian Asbury, Lakehaven Utility District
Vince Faranda, South King Fire & Rescue
Balbir Birk, Birk Environmental LLC, 3817 South 377,h Street, Federal Way, WA 98001
File #16-100208-00-UP Doc. LD. 72259
CITY OF
Fbderal My
iTi HALL
33325 8th Avenue South
Federal Way, WA 98003-6325
(253) 835-7000
www,cityoffederalway.com
Jim Ferrell, Mayor
A 3 ME C.
Mr. Nick Wecker
Re: Files #16-100208-00-UP & 16-100209-00-SE; TECHNICAL REVIEW COMMENTS
Arco Facility, 35505 Pacific Highway South, Federal Way
rk• -
The Community Development Department is in receipt of your March 25, 2016 and April 4, 2016 projuml
resubmittals. This correspondence provides a reply regarding the wetland itern, addresses the proposed
SEPA Deterrn ination, and provides technical review comments on the aforementioned resubm ittals. City
,i,eparti-nents have provided the following cornments that will need to be addressed prior to land use
9pplication approval, or as otherwise noted. Questions regarding the technical review comments should
be addressed to the referenced staff representative.
Wetland Reply
The City reviewed the March 25, 2016, "Response to Technical Comment #8" prepared by Randall P.
Olsen on behalf of Triple B Pac. Hwy, Inc.
I I -�Fvqvyca L I - faFf I ral-u-VI ffc-ffl f-c�ffir-frt TE atk_C13, Lll� (7ft_y=5C57= I
relies on the applicant's consultant and a third -party reviewer retained by the City. City staff does not
provide input to the consu Itant or the third -party reviewer to determine whether a wetland exists on a
specific property. Typically, the consultant conducts a field investigation and produces a report that is
then peer reviewed by the City's consultant. The City's acceptance of the report provides certainty to the
owner, applicant, and City regarding a critical area�s presence on a property and its associated buffer. The
City does not allow indefinite opportunities to re-evaluate an accepted report. The City's determination
can be appealed to the City Hearing Examiner as part of Chapter 19.65 FWRC Use Process III Project
Approval.
The following are specific responses to the noted pages and sections of Mr. Olsen's "Response to
Technical Comment #8" and exhibits:
Page 1: The response states that, "with the notable exception of the Sewall Report, all of the wetland
experts who have evaluated the Site over the years have determined that there are no wetlands on
the Site..." This statement does not recognize that Landau concurred with the Sewall report. Also,
accordin- to the Raedeke Report, the U.S. Army Corps of Engineers visited the storage facility site, not
the Arco property. Additionally, iriost of the evaluations were conducted 15 or more years ago. Wetlands
are dynamic features that may shift or change over tirne. Regulations related to wetland evaluation and
cateaorization may have changed substantially during that time. It Is also important to note that FWRC
ZD
19.145.410(1) limits the life of wetland reports to five years.
Mr. weeper
May 6, 2016
Page 2
Page 2: Regarding the Raedeke Report, it was prepared for a different project (the storage facility site
located to the north), and only involved a cursory review of off -site properties. No soil samples were
taken on the Arco site. The U.S. Army Corps of Engineers field verified the boundaries of the wetlaild on
the property to the north in 1993, and that wetland boundary confin-nation expired in 1998. There is
nothing to indicate they visited the Arco property. Pursuant to FWRC 19.145.41 0(l), the life of the 2001
Raedeke Report expired in 2006.
Page 3: The Wetlands and Wildlife Report relies heavily on the Raedeke Report, is incomplete as it does
not include data sheets, and also does not Include all independent soils analysis. No soils inforrilation is
discussed besides a reference to the Raedeke report. Peer review for the Wetlands and Wildlife Report
was presented by the City as an option to pursue, but the applicant chose not to proceed.
Page 4: Landau was operating on a lim ited scope of work to conduct a third -party peer review of the
Sewall report at the request of the property owner. Landau did not review the expired Raedeke Report or
the Wetlands & Wildlife Report because the owner did not request review of those reports. Please note
that the City did offer to have the Wetlands & Wildlife Report peer reviewed, but the applicant declined.
The third party review of the Sewall report was conducted to peer review the submitted wetland
iellneation and associated data for consistency with the requirements of Federal Way Revised Code
(FWRC). Landau also visited the site as part of their review.
Page 5: You have stated others have been sending storrilwater to the site without authorization. We would
like to point out that in December 2014, Mr. Birk pumped surface water from the site into a sewer
manhole and a letter regarding that prohibited activity was issued by Lakehaven Utility District.
0
Page 5: This section states that "records show that a sump pump located on the Brooklake Community
Center... had been conveying water ... to the Site." If there are records showing that the sump pump on the
Brooklake site was pumping water to the site, they should be provided for review by the City. City
records show only that a pUrrip was found on the Brooklake site when it was acquired by the City in
March 2014, and that the pump was Subsequently removed. Actual conveyance of water from the
Brooklake site to the Arco site was not observed. To include this Pump as a "primary Source of water" the
applicant Would need to provide some historical and/or quantifiable evidence of when and how Much
water was conveyed.
Page 5: Contrary to the cited Kau I Report, the downspouts for the self -storage buildings along the site's
north property line were repaired and inspected in February 2016. On April 12, 2016, staff took
photographs and re -verified that the downSPOL ' its had been repaired and that the downspouts continue to
function properly. The staternent that the bulldlngs were built in 2005 and 2007 does not rnean that they
have been discharging to the Arco site since that time. Plans for the buildings showed all storm drainage
routed to the onsite detention pond, and the buildings passed downspout and storm drainage inspections
prior to occupancy. The fact that the systern is in place indicates that the buildings did rneet these
requirements, likely for the majority of the tirne since installation. If the applicant wishes to make a case
that the two roofs, with a total of approximately 14,000 square feet of impervious area, are the cause of
this wet area, then they need to provide calculations showing that the runoff fi-orn the roofs is roughly
proportional to the amount of water on the site. According to the Technical Information Report submitted
by Barghausen, the majority of the subject site area of 4.17 acres drains to the onsite closed depression.
This could create standing water within the to area regardless of offsite contributl oils.
16-100208 Doe I D 72984
Mr. Wecker
May 6. 2016
Page 3
Page 6: The response cites code authorization for storrnwater facilities to be placed within the buffer and
buffer averaging as another possibility. These types of requests require approval and must be addressed as
part of a critical areas report submitted with the project application. �ee FWRC 19.145.440(3), (5). The
position that the City should proceed based on the potential ability to allow intrusions ignores the
possibility that the criteria for intrusions may not be able to be met. A neutral third party review has
already been done, as the Sewall Report was submitted by the property owner and peer reviewed by the
City's consultant.
Exhibit A: As stated above, no soil samples were taken on the Arco property. The Raedeke site visit
associated with the perimeter of the Arco property was conducted in September 1999, over 16 years ago.
This report was also prepared under a different regulatory structure.
Exhibit B: No data sheets were provided with this report and no soils infori-nation is discussed besides a
reference to the Raedeke report. The City offered to forward this report to our consultant for a peer
review, but the applicant at the time chose not to proceed.
[03 0 4 11 Mt.] Mlil V a RM I Ra I I I rdwqxg 111401111 r-14 0 0J 01 r4m*lm I HI OWN 0 WNWIF
Exhibit G: Portions of this site plan do not match the March 25, 2016 project reSLibi-nittal, for example the
would
be more effective if it instead utilized the Preliminary Landscape Plan (Sheet Ll.0 of the submittal), as
landscaping extends beyond the developed area shown on the site plan. In addition, per FWRC
19.145.160, there is a 5' building setback area from critical area buffers (which landscaping is allowed to
be within) that should be shown for clarity of what is and is not impacting the buffer.
Z:?
In summary, the Raedeke Report was produced in 2001 with its information relevant to the Arco site
based on a 1999 site visit that did not include a soils test. That report was produced Linder a different
regulatory structure than what exists today. The industry standard is that these professional reports are
valid for five years. See FWRC 19.145.410(1). At most it provides historical information of limited use
today.
The Wetlands and Wildlife Report relies heavily on the Raedeke Report, is incomplete as it does not
#
The Sewall Report is the most recent report completed on the property, done less than one year ago. It
appears that the only wetland professional to fully conduct the three part wetland test on the Arco
property is Sewall. Landau peer reviewed the Sewall Report at the request of the applicant, and upon
completion of the third -party review the City accepted the report; therefore, it is the City's position that
there is no need to commission a new "i ndepen dent" report. The Sewall Report was certainly independent
and since it was commissioned by the owner would be expected to favor the owner's interest (that a
wetland not be present) if anything. Rather, if the applicant continues to dispute the accepted wetlands
delineation and report You may wish to obtain a Jurisdictional Determination frorn the US ACOE. The
City would subsequently review any current US ACOE conclusions regarding the Arco property.
Regarding the alleged Off -Site Sources of water, if there are records showing that the' sump pump on the
zn ' Brooklake site was pumping water to the site, they should be provided for review by the City. To include
tile pUrrip as a "primary source of water" the applicant Would need to provide sorne historical and/or
j m9ntifiAle evide-ice tf xviet 9nd how inLICII water was conveved. If the am)licant wishes to make a case
16-100208 Doc I D 72984
that the two self-storaue roofs are the cause of the wet area, then they need to provide calculations
showing that the runoff from the roofs is roughly proportional to the amount of water on the site.
According to the Technical Infori-nation Report submitted by Barghausen, the majority of the subject site
area of 4.17 acres drains to the onsite closed depression. This could create standing water within the low
area regardless of offsite contributions.
The City provided technical comments in its February 11, 2016, technical review letter regarding the need
to include the wetland and buffer in the application materials. Those comments are also re -stated in this
letter.
If the applicant wishes to use buffer avera 9 in-, that request needs to be presented by a qualified
L,
professional in accordance with the regulations. These types of requests require approval and must be
addressed as part of a critical areas report submitted with the project application. See FWRC
19.145.440(3), (5). The applicant is responsible for the cost of the City's consultant to review a buffer
averaging proposal per FWRC 19.145.080(3).
We would like to keep your project moving forward; however, all relevant application materials need t
be updated to accurately depict the wetland, buffer, and building setback per FWRC 19. 145.150(4),
19.145.160, and 19.145.420. Without this information it is not possible to deterrn me whether the
proposed project will have an impact on the critical area; therefore, the application cannot be approved
its current form. I
SEPA Determination
In accordance with FWRC 14.10.020(6), with the proposal as it exists now, a SA Determination of
Significance (DS) is likely, as the plans do not take the wetland into account.
As we discussed on May 4, 2016, due to code requirements we would be issuing the SEPA determination
shortly. We received an ernail from Balbir Birk on May 4, 2016, asking the city to hold off on the SEPA
threshold deteri-nination until the next round of technical review cornments can be addressed. Therefore,
as requested, at this time the SEPA process is on hold.
If you are dissatisfied with the proposed path forward, then once the City makes its SEPA threshold
determination and/or Use Process III decisions, the applicant may file appeals to the Hearing Examiner,
which are governed by Process IV, Chapter 19.70 FWRC. Additional information about the appeal
Itrocess can be obtained frorn the FWRC and will also be provided with any deten-nination.
1, Sheet C2 (Topographic Survey)
a. Use Process III Submittal Requirements technical comments:
i. Delineate wetlands on or within 200 feet of the site.
b. The survey drawing submitted on April 4, 2016, features a field Survey done in December 2014.
The edge of water boundary shown does not match the more recent wetland flagging work done
by Barghausen in June 2015 associated with the Sewall report. The most recent survey work must
be utilized for this project.
[6-100208 Doc I D 73994
Mr. Wecker
May 6. 2016
Page 5
2. Sheet C3 (Clearing & Grading Plan)
a. Use Process III Submittal Requirements technical comment: show designation of all wetlands and
other critical areas that are on or within 300 feet of any area proposed to be disturbed by the
proposed clearing and/or grading action.
Sheet Cl/Sheet C4 (Site Plan):
a. Use Process III Submittal Requirements technical comments:
i. Delineate wetlands on or within 200 feet of the site.
ii. Show location and calculate acreage precluded from development due to the presence
of critical areas, including wetlands (along with buffers).
iii. Provide net site area, which is gross area minus critical areas and rights -of -way.
4. Sheet C5.0 (Preliminary Grading and Utility Plan)
a. A transformer is proposed near the SW 356"' driveway, which needs to be screened per FWRC
19.115.050.6.b.ii.
Sheet LI (Landscape Plan):
a. The two parking stalls located off of Pacific Highway South need additional screening from the
right-of-way per FWRC 19.125.070.5.a.
i. The required 3' be needs to be called out on the plan.
6. In June 2015, the previous owner of the property submitted a June 25, 2015, wetland report prepared
by Sewall Wetland Consulting, Inc.; a June 2015 survey document showing where wetland flags are
field located, prepared by Barghausen; and requested the city's review. The city had Our third party
consultant, Landau, review the documents and confirm the existence of an on -site Category III
wetland with a 60-foot buffer. The city has accepted this report; see enclosed August 27, 2015, letter.
As a result, the following actions are necessary:
a. The August 27, 2015, acceptance letter notes items that need to be addressed in subsequent
permit submittals: "The memorandum from Landau contains comments that require minor
modifications to the critical areas report and associated Survey drawing. Please make the changes
and submit updated documents along with any subsequent land use application(s) and building
permit(s)." The iterns that relate to the survey drawing need to be addressed by the applicant as
part of the Use Process III application.
b. All relevant application materials need to be updated to accurately depict the wetland, buffer, and
building setback per FWRC 19.145. 150.4, 19.145.160, and 19.145.420, Without this information
it is not possible to determine whether or not the proposed project will have an impact on the
critical area.
c. On sheets C3, C4, C5, and LI remove from the proposal the installation of the 18-inch SD to
drain a low lying area. The project site contains a docurnented wetland.
i. Your response indicates the 18" storm drain is necessary because "the Current Overflow on
the north end of the property is proposed to be removed during the right-of-way
development." After checking with Public Works, it seems this overflow is the pipe you
originally thought was discharging water from Pacific Highway S onto the site. The pipe
4-1 Cp In
does not discharge onto the site and that statement was removed frorn the TIR. If that pipe
is still concern,
ill a conce, you could alleviate it as a source of runoff by plugging it. If You have any
questions regarding this item, please contact Public Works.
d. Permanent signs and split rail fencing around the wetland shall be required per FWRC
19.145.180.2 and 3.a.iv. Public Works has a standard detail for the required signage.
I C�
16-100208 Doc I D 72984
SEPA checklist comments:
a. On page 6, item 3: Need to acknowledge the report accepted by the city, and the existence of
wetland and buffer, and building setback per FWRC.
b. On page 7, item 2: The checklist response needs to be updated per the wetland comments in this
letter.
c. On page 12, item h: The checklist response needs to be updated per the wetland comments in this
letter.
Ann Dower — Development Services, (253) 835-2732, ann.dowcr&iLV2f(ejerAwALcom
General Comments
1. The wetland and buffer must be shown on the plans and discussed in the TIR and SEPA Checklist
unless otherwise approved by the Community Development Department.
i l ■
3.0 UIDstreani DrainageAnalysis
R I I
3Sev .33 ere Flooding 2 Sey_ - Problems
Verify that the closed depression will not cause onsite flooding or groundwater flotation problems
CD
for the proposed design.
4.0 Flow Control an�L)� Water �uaflLy Faci L]--A--
tv nah�_Sis_,�! _—Desion
— Lid --x,-
4. The TIR must discuss the drainage associated with the proposed " 18 inch storrn drain to drain the
low lying area" shown on the plans. Please see the 2009 KMZf�ynlv , � i . =
ce 0�71ei
-essions and Ponding Areas. Section 3.3.7 Onsite Closed Dept
M
M =21
The detention facility has changed significantly in shape and size frorn the first submittal. Please
note that KCSWDM section 5.3.2.1 requires detention facilities to be "flow-thrOLigh" systerns
with manholes in line (see exception). With the removal of the Southernmost set of charnbers, it
appears this requirement will not be rnet. Sizing and design will be reviewed more thoroughly
during building permit review. Sections and details will be required.
0 C,
�Ml
1. For driveways that serve uses other than single-farni ly residential uses and zero lot line townhouse
developrnent, the maxii-nurn driveway width is 30 feet for a two-lane two-way driveway and 40 feet
16-100208 Doc I D 72984
for a three -lane two-way driveway (FWRC 19. 13 5.270). Driveway widths may be increased in order
to provide adequate width for vehicles that may be reasonably expected to use the driveway, as
determined by the Public Works Director. The proposed shared access driveway on S 356th Street
would exceed the 40-foot maximurn width. The proposal must be modified to reduce the driveway
@dplof 7 _RX*j,9
be shown that the additional width is needed for the design vehicle to make turning movements
without encroaching on opposing lanes. An Auto -Turn (or similar) type analysis would be required to
approve the additional width.
2. The owner of the subject site would also be required to improve the other half of the shared acce
driveway on S 3 )56th Street; namely, joint access and utility easement #2013 1224000787, per the
I
recorded text of the easement. This would amount to an area approximately 20 feet wide by 52 fel
long on the adjacent property within the easement, assuming the existing driveway layout.
Vince Fara — South King Fire and Rescue, (253) 946-7242, vinc e.faranda2a,,,soutkin gfit-eore
A separate perinit is required for the installation of the propane tank. The tank can be installed within 10
feet of the build Ing but will be reviewed separately at the turle of permitting.
CLOSING
Please submit revised application materials as appropriate, accompanied by the completed "Resubmittal
Information Form." Pursuant to FWRC 19.15.050, if an applicant falls to provide additional information
to the city within 180 days of being notified that such information Is requested, the application shall be
C,
deemed null and void and the city shall have no duty to process, review, or issue any decisions with
respect to such an application.
If You have any questions regarding this letter, please contact me at
or (253) 835-2634.
Sincerely,
Stacey Welsh, AICP
Senior Planner
enc: Resubmittal Information Form
C;: Ann Dower, Senior Engineering Plans Reviewer
Erik Preston, Senior Traffic Engineer
Brian Asbury, Lakehaven Utility District
Vince Faranda. South King Fire & Rescue
Balbir Birk. Triple B Pao Hwy. Inc., 11220 SE 265th Place, Kent, WA 98030
16- M 00208 Doc.,I D 72984
CITY HALL
CITY OF 33325 8th Avenue South
Federal Way, WA 98003-6325
Federal Way (253) 835-7000
www.cityoffederalway.com
Mr. Nick Wesker
Barghausen Consulting Engineers Inc.
18215 72nd Avenue South
Kent, WA 98032
130MIMMOM
FILE
Re: Files #16-100208-00-UP & 16-100209-00-SE; TECHNIcAL REviEw COMMENTS
Arco Facility, 35505 Pacific Highway South, Federal Way
111611-��
The Community Development Department is in rec4t ofyour June 27, 2016, and July 5, 2016, project
resubmittals. This correspondence provides technical r0iew comments on the aforementioned resubmittals.
City departments have provided the following comments that will need to be addressed prior to land use
application approval, or as otherwise noted. Questions regarding the technical review comments should be
addressed to the referenced staff representative.
SEPA Determination —As communicated in the last review letter of May 6, 2016, we received an email from
Balbir Birk on May 4, 2016, asking the city to hold off on the SEPA threshold detertnination until the next
ieuvrii-t's )V.% '24, 20161. Res wonses to Technical Revieui
Comments letter submitted on June 27, 2016, notes that, "SEPA is on hold pending the conclusion of the
Army Corps of Engineers review of the alleged wetland." As we discussed on July 22, 2016, the USACE
determination has concluded. You indicated you will revise the SEPA checklist after you receive additional
technical comments from the city in response to the June 2016 resubmittal. You also indicated that a
buffer averaging request may be submitted; this would also need to be addressed in the revised SEPA
checklist. Therefore, as previously requested, the SEPA process continues to remain on hold.
2. Please provide a copy of the Army Corps of Engineers jurisdictional Determination.
3. All relevant plan sheets will need to be updated to remove the wetland note reference, "under review by
the Army Corps of Engineers for Confirmation."
4. The resubmitted plan sheets show the wetland and 60-foot buffer. The June 24, 2016, Responses to
Technical Review Comments letter notes that, "The proposed development is located outside the alleged
wetland and its associated buffer." Upon review of the revised plan set, the full limits of development
depicted on clearing/grading and landscaping sheets show that the buffer will be impacted. Review
Federal Way Revised Code (FVv`RC) 19.145.440. "Development Within Wetland Buffers," and FWRC
19.145.160, "Building Setbacks," for applicable requirements.
Mr. Nick Wesker
Barghausen Consulting Engineers Inc.
18215 72nd Avenue South
Kent, WA 98032
130MIMMOM
FILE
Re: Files #16-100208-00-UP & 16-100209-00-SE; TECHNIcAL REviEw COMMENTS
Arco Facility, 35505 Pacific Highway South, Federal Way
111611-��
The Community Development Department is in rec4t ofyour June 27, 2016, and July 5, 2016, project
resubmittals. This correspondence provides technical r0iew comments on the aforementioned resubmittals.
City departments have provided the following comments that will need to be addressed prior to land use
application approval, or as otherwise noted. Questions regarding the technical review comments should be
addressed to the referenced staff representative.
SEPA Determination —As communicated in the last review letter of May 6, 2016, we received an email from
Balbir Birk on May 4, 2016, asking the city to hold off on the SEPA threshold detertnination until the next
ieuvrii-t's )V.% '24, 20161. Res wonses to Technical Revieui
Comments letter submitted on June 27, 2016, notes that, "SEPA is on hold pending the conclusion of the
Army Corps of Engineers review of the alleged wetland." As we discussed on July 22, 2016, the USACE
determination has concluded. You indicated you will revise the SEPA checklist after you receive additional
technical comments from the city in response to the June 2016 resubmittal. You also indicated that a
buffer averaging request may be submitted; this would also need to be addressed in the revised SEPA
checklist. Therefore, as previously requested, the SEPA process continues to remain on hold.
2. Please provide a copy of the Army Corps of Engineers jurisdictional Determination.
3. All relevant plan sheets will need to be updated to remove the wetland note reference, "under review by
the Army Corps of Engineers for Confirmation."
4. The resubmitted plan sheets show the wetland and 60-foot buffer. The June 24, 2016, Responses to
Technical Review Comments letter notes that, "The proposed development is located outside the alleged
wetland and its associated buffer." Upon review of the revised plan set, the full limits of development
depicted on clearing/grading and landscaping sheets show that the buffer will be impacted. Review
Federal Way Revised Code (FVv`RC) 19.145.440. "Development Within Wetland Buffers," and FWRC
19.145.160, "Building Setbacks," for applicable requirements.
NO 0 WFIR 9 W =-
Page 2 of 3
July 29, 2016
If the applicant wishes to use buffer averaging, that request needs to be presented by a qualified
professional in accordance with regulations. These requests require approval and must be addressed as
part of a critical areas report submitted with the project application (see FWRC 19,145.440[5]). The
1'applicant ,',is",#p's`o """ 'bI for the cost of the city's consultant to peer review a buffer averaging proposal per
nsi e
FWkC 19.145.'08,0(3)-
a. This plan shows a different site layout than all other sheets, primarily regarding access off
of SW 356,h Street. Which site layout/access configuration is proposed for the project?
a. Clarify the elevation(s) of the wetland. As shown on Sheet C5.0 it appears that the SD Will
be at the same 202-foot elevation as the wetland boundary.
b. Provide a letter from your wetland consultant stating that this SD will not affect the
wetland or, alternatively, remove from the proposal the installation of the 18-inch S. The
letter would need to be peer reviewed by the city's consultant. The applicant is responsible
for the cost of the city's consultant to conduct peer review per FXVRC 19.145.080(3).
a. Previously noted areas that need to be updated include: page 6-item 3; page 7-item 2; and
page 12-item h.
b. Review the checklist in its entirety to ensure that current information regarding the
wetland and any proposed buffer averaging proposal are included.
Ann Dower — Development Services, (253) 835-2732,
A minor floodplain analysis will be required per the 2016 Kng Couno Surfare Water Design Manual
(KCSWDN� Section 3.3.7, prior to land use approval since it could affect the site plan.
2. A portion of the developed area appears to have originally drained to the existing wetland. The developer
shall, as part of the building permit submittal, provide modeling to show any potential impacts to the
wedand from the redirected drainage, and provide mitigation as necessary to maintain wedand hydrology.
ARM
CLOSING
Please submit revised application materials as appropriate, accompanied by the completed "Resubmittal
Information Form." Pursuant to F\VRC 19.15.050, if an applicant fails to provide additional information to
File #16-100208-00-UP D— S.D. 74217
Page 3 of 3
July 29, 2016
the city within 180 days of being notified that such information is requested, the application shall 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.
If you have any questions regarding this letter, please contact me at Brace %,welsh Cacitoffedr-ralway-com of
(253) 835-2634.
MEN=
Stacey Welsh, AICP
Senior Planner
enc: Resubmittal Information Form
FWRC 19.145.160
WVRC 19.145.440
C: Ann Dower, Senior Engineering Plans Reviewer
Erik Preston, Senior Traffic Engineer
Balbir Birk, Triple B Pee Hwy Inc., 11220 SE 2651h Place, Kent, WA 98030
File #1 6-100208-00-UP Doc. I.D. 74217
Stacey Welsh I'Mill ,
From: Stacey Welsh
Sent: Tuesday, October 25, 2016 8:14 AM
To: 'ngolden@brooklake.org'
Subject: Arco Facility
By now you have likely received a copy of the decision for Arco, or it should be following in the mail shortly. I just
wanted to clarify there is a typo in the approval letter. The appeal deadline is November 7, 2016. Please let me know if
you have any questions.
WEr7sTaTaN n
A F'e""d'eral Way
33325 8th Avenue South
Federal Way, WA 98003-6325
Phone: 253/835-2634 Fax: 253/835-2609
a
Stacey Welsh,
From: Stacey Welsh
Sent: Friday, October 21, 2016 12:20 PM
To: Diana Noble-Gulliford
Subject: RE: Arco Facility
MMUMMAE1 lrffimt��
33325 81h Avenue South
Federal Way, WA 98003-6325
Phone: 253/835-2634 Fax: 253/835-2609
vvwvv:gfty2ffg�qeralWay.crarn
From: Tina Piety
Sent: Friday, October 21, 2016 11:56
To: Diana Noble-Gulliford
Cc: Stacey Welsh
Subject: Arco Facility
I hope you are doing well. Attached you will find the project approval letter for the Arco Facility project, to be located at
35505 Pacific Highway South. Please contact Senior Planner Stacey Welsh, AlCP, at 253-835-2634, or
Stacey welsifi@,�Jtvo• if you have any comments and/or questions about this letter.
MWIMN30m;
F-1116 III] I IIIII M4 t"M kyllzrwll.;��&J
-1�� �eral Way
Community Development Department
33325 8 th Avenue South
Federal Way, WA 98003-6325
Phone: 253/835-2601 Fax: 253/835-2609
AVA.cityoffed era lwa)Lcom
0
Stacez Welsh .... ....... .. 11
From: Stacey Welsh
Sent: Friday, October 21, 2016 12:01 PM
To: 'Nick Wecker'; 'birkenterprisesinc@yahoo.com'
Subject: FW: Arco Facility
Attachments: Arco Facility Project Approval Letter.pdf
2 almi * I
lograllorgel _T's ��� IT
01,41 lffiwrem�a` IM IN
�—oowtri—.Me--re is a typo In Me dppUUVd rp L1IeIr.VAUdI Ut2dUll I 112ITCHINCI f, &VID. LCL IIIC
questions.
9=�=
gf4-
.. 17rom U
CO 11 to
f;dderal My
33325 8"' Avenue South
Federal Way, WA 98003-6325
Phone: 253/835-2634 Fax: 253/835-2609
CITY OF FEDERAL WAY
COMMUNITY DEVELOPMENT DEPARTMENT
10) -Alyj 4 j*401ye-wi
DATE: 8-26-16
TO* Ann Dower, Senior Engineering Plans Reviewer
FROM: Stacey Welsh, Planning
CObff-ZNTS.* Please return comments/conditions by 8-31-16.
............................... .............
FILE NUMBER(s): 16-100208-00-UP & 16-100209-SE
RELATED FILE NOS.: 16-100211-00-CN, 15-103153-00-AD, 15-100197-00-PC
PROJECT NAME: ARCO FACILITY - PACIFIC HIGHWAY
PROJECT ADDRESS: 35505 PACIFIC HWY S
ZONING DISTRICT: CE
PROJECT DESCRIPTION: Proposal to develop approximately 5 acre site with a
3,180 square foot gas station/mini-mart with a 4,408
square foot canopy over 8 multi -product dispensers and
2 underground storage tanks, and a 1,152 square foot
car wash.
9
PROJECT CONTACT: BARGHAUSEN CONSULTING ENGINEERS INC.
NICK WECKER
18215 72 ND AVE S
KENT, WA 98032
425-656-7469
MATERIALS SUBMITTED: **Resubmittal**
Resubmittal Form
Floodplain Analysis
City of Federal Way Permit Nos. 16-100208-00-UP and 16-100209-00-SE
35505 Pacific HighwaySouth
Federal • •
.F"repared by •hausen Consulting Engineers,
Our • r No.
Augusti
A Floodplain Delineation for Closed Depressions was completed for this project in accordance with
Section 3.3.7 of the 2009 King County Surface Water Design Manual. Per the manual, a time series file
representing all tributary area to the closed depression is to be routed through a stage -storage facility
designed to model the actual stage -storage volume relationship of the closed depression. In accordance
with the manual, an infiltration rate for the closed depression should be assumed for purposes of
calculating the max water surface within the closed depression. A very conservative infiltration rate of 0.2
inches/hour was used as an assumption to represent infiltration, evaporation and transpiration on the site.
After running the model it was determined that the maximum water surface elevation in the closed
depression is 202.76 or 0.49' below the existing overflow elevation (the sidewalk on SW 356th Street).
This is consistent with observations by our company and the landowner that the closed depression has
never been known to overtop the sidewalk on SW 356th Street.
There is a small amount of offsite tributary area to the north located south of the mini storage facility and
pond that is modeled as "till grass", but the remainder of the on -site tributary area is modeled as forest
(the current condition). The on -site area is modeled as forest because even though the tributary area will
be changed by the proposed development, the existing hydrology to the closed depression/wetland will
be maintained by rerouting roof drainage as necessary to the closed depression. Flows to the closed
depression will neither be increased or decreased by the development, so the above described land
cover assumptions are accurate.
After review and approval of the Floodplain Delineation by the City, the 100-year floodplain elevation will
be recorded on title if required.
RESUBMITTED
CrrY OF FEDERAL WAY
CDS
16777.008
El
16777 Flood Delineation
8/25/16
KCRTS Command
-------------
CREATE a new Time Series
------------------------
Production of Runoff Time Series
Project Location Sea-Tac
Computing Series 16777-flood delin TS.tsf
Regional Scale Factor 1.00
Data Type Reduced
Creating Hourly Time Series File
Loading Time
File:C:\KC — SWDM\KC—DATA\STTF60R.rnf
Till Forest 3.61 acres
Loading Time
File:C:\KC — SWDM\KC—DATA\STTG60R.rnf
Till Grass 0.25 acres
--------------
Total Area 3.86 acres
Peak Discharge: 0.331 CFS at 9:00 on Jan 9 in Year 8
Storing Time Series File:16777-flood
KCRTS Command
-------------
Enter the Analysis TOOLS Module
-------------------------------
Analysis Tools Command
----------------------
Compute PEAKS and Flow Frequencies
----------------------------------
Loading Stage/Discharge curve:16777-flood delin
ts.tsf
Flow Frequency Analysis
--------------------------------------------------------
Time Series File:16777-flood delin ts.tsf
Project Location:Sea-Tac
Frequencies & Peaks saved to File:16777-flood delin
TS.pks
Analysis Tools Command
----------------------
RETURN to Previous Menu
-----------------------
KCRTS Command
--------------
Define a 1 outlet Reservoir
---------------------------
Loading Reservoir
RESUBMITTED
INIFI=
CITY OF FEDERAL WAY
CDS
Saving Reservoir File:16777-flood-
stgstore.RS1
Reservoir Defined
One Outlet Reservoir Routing File
Stage
Discharge
Storage
Perm -Area
(Ft)
(CFS)
(Cu-Ft)
(Sq-Ft)
0.00
0.000
0.
123.
0.25
0.000
130.
914.
0.50
0.000
253.
1903.
0.75
0.000
3103.
24697.
1.00
0.000
3793.
30220.
1.25
0.000
4327.
34493.
1.50
0.000
4812.
38369.
1.75
0.000
5777.
46091.
2.00
0.000
6947.
55452.
2.25
0.000
8161.
65161.
201.00 Ft : Base Reservoir Elevation
300.0 Minutes/Inch: Average Perm -Rate
KCRTS Command
-------------
Route through a SINGLE (1) outlet Reservoir
-------------------------------------------
KCRTS Command
Route through a SINGLE (1) outlet Reservoir
---------------- -----------------------
Loading Reservoir File;16777-flood-stgstore.RS1
Loading Time Series File:16777-flood delin ts.tsf 8
Computing Series:16777-outflow flood delin TS.tsf
Years Complete: 8
Inflow/Outflow Analysis
-----------------
Feak Inflow Discharge: 0.331 CFS at 9:00 on Jan 9 in Year 8
Peak Outflow Discharge: 0.000 CFS at 0:00 on Feb 10 in Year 1
Peak Reservoir Stage: 1.76 Ft
Peak Reservoir Elev: 202.76 Ft
Peak Reservoir Storage: 5823. Cu-Ft
0.134 Ac-Ft
Storing Time Series File:16777-outflow flood delin TS.tsf 8
Loading Reservoir File:16777-flood-
stgstore.RS1
Loading Time Series File:16777-flood delin
ts.tsf
Reservoir Routing [Single Outlet]
Computing Series:16777-outflow flood delin TS.tsf
Inflow/Outflow Analysis
-----------------------
Storing Time Series File:16777-outflow flood delin
TS.tsf
Routing Complete
KCRTS Command
-------------
eXit KCRTS Program
------------------
FLOOD PLAIN, EXHOT
FOR
ARCO AM/PM-FEDERAL WAY
y.SEC. 29, TWP. 21 N., RGE 4 EAST, W. M.
CITY OF FEDERAL WAY KING COUNTY STATE OF WASHINGTON
1 2
FLOOD PLAIN
TOP ELEVATION - 202.76
bp
ARCO
t4A&o
ff
18215 72ND AVENUE SOUTH
KENT, %k M032
(425)251-6=
(425)251-8782 FAX
croL OXIIIIEUM, LAW FLAMM
Www. OMMMAKAL $Mao
ARCO NTI
37000 M/M
FUEL CANOPY W/ 8 MPD's
24x48 CAR WASH
3m PACIFIC NO S
0 SW 256I SMEET
FEDERALWAY,WA
FACILITY # TBO
ED
��1;67M
RESUBMITT
c
LEGENI:)� SIM AFEA AN Z u lu I M%AJU rl-pm
TOTAL SITE AREA= 4.17 ACRES EKHW
CLOSED DEPRESSION AREA: 1.50 ACRES CITy OF FEDERAL W4y
ON -SITE TRIBURTARY AREA CONMEILITING TO CLOSED DEPRESSION
CD5
OFF-STTE TWffMY MWA CONTRIBUTING TO CLOSED DEPRESSION TRIBUTARY AREA TO CLOSED DEPRESSION:
ON -SITE= 3.61 ACRES
mom GENEM SITE AWA INCLUDING, BUILDING. SIDEW4XS. AND PAVEKNT OFF -SITE= 0.25 ACRES OF 1
TOTAL= 3.86 ACRES
CITY OF FEDERAL WAY
sjr OPMENT DEPARTMENT
8-8-16
Ann Dower, Senior Engineering Plans Reviewer
Erik Preston, Senior Traffic Engineer
Stacey Welsh, Planning
Please return comments/conditions by 8-22-16.
ii ii # ii '� ## • #
m
PROJECT DESCRIPTION: Proposal to develop approximately 5 acre site with a
3,180 square foot gas station/mini-mart with a 4,408
square foot canopy over 8 multi -product dispensers and
2 underground storage tanks, and a 1,152 square foot
car wash.
PROJECT C BARGHAUSEN CONSULTING ENGINEERS INC.
NICK WECKER
18215 72ND AVE S
KENT, WA 98032
425-656-7469
SUBMITTED:MATERIALS i t
Resubmittal Form
Applicant Response Letter
Updated SEPA checklist
ACOE Determination
Updated plan set
CIVIL ENGINEERING, LAND PLANNING, SURVEYING
August 5, 2016
COURIER DELIVERY
(253) 835-2634
Ms. Stacey Welsh, AICP
Senior Planner
City of Federal Way
Department of Community Development Services
33325 - 8th Avenue South
Federal Way, WA 98003
RE: Responses to Technical Review Comments for Previous Submittals
ARCO Facility
35505 Pacific Highway South, Federal Way, Washington 98003
City of Federal Way File Nos. 16-100208-00-UP and 16-100209-00-SE
Our Job No. 16777
Dear Ms. Welsh:
RESUBMITTED
CITE' OF FEDERAL WAY
CDS
We have revised the plans and technical documents for the above -referenced project in accordance with
the comments from the reviewers in your Technical Review Comments letter for previous submittals
dated July 29, 2016. Enclosed are the following documents for your review and approval:
1. One (1) copy of the Army Corps of Engineers Jurisdictional Determination dated June 7,
2016.
2. Eight (8) sets of folded plans, including the following
• Cover Sheet
Topographic Survey
Preliminary Drainage, Grading, and Right -of -Way Plan
Preliminary Tree Retention Plan
Preliminary Site and Right -of -Way Improvement Plan
Preliminary Grading and Utility Plan
• Preliminary Site Cross Section Plan
• Preliminary Landscape Plan, Notes, and Details
3. Eight (8) copies of the updated SEPA Checklist dated August 4, 2016
The following outline provides each of the comments from the reviewers in italics exactly as written, along
with a narrative response describing how each comment was addressed:
18215 72ND AVENUE SOUTH KENT, WA 98032 (425) 251-6222 (425) 251-8782 FAX
BRANCH OFFICES • TUMWATER, WA • LONG BEACH, CA < ROSEVILLE, CA > SAN DIEGO, CA
www.barghausen.com
Ms. Stacey Welsh, AICP
Senior Planner
City of Federal Way
Department of Community Development Services - 2 - August 5, 2016
SEPA Determination --As communicated in the last review letter of May 6, 2016, we received
an email from Balbir Birk on May 4, 2016, asking the city to hold off on the SEPA threshold
determination until the next round of technical review comments can be addressed. The
June 24, 2016, Responses to Technical Review Comments letter submitted on June 27,
2016, notes that, "SEPA is on hold pending the conclusion of the Army Corps of Engineers
review of the alleged wetland. As we discussed on July 22, 2016, the USACE determination
has concluded. You indicated you will revise the SEPA checklist after you receive additional
technical comments from the city in response to the June 2016 resubmittal. You also
indicated that a buffer averaging request may be submitted; this would also need to be
addressed in the revised SEPA checklist. Therefore, as previously requested, the SEPA
process continues to remain on hold.
Response: The SEPA Checklist is updated to acknowledge the City's acceptance of the
presence of a Category III Wetland as identified by the Ed Sewall in a report dated June 25,
2015. Please proceed with the SEPA review and determination.
2. Please provide a copy of the Army Corps of Engineers Jurisdictional Determination.
Response: The requested item is enclosed with this submittal.
3. All relevant plan sheets will need to be updated to remove the wetland note reference, "under
review by the Army Corps of Engineers for Confirmation. "
Response: The enclosed plan sheets have been updated accordingly.
4. The resubmitted plan sheets show the wetland and 60-foot buffer. The June 24, 2016,
Responses to Technical Review Comments letter notes that, "The proposed development is
located outside the alleged wetland and its associated buffer." Upon review of the revised
plan set, the full limits of development depicted on clearing/grading and landscaping sheets
show that the buffer will be impacted. Review .Federal Way Revised Code (FWRC)
19.145.440. "Development Within Wetland Buffers," and FWRC 19.145.160, "Building
Setbacks, " for applicable requirements.
Response: The 5-foot-wide building setback line that is required per FWRC 19.145.160 is
included on the updated plan sheets. All impervious surface improvements including the
stacking lane for the car wash, pedestrian connection, and vacuum station have been
relocated outside the setback. The setback area located at the rear of the car wash will be
landscaped with medium bark mulch.
5. if the applicant wishes to use buffer averaging, that request needs to be presented by a
qualified professional in accordance with regulations. These requests require approval and
must be addressed as part of a critical areas report submitted with the project application
(see FWRC 19.145.440[5]). The applicant is responsible for the cost of the city's consultant
to peer review a buffer averaging proposal per FWRC 19.145.080(3).
Response: The project will not include buffer averaging.
Ms. Stacey Welsh, AICP
Senior Planner
City of Federal Way
Department of Community Development Services - 3 - August 5, 2016
6. Sheet L 1 (Landscape Plan):
a. This plan shows a different site layout than all other sheets, primarily regarding access off
of SW 356th Street. Which site layout/access configuration is proposed for the project?
Response: The Preliminary Landscape Plan is consistent with the updated site layout.
7. Regarding the proposed 18-inch SD to drain potential flood water from the undeveloped area:
a. Clarify the elevation(s) of the wetland. As shown on Sheet C5.0 it appears that the SD
will be at the same 202-foot elevation as the wetland boundary.
Response: The storm drain has been removed from the proposal.
b. Provide a letter from your wetland consultant stating that this SD will not affect the
wetland or, alternatively, remove from the proposal the installation of the 18-inch SD.
The letter would need to be peer reviewed by the city's consultant. The applicant is
responsible for the cost of the city's consultant to conduct peer review per FWRC
19.145.080(3).
Response: The plan sheets are updated to remove the 18-inch storm drain. It will need
to be verified during the final engineering process that the storm drain is not necessary to
minimize potential flooding that may occur on the site. If the storm drain is found to be
necessary during final engineering, the inlet elevation of the 18-inch storm drain will be
above the elevation of the wetland so that it will not have any impact on the wetland.
8. SEPA checklist comments:
a.. Previously noted areas that need to be updated include: page 6-item 3; page 7-item 2;
and page 12-item h.
Response: The noted sections of the SEPA checklist are updated to acknowledge the
City's acceptance of the Category III wetland as identified by the Ed Sewall in a report
dated June 25, 2015.
b. Review the checklist in its entirety to ensure that current information regarding the
wetland and any proposed buffer averaging proposal are included.
Response: The checklist has been reviewed and updated in its entirety.
1. A minor floodplain analysis will be required per the 2016 King County Surface Water Design
Manual (KCSWDM) Section 3.3.7, prior to land use approval since it could affect the site
plan.
Response: We request that this floodplain analysis be deferred to the Building Permit
submittal. Our team will follow up with you early next week to discuss.
Ms. Stacey Welsh, AICP
Senior Planner
City of Federal Way
Department of Community Development Services - 4 - August 5, 2016
2. A portion of the developed area appears to have originally drained to the existing wetland.
The developer shall, as part of the building permit submittal, provide modeling to show any
potential impacts to the wetland from the redirected drainage, and provide mitigation as
necessary to maintain wetland hydrology.
Response: The comment is acknowledged.
Comments to follow at a later date.
Response: We received comments that the Parks Department requests that the project retain
the 39-inch Fire tree located within the access easement on the subject property. The boundary
of the gravel triangle area has been revised to allow the large tree to be retained.
We believe that the above responses, together with the enclosed revised plans and technical documents,
address all of the comments from the reviewers in your Technical Review Comments letter for previous
submittals dated July 29, 2016. Please review and approve the enclosed at your earliest convenience.
Should you have any questions or need additional information, please contact me directly at (425) 656-
7469 or via email at nwecker@barghausen.com.
Sincerely,
Nick A. Wecker
Project Planner
NAW/dm
16777c.005.doc
enc: As Noted
cc: Mr. Balbir Birk, Birk Environmental LLC
Mr. Jay S. Grubb, Barghausen Consulting Engineers, Inc.
Mr. Daniel B. Goalwin, Barghausen Consulting Engineers, Inc.
Mr. Chris Jensen, Barghausen Consulting Engineers, Inc.
VrArr
P.O. BOX 3755
SEATTLE, WASHINGTON 98124-3755
REPLY TO
ATTENTION OF
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Kent, Washington 98034
FAMEMN01M
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18MBNOMS
On I June 2016, we inspected the property 35505 Pacific Highway South, Federal Way,
Washington in response to your request for verification of the boundaries of the wetlands in the
review area as shown on the enclosed drawings dated June 3, 2016. During the site inspection,
we identified one wetland, Wetland A. The U.S. Anny Corps of Engineers has determined that
Wetland A is not a water of the U.S. As such, work that would occur within these areas does not
require Department of the Army authorization under Section 404 of the Clean Water Act. Other
state and local regulations may still apply to these wetlands. For example, the Washington State
Department of Ecology (Ecology) may regulate these wetlands. The enclosed Ecology Focus
sheet explains how Ecology regulates this type of wetlands. You should contact Ecology's
Federal Permit Coordinator at (360) 407-6068 oor more
information on how to obtain State approval for your project. We are sending a copy of this
letter to Ecology and to the Environmental Protection Agency's Aquatic Resources Unit.
This approved jurisdictional determination is valid for a period of five years from the date of
this letter unless new information warrants revisions of the determination. A copy of this
jurisdictional deten-nination, dated June 7, 2016 can be found on our website at
www.nws.usace.anny.mil select "Regulatory Branch, Permit Information" and then
"Jurisdictional Determinations". If you object to this determination, you may request an
administrative appeal under our regulations (3 3 Code of Federal Regulations, Part 3 3 1) as
described in the enclosed Appeal Process Fact Sheet and the Notification ofAdministrative
Appeal Options and Process and Requestfor Appeal form.
A copy of this letter with drawings will be famished to Mr. Nick Wecker, Barghausen
Consulting Engineers, Inc. at 18215 72 nd Avenue South, Kent, Washington 98032. If you
propose to do any work in the areas identified to be waters of the U.S., you should contact ou
office prior to commencing work to deten-nine permit requirements. If you have any question
please contact Ms. Kaitlyn White at kaitlyn. r.white@usace. army. mi I or at by phone at
(206) 316-3156.
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From: Stacey Welsh
Sent: Friday, July 29, 2016 2:49 PIVI
To: 'Nick Wecker'
Subject: RE: ARCO Pacific Hwy - Use Process III / SEPA Processing (BCE #16777)
Attachments: 20160729133230.pdf
M3
The attached letter was prepared prior to the City receiving your Thursday email. I see from your email that the
16+ V i i1 7 - review the attached comment letter,
'-f 471rom U I
A Federal Way
333258 th Avenue South
Federal Way, WA 98003-6325
Phone: 253/835-2634 Fax: 253/835-2609
wwwAty•
From: Nick Wecker Lmailto*NWecker@barghaus-e-n-.-C-O—mI
Sent: Thursday, July 28, 2016 11:37 AM
To: Stacey Welsh
Subject: RE: ARCO Pacific Hwy - Use Process III / SEPA Processing (BCE #16777)
ENEM
Is the technical review letter still on target to be completed this week? Could you please email a pdf version to us in
addition to the hard copy that is sent to Balbir?
Our plan going forward is to address the latest comments and resubmit plans with the updated SEPA checklist . There
will not be a request for buffer averaging as part of the ARCO project.
Nick Wecker
Project Planner
Barghausen Consulting Engineers, In
1821572 nd Ave. S. Kent WA 98032
(425) 251-6222 1
From: Stacey Welsh rp2ailto.,5ta=.Welsh @gi-t-y-offe-deralway-comI
Sent: Friday, July 22, 2016 1:49 PM
To: Nick Wecker
Subject: RE: ARCO Pacific Hwy - Use Process III / SEPA Processing (BCE #16777)
I just remembered that we typically log the Critical Areas peer reviews under an "AD", an Administrative Decision. So
buffer averaging request and report for review it will be an AD (see attached form). Once we receive that we will route
to our consultant for a cost estimate for the peer review and then we forward that information to you/applicant.
MrAMA-WV-*1,U
Senior Planner
iWay
th t Federal
venue South
Federal Way, WA 98003-6325
Phone: 253/835-2634 Fax: 253/835-2609
wwwxihtpffederalway�corn
From: Nick Wecker [m �w.NWe�cker b�arhau�sen.cmml
lilt _
Sent: Thursday, July 21, 2016 3:25 PM
To: Stacey Welsh
Subject: RE: ARCO Pacific Hwy - Use Process III / SEPA Processing (BCE #16777)
E&M
No problem. Get back to me when you can tomorrow. Thanks for letting me know!
Nick
From: Stacey Welsh rqiailt nStace Welsh.Pci offecleralwa Xom)
y __-- ���
Sent: Thursday, July 21, 2016 3:23 PM
To: Nick Wecker
Subject: RE: ARCO Pacific Hwy - Use Process III / SEPA Processing (BCE #16777)
Hi Nick,
Isaac has taken a position elsewhere and is no longer with the City. I will review your email below and voicemail
message and get back to you tomorrow by phone or email. I am in meetings for the rest of the day.
A
ory o
Federal Way
333258 th Avenue South
Federal Way, WA 98003-6325
Phone: 253/835-2634 Fax: 253/835-2603
From: Nick Wecker [-mAlLit-o-:--N-W-e-c-k-e-r@-b-a-r-qhause-n.cOmI
Sent: Tuesday, July 19, 2016 6:22 PM
To: Stacey Welsh; Isaac Conlen
Subject: ARCO Pacific Hwy - Use Process III / SEPA Processing (BCE #16777)
Hi Stacey and Isaac,
Balbir Birk has been working with the U.S. Army Corp. of Engineers (ACOE) in order to receive a conclusion about the
potential presence of a wetland. In summary, the Project Manager with ACOE has indicated that they will not rule out
that an isolated wetland exists on the property. The Project Manager did acknowledge that artificial components
involved with the development of the property to north have contributed to the change in hydrology over the recent
years. However, ALOE is not willing to rule out that other natural factors may have contributed to the change in
hydrology. The Project Manager suggested that the project block off the stormwater that is coming onto the property
from the storage facility and then come back in a couple years and complete a new study. Although Balbir still maintains
that the area is not a regulated wetland, time is a factor and the priority is shifting towards processing the land use
entitlements for the ARCO development.
Balbir still intends to appeal the ACOE determination and look into measures for blocking the stormwater that is
entering the property from the north. In the meantime, we are hoping to meet with you and Isaac at your earliest
convenience to discuss options for processing the SEPA determination without having to completely accept the City's
conclusion for the presence of a wetland. Balbir does not want us to accept the City's conclusions considering that he is
still exhausting all avenues with DOE and ALOE. We would also like to discuss the City's development regulations
pertaining to wetlands in regards to buffer averaging and work that is allowed within the buffer and wetland
delineation. Our team still intends to process development plans that would comply with the City's wetland standards
in order to receive a Use Process III approval.
Is there a good time coming up to meet and discuss the options for processing the Use Process III and SEPA? Thank you
---------------------------------------
Nick Wecker
Project Planner
Barg ausen Consulting Engineers, Inc.
16215 2 Ave. S. Kent WA 98032
(425) 251-6222
Stacez Welsh
From: Nick VVecker<NVVecher@barghausenzom>
Sent: Tuesday, July l9,2Ul66:Z2PM
To: Stacey Welsh; Isaec[on|en
Subject: ARCO Pacific Hwy - Use Process III / SEPA Processing (BCE #16777)
Hi Stacey and Isaac,
Ba|birBirk has been working with the U�. Army Corp. ofEngineers (ACOE) in order to receive aconclusion about the
potential presence nfawetland. In summary, the Project Manager with ACOE has indicated that they will not rule out
that anisolated wetland exists onthe property. The Project Manager did acknowledge that artificial components
involved with the development ofthe property tunorth have contributed tuthe change inhydrology over the recent
years. However, ACOE is not willing to rule out that other natural factors may have contributed to the change in
hydrology. The Project Manager suggested that the project block off the stormwater that is coming onto the property
from the storage facility and then come back in a couple years and complete a new study. Although 8a|birstill maintains
that the area is not a regulated wetland, time is a factor and the priority is shifting towards processing the land use
entitlements for the ARCOdevelopment.
Balbir still intends to appeal the ACOE determination and look into measures for blocking the stormwater that is
entering the property from the north. In the meantime, we are hoping to meet with you and Isaac at your earliest
convenience to discuss options for processing the SEPA determination without having to completely accept the City's
conclusion for the presence ofawetland. Balbir does not want us to accept the City's conclusions considering that he is
still exhausting all avenues with DOE and ACOE. VVewould also like todiscuss the Citx'sdevelopment regulations
pertaining to wetlands in regards to buffer averaging and work that is allowed within the buffer and wetland
delineation. Our team still intends to process development plans that would comply with the City's wetland standards
in order to receive a Use Process III approval.
Is there a good time coming up to meet and discuss the options for processing the Use Process III and SEPA? Thank you
Nick Wecker
Project Planner
Barghausen Engineers, Inc.
+821@�'72�Av������ntVVA 98032
,�` `_ '
CITY OF FEDERALAXY
COMAUNITY DEVELOPMENT DEPARTMENT
DEVELOPMENT REVIEW COMMITTEE TRANSMITTAL
DATE: 6-30-16
TO: Ann Dower, Senior Engineering Plans Reviewer
Peter Lawrence, Plans Examiner
Brian Asbury, Lakehaven Utility District
Vince Faranda, South King Fire & Rescue
Erik Preston, Senior Traffic Engineer
FROM: Stacey Welsh, Planning
C01-MNTS. Please return conments/conditions by 7-14-16.
FILE NU149FR(s): 16-100208-00-UP & 16-100209-SE
RELATED FILE NOS.: 16-100211-00-CN, 15-103153-00-AD, 15-100197-00-PC
PROJECT NAME: ARCO FACILITY - PACIFIC HIGHWAY
PROJECT ADDRESS: 35505 PACIFIC HWY S
ZONXNG DXSTRICT: CE
PROJECT DESCRXPTION: Proposal to develop approximately 5 acre site with a
3,180 square foot gas station/mini-mart with a 4,408
square foot canopy over 8 multi -product dispensers and
2 underground storage tanks, and a 1,152 square foot
car wash.
PROJECT CONTACT. BARGHAUSEN CONSULTING ENGINEERS INC.
NICK WECKER
18215 72 ND AVE S
KENT, WA 98032
425-656-7469
**Resubmittal**
Resubmittal Form
Applicant Response Letter
Letter from Attorney
Updated TIR
Updated plan set
I'M
Ms. Stacey Welsh, AICP
Senior Planner
City of Federal Way
Department of Community Development Services
33325 - 8th Avenue South
Federal Way, WA 98003
CIVIL ENGINEERING, LAND PLANNING, SURVEYING
June 24, 2016
COURIER DELIVERY
(253) 835-2634
RE: Responses to Technical Review Comments
ARCO Facility
35505 Pacific Highway South, Federal Way, Washington 98003
City of Federal Way File Nos. 16-100208-00-UP and 16-100209-00-SE
Our Job No. 16777
Dear Ms. Welsh:
RESUBMITTED
JU
CM OF FEDERAL WAY
CDS
We have revised the plans and technical documents for the above -referenced project in accordance with
the comments from all reviewers in your Technical Review Comments letter dated May 6, 2016.
Enclosed are the following documents for your review and approval:
1. Four (4) copies of the Preliminary Technical Information Report prepared by Barghausen
Consulting Engineers, Inc. dated March 24, 2016
2. Four (4) copies of the Response to Technical Comment prepared by Randall P. Olsen dated
June 24, 2016
3. Eight (8) sets of folded plans, including the following
Cover Sheet
• Topographic Survey
• Preliminary Drainage, Grading, and Right -of -Way Plan
• Preliminary Tree Retention Plan
• Preliminary Site and Right -of -Way Improvement Plan
• Preliminary Grading and Utility Plan
• Preliminary Site Cross Section Plan
• Preliminary Landscape Plan, Notes, and Details
The following outline provides each of the comments from the several reviewers in italics exactly as
written, along with a narrative response describing how each comment was addressed:
1. Sheet C2 (Topographic Survey)
18215 72ND AVENUE SOUTH KENT, WA 98032 (425) 251-6222 (425) 251-8782 FAX
BRANCH OFFICES • TUMWATER, WA • LONG BEACH, CA • ROSEVILLE, CA + SAN DIEGO, CA
www.barghausen.com
Ms. Stacey Welsh, AICP
Senior Planner
City of Federal Way
Department of Community Development Services - 2 -
a. Use Process 111 Submittal Requirements technical comments:
i. Delineate wetlands on or within 200 feet of the site.
June 24, 2016
Response: The wetland boundary as determined by Ed Sewell in a report dated
June 25, 2015 is added to the Site Plan. This wetland determination is currently
under review by the Army Corps of Engineers for confirmation. The findings will be
submitted for review upon completion.
The 60-foot wetland buffer is also depicted on the Site Plan to show that the
development would comply with setback standards if the area in question is deemed
a wetland by the Army Corps of Engineers.
The closest mapped off -site wetland is located to the northwest as part of the West
Hylebos State Park and is approximately 313 feet from the subject property at its
closest point. Another large wetland complex is located to the southeast and is
approximately 350 feet from the subject property at its closest point. No off -site
wetland or streams are located within 300 feet of the subject site.
b. The survey drawing submitted on April 4, 2016, features a field survey done in December
2014. The edge of water boundary shown does not match the more recent wetland
flagging work done by Barghausen in June 2015 associated with the Sewall report. The
most recent survey work must be utilized for this project.
Response: The most recent field survey work completed by Barghausen Consulting
Engineers, Inc. is incorporated into the survey drawing.
2. Sheet C3 (Clearing & Grading Plan)
a. Use Process 111 Submittal Requirements technical comment. show designation of all
wetlands and other critical areas that are on or within 300 feet of any area proposed to be
disturbed by the proposed clearing and/or grading action.
Response: The wetland boundary as determined by Ed Sewell in a report dated
June 25, 2015 has been added to the Site Plan. See response to Comment la for further
information.
3. Sheet C1/Sheet C4 (Site Plan):
a. Use Process 111 Submittal Requirements technical comments:
i. Delineate wetlands on or within 200 feet of the site.
Response: The wetland boundary as determined by Ed Sewell in a report dated
June 25, 2015 has been added to the Site Plan. See response to Comment 1 a for
further information.
ii. Show location and calculate acreage precluded from development due to the
presence of critical areas, including wetlands (along with buffers).
Ms. Stacey Welsh, AICP
Senior Planner
City of Federal Way
Department of Community Development Services - 3 - June 24, 2016
Response: The net site area (minus wetland and buffer) is approximately
2.70 acres. The developed area is approximately 1.45 acres. The site area
calculations are added to Sheet C4.0.
iii. Provide net site area, which is gross area minus critical areas and rights -of -way.
Response: Net site area is approximately 2.70 acres.
4. Sheet C5.0 (Preliminary Grading and Utility Plan)
a. A transformer is proposed near the SW 356th driveway, which needs to be screened per
FWRC 19.115.050.6.b.ii.
Response: The transformer is now shown with Type 1 landscape buffering.
5. Sheet L 1 (Landscape Plan):
a. The two parking stalls located off of Pacific Highway South need additional screening
from the right-of-way per FWRC 19.125.070.5.a.
The required 3' berm needs to be called out on the plan.
Response: The area between the back of the public sidewalk and site curbing is
inadequate to provide a 3-foot berm. Instead this project will propose a 3-foot height
English Laurel Hedge as an alternative per the code referenced in the comment.
6. In June 2015, the previous owner of the property submitted a June 25, 2015, wetland report
prepared by Sewall Wetland Consulting, Inc.; a June 2015 survey document showing where
wetland flags are field located, preparedby Bargha,usen; and requested the city's review.
The city had our third party consultant, Landau, review the documents and confirm the
existence of an on -site Category III wetland with a 60-foot buffer. The city has accepted this
report, see enclosed August 27, 2015, letter. As a result, the following actions are necessary:
a. The August 27, 2015, acceptance letter notes items that need to be addressed in
subsequent permit submittals: "The memorandum from Landau contains comments that
require minor modifications to the critical areas report and associated survey drawing.
Please make the changes and submit updated documents along with any subsequent
land use application(s) and building perm it(s). The items that relate to the survey
drawing need to be addressed by the applicant as part of the Use Process Ill application.
Response: The survey has been updated to reflect the most recent survey field work
completed by Barghausen Consulting Engineers, Inc. The wetland and associated buffer'
as determined by the Ed Sewall report dated June 25, 2015 is depicted on the updated
Site Plan. The presence of a regulated wetland is currently under review by the Army
Corps of Engineers. The findings will be submitted for review upon completion.
b. All relevant application materials need to be updated to accurately depict the wetland,
buffer, and building setback per FWRC 19.145.150.4, 19.145.160, and 19.145.420.
Ms. Stacey Welsh, AICP
Senior Planner
City of Federal Way
Department of Community Development Services - 4 - June 24, 2016
Without this information it is not possible to determine whether or not the proposed
project will have an impact on the critical area.
Response: The wetland and associated buffer as determined by the Ed Sewall report
dated June 25, 2015 is depicted on the updated Site Plan. The presence of a regulated
wetland is currently under review by the Army Corps of Engineers. The findings will be
submitted for review upon completion.
The proposed development is located outside the alleged wetland and its associated
buffer.
c, On sheets C3, C4, C5, and L 1 remove from the proposal the installation of the 18-inch
SD to drain a low lying area. The project site contains a documented wetland.
Response: The installation of the 18-inch storm drain will be necessary to provide a
route for any potential flooding that may occur on the site. The inlet elevation of the 18-
inch storm drain will be above the elevation of the alleged wetland so it will not have any
impact on the wetland if it is found to exist. There is no evidence that the site's local low
area fills and overflows the lowest sidewalk elevation along the project's frontage on S.W.
356th Street, but if the site were to flood we are proposing the overflow to maintain the
exiting overflow path and to protect the proposed detention and water quality system
on site.
i. Your response indicates the 18 storm drain is necessary because "the current
overflow on the north end of the property is proposed to be removed during the right-
of-way development. After checking with Public Works, it seems this overflow is the
pipe you originally thought was discharging water from Pacific Highway S onto the
site. The pipe does not discharge onto the site and that statement was removed from
the TiR. If that pipe is still a concern, you could alleviate it as a source of runoff by
plugging it. if you have any questions regarding this item, please contact Public
Works.
Response: The comment is acknowledged.
d. Permanent signs and split rail fencing around the wetland shall be required per FWRC
19.145.180.2 and 3.a.iv. Public Works has a standard detail for the required signage.
Response: The comment is acknowledged. Permanent signs and split rail fencing will
be provided if the area in question is confirmed to be a regulated wetland by the Army
Corps of Engineers.
7. SEPA checklist comments:
a. On page 6, item 3: Need to acknowledge the report accepted by the city, and the
existence of wetland and buffer, and building setback per FWRC.
Response: SEPA is on hold pending the conclusion of the Army Corps of Engineers
review of the alleged wetland. The SEPA Checklist will be updated to reflect the
conclusions once complete.
Ms. Stacey Welsh, AICP
Senior Planner
City of Federal Way
Department of Community Development Services - 5 - June 24, 2016
b. On page 7, item 2: The checklist response needs to be updated per the wetland
comments in this letter.
Response: SEPA is on hold pending the conclusion of the Army Corps of Engineers
review of the alleged wetland. The SEPA Checklist will be updated to reflect the
conclusions once complete.
c. On page 12, item h: The checklist response needs to be updated per the wetland
comments in this letter.
Response: SEPA is on hold pending the conclusion of the Army Corps of Engineers
review of the alleged wetland. The SEPA Checklist will be updated to reflect the
conclusions once complete.
r,ri.. -.
General Comments
1. The wetland and buffer must be shown on the plans and discussed in the TIR and SEPA
Checklist unless otherwise approved by the Community Development Department.
Response: SEPA is on hold pending the conclusion of the Army Corps of Engineers review
of the alleged wetland. The SEPA Checklist will be updated to reflect the conclusions once
complete. The plan sheets are updated to reflect the wetland and associated buffer as
determined by the Ed Sewall report dated June 25, 2016. This will allow City staff to review
the potential impact to the critical area if the Army Corps of Engineers determines that a
wetland exists. The proposed development is located outside the alleged wetland and its
associated buffer.
Technical Information Report (TIR)
2. Address whether or not any portion of the Brooklake site drains naturally to this site.
Response: There are natural berms along the adjoining property line which prevent the
Brooklake site runoff from entering the project site. As such, flows from the Brooklake site
currently flow south along the driveway to S.W. 356th Street.
3. Verify that the closed depression will not cause onsite flooding or groundwater flotation
problems for the proposed design.
Response: The geotech study included boring to a maximum depth of 18 feet below the
existing grade and concluded that the permanent groundwater table is 18 feet below the
existing grade. The bottom of the underground storage tanks for fuel will sit at approximately
15 feet below the finished grade and thus flotation of the tanks is not a concern.
Ms. Stacey Welsh, AICP
Senior Planner
City of Federal Way
Department of Community Development Services - 6 - June 24, 2016
Though flooding from the on -site closed depression is not anticipated, any flooding would
flow south through the proposed 18-inch storm drain to S.W. 356th Street.
4. The TIR must discuss the drainage associated with the proposed "18 inch storm drain to
drain the low lying area" shown on the plans. Please see the 2009 1incr County Surface
Water Desiun Manual flC4rVD Section 3.3.7 Onsite Closed Depressions and Ponding
Areas.
Response: The TIR has been updated to reflect the inclusion of the 18-inch storm drain. It
should be noted that the purpose of the 18-inch storm drain is not to drain the low lying area
or discharge runoff related to storm events, but to provide a safe conveyance route for any
possible flooding that may occur.
5. Utility connections on Pacific Highway S will need to be completed by June of 2016.
Response: The majority of utility cuts within the right-of-way for Pacific Highway South will
be limited to the sidewalk only. As noted in an email received from Ann Dower on June 23,
2016, this project will have to make its gas connection in Pacific Highway prior to the final lift
on the associated road project, which is expected to be completed in approximately one year
from today's date.
6. The detention facility has changed significantly in shape and size from the first submittal.
Please note that ICCSIrI DM section :3.2.1 requires detention facilities to be "flow -through"'
systems with manholes in line (see exception), With the removal of the ;southernmost set of
chambers,, it appears this requirement will net be met. Sizing and design will be reviewed
more thoroughly during building permit review. Sections and details will be required.
Response: The outlet structures on the drainage design have been reconfigured to show
the system as flow -through. It is understood that the system will be more thoroughly
reviewed during a building permit review.
Erik Preston — Traffic Division, (253) 835-2744, efik.j2reston49ci1yoffedeMbMZgM
Access Management (FWRC 19.135)
For driveways that serve uses other than single-family residential uses and zero lot line
townhouse development, the maximum driveway width is 30 feet for a two-lane two-way
driveway and 40` feet for a three -lane two-way driveway (FWRC 19.135.270). Driveway
widths may be increased in order to provide adequate width' for vehicles that may be
reasonably expected to use the driveway, as determined by the Public Works Director. The
proposed shared access driveway on S 356th Street would exceed the 40-foot maximum
width. The proposal must be modified to reduce the driveway width to within joint access and
utility easement #20131224000788 (20-foot half -width) unless it can be shown that the
additional width is needed for the design vehicle to make turning movements without
Ms. Stacey Welsh, AICP
Senior Planner
City of Federal Way
Department of Community Development Services - 7 - June 24, 2016
encroaching on opposing lanes. An Auto -Turn (or similar) type analysis would be required to
approve the additional width.
Response: The Site Plan is updated to conform to the recorded joint access and utility
easement. The width of driveway will be 40 feet. A portion of the existing gravel driveway on
the adjacent driveway will be abandoned in order to conform to the recorded easement and
comply with maximum width standards. Public sidewalk and ADA ramps will be installed on
west side of the new driveway to connect to the existing system. The right-of-way
improvements will be designed to meet Dwg. 3-6A.
2. The owner of the subject site would also be required to improve the other half of the shared
access driveway on S 356th Street, namely, joint access and utility easement
#20131224000787, per the recorded text of the easement. This would amount to an area
approximately 20 feet wide by 52 feet long on the adjacent property within the easement,
assuming the existing driveway layout.
Response: The comment is acknowledged.
Vince Faranda — South King Fire and Rescue, (253) 946-7242, •-
@s6athkiewfirmom
A separate permit is required for the installation of the propane tank. The tank can be installed
within 10 feet of the building but will be reviewed separately at the time of permitting.
Response: The comment is acknowledged.
We believe that the above responses, together with the enclosed revised plans and technical documents,
address all of the comments in your Technical Review Comments letter dated May 6, 2016. Please
review and approve the enclosed at your earliest convenience. Should you have any questions or need
additional information, please contact me directly at (425) 656-7469 or via email at
nwecker@barghausen.com.
Sincerely,
Nick A. Wecker
Project Planner
NAW/dm
16777c.004.doc
enc: As Noted
cc: Mr. Balbir Birk, Birk Environmental LLC
Mr. Jay S. Grubb„ Barghausen Consulting Engineers, Inc.
Mr. Daniel B. Golwin, Barghausen Consulting Engineers, Inc.
Mr. Chris Jensen, Barghausen Consulting Engineers, Inc.
CH &ATTORNEYS AT LA
524 2nd Ave., Suite 500 office 206.587.0700
Seattle. WA 98104 fax 206.587.2308
www.ca rncross.com
June 20, 201
VIA us. S. 1 .IL :°411.) Ei<: l
Stacey Welsh, Al"
Senior Planner
-,.J7
Community Development •
33325 8th Avenue South
Federal Way, Y 98003-6325
RESUBMITTED
J
CrTy OF FEDERAL WAY
CDS
Re: t:. P i t t 1 1
Arco Facility, 35505 Pacific Highway South, Federal Way
Response to Technical Comments dated May t;;
This fix represents Triple B Pac. Hwy, Inc. (the "Applicant") regarding the project
reference above (the "Project") at 35505 Pacific Highway South in Federal Way, Washington (the
"Site"). This letter responds to your May 6, 2016 letter to Mr. Nick Wee er of Barghausen
Consulting Engineers Inc, ("Comment Letter").
s you know. the Applicant disputes the existence of a wetland on the Site and has provided
expert reports that conclude no wetland' exists. "Fite City's Comment Letter acknowledges that the
City we uld revie\;% -IS ALOE conclusions regarding the presence of a wetland on the Site. See
Comment Letter at pg. 3; The Applicant is in communication with e US ACOF, which plans to
provide a conclusion about the presence of a wetland on the Site very soon.
The Comment Letter also states that the City will eel) the Project moving 1otAvard il'.,all
relevant application materials arej updated to accurately depict; the wetland, but°fer-, and building
setback."Sec Comment Letter at pg. 4. The Application materials are being submitted with this
letter and they have been updated to depict the alleged wetland, buffer, and building setback per the
City's request. As you can see:, the Project does riot encroach on the buffer or building setbacks, and
sot e Project can proceed until a final determinationregarding the existence of the wetland is made.
With the new materials, the City should have everything it needs to process the application and keep
e Project moving forward.
rtds YP f 6 ditta'8:'#b$ taPtd
Direct: (206) 254-4418
Stacey Welsh, AICP
June 20, 2016
Page 2
Thank you for your time and attention tothis important matter. Please do not hesitate to
contact me with questions.
Very truly yours,
/7
DIRMIH��
(03118819DOCXJ
CITY • FEDERAL WAY
COMMUNITY DEVELOPMENT DEPARTMENI
RESUAMITTAL
DATE: 3-28-16
TO: Ann Dower, Senior Engineering Plans Reviewer
Peter Lawrence, Plans Examiner
Brian Asbury, Lakehaven Utility District
Vince Faranda, South King Fire & Rescue
Erik Preston, Senior Traffic Engineer
FRO14: Stacey Welsh, Planning
COb&1ENTS: Please return comments/conditions by 4-11-16.
FILE NUMBER(s): 16-100208-00-UP & 16-100209-SE
RELATED FILE NOS.: 16-100211-00-CN, 15-103153-00-AD, 15-100197-00-PC
PROJECT NAME: ARCO FACILITY - PACIFIC HIGHWAY,
PROJECT ADDRESS: 35505 PACIFIC HWY S
ZONING DISTRICT: CE
PROJECT DESCRIPTION: Proposal to develop approximately 5 acre site with a
3,180 square foot gas station/mini-mart with a 4,408
square foot canopy over 8 multi -product dispensers and
2 underground storage tanks, and a 1,152 square foot
car wash.
LAND USE PERMITS� UP III, SERA
PROJECT CONTACT: BARGHAUSEN CONSULTING ENGINEERS INC.
NICK WECKER
18215 72 ND AVE S
KENT, WA 98032
425-656-7469
MATERIALS SUBMITTED: **Resubmittal**
Resubmittal Form
Applicant Response Letter
Updated plan set and elevations
Geotechnical Report
Updated SEPA Checklist
Updated TIR
Updated Title Report
Letter from Attorney
CIVIL ENGINEERING, LAND PLANNING, SURVEYING
March 25, 2016
COURIER DELIVERY
(253) 835-2634
Ms. Stacey Welsh, AICP MAR 2 5 2016
Senior Planner
City of Federal Way CM OF FEDERAL WAY
Department of Community Development Services CDS
33325 - 8th Avenue South
Federal Way, WA 98003
RE: Responses to Letter of Complete Application and Technical Review Comments
ARCO Facility
35505 Pacific Highway South, Federal Way, Washington 98003
City of Federal Way File Nos. 16-100208-00-UP and 16-100209-00-SE
Our Job No. 16777
Dear Ms. Welsh:
We have revised the plans and technical documents for the above -referenced project in accordance with
your Letter of Complete Application and Technical Review Comments dated February 11, 2016.
Enclosed are the following documents for your review and approval:
1. Eight (8) copies of the updated SEPA Checklist, prepared by Barghausen Consulting
Engineers, Inc. dated March 24, 2016
2. Two (2) copies of the Title Report dated January 4, 2016 with updated exceptions
3. One (1) copy of the King GIS Center Map showing properties within 300 feet of the subject
property
4. One (1) copy of the Water Certificate of Availability prepared by Lakehaven Utility District
dated December 29, 2015
5. Four (4) copies of the Preliminary Technical Information Report prepared by Barghausen
Consulting Engineers, Inc. dated March 24, 2016
6. Four (4) copies of the Geotechnical Engineering Report prepared by South Sound
Geotechnical Consulting dated March 10, 2016
7. Four (4) copies of the Response to Technical Comment No. 8 prepared by Randall P. Olsen
dated March 25, 2016
8. Eight (8) copies of the updated color elevations and architectural plan set
9. Eight (8) sets of folded plans, including the following
® Cover Sheet
Topographic Survey
• Preliminary Drainage, Grading, and Right -of -Way Plan
• Preliminary Tree Retention Plan
18215 72ND AVENUE SOUTH KENT, WA 98032 (425) 251-6222 (425) 251-8782 FAX
BRANCH OFFICES • TUMWATER, WA • LONG BEACH, CA • ROSEVILLE, CA • SAN DIEGO, CA
www.barghausen.com
Ms. Stacey Welsh, AICP
Senior Planner
City of Federal Way
Department of Community Development Services - 2 -
• Preliminary Site and Right -of -Way Improvement Plan
• Preliminary Grading and Utility Plan
• Preliminary Site Cross Section Plan
• Preliminary Landscape Plan, Notes, and Details
March 25, 2016
The following outline provides each of your comments in italics exactly as written, along with a narrative
response describing how each comment was addressed:
Stacey Welsh — Planning Division, (253) 835-2634, sf cey:welsh C 'dittrt�fff+ eralway.com
1. Sheet C2 (Topographic Survey)
a. Use Process 111 Submittal Requirements technical comments:
i. The survey shall be prepared by a certified land surveyor and the submitted survey
stamped by a PE.
ii. Delineate wetlands on or within 200 feet of the site.
Response: The surrey was prepared by a certified land surveyor and stamped by a P.E.
Please refer to the Response Letter to Technical Comment No. 8 prepared by Randall P.
Olsen dated March 25, 2016 in regards to staff concerns for delineated on -site wetlands.
The closest off -site wetland is located to the northwest as part of the West Hylebos State
Park and is approximately 313 feet from the subject property at its closest point. Another
large wetland complex is located to the southeast and is approximately 350 feet from the
subject property at its closest point.
b. Title report exceptions listed are from a 2014 title report. The application submittal
includes a more recent title report. The most current report should be used to prepare
the survey drawing and details contained therein.
Response: The survey is in the process of being updated to reflect the most recent title
report. The updated survey will be submitted once received. An updated list of
exceptions is included with this submittal that is consistent with the most recent title
report.
2. Sheet C3 (Clearing & Grading Plan)
a. Use Process 111 Submittal Requirements technical comment. show designation of all
wetlands and other critical areas that are on or within 300 feet of any area proposed to be
disturbed by the proposed clearing and/or grading action.
Response: The closest off -site wetland is located to the northwest as part of the West
Hylebos State Park and is approximately 313 feet from the subject property at its closest
point. Another large wetland complex is located to the southeast and is approximately
350 feet from the subject property at its closest point. No off -site wetland or streams are
located within 300 feet of the subject site.
Ms. Stacey Welsh, AICP
Senior Planner
City of Federal Way
Department of Community Development Services - 3 - March 25, 2016
3. Sheet C3.1 (Tree/Vegetation Retention Plan)
a. Use Process ill Submittal Requirements technical comment: the plan shall be prepared
by a certified arborist or a certified landscape architect and the submitted plan stamped
by a PE.
Response: The TreeNegetation Retention Plan has been prepared by a certified
Landscape Architect and stamped by a PE.
b. Need to address trees on the border of the clearing limits/tree protection fence.
Reconcile the plan with the contents of Sheet L 1, the wood chip and saaal area —are
trees within that area to remain? Review FWRC 19.120.160 for tree and vegetation
protection during construction requirements.
Response: The plans have been revised to only show salal within the area to be
disturbed.
4. Sheet C1/Sheet C4 (Site Plan):
a. Sheets C1 and C4 both function as a site plan due to the nature of their contents; either
merge the documents or have a cross reference note.
Response: A cross-reference note has been added to the Cover Sheet.
b. Use Process 111 Submittal Requirements technical comments:
i. Provide total gross floor area of all proposed floors, including the fuel canopy.
Response: Floor and fuel canopy area are shown on Sheet C1.0
ii. Delineate wetlands on or within 200 feet of the site.
Response: The closest off -site wetland is located to the northwest as part of the
West Hylebos State Park and is approximately 313 feet from the subject property at
its closest point. Another large wetland complex is located to the southeast and is
approximately 350 feet from the subject property at its closest point. No off -site
wetlands are located within 200 feet of the subject site.
Please refer to the Response Letter to Technical Comment No. 8 prepared by
Randall P. Olsen dated March 25, 2016 in regards to staff concerns for delineated
on -site wetlands.
iii. Show location and calculate acreage precluded from development due to the
presence of critical areas, including wetlands (along with buffers).
Response: The standard protective buffers from the nearest known off -site wetlands
would not extend on site even if the wetlands required the largest protective buffers
Ms. Stacey Welsh, AICP
Senior Planner
City of Federal Way
Department of Community Development Services - 4 - March 25, 2016
per FWRC. The proposed area of site disturbance is not precluded as a result of any
protective buffers.
iv. Provide net site area, which is gross area minus critical areas and rights -of -way.
Response: Site area (4.17 acres) is provided on the Cover Sheet (C1.0).
c. Provide information regarding the size of the underground fuel tanks.
Response: Two (2) underground storage tanks (USTs) will be installed consisting of a
25,000-gallon UST for storage of unleaded gasoline and a 12,000-gallon dual
compartment UST for storage of diesel fuel and unleaded premium gasoline
(6,000 gallons each). The volumes of each tank are indicated on the Preliminary Site
and Right-of-way Improvement Plan (Sheet C4.0)
d. A propane tank is proposed off of Pacific Highway South, which is not permitted within
the zoning setback. As indicated in the February 26, 2015, Preapplication Conference
Summary, at the time of Process 111 application, the applicant must designate the front
property line of the vehicle servicing station as there are two primary vehicular access
points. This choice will determine the setback for the propane tank (either 20 foot front or
15 foot side per FWRC 19.240.050).
Response: The propane tank is relocated to the north side of the AM/PM convenience
store and is outside of any required property line setback.
e. Provide further detail on the propane tank, including an elevation drawing similar to those
submitted for the fuel pumps. Is this going to be vertical or horizontal, what size, have
bollards, etc.? Depending on the proposed location and design, screening may be
required per FWRC 19.125.170.3.b.
Response: The project includes a 500-gallon aboveground propane tank that will be
mounted horizontally and surrounded by large bollards. The propane tank will be
approximately 4.5 to 5 feet in height when measured to the top of the tank.
5. Sheet L 1 (Landscape Plan):
a. What is the purpose of the 10 foot wide area of wood chip mulch and salal?
Response: The wood chip mulch will be limited to the disturbed area only.
b. The parking stall located off of Pacific Highway South near the propane tank needs
additional screening from the right-of-way per FWRC 19.125.070.5.a.
Response: Additional screening has been added to the plan sheet.
Ms. Stacey Welsh, AICP
Senior Planner
City of Federal Way
Department of Community Development Services - 5 - March 25, 2016
c. Parking lot landscaping is required at the ends of the two stall row of parking near the
carwash exit per FWRC 19.125.070.3.a.
Response: Landscaping has been added to the plan sheet.
d. Need five feet of Type 1 landscaping around the trash enclosure and called out on the
plan set.
Response: Landscaping is provided on the plan sheet.
e. Parking lot landscaping needs to be labelled adjacent to parking areas; landscaping
around the trash enclosure does not count towards the parking lot landscaping
requirement.
Response: The comment is noted.
f. Do not use fountain grass at the driveway on Pacific Highway South as it can affect site
distance (FWRC 19.125.040.19).
Response: The comment is noted.
6. Sheets A2.1 & A2.2 (Elevations):
a. The front and left fagades of the convenience store%ar wash are considered visible from
the right-of-way; are greater than 60 feet in length; and are subject to FWRC
19.115.060.2. The left fagade as shown on the plans has fagade modulation, but needs
a second option in order to meet the standard (facades shall incorporate at least two of
the four options described in the code).
Response: The left elevation is updated to include canopy coverage for 50 percent of
the fagade. Please refer to Sheet A2.1 for details.
b. Need to know the width of the canopy on the front of the building —six feet is required in
order for the canopy to qualify as a building fagade modulation method per FWRC
19.115.060.2.a.
Response: The canopy width (projection) is 6 feet on both the front and left elevation of
the building in order to qualify as a building fagade method.
c. The project needs to meet FWRC 19.125.040.22 on all sides of the building (screening of
blank walls).
Response: A combination of landscape plantings will be provided along the sides of the
right and rear elevations of the building. The use of signage, canopy, windows, and wall
posters screen the front elevation. The use of signage and canopy coverage will be
utilized on the left elevation. No areas of blank wall will` exceed 240 square feet on the
front and left elevation of the building.
Ms. Stacey Welsh, AICP
Senior Planner
City of Federal Way
Department of Community Development Services - 6 - March 25, 2016
7. Use Process !Ii Submittal Requirements technical comment: Public Notice Requirements —
only a portion of the 300 foot radius map was provided.
Response: An updated map prepared by King County GIS Center is included with this
submittal.
8. in June 2015, the previous owner of the property submitted a June 25, 2015, wetland report
prepared by Sewall Wetland Consulting, inc.; a June 2015 survey document showing where
wetland flags are field located, prepared by Barghausen; and requested the city's review.
The city had our third party consultant, Landau, review the documents and confirm the
existence of an on -site Category Ill wetland with a 60-foot buffer. The city has accepted this
report; see enclosed August 27, 2015, letter. As a result, the following actions are necessary:
a. The August 27, 2015, acceptance letter notes items that need to be addressed in
subsequent permit submittals: "The memorandum from Landau contains comments that
require minor modifications to the critical areas report and associated survey drawing.
Please make the changes and submit updated documents along with any subsequent
land use application(s) and building permit(s)." The items that relate to the survey
drawing need to be addressed by the applicant as part of the Use Process 111 application.
Response: Please refer to the Response Letter to Technical Comment No. 8 prepared
by Randall P. Olsen dated March 25, 2016 in regards to the alleged wetland.
b. All relevant application materials need to be updated to accurately depict the wetland,
buffer, and building setback per FWRC 19.145.150.4, 19.145.160, and 19.145.420.
Without this information it is not possible to determine whether or not the proposed
project will have an impact on the critical area.
Response: The area of disturbance is located outside of the area flagged by Sewall
Wetland Consulting, Inc. and the buffer described by Landau. The results of the wetland
report prepared by Sewall Wetland Consulting, Inc. are not consistent with prior wetland
reports for the property that were prepared by Raedeke Associates, Inc. in 2001 and
Wetland & Wildlife Environmental Consulting in 2015. As a result, the applicant is in the
process of objecting to the conclusions of the Sewall report. Please refer to the
Response Letter to Technical Comment No. 8 prepared by Randall P. Olsen dated
March 25, 2016
c. On sheets C3, C4, C5, and L 1 remove from the proposal the installation of the 18inch SD
to drain a low lying area. The project site contains a documented wetland.
Response: The 18-inch SD is proposed to remain for any stormwater that causes the
water levels to rise above the elevation of the low lying area in order to protect the site.
The SD must remain since the current overflow on the north end of the property is
proposed to be removed during the right-of-way development. Without the existing
overflow and the 18-inch SD proposed to the south, the site would be prone to receiving
runoff from the low lying area, which the on -site conveyance system is not and shouldn't
be designed for. Either way the overflow does not affect the water level of the low lying
area.
Ms. Stacey Welsh, AICP
Senior Planner
City of Federal Way
Department of Community Development Services - 7 - March 25, 2016
9. Signage is not reviewed or approved as part of the Use Process. Separate sign permits are
required. See FWRC 19.140 for specifics about sign requirements.
Response: The comment is noted.
10. SEPA checklist comments:
a. A SEPA threshold determination will not be made until further information
requested in this letter is provided and reviewed for potential environmental
impacts.
Response: The comment is noted.
b. On page 3:
i. Item 8: At what point will a geotechnical report be submitted and for what purpose?
Response: A Geotechnical Report is included with this submittal.
ii. Item 10: Why is a demolition permit needed on a vacant site?
Response: The permit reference has been removed from the SEPA Checklist.
iii. Item 11: Need to include the size of the convenience store and the size of the
underground fuel tanks.
Response: The size of the convenience store and volume of the underground fuel
tanks are included on the Preliminary Site and Right -of -Way Improvement Plan
(Sheet C4.0). The convenience store is 3,180 square feet in area. Two (2)
underground storage tanks (USTs) will be installed consisting of a 25,000-gallon UST
for storage of unleaded gasoline and a 12,000-gallon dual compartment UST for
storage of diesel fuel and unleaded premium gasoline (6,000 gallons each).
c. On page 6, item 3: Need to acknowledge the report accepted by the city, and the
existence of wetland and buffer, and building setback per FWRC.
Response: The findings of the wetland report prepared by Sewall Wetland Consulting,
Inc. are not consistent with prior wetland reports- for the property that were prepared by
Raedeke Associates, Inc. in 2001 and Wetiand & Wildlife Environmental Consulting in
2015. Please refer to the Response Letter to Technical Comment No. 8 prepared by
Randall P. Olsen dated March 25, 2016.
d. On page 7, item 2. The checklist response needs to be updated per the wetland
comments in this letter.
Response: Please see our response immediately above.
Ms. Stacey Welsh, AICP
Senior Planner
City of Federal Way
Department of Community Development Services - 8 - March 25, 2016
e. On page 12, item h: The checklist response needs to be updated per the wetland
comments in this letter. A portion of the property is located within the 10-year Wellhead
Protection Zone.
Response: Acknowledgement of the 10-year Wellhead Protection Zone is added to the
SEPA Checklist responses.
f. On page 14, item 13: The Brooklake Community Center is located on the adjacent parcel
to the west of the project site.
Response: This has been added to the SEPA Checklist responses.
General Comment
1. A June 25, 2015, wetland report by Sewall Wetland Consulting, Inc. has been approved by
the Community Development Department. This report shows a Category 111 wetland with a
60 foot buffer. The wetland and buffer must be shown on the plans and discussed in the TIR
and SEPA Checklist, unless otherwise approved by the Community Development
Department. Storm water facilities may be located within the wetland or wetland buffer as
outlined in FWRC 19.145.430 and 19.145.440.
Response: Please refer to the Response Letter to Technical Comment No. 8 prepared by
Randall P. Olsen dated March 25, 2016
Technical Information Report (TIR)
3.0 Upstream Drainage Analysis
2. Several of the statements in this section are erroneous and must be corrected, as follows:
19 Surface Water Management staff, both independently and again with Barghausen and
Barghausen's wetland biologist, confirmed that runoff from Pacific Highway South does
not discharge to the site. The existing pipe slopes east, away from the ARCO site, and
will be removed in the Phase V improvements.
Response: The comment is noted and the report has been updated.
The city acquired the Brooklake site immediately west of the ARCO property in March
2014. The pump in question was on the property prior to purchase. The city has not
observed the pump on the Brooklake property discharging to the ARCO site, but did
recognize that possibility and disabled the pump in September 2015. The pump was
removed entirely on November 12, 2015. To our knowledge, pumping has not occurred
since March of 2014, and could not have occurred after September 2015.
• City staff verified that roof runoff from the Heated Self -Storage at the Crossings buildings
north of the ARCO site is conveyed to the detention pond located on the self -storage site.
Ms. Stacey Welsh, AICP
Senior Planner
City of Federal Way
Department of Community Development Services - 9 - March 25, 2016
The outlet does not discharge onto the ARCO property. Two downspouts on the back of
one building along the south property line of the self -storage site were disconnected from
the footing drain line when a site visit was made in early 2015. City staff notified the
property owners and they repaired the downspouts. A recheck of the site in January
2016 verified that those downspouts are working properly, and staff has notified the
property owner that two other downspouts must be repaired.
Response: The comment is noted.
3. Address whether or not any portion of the Brooklake site drains naturally to this site.
Response: There is minimal sheet flow from the site adjacent to the north that drains to the
on -site depression.
3.3 Severe Flooding Problems
4. Verify that the closed depression will not cause onsite flooding or groundwater flotation
problems for the proposed design.
Response: The site proposes an overflow that would capture any flows above the elevation
of 202. The site's proposed lowest point is approximately 203 in elevation.
4.0 Flow Control and Water Quality Facility Analysis and Design
5. The TiR must address drainage associated with the proposed "18 inch storm drain to drain
the low lying area shown on the plans. Please see the 2009 King County Surface Water
Design Manual Section 3.3.7, Onsite Closed Depressions and Ponding Areas. Detention
calculations must be revised to include the closed depression if it is drained or filled.
Response: The comment is noted.
6. Design of the modular wetland and review/approval from Modular Wetland Systems, Inc. was
not included, but will be required during final engineering.
Response: The comment is noted.
7. No BMPs were proposed, but design will be required during final engineering.
Response: The comment is noted.
8. Design of the oil/water separator will be required during final engineering.
Response: The comment is noted.
Ms. Stacey Welsh, AICP
Senior Planner
City of Federal Way
Department of Community Development Services - 10 - March 25, 2016
SEPA Checklist
9. The errors in the Upstream Drainage Analysis in the TIR are reflected in the SEPA checklist,
B.3.c.1. This section must be revised per TIR comments above.
Response: The site receives minimal sheet flow from the adjacent site to the north that
drains to the on -site low lying area. The east frontage has curb and gutter that captures and
conveys any potential discharge away from the site.
10. In section B.3.c.2, elaborate on how car wash water will be handled (recirculated, routed to
sanitary sewer) and how runoff from the pump islands will be handled (covered, routed to
sanitary sewer).
Response: The car wash water will drain to reclamation tanks with any overflow routed to
the sanitary sewer. The pump island is covered and will drain to a catch basin within the
cover of the fuel island and routed to the oil/water separator prior to the sewer.
11. In section B.3.d, add the oil/water separator.
Response: Reference to the oil/water separator is added to the SEPA Checklist.
12. Use information from the current title report (January 4, 2016) on Sheet 2.0 (survey), and
have the PLS stamp and sign the plan. All locatable easements must be shown, and non -
locatable easements noted on the plans. For your information, easements within the area to
be dedicated as public right-of-way must be relinquished prior to dedication. The applicant is
responsible for obtaining easement relinquishments.
Response: The survey is in the process of being updated to reflect the most recent title
report. The updated survey will be submitted once complete.
13. The oil/water separator is required to be upstream of the modular wetland, and offline to
bypass flows that are greater than the WO design flow.
Response: The oil/water separator has been relocated per your request.
14. Staff encourages the applicant to avoid South 356th Street and make all utility connections
on Pacific Highway South, since it will be overlaid with the Phase V Pacific Highway South
project. Utility connections on Pacific Highway South will need to be completed by June of
2016.
Response: Utility connections are proposed from Pacific Highway.
Erik Preston — Traffic Division, (253) 835-2744, erik. reston cityctffecle 1ny.com
Transportation Impact Fees (TIF) (FWRC 19.91)
Ms. Stacey Welsh, AICP
Senior Planner
City of Federal Way
Department of Community Development Services - 11 - March 25, 2016
1. Based on the submitted materials for a 16 fueling position service station and 1,152 square
feet of automatic car wash, the estimated traffic impact fee is $197,032.28. Please note, the
actual impact fee will be calculated based on the fee schedule in effect at the time a building
permit application is filed and must be paid prior to permit issuance.
Response: It is our understanding that the estimated traffic impact fee is being updated to
account for internal trips between the car wash and service station. Please provide an
updated estimate once complete.
Street Frontage Improvements (FWRC 19.135)
2. The applicant/owner will be expected to construct street improvements consistent with the
planned roadway cross -sections as shown in Map 111-6 of the Federal Way Comprehensive
Plan (FWCP) and Capital Improvement Program (CIP) shown as Table 111-19 (FWRC
19.135.040). Based on the materials submitted, staff conducted a limited analysis to
determine the required street improvements. The applicant would be expected to construct
improvements on the following streets to the city's planned roadway cross -sections:
® SR-99 is a Principal Arterial planned as a Type "A" street, consisting of a 90-foot street
with curb and gutter, 6-foot planter strips with street trees, 8-foot sidewalks, and street
lights in a 124-foot right-of-way. Assuming a symmetrical cross section, no right-of-way
dedication or street improvements are required.
® South 356th Street is a Principal Arterial planned as a Type "C" street, consisting of a 72-
foot street with curb and gutter, 6-foot planter strips with street trees, 8-foot sidewalks,
and streetlights in a 106-foot right-of-way. Assuming a symmetrical cross section, an 11-
foot right-of-way dedication is required.
Response: The right-of-way dedication is shown.
3. Recent frontage improvements on South 356th Street were constructed in 2009, which is not
within the immediately preceding four year exception timeframe specified in FWRC
19.135.030(b). However, those improvements were constructed according to the design
standards in place at that time. Requiring the re -construction of frontage improvements to
current standards would not be harmonious with existing street improvements or be
advantageous to the city. However, at such a time as the city widens South 356th Street to
the west, additional right-of-way will be needed, • hence, the requirement for right-of-way
dedication.
Response: The right-of-way dedication is shown.
4. The applicant may make a written request to the Public Works Director to modify, defer, or
waive the required street improvements (FWRC 19.135.070). Information about a right-of-
way modification requests are available through the Public Works Development Services
Division. These modification requests have a nominal review fee currently at $160.00.
Response: The comment is noted.
Ms. Stacey Welsh, AICP
Senior Planner
City of Federal Way
Department of Community Development Services - 12 - March 25, 2016
Access Management (FWRC 19.135)
5. Access management standards are based on roadway safety and capacity requirements.
FWRC 19.135.280 provides access standards for streets based on planned roadway cross -
sections. Please note that access classifications are per Drawing 3-1A in the Public Works
Development Standards.
Response: The comment is noted.
6. Please show all neighboring driveways within 150 feet of the proposed driveway(s) on both
sides of South 356th Street.
Response: Driveways are now shown.
7. Per FWRC 19.135.280, there may be only one driveway for each 330 feet of lot frontage.
This property does not have the 660 feet minimum street frontage to allow a second access
on South 356th Street in addition to the existing shared access on the western border.
Additionally, a driveway must be located no closer than 150 feet to any street intersection, or
to any other driveway, whether on or off the subject property. The current proposal does not
meet access management standards and should be modified. The city may further limit or
prohibit access to or from driveways onto arterial streets as it deems appropriate for safety.
Response: The driveway located in the center of the southern portion of the site has been
removed.
8. Access may be further restricted if such access would interfere with the 95th percentile queue
lengths from any existing traffic control device.
Response: The comment is noted.
9. Per FWRC 19.135.280, crossing and left -turn out movements are only allowed at signalized
intersections and the minimum spacing for left -turn in movements is 330 feet on Pacific
Highway South (SR 99). As such, access at the driveway on Pacific Highway South will be
limited to right -in and right -out movements, consistent with Phase 5 improvements to SR 99
that will construct a median barrier.
Response: Driveway has been updated to show RIRO turn movements.
10. The director may grant a modification administratively to reduce spacing standards by up to
20 percent of the tabular values with supporting documentation (FWRC 19.135.290). Please
note that these modification requests have a nominal review fee of $160.00. Once
preliminary traffic queuing analysis has been completed, the applicant's traffic engineer may
submit a written request for access modification if desired.
Response: The comment is noted.
11. Traffic Division Policy requires a 50-foot throat length at driveway entrances so that a queue
of 1-2 vehicles exiting the site does not inhibit the circulation of entering vehicles. Throat
Ms. Stacey Welsh, AICP
Senior Planner
City of Federal Way
Department of Community Development Services - 13 - March 25, 2016
length is measured from the face -of -curb on the street to the face of curb of the
parking/circulation area next to the driveway. Current throat lengths measure approximately
23-27 feet and should be modified.
Response: The southern driveway entrance has been modified to comply with Traffic
Division Policy. The minimum throat length standards do not apply to the northern driveway
entrance according to staff comments received via email on March 7, 2016.
Brian Asbury — Lakehaven Utility District, (253) 946-5407, besbury@lakehaven or
1. The applicant has completed and submitted to Lakehaven an application for Certificates of
Availability, and Lakehaven issued those Certificates (water and sewer) on December 29,
2015. The certificates are valid for one-year from date of issuance.
Response: The comment is noted.
2. Because no new/additional/relocated hydrant is required, the applicant will simply need to
submit applications to Lakehaven for any necessary water and/or sewer service connections.
Response: The comment is noted.
3. Asphalt pavement cuts into South 356th Street should be avoided. See other City of Federal
Way staff comments regarding this issue.
Response: Utility connections have been relocated to Pacific Highway.
4. New water service connections/meters will be connected to an existing 12 inch water main
that is off the northeast corner of the subject property. Meters will be located just off this
northeast property corner, at the right-of-way margin.
Response: The plan had been revised per the comment.
5. All required premise isolation devices (backflow prevention assemblies) shall be located
directly adjacent to each new service meter. Installation and satisfactory testing of an
approved backflow prevention assembly (BPA) adjacent to each service meter is required
pursuant to WAC 246-290-490 and Lakehaven standards regarding premise isolation. As a
high health cross -connection hazard, a reduced pressure backflow assembly (RPBA) is
required for the domestic water service connection. As a low cross -connection hazard, either
a double check valve assembly (DCVA) or RPBA is required for the irrigation water service
connection. As a low cross -connection hazard, a double check detector assembly (DCDA) or
a reduced pressure detector assembly (RPDA) is required for 3 inches and larger fire -
protection system connections; for 2 inches and smaller fire -protection connections, a
separate full -flow meter with a DCVA or RPBA is typical. Contact Lakehaven's Cross -
Connection Control Program Manager (Chris Zoepfl, czoepfl@lakehaven.org, 253-946-5427)
for additional information on premise isolation and BPA testing coordination.
Response: The comment is noted..
Ms. Stacey Welsh, AiCP
Senior Planner
City of Federal Way
Department of Community Development Services - 14 - March 25, 2016
6. If a drain is proposed (or required) for the trash/recycling enclosure, the enclosure area will
need to meet Lakehaven standards (copy enclosed).
Response: The comment is noted.
Rescue,Vince Faranda — South King Fire and (253) 946-7242, Vihcel!aMa4a@
South-�
Water Supplies for Fire Protection
1. The required fire flow for this project is 1,500 gallons per minute.
Response: The comment is noted.
2. A Certificate of Water Availability shall be provided indicating the fire flow available at the site.
Response: A Certificate of Water Availability is included with this submittal.
3. This project will require one fire hydrant. An existing fire hydrant on the public street is available
for this project.
Response: The comment is noted.
4. Fire apparatus access roads shall be provided when any portion of the facility, or any portion
of an exterior wall of the first story of the building, is located more than 150 feet from fire
apparatus access as measured by an approved route around the exterior of the building or
facility.
Response: The comment is noted.
5. Designated fire lanes may be required for emergency access. This may be done during the
plans check or after the facility is in operation.
Response: The comment is noted.
6. When required, approved signs or other approved notices shall be provided and maintained
for fire apparatus access roads to identify such roads and prohibit the obstruction by parking
and other obstructions.
Response: The comment is noted.
7. Fire apparatus access roads shall be installed and made serviceable prior to and during the
time of construction.
Response: The comment is noted.
Ms. Stacey Welsh, AICP
Senior Planner
City of Federal Way
Department of Community Development Services - 15 -
Automatic Fire Detection System
8. A fire alarm system is required.
Response: The comment is noted.
March 25, 2016
9. An automatic fire detection system shall be installed in all buildings exceeding 3,000 square feet
gross floor area. This fire detection system shall be monitored by a central and/or remote station
conforming to the current requirements of the National Fire Protection Association standards
and/or the fire chief or designee.
Response: The comment is noted.
10. A separate permit is required for the installation of the Fire Alarm System. A complete fire alarm
system is required for buildings not protected by a Fire Sprinkler System.
Response: The comment is noted.
11. A separate permit is required for the installation of flammable and combustible liquid storage
tanks.
Response: The comment is noted.
We believe that the above responses, together with the enclosed revised plans and technical documents,
address your Letter of Complete Application and Technical Review Comments dated February 11, 2016.
Please review and approve the enclosed at your earliest convenience. Should you have any questions or
need additional information, please contact me directly at (425) 656-7469 or via email at
nwecker@barghausen.com.
Sincerely,
Nick A. Wecker
Project Planner
NAW/dm
16777c.003.doc
enc: As Noted
cc: Mr. Balbir Birk, Birk Environmental LLC
Mr. Jay S. Grubb, Barghausen Consulting Engineers, Inc.
Mr. Daniel B. Goalwin, Barghausen Consulting Engineers, Inc.
Mr. Chris Jensen, Barghausen Consulting Engineers, Inc.
Rudi Alcott, being first duly sworn on oath, deposes and says that he is the Publisher of The
Federal Way Mirror, a weekly newspaper. That said newspaper is published in the English
language continually as a weekly newspaper in Federal Way, King County, Washington, and is
now and during all of said time has been printed in an office maintained by the aforementioned
place of publication of said newspaper.
That the annexed is a true copy of a legal advertisement placed by
City of Federal Way - Community Development
as it was published in regular issues (and not in supplemental form) of said newspaper once
each week for a period of one consecutive week(s), commencing on the 19th day ofFebruary
2016, and ending on the 19th day of February 2016_, both dates inclusive, and that such
newspaper was regularly distributed to its readers during all of said period.
That the full amount of the fee charged for the foregoing publication is the sum of 1113.92,
which amount has been paid in full, or billed at the legal rate according to RC W 65.16.020.
Subscribed to and sworn before me this 25th day of March 2016.
Notary Public in and for the State of Washington,
Residing at Buckley
NOTARY
PUBLIC
op-s;'
Federal Way
CITY OF CITY HALL
4 33325 8th Avenue South
Federal Way, WA 98003-6325
Federal Way (253) 835-7000
wwwtityoftederaWaycom
Jim Ferrell, Mayor
March 17, 2016
Birk Environmental, LLC.
Attn: Balbir Birk
11220 SE 265b Place
Kent, WA 98030
Be: 16-100211-00-CN; AO Pacific Hwy Development Concurrency
The Public Works Traffic Division has completed the concurrency test for the subject project,
consisting of 3,180 square foot ARCO convenience store with 16 fueling positions and 1,152 square
foot car wash. Based on the submitted information, the project "PASSED" the concurrency test.
A Capacity Reserve Certificate (CRC) and a traffic concurrency test summary for the project are
attached. The CRC certificate allows your project to proceed with other applicable permit processes.
The CRC is valid until the development permit expires, is withdrawn or canceled whichever occur
first. The CRC cannot be sold or transferred to property not included in the legal description
provided by the applicant in the application for a CRC.
If you have any questions or need additional information, please feel free to contact me
at (253) 835-2743 or sarady.lon&y@cityoffederalway.com.
Sincerely,
g
Senior Sarady Long
enioror Transportation Planning -1 ineer
SL:su
Enclosures: Traffic Concurrency Test Summary
Capacity Reserve Certificate
lAdept\pwAra\concurrency\2016 cn projects\ 1610021 I—arco gas\cn determination - arco pac. hwy development.d9c
PUBLIC WORKS DEPARTMENT
333258 1h Avenue South
Federal Way WA 98003-6325
eral Vv�y 253-835-2700; Fax 253-835-2709
wwm6ij6MdIg��
i� 0
'908-r-4, — I'll , l?,e.Xtiv--e.."�.a", + r lI'll I .. & 14f'y-PJrX?J-MLFJ
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WHEREAS, RCW 36.70A requires that the City adopt and enforce ordinances which prohibit development
approval if the development causes the level of service on a transportation facility to decline below the standards
the development are made concurrent with the development; and
NOW, THEREFORE, a concurrency certificate is issued for the development of 1180 Ire"iVniewee
szom U" 16 &��g based on the facts and conditions set forth herein.
This CONCURRENCY DETERMINATION is based on the following development:
Development type: Convenience store with Gas Station and car wash
Development size: 3,180 SF Convenience store with 16 fueling positions
and car wash
Property address: 35505 Pacific Highway S
Federal Way, WA 98023
Parcel No. (s): 092104-9127
Number of New PM Peak Hour Vehicles Trips Generated: 98
This CAPACITY RESERVE CERTIFICATE is valid only for the specific development approval
If the development is changed, expired, cancelled or withdrawn, it will be subjected to reevaluation
for concurrency purposes.
Terms of the Capacity Reserve Certificate
This CAPACITY RESERVE CERTIFICATE is valid until the underlying development permit
expires, is withdrawn or cancelled, whichever occurs first.
Approved By: rDate: M
Printed Name: Richard A. Pe P.E Title: City Traffic Engmeer
Richard A rerez.,-
MyrRMT571MIFT, F172N7FM'7'-J
City of Federal Way
33325 8th Avenue South
2Dd Floor
Federal Wd%, WA 98003
IST MMINW13
RECEIVED
CITY OF FEDERAL WAY
CDS
gil
Facility at Me project focaTion ot 555=MM=
of the lands across from this parcel and operators of a Church, Preschool, Primary School, and
Childcare & Learning Center (birth-5 years), we have serious concerns about such a facility being
approved and built on this section of land.
One objection pertains to the increase of traffic and safety issues in the area. We have seen, over
and over again, problems with traffic congestion, traffic violations, and traffic accidents at the
corner of South 3 5 6th St and Pacific Hwy South. Our Federal Way Police Department routinely pulls
r g we witness drivers
IM1111' M
N
�'ureMy—L--f
as well as others we may not clearly foresee at this time.
Secondly, we have worries over the health safety of our students, staff, and facilities with such a
large chemical component being so close to our outdoor and indoor common areas. While we
recognize there are industry -wide common safety practices that will be in place, please note our
hesitancy in accepting a hazardous element so close to our people and buildings.
Thank you for allowing Brooklake Church to voice our opinions and concerns over this project.
Respectfully,
Nathan Golden, Campus Pastor
Brooklake Church
ngolden@brooklake.org
BROOKLAKE CHURCH VOICE: 253-517-8198
629 SOUTH 356TH STREET FAX: 253-719-8941
FEDERAL WAY, WA 98003 WWW.BROOKLAKE.ORG
Stacey We sh
From: Stacey Welsh
Sent: Tuesday, February 23, 2016 2:29 PM
To: 'Nick Wecker'
Subject: RE: ARCO Pacific Hwy (16-100208-UP) - Letter of Completeness
Very good, thank you.
ffilffim
531J
33325 8th Avenue South
Federal Way, WA 98003-6325
Phone: 253/835-2634 Fax: 253/835-2609
www.gityoffdera lway. coma
From: Nick Wecker [mailto.--NWecker- br a---hausen-COM]
@-- 9
Sent: Tuesday, February 23, 2016 2:25 PM
To: Stacey Welsh
Subject: RE: ARCO Pacific Hwy (16-100208-UP) - Letter of Completeness
Hi Stacey,
I received a copy in the mail and via email last week and forwarded it to Balbir Birk. I will verify his address and get back
to you. Thank you
Nick Wecker
Project Planner
Barghausen Consulting Engineers, Inc.
1821572 Id Ave. S. Kent WA 98032
(425) 251-6222
From: Stacey Welsh [mailtq:Stace WelshAciLo�ffedera�lwa :corn]
y __— —
Sent: Tuesday, February 23, 2016 2:21 PM
To: Nick Wecker
Subject: RE: ARCO Pacific Hwy (16-100208-UP) - Letter of Completeness
Mr. Wecker,
Our correspondence to Mr. Birk was returned. Please provide a valid mailing address for him. We used 3817 S. 377 1h
Street, Federal Way, WA 98001,
n
33325 81h Avenue South
Federal Way, WA 98003-6325
Phone: 253/835-2634 Fax: 253/835-2609
www. Litygffedmiway,coLn
From: Stacey Welsh
Sent: Friday, February 19, 2016 8:32 AM
To: 'Nick Wecker'
Subject: RE: ARCO Pacific Hwy (16-100208-UP) - Letter of Completeness
IMUMM,
See the attached for the Notice of Application issued today for the project.
-N,i ... cleral Way
Fe
33325 8th Avenue South
Federal Way, WA 98003-6325
Phone: 253/835-2634 Fax: 253/835-2609
www..:Ltygffederalway.com
From: Stacey Welsh
Sent: Tuesday, February 16, 2016 2:06 PM
To: 'Nick Wecker'
Subject: RE: ARCO Pacific Hwy (16-100208-UP) - Letter of Completeness
A-913-Aimm
L-11,972 TOM U FrIT,
33325 81h Avenue South
Federal Way, WA 98003-6325
Phone: 253/835-2634 Fax: 253/835-2609
www.cityoffedera[way.com
From: Nick Wecker [rn4fto`NWecker b ra h us nmcoM
Sent: Tuesday, February 16, 2016 1:42 PM
To: Stacey Welsh
Subject: ARCO Pacific Hwy (16-100208-UP) - Letter of Completness
Hi Stacey,
Could you please provide a status update on the completeness letter for the Arco Pacific Hwy development? Also, what
is the current anticipated review timeframe for the first round of technical review? Thank you
N
Stacez Welsh
Immmum .
From: Stacey Welsh
Sent: Friday, February 19, 2016 8:32 AM
To: 'Nick Wecker'
Subject: RE: ARCO Pacific Hwy (16-100208-UP) - Letter of Completeness
Attachments: NOA.docx
ft-
33325 81h Avenue South
Federal Way, WA 98003-6325
Phone: 253/835-2634 Fax: 253/835-2601-1
wAwAty �qffidgralLyayxom
From: Stacey Welsh
Sent: Tuesday, February 16, 2016 2:06 PIVI
To: 'Nick Wecker'
Subject: RE: ARCO Pacific Hwy (16-100208-UP) - Letter of Completeness
ti
,-f 4BVIN U -
333258 th Avenue South
Federal Way, WA 98003-6325
Phone: 253/835-2634 Fax: 253/835-2603
www�dhLo���
From: Nick Wecker [maJJto:NWecker@hgMhqq59aLMI
Sent: Tuesday, February 16, 2016 1:42 PM
To: Stacey Welsh
Subject: ARCO Pacific Hwy (16-100208-UP) - Letter of Completness
Hi Stacey,
Could you please provide a status update on the completeness letter for the Arco Pacific Hwy development? Also, what
is the current anticipated review timeframe for the first round of technical review? Thank you
DEPARTMENT OF COMMUNITY DEVELOPMENT
33325 8th Avenue South
Federal Way WA 98003
253-835-7000; Fax 253-835-2609
www,cityoffedera]Vj2y.com
DECLARATIO"'N '"OF DISTRIBUTION
1, n/7 IV (CA eby declare, under penalty of perjury of the laws of the State of
Woshi'Vron, t� ,bt a:
,,,M Notice of Land Use Application/Action
El Notice of Determination of Significance
(DS) and Scoping Notice
Notice of Environmental Determination
of Nonsignificance (SEPA, DNS)
El Notice of Mitigated Environmental
Determination of Nonsignificance (SEPA,
MDNS)
Notice of Land Use Application &
Optional DNS/MDNS
El FWRC Interpretation
1:1 Other
0 Land Use Decision Letter
Notice of Public Hearing before the
Hearing Examiner
D Notice of Planning Commission Public
Hearing
0 Notice of LUTC/CC Public Hearing
Notice of Application for Shoreline
Management Permit
D Shoreline Management Permit
El Adoption of Existing Environmental
Document
was 0 mailed 0 foxed 0 e-mailed and/or " Aposted to or at each of the attached addresses on
2016.
Project Name
File Numb
Signature
K:\CD Administration Files\Declarotion of Distribution.doc/Last printed 12/18/2015 1:48:00 PM
Posted Sites:
Federal Way City Hall: 33325 8th Ave South
Federal Way 3201h Library: 848 S. 320th St
PAC p"11w fo"A - e d-y4e
K:\CD Administraflon Res\Declaration of Distribution.doc/Lost printed 12/18/2015 1:48:00 PM
DEPARTMENT OF COMMUNITY DEVELOPMENT
33325 8th Avenue South
Federal Way WA 98003
253-835-7000; Fax 253-835-2609
www.c1tyoffedera1WDy_._coM
111" ii 11 11 i 11 q
hereby declare, under penalty of perjury of the laws of the State of
Washington, that a:
1A Notice of Land Use Application/Action
El Notice of Determination of Significance
(DS) and Scoping Notice
El Notice of Environmental Determination
of Nonsignificance (SEPA, DNS)
El Notice of Mitigated Environmental
Determination of Nonsignificance (SEPA,
MDNS)
Notice of Land Use Application &
Optional DNS/MDNS
0 FWRC Interpretation
11 Land Use Decision Letter
0 Notice of Public Hearing before the
Hearing Examiner
D Notice of Planning Commission Public
Hearing
Notice of Application for Shorelift6
Management Permit
MEN—=
■ Adoption of Existing Environmental
Document
was mailed 0 faxed 0 e-mailed and/or 0 posted to or at each of the attached addresses on
-Fe-� /20 116
Project Name
File Number(s) 14 - & a�- 2 -5,E
7 9- -123 zz
Signature Date
K:\CD Administration Files\Dedarafion of DisMbution.doc/Lost printed 8/18/2015 9:45:00 AM
Parcel number
Taxpayer name
Mailing address
15515 SE 55TH PIL
2921049003
35450 PACIFIC HWY SO LLC
BELLEVUE WA 98006
2921049010
2921049075
33325 8TH AVE S
2921049090
FEDERAL WAY CITY OF
FEDERAL WAY WA 98003
2921049151
2921049159
629 S 356TH ST
2921049019
BROOKLAKE COMMUNITY CHURCH
FEDERAL WAY WA 98003
P.O. Box 1624
2921049039
ALVIS BRIAN C
AUBURN WA 98071
2921049052
35620 PACIFIC HWY S
2921049099
KARL JOHN F
FEDERAL WAY WA 98003
2921049106
31617 1 STAVE S
2921049114
KC FIRE DISTRICT #39
FEDERAL WAY WA 98003
5512 FRANCES AVE NETACOMA
2921049125
GRAHEN LLC
WA 98422
2921049128
918 S HORTON ST #1000
2921049160
SOUTH FEDERAL WAY MINI LLC
SEATTLE WA 98134
RECEIVED
J A N I b
CITY 0 F RID "'VAY
CDS
DEPARTMENT OF COMMUNITY DEVELOPMENT
33325 8th Avenue South
Federal Way WA 98003
253-835-7000; Fax 253-835-2609
www.citvoffederalway.com
1hereby declare, under penalty of perjury of the laws of the State of
,
Washington, that a:
Notice of Land Use Application/Action
0 Notice of Determination of Significance
(DS) and Scoping Notice
El Notice of Environmental Determination
of Nonsignificance (SEPA, DNS)
Notice of Mitigated Environmental
Determination of Nonsignificance (SEPA,
MDNS)
Notice of Land Use Application &
Optional DNS/MDNS
[3 FWRC Interpretation
El Land Use Decision Letter
Notice of Public Hearing before the
Hearing Examiner
El Notice of Planning Commission Public
Hearing
Notice of Application for Shoreline
Management Permit
N
A Adoption of Existing Environmental
Document
f-J
was 0 mailed 0 foxed n e-mailed and/or 0 posted to or at each of the attached addresses on
1?,2015.
Project Name �c
File Number(s)
a;—;;'
Signature Date
K:\CD Administration Files\[Decloration of Distribution.doc/Last printed 8/18/2015 9:45:00 AM
I
Project Name: Arco Facility — Pacific Highway
P JectDescription- Proposed3,180squalvfbot s station/mini-mart with a 44QS square foot canopy
Im 90
over 8 multi-prootict dispensers and 2 WidetgrOinid �toiltgb tanks; a 1, 15 2 square f6dt car wash; and
associated site work.
Agent: Barghausen Consulting Engineers Inc., 18215 72 d Avenue South, Kent, WA 98032
Date of Application: January 15, 2016
Date Determined Complete: February 11, 2016
Date of Notice of Application: February 19, 2016
Public Comments Due: March 7, 2016
Environmental Documents: Environmental Checklist, Wetland Report and Technical Inforination Report.
Development Regulations to Be Used 10 Project Mitigation: FWRC Title 14, "Environmental Policy":
T'tk 16, "Sutt� Water M agement" and Title 19, "Zoning and Development Code."
Consistency with Applicable City Plans and Regulations: The project will be reviewed for
consistency with a] I applicable todes and regulations including the FWRC, 2009 King County Surface
*at& besr-gn Ad�myal as amended by the City of Federal Way, and the Public Works Department
Development Standards.
Public Comment & Appeals: The official project file is available for public review at the Community
comments on the Use Process
III appl ieation t6 the Director of Comr-nunity Development by March 7� 201& Only the appficatit, persons
who submit written documents to the director, or persons who Otolfically request a copy of the original
decision may appeal the director's decision.
III 11111111�g
environmental documents art; TIMM—, 1,04 PJAIR; - -
Development Department, 33325 8t" Avenue South, 2 nd Floor, Federal Way, WA 98003
Staff Contact: Senior Planner Stacey Welsh, 253-835-2634, stacey.weisb@cityoffederalway.com
MR. 1R. ff MR911701MIM
Tina Pielty
From: Jennifer Anderson <janderson@fedwaymirror.com>
Sent: Wednesday, February 17, 2016 10:54 AM
To: Tina Piety
Subject: Re: Legal Notice
Jennifer Anderson
Advertising Sales Consultant
Direct: 253-946-2890
Internal: 35602
Fax: 253-925-5750
31919 1st Ave S, Ste 101, Federal Way, WA 98003
Sound Publishing
Map PrinLRAtgq Q—nfineljagl—es ledjaKit Sound lira
On Wed, Feb 17, 2016 at 10:47 AM, Tina Piety Nina .PietyLZTcJt A_ffederalway.coni> wrote:
o
Please publish the attached legal notice (Arco Facility NOA, 16-100208-00-UP) in Friday's issue (2/19/2016).
Please furnish an affidavit of publication.
AIE�E
Community Development Department
33325 8th Avenue South
Federal Way, WA 98003-6325
Phone: 253/835-2601 Fax: 2_,53/835-2609
0
w,wAv,citvoffeder w.cram;
Stacey We-ish
From:
- Stacey Welsh
Sent:
\Nednesdmy, September16,2OlS 10:54AK4
To: '
'KnbRuebe/
Cc:
Steve imrd
Subject:
FW: property inquiry
Mr. Rueber,
Please see the response from Parks, below. If you have any follow up questions, you can contact Steve directly.
Senior Planner
3332SamAvenue South
Federal Way, VVA98O03'632G
Phone:253/03S'Z634 Fax: 353/835'2600
�-
Fnomm:StmveIkerd
Sent: Tuesday, SepUember08, 2015 11:30AM
To: Stacey Welsh
Cc: John Hutton; Jason Genmen
nquiry
ME
•
CITY OF FEDERAL WAY
COYrZJNITY DEVELOPMENT DEPARTMENT
1011II&INU1.1
E.J. Walsh, Development Services Manager
Peter Lawrence, Plans Examiner
Brian Asbury, Lakehaven Utility District
Vince Faranda, South King Fire & Rescue
Lindsey Tiroux, Public Safety Officer
Rob Van Orsow, Solid Waste/Recycling Coordinator
Rick Perez, City Traffic Engineer
Stacey Welsh, Planning
"OKI15-ul
16-100208-00-UP & 16-100209-SE
16-100211-00-CN, 15-103153-00-AD, 15-100197-00-PC
35505 PACIFIC HWY S
CE
PROJECT DESCRIPTION: Proposal to develop approximately 5 acre site with a
3,180 square foot gas station/mini-mart with a 4,408
square foot canopy over 8 multi -product dispensers and
2 underground storage tanks, and a 1,152 square foot
car wash.
PROJECT CONTACT: BARGHAUSEN CONSULTING ENGINEERS INC.
NICK WECKER
18215 72 ND AVE S
KENT, WA 98032
425-656-7469
14ATERIALS SUBMITTED: Master Land Use Application
Certificates of Water & Sewer Availability
Site Photos
Code Criteria Response
CPTED Checklist
Hazardous Materials Checklist
Wetland Report
,Title Report
Lighting Plan
SEPA Checklist
TIR
Plans: elevation, floor plan, civil, landscaping
DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES
33325 8"' Avenue South
Federal Way, WA 98003-6325
WAY 253-835-2607; Fax 253-835-2609
www.cityL)frcdcrilway,corn
APPLICATION No(s) Date January 15, 2015
Property Address/Location 35505 Pacc Highway South
Parcel Number(s) 292104-9127
Project Description t ARCO convenience store with vehicle service
station, including a 4,408 square foot canopy over eight (8) multi -product dispensers, and two (2)
j4n stor dgMrouncl��e tanks. A s@parate structure will boulse a 11 152, square foot car wash.
Type of Permit Required
Annexation
— Binding Site Plan
— Boundary Line ustment
— Comp Plan/Rezone
Land Surface Modification
Lot Line Elimination
Preapplication Conference
Process I (Director's Approval)
Process 11 (Site Plan Review)
X Process III (Project Approval)
Process TV (Hearing Examiner's Decision)
Process V (Quasi -Judicial Rezone)
Process VI
SEPA w/Project
SEPA Only
Shoreline: Variance/Conditional Use
Short Subdivision
Subdivision
Variance: Commercial/Residential
Required Information
vvw w-mumm. n-MMEgMM
Value of Proposed Improvements
International Building Code (IBC):
M Occupancy Typrr
'IB —Construction Type
Applicant
Name: Balbir Birk, Birk Environmental, LLC
Address: 3817 S. 377th Street
City/State: Federal Way, WA
Zip: 98001
Phone: (206) 455-4776
Fax:
Email: birkenterprisesinc@yahoo.com
Signature: (61z/ Igulk
Agent (if different than Applicant)
Name: Nick Wecker, Barghausen Consulting Engineers, Inc.
Address: 18215 72nd Avenue S.
City/State: Kent, WA
Zip: 98032
Phone: (425) 656-7469
Fax: (425) 251-8782
Email: nwecker@Dbarghausen.com
Signature: ?AOX
Name: Triple B -Fac T4wy, Inc.
Address: 3817 S. 377th Street
City/State: Federal Way, WA
Zip: 98001
Phone: (206) 455-4776
Fax:
Email:•1, enterprisesincQyahoo.con-
Bulletin #003 — January 1, 2011 Page I of 1 k:\Handouts\Master Land Use Application
Lakehaven Utility District — Development Engineering Section
This certificate is intended to provide the applicant, land use agencies &/or public health departments witr
information necessary to evaluate development proposals. Lakehaven Utility District, at its sole discretion,
reserves the right to delay, or deny, water service based upon capacity &/or supply limitations ir,
Lakehaven's or Other Purveyor's system facilities.
Proposed Land Use: El Building Permit-SFR El Building Permit-MFR 0 Building Permit -Other
Subdivision El Short Subdivision El Binding Site Plan
Rezone El Boundary Line Adjustment
El Other (specify/describe) -
Tax Parcel Number$>: 2921049127 Site Address: LakehavenGrid: J-13
Ex. Bldg. Area to Remain: N/A s New Bldg. Area Proposed: 40+/- sf (arogosgd LoL2 Dnlyl
Applicant's Name:
- —
1. [0 Water service can be provided byservice connection to an existingdiameter
water main that are approximately 2D±/- our 5+/-feet from the site.
2. 0 Water service for the site will require an improvement to Lakehuven's water distribution system of:
a. feet (or diameter water main to reach the site; and/or
[0 b. The construction ofawater distribution system onthe site; and/or
[l c. A major portion of Lakehaven's comprehensive water system plan would need to be implemented and/or
constructed; and/or
d. Other (describe): Lm
3. a. The existing water system /s in conformance with Lamcnuvens Cv/,'p/e//e//s/ve Water System ,.a...
[] b. The existing water system is not in conformance with Lakehaven's Comprehensive Water System Plan and an
Amendment tothis Plan will be required. This may cause delay in issuance ofland use approvals orpermits.
4. 0 a. The subject property |swithin the corporate limits ofLakehaven Utility District, orhas 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.
5. Water service is subject to:
o. determined bLakeb )
b. Proof or reservation of easement(s) as required by Lakehaven;
c.
Cumments/spec|a|cunditions: .
The nearest fire hydrant is approximately 5+/- feet from the Property (as shown on map on the back of this page).
Fire Flow at no less than 20 psf available within the water distribution system is 319-0 gpm (approximate) for two (2) hours or more.
This flow figure depicts the theoretical perfiarmance of the water distribution system under high demand conditions. Hydraulic model
results (FF #139) indicate that Lakehaven's standard maximum allowable velocity of 10 ft/S is exceeded at a fire flow rate above
3100 gpm. Fire flow rates greater than this may be accommodated through water distribution system improvements, contact
Lakehaven for additional information.
450 Pressure Zone Property Elevations (GIS): High 212+/-, LowZ0Z+/ Est. Pressures (psi): Min. 101, Max. 107
I hereby certify that the above water system information is true. This certification shall be vo|m for one (z) year from the ooce or
signature.
Signature'.
C|mgetsver reenLP wtr 2921049127ducx (9K21/M) Page 1 of
ClergetEvergreenLP wtr 2921049127.docx (9/21/15) Page 2 of 2
This certificate is intended to provide the applicant, land use agencies &/or public health departments with
information necessary to evaluate development proposals. Lakehaven Utility 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:
N Subdivision
19 Rezone
Ex. Bldg. Area to Remain: N/A s
Building Permit-MFR 0 Building Permit -Other
Short Subdivision El Binding Site Plan
Boundary Line Adjustment
New Bldg. Area Proposed:
2 ago
aid
I hereby certify that the above sewer system informationtrue.xmnmm/ "" This certification shall. be valid _ � _- `-, ,-_ from the of
Name: BRIAN ASBURY Title:
Daie�
15
��1�2
C!ergetEve, �onLPswrZ92zO491Z7.docxpV0/15)
ClergetEvergreenLP swr 2921049127.docx (4/6/15) Page 2 of 2
I In
in- Me i QIZIMMZIWM
11
FEW
Federal Way, WA 98063-4249
This certificate is intended to provide the applicant, land use agencies &/or public health departments with
information necessary to evaluate development proposals. Lakehaven Utility 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:
El Building Permit-SFR
9 Subdivision
X Rezone
90AV0.4", Mckw1eWN&VA
i
Ex. Bldg. Area to Remain: N/A s
SEWER 5YSTEM INNEQkg�•
Building iBuilding Permit -Other
Short Subdivision Binding Site Plan
Boundary Line Adjustment
Site Address: 3550���� Lakehaven Grid: 1-13
New Bldg. Area Proposed:
1. IZ sewer service can be provided by service connection to an existing R� diameter sewer main that is on 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:
El a. - feet of " diameter sewer main or trunk to reach the site; and/or
El b. The construction of a sanitary sewer collection system on the site; and/or
El c. A major portion of Lakehaven's comprehensive wastewater system plan would need to be implemented and/or
constructed; and/or
[J d. Other (describe): _.
3. JE a. The existing sewer system is in conformance with Lakehaven's Comprehensive Wastewater System Plan.
El b. The existing sewer system is not in conformance w6 okolaveh�� ornoreh�nsive 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.
4. 0 a. The proposed site land use is within the corporate limits of Lakehaven Utility District, or has been granted
Boundary Review Board approval for extension of sewer service outside of Lakehaven's sewer service area.
El b. Annexation or Boundary Review Board approval will be necessary to provide service.
S. Sewer service is subject to:
a. Payment of connection charges (to be determined by Lakehaven);
b. Proof or reservation of easement(s) as required by Lakehaven;
c. Other:
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:
Date:
ClergetEvergreenLP swr 2921049127.docx (4/6/15) Page 1 of 2
C{ergetEvergreenLP swr 2921049127.docx (4/6/15) Page 2 of 2
Site Photos for A C
West -Facing
South -Facing (SW 356th Street) JAN 15 201
CITY F FEDERAL
S
West -Facing (SW 356" Street)
Intersection corner of Pacific Hwy South and SW 356'h Street
WRITTEN CRITERIA RESPONSE
ARCO Pacific Highway Development
35505 Pacific Highway South
Federal Way, Washington
Prepared by Barghausen Consulting Engineers, Inc.
January 2016
Our Job No. 16777
IWAMMUIM_MM-MMM
(1) General Criteria
4
RECEIVED
CITY O v L WAY
CDS
(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 project will not adversely impact any significant views of the surrounding
area. The subject property is undeveloped and primarily comprised of a forested canopy
and shrub understory. All vegetation outside the project area will be retained. Where
possible, significant trees and planting will be retained within the project area and
incorporated into the proposed landscape plan. The project will meet the City°s tree
retention requirements by maintaining a tree density of 20 tree units per acre in
accordance with FWRC 19.120.130.
(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: The project will incorporate perimeter landscaping along the perimeter of the
lot to soften the appearance of the fueling service and drive-thru areas along the street
frontage. Transparent glass will be incorporated along the front facade of the ampm. An
11-foot pedestrian walkway will be incorporated along the ampm front facade that will
provide pedestrian access to the public sidewalks along S.W. 356th Street and Pacific
Highway South. This walkway will also feature exterior lighting and structural awnings
that provide weather protection for pedestrians.
(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.
Response: The ampm building entrance will be oriented to face the intersection of
S.W.356th Street and Pacific Highway South. The pedestrian walkways will be
accessible from the public right-of-way and will connect the public sidewalks to the ampm
building entrance. All pedestrian areas and amenities including the building entrance will
be clearly visible from the public right-of-way.
- 1 - Narrative.doc
(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
textures.
Response: The principal exterior material for the ampm and car wash building will be
primarily Stucco with fine sand finish texture. The color of the Stucco material is
described as "Wooded Acre" for the tower elements of the building and "Sand Dune" for
the primary fagade. The car wash will feature ARCO blue fascia panels. The fueling
facility will consist of a metal canopy that provides cover for 8 fuel dispensers. ARCO
blue panels and signage will be featured along all four sides of the canopy. Please refer
to the enclosed color elevations for a visual representation of the primary building and
canopy structure.
(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
overgrown landscaping or outbuildings, where they make it difficult to observe activity.
Response: The ampm entrance will be clearly visible from the intersection of S.W. 356th
Street and Pacific Highway South. The customer entrance will incorporate transparent
glass windows along the front fagade of the building. All pedestrian areas and amenities
including walkways will be clearly visible from the public right-of-way. Exterior lighting will
be incorporated throughout the vehicular areas to help maintain visibility during the
evening hours.
(t) 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.
Response: The customer entrance will consist of automatic doorways that lock and
connect to an alarm system during all nonbusiness hours. An alarm system will also be
installed to monitor the emergency exit doors during all hours of operation.
(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.
Response: All proposed landscaping will be connected to an irrigation system in order
to help maintain healthy trees and shrubs at the site. ARCO employees will have
responsibility for maintaining a clean site with paved areas that are free of debris and
obstructions.
(2) Surface parking lots
(a) Site and landscape design for parking lots are subject to the requirements of
Chapter 19.125 FWRC.
Response: A Preliminary Landscape Plan has been included as part of this submittal.
The site landscaping has been designed to comply with the City's minimum landscape
- 2 - Narrative.doc
standards per FWRC 19.125. The project includes Type III landscaping along all
property lines including both street frontages. Interior landscaping is incorporated at both
ends of the parking row and around the exterior of the building and trash enclosure.
(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.
Response: The project will not provide any dead end aisles that would require additional
turning movements. The vehicular aisle will be striped to direct vehicles through the site
with additional directional signage that provides the location to the car wash drive-thru.
(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.
Response: The project will provide two (2) on -site driveways consisting of one full
access driveway onto Pacific Highway South and one full access driveway onto S.W.
356th Street. The project will also include shared access with the adjacent property to
the west, which will allow vehicles to utilize a full -access driveway onto S.W. 356th
Street. All driveways will be clearly visible from the right-of-way and will not impede
pedestrian circulation.
(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.
Response: The project does not propose multi -tenant development.
(e) See FWRC 19.1f . 90 for supplemental guidelines.
Response: See below for responses to district guidelines.
(3) Parking structures (includes parking floors located within commercial buildings)
(a) The bulk (or mass) of a parking structure as seen from the right-of-way should be
minimized by placing its short dimension along the street edge. The parking structure
should include active uses such as retail, offices or other commercial uses at the ground
level and/or along the street frontage.
Response: Not applicable. The project does not propose any parking structures.
(b) Parking structures which are part of new development shall be architecturally consistent
with exterior architectural elements of the primary structure, including rooflines, facade
design, and finish materials.
Response: Not applicable. The project does not propose any parking structures.
(c) Parking structures should incorporate methods of articulation and accessory elements,
pursuant to FWRC 19. 115.06 (3)(b), on facades located above ground level.
Response: Not applicable. The project does not propose any parking structures.
(d) Buildings built over parking should not appear to "float" over the parking area, but should
be linked with ground level uses or screening. Parking at grade under a building is
- 3 - Narrative.doc
discouraged unless the parking area is completely enclosed within the building or wholly
screened with walls and/or landscaped berms.
Response: Not applicable. The project does not propose any parking structures.
Top deck lighting on multi -level parking structures shall be architecturally integrated with
the building, and screened to control impacts to off -site uses. Exposed fluorescent light
fixtures are not permitted.
Response: Not applicable. The project does not propose any parking structures.
(e) Parking structures and vehicle entrances should be designed to minimize views into the
garage interior from surrounding streets. Methods to help minimize such views may
include, but are not limited to, landscaping, planters, and decorative grilles and screens.
Response: Not applicable. The project does not propose any parking structures.
(0 Security grilles for parking structures shall be architecturally consistent with and
integrated with the overall design. Chain -link fencing is not permitted for garage security
fencing.
Response: Not applicable. The project does not propose any parking structures.
(g) See FWRC 19.115. 090(3)(d) for supplemental guidelines.
Response: See below for responses to district guidelines.
(4) Pedestrian circulation and public places.
(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.
Response: The building entrance will be oriented to face the intersection of S.W. 356th
Street and Pacific Highway South. This location will allow the entrance to be clearly
visible from the both street frontages. Two pedestrian pathways will also be clearly
recognizable in order to allow pedestrians to access the store entrance from the rights -of -
way.
(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.
Response: The pedestrian pathways that cross vehicle drive aisles will feature stamped
concrete.
(c) Pedestrian connections should be provided between properties to establish pedestrian
links to adjacent buildings, parking, pedestrian areas and public rights -of -way.
Response: The project will provide two pedestrian pathways that connect the store
entrance to S.W. 356th Street and Pacific Highway South. Pedestrians will be able to
4 Narrative.doc
access surrounding properties by utilizing the on -site pedestrian pathways that connect to
the public sidewalks.
(d) Bicycle racks should be provided for all commercial developments.
Response: The ampm will provide a bicycle rack near the front of the store entrance,.
Please refer to the enclosed Site Plan for location.
(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.
Response: The project will include outdoor furniture and fixture elements consisting of
exterior lighting, bench seating, and a trash receptacle and bicycle rack. The bench,
trash receptacle, and bicycle rack will be located in proximity to the building entrance.
Exterior lighting will be provided throughout the site to provide adequate lighting across
the exterior of the building, vehicle drive and service areas, and pedestrian pathways.
(t) See FWRC 'i9.115.09 for supplemental guidelines.
Response: See below for responses to district guidelines.
(5) Landscaping: Refer to Chapter 19.125 FWRC for specific landscaping requirements and for
definitions of landscaping types referenced throughout this chapter.
Response: A Preliminary Landscape Plan has been included as part of this submittal. The site
landscaping has been designed to comply with the City's minimum landscape standards per
FWRC 19.125. The project includes Type III landscaping along both street frontages.
Landscaping is also provided at the ends of the proposed parking row. The City requires
22 square feet of landscaping per parking space, resulting in an overall requirement of
330 square feet of interior landscaping for the 15 proposed parking spaces. The Preliminary
Landscape Plan depicts over 383 square feet of interior landscaping for the site, which exceeds
the City's minimum requirements per FWRC 19.125.
(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.
- 5 Narrative.doc
(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 project will comply with the above criteria for commercial
service areas. The trash enclosure will be angled in such a way to allow service
vehicles to collect trash while not impeding on -site vehicle circulation along the
primary drive aisle. The trash enclosure walls will be designed to effectively
screen the garbage dumpsters from the right-of-way with materials and colors
that are architecturally consistent with the ampm building. Architectural
elevations of the trash enclosure have been included with this submittal for
review.
The on -site trash receptacle will provide a cover to prevent odor and wind-blown
litter. The project does not propose any chain -link fencing.
(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 bioRtration 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.
Response: The ampm and car wash will include an interior equipment room,
and site utilities will not be a dominant element of the front landscape area.
(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: Please refer to the enclosed Photometric for details on exterior
lighting.
(b) Drive -through facilities, such as banks, cleaners, fast food, drug stores and service
stations, etc., shall comply with the following:
(i) Drive -through windows and stacking lanes are not encouraged along facades of
buildings that face a right-of-way. If they are permitted in such a location, then
they shall be visually screened from such street by Type Ill landscaping andlor
architectural element or combination thereof, provided, such elements reflect the
primary building and provide appropriate screening.
g < Narrative.doc
(ii) The stacking lane shall be physically separated from the parking lot, sidewalk,
and pedestrian areas by Type 111 landscaping and/or architectural element, or
combination thereof, provided, such elements reflect the primary building and
provide appropriate separation. Painted lanes are not sufficient.
(iii) Drive -through speakers shall not be audible off -site.
(iv) A bypass/escape lane is recommended for all drive -through facilities.
(v) See FWRC 19.11609 (4) for supplemental guidelines.
Response: The project meets all of the above criteria for drive-thru facilities.
The car wash facility is positioned at the rear of the ampm building along the
interior side of the property. The car wash service will provide stacking lanes that
are physically separated from the parking lot and pedestrian areas. Directional
signage will guide vehicles to the drive-thru entrance. Vehicles will exit the drive-
thru facility near the south side of the ampm building, which will allow vehicles to
safely access the main drive aisle before exiting the site. Any speakers utilized
for the car wash will not be audible from surrounding properties due to location at
the rear of the AMPM building and the dense vegetation that exists on the north
and west side of the facility.
Type III landscaping is provided along the perimeter of the property to visually
screen the fueling facility from the street. The fueling facility provides 16 fueling
positions that will be covered by the fueling canopy and will physically separate
the use from the pedestrian and parking areas on the site. Adequate space will
be provided between fueling islands to allow vehicles to bypass and exit the
facility. No drive-thru speakers will be utilized.
FWRC 19.11.060 BuildingDesign — 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 subject property does not contain any major grade changes that would
require the building to "step up" or "step down" to accommodate significant changes in
elevation. The project does not propose any new fences or retaining walls.
7 Narrative.doc
(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.
(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 11 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 primary front elevation of the ampm is visible from both rights -of -way
and will feature fagade modulation that is 2 feet 11 inches deep by 43 feet 2 inches wide.
The primary elevation will also incorporate canopies and awnings that will cover
approximately 60 percent of the length of the fagade. The use of canopies and
modulation will shape the front elevation of the building to comply with the fagade
modulation options listed under FWRC 19.115.060(2).
The left elevation of the ampm building is visible from S.W. 356th Street and exceeds
60 feet in width provided that the width of the attached car wash facility is included. The
left elevation will feature building modulation of 3 feet deep by 6 feet 10 inches wide.
Two tower elements and the use of different building material colors will be incorporated
as alternative methods to help shape the left elevation of the building in order to comply
with the intent of FWRC 19.115.060(2).
The rear elevation is not visible from the right-of-way; therefore, the above criteria should
not apply. The right elevation consists of off -set planes that comprise of the ampm, car
wash, and mechanical enclosure. Each fagade along the left elevation measures less
than 60 feet in length and is not subject to the above criteria. Landscaping to soften the
appearance of the mechanical enclosure and left elevation of the ampm will be provided
along the exterior. Both the right and rear elevation will feature a varying roofline, or
tower elements, with building material color variation to help shape the building.
-8- Narrative.doc
(3) Building articulation and scale.
(1)
(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 FWRC19.125.040(21) and subsection (3)(a) of this section:
(i) Showcase, display, recessed windows;
(ii) Window openings with visible trim material, or painted detailing that resembles
trim;
(iii) Vertical trellis(es) in front of the wall with climbing vines or similar planting,
(iv) Set the wall back and provide a landscaped or raised planter bed in front of the
wall, with plant material that will obscure or screen the wall's surface;
(v) Artwork such as mosaics, murals, decorative masonry or metal patterns or
grillwork, sculptures, relief, etc., over a substantial portion of the blank wall
surface. (The Federal Way arts commission may be used as an advisory body at
the discretion of the planning staft);
(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.
Response: The ampm building will utilize several of the above articulation
elements, including window openings with trim, overhangs, canopies, and color
variations. A canopy overhang is provided that extends over the ampm building
entrance. Awnings are provided that extend over the store windows. The ampm
building will utilize a variation of building material colors that will articulate the
walls. Wall posters will also be incorporated on the front elevation.
(c) See FWRC 19,115.090(3) for supplemental guidelines.
Response: See below for responses to district guidelines.
• i 1 6 1 0:1 w • -.Fomm
(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,
- 9,- Narrative.doc
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 ampm building entrance will be oriented to face both street frontages.
The street facing fagades will feature canopies and windows that are clearly visible from
the right-of-way. Two pedestrian pathways will connect the entrance to both Pacific
Highway South and S.W. 356th Street. The project does not include development of
multiple buildings.
FWRC 19.115.090 District guidelines
Provide a written res once that ecifibs laow our ro act meets the foiiowin criteria:
(2) Office park (OP), corporate park (CP), and commercial enterprise (CE).
(a)
(d)
Response: Surface parking will be provided between the primary building and the right-
of-way. The project will maximize pedestrian circulation by providing two pedestrian
walkways that directly link the entrance of the ampm with the public right-of-way along
S.W. 356th Street and Pacific Highway South. The pedestrian walkways will be
delineated with stamped concrete for the portion that crosses into vehicular drive aisles.
The 11-foot-wide pedestrian walkway that extends across the front facade of the building
will feature a bicycle rack, bench, and trash receptacle.
Response: The location of the building entrance to the ampm is clearly recognizable
from both street frontages.
s e - r:.
Response: The building entrance is architecturally emphasized by the use of signage,
transparent glass, and canopy overhang. Please refer to the enclosed color elevations
for a visual representation of the building entrance along the front elevation.
- 10 - Narrative.doc
(e)
(0
Response: A bench, bicycle rack, and trash receptacle will be located adjacent to the
building entrance. These features are accessible from an 11-foot-wide exterior walkway
along the front elevation of the building. No additional streetscape or plaza amenities are
proposed for this site considering the vehicle oriented nature of the proposed fueling
facility and car wash structure that are not conducive for pedestrian gathering.
Response: The project does not include any ground -level mirrored or reflective glass
located adjacent to the public right-of-way.
Response: Not applicable. The project will not utilize chain -link fencing.
- 11 - Narrative.doc
qTY OF FEDEML WAY
"A
Z k
A
1141 a k I
Critical Aquifer Recharge (CARAs) and Wellhead Protection Areas (WHPAs) are considered
"critical areas" pursuant to Federal Way Revised Code (FWCC), Title 14, "Environmental Policy."
This inventory statement must be filled out by the applicant or agent for any proposed activity listed
in Section H of this handout, and which are located within Wellhead Capture Zones 1, 5, and 10 as
shown on the Critical Aquifer Recharge and Wellhead Protection Areas Maps. Please refer to the
Lz. it
process.
10 'GNLUEK��
The inventory statement must be filled out for the following activities:
• Construction of any residential structure, including single-family development
• Construction of any barn or other agricultural structure
• Construction of any office, school, commercial, recreational, service, or storage building
• Construction of a parking lot of any size
• Other minor new construction (see WAC 197-11-800[21)
• Additions or modifications to or replacement of any building or facility (does not include
tenant improvements)
• Demolition of any structure
• Any landfill or excavation
• Installation of underground tanks
• Any division of land, including short plats
• Change of use, which involves repair, remodeling, and maintenance activities
• Dredging
• Reconstruction/maintenance of groins and similar shoreline protection structures
• Replacement of utility cables that must be buried under the surface of the bedlands
• Repair/rebuilding of major dams, dikes, and reservoirs
• Installation or construction of any utility, except for on -going operation and maintenance
activities of public wells by public water providers
• Personal wireless service facilities
1111111-1-11-1- -1-1-1- 0•�
Applicant Balbir Birk, Birk Environm2qLa�
Project Location 35505 Pacific Highway Soqth Tracking No.
in. TYPES AND QUANTITIES OF HAZARDOUS MATERIALS
Please provide the approximate quantity of the types of hazardous materials or deleterious substances
that will be stored, handled, treated, used, produced, recycled, or disposed of in connection with the
proposed activity. If no hazardous materials will be involved, please proceed to Section TV.
- - - -------
MATERIAL LIQUID (gallons) SOUD'�
(1) Acid or basic solutions or solids
(2) Antifreeze or coolants
(3) Bleaches, peroxides, detergents, surfactants,
disinfectants, bactericides, al aecides
(4) Brake, transmission, hydraulic fluids
(5) Brine solutions
(6) Corrosion or rust prevention solutions
(7) Cutting fluids
(8) Deicing materials
(9) Dry cleaning or cleaning solvents
(10) Electroplating or metal finishing solutions
(11) Engraving or etching solutions
(12) Explosives
(13) Fertilizers
(14) Food or animal processing wastes
(15) Formaldehyde
(16) Fuels, additives, oils, greases see attached
(17) Glues, adhesives, or resins
(18) Inks, printing, or photocopying chemicals
(19) Laboratory chemicals, reagents or standards
(20) Medical, hospital, pharmaceutical, dental, or
veterinary fluids or wastes
(21) Metals (hazardous e.g. arsenic, copper,
chromium, lead, mercury, silver, etc.)
(22) Paints, pigments, dyes, stains, varnish, scalers,
(23) Pesticides, herbicides or poisons
(24) Plastic resins, plasticizers, or catalysts
(25) Photo development cherriicals
(26) Radioactive sources
(27) Refrigerants, cooling water (contact)
(28) Sludges, still bottoms
(29) Solvents, thinners, paint removers or strippers
(30) Tanning (leather) chemicals
(3 1) Transformer, capacitor oils/fluids, PCB's
(32) Waste oil
(33) Wood preservatives
(34) List OTHER hazardous materials or deleterious see attached
substances
Bulletin #056 — January 1, 2011 Page 2 odouts\Hazardous Materials Inventory Statement
Project Name ARCO ampm and Ca ash — Applicant Balbir Birk
Project Location 35505 Pacific ljiqhwa South �. Tracking No.
IV. FURTHER INFORMATION
Provide the approximate quantity of fill and source of fill to be imported to the site.
Ageroximate Quanti!z of Imeorted.Fill Source of Fill
5-0 0 C-
T�-
Check box #1 if you do not plan to store, handle, treat, use, produce, recycle, or dispose of any of the
deleterious substance listed in Section In. Check box(s) #2
• #5 (and fill in appropriate blanks) of the below table if they .i• to • facility or activity.
#1 The proposed development will not store, handle, treat, use, produce, recycle, or dispose of any of
the stances listed .i•.
#2 f• ground • tanks, having a capacity of — • will • installed.
#3 Construction vehicles will be refueled on site.
Storage within wholesale and retail facilities of hazardous materials, or other deleterious
#4 substances, will be for sale in original containers with a capacity of — gallons liquid or
—pounds solid.
The presence of cheirtical substances on this parcel is/will be for "temporary" non -routine
#5 maintenance or repair of the facility (such as paints and paint thinners) and are in individual
containers with a capacity of — gallons liquid or —pounds solid,
Check any of the following items that currently exist or are proposed in connection with the
development of the site.
SIGNATURE
dk
Signature
Print Name
r-57M
.)�yfu4k X M-T nvqwI rrIJAf,-%1g I
Development Services at 253-835-2607. Please be advised that an application for a development permit
lacking the required information will not be accepted.
Bulletin #156 — January 1, 2011 Page 3 of 3 k:\Handouts\Hazardous Materials Inventory Statemetil
TYPES N QUANTITIES OF HAZARDOUS• ,
PREPARED FOR:
Mr. Ken Singh
3817 South 337th Street
Federal Way, WA 98001 -
PREPARED Y:
Wetlands & Wildlife, Inc.
7721-153rd Street SE
Snohomish, Washington 98296
(425) 337-6450 RECEIVED
CITY OF FEDERAL WAY
CDS
March 20, 2015
2
3
5
6
7
The parcel is located at 35505 Pacific Highway South (tax parcel #292104-9127). The property is located
within the incorporated city of Federal Way, Washington. The site is currently undeveloped, primarily
comprised of a forested canopy and shrub understory.
Wetlands & Wildlife, Inc. was retained to conduct a detailed evaluation of the subject property in relation to
the City of Federal Way's Revised Code (FWRC) outlined in Title 19, Division V (Critical Areas) of the City's
Zoning and Development Code. Wetlands & Wildlife, Inc. conducted two separate site visits to the subject
property, with one visit occurring on February 12, 2015 and one visit occurring on March 10, 2015. The
purpose of conducting the Critical Areas reconnaissance visits on the property was to determine if any
regulated Critical Areas are located on the property, pursuant to ecological professional industry standards
and City of Federal Way requirements. Specifically, Wetlands & Wildlife, Inc. was retained to determine if
any wetlands, streams, or associated protective buffer areas regulated by the FWRC exist on the property.
In addition to assessing the subject site, Wetlands & Wildlife, Inc. also visually assessed the surrounding
properties within approximately 200 feet of the subject property to the extent feasible without accessing
adjacent properties due to a lack of legal access, per City requirements. Please review the RESULTS AND
FINDINGS OF CRITICAL AREAS EVALUATION section of this report for further information.
STATEMENT OF QUALIFICATIONS TO CONDUCT THIS CRITICAL AREAS EVALUATION
The following provides a brief overview of my experience and credentials to conduct the detailed
evaluations on the subject property. I am the Founder, Owner, and Principal Wetland and Wildlife Ecologist
of Wetlands & Wildlife, Inc. I attended the University of Montana where I graduated cum laude with a
degree in Wildlife Biology. As of 2015, 1 have 14 years of direct experience as a professional
Biologist/Ecologist in western Washington and 18 years of overall experience completing natural resource
assessments among many different ecosystems across the western United States. I have worked as a
professional Biologist/Ecologist for federal, state, and county environmental agencies, as well as several
private environmental consulting firms with specialties in wetlands, streams, rivers, lakes, and wildlife
habitat. In my 18 years of experience, I have specialized in review of proposed land use and building
development permit applications as they pertain to Critical Areas (wetlands, rivers, streams, lakes, and
habitats of protected fish and wildlife species). Much of that experience came as a Senior Reviewing
Ecologist for King County DDES and a Regulatory Biologist for Snohomish County PDS.
I am listed on several Preferred / Qualified Consultant Rosters throughout western Washington. I am highly
experienced with the required U.S. Army Corps of Engineers and Washington State wetland delineation
methods. In addition to the wetland delineation certification, I am trained by the Washington Department of
Ecology and have 10 years of experience in the use of the required Wetland Rating Form for western
Washington (since its inception). I am trained by the Washington Department of Ecology to determine
Ordinary High Water Mark (OHWM) locations for rivers, streams, and lakes. In addition to my expertise
related to wetlands and streams, I have many years of experience conducting surveys of special -status
wildlife species in the western U.S. I received certifications from the Washington Department of Fish and
Wildlife for terrestrial wildlife habitat assessments and surveys of special -status wildlife species.
Over the past 18 years, I have conducted literally over 1,400 biological I ecological assessments in different
Wetlands & Wildlife, Inca March 20, 2015
Critical Areas Reconnaissance Report
Incorporated City of Federal Way (Tax Parcel #292104-9127) Page 1
capacities on properties with many habitat types and zoning designations, from small, urban properties
(0.25 acres) to large, rural properties (up to 2,000 acres in size). I have been selected by several local city
jurisdictions to provide on -call 3rd-party environmental reviews of proposed development projects for
compliance with local Critical Areas Ordinances and the FEMA Floodplain Habitat Assessment and
Mitigation document.
Wetlands & Wildlife, Inc. used the methodologies described in Determinino the Ordinary High Water Mark on
Streams in Washington State (Washington Department of Ecology Publication #08-006-001, April 2008) to
make a determination regarding any potential regulated streams, lakes, or rivers on the subject site.
Wetlands & Wildlife, Inc. also used the routine methodologies described in the Washington State Wetlands
Identification and Delineation Manual (Washington State Department of Ecology Publication #96-94, March
1997) to make a determination regarding the presence of any regulated wetlands. In addition, Wetlands &
Wildlife, Inc. evaluated the site using the U.S. Affny,Coros of Engineers Wetland Delineation Manual produced
in 1987 and the U.S. Am Co s of Engineers -Regional Supplement to the Co s of Engineers, Wetland;
Delineation Manual. Western Mountains Valleys, and Coast Region produced in May 2010 (hereinafter
referred to as the "Regional Supplement"). The Regional Supplement is designed for concurrent use with the
1987 Corps Wetland Delineation Manual and all subsequent versions. The Regional Supplement provides
technical guidance and procedures for identifying and delineating wetlands that may be subject to regulatory
jurisdiction under Section 404 of the Clean Water Act. Where differences in the two documents occur, this
Regional Supplement takes precedence over the Corps Manual for applications in the Western Mountains,
Valleys, and Coast Region.
According to the federal and state methodologies described above, identification of wetlands is based on a
three -factor approach involving indicators of hydrophytic vegetation, hydric soils, and presence or evidence
of persistent hydrology. Except where noted in the manuals, the three -factor approach discussed above
requires positive indicators of hydrophytic vegetation, hydric soils, and wetland hydrology to make a
determination that an area is a regulated wetland. Using the aforementioned manuals, the site
characteristics for making a wetland determination include the following:
1.) Examination of the site for hydrophytic vegetation (species present/percent cover);
2.) Examination for the presence of hydric soils in areas where hydrophytic vegetation is present; and
3.) Examination to determine if adequate hydrology exists for sufficient durations during the early part of the
growing season in the same locations as the previous two steps.
Per industry standards, Wetlands & Wildlife, Inc. examined the entire subject site. Per industry standards
and City requirements, Wetlands & Wildlife, Inc. also assessed the nearby properties adjacent to the
subject property's boundaries, to the maximum extent possible without entering adjacent private properties.
While a detailed assessment of Critical Areas on adjacent private properties was not possible due to lack of
legal access, Wetlands & Wildlife, Inc. conducted a review of all readily available information to assess the
presence of off -site Critical Areas in close proximity to the subject site. The evaluation of adjacent
properties is necessary to determine if any regulated Critical Areas exist off -site which would cause
Wetlands & Wildlife, Inc. March 20, 2015
Critical Areas Reconnaissance Report
Incorporated City of Federal Way (Tax Parcel #292104-9127) Page 2
associated protective buffers to extend onto the property and potentially affect a future development
proposal on the subject property.
In addition to on -site field reviews, Wetlands & Wildlife, Inc. examined aerial photographs and topographical
data (elevation contours) on King County's iMAP system. National Wetlands Inventory (NWI) maps
produced by the U.S. Fish and Wildlife Service (USFWS), SalmonScape fish distribution maps produced by
the Washington Department of Fish and Wildlife (WDFW), StreamNet fish distribution maps produced by
Pacific States Marine Fisheries Commission, and Priority Habitats and Species (PHS) maps produced by
the Washington Department of Fish and Wildlife (WDFW) were also evaluated as part of our consultation
and evaluation of the subject property.
Based on our detailed on -site reconnaissance and research of all readily available online materials, it is the
professional opinion of Wetlands & Wildlife, Inc. that the subject property does not contain any regulated
wetlands, streams, fish and wildlife habitats of importance, or associated protective buffer areas.
During our on -site evaluations, Wetlands & Wildlife, Inc. observed an area among the north -central portion
of the subject property which is located in a topographic depression. This area contained approximately 12
inches of standing water at the time of our investigations in February and March. However, based on
several factors described below in this report, it is our professional opinion that the conditions of this area
were unintentionally created after the storage facility and associated infrastructure were built on the
property immediately north of the subject property.
As part of our detailed evaluation of the subject property, Wetlands & Wildlife, Inc. examined the Revised
Wetland Addendum associated with the Western Pacific Property (north of the subject property) which was
prepared by Raedeke Associates, Inc. and dated January 23, 2001. The 2001 Revised Wetland
Addendum was prepared for the development of the storage facility to the north (Western Pacific Property).
The 2001 Revised Wetland Addendum states that the Army Corps of Engineers attended an on -site
meeting for that property in 1993 and agreed with the findings of the original wetland delineation. The 2001
Revised Wetland Addendum also states that the City's 3rd-party review consultant (Sheldon & Associates,
Inc.) conducted on -site assessments of the property to the north of the subject property and areas within
close proximity of that property. Based on the revision requirements provided in October of 2000 by
Sheldon & Associates, Inc., the 2001 Revised Wetland Addendum was submitted to the City for additional
review. In this 2001 Revised Wetland Addendum dated January 23, 2001, Raedeke Associates, Inc.
observed and discussed the subject topographically low area. The top portion of page 7 of the 2001
Revised Wetland Addendum describes the vegetation among the topographically low area as including big -
leaf maple (Acer macrophyllum), black cottonwood (Populus balsamifera), common snowberry
(Symphoricarpos albus), bracken fern (Pteridium aquilinum) and Himalayan blackberry (Rubus
armeniacus). The conclusion regarding this area was that the low area did not appear to meet wetland
parameters, in part because of the dominance of vegetation which is rated Facultative Upland (FacU) and
in part due to the bright soil conditions along that property's southern border. Of the five vegetation species
listed in the 2001 report as being present in this topographically low area, only one of the five species
(black cottonwood) has a wetland indicator status of Facultative or wetter, resulting in only 20% of the
Wetlands & Wildlife, Inc. March 20, 2015
Critical Areas Reconnaissance Report
Incorporated City of Federal Way (Tax Parcel #292104-9127) Page 3
species mentioned meeting the criteria for hydrophytic vegetation. Per the federal and state wetland
delineation manuals, a dominance of hydrophytic vegetation is required (>50% of dominant species) in
order to meet the vegetative wetland parameter of a given area. Based on this information, the 2001
Revised Wetland Addendum clearly states that this area does not meet wetland parameters as related to
hydrophytic vegetation. The Army Corps of Engineers and Sheldon & Associates, Inc. also conducted
wetland assessments on the property to the north of the subject property and did not require the area in
question to be considered a wetland. The City of Federal Way eventually approved the storage facility
project in part based on the wetland evaluations by the professional wetland ecologists, thereby agreeing
with the project proponents that no regulated wetlands or streams existed south of the proposed storage
unit property (on the current subject property).
During our site visit on March 10, 2015, Wetlands & Wildlife, Inc. collected representative data related to
the existing vegetation among the area in question, using the Army Corps of Engineers methodologies
outlined on the Wetland Determination Data Form for the Western Mountains, Valleys, and Coast Region
(Version 2.0). Using these methodologies, only 2 out of the 5 dominant species (40%) have a wetland
indicator status of Facultative (Fac) or wetter (hydrophytic vegetation). The federal and state wetland
delineation manuals require >50% of the dominant species to be rated as Facultative or wetter to make a
positive wetland determination when applying the dominance test. Therefore, the existing vegetation
among the area in question does not contain a dominance of hydrophytic vegetation. Due to the marginal
nature of this area and obvious hydrology, Wetlands & Wildlife, Inc. also evaluated the existing vegetation
using the prevalence index test per the current wetland determination methodologies. Using the
prevalence test, a positive hydrophytic vegetation indicator is achieved if the resulting score is less than or
equal to 3.0. For this specific area, based on actual data taken among the area in question, the prevalence
index is 3.37. Therefore, the vegetation among the area in question does not meet a positive wetland
determination based on the dominance test OR the prevalence index. As previously stated in this
document, the three -parameter approach to wetland determinations requires positive indicators of
hydrophytic vegetation, hydric soils, and wetland hydrology to make a determination that an area is a
regulated wetland. In this case, hydrophytic vegetation is not currently present and was not present during
all of the previous evaluations by other professional wetland ecologists.
Based on the information gathered and reviewed for this project, it is apparent that no regulated wetlands
are located on the subject property, and that all areas which may currently display certain wetland
characteristics (soils and hydrology) were unintentionally created by the construction of the storage facility
to the north of the subject property. The wetland report(s) which was submitted to the City of Federal Way
in 2001 (and subsequently approved by the City of Federal Way) provides strong evidence that this area
was examined as part of the review associated with the storage facility project. As clearly stated in that
report which was approved by the City of Federal Way, no regulated wetlands were located in close
proximity to that property's southern property line. Please view the top three (3) paragraphs on Page 7 of
the Revised Wetland Addendum associated with the Western Pacific Property (north of the subject
property) prepared by Raedeke Associates, Inc. and dated January 23, 2001.
As previously stated, the area in question was approved by the City of Federal Way as not being a
regulated wetland based on multiple previous evaluations by professional wetland ecologists. The
development of the storage facility and the amount of impervious surfaces approved on the property to the
Wetlands & Wildlife, Inca March 20, 2015
Critical Areas Reconnaissance Report
Incorporated City of Federal Way (Tax Parcel #292104-9127) Page 4
north of the subject property has significantly altered the local hydrological regime. The retention of
hydrology has apparently significantly increased on -site in the topographic low point, creating ponding.
Based on all available information, it is highly likely that the extent of impervious surfaces and significant
amount of fill associated with the storage unit property caused an interruption in the natural historical
stormwater and groundwater regime, ultimately resulting in a significant amount of water collecting in this
topographically low point among the north -central portion of the property. In short, it is in our professional
opinion that the non -regulated area which currently displays some wetland characteristics was
unintentionally created due to its landscape position in relation to the storage facility property which was
constructed in either late 2005 or early 2006 (based on review of Google Earth dated aerial photographs).
While no regulated wetlands or streams were located on the project site, there are known regulated
wetlands and streams located to the northwest and southeast of the subject parcel. The off -site wetland to
the northwest is part of the West Hylebos State Park, approximately 313 feet from the subject property at
its closest point. Another large wetland complex is mapped as being located to the southeast of the subject
site. This wetland system is approximately 350 feet from the subject property at its closest point. Per the
FWRC section 19.175, the largest wetland buffer is 200 feet. Therefore, the standard protective buffers
from the nearest known off -site wetlands would not extend on -site even if the wetlands required the largest
protective buffers to be applied. West Hylebos Creek, a fish -bearing stream, is located within the West
Hylebos State Park wetland system previously mentioned. According to the FWRC section 19.165, the
largest stream buffer is 100 feet from the Ordinary High Water Mark (OHWM). Therefore, the stream buffer
from West Hylebos Creek will not extend on -site. In addition, a tributary to West Hylebos Creek flows
through the Hylebos wetland system located southeast of the subject parcel. The stream buffer from the
tributary will not extend on -site since it is greater than 350 feet from the nearest property line.
SUMMARY OF CRITICAL AREAS DETERMINATION
It is the professional opinion of Wetlands & Wildlife, Inc. that no regulated wetlands, streams, or associated
buffers are located on the subject property. This determination is a result of our detailed on -site
evaluations, review of the previously approved wetland reports associated with the property to the north of
the subject property, review of the City of Federal Way's current Critical Areas Regulations, and review of
several publicly available map systems and online resources. The extent of development (significant
amount of fill and impervious surfaces) associated with the storage unit property to the north of the subject
property likely caused an interruption in the natural historical stormwater and/or groundwater regimes,
ultimately resulting in a significant amount of water collecting in a topographically low point among the
north -central portion of the property. However, multiple professional wetland ecologists conducted wetland
evaluations on the property to the storage unit property and also examined areas within close proximity to
the storage unit property prior to the storage units and associated infrastructure being constructed. Those
wetland professionals included employees from Raedeke Associates, Inc. who conducted multiple different
site visits, the Army Corps of Engineers, and the City's own 3rd-party review wetland consultant (Sheldon &
Associates, Inc.). None of those professional wetland ecologists stated that a wetland existed in close
proximity to the storage unit property's southern property boundary, and that is where the topographically
low area is located. In fact, the 2001 Revised Wetland Addendum from Raedeke Associates, Inc.
specifically discusses the area in question and concluded that the area did not meet wetland parameters.
Furthermore, the City of Federal Way approved the permits associated with the storage unit facility
Wetlands & Wildlife, Inc. March 20, 2015
Critical Areas Reconnaissance Report
Incorporated City of Federal Way (Tax Parcel #292104-9127) Page 5
development on that parcel, thereby agreeing with the determinations of multiple professional wetland
ecologists that no wetlands were located in close proximity off -site to the south of that property where the
storage units were ultimately constructed. Based on the information discussed above and discussed
previously in this report, it is apparent that no regulated wetlands are located on the subject property, and
that the area observed in the north -central portion of the subject property which currently displays some
wetland characteristics was unintentionally created by the construction of the storage facility and
associated infrastructure to the north of the subject property.
Based on our determination that no regulated wetlands, streams, or buffers are located on the project site,
it is our professional opinion that no adverse environmental impacts will occur to any such regulated Critical
Areas or associated protective buffer areas as a result of any future project activity on the subject parcel.
This Critical Areas Reconnaissance Report is supplied to Mr. Ken Singh as a means of determining
whether any wetlands, streams, or associated buffers regulated by the Federal Way Revised Code exist on
the site or within close proximity of the site which would affect any future proposed activities on the site.
This report is intended to provide information deemed relevant in the applicant's attempt to comply with the
regulations currently in effect. Please note that Wetlands & Wildlife, Inc. did not have legal access to
traverse adjacent private properties in order to determine the extent, location, and classification of any
Critical Areas on adjacent properties. The work for this report has conformed to the standard of care
employed by professional ecologists in the Puget Sound region. No other representation or warranty is
made concerning our professional evaluations or this report. This report is based largely on readily
observable conditions and, to a lesser extent, on readily ascertainable conditions. No attempt has been
made to determine hidden or concealed conditions. If such conditions arise, the information contained in
this report may change based upon those conditions. Please note that Wetlands & Wildlife, Inc. did not
provide detailed analysis of other permitting requirements not discussed in this report (structural, drainage,
geotechnical, other engineering requirements, etc.). The laws applicable to Critical Areas are subject to
varying interpretations. While Wetlands & Wildlife, Inc. upheld professional industry standards when
completing this review, the information included in this report does not guarantee agreement or approval by
any federal, state, and/or local permitting agencies. Therefore, no work shall commence until permits have
been obtained from all applicable agencies. Similarly, I recommend obtaining agreement and/or approval
of the information contained in this report by the City of Federal Way and any other applicable agency prior
to purchasing the subject property for the purpose of any future development on the parcel. If any
questions arise regarding this review, please contact me directly at (425) 337-6450.
Wetlands & Wildlife, Inc.
Scott Spooner
Owner / Principal Wetland & Wildlife Ecologist
Wetlands & Wildlife, Inc. March 20, 2015
Critical Areas Reconnaissance Report
Incorporated City of Federal Way (Tax Parcel #292104-9127) Page 6
Cowardin, et al, 1979. Classification of Wetlands and Dee water Habitats of the United States.. U.S.D.I.
Fish and Wildlife Service. FWS/OBS-79/31. December 1979.
Environmental Laboratory. (1987). "Corps of Engineers Wetlands Delineation Manual," Technical Report Y-
87-1, U.S. Army Engineer Waterways Experiment Station, Vicksburg, Miss.
Federal Way Revised Code., Title 19, Division V, Chapters 19.165 (Streams) and 19.175 (Wetlands). City of
Federal Way, Washington.
King County iMAP: Interactive Mapping Tool. Administered by the King County GIS Center.
h //w .kin count . oar/o er Lions/ is/Ma sJiMAPxa . Website viewed for project on March 16, 2015.
Olson, P. and E. Stockdale. 2010. Determining the Ordinary High Water Mark on Streams in Washington
State. Second Review Draft. Washington State Department of Ecology, Shorelands & Environmental
Assistance Program, Lacey, WA. Ecology Publication # 08-06-001.
PHS on the Web. Web -based interactive map administered by the Washington Department of Fish and
Wildlife. http://wdfw.wa.gov/mapr)inq/phs/. Website last visited for this project on March 16, 2015.
SalmonScape. Interactive Mapping Website administered by the Washington Department of Fish and
Wildlife. hft ://wdfw.wa. ov/ma in (salmonscia a/index.htmi. Website last visited for this project on March
16, 2015.
StreamNet. Fish Data for the Northwest. Administered by the Pacific States Marine Fisheries Commission.
h!!p://www.streamnet.org/. Website last visited on March 16, 2015.
U.S. Army Corps of Engineers (2010). Regional Supplement to the Corps of Engineers Wetland
Delineation Manual: Western Mountains, Valleys, and Coast Region (Version 2.0)," ERDC/EL TR-10-3,
U.S. Army Engineer Research and Development Center, Vicksburg, MS.
U.S. Fish and Wildlife Service. National Wetlands Inventory Wetlands Mapper.
htt//107f20,228.18/Wetiands/WettandsMa er,html#.
Washington State Wetlands Identification and Delineation Manual. Washington State Department of
Ecology. Publication #96-94. March 1997.
Wetlands & Wildlife, Inc. March 20, 2015
Critical Areas Reconnaissance Report
Incorporated City of Federal Way (Tax Parcel #292104-9127) Page 7
WFirstAilleric"
First American Title Insurance Company
818 Stewart St, Ste 800
Seattle, WA 98101 RECEIVED
January 04, 2016
Nick Wecker
Barghausen Consulting Engineers
18215 72nd Avenue S
Kent, WA 98032
Phone: (425)251-6222
Fax: (425)251-8782
Title Officer:
Pat Fullerton
Phone:
(206)615-3055
Fax No.:
(866)904-2177
E-Mail:
pfullerton@firstam.com
Order Number:
2577428
Escrow Number: 2577428
Buyer:
Owner:
JAN 15 2016
CITY OF FEDERAL WAY
CDS
Property: 35505 Pacific Hwy S
Federal Way, Washington 98003
Attached please find the following item(s):
Guarantee
Thank You for your confidence and support. We at First American Title Insurance Company maintain the
fundamental principle:
-14) 'Page 'I Of 10 :Guarantee Number: 2577428 CLTA #14 Subdivision Guarantee (4-
Wash
First.A
�Guarantee
ISSUED BY
FirstAmenican Title Insurance Company
GUARANTEE NUMBER
5003353-2577428
SUBJECT TO THE EXCLUSIONS FROM COVERAGE, THE LIMITS OF LIABILITY AND THE CONDITIONS AND STIPULATIONS OF THIS
GUARANTEE,
Fl.�K-T AAERICAA—rITLYP 4iL:MVf'
a Nebraska corporation, herein called the Company
GUARANTEES
Barghausen Consulting Engineers
the Assured named in Schedule A against actual monetary loss or damage not exceeding the liability stated in Schedule
A, which the Assured shall sustain by reason of any incorrectness in the assurances set forth in Schedule A.
First American Title Insurance Company
President
M41 0. fiJ4��
Jefirey & Roban-gon
SecFewy
This jacket was created electronically and constitutes an original document
5003353 (7-1-14)'Pa-ge-2of'10 Guarantee Number: 2577428 CLTA #14 Subdivision Guarantee (4-10-
Washing
CCHEDULE—
FROM • ;l
1. Except to the extent that specific assurances are provided in
(a) Defects, liens, encumbrances, adverse claims or other matters
Schedule A of this Guarantee, the Company assumes no
affecting the title to any property beyond the lines of the land
liability for loss or damage by reason of the following:
expressly described in the description set forth in Schedule (A),
(a) Defects, liens, encumbrances, adverse claims or other
(C) or in Part 2 of this Guarantee, or title to streets, roads,
matters against the title, whether or not shown by the
avenues, lanes, ways or waterways to which such land abuts,
public records.
or the right to maintain therein vaults, tunnels, ramps or any
(b) (1) Taxes or assessments of any taxing authority that
structure or improvements; or any rights or easements therein,
levies taxes or assessments on real property; or, (2)
unless such property, rights or easements are expressly and
Proceedings by a public agency which may result in taxes
specifically set forth in said description.
or assessments, or notices of such proceedings, whether
(b) Defects, liens, encumbrances, adverse claims or other matters,
or not the matters excluded under (1) or (2) are shown
whether or not shown by the public records; (1) which are
by the records of the taxing authority or by the public
created, suffered, assumed or agreed to by one or more of the
records.
Assureds; (2) which result in no loss to the Assured; or (3)
(c) (1) Unpatented mining claims; (2) reservations or
which do not result in the invalidity or potential invalidity of
exceptions in patents or in Acts authorizing the issuance
any judicial or non -judicial proceeding which is within the
thereof; (3) water rights, claims or title to water,
scope and purpose of the assurances provided.
whether or not the matters excluded under (1), (2) or
(c) The identity of any party shown or referred to in Schedule A.
(3) are shown by the public records.
(d) The validity, legal effect or priority of any matter shown or
2. Notwithstanding any specific assurances which are provided
referred to in this Guarantee.
in Schedule A of this Guarantee, the Company assumes no
liability for loss or damage by reason of the following:
GUARANTEE CONDITIONS AND STIPULATIONS
I. Definition of Terms.
4. Company's Option to Defend or Prosecute Actions; Duty of
The following terms when used in the Guarantee mean:
Assured Claimant to Cooperate.
(a) the "Assured": the party or parties named as the
Even though the Company has no duty to defend or prosecute as
Assured in this Guarantee, or on a supplemental writing
set forth in Paragraph 3 above:
executed by the Company.
(a) The Company shall have the right, at its sole option and cost,
(b) 'land": the land described or referred to in Schedule
to institute and prosecute any action or proceeding, interpose
(A)(C) or in Part 2, and improvements affixed thereto
a defense, as limited in (b), or to do any other act which in its
which by law constitute real property. The term 'land"
opinion may be necessary or desirable to establish the title to
does not include any property beyond the lines of the
the estate or interest as stated herein, or to establish the lien
area described or referred to in Schedule (A)(C) or in
rights of the Assured, or to prevent or reduce loss or damage
Part 2, nor any right, title, interest, estate or easement in
to the Assured. The Company may take any appropriate action
abutting streets, roads, avenues, alleys, lanes, ways or
under the terms of this Guarantee, whether or not it shall be
waterways.
liable hereunder, and shall not thereby concede liability or
(c) "mortgage": mortgage, deed of trust, trust deed, or
waive any provision of this Guarantee. If the Company shall
other security instrument.
exercise its rights under this paragraph, it shall do so diligently.
(d) "public records": records established under state
(b) If the Company elects to exercise its options as stated in
statutes at Date of Guarantee for the purpose of
Paragraph 4(a) the Company shall have the right to select
imparting constructive notice of matters relating to real
counsel of its choice (subject to the right of such Assured to
property to purchasers for value and without knowledge.
object for reasonable cause) to represent the Assured and shall
(e) "date": the effective date.
not be liable for and will not pay the fees of any other counsel,
2. Notice of Claim to be Given by Assured Claimant.
nor will the Company pay any fees, costs or expenses incurred
An Assured shall notify the Company promptly in writing in
by an Assured in the defense of those causes of action which
case knowledge shall come to an Assured hereunder of any
allege matters not covered by this Guarantee.
claim of title or interest which is adverse to the title to the
(c) Whenever the Company shall have brought an action or
estate or interest, as stated herein, and which might cause
interposed a defense as permitter by the provisions of this
loss or damage for which the Company may be liable by
Guarantee, the Company may pursue any litigation to final
virtue of this Guarantee. If prompt notice shall not be given
determination by a court of competent jurisdiction and
to the Company, then all liability of the Company shall
expressly reserves the right, in its sole discretion, to appeal
terminate with regard to the matter or matters for which
from an adverse judgment or order.
prompt notice is required; provided, however, that failure to
(d) In all cases where this Guarantee permits the Company to
notify the Company shall in no case prejudice the rights of
prosecute or provide for the defense of any action or
any Assured unless the Company shall be prejudiced by the
proceeding, an Assured shall secure to the Company the right
failure and then only to the extent of the prejudice.
to so prosecute or provide for the defense of any action or
3. No Duty to Defend or Prosecute.
proceeding, and all appeals therein, and permit the Company
The Company shall have no duty to defend or prosecute any
to use, at its option, the name of such Assured for this
action or proceeding to which the Assured is a party,
purpose. Whenever requested by the Company, an Assured,
notwithstanding the nature of any allegation in such action or
at the Company's expense, shall give the Company all
proceeding.
Form 5003353 (7-1-14) Page 3 of 10 jGuarantee Number: 2577428 CLTA #14 Subdivision Guarantee (4-10-75)`
C
reasonable aid in any action or proceeding, securing
evidence, obtaining witnesses, prosecuting or defending
the action or lawful act which in the opinion of the
Company may be necessary or desirable to establish the
title to the estate or interest as stated herein, or to
establish the lien rights of the Assured. If the Company
is prejudiced by the failure of the Assured to furnish the
required cooperation, the Company's obligations to the
Assured under the Guarantee shall terminate.
Proof of Loss or Damage.
In addition to and after the notices required under Section 2
of these Conditions and Stipulations have been provided to
the Company, a proof of loss or damage signed and sworn to
by the Assured shall be furnished to the Company within
ninety (90) days after the Assured shall ascertain the facts
giving rise to the loss or damage. The proof of loss or
damage shall describe the matters covered by this Guarantee
which constitute the basis of loss or damage and shall state,
to the extent possible, the basis of calculating the amount of
the loss or damage. If the Company is prejudiced by the
failure of the Assured to provide the required proof of loss or
damage, the Company's obligation to such assured under the
Guarantee shall terminate. In addition, the Assured may
reasonably be required to submit to examination under oath
by any authorized representative of the Company and shall
produce for examination, inspection and copying, at such
reasonable times and places as may be designated by any
authorized representative of the Company, all records, books,
ledgers, checks, correspondence and memoranda, whether
bearing a date before or after Date of Guarantee, which
reasonably pertain to the loss or damage. Further, if
requested by any authorized representative of the Company,
the Assured shall grant its permission, in writing, for any
authorized representative of the Company to examine, inspect
and copy all records, books, ledgers, checks, correspondence
and memoranda in the custody or control of a third party,
which reasonably pertain to the loss or damage. All
information designated as confidential by the Assured
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 Assured to submit for examination under oath,
produce other reasonably requested information or grant
permission to secure reasonably necessary information from
third parties as required in the above paragraph, unless
prohibited by law or governmental regulation, shall terminate
any liability of the Company under this Guarantee to the
Assured for that claim.
Options to Pay or Otherwise Settle Claims:
Termination of Liability.
In case of a claim under this Guarantee, the Company shall
have the following additional options:
(a) To Pay or Tender Payment of the Amount of Liability or
to Purchase the Indebtedness.
The Company shall have the option to pay or settle or
compromise for or in the name of the Assured any claim
which could result in loss to the Assured within the
coverage of this Guarantee, or to pay the full amount of
this Guarantee or, if this Guarantee is issued for the
benefit of a holder of a mortgage or a lienholder, the
Company shall have the option to purchase the
indebtedness secured by said mortgage or said lien for the
amount owing thereon, together with any costs, reasonable
attorneys' fees and expenses incurred by the Assured claimant
which were authorized by the Company up to the time of
purchase.
Such purchase, payment or tender of payment of the full
amount of the Guarantee shall terminate all liability of the
Company hereunder. In the event after notice of claim has
been given to the Company by the Assured the Company
offers to purchase said indebtedness, the owner of such
indebtedness shall transfer and assign said indebtedness,
together with any collateral security, to the Company upon
payment of the purchase price.
Upon the exercise by the Company of the option provided for
in Paragraph (a) the Company's obligation to the Assured
under this Guarantee for the claimed loss or damage, other
than to make the payment required in that paragraph, shall
terminate, including any obligation to continue the defense or
prosecution of any litigation for which the Company has
exercised its options under Paragraph 4, and the Guarantee
shall be surrendered to the Company for cancellation.
(b) To Pay or Otherwise Settle With Parties Other Than the
Assured or With the Assured Claimant.
To pay or otherwise settle with other parties for or in the name
of an Assured claimant any claim assured against under this
Guarantee, together with any costs, attorneys' fees and
expenses incurred by the Assured claimant which were
authorized by the Company up to the time of payment and
which the Company is obligated to pay.
Upon the exercise by the Company of the option provided for
in Paragraph (b) the Company's obligation to the Assured
under this Guarantee for the claimed loss or damage, other
than to make the payment required in that paragraph, shall
terminate, including any obligation to continue the defense or
prosection of any litigation for which the Company has
exercised its options under Paragraph 4.
7. Determination and Extent of Liability.
This Guarantee is a contract of Indemnity against actual monetary
loss or damage sustained or incurred by the Assured claimant who
has suffered loss or damage by reason of reliance upon the
assurances set forth in this Guarantee and only to the extent herein
described, and subject to the Exclusions From Coverage of This
Guarantee.
The liability of the Company under this Guarantee to the Assured
shall not exceed the least of:
(a) the amount of liability stated in Schedule A or in Part 2;
(b) the amount of the unpaid principal indebtedness secured by
the mortgage of an Assured mortgagee, as limited or provided
under Section 6 of these Conditions and Stipulations or as
reduced under Section 9 of these Conditions and Stipulations,
at the time the loss or damage assured against by this
Guarantee occurs, together with interest thereon; or
(c) the difference between the value of the estate or interest
covered hereby as stated herein and the value of the estate or
interest subject to any defect, lien or encumbrance assured
against by this Guarantee.
8. Limitation of Liability.
(a) If the Company establishes the title, or removes the alleged
defect, lien or encumbrance,; or cures any other matter assured
against by this Guarantee in a reasonably diligent manner by
(7-1-14) 'Page 4 of 10 IGuarantee Number: 2577428
CLTA #14 Subdivision Guarantee (4-1
Washi
�1
CONDITIONS AND STIPULATIONS
any method, including litigation and the completion of 11.2. Arbitration.
any appeals therefrom, itshall have fully performed its Unless prohibited byapplicable law, either the Company orthe
obligations with respect tothat matter and shall not be Assured may demand arbitration pursuant tnthe Title Insurance
liable for any loss ordamage caused thereby. Arbitration Rules cfthe American Land Title Association. Arbitrable
(b) Inthe event of any litigation bythe Company orwith the matters may include, but are not limited to, any controversy nr
Company's consent, the Company shall have noliability claim between theCompanyandtbeAosuredarisingoutufor
for loss ordamage until there has been afinal relating tothis Guarantee, any service ofthe Company in
determination byacourt ofcompetent jurisdiction, and connection with its issuance orthe breach cfaGuarantee provision
disposition ofall appeals therefrom, adverse tuthe title, urother obligation. All arbitrable matters when the Amount uf
asstated herein. Liability is$Z,O8O,0OOorless shall bearbitrated atthe option o[
(d The Company shall not beliable for loss ordamage 0m either the Company urthe Assured. All arbitrable matters when the
any Assured for liability voluntarily assumed bythe amount ofliability isinexcess of$Z,BOO,OQOshall bearbitrated only
Assured insettling any claim orsuit without the prior when agreed tobyboth the Company and the Assured. The Rules
written consent ufthe Company. ineffect etDate u[Guarantee shall bebinding upon the parties.
Reduction mfLiability orTermination mfLiability. The award may include attorneys'feeoonly ifthe laws ofthe state
All payments under this Guarantee, except payments made inwhich the land islocated permits acourt tnaward atturneys'fees
for costs, attorneys'feeaand expenses pursuant toParagraph toaprevailing party. Judgment upon the award rendered bythe
4shall reduce the amount ofliability pro tanUo. Arbitrator(s)may beentered inany court having jurisdiction
Payment of Less. thereof.
(a) Nopayment shall bemade without producing this The law ofthe situsu[the land shall apply toanarbitration under
Guarantee for endorsement cfthe payment unless the the Title Insurance Arbitration Rules.
Guarantee has been lost ordestroyed, inwhich case Acopy ofthe Rules may beobtained from the Company upon
proof ofloss urdestruction shall befurnished hothe request.
satisfaction o[the Company. 13. Liability Limited to This Guarantee; Guarantee Entire
(b) When liability and the extent cfloss ordamage has been Contract.
definitely fixed inaccordance with these Conditions and (a) This Guarantee togetherwith all endorsements, if
Stipulations, the loss ordamage shall bepayable within attached hereto |bythe Company isthe entire Guarantee and
thirty (3O)days thereafter. contract between the Assured and the Company. In
Subrogation Upon Payment mnSettlement. interpreting any provision ofthis Guarantee, this Guarantee
Whenever the Company shall have settled and paid aclaim shall beconstrued asawhole.
under this Guarantee, all right ofsubrogation shall vest inthe (b) Any claim cfloss nrdamage, whether ornot based on
Company unaffected byany act ofthe Assured da!mant. negligence, urany action asserting such claim, shall be
The Company shall besubrngatedUoand beentitled toall restricted tothis Guarantee.
rights and remedies which the Assured would have had (d Nuamendment oforendorsement Umthis Guarantee can be
against any person urproperty inrespect 0nthe claim had made except byawriting endorsed hereon orattached hereto
this Guarantee not been issued. If requested by the signed byeither the President, aVice President, the Secretary,
Company, the Assured shall transfer tuthe Company all rights anAssistant Secretary, urvalidating officer orauthorized
and remedies against any person orproperty necessary in signatory ofthe Company.
order tnperfect this right ufsubrogation. The Assured shall 14. Notices, Where Sent.
permit the Company 0osue, compromise orsettle inthe name All notices required tobegiven the Company and any statement in
ofthe Assured and 0nuse the name ofthe Assured inany writing required tobefurnished the Company shall include the
transaction orlitigation involving these rights orremedies. number ofthis Guarantee and shall beaddressed tothe Company
Ifapayment onaccount n[aclaim does not fully cover the at First American Title Insurance Company, Attn: Claims
loss ofthe Assured the Company shall besubrngaoed0oall National Intake Centerr I First American Way, Santa Ana,
rights and remedies ufthe Assured after the Assured shall California Phone: 880-632-
havenecoveredVsphncipa|,inUareat,andcostsofcnUection. 1642 Fax:877-804-7606
� A M6 E
�� �
�
CLTAweSubdivision Guarantee (4-1
•
ISSUED BY
First American Title Insurance Company
GUARANTEE NUMBER
2772
Order No.: 2577428 Liability: $2,000.00
Name of Assured: Barghausen Consulting Engineers
Date of Guarantee: December 28, 2015
The assurances referred to on the face page hereof are:
1. Title is vested in:
Fee: $350.00
Tax: $33.60
CLERGET EVERGREEN LIMITED PARTNERSHIP, A WASHINGTON LIMITED PARTNERSHIP
2. That, according to the public records relative to the land described in Schedule C attached hereto
(including those records maintained and indexed by name), there are no other documents
affecting title to said land or any portion thereof, other than those shown under Record Matters
in Schedule B.
3. The following matters are excluded from the coverage of this Guarantee
A. Unpatented Mining Claims, reservations or exceptions in patents or in acts authorizing
the issuance thereof.
B. Water rights, claims or title to water.
C. Tax Deeds to the State of Washington.
D. Documents pertaining to mineral estates.
4. No guarantee is given nor liability assumed with respect to the validity, legal effect or priority of
any matter shown herein.
5. This Guarantee is restricted to the use of the Assured for the purpose of providing title evidence
as may be required when subdividing land pursuant to the provisions of Chapter 58.17, R.C.W.,
and the local regulations and ordinances adopted pursuant to said statute. It is not to be used
as a basis for closing any transaction affecting title to said property.
6 Any sketch attached hereto is done so as a courtesy only and is not part of any title commitment,
guarantee or policy. It is furnished solely for the purpose of assisting in locating the premises
and First American expressly disclaims any liability which may result from reliance made upon it.
Iwm 5003353 (7-1-14) Page 6 of 10 IGuarantee Number: 2577428
CLTA #14 Subdivision Guarantee
tochedule 8
ISSUED BY
First American rotle Insurance Company
GUARANTEE NUMBER
2577428
1. Taxes which may be assessed and extended on any subsequent roll for the tax year2015, with
respect to new improvements and the first occupancy which may be included on the regular
assessment roll and which are an accruing lien not yet due or payable.
3. Liability for any off record assessments, if any.
3. Facility Charges, if any, including but not limited to hook-up, or connection charges and
latecomer charges for sewer, water and public facilities of Federal Way Water and Sewer
District as disclosed by instrument recorded under recording no. 8608041129 and 8905120210.
4` Easement including terms and provisions contained therein:
Recording Information: 7404230479
InFavor of: Puget Sound Power & Light Company, a Washington
corporation
For: Wire overhang
The Grantee's interest was assigned to the State of Washington by instrument recorded under
Recording Number 8207290576.
S. Aneasement reserved inadeed, including the terms and conditions thereof:
Reserved By: Northwest ]unction Properties, a Joint Venture consisting of
]annesH. White and Susan E. White, husband and wife; and
]amesM. Randah| and Susan A. Rendah|, husband and wife
For: Ingress and egress
Recorded: May 28,1976
Recording Information: 7605280243
6. Easement including terms and provisions contained therein:
Recording Information: 8510311008
In Favor of: Lakehavan Sewer District
For: Sewer mains with the necessary appurtenances
7. Easement, including terms and provisions contained therein:
Recording Information: 85122005614
In Favor of: Lakehaven Sewer District, a municipal corporation
For: Sewer mains with the necessary appurtenances
8. Easement including terms and provisions contained therein:
Recording Information: 9001181206
In Favor of: Pacific Northwest Bell Telephone Company
For: Underground communication lines and manholes and conduits
-TA#14 Subdivision Guarantee (4-1
Right to make necessary slopes for cuts or fills upon said prero;ses for South 356th Street as
9104051111, 9104051112 • * I4l'
,1113.
Assignment of interest to the City of Federal Way, recorded under Recording Number
9210010327.
10. Easement, including terms and provisions contained therein:
Recording Information. 9104051121, 9104051122, 9104051123,, 91040 1124 and
9104051125
In Favor of: King County
For: Slopes and utilities
Assignment of interest to the City of Federal Way, recorded under Recording Number
9210010327.
11. Agreement and the terms and conditions thereof:
Between: Federal Way Water and Sewer District
And: Federal Way Community Center
Recording Information.. 9106240811
12. Conditions, notes, easements, provisions and/or encroachments contained or delineated on the
face of Survey Job No. 4391 recorded in King County, Washington as Instrument No.
20051114900006, including but not limited to the following matters:
(A) Gravel Drive Encroaches
13. The terms and provisions contained in the document entitled "Right of Entry Agreement"
Recorded: July 12, 2007
Recording No. 20070712002433
Said instrument is a re-recording of instrument recorded under Recording Number
20070705000559.
14. The terms and provisions contained in the document entitled "Right Of Entry"
Recorded: September 25, 2007
Recording No.: 20070925001770
15. Easement, including terms and provisions contained therein:
Recorded: April 22, 2009
Recording Information: 20090422001838
In Favor Of: Puget Sound Energy, Inc., a Washington corporation
For: Electric transmission and/or distribution system
16. Easement, including terms and provisions contained therein:
Recording Information: 20131224000787
In Favor of: Brooklake Community Center
For: Access and Utilities Easement
17. Easement, including terms and provisions contained therein:
Recording Information: 20131224000788
In Favor of: Brooklake Community Center
For: Access and Utilities Easement
5003353 (7-1-14) !Page 8 of 10 IGuarantee Number: 2577428 CLTA #14 Subdivision Guarantee (4-
Informational Notes, if ar.-
A. General taxes for the year 2015, which have been paid.
Tax • No.: 292104912707
•d Area: 1205
Amount: $ 16,880.34
-• Land Value: $ 1,188,800.00
• Improvement Value: $ 0.00
5 1 003353 (7-1-14) jPage 9 of 10 IGuarantee Number: 2577428 CLTA #14 Subdivision Guarantee
Subdivision Guarantee
First American
ISSUED BY
First American Title Insurance Company
Schedule C
GUARANTEE NUMBER
.2577428
The land in the County of King, State of Washington, described as follows:
THAT PORTION OF THE SOUTHERLY 415.00 FEET OF THE NORTHWEST QUARTER OF THE NORTHEAST
QUARTER OF SECTION 29, TOWNSHIP 21 NORTH, RANGE 4 EAST, W.M., IN KING COUNTY,
WASHINGTON;
EXCEPT THE NORTH 30 FEET THEREOF, AS CONTAINED IN FULFILLMENT DEEDS UNDER RECORDING
NUMBERS 8905181096 AND 11 ;
AND EXCEPT THAT PORTION LYING SOUTHERLY AND SOUTHEASTERLY OF THE NORTHERLY LINE OF
SOUTH 356TH STREET AND EAST OF THE WEST LINE OF PACIFIC HIGHWAY SOUTH (SR 99), AS
DESCRIBED IN DEEDS RECORDED UNDER RECORDING NUMBERS 669248 AND 1778238,
RESPECTIVELY;
AND EXCEPT THAT PORTION CONDEMNED FOR HIGHWAY PURPOSES IN SUPERIOR COURT CAUSE
NUMBER 81-2-05952-0;
AND EXCEPT THAT PORTION CONVEYED TO KING COUNTY FOR ROAD PURPOSES BY DEEDS
RECORDED UNDER RECORDING NUMBERS 9104 5110 , 9104,051110, 9104051111, 9104051112 AND
9104051113;
AND EXCEPT THAT PORTION CONVEYED TO THE CITY OF FEDERAL WAY FOR RIGHT OF WAY, BY DEED
RECORDED UNDER RECORDING NUMBER 20070705000558 AND RE -RECORDED UNDER RECORDING
NUMBER 20070712002432, LYING SOUTHEASTERLY OF THE FOLLOWING DESCRIBED LINE:
COMMENCING AT THE NORTHEAST CORNER OF SAID SECTION 29;
THENCE ALONG THE NORTH LINE OF SAID SUBDIVISION, NORTH 88°32'26" WEST 1581.01 FEET TO
THE MONUMENTED CENTERLINE OF PACIFIC HIGHWAY SOUTH (SR99);
THENCE ALONG SAID CENTERLINE, SOUTH 22-47-51" WEST, 963.50 FEET TO A MONUMENT IN A STEEL
CASING, BEING A NAIL SET IN CONCRETE AT THE CENTERLINE OF SAID PACIFIC HIGHWAY SOUTH;
THENCE CONTINUING ALONG SAID CENTERLINE, SOUTH 22°48'31" WEST, 48.33 FEET TO THE SOUTH
LINE OF THE NORTH 30 FEET OF SAID SOUTHERLY 415 FEET;
THENCE ALONG SAID SOUTH LINE, NORTH 88°32'11" WEST, 53.68 FEET TO THE WESTERLY MARGIN
OF SAID PACIFIC HIGHWAY SOUTH AND THE TRUE POINT OF BEGINNING OF THIS LINE DESCRIPTION;
THENCE CONTINUING ALONG SAID SOUTH LINE, NORTH 88032'06" WEST, 12.88 FEET TO A POINT
62.00 FEET WESTERLY, AS MEASURED AT RIGHT ANGLES, TO THE CENTERLINE OF SAID PACIFIC
HIGHWAY SOUTH;
THENCE PARALLEL WITH SAID CENTERLINE, SOUTH 22048'31" WEST, 186,92 FEET TO A POINT ON
THE WESTERLY LINE OF THAT DEED RECORDED UNDER KING COUNTY RECORDING NUMBER
20070712002432 AND THE TERMINUS OF THIS LINE DESCRIPTION.
TOGETHER WITH THE RIGHT OF ENTRY OVER A PORTION OF THE ADJOINING PROPERTY, SUBJECT TO
THE TERMS AND CONDITIONS THEREOF CONTAINED IN INSTRUMENT RECORDED UNDER KING
COUNTY RECORDING NUMBER 20070925001770.
(7-1-14) Page 10 of 10 Guarantee Number: 2577428 CLTA #14 Subdivision
MIMM
3817 South 337th Street
der?. 0
Subject- Geotechnical Engineering Report
Proposed ARCO AM/PM
35505 Pacific Highway South
Federal Way, Washington
SSGC Project No. 16013
MMMMMN�111_'
C1rY OF FEDERAL WAY
CDS
South Sound Geotechnical Consulting (SSGC) has completed a geotechnical assessment for the planni
ARCO AM/PM store at the above described address. Our scope of services included excavation of fo
test pits on the site, engineering analyses, and preparation of this report.
The project property is located northwest of the intersection between Pacific Highway South and South
356 1h Street in Federal Way, Washington. It encompasses approximately 4.17 (+/-) acres, with the
proposed ARCO AMJPM store utilizing the southeast portion of the site. Future development may occur
on the remainder of the property. The new store will be a single -story structure supported on
conventional spread footings, with slab -on -grade floors. Other proposed structures include a fueling area
canopy and a car wash. Fuel storage tanks are planned north of the canopy area. Conventional asphalt
concrete or Portland Cement pavements will be used in access and parking areas. A stormwater gallery
system is proposed to control storm runoff.
The proposed development area is generally level with elevation changes of about 3 (+/-) feet. The site is
lightly forested with mostly cottonwood and cedar trees, and an understory of brush and grasses.
NIUM111.9 &TO BEV-1101 11 V V
Subsurface conditions were characterized by completing four (4) test pits on February 29, 2016.
Approximate location of the test pits are shown on Figure 1, Exploration Plan. A summary description of
observed subgrade conditions is provided below.
SSGC
ARCO AM/PM
Federal Way, Washington
SSGC Project No. 16013
March 10, 2016
Soil Conditions
T,i�?,SAI was at the surface in the test 9,its and extended to depths rawZij� from about 6 inches to 2
feet. Native soil below the topsoil typically consisted of finer grained soils (silty sand, clayey silt,
sa-t:dv silt with cla%). These soils were eenerally in a loose to medium stiff condition immediately
below the topsoil and graded to medium dense to stitt- with depth. In test pit'11-3, more granular
gravelly silty sand was observed below the topsoil and extended to the bottom of the test pit at 5
feet. Gravelly sand with silt was observed at a depth of about 9 feet in test pit TP-2 and
continued to the bottom of the pit at 18 feet.
Groundwater Conditions
Groundwater was not observed in the test pits at the time of excavation. Test pit TP-2 was
advanced to a depth of 18 feet below surface grade in the area of the proposed storage tanks. The
permanent groundwater table is below 18 feet. Seasonal perched water may occur in the upper
soils due to seasonal weather conditions and on- and off -site drainage patterns. Groundwater is
not expected to adversely impact planned development of the site, or the proposed stormwater
gallery system.
Geologic Setting
The USDA Soil Conservation Service "Soil Survey of King County Area, Washington" (issued in
1973) maps soils on the property as Everett-Alderwood gravelly sandy loams. This soil is
reportedly a mix of glacial outwash (Everett) and glacial till (Adlerwood). The erosion hazard is
reported as moderate. Mixed granular and finer grained silt soils were observed in the test pits
and resemble the mapped soil type.
The planned development is considered feasible based on observed soil conditions in the test pits
completed. Native site soils are considered suitable for support of conventional spread footing
foundations and pavements provided they are prepared as described in this report. Infiltration in near
surface soils for stonnwater control is not considered feasible at this site due to their overall non -
uniformity and fine grain nature. The planned stormwater gallery system is considered suitable for site
conditions.
In general, native soils will be difficult to use as structural fill as they are moisture sensitive. They could
potentially be used if earthwork is comp leted during the drier months of the year and they are allowed to
dry.
Recommendations presented in the following sections should be considered general and may require
modifications when earthwork and grading occur. They are based upon the subsurface conditions
observed in the test pits and our understanding that finish site grades will be similar to existing grades. It
should be noted that subsurface conditions across the site may vary from those depicted on the
exploration logs and can change with time. Therefore, proper site preparation will depend upon the
IR
Geotechnical Engineering Report
ARCO AM/PM
Federal Way, Washington
SSGC Project No. 16013
March 10, 2016
SSGC
weather and soil conditions encountered at the time of construction. We recommend that SSGC review
final plans and further assess subgrade and slope conditions at the time of construction, as warranted.
General Site Preparation
Site grading and earthwork should include procedures to control surface water runoff. Grading the sli-7-3
. iAndenuate dr?i-f aLye control measures may negatively impact site soils, resulting in increased exl_
of impacted soil and import of fill materials, thereby potentially increasing the cost or me earmwo
subgrade preparation phases of the project.
Site grading should include removal (stripping) of fill, topsoil, and other unsuitable material in buildiM-
and pavement areas. Stripping depths will vary across the site, but should average on the order of abo
one to two feet. Localized deeper topsoil, fill, or other unsuitable subgrades requiring deeper strippi
depths may be encountered. Building and pavement subgrades should consist of firm native soils. I
General Subgrade Preparation
Following stripping to firm native soil, we recommend that exposed subgrades are proofrolled using a
large roller, loaded dump truck, or other equipment to assess subgrade conditions. Hoe packs or jumping
jacks could be used in footing trenches. Proofrolling efforts should result in the upper I foot of subgrade
soils achieving a compaction level of at least 95 percent of the maximum dry density (MDD) per the
ASTM D 1557 test method. Wet, loose, or soft subgrades that cannot achieve this compaction level should
be removed and replaced with structural fill. A representative of SSGC should be present to assess
subgrade conditions during proofrolling.
Positive drainage should be provided during construction and maintained throughout the life of the
development. Allowing surface water into cut or fill areas, utility trenches, road subgrades, and building
sites should be prevented.
Structural Fill Materials
The suitability of soil for use as structural fill will depend on the gradation and moisture content of the
soil when it is placed. Soils with higher fines content (soil fraction passing the U.S. No. 200 sieve) will
become sensitive with higher moisture content. It is often difficult to achieve adequate compaction if soil
moisture is outside of optimum condition for soils that contain more than about 5 percent fines.
Site Soils: Native soils will be very difficult to use as structural fill as the amount of fines make
them moisture sensitive. They potentially could be used if allowed to dry to within optimal
moisture content. optimum moisture is considered within about +/- 2 percent of the moisture
content required to achieve the maximum density per the ASTM D-1557 test method. lfmoisture
K,
Geotechnical Engineering Report
ARCO AM/PM
Federal Way, Washington
SSGC Project No. 16013
March 10, 2016
SSGC
content is higher or lower than optimum, soils would need to be dried or wetted prior to
placement as structural fill.
ftnM ffljbj�d� We recommend import structural fill placed during dry weather consist of
ffor *mmrAell "- x#rL-r--R,&wx-rLbed in -Section 9-03-14,�,L), of
the 2014 Washington State Department of Transportation (WSDOT) Specifications for Road,
Bridge, and Municipal Construction (Publication M 41-10). Gravel Borrow should be protected
from disturbance if exposed to wet conditions after placement.
During wet weather, or for backfill on wet subgrades, import soil suitable for compaction in
wetter conditions should be provided. Imported fill for use in wet conditions should generally
conform to specifications for Select Borrow as described in Section 9-03.14(2), or Crushed
Surfacing per Section 9-03.9(3) of the 2014 WSDOT M-41 manual, with the modification that a
maximum of 5 percent by weight shall pass the U.S. No. 200 sieve for these soil types.
=4VIFC71 IF 1 - I -
to inclement weather are common, even when using select granular fill. We recommend sits
grading and earthwork be scheduled for the drier months of the year.
Structural FBI Placement
We recommend structural fill is placed in lifts not exceeding about 10 to 12 inches in loose measure. It
may be necessary to adjust lift thickness based on site and fill conditions during placement and
compaction. Structural fill should be compacted to attain the recommended levels presented in Table 1,
Compaction Criteria. Structural fill in roadways should extend laterally out at least 3 feet from the edge
of pavement and then at a 211: IV (Horizontal:Vertical) incline. Structural fill in footing trenches should,
extend laterally from the edges of the footing a distance equal to the thickness of the fill (I H: IV).
Table 1. Compaction Criteria
Footing areas (below structures and retaining walls)
MEMO M-1111i I - -
hility trenches or general fill in non -paved or -building areas 90%
�Ier the ASTM D 1557 test method.
I!
- F501ISIM-4
ARCO AM/PM
Federal Way, Washington
SSGC Project No. 16013
1\4arch 10, 2016
SSGC
Trench backfill within about 2 feet of utility lines should not be over -compacted to reduce the risk
damage to the line. In some instances the top of the utility line may be within 2 feet of the surfacl
Backfill in these circumstances should be compacted to a firm and unyielding condition.
We recommend fill procedures include maintaining grades that promote drainage and do not allo
ponding of water within the fill area. The contractor should protect compacted fill subgrades fro
disturbance during wet weather. In the event of rain during structural fill placement, the exposed
surface should be allowed to dry prior to placement of additional fill. Alternatively, the wet soil can
removed. We recommend consideration be given to protecting haul routes and other high traffic are
with free -draining granular fill material (i.e. sand and gravel containing less than 5 percent fines)
r,
quarry spalls to reduce the potential for disturbance to the subgrade during inclement weather. Structu
fill should not consist of frozen material.
Earthwork Procedures
Conventional earthmoving equipment should be suitable for earthwork at this site. Earthwork may be
'Of
be easily disturbed. Excavated site soils may not be suitable as structural fill depending on the soil
moisture content and weather conditions at the time of earthwork. If soils are stockpiled and wet weather
is anticipated, the stockpile should be protected with securely anchored plastic sheeting. If stockpiled
soils become unusable, it may become necessary to import clean, granular soils to complete wet weather
site work.
-V4S�-c iv to exvQst-f=.-aQn-,,,,ielding,,2!��Anic soils 4 -
and backfilled with compacted structural fill. We recommend the earthwork portion of this project be
completed during extended periods of dry weather. If earthwork is completed during the wet season
ft-jidcallX late October through Mily) it may be necessary to take extra measures to protect subgrade soils..
If earthwork takes place during freezing conditions, we recommend the exposed subgrade be allowed to
thaw and be re -compacted prior to placing subsequent lifts of structural fill. Alternatively, the frozen soil
can be removed to unfrozen soil and replaced with structural fill.
A qualified geotechnical engineer should be retained during the construction phase of the project to
observe earthwork operations and to perform necessary tests and observations during subgradc,
preparation, placement and compaction of structural fill, and backfilling of excavations.
Foundations can be placed on firm native soils or on a zone of structural fill above competent native soils
that have been prepared as described in this report. The following recommendations have been prepared
for conventional spread footing foundations.
Q
� �
ARCO AM/PM
Cederal Way, Washington
SSGC Project No. 16013
March 10, 2016
Bearing Cap Acily Jug 4112Aabig)- 1,500 pounds per square foot (psf) for footings
supported on native soils or structural fill prepared as
described in this report. Bearing pressures can be
increased to 2,000 psf if footings are founded on a zone
of structural fill that is at least 2 feet thick.
Footing Width_(MLinirnutn)-
Embedment DeD2h_LMin_i_m_qr_n_)_
Allowable Lateral Passive Resistance:
AlIpwable Coefficient of Friction'
PTI I me M I IMI
Total: < I inch
Differential: < 1/2 inch (over 40 feet)
MM
The net allowable bearing pressures presented above may be increased by one-third to resist transieM
dynamic loads such as wind or seismic forces. Lateral resistance to footings should be ignored in t2l;
Miff MMIM
Foundation Construction Considerations
All foundation subgrades should be free of water and loose soil prior to placing concrete, and
should be prepared as recommended in this report. Concrete should be placed soon after
excavating and compaction to reduce disturbance to bearing soils. Should soils at foundation
level become disturbed, saturated, or frozen, the affected soil should be removed prior to placing
concrete. We recommend that SSGC observe all foundation subgrades prior to placement of
Ground surface adjacent foundations should be sloped away from the buildings. We recommend that
footing drains are installed around new perimeter footings of buildings. Footing drains should
include a minimum 4-inch diameter perforated rigid plastic or metal drain line installed at the base of
the footing. The perforated drain lines should be connected to a tight line pipe that discharges to an
approved storm drain receptor. The drain line should be surrounded by a zone of clean, free -draining
- - . I .' - - Y the No. 200 sieve or meeting the requirements of
SSGC
ARCO AM/PM
Federal Way, Washington
SSGC Project No. 16013
March 10, 2016
section 9-03.12(2) "Gravel Backfill for Walls" in the 2014 WSDOT Standard Specifications for
Road, Bridge, and Municipal Construction manual (M41-10). The free -draining aggregate zone
should be at least 12 inches wide and wrapped in filter fabric. The granular fill should extend to
within 6 inches of final grade where it should be capped with compacted fill contaiiiing sufficient
fines to reduce infiltration of surface water into the footing drains. Alternately, the ground surface
can be paved with asphalt or concrete. Cleanouts are recommended for maintenance of the drain
system.
On -grade floor slabs should be placed on native soils or structural fill prepared as described in this repoll
We recommend a modulus subgrade reaction of 175 pounds per square inch per inch (psi/in) for
native soils and structural fill. 1
We recommend that a capillary break is provided between the prepared subgrade and bottom of slab.
Capillary break material should be a minimum of 4 inches thick and consist of compacted clean, free -
draining, well graded course sand and gravel. The capillary break material should contain less than 5
percent fines, based on that soil fraction passing the U.S. No. 4 sieve. Alternatively, a clean angular
gravel such as No. 7 aggregate per Section 9-03.1(4) C of the 2014 WSDOT (M41-10) manual could be
used for this purpose.
We recommend that positive separations and/or isolation joints are provided between slabs and
foundations, and colimms or utility lines to allow independent movement, where needed. Backfill in
interior trenches beneath slabs should be compacted in accordance with recommendations presented in
this rep•rt.
or impervious coverings (such as tile, wood, etc.), or when the slab will support equipment or stored
materials sensitive to moisture. We recommend that the slab designer refer to ACI 302 and/or ACI 360
for procedures and limitations regarding the use and placement of vapor retarders.
Seismic Considerations
Seismic parameters and values in Table 2 are recommended based on the 2012 International Building
Code (IBC).
N
Geotechnical Engineering Report
ARCO AM/PM
Federal Way, Washington
SSGC Project No. 16013
March 10, 2016
Table 2. Seismic Parameters
2012 International Building Code (IBC)
D
Site Classification'
Site Latitude
N 47.283040
Site Longitude
W 122.322410
S, Spectral Acceleration for a Short Period
1.281
St Spectral Acceleration fora 1-Second Period
0.493g
Fa Site Coefficient for a Short Period 1.001F
1.507
Note: In general accordance with 2012 International Building Code, Section 1613.3.2 for risk categories
IBC Site Class is based on the specified characteristics of the upper 100 feet of the subsurface profile. S,,
S1, F., and F, values based on the USGS US Seismic Design Maps website using referenced site latitude and
longitude. The 2012 IBC requires a site soil profile determination extending to a depth of 100 feet for seismic
site classification. Test pits completed on the site do not satisfy the required 100 foot soil profile
determination. The recommended seismic site class considers that a stiff soil profile continues below the
maximum depth of the explorations and is based on the referenced maps in this report and other geoteclinical
information in the area.
Liquefaction
Soil liquefaction is a condition where loose, typically granular soils located below the
groundwater surface lose strength during ground shaking, often associated with earthquakes. The
King County "Liquefaction Susceptibility" map (Map 11-5, dated May 2010) indicates the site
has a very low risk for liquefaction. Based on soil and groundwater conditions observed, as well
as available geologic information, the risk of liquefaction at this site is considered low for the
design level earthquake, in our opinion.
Retaining Walls
We understand retaining walls may be used along the perimeter of the site adjacent to the streets.
Retaining walls are typically designed for "active" or "at -rest" earth pressure conditions. Active earth
pressure is commonly used for design of free-standing cantilever retaining walls and assumes lateral
movement at the top of the wall of around 0.002H to 0.004H, where H is the height of the wall. The
at -rest condition assumes no wall movement.
The following recommended earth pressures (Table 3) should be applied as a triangular distribution
starting at the top of the wall (active and at -rest) and assume:
• Backfill behind walls is level and no surcharge loads will be applied;
• Drainage is provided behind the wall to prevent the development of hydrostatic pressures.
0
ARCO AM/PM
Federal Way, Washington
SSGC Project No. 16013
March 10, 2016
Table 3. Earth Pressures
Active: 0.36 Active: 45
Native silty At -rest: 0.53 At -rest: 60
sand/sandy silt Passive: 2.75 Passive: 300
A factor of safety of about 1.5 should be applied to these values.
VW0 ttOht of
the walls for this site. Additional lateral pressure should be added to this value to model surcharges such
as traffic, construction, or seismic loads. We recommend an active seismic pressure of 7H psf (where H
is the height of the wall) and an at -rest seismic pressure of 10H. The effects of other surcharge loads
should be accounted for as appropriate.
Passive pressures should not be applied in the upper 12 inches of soils adjacent retaining wall footin
unless these soils are constrained with slabs or pavements.
3yall Backfill
Backfill behind subgrade walls should consist of granular material that satisfies the criteria of
Section 9-03.12(2) "Gravel Backfill for Walls" per the 2014 Washington State Department of
Transportation (WSDOT) Specifications for Road, Bridge, and Municipal Construction Manual
(Publication M 41-10), or as approved by the engineer.
Wall backfill should be placed in lifts not exceeding 8 inches and compacted with hand-operateit
compaction equipment. Compaction of wall backfill should be between 90 to 92 percent of the
maximum dry density (MDD) per the ASTM D1557 test method within 3 feet of the back of the
wall. At a distance greater than 3 feet behind the back of the wall, backfill can be compacted
using conventional rollers, with backfill compacted to at least 92 percent of the MDD (ASTN/I
D1557).
Wall Draina2e
Drainage should be provided behind subgrade walls to reduce the potential for hydrostatic pressure
developing against the wall and to reduce the risk of groundwater from entering subgrade floors.
'9,Lwr,immrnend a minimum 12-inch wide zone of free draininNEgallar �oil(c �ntainhan
5 percent material passing the US No. 200 sieve) is placed directly behind the wall. A perforated
at least 6-inches in diameter should be installed behind the base of the wall
within 6-inches of the bottom of the footing. The drain line should be surrounded with the free -
draining granular soil zone and sloped to provide flow to an approved storm water receptor. The
granular fill zone should extend to within I foot of final grade of the wall, where it should be capped
- I I . . 4 . I - •, r !iir * il rf?ce mi2ter
SSGC
ARCO AM/PM
Federal Way, Washington
SSGC Project No. 16013
March 10, 2016
into the drainage zone. A filter fabric (such as Nfirafi. 140N, or other approved material) should be
jclacet 'ieti-feen arii-the juanykr li_uate-Azttil liff-it silt?.61+ tXe ki
Cleanouts are recommended for maintenance of the drain system.
We anticipate both concrete asphalt (BA4A) and Portland Concrete pavements will be used for this
facility. Subgrades for pavement areas should be prepared as described in the site and subgrade
preparation and structural fill sections of this report. Subgrade soils below pavements should be
compacted to at least 95 percent of the maximum dry density (ASTM D 1557) within at least one foot of
1-ri Maw-below-L-cavement sections should also be graded or crowned to -promote
drainage and not allow for ponding of water beneath the section. If drainage is not provided and ponding
occurs, the subgrade soils could become saturated, lose strength, and result in premature distress to the
pavement. In addition, the pavement surfacing should also be graded to 'promote drainage and reduce the
potential for ponding of water on the pavement surface.
f avement section design has been prepared and is based on AASHTO design guidelines and t
following assumed design parameters: i
• 20-year life span;
Estimated design life Equivalent Single Axle Loads (18 kips) of 150,000;
• Estimated subgrade CBR of 4;
Terminal serviceability of 2.0; and,
Level of reliability 85 percent.
19
VTM— ow.11W
ARCO AM/PM
Federal Way, Washington
SSGC Project No. 16013
March 10, 2016
Table 4. Preliminary Pavement Sections
SSGC
Car Parking 2 4 6 12
Access Routes 4 6 8 18
All Portland Concrete - 6 4 - 10
1 1/2 —inch nominal aggregate hot -mix asphalt (HMA) per WSDOT 9-03.8(l)
2 A 28 day minimum compressive strength of 4,000 psi and an allowable flexural strength of at least 250 psi
3 Crushed Surfacing Base Course per WSDOT 9-03.9(3)
4 Although not required for structural support under concrete pavements, a minimum four -inch thick base course layer is
recommended to help reduce potentials for slab curl, shrinkage cracking, and subgrade "pumping" through joints
5 Gravel Borrow 1)er WSDOT 9-03.14(1) or Crushed Surfacing Base Course WSDOT 9-03.9(3)
I ne Move recommeriaea pa7 erfielit ReMrsMrM =*1 I ifle-VII
Final pavement sections should be based on actual traffic design loads and conform to applicable City oL
Federal Way pavement standards. The estimated CBR value may not be suitable depending on final road
subgrades which could affect the preliminary pavement sections. When traffic loads and final pavement
subgrade elevations are known, SSGC should review and verify or modify the prelinuinary pavement
sections.
VJITTMi _V
The above pavement sections represent mimirrium recommended thicknesses and, as such, periodic
maintenance should be completed. Proper maintenance will slow the rate of pavement
deterioration, and will improve pavement performance and life. Preventive maintenance consists of
both localized maintenance (crack and joint sealing and patching) and global maintenance (surface
sealing). Added maintenance measures should be anticipated over the lifetime of the pavement
section if any existing fill or topsoil is left in -place beneath pavement sections.
This report has been prepared for the exclusive use of Triple B — PacHwy, Inc. for specific application to
the project discussed and has been prepared in accordance with generally accepted geotechnical
engineering practices in the area. No warranties, either express or implied, are intended or made. The
analysis and recommendations presented in this report are based on observed soil conditions and test
results at the indicated locations, and from other geologic information discussed. This report does not
reflect variations that may occur across the site, or due to the modifying effects of construction or
weather. The nature and extent of such variations may not become evident until during or after
Geotechnical Engineering Report SSGC
ARCO AM/PM
Federal Way, Washington
SSGC Project No. 16013
March 10, 2016
construction. If variations appear, we should be immediately notified so that further evaluation a
supplemental recommendations can be provided. i
The scope of services for this project does not include any environmental or biological assessment of t
site including identification or prevention of pollutants, hazardous materials, or conditions. Other studi -
should be completed if the owner is concerned about the potential for contamination or pollution. I
We appreciate the opportunity to work with you on this project. Please contact us if additional
i . nformation is required or we can be of further assistance.
R
Attachments: Figure I — Exploration Plan
Appendix A — Field Exploration Procedures
Unified Soil Classification System
11K
LUend
TIP-1
W1 Approximate Test Pit Location
Scale: NTS
Sead Smad Geotechnical Consulting
P.O. Box 39500
Lakewood, WA 98496
(253) 973-0515
'T
CO'
Base map from "Preliminary Site Plan and ROW Improvement Plan"
Barghausen Consulting Engineers, Inc., dated 1-14-16.
Figure 1 — Exploration Plan
ARCO AMPM
Federal Way, WA
SSGC Project #16013
Geotechnical Engineering Report
ARCO AM/PM
Federal Way, Washington
SSGC Project No. 16013
March 10, 2016
ffflllm�
SSGC
IK
Geotechnical Engineering Report
ARCO AM/PM
Federal Way, Washington
S SGC Project No. 16013
March 10, 2016
Field Exploration Procedures
SSGC
Our field exploration for this project included four (4) test pits completed on February 29, 2016. The
approximate locations of the explorations are shown on Figure 1, Exploration Plan. The exploration
locations were determined by pacing from site features. Ground surface elevations referenced on the logs
were inferred fi7om the "Preliminary Site Plan and ROW Improvement Plan", by Barghausen Consulting
Engineers, Inc. The locations and elevations should be considered accurate only to the degree implied by
the means and methods used.
A client provided excavating contractor excavated the test pits. Soil samples were collected and stored in
moisture tight containers for further assessment. Explorations were backfilled with excavated soils and
tamped when completed. Please note that backfill in the explorations will likely settle with time. Backfill
iY.2tefial-4�Mt or
replaced with structural fill.
The following logs indicate the observed lithology of soils and other materials observed in the
explorations at the time of excavation. Where a soil contact was observed to be gradational, our lo_,N
indicates the average contact depth. Our logs also indicate the approximate depth to groundwater (wheri
observed at the time of excavation), along with sample numbers and approximate sample depths. Soil
descriptions on the logs are based on the Unified Soil Classification System.
El
rAktAjWOAMVM . 11 6VAIM
"atjoh: Federal *WA
Test Pit TP- I
Depth Lfeet) Material Deagjjtin
0-1 Topsoil: Sandy SILT with organics: Soft, moist, dark brown.
1-2.25 Silty SAND/Sandy SILT: Loose/1\4edium stiff, moist, light
brown. (Sample S-1)
2.25-4 SILT with clay and fine sand: Stiff, moist, gray. (Sample S-
2)
4-5 Silty SAND with gravel: Medium dense, moist, brown -gray.
5-9 Silty SAND: Medium dense, moist, gray. (Sample S-3)
Test pit completed at approximately 9 feet on 2/29/16.
Groundwater not observed at time of excavation.
Caving not observed at time of excavation.
Approximate surface elevation: 205 feet
Test Pit TP-2
Depth (feet) Material Descrii)tion
0-1.5 Topsoil: Sandy SILT with organics: Soft, moist, dark brown.
1.5-3 Clayey SILT: Medium stiff, moist, grayish brown.
3-9 Clayey SILT: Stiff, moist, gray.
9-18 Gravelly SAND with silt: Medium dense, moist, gray.
(Grades less gravel at about 14 feet)
Test pit completed at approximately 18 feet on 2/29/16.
Groundwater not observed at time of excavation.
Caving not observed at time of excavation.
Approximate surface elevation: 206 feet
IE91- PIT LOGS ijalam
South Sound Geotechnical Consulting F TP-1 TO TP-4 Logged by: THR
!7
Federal
Test Pit TP-3
Depth (feet) Material Description,
0 —.5 Topsoil: Sandy SILT with organics: Soft, moist, dark brown.
0.5 — 5 Gravelly silty SAND: Medium dense, moist, orange -brown.
(Grades gray at about 4 feet)
Test pit completed at approximately 5 feet on 2/29/16.
Groundwater not observed at time of excavation.
Caving not observed at time of excavation.
Approximate surface elevation: 205 feet
Test Pit TP-4
Depth feet Material Decri tier
0-2 Topsoil: Silty SAND with organics: Loose, moist, dark
brown.
2 — 2.5 SAND with silt: Loose to medium dense, wet, gray
2.5 — 5 Clayey SILT/silty CLAY: Medium stiff, moist, gray.
Test pit completed at approximately 5 feet on 2/29/16.
Groundwater not observed at time of excavation.
Caving not observed at time of excavation.
Approximate surface elevation: 202 feet
SouthTEST PIT LOGS FIGURE A-1
Logged by: THR
UNIFIED bOIL CLASSIFICATION SYSTEIV
Criteria for Assigning Group Symbols and Group Names Using Laboratory Tests'
Soil Classification
Group
Symbol
Group Name"
Coarse Grained Soils
Gravels
Clean Gravels
Cu � 4 and 1 !� Cc:5 3'
GW
Well -graded gravel'
More than 50% retained
More than 50% of coarse
Less than 5% finesc
Cu < 4 and/or 1 > Cc > 3 E
GP
Poorly graded gravelF
fraction retained on
on No. 200 sieve
No. 4 sieve
Gravels with Fines
Fines classify as ML or MH
GM
Silty gravel 1A H
More than 12% finesc
Fines classify as CL or CH
GC
Clayey gravel"11,"
Sands
Clean Sands
Cu � 6 and 1 5 Cc 5 3 E
SW
Well -graded sand'
50% or more of coarse
Less than 5% fines'
Cu < 6 and/or 1 > Cc > 3 E
SP
Poorly graded sand'
fraction passes
No. 4 sieve
Sands with Fines
Fines classify as ML or MH
SM
Silty sand G,HJ
More than 12% fineSD
Fines Classify as CL or CH
SC
Clayey sandc,'"
Fine -Grained Soils
Silts and Clays
inorganic
PI > 7 and plots on or above "A" linej
CL
Lean clayKLM
50% or more passes the
Liquid limit less than 50
PI < 4 or plots below "A" linej
ML
SjjtK.1_M
No. 200 sieve
organic
Liquid limit - oven dried
Organic Cjayll,11,N
< 0.75
Liquid limit - not dried
OIL
Organic SiltK,L.11,0
Silts and Clays
inorganic
PI plots on or above "A" line
CH
Fat clayl.L.M
Liquid limit 50 or more
PI plots below"A" line
MH
Elastic SiltK,L.M
organic
Liquid limit - oven dried < 0.75
OH
organic clayK,L.M.1
Liquid limit - not dried
Organic SlItI.L.M.1
Highly organic soils
Primarily organic matter, dark in color, and organic odor
PT
Peat
AlBased on the material passing the 3-in. (75-mn)sieve
uVfield sample contained cobbles mboulders, u,both, add "with cobbles
urboulders, orboth" omgroup name.
cGravels with 5m1oY6fines require dual hole: GYV~GMweM~0mdsd
gravel with silt, GW-GC well -graded gravel with clay, GP -GM poorly
graded gravel with silt, GP -GC poorly graded gravel with clay.
DSands with 5 to 12% fines require dual symbols: SW-SM well -graded
sand with silt, SW -SC well -graded sand with clay, SP-SM poorly graded
sand with silt, SP-SC poody graded sand with clay
ECU =Dw0/13,n Co=
r|fSoil contains �!1nY6sand, add "with sand" oogroup name.
n|yfines classify aaCL'ML.use dual symbol GC'GM.orSC-GM.
60
40
Lu
30
rn 20
,Iffines are organic, add "with organic fines" to group name.
'If soil contains �!15%gravel, add "with gravel" mgroup name.
Jif/ft*rbenglimits plot inshaded area, soil iaaCL-WL.silty clay.
«i,Soil contains 15m2VY6plus No. unO.add "with sand" or"with
grave!.~whichever iapredominant.
L|fSoil contains 2: 3u%plus No. 2O0predominantly sand, add
^omndy^oogroup name.
m !fsoil contains �!3U%plus No. 20O.predominantly gravel,
add ^AmveUy^ougroup name.
wP!2!4and plots unorabove 'vrline.
" F|<4mplots below "A"line.
,P!plots onmabove "A"line.
Q PI plots below "A" line.
10 1620 30 40 50 60 70 so 90 100 110
LANDAU
ASSOCIATES
TECHNICAL MEMORANDUM rK I C40XCW4r-& I 44MM MOUCES
TO: Stacey Welsh, AICP; Senior Planner
City of Federal Way Development Services Department
FROM: Steven Quarterman 6A RECEIVED
DATE: August 27, 2015 JAN 15 2,016
RE: PEER REVIEW C1,Ty ()F r-EDERAL \IVAY
CRITICAL AREA REPORT — PARCEL #292104-9127 CDS
FEDERAL WAY, WASHINGTON
1110FOroiM
This technical memorandum provides Landau Associates' peer review comments regarding the
Critical Area Report — Parcel #292104-9127 (Critical Area Report; Sewall Wetland Consulting, Inc.
2015) for the existing vacant lot located at 35505 Pacific Highway South, Federal Way, Washington. We
also reviewed the ALTA/ACSM Land Title Survey (land survey) that shows the wetland delineated on
the property. The purpose of this peer review is to provide a professional opinion regarding applicable
regulatory requirements in the City of Federal Way Revised Code (FWRQ Title 19, specifically under
I . Landau Associates wetlands staff conducted a reconnaissance of the onsite portion of the
wetland (identified as Wetland A) on August 19, 2015, and agree with the boundary
determination, which generally follows slope of depression.
2. During the reconnaissance, staff from Landau Associates observed dead vegetation on upland
inclusions within the wetland and uprooted trees. This may be due to wetter normal
conditions that may have occurred as noted in the report, however it is also noteworthy that
the region is in a declared drought (Ecology 2015), which may also affect vigor of vegetation
observed during the reconnaissance.
3. The Critical Areas Report includes data forms for four sample points, and the land survey
only identifies two of the four sample points. While not a requirement of the FATRC, we
recommend that all sample point locations be identified on the land survey.
4. Landau Associates agrees with the welland rating. The Critical Areas Report identifies the
required buffer width associated with the rating of the onsite wetland, and while not a
requirement of the FWRC, we recommend that the buffer be included on the land survey.
5. The Critical Areas Report includes a number of figures, and we suggest scales be included on
figures, particularly to support evaluation of critical area conditions within 225 feet of the
subject property in accordance with FWRC 19.145.410(2).
6. The Critical Area Report provides discussion of USDA Soil Survey information and
references that the mapped soil series (i.e., Everett-Alderwood gravelly loam) on the property
is not considered a hydric soil in a publication dated 1991. The Everett-Alderwood gravelly
loam is listed on the current National List of hydric soils (USDA 2014) with components of
the Norma, Seattle, and Tukwila soil series located in depressions.
i F-1 I I IZIMINIZ-ff 3-1•1 F
7. Soils identified in sample plot DP#3 are identified as a sapric muck. As detailed in the
USACE Regional Supplement to the Corps of Engineers Wetland Delineation Manual:
Western Mountains, Valleys, and Coast Region (USACE delineation manual; USACE 20 10),
the determination of mucky soil material is difficult to distinguish without laboratory testing,
however, Landau Associates staff observation of wetland soils in a portion of the onsite
wetland appear to satisfy the field procedures for determining the texture of soil materials
high in organic carbon provided in the USACE delineation manual.
8. Based on presence of hydric soils and maturity of wetland vegetation, it appears that that
changes of hydrology noted have not caused significant change to the forest wetland type.
Applicant may elect to further monitor hydrologic conditions to deten-nine wetland extent,
which could require several years of monitoring (refer to USACE 2005).
IZIIIIIIIIIII��
This technical memorandum has been prepared for use by the City of Federal Way in evaluating
the adequacy of the Critical Areas Report for the 35505 Pacific Highway South property. The focus of
this review was the wetland delineation. The purpose of the review was to assess the adequacy of the
submitted documents for compliance with City requirements as promulgated in FVTRC Title 19 and
IMMOM-1 a - - 0 . - -
We appreciate this opportunity to be of service to the City. Please contact us if you have any
zmm�`
USACE. 20 10. Regional Supplement to the Corps of Engineers Wetland Delineation Manual: Western
Mountains, Valleys, and Coast Region. Technical Report ERDC/EL TR-08-13. U.S. Army Corps of
Engineer Research and Development Center Envirom-nental Laboratory. Vicksburg, Mississippi. April.
LIN C1411I I
USDA Natural Resource Conservation Service. 2014. National Hydric Soils List.
http://www.nrcs.usda.gov/wps/PA—NRCSConsumption/download?cid=stelprdb I 248596&ext--xlsx.
March
8/27/15 P:\238\067\R\CIerget_CritArea Peer Review TM.docx LANDAU ASSOCIATES
2
DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES
33325 8"' Avenue South
Federal Way, WA 98003-6325
RECEIVED 253-835-2607; Fax 253-835-2609
AIXVYA_M_���
JAN 15 2016
CITY OF FEDERAL VIM'
Crime Prevention Thfough Environmental
Design (CPTED) Checklist
Directions
Wg-.��e fill out the Checklist to indicate which strategies have been used to imivlement 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
Applicable during Building Permit Review
Section 1.0 Natural Surveillance
1.Blind
Corners
—Conforms
Avoid blind comers in pathways and parking lots.
—Revise
_NA
Comments:
Pathways should be direct. All barriers along pathways should
be permeable (see through) including landscaping, fencing etc.
is
0
Consider the installation of mirrors to allow users to see ahead
of them and around corners. E)
Other strategy used:
0
1.2
Site and Building Layout
—Conforms
Allow natural observation from the street to the use, from the
—Revise
use to the street, and between uses
_NA
Comments:
Bulletin #022 — January 1, 2011 Page 1 of 4 k:\Handouts\CPTED Checklist
Section and
✓
Functional Area Evaluation for
Performance
Performance Standard Agency Use Only
Standard
Strategy
0 Applicable during Site Plan Review
E) Applicable during Building Permit Review
13
Orient the main entrance towards the street or both streets on
For Non -Single
corners. 0
Family
Development
0
Position habitable rooms with windows at the front of the
dwelling. 0
Access to dwellings or other uses above commercial/ retail
development should not be from the rear of the building. is
0
Offset windows, doorways and balconies to allow for natural
observation while protecting privacy. 0
Locate main entrances/exits at the front of the site and in view
of the street. IN
For Commercial/
Retail/ Industrial
If employee entrances must be separated from the main
and Community
[3
entrance, they should maximize opportunities for natural
Facilities
surveillance from the street. 0 N/A
13
In industrial developments, administration/offices should be
located at the front of the building. 0 N/A
Avoid large expanses of parking. Where large expanses of
For Surface
parking are proposed, provide surveillance such as security
Parking and
cameras.
Parking
Structures
Access to elevators, stairwells and pedestrian pathways should
be clearly visible from an adjacent parking area. 112
Avoid hidden recesses. IS
Locate parking areas in locations that can be observed by
adjoining uses. in
Open spaces shall be clearly designated and situated at
For Common/
locations that are easily observed by people. Parks, plazas,
Open Space
El
common areas, and playgrounds should be placed in the front
Areas
of buildings. Shopping centers and other similar uses should
face streets. 0 N/A
Other strategy used:,
0
Bulletin #022 — January 11 2011 Page 2 of 9 k:\Handouts\CPTED Checklist
Section and
Performance
Standard
1.3
IM
✓ Functional Area
Performance Standard
Strategy
a Applicable during Site Plan Review
E) Applicable during Building Permit Review
FO-1
7WI
us
Evaluation for
Agency Use Only
Con Space Areas and Public On -Site Open
—Conforms
Space
—Revise
Provide natural surveillance for common open space areas.
_NA
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. 0 N/A
Design and locate dumpster enclosures in a manner which
screens refuse containers but avoids providing opportunities to
hide. n
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:
Entrances
_Conforms
Provide entries that are clearly visible.
—Revise
_NA
Comments:
Design entrances to allow users to see into them before
entering. 0
Entrances should be clearly identified (Signs must conform to
FWRC 19.140.060. Exempt Signs. (Applicable during
Certirtrate of0c, utans v ins pectio 0- L
Other strategy used:
1.5 N/A Fencing —Conforms
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 ✓
Functional Area
Evaluation for
Performance
Performance Standard
Agency Use Only
Standard
Strategy
0 Applicable during Site Plan Review
Applicable during Building Permit Review
0
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
open elements to allow visibility above the height of five feet.
E)
If noise insulation is required, install double -glazing at the
front of the building rather than solid fences higher than five
feet. E)
Other strategy used:
1.6
Landscaping
—Conforms
Avoid landscaping which obstructs natural surveillance and
_Revise
allows intruders to hide.
—NA
Comments:
Trees with dense low growth foliage should be spaced or their
crown should be raised to avoid a continuous barrier. 0
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. 9
Avoid vegetation that conceals the building entrance from the
street. 0
Other strategy used:
1.7
Exterior Lighting
—Conforms
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
Engineering 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. 0
Bulletin #022 — January 1, 2011 Page 4 of 9 k:\Handouts\CPTED Checklist
Section
✓
Functional Area Evaluation for
Perfonnance
Perforinance Standard Agency use Only
Standard
Strategy
a Applicable during Site Plan Review
e 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.
®
Ensure inset or modulated spaces on a building facade,
access/egress routes, and signage is well lit.
In areas used by pedestrians, ensure that lighting shines on
pedestrian pathways and possible entrapment spaces.
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.
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 them off
to pedestrians.
Select and light "safe routes" so that these become the focus of
legitimate pedestrian activity after dark,;
Avoid climbing opportunities by locating light standards and
electrical equipment away from walls or low buildings.
13
Use photoelectric rather than time switches for exterior
lighting.
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.
Other strategy used;
.8 N/A Mix of Uses —Conforms
In mixed use buildings increase opportunities for natural _Revise
surveillance, while protecting privacy. _A
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
0 Applicable during Site Plan Review
E) Applicable during Building Pernift Review
Where allowed by city code, locate shops and businesses on
lower floors and residences on upper floors. In this way,
D
residents can observe the businesses after hours while the
residences can be observed by the businesses during business
hours. 0
Include food kiosks, restaurants, etc. within parks and parking
structures. 0
Other strategy: used
1.9
N/A
Security Bars, Sbutters, and Doors
—Conforms
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:
0
Security bars and security doors should be visually permeable
(see -through). e
Other strategy used: --
Section and ✓ Functional Area Evaluation for
Performance Performance Standard Agency Use Only
Standard
Strategy
0 Applicable during Site Plan Review
eApplicable during Building Permit Review
Section 2.0 Access Control
2.1 Building Identification —Conforms
Ensure buildings are clearly identified by street number to —Revise
prevent unintended access and to assist persons trying to find _NA
the building. Identification signs must conform to FWRC Comments:
19.140.060. Exempt Signs.
0 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 v' Functional Area Evaluation for
Performance Performance Standard Agency Use Only
Standard
Strategy
n 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
0 should clearly state the unit numbers accessed from than entry.
In addition, unit numbers should be provided on each level or
floor. G
IF Street numbers should be made of durable materials, preferablo
reflective or luminous, and unobstructed (e.g. by foliage). E) M
For larger projects, provide location maps (fixed plaque
19 forinat) and directional signage at public entry points and along
internal public routes of travel. E)
MEMM=
2.2 Entrances
Avoid confusion in locating building entrances.
Entrances should be easily recognizable through design
features and directional signage. (Signs must conform to
FWRC 19.140.060. Exempt Signs. 0
LMM,' Minimize the number of entry points. 0
91
2.3 Landscaping
Use vegetation as barriers to deter unauthorized access.
0 Consider using thorny plants as an effective barrier. E)
Other strategy used. -
El
2.4 Landscaping Location
Avoid placement of vegetation that would enable access to a
building or to neighboring buildings.
—Conforms
—Revise
_NA
Comments:
—Conforms
Revise
DNA
Comments:
—Conforms
Revise
__A
Comments:
Bulletin #022 —January 1, 2011 Page 7 of 9 k:\Handouts\CPTED Checklist
Section and ✓
Functional Area
Evaluation for
Perforinance
Perforinance Standard
Agency Use Only
Standard
Strategy
Applicable during Site Plan Review"
Applicable during Building Permit Review
Avoid placement of large trees, garages, utility structures,
fences, and gutters next to second story windows or balconies
that could provide a means of access.
Other strategy used:;
2.5
Security
—Conforms
Reduce opportunities for unauthorized access
Revise
_A
Comments:
Consider the use of security hardware and/or human measures
to reduce opportunities for unauthorized access. (Applicable
during Cerfificate o )ccup ancInspection).
Other strategy used:
2.6
Signage
—Conforms
Insure that signage is clearly visible, easy to read and simple to
_Revise
understand [Signs must conform to FWRC 19.10.060. Exempt
.,A
Signs].
Comments:
Use strong colors, standard symbols, and simple graphics for
informational signs.
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.
Parking
Structures
In multi -level parking areas, use creative signage to distinguish
between floors to enable users to easily locate their cars.
Advise users of security measures that are in place and where
to find them, i.e. security phone or intercom system.
Provide signage in the parking area advising users to lock their
cars.
Bulletin #022 —January 1, 2011 Page 8 of 9 k:\Handouts\CPTED Checklist
Section and V
Functional Area
Evaluation for
Performance
Performance Standard
Agency Use Only
Standard
Strategy
a 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:
Section 3.0
Ownership
3.1
Maintenance
—Conforms
Create a "cared for" image
—Revise
NA
Comments:
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
El
more than six to eight units share a common building entrance.
N/A
Other strategy used:
3.2
Materials
—Conforms
Use materials, which reduce the opportunity for vandalism.
_Revise
—NA
Comments:
Consider using strong, wear resistant laminate, impervious
glazed ceramics, treated masonry products, stainless steel
El
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 furniture shall be made of long
wearing vandal resistant materials and secured by sturdy
anchor points, or removed after hours. E)
Other strategy used:
Bulletin #022 — January 1,
2011 Page 9 of 9
k:\Handouts\CPTED Checklist
PHOSPHORUS
MWS-Linear Modular Wettand
Applicant: Modular Wetland Systems, Inc.
Applicant's Address: PO. Box 869
Oceanside, CA 92054
Mlxsa��I
• Original Application for Conditional Use Level Designation, Modular Wetland System,
Linear Stormwater Filtration System Modular Wetland Systems, Inc., January 2011
• Quality Assurance Project Plan: Modular Wetland system — Linear Treatment System
performance Monitoring Project, draft, January 2011.
• Revised Application for Conditional Use Level Designation, Modular Wetland System,
Linear Stormwater Filtration System Modular Wetland Systems, Inc., May 2011
• Memorandum: Modular Wetland System -Linear GULD Application Supplementary Data,
April 2014
• Technical Evaluation Report: Modular Wetland System Stormwater Treatment System
Performance Monitoring, April 2014.
FMITITWTITZI�� I ItTTIMM
.evice in
accordance with Ecology's Guidance for Evaluating Emerging Stormwater Treatment
r:1 C
Technologies Technology Assessment Protocol — Ecology (TAPE) January 2011 Revision.
Applicant's Performance Claims:
The MWS — Linear Modular wetland is capable of removing a minimum of 50-percent
of Total Phosphorus from stormwater with influent concentrations between 0. 1 and 0. 5
mg/l.
The MWS — Linear Modular wetland is capable of removing a minimum of 30-percent
of dissolved Copper fxom stormwater with influent concentrations between 0.005 and
0.020
The MWS — Linear Modular wetland is capable of removing a minimum of 60-percent
of dissolved Zinc from stormwater with influent concentrations between 0.02 and 0.30
mg/l.
Modular Wetland Systems, hic. has shown Ecology, through laboratory and field-
testing, that the MWS - Linear Modular Wetland Stormwater Treatment System filter
system is capable of attaining Ecology's Basic, Total phosphorus, and Enhanced
treatment goals.
Findings of Fact:
Laboratory Tes!Wg
T'�e 11WS-Li-cor Modular wetland has thr-
• Capability to remove 99 percent of total suspended solids (using Sil-Co-Sil 106) in 2
quarter -scale model with influent concentrations of 270
• Capability to remove 91 percent of total suspended solids (using Sil-Co-Sil 106) in
laboratory conditions with influent concentrations of 84.6 mg/L at a flow rate of 3.0
gpm per square foot of media.
• Capability to remove 93 percent of dissolved Copper in a quarter -scale model with
influent concentrations of 0.757
Capability to remove 79 percent of dissolved Copper in laboratory conditions with
influent concentrations of 0.567 mg/L at a flow rate of 3.0 gpm per square foot of
wedia.
Capability to remove 80.5 -percent of dissolved Zinc m a quarter -scale model with
influent concentrations of 0.95 mg/L at a flow rate of 3.0 gpm per square foot of media.
Capability to remove 78-percent of dissolved Zinc in laboratory conditions with influent
concentrations of 0.75 mg/L at a flow rate of 3.0 gpm per square foot of media.
Field Testing
Modular Wetland Systems, Inc. conducted monitoring of an MWS-Linear (Model
from April 2012 through May 2013, at a transportation maintenance
facility in Portland, Oregon. The manufacturer collected flow -weighted composite
samples of the system's influent and effluent during 28 separate storm events. The
system treated approximately 75 percent of the runoff from 53.5 inches of rainfall
during the monitoring period. The applicant sized the system at 1 gpm/sq ft. (wetland
media) and 3gpm/sq ft. (prefilter).
• Influent TSS concentrations for qualifying sampled storm events ranged from 20 to 339
Average TSS removal for influent concentrations greater than 100 mg/L
averaged 85 percent. For influent concentrations in the range of 20-100
the upper 95 percent confidence interval about the mean effluent concentration was
12.8 mg/L.
• Total phosphorus removal for 17 events with influent TP concentrations in the range of
0. 1 to 0. 5 mg/L averaged 65 percent. A bootstrap estimate of the lower 95 percent
confidence limit (LCL95) of the mean total phosphorus reduction was 58 percent.
• The lower 95 percent confidence limit of the mean percent removal was 60.5 percent for
dissolved zinc for influent concentrations in the range of 0.02 to 0.3 mg/L (n-1 1).
The lower 95 percent confidence limit of the mean percent removal was 32.5 percent for
dissolved copper for influent concentrations in the range of 0.005 to 0.02 mg/L (n-714)
at flow rates up to 28 gpm (design flow rate 41 gpm). Laboratory test data augmented
the data set, showing dissolved copper removal at the design flow rate of 41 gpm. (93
percent reduction in influent dissolved copper of 0.757
Issues to be addressed by the Company:
I . Modular Wetland Systems, Inc. should collect maintenance and inspection data for the
first year on all installations in the Northwest in order to assess standard maintenance
requirements for various land uses in the region. Modular Wetland Systems, hie. should
use these data to establish required maintenance cycles.
2. Modular Wetland Systems, Inc. should collect pre-treatment chamber sediment depth
data for the first year of operation for all installations in the Northwest. Modular
Wetland Systems, Inc. will use these data to create a correlation between sediment depth
and pre -filter clogging.
Technology Description:
Download at ht!p: w_wW.modularwet1andS.c0m/
Contact Information:
Applicant: Greg Kent
Modular Wetland Systems, Inc.
P.O. Box 869
Oceanside, CA 92054
Applicant website: http-,//WNVW.Modularwetlands.cOnl/
Ecology web link:
Ecology: Douglas C. Howie, P.E.
Department of Ecology
Water Quality Program
(360) 407-6444
LouLlas.howie@ec Nva. �roy
Date Revision
June 2011 Original use -level -designation document
September 2012 Revised dates for TER and expiration
January 2013 Modified Design Storm Description, added Revision Table, added
maintenance discussion, modified format in accordance with Ecology
standard
December 2013 Updated name of Applicant
April 2014 Approved GULD designation for Basic, Phosphorus, and Enhanced
treatment