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11-105020cirY OF Federal May 31, 2012 Walter Rubio Awbrey Cook McGill Architects 1045 14'` Street, Suite 100 San Diego, CA 92101-5701 i CrrY HALL Way 33325 8th Avenue South Federal Way, WA 98003-6325 (253) 835-7000 www. cityoffederalway.. com RE: File #11-105020-00-UP; PROCESS III `PROJECT APPROVAL' Celebration Center Building I/Pad C, 32057 Pacific Hwy South, Federal Way Dear Mr. Rubio: The Department of Community and Economic Development has completed administrative review of the proposal to demolish a 16,152 square -foot portion of Building I, construct a 20,000 square -foot addition, add a new 824 square -foot retail tenant space to the south of Building I, and develop pad C with a 3,443 square= foot drive-thru restaurant. Associated site improvements include reconfiguring the parking lot and interior and parking lot landscaping. The land use application submitted on December 21, 2011, is hereby conditionally approved per the enclosed Findings for Project Approval. The remainder of this letter outlines future review processes required, gives a brief summary of the process under the State Environmental Policy Act (SEPA), and outlines procedure relating to appeals and approval periods for this decision. REVIEW PROCESSES REQUIRED - The site is located in the City Center Frame (CC-F) zoning district. Retail and Fast -Food Restaurant uses are permitted in this zone subject to the provisions of Federal Way Revised Code (FWRC) 19.230.020 "Retail use" and 19.230.030 "Entertainment, etc." This proposal is reviewed through the Process III project approval review under FWRC Chapter 19.65. Project approval does not grant license to begin any type of site work. CONDITIONS OF PROJECT APPROVAL 1. The project is subject to the Traffic Impact Fee (T1F) program per FWRC 19.91. Based on the current adopted fee schedule, the estimated impact fee for the proposed 20,000 sq. ft. retail and 3,443 sq. ft. fast food restaurant is approx. $146,200. Please note, fees will be calculated based on the fee rate in effect at the time a completed building permit application is filed and shall be paid prior to permit issuance. 2. The drive-thru stacking lanes as depicted may not be adequate to accommodate queues for some fast food restaurants. However, given that the tenant is not known at this time, the City will allow the project to proceed. But at such time as the exact tenant is identified for the fast food restaurant and prior to issuing a Certificate of Occupancy, the City may require the applicant to submit a queuing analysis and modify site access as appropriate to address any potential queuing problems identified in the study. SEPA PROCESS The City of Federal Way utilized the Optional DNS process as allowed in Washington Administrative Code 197-11-355 and the Responsible Official issued a notice of Determination of Nonsignificance (DNS) on January 13, 2012. The integrated comment period ended January 27, 2012. Following review of the environmental checklist, the city determined the proposal would not have a probable significant adverse impact on the environment, and an Environmental Impact Statement would not be required, and no SEPA Mr. Rubio May 31, 2012 Page 2 based mitigation was necessary. The DNS was issued February 2, 2012, and the appeal period ended February 16, 2012. There was one interested party, and no comments or appeals were submitted to the Federal Way City Clerk. REQUESTS FOR CHANGE OF VALUATION Any affected property owners may request a change in valuation for property tax purposes, not withstanding any program of revaluation. APPEALS The effective date of issuance is three calendar days following the date of this letter, or June 4, 2012. Pursuant to FWRC 19.65.120, this land use decision may be appealed by any person who submitted written comments or any person who has specifically requested a copy of the decision. Any appeal must be in the form of a letter delivered to the Department of Community and Economic Development with the established fee and within 14 calendar days after the effective date of issuance of this decision, or June 18, 2012. The appeal letter must contain a clear reference to the matter being appealed and a statement of the factual findings and conclusion of the Director of Community and Economic Development disputed by the person filing the appeal. The Federal Way Hearing Examiner will hear any appeals of the Process III decision. LAPSE OF APPROVAL The applicant must substantially complete construction within five years after the final decision of the city on the matter, or the decision becomes void. Per Federal Way Revised Code (FWRC) 19.15.110, a two-year extension may be granted only if a w itten request is submitted to the Department of Community and Economic Development at least 30 days prior to the expiration of the decision. CLOSING This land use decision does not constitute building permit approval, and it does not waive compliance with future City of Federal Way codes, policies, and standards relating to this development. If you have any questions regarding this decision, please contact Becky Chapin, Assistant Planner, at 253-835-2641 or rebecca.chapin@cityoffederalway.com. Sincerely, Isaac Conlen, Planning Division Manager for Patrick Doherty, Director enc: Approved Site Plan Exhibit `A' Findings for Project Approval c: Ann Dower, Senior Engineering Plans Examiner Sarady Long, Senior Transportation Planning Engineer Scott Sproul, Plans Examiner Chris Ingham, South King Fire & Rescue II-I05020 Doc LD. 61047 41kAlt CITY OF Federal Way Exhibit A Fib Findings for Project Approval Federal Way Revised Code (FWRC) Chapter 19.65 `Process III — Project Approval' Celebration Center Building I and Pad C, File #11-105020-00-UP The Planning Division hereby presents the following analysis to the Director of Community and Economic Development pursuant to content requirements of the Process III written decision as set forth in Federal Way Revised Code (FWRC) 19.65.100(4). 1. Proposal — The applicant proposes to demolish a 16,152 square -foot portion of Building I, construct a 20,000 square -foot addition, and a new 824 square -foot retail tenant space to the south end of Building I. The applicant further proposes to develop pad C with a 3,443 square -foot drive thru restaurant. Associated site improvements include reconfiguring parking in portions of the site surrounding the new buildings, additional parking lot landscaping, and increased pedestrian connections. 2. Comprehensive Plan & Zoning — Zoning for the subject site is City Center -Frame (CC-F). Retail uses are permitted in this zone subject to the provisions of Federal Way Revised Code (FWRC) 19.230.020 "Retail use." Restaurant and Fast -Food Restaurant uses are permitted in this zone subject to the provisions of the FWRC 19.230.030 "Entertainment, etc." The Federal Way Comprehensive Plan (FWCP) designation for the subject site is City Center -Frame. 3. Site Plan Review Process — The proposed 20,000 square -foot retail addition, 824 square -foot tenant space, and 3,443 square -foot drive thru restaurant require review under Process III, `Project Approval'. The Director of Community and Economic Development makes a written decision on the application based on criteria listed under FWRC 19.65.100. 4. State Environmental Policy Act (SEPA) — The proposed improvements exceed the categorical exemption levels pursuant to Washington Administrative Code (WAC) 197-11-800 categorical exemptions - flexible thresholds. The city utilized the Optional DNS process as allowed by SEPA Rules. A combined Notice of Application and Optional Determination of Nonsignificance was issued January 13, 2012. There was one interested party, but no comments were received during the integrated comment period. The City acted as lead agency and issued a Determination of Nonsignificance on February 2, 2012. The threshold determination appeal period ended February 16, 2012, with no appeals submitted to the Federal Way City Clerk; therefore, the determination has become final. 5. Public Notice & Comment — Pursuant to Process III and SEPA regulations, a Notice of Land Use Application and Optional DNS was published in the Federal Way Mirror, posted at two locations at the subject site, and displayed on the designated city notice boards on January 13, 2012. Notices were also mailed to property owners within 300 feet of the subject property. No written comments were received on the land use application or SEPA DNS notice. 6. Building Height — Proposed building heights for the new and renovated buildings generally meet the height limit of 35 feet for the CC-F zoning district. However, portions of Building I are taller than 35 feet. Pursuant to FWRC 19.230.020, exceptions to the height limit are permitted when the proposed development is: a. consistent with the adopted comprehensive plan policies for this zone; and b. consistent with applicable design guidelines; and c. street, utilities, and other infrastructure in the area are adequate to support the proposed development. The proposed portions of the building that exceeds the 35-foot height limit are special architectural features that signal primary building entries. This type of fagade treatment is encouraged in the Federal Way City Center planning'area. Additionally, it meets the intent of the design guidelines applicable to development in the CC-F zoning district. Street utilities and other infrastructure are adequate to support the proposed development. Therefore, the increased height up to 38 feet above average building elevation is approved. 7. Parking Areas — Parking stall layout is proposed to be reconfigured to accommodate the increased building footprint to Building I, and additional parking will be provided for the new drive thru restaurant. No changes to existing driveway locations are proposed. With the proposed addition, the Celebration Center will provide 1,086 parking stalls. A total of 828 parking stalls are required by the FWRC for all uses at the Celebration Center site (including 736 for retail uses and 92 for restaurant uses). The proposed number of parking stalls exceeds the FWRC requirements for the number of parking stalls for the existing and new retail and restaurant uses. Landscaping —The perimeter and interior parking lot landscaping areas generally meet the intent of the FWRC. Proposed trash enclosures are screened with 100 percent sight obscuring fence along with landscaping. The proposed loading dock area in back of Building I does not require screening as prescribed in FWRC 19.125.040, as it is not visible from the right-of-way or off site. The proposed drive-thru window and stacking lane at Pad C is located along facades that do not face the public right-of-way. The drive-thru stacking lane is separated from the parking lot, sidewalk, and pedestrian areas by Type III landscaping. Interior parking lot landscaping is provided at the ends of all parking rows for the portion of the site that is geographically related to the proposed new and remodeled buildings. Final review of proposed landscape plans will occur in conjunction with building permit review to ensure compliance with the FWRC. Community Design Guidelines — Site and architectural design is consistent with FWRC Chapter 19.115, "Community Design Guidelines, " based on provision of the following key design elements: a. The overall site design includes separated paved pedestrian pathways connecting new and existing buildings to one another and to adjacent rights -of -way. b. Pedestrian areas and amenities are incorporated in the overall site design. Pedestrian areas including an outdoor patio area and bicycle racks are incorporated into the proposed site design. c. Building facades longer than 60 feet and visible from the right-of-way contain code required fagade treatment methods of fagade modulation and a canopied entry. d. Fagade articulation includes material and color variations, window openings, landscaping, and varying architectural features that signal primary building entrances. e. The principal entrance fagade of the building on Pad C fronts the right-of-way. Also, the entrance fagade for Building I faces and is clearly recognizable from the right-of-way. f. The building on Pad C has been designed with a majority of the parking located behind the building, with the buildings located between the right-of-way and parking area g. The application demonstrates overall continuity of architectural design while implementing current design standards. 10. Stormwater — Drainage components shall conform to the 2009 King County Surface Water Design Manual (KCSWDM) and City amendments. Comparable detention requirements were met during the previous land use approval and building process. Most of the site was also brought up to current water Celebration Center Building I/Pad C Page 2 Findings for Process III `Project Approval' File # 11-105020-00-UP / D. ID 61044 quality standards at that time. Roof drain infiltration and additional water quality treatment will be added to bring this site into full compliance. 11. Concurrency and Traffic Impacts — As a component of the Process III application, the applicant was required to undergo traffic concurrency analysis pursuant to the state Growth Management Act; goals and policies of the Federal Way Comprehensive Plan; and FWRC Chapter 19.90 Transportation Concurrency Management. The Public Works Traffic Division found that all intersections impacted by one or more weekday evening peak hour trips from the proposed development would meet City of Federal Way Level of Service (LOS) standards with the City's programmed improvements. A Capacity Reserve Certificate (CRC) was issued by the Public Works Department on May 31, 2012, for 140 new peak hour trips generated by the project. Prior to building permit issuance, the applicant will be required to pay a traffic impact fee. Based on the current adopted fee schedule, the estimated impact fee for the proposed 20,000 sq. ft. retail and 3,443 sq. ft. fast food restaurant is approx. $146,200. Please note, fees will be calculated based on fee rate in effect at the time a completed building permit application is filed. 12. Water and Sewer — The Lakehaven Utility District has identified that the applicant has previously completed and submitted to Lakehaven an application for Certificates of Availability, and Lakehaven last issued such Certificates for this site on June 10, 2004. The conditions noted on those Certificates remain applicable. Additionally, the applicant has a current Developer Extension Agreement with Lakehaven for the proposed development, and submitted revised water construction plans for Lakehaven review. The applicant will need to complete any necessary water and/or sewer facility construction and subsequently submit applications to Lakehaven for any necessary water and/or sewer service connections. 13. The proposed site plan application and application attachments have been determined to be consistent with the Federal Way Comprehensive Plan, 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 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 19.65.100(2) (a) and (2)(b). Final construction drawings will be reviewed for compliance with specific regulations, conditions of approval, and other applicable City requirements. This decision shall not waive compliance with future City of Federal Way codes, policies, and standards relating to this development. Prepared by. Becky Chapin, Assistant Planner Celebration Center Building I/Pad C Findings for Process III `Project Approval' Date: May 31, 2012 Page 3 File #11-105020-00-UP / D.ID 61044 4k CITY Federalo. Way DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES 33325 8`h Avenue South Federal Way, WA 98003-6325 RESUBMITTED 253-835-2607; Fax 253-835-2609 www.cityoffederalway.com APR 2.5 2012 CITY OF FEDERAL WAY CDS ENVIRONMENTAL CHECKLIST PURPOSE OF CHECKLIST The State Environmental Policy Act (SEPA), Revised Code of Washington (RCW) Chapter 43.21C, requires all governmental agencies to consider the environmental impacts of a proposal before making decisions. An environmental impact statement (EIS) must be prepared for all proposals with probable significant adverse impacts on the quality of the environment. The purpose of this checklist is to provide information to help you and the agency identify impacts from your proposal (and to reduce or avoid impacts from the proposal, if it can be done) and to help the agency decide whether an EIS is required. INSTRUCTIONS FOR APPLICANTS This environmental checklist asks you to describe some basic information about our proposal. Governmental agencies use this checklist to determine whether the environmental impacts of your proposal are significant, requiring preparation of an EIS. Answer the questions briefly, with the most precise information known, or give the best description you can. You must answer each question accurately and carefully, to the best of your knowledge. In most cases, you should be able to answer the questions from your own observations or project plans without the need to hire experts. If you do not know the answer, or if a question does not apply to your proposal, write "do not know" or "does not apply." Complete answers to questions now may avoid unnecessary delays later. Some questions ask about governmental regulations, such as zoning, shoreline, and landmark designations. Answer these questions if you can. If you have problems, the governmental agencies can assist you. The checklist questions apply to all parts of your proposal, even if you plan to do them over a period of time or on different parcels of land. Attach any additional information that will help describe your proposal or its environmental effects. The agency to which you submit this checklist may ask you to explain your answers or provide additional information reasonably related to determining if there may be significant adverse impact. USE OF CHECKLIST FOR NON -PROJECT PROPOSALS Complete this checklist for non -project proposals, even though questions may be answered "does not apply." In addition, complete the Supplemental Sheet for Non -Project Actions. For non -project actions, the references in the checklist to the words "project," "applicant," and "property or site" should be read as "proposal," "proposer," and "affected geographic area," respectively. Bulletin #050 —January 1, 2011 Page 1 of 18 k:\Iandouts\Environmental Checklist A. BACKGROUND 1. Name of proposed project, if applicable: Celebration Center 2. Name of applicant: Randy Kyte Harsch Investment Properties LLC, 1121 SW Salmon Street, Portland, OR 97205, (503) 242-2900 3. Address and phone number of applicant and contact person: Contact Person: Walter Rubio Awbrey, Cook McGill Architects, 1045 14th Street, Suite 100, San Diego, CA 92101, (619) 398-3480 4. Date checklist prepared: October 10, 2011 5. Agency requesting checklist: City of Federal Way, WA 6. Proposed timing or schedule (including phasing, if applicable): Single Phase Beginning in Spring 2012 7. Do you have any plans for future additions, expansion, or further activity related to or connected with this proposal? If yes, explain. No. 8. List any environmental information you know about that has been prepared, or will be prepared, directly related to this proposal. None known. 9. Do you know whether applications are pending for governmental approvals of other proposals directly affecting the property covered by your proposal? If yes, explain. None. Bulletin #050 —January 1, 2011 Page 2 of 18 k:\Handouts\Environmental Checklist 10. List any government approvals or permits that will be needed for your proposal, if known. City of Federal Way Land Use Development Permit (Process III), Grading Permit, Building Permit 11. Give brief, complete description of your proposal, including the proposed uses and the size of the project and site. There are several questions later in this checklist that ask you to describe certain aspects of your proposal. You do not need to repeat those answers on this page. Demolition of approximately 16,000 SF existing retail building area; extension to existing arcade; installation of underground storm drainage pipe; 20,000 SF addition to existing retail building area; construction of new 3,443 SF drive-thru restaurant on Pad C; new site improvements such parking and landscaping. 12. Location of the proposal. Give sufficient information for a person to understand the precise location of your proposed project, including a street address, if any, and section, township, and range, if known. If a proposal would occur over a range of area, provide the range or boundaries of the site(s). Provide a legal description, site plan, vicinity map, and topographic map, if reasonably available. While you should submit any plans required by the agency, you are not required to duplicate maps or detailed plans submitted with any permit applications related to this checklist. This project is located at the southwest corner of the intersection of South 320th Street and Pacific Highway South (Hwy. 99) in Federal Way, Washington, The site address is 1640 South 320th, Federal Way, WA 98003. This site is in the northeast quarter of Section 19, Township 21 North, Range 4 East, Willamette Meridian. B. ENVIRONMENTAL ELEMENTS 1. EARTH a. General description of the site (circle one). at, rolling, hilly, steep slopes, mountainous, other. Flat. b. What is the steepest slope on the site (approximate percent slope)? 20%. c. What general types of soils are found on the site (for example, clay, sand, gravel, peat, mulch)? If you know the classification of agricultural soils, specify them and note any prime farmland. Arents, Alderwood Material Bulletin #050 —January 1, 2011 Page 3 of 18 k:\Handouts\Environmental Checklist d. Are there surface indications or history of unstable soils in the immediate vicinity? If so, describe. No. e. Describe the purpose, type, and approximate quantities of any filling or grading proposed. Indicate source of fill. The purpose of the earthwork is to re -grade existing parking area die to the removal of a portion of the existing building and replacing it with parking. There will be approximately 3.450 cubic yards of cut/fill. f. Could erosion occur as a result of clearing, construction, or use? If so, generally describe. Erosion could occur during construction as a result of the removal of existing pavement and new building pad preparation. All areas exposed during construction will be stabilized as soon as possible to prevent erosion. g. About what percent of the site will be covered with impervious surfaces after project construction (for example, asphalt or buildings)? As part of this project, approximately 16,000 square feet of existing building area will be removed and replaced with new asphalt and landscape planters. The changes will not add any additional impervious area to the overall site. The area of the site covered with impervious surfaces will stay at about 85 percent. h. Proposed measures to reduce or control erosion, or other impacts to the earth, if any. Measures to prevent on -site erosion will include proof rolling and covering of exposed surfaces during rainy weather, installation of straw wattles around the disturbed area and catch basin filter socks to trap sediment during construction. 2. AIIt a. What types of emissions to the air would result from the proposal (i.e., dust, automobile, odors, industrial wood smoke) during construction and when the project is completed? If any, generally describe and give approximate quantities if known. Some construction dust and equipment emissions during construction. When the project is completed there will be automobile emissions typical of shopping centers, quantities unknown. b. Are there any off -site sources of emissions or odor that may affect your proposal? If so, generally describe. None known. Bulletin #050 — January 1, 2011 Page 4 of 18 k:\Handouts\Environmental Checklist c. Proposed measures to reduce or control emissions or other impacts to air, if any, Limit amount of earthwork and area of construction activity as much as possible. 3. WATER a. Surface. 1) Is there any surface water body on or in the immediate vicinity of the site (including year- round and seasonal streams, saltwater, lakes, ponds, wetlands)? If yes, describe type and provide names. If appropriate, state what stream or river it flows into. Kitts Corner Regional Detention Facility approximately one mile south of site in the West Campus Business Park. 2) Will the project require any work over, in, or adjacent to (within 200 feet) the described waters? If yes, please describe and attach available plans. No. 3) Estimate the amount of fill and dredge material that would be placed in or removed from surface water or wetlands and indicate the area of the site that would be affected. Indicate the source of fill material. None. 4) Will the proposal require surface water withdrawals or diversions? Give general description, purpose, and approximate quantities if known. No. 5) Does the proposal lie within a 100-year floodplain? If so, note location on the site plan. No. Bulletin #050 —January 1, 2011 Page 5 of 18 k:\Handouts\Environmental Checklist 6) Does the proposal involve any discharges of waste materials to surface waters? If so, describe the type of waste and anticipated volume of discharge. None other than typical pollutants from automobile traffic areas. b. Ground. 1) Will ground water be withdrawn, or will water be discharged to groundwater? Give general description, purpose, and approximate quantities if known. No. 2) Describe waste material that will be discharged into the ground from septic tanks or other sources, if any (for example: domestic sewage; industrial, containing the following chemicals...; agricultural; etc.). Describe the general size of the system, the number of such systems, the number of houses to be served (if applicable), or the number of animals or humans the systems) are expected to serve. None. c. Water Runoff (including stormwater) 1) Describe the source of runoff (including stormwater) and method of collection and disposal, if any (include quantities, if known). Where will this water flow? Will this water flow into other waters? If so, describe. Runoff is generated by stormwater, is collected by storm water catch basins, connected to the City's storm system which flows to the Kitts Regional Detention Facility and is detained there. 2) Could waste materials enter ground or surface waters? If so, generally describe. No waste materials are anticipated to enter ground water. Parking lot waste materials such as petroleum product that aren't collected in proposed oil/water separators may enter the Kitts Corner Regional Detention Facility. Bulletin #050 — January 1, 2011 Page 6 of 18 kAHandouts)Environmental Checklist d. Proposed measures to reduce or control surface, ground, and runoff water impacts, if any. Phase One improvements installed storm filter vaults that treated a majority of the site. Storm filter catch basins that will be installed in this second phase will treat the currently untreated pavement behind Building 1. 4. PLANTS a. Check or circle types of vegetation found on the site. X deciduous tree: alder, maple, aspen, other X evergreen tree: fir, cedar, pine, other X shrubs X grass pasture crap or grain wet soil plants: cattail, buttercup, bulrush, skunk cabbage, other water plant: water lily, eeigrass, milfoil, other other types of vegetation b. What kind and amount of vegetation will be removed or altered? Most domestic tree, shrub, and groundcover plantings will be removed and replanted to new and revised building and parking layout. Plantings unaffected by construction and compatible in Type and Scale with current landscape code may be retained. Refer to landscape plan. c. List threatened or endangered species known to be -on or near the site. None. d. Proposed landscaping, use of native plants, or other measures to preserve or enhance vegetation on the site, if any. Domestic trees, shrubs, and ground cover landscape plantings will be planted to enhance site appearance and meet current landscape and screening code requirements. Refer to Landscape Plans for selections. Bulletin #050 — January 1, 2011 Page 7 of 18 k:\HandoutsTuvironmental Checklist 5. ANIMALS a. Circle any birds and animals which have been observed on or near the site or are known to be on or near the site. birds: hawk, heron, eagle, songbirds, other mammals: deer, bear, elk, beaver, other fish- bass, salmon, trout, herring, shellfish, other None of these animals have been observed on or near the site or are known to be on or near the site. b. List any threatened or endangered species known to be on or near the site. None. c. Is the site part of a migration route? If so, explain. No. d. Proposed measures to preserve or enhance wildlife, if any. None. 6. ENERGY AND NATURAL RESOURCES a. What kinds of energy (electric, natural gas, oil, wood stove, solar) will be used to meet the completed project's energy needs? Describe whether it will be used for heating, manufacturing, etc. Electric and natural gas energy will be used to operate retail businesses. b_ Would your project affect the potential use of solar energy by adjacent properties? If so, generally describe. No. Bulletin #050 —January 1, 2011 Page 8 of 18 kAHandoutsTrivironmental Checklist c. What kinds of energy conservation features are included in the plans of this proposal? List other proposed measures to reduce or control energy impacts, if any. Building insulation and energy requirements will be to City of Federal Way code and guidelines. 7. ENVIRONMENTAL HEALTH a. Are there any environmental health hazards, including exposure to toxic chemicals, risk of fire and explosion, spill, or hazardous waste that could occur as a result of this proposal? If so, describe. 1) Describe special emergency services that might be required. None. 2) Proposed measures to reduce or control environmental health hazards, if any. N/A b. Noise. 1) What types of noise exist in the area which may affect your project (for example: traffic, equipment operation, other)? Traffic noise. 2) What types and levels of noise would be created by or associated with the project on a short-term or long-term basis (for example: traffic, construction operation, other)? Indicate what hours noise would come from the site. Typical traffic and construction noise associated with a shopping center during business hours. Bulletin #050 —January 1, 2011 Page 9 of 18 k:\Handouts\Environmental Checklist 3) Proposed measures to reduce or control noise impacts, if any. None. 8. LAND AND SHORELINE USE a. What is the current use of the site and adjacent properties? The current use of this site is a shopping center with various retail businesses. The adjacent properties are commercial. b. Has the site been used for agriculture? If so, describe. No. c. Describe any structures on the site. There are six commericial structures on site. Building A - 25,206 sf (to remain) Building B- 42,734 sf (to remain) Building B1 - 10,503 sf (to remain) Building I - 98,164 sf (113,492 existing - 16,152 demo + 824 new) Building O - 18,808 sf (to remain) Building P-4 - Existing 5,696 sf (to remain) Builidng P-5 - Existing 5,206 sf (to remain) d. Will any structures be demolished? If so, what? Portion of existing building "I" in the amount of 16,152 square feet. e. What is the current zoning classification of the site? Current Zone is "CC-F. f. What is the current comprehensive plan designation of the site? Bulletin #050 — January 1, 2011 Page 10 of 18 k:\Handouts\Environmental Checklist g. If applicable, what is the current shoreline master program designation of the site? Does not apply. h. Has any part of the site been classified as an environmentally critical area? If so, specify. No. i. Approximately how many people would reside or work in the completed project? Estimate: 138 employees total (1 per every 1500 sf). j. Approximately how many people would the completed project displace? None. k. Proposed measures to avoid or reduce displacement impacts, if any. Does not apply. 1. Proposed measures to ensure the proposal is compatible with existing and projected land uses and plans, if any. The proposed project is permitted in this zone. The existing shopping center includes office & commercial uses. We are proposing the same. 9. HOUSING a. Approximately how many units would be provided, if any? Indicate whether high, middle, or low- income housing. Does not apply. Bulletin #050 —January 1, 2011 Page 11 of 18 011andouts\Environmental Checklist b. Approximately how many units, if any, would be eliminated? Indicate whether high, middle, or low-income housing. Does not apply. c. Proposed measures to reduce or control housing impacts, if any. Does not apply. 10. AESTHETICS a. What is the tallest height of any proposed structure(s), not including antennas; what is the principal exterior building material(s) proposed? 36'-0" b. What views in the immediate vicinity would be altered or obstructed? None. c. Proposed measures to reduce or control aesthetic impacts, if any. This is a shopping center that is being renovated to improve the overall aesthetic impact. The goal is to remain compatible with surrounding land uses. 11. LIGHT AND GLARE a. What type of light or glare will the proposal produce? What time of day would it mainly occur? All lighting will be contained onsite and shielded or obscured from adjacent properties. Bulletin #050 —January 1, 2011 Page 12 of 18 k:\Handouts\Environmental Checklist b. Could light or glare from the finished project be a safety hazard or interfere with views? No. c. What existing off -site sources of light or glare may affect your proposal? None. d. Proposed measures to reduce or control light and glare impacts, if any. Low light areas will be enhanced to increase security. See also "a" this section. 12. RECREATION a. What designated and informal recreational opportunities are in the immediate vicinity? Celebration Park b. Would the proposed displace any existing recreational uses? If so, describe. No. c. Proposed measures to reduce or control impacts on recreation, including recreation opportunities to be provided by the project or applicant, if any. Does not apply. Bulletin #050 —January 1, 2011 Page 13 of 18 k:\Handouts\Environmental Checklist 13. HISTORIC AND CULTURAL PRESERVATION a. Are there any places or objects listed on, or proposed for, nation, state, or local preservation registers known to be on or next to the site? If so, generally describe. No. b. Generally describe any landmarks or evidence of historic, archaeological, scientific, or cultural importance known to be on or next to the site. Does not apply. c. Proposed measures to reduce or control impacts, if any. Does not apply. 14. TRANSPORTATION a. Identify public streets and highways serving the site, and describe proposed access to the existing street system. Show on site plans, if any. Site is bounded by South 320th on the north, Pacific Highway on the east, South 324th on the south. Access will be via existing driveways. b. Is the site currently served by public transit? If not, what is the approximate distance to the nearest transit stop? Yes, the site is served by public transit. c. How many parking spaces would the completed project have? How many would the project eliminate? 1,1154 total parking spaces. No existing spaces eliminated. Bulletin #050 —January 1, 2011 Page 14 of 18 k:\Handouts\Environmental Checklist d. Will the proposal require any new roads or streets, or improvements to existing roads or streets, not including driveways? If so, generally describe (indicate whether public or private). No. e. Will the project use (or occur in the immediate vicinity of) water, rail, or air transportation? If so, generally describe. M f. How many vehicular trips per day would be generated by the completed project? If known, indicate when peak volumes would occur. The project is estimated to generate 869 net new daily trips (434 entering, 435 existing). The a.m. peak hour volumes will occur between 7:00 a.m. - 9:00 a.m. The p.m. peak hour volumes will occur between 4:00 p.m. - 6:00 p.m. g. Proposed measures to reduce or control transportation impacts, if any. Proposed measures to reduce or control transportation impacts include a pro-rata share payment towards projects included on the City of Federal Way 2004-2009 Six -Year Transportation Improvement Plan. 15. PUBLIC SERVICES a. Would the project result in an increased need for public services (for example: fire protection, police protection, health care, schools, other)? If so, generally describe. No increase is anticipated. Bulletin #050 —January 1, 2011 Page 15 of 18 k:\Handouts\Environmental Checklist b. Proposed measures to reduce or control direct impacts on public services, if any. Site will provide adequate coverage by fire hydrants, traffic circulation. New buildings will have a security system. 16. UTILITIES a. Circle utilities currently available at the site: electricity, natural gas, water, refuse service, telephone, sanitary sewer, septic system, other (please list) Utilities currently available at the site are electricity, natural gas, water refuse service, telephone and sanitary sewer. b. Describe the utilities that are proposed for the project, the utility providing the service, and the general construction activities on the site or in the immediate vicinity which might be needed. Water & Sewer - LakeHaven Water and Sewer District General Construction activities: Relocate water lines to accommodate the construction for a future addition to the south end of Building I. C. SIGNATURE The above answers are true and complete to the best of my knowledge. I understand that the lead agency is relying on them to make its decision. SIGNATURE: DATE SUBMITTED: Bulletin #050 —January 1, 2011 Page 16 of 18 k:\Ilandouts\Environmental Checklist D. SUPPLEMENTAL SHEET FOR NON -PROJECT ACTIONS Because these questions are very general, it may be helpful to read them in conjunction with the list of the elements of the environment. When answering these questions, be aware of the proposal, of the types of activities likely to result from the proposal, and if they are likely to affect the item at a greater intensity or at a faster rate than if the proposal were not implemented. Respond briefly and in general terms. 1. How would the proposal be likely to increase discharge to water; emissions to air; production, storage, or release of toxic or hazardous substances; or production of noise? Proposed measures to avoid or reduce such increases. 2. How would the proposal be likely to affect plants, animals, fish, or marine life? Proposed measures to protect or conserve plants, animals, fish, or marine life: 3. How would the proposal be likely to deplete energy of natural resources? Proposed measures to protect or conserve energy and natural resources: Bulletin #050 —January 1, 2011 Page 17 of 18 k:\Handouts\Environmental Checklist 4. How would the proposal be likely to use or affect environmentally critical areas or areas designated (or eligible or under study) for governmental protection; such as parks, wilderness, wild and scenic rivers, threatened or endangered species habitat, historic or cultural sites, wetlands, floodplains, or prime farmlands? Proposed measures to protect such resources or to avoid or reduce impacts: 5. How would the proposal be likely to affect land and shoreline use, including whether it would allow or encourage land or shoreline uses incompatible with existing plans. Proposed measures to avoid or reduce shoreline and land use impacts: 6. How would the proposal be likely to increase demands on transportation or public service and utilities? Proposed measures to reduce of respond to such demands: 7. Identify, if possible, whether the proposal may conflict with local, state, or federal laws or requirements for the protection of the environment. Bulletin #050 — January 1, 2011 Page 18 of 18 k:\Handouts\Environmental Checklist ciTv of � . Federal Way April 20, 2012 Walter Rubio Awbrey Cook McGill Architects 1045 14`h Street, Suite 100 San Diego, CA 92101-5701 CITY HALL FILE 33325 8th Avenue South Federal Way, WA 98003-6325 (253) 835-7000 www. atyoffederalway. com RE: File #11-105020-00-UP; TECHNICAL COMMENT LETTER Celebration Center Building UPad C, 32057 Pacific Hwy South, Federal Way Dear Mr. Rubio: City staff has completed review of your Process III Master Land Use (MLU) application and environmental checklist for the proposed redevelopment of Celebration Center Building I and Pad C. Site improvements submitted with the December_21, 2011, MLU application include a 20,000 square -foot addition to Building I and new 3,443 square -foot drive-thru restaurant on pad C. Associated site improvements include additional parking, landscaping, and underground storm drainage. The application was deemed complete January 5, 2012, and the combined notice of application with anticipated environmental determination was issued January 12, 2012. TECHNICAL COMMENTS Unless otherwise noted, the following comments provided by staff reviewing your project must be addressed prior to land use approval. Please direct questions regarding any of the technical comments to the appropriate staff representative. Becky Chapin, Planning Division, 253-835-2641, rebecca.chapin@cityoffederalway.com Community Design Guidelines — Provide a written response to demonstrate how the application addresses design criteria requirements of FWRC 19.115, particularly those referenced below. FWRC 19.115.090(3)(a) — Parking must be located behind the building on Pad C, with the building located between rights -of -way and the parking area, and any parking located along a right-of-way is subject to the following criteria: i. Surface parking and driving areas may not occupy more than 40 percent of the project's linear frontage along principal pedestrian right-of-way (Pacific Highway South), as determined by the director. The proposed site plan for Building C does not appear to meet this criterion. Please redesign or provide evidence of how Building C meets this requirement. FWRC 19.115.070(1)(a) and FWRC 19.115.090(3)(c)—Pad C building and features such as entries, lobbies, and display windows should generally be oriented to rights -of -way. Facades must incorporate a combination of facade treatment options as listed in FWRC 19.115.060(2) and (3)(b), to a degree that is appropriate to the building size, scale, design, and site context, and according to the following guidelines: Mr. Rubio April 20, 2012 Page 2 The principal facade containing a major entrance (east elevation) must incorporate a variety of pedestrian -oriented architectural treatments. Site amenities including benches, waste receptacles, and bicycle racks must also be provided. At least 40 percent of any ground level principal facade located along a right-of-way must contain transparent glass. Landscaping shall be used to define and highlight building entrances, windows, and walkways. Please provide a written description of the facade treatments featured and methods used to distinguish this building entrance. FWRC 19.115.090(3)(d) — A pedestrian pathway must be provided from the adjacent right-of- way (Pacific Highway South) and parking lot to the primary entrance of the building on Pad C. Please depict the pedestrian pathway on the site plan. Ann Dower, Public Works — Dev. Services, 253-835-2732, ann.dower@cityoffederalway.com Will any of the stormwater runoff be directed to a different treatment facility than was intended in the previously approved drainage plan? If so, please verify that the treatment facility has adequate capacity to handle additional runoff. 2. Oil control will be required for the new drive-thru restaurant per the 2009 King County Surface Water Design Manual. The as -built plans indicate a "future 12-inch oil -water separator connection" at the southeast corner of the site, which could be incorporated into the design. 3. Water quality treatment for pavement areas behind buildings A and I was not brought up to current standards with the previous land use approval because no site disturbance was proposed in that area, and because there were environmental concerns about trichloroethylene contamination in the soils. However, FWRC specifies that the entire site be brought up to current water quality standards. Please provide updated information on the soil conditions. Water quality treatment will be required to the extent possible. 4. Verify that the proposed storm drainage bypass line extending from the southwest corner of the Ross building to South 320 Street is roof water only. If it carries pollutants, it must include treatment. 5. The 2009 KCSWDM requires BMPs to be installed in some cases. Please provide an evaluation of how the project does or does not meet requirements for BMPs, based on Section 5.2.3.1 Large Lot High Impervious BMP Requirements (p. 5-9) and footnote #3 (p. 5-7). Adjust plans accordingly to show proposed BMP location and size. Please make the following revisions to the SEPA Checklist: A.11. — The 20,000 square -foot addition should be mentioned in this description. B.3.c.1. — State that this water flows to Kitts Regional Detention Facility and is detained there. The entire site was not provided with storm filters in phase 1, as noted in comment 3 above. Please correct this statement. 11-105020 Doc. ID. 60935 Mr. Rubio April 20, 2012 Page 3 Sarady bong, Public Works — Traffic, 253-835-2732, sarady.long@cityoffederalway.com The applicant must submit a concurrency application with application fee of $3,374.50. The concurrency analysis will determine if adequate roadway capacity exists during the weekday PM peak period to accommodate the proposed development project. The applicant has the option of having an independent traffic engineer prepare this analysis consistent with City procedures; however, the fee remains the same. 2. The application is subject to the Traffic Impact Fee (TIF) per FWRC 19.91. Based on the 2012 impact fee rate, the estimated impact fee for the project is approximately $146,200.00. Fees shall be calculated based on fee rate in effect at the time a completed building permit application is filed and paid prior to permit issuance. 3. Verify drive-thru queuing for the proposed restaurant ensuring that storage pocket is adequate to accommodate the expected queues and will not create safety issue or impact the main driveway. RESUBMITTAL When resubmitting, please submit four copies of any reports and six copies of any revised plans along with the enclosed Resubmittal Information form. PROJECT CANCELLATION 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. No less than 30 days prior to the lapse of the 180-day notification by the City, the applicant may submit a written request for an extension of the 180-day time limit. The request would be administratively reviewed and can be approved only if adopted criteria are met. If you have any questions regarding this letter or your development project, please contact me at 253-835- 2641, or rebecca.chapin@cityoffederalway.com. Sincerely, Bec"A4A-- Ihpin Assistant Planner enc: Resubmittal Form c: Water Rubio - Walter@acm-architects.com Ann Dower, Senior Engineering Plans Reviewer Sarady Long, Senior Traffic Engineer Doc_ I D. 60935 11-105020 AWBREY COOK MCGILL a r c h i t e c t s Tom Awbrey RA, Principal Architect Clifford Cook RA, Vice President Scot McGill RA, Vice President Dennis Rogers RA, Design Principal RESUBNII'77Err Fleming RA, Senior Associate Walter Rubio RA, Associate 14 March, 2012 MAR 14 2012 Planning Division CITY OF FEDERAL WAY City of Federal Way - City Hall CD5 33325 8T" Avenue South Federal Way, WA 98003 Attention: Becky Chapin, Assistant Planner RE: Celebration Square - Building `I'/Pad C - # 11-105021-00-SE (32057 Pacific Hwy. South, Federal Way, WA.) Re -Submittal due to Owner/Tenant leasing coordination Dear Becky, Please find this letter to notify you that there have been a couple of revisions to the project, which were generated due to Owner and Tenant leasing coordination issues. As you will recall, we had submitted a Process III application, along with drawings, for the City to review back on Dec. 21, 2011. We had subsequently asked the City put the project on hold, stop review on the current site plan, and not have it affect the 120-day review time line (as design revisions were forthcoming), We now request that the review be taken off hold and continued. Revisions can best be referenced on the building elevation sheet and include: • Enlargement of two tenant entry towers (both in width and height) • Relocation of the (left) southern tower slightly to north • Revision of storefront to solid wall along tenant space behind south tower • Revision of roof profile and height along tenant space behind south tower 1045 14th Street, Suite100 Son Diego, CA 92701-5701 Ph: 619,398.3480 Fox: 619.398.3488 Celebration Square/Package # 1 Plan Check Re -Submittal 11 August, 2006 Page 2 of 2 The site plan carries through these revisions as they impact entry paving and hardscape, arcade column spacing, landscaping, curbs and parking stall layout. In addition, a couple of driveway locations previously called out to have striped crosswalks now have enhanced colored concrete crosswalks, to match existing ones at remainder of the site (see south end of main parking area). Please feel free to contact me with any questions. My directly line is (619) 398-3480 extension 106, me email is wafter@acre-archifects.com. 1►1 Walter Rubio Project Manager CC; file 7 045 14th Street, Suite 100 San Diego, CA 92101-5701 Ph: 6 7 9.398.3480 Fax: 619.398.3488 A�kCITY OF Federal January 12, 2012 Walter Rubio Awbrey Cook McGill Architects 1045 14'h Street, Suite 100 San Diego, CA 92101-5701 Way _-) F ILE CITY HALL 33325 8th Avenue South Federal Way, WA 98003-6325 (253) 835-7000 www.cityoffederalway.com RE: File #11-105020-00-UP; LETTER OF COMPLETE APPLICATION Celebration Square Building UPad C, 32057 Pacific Hwy South, Federal Way Dear Mr. Rubio: The Community and Economic Development Department is in receipt of your Process III Master Land Use (MLU) application and environmental checklist. The applicant proposes to demolish a 16,152 square - foot portion of building I, construct a 20,000 square -foot addition to the south, and develop pad C with a 3,443 square -foot drive thru restaurant. Associated site improvements include parking, landscaping, and underground storm drainage pipes. Pursuant to Federal Way Revised Code (FWRC) 19.15.045, within 28 days of receiving an MLU application, the city shall determine whether all information and documentation required for a complete application has been submitted. NOTICE OF COMPLETE APPLICATION Please consider this letter a Notice of Complete Application. The Process III MLU application is deemed complete as of January 5, 2012. This determination of completeness is based on a review of your submittal relative to applicable requirements referenced within FWRC 19.15.040, "Development application submittal requirements." A 120-day time line for reviewing the environmental checklist and Process III application has started as of this date. The city's development regulations allow the department 120 days from the date that an application is deemed complete to take action on the application. However, the 120-day time line will be stopped any time the city requests corrections and/or additional information. You will be informed of the status of the 120-day time line when you are notified in writing that corrections and/or additional information are needed. PUBLIC NOTICE The combined Notice of Application and optional DNS will be distributed within 14 days of this letter as follows: (1) at least one notice will be posted at the subject property; (2) one copy will be posted at each of the official notification boards; (3) one copy will be published in the Federal Way Mirror; and (4) a copy will be mailed to property owners within 300 feet of the subject property. The department also has the responsibility to notify other agencies that may have jurisdiction over your development project or an interest in it. Mr. Rubio January 12, 2012 Page 2 CLOSING If you have any questions regarding this letter or your development project, please contact me at 253-835- 2641, or rebecca.chapin@cityoffederalway.com. Sincerely, Becky Cha iril P Assistant Planner Randy Kyte, Harsch Investment Properties LLC, 1121 SW Salmon Street, Portland, OR 92101 Ann Dower, Senior Engineering Plans Reviewer Sarady Long, Senior Transportation Planning Engineer Chris Ingham, South King Fire and Rescue Brian Asbury, Lakehaven Utility District 11-105020 Doc. [D. 60046 SkcIYY OF Federal Way NOTICE OF MASTER LAND USE APPLICATION AND OPTIONAL DETERMINATION OF NONSIGNIFICANCE (DNS) Project Name: Celebration Square Building I/Pad C, Phase B and C FiLt= Project Description: Proposal to demolish a 16,152 square -foot portion of building 1, construct a 20,000 square -foot addition to the south, and develop pad C with a 3,443 square -foot drive thru restaurant. Associated site improvements include parking, landscaping, and underground storm drainage pipes. Applicant: Randy Kyte, Harsch Investment Properties LLC, 1121 SW Salmon Street, Portland, OR 92101 Project Location: 32057 Pacific Hwy South, Federal Way, WA 98003. Parcel 9150050-0110 Date Application Received: December 21, 2011 Date Determined Complete: January 5, 2012 Date of Notice of Application: January 13, 2012 Comment Due Date: January 27, 2012 Environmental Review: Based upon review of a completed environmental checklist, and other information on file with the City, it is likely that the City of Federal Way will determine that the project will not have a probable significant adverse impact on the environment and expects to issue a Determination of Nonsignifrcance (DNS) for this project. The optional DNS process in WAC 197-11-355 is being used. This may be your only opportunity to comment on the environmental impacts of the proposed project. The proposal may include mitigation measures under applicable codes, and the review process may incorporate or require mitigation measures regardless of whether an environmental impact statement (EIS) is prepared. A copy of the subsequent threshold determination for the specific proposal may be obtained upon request. Agencies, tribes, and the public are encouraged to review and comment on the proposed project and its probable environmental impacts. Comments must be submitted by the date noted above. Permits Under Review: Use Process III (File #1 1-105020-UP), Building Permit (File 11-105022-CO) and State Environmental Policy Act Threshold Determination (File #11-105021-SE) Environmental Documents & Studies: Environmental Checklist, Geotech Addendum Relevant Environmental Documents Are Available at the Address Below: Yes Development Regulations Used for Project Mitigation: Federal Way Revised Code (FWRC) Title 14, "Environmental Policy;" Title 16 "Surface Water Management," and Title 19, "Zoning and Development Code" Public Comment & Appeals: Any person may submit written comments on the land use application or the environmental impacts of the proposal to the Director of Community and Economic Development by 5:00 p.m. on January 27, 2012. Only persons who submit written comments to the Director (address below) or specifically request a copy of the decision, may appeal the decision. However, any interested party may appeal the environmental threshold determination. Details of appeal procedures for the requested land use decision will be included with the written decision. Issuance of Final Environmental Determination: The final Determination of Nonsignifrcance (DNS) may be issued without a second comment period, unless timely comments identify probable significant adverse impacts that were not considered by the Notice of Optional DNS. A copy of the DNS may be obtained upon request. Availability of File: The official project file is available for public review at the Department of Community and Economic Development, 33325 8`h Avenue South, Federal Way, WA 98003. Staff Contact: Assistant Planner Becky Chapin, 253-835-2641 Published in the Federal Way Mirror on January 13, 2012. D«. LD. 60044 m a >0 A r LLU J 70 co ll _w-li I m m N (Y) U) O N ch T- N 4- i 70 LO O 110- p Q Cfl �_ � O N OL � N to 3 - M-0 :3 M L Q 4) L Q};_0 a) 0 0 0 pcn L }' -0 fl _0 0- O % E co O O +- c7 N j �_ cn (D 23 O_ O U O D c > > N-0 L L }, C O a. w OU m -0 � �5 T i U N LL T N !- (0 U cc O T mt c O �F m O W o c 3 N O o O c c o n O �mI _ Z N N E f' f IL T T cu ` U Qjca O m� U N CL OO o m Z rno 0 c'7 CITY OF FEDERAL WAY DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES DEVELOPMENT REVIEW COMMITTEE TRANSMITTAL DATE: December 23, 2011 TO: Ann Dower, Senior Engineer Plans Review Sarady Long, Senior Traffic Engineer Scott Sproul, Plans Examiner Brian Asbury, Lakehaven Utility District Chris Ingham, South King Fire & Rescue FROM: Becky Chapin FOR DRC MTG. ON.- Completeness Review — January 5, 2012 FILE NUMBER(s): 11-105020-00-UP RELA TED FILE NOS.: 04-100603-00-UP, 11-100976-00-AD PROJECT NAME: Celebration Center Building I/Pad C PROJECTADDRESS: 1320 South 324t' Street ZONING DISTRICT: CC-F PROJECT DESCRIPTION: Land use process for the demolition of 16,000 portion of retail building, upgrade facade and enclose existing service yard to create usable space; construction of 20,000 square foot addition (Phase C) to building. Development of pad site with drive-thru. Prior approval under file # 04-100603 has since expired. LAND USE PERMITS PROJECT CONTACT. MATERL9LS SUBMITTED: Process III, SEPA Walter Rubio Awbrey Cook McGill Architects 1045 14t' Street, Suite 100 San Diego, CA 92101-5701 Vicinity Map Environmental Checklist Color Scheme CPTED Checklist xl Title Report x2 Geotech Addendum Stormwater Site Plan xl Site Plan Co owl.0 a �W s C— MmQ0 Q °'° n ° 3 CD �z�� o 0 vo p m ° z cr 3 m O O ° 3 O 30 F N 7 m o a X 0 o n Im m 0 a F a c [a o 3 a � � o 0 P, m a O C— m 9 m V)M N o UI rn 1ST AVE. N t/1 yW W 2 PACIFIC HIGHWAY oti 0 x z m zz Print Map Page Parcel Map and Data 912i 9i9G 9i8& 91141 9092 9052 9207 9208 9194 404G 0130 4Gfi d to w 00-0 Federal Way {I#70 = 0Gi5 U u. 091L� 00 0C 0090 0010 �►0�G (C)2010 Ding County-Sa24iH.ST Parcel Number 1500500110 Site Address 32057 PACIFIC HWY S Zip code 98003 Taxpayer HARSCH INVESTMENT PROPS LLC The information included on this map has been compiled by King County staff from a variety of sources and is subject to change without notice. King County makes no representations or warranties, express or implied, as to accuracy, completeness, timeliness, or rights to the use of such information. King County shall not be liable for any general, special, indirect, incidental, or consequential damages including, but not limited to, lost revenues or lost profits resulting from the use or misuse of the information contained on this map. Any sale of this map or information on this map is prohibited except by written permission of King County." r-CFIvF— V) DEC 1. � CDs King County I GIS Center I News I Services I Comments I Search By visiting this and other King County web pages, you expressly agree to be bound by terms and conditions of the site. The details. a .�c•.tic Ri 'iGa17'li-=.R`�$3Z4 _ RLC-L'RES S'O.'..E C: UNTRY RUBBLE PATTERN a N 4`STA cam'-y7:u?-;La'.0 Cx'w'_�S tip T= P;.,1' SL'. . �27.5ZA SA•4rlF ELO, 'J'S1A =�5f - YwsfcJu KUS';CE ''LEER_ 1--ALx5362-_VTc; ZW,E 'AR' 'R4]MT. COMPOSTE RMFEM'+ S1 ANONG SrF1l k. LA` ROOF. SMG- FC S:NG f: AFP SPAN.^,'OPPER PENW FW4SH: FOREST GREEN wlw Ir �J1 CELEBRATION CENTER MATERIAL BOARD FOR HARSCH FEDERAL WAY, WASHINGTON EXTERIOR ELEVATIONS INNIE IMFPROFFIMM 29 JANUARY, 2004 RECEIVED IEC 2 1 2011 CITY OF FEDERAL. WAY C'DS GEOENGINEERS r�) 8410 1541h Avenue NE Redmond, Washington 98052 425.861.6000 October 5, 2011 Harsch Investment Properties, LLC 1121 SW Salmon Street Suite 500 Portland Oregon 97205 Attention: John Kuhl Subject: Addendum Letter Report Celebration Center Building "I" Development Federal Way, Washington File No. 5512-004-05 INTRODUCTION This addendum report presents our additional geotechnical engineering and design recommendations for the proposed Building "I" development project in Federal Way, Washington. This report supplements our recommendations for the project, the results of which are presented in our report titled "Geotechnical Data Report, Celebration Center Redevelopment Project, Federal Way, Washington" dated June 1, 2004. Our understanding of the project is based on our discussions with Jim Swenson with KPFF Consulting Engineers, the Project Structural Engineer. We understand that the redevelopment plan for the project remain unchanged but the structural design of the planned redevelopment for Building "I" will need to be completed using the 2009 International Building Code, as required by the City of Federal Way. Supplemental recommendation to our June 1, 2004 geotechnical report is presented below. 2009 IBC Seismic Design Parameters For the project site, we recommend the 2009 IBC seismic design parameters for the average field standard penetration resistance, site class, short period spectral response acceleration (Ss), 1-second period spectral response acceleration (Si), and Seismic Coefficients FA and Fv as presented in the table below. 2009 Seismic Design Parameters Recommended Value Site Class C RECEIVED Short Period Spectral Response Acceleration, Ss (percent g) 1-Second Period Spectral Response Acceleration, Si (percent g) Seismic Coefficient, FA Seismic Coefficient, Fv 123.6 DE- 21 2011 42.1 1.00 CITY OF FEDERAL. WAY 1.38 CDS Harsch Investment Properties, LLC October 5, 2011 Page 2 We trust this letter provides you with the information you require at this time. Please contact us should you have any questions regarding our recommendaticp§,a Sincerely, Ge a s, Inc. in hin, PE Associate KHC:nIu �i�'Y ■ 1:� I Il'�� Disclaimer. Any electronlc form, facsimile or hard copy of the original document (email, text, table, and/or figure), if provided, and any attachments are only a copy ofthe original document. The original document is stored by GeoEngineers, Inc. and will serve asthe official document of record. Copyright© 2011 by GeoEngineers, Inc. All rights reserved. GMENGINEER� File No. 5512-004-05 / Geotechnical Data Report Celebration Center Redevelopment Project 1 Federal Way, Washington June 1, 2004 For Harsch Investment Properties GEOENGINEERS June 1, 2004 Harsch Investment Properties 1121 Southwest Salmon Street, Suite 400 Portland, Oregon 97205 Attention: Colleen Duncan We are pleased to present five copies of our "Geotechnical Foundation Design Report, Celebration Center Redevelopment Project, Federal Way, Washington." The scope of services for our geotechnical engineering study is outlined in our contract agreement dated April 19, 2004. We also completed additional borings and analyses for building I -south as part of an addendum dated May 12, 2004. Preliminary conclusions and recommendations were provided to the design team as our geotechnical services progressed. In particular, we summarized most of the design recommendations to KPPF in a memo to them dated May 10, 2004 with subsequent revisions provided verbally. The conclusions and recommendations presented in this report are consistent with those given previously. We have enjoyed working with you on this project. Please contact us if you have any questions about the information contained in this report or any other aspects of this project. Respectfully submitted, GeoEngineers, Inc. 04 IV/; Daniel W. Mageau, P___ Principal KHC:DWM:ab SEATA00\Fina1s\551200400R.doc Attachments Five copies submitted Copyrigjie 2004 by GeoEngineers, Inc. All rights reserved. 600 stewart Streat Wephon. 206.72a.2674 Suite 1420 205.7 2 8.2732 Seattle, WA 98101 .ehsite www.geuen6ninemcom CONTENTS Page No 1.0 INTRODUCTION........................................................................................................................I..........1 2.0 PROJECT UNDERSTANDING.............................................................................................................1 3.0 GEOLOGY AND SEISMICITY...............................................................................................................1 3.1 SITE GEOLOGY 1 3.2 SEISMICITY 2 3.2.1 Introduction 2 3.2.2 Shallow Crustal Earthquakes 2 3.2.3 Cascadia Subduction Zone Interface Earthquakes 2 3.2.4 Cascadia Subduction Zone Intraplate Earthquakes 2 4.0 SITE CONDITIONS...............................................................................................................................3 4.1 SURFACE CONDITIONS AND SITE HISTORY 3 4.2 SUBSURFACE CONDITIONS 3 4.2.1 Summary of Explorations 3 4.2.2 New Building I -South 3 4.2.3 New Building B-1 4 4.2.5 New Building 0 4 4.2.6 East Side of Existing Building 1 4 5.0 CONCLUSION AND RECOMMENDATIONS ....................... 5.1 SUMMARY OF KEY GEOTECHNICAL ISSUES 5.2 FOUNDATION SUPPORT RECOMMENDATIONS 5.2.1 New Building I -South 5.2.2 New Building B-1 5.2.3 New Building 0 5.2.4 Renovations at Existing Building I -North 5.2.5 UBC Site Coefficients 5.3 SITE PREPARATION AND EARTHWORK 5.3.1 Preparation of Existing Site Soils 5.3.2 Structural Fill 5.3.3 Sedimentation and Erosion Control 6.0 RECOMMENDED GEOTECHNICAL SERVICES...............................................................................12 7.0 LIMITATIONS......................................................................................................................................13 FIGURES VICINITY MAP SITE PLAN Figure No. 1 2 G e o E n g i n e e r s 1 File No. 5512-004-00\060104 GEOTECHNICAL FOUNDATION DESIGN REPORT CELEBRATION CENTER REDEVELOPMENT PROJECT FEDERAL WAY, WASHINGTON FOR HARSCH INVESTMENT PROPERTIES, LLC 1.0 INTRODUCTION This report presents our recommendations for foundation design for the new buildings and renovations planned as part of the Celebration Center Redevelopment Project in Federal Way, Washington. The site is presented named Ross Plaza and is located along the west side of Pacific Highway South between South 320't' Street and South 324`h Street. The site is location is shown on the Vicinity Map, Figure 1, and the Site Plan, Figure 2. GeoEngineers, Inc. completed geotechnical engineering services for the development of the existing Ross Dress For Less store at the project site, the results of which were summarized in our, "Phase II Report, Geoeechnical Engineering Services, Proposed Ross Dress For Less Store, Century Square Shopping Center, Federal Way, Washington," dated July 20, 1989. The purpose of our services for the project is to develop design level geotechnical recommendations for foundation systems at each of the proposed new buildings based on available pertinent information. We completed these services in general conformance with our Scope of Services and the General Conditions presented in our signed proposal dated April 19, 2004 and the addendum for building I -South dated May 12, 2004. A total of 5 borings were completed as part of the original scope of services. Services completed for the addendum included an additional 5 shallow borings to better delineate the top of dense till beneath the proposed building I -south site. 2.0 PROJECT UNDERSTANDING We understand that Harsch Investment Properties, LLC plans to redevelop the existing Ross Plaza. Proposed improvements that are included in our scope of services, as identified in the most recent design plans by Awbrey Cook McGill Architects, consist of three new buildings B-1, O and I and renovation of the south part of the existing building I. Referring to Figure 2, the new building B-1 will be located just to the east of the existing building B. The new building O will generally take the footprint of the old and to be demolished Olympic Sport Center retail store. The plan is to reuse most of the existing augercast concrete piles for the new structure. The new building I will be located just to the south of the existing building I. The proposed renovation of the existing building I includes construction of new entry ways along the east side of existing building I. 3.0 GEOLOGY AND SEISMICITY 3.1 SITE GEOLOGY Published geologic information for the project vicinity includes a U.S. Geological Survey Map titled "Preliminary Geologic Map of Seattle and Vicinity, Washington" (Waldron et. al., 1962). The native soils in the vicinity of the site are the result of glacial and post glacial processes. The glacial deposits are derived from several regional glaciations, the most recent of which occurred from about 13,500 to G e o E n g i n e e r s 1 File No. 5512-004-00\060104 ' 15,000 years ago and is called the Vashon glaciation. Deposits within the area include glacial till (Vashon Till). 3.2 SEISMICITY 3.2.1 Introduction Seismicity in western Washington is primarily driven by the Cascadia Subduction Zone, which is the zone where the westward advancing North American Plate is overriding the subducting Juan de Fuca Plate. Three potential seismic source zones are generally accepted for western Washington: (1) shallow crustal earthquakes associated with known and/or unknown faults; (2) Cascadia Subduction Zone interface earthquakes, which occur along the boundary located between the Juan de Fuca and North American plates; and (3) Cascadia Subduction Zone intraplate earthquakes, which occur within the subducting Juan de Fuca Plate. 3.2.2 Shallow Crustal Earthquakes Shallow crustal earthquakes occur within the North American Plate to depths up to 15 miles. Shallow earthquakes in western Washington are expected to have durations ranging up to 60 seconds. Four, magnitude 7 or greater known earthquakes have occurred in the last 1,100 years in the Cascadia region, two of these occurred on Vancouver Island and two in western Washington. The largest historic earthquake in western Washington occurred in 1872 in the North Cascades and is estimated to have had a magnitude of 7.4. This earthquake is believed to have occurred at a depth of less than 10 miles. The other magnitude 7+ western Washington earthquake occurred on the Seattle Fault approximately 1,100 years ago. Shallow crustal faults with known or suspected Quaternary displacements within the general project area include the Seattle Fault. The Seattle Fault is located approximately 21 miles north of the site. The Seattle Fault is an east -west trending structure, and may actually be a series of four or more faults extending from the Kitsap Peninsula below the south end of Elliot Bay and east to the Cascade foothills, generally following the Interstate 90 corridor. 3.2.3 Cascadia Subduction Zone Interface Earthquakes Interface earthquakes occur on the boundary between the Juan de Fuca and North American tectonic plates. The Cascadia Subduction Zone extends from Vancouver Island to Northern California. Interface earthquakes on the Cascadia Subduction Zone are anticipated to have durations ranging up to 4 minutes. Evidence of the occurrence of large (magnitude 8 to 9+) earthquakes occurring on the Cascadia Subduction Zone has recently been discovered. The last large interface earthquake is believed to have occurred in the year 1700. It is estimated that the average recurrence interval for interface earthquakes on the Cascadia Subduction Zone is about 400 to 600 years, however, the interval between earthquakes is irregular. 3.2.4 Cascadia Subduction Zone Intraplate Earthquakes Cascadia Subduction Zone intraplate earthquakes occur within the subducting Juan de Fuca Plate at depths of 30 to 40 miles within western Washington. Intraplate earthquakes are expected to have durations ranging up to 45 seconds and magnitudes ranging up to 7.5. The Olympia 1949 G e a E n g i n e e r s 2 File No. 5512-004-00\060104 (magnitude 7.1), the Seattle 1965 (magnitude 6.5), and the Nisqually 2001 (magnitude 6.8) are considered to be intraplate earthquakes. 4.0 SITE CONDITIONS 4.1 SURFACE CONDITIONS AND SITE HISTORY The Celebration Center site is currently occupied by Ross Plaza, consisting of several one to two-story retail buildings and restaurants. The majority of the site is paved with asphalt concrete which is used for parking areas. Other improvements at the site consist of sidewalk and walkway areas. The topography of the site generally slopes from elevation 428 at the west to the east at elevation about 408 feet and to the south at elevation about 412 feet. Vegetation at the site is limited to landscaped islands within the parking areas. The vegetation generally consists of coniferous and deciduous trees; ornamental shrubs, bushes and flowers; and ground cover. 4.2 SUBSURFACE CONDITIONS 4.2.1 Summary of Explorations The subsurface conditions at the site were evaluated by drilling ten borings (B-1 through B-10) to depths ranging from 5 to 34 feet and by reviewing boring logs of the explorations completed for the previous geotechnical studies at and near the project site. The approximate locations of all appropriate explorations, for this project as well as for previous projects, are shown on the Site Plan, Figure 2. Logs of borings completed by GeoEngineers for this project as well as laboratory test results are presented in Appendix A. Logs of borings obtained from the following reports for previous projects are presented in Appendix B: 1. "Phase H Report, Geotechnical Engineering Services, Proposed Ross Dress For Less Store, Century Square Shopping Center, Federal Way, Washington," prepared by GeoEngineers dated July 20, 1989. 2. "Geotechnical Engineering Study, Proposed Office Building, Lot East of 1414 South 324'h St., Federal Way, Washington," prepared by Geo Group Northwest, Inc. dated November 17, 2000. 4.2.2 New Building I -South Subsurface soil and groundwater conditions for the new Building I -South are evaluated based on subsurface information obtained from borings B-1, B-2, B-6 through B-10 of this study and borings G-1 through G-5 from the previous report by GeoEngineers in 1989. Generally, an asphalt pavement section was encountered at borings completed for this study. Pavement thicknesses were measured along the sides of the borehole and generally consist of 1 to 2 inches of asphalt concrete overlying 2 to 3 inches base course material. Fill consisting of medium dense silty sand with gravel was encountered below the pavement in borings B-1 and B-2. Fill was encountered in borings B-1, B-2, and B-6 through B-8. Fill thickness encountered is about 9 feet in boring B-8 at the southwest comer of the new Building I, and about 15 feet in boring B-6 at the northeast comer of the new Building I and is about 25 feet in boring B-2, that is located near the southeast comer of the new Building I. Dense to very dense glacial deposits (till) were encountered below the fill. Glacial till was encountered near the ground surface in borings B-9, B-10 near the northwest comer of the new Building I -South, and G-1 through G-5. Groundwater was not observed in the borings during drilling. We anticipate that the groundwater level will fluctuate as a function of season, precipitation, and other factors. Geo E n g i n e e r s 3 File No. 5512-004-00\060104 4.2.3 New Building B-1 Subsurface soil and groundwater conditions for new building B-1 are evaluated based on subsurface information obtained from borings GGN-1 and GGN-2 of the previous geotechnical engineering study completed by Geo Group Northwest in 2000. Generally, fill consisting of loose to medium dense silty sand with gravel was encountered in both borings. The thickness of the fill was about 10 feet in boring GGN-1 near the east building line and was about 25 feet in boring GGN-2 that is located near the north building line. Peat was also encountered in both borings GGN-1 and GGN-2. Dense to very dense glacial deposits (till) were encountered below the fill. Groundwater was not observed in the borings during drilling. We anticipate that the groundwater level will fluctuate as a function of season, precipitation, and other factors. 4.2.4 New Building O Subsurface soil and groundwater conditions for new building O are evaluated based on subsurface information obtained from borings B-4 and B-5 of this study. Generally, fill consisting of loose to medium dense silty sand with gravel was encountered in both borings. Fill thickness was observed ranging from 20 feet in boring B-4 on the west side of the proposed new building to about 15 feet in boring B-5 that is located near the southeast corner of the proposed new building. Dense to very dense glacial deposits (till) were encountered below the fill. Perched groundwater was observed in both borings B-4 and B-5 at depths of about 20 and 12.5 feet respectively during drilling. We anticipate that the groundwater level will fluctuate as a function of season, precipitation, and other factors. 4.2.5 East Side of Existing Building I Subsurface soil and groundwater conditions for renovation areas along the east side of the existing building I are evaluated based on subsurface information obtained from borings B-3 and B-6 of the present study. Medium dense to dense fill was encountered in boring B-6 over the underlying dense to very dense till. Fill thickness encountered in boring B-6 is approximately 14 feet. Dense glacial till was encountered directly under the pavement in boring B-3. The depth to top of till transitions from 14 feet in B=6 to 0 feet in B-3, however, the rate of transition is not known (i.e., linear or nonlinear?) and will not become evident until construction. Groundwater was not observed in the borings during drilling. We anticipate that the groundwater level will fluctuate as a function of season, precipitation, and other factors. 5.0 CONCLUSION AND RECOMMENDATIONS 5.1 SUMMARY OF KEY GEOTECHNICAL ISSUES The following is a summary of the key geotechnical issues related to foundation design for each proposed new building of the Celebraticii Center Redevelopment project. Design level recommendations for each of these items, as well as other important geotechnical recommendations for the project, are contained in subsequent sections of this memorandum. The entire Conclusions and Recommendations section should be reviewed to obtain pertinent geotechnical recommendations for their perspective designs. 1. New Building I -South — This proposed building site is underlain by fill of variable grain size and density over dense till that slopes down from near ground surface at the northwest area to over 15 feet G e o E n g i n e e r s 4 File No. 5512-004-00\060104 at the southeast corner. Therefore, the proposed new building I -South may be supported by shallow foundations in the northwest corner where dense glacial deposits are shallow but pile foundations are recommended for the rest of the building footprint where significant thicknesses of variable fill were encountered (see Figure 2). Augercast piles are the recommended pile type. There is a potential for differential lateral soil movement beneath building I -South during an earthquake event as the loose fill slides down over the sloped till surface. Lateral resistance can be provided by shallow foundations within the northwest portion of the building and battered piles installed at selected pile caps at other building locations. Also, we recommend that all footings, grade beams, floor slabs and pile caps be structural connected to reduce the impact of differential lateral movement on the structure. Slab on grade should perform satisfactorily for static case but there may be ground loss beneath the building slab during an earthquake event and will require repairs. 2. New Building B-1 — According to the borings completed, this site is underlain by approximately 12 to 25 feet of loose sand and peat over till. Because of the potential for high differential foundation settlements, deep foundation support in the form of augercast pile is recommended under the proposed new building B-1. Structural slabs are also recommended because of the existence of peat in borings completed within the building footprint. There is a potential for differential lateral soil movement beneath the buildings, we recommend that all footings be structurally connected together via floor slabs, grade beams or other types of structural elements. 3. New Building O — The existing 14-inch-diameter augercast piles will be used to support majority of the new building footprint. The allowable loads shown on the original building plans for these piles should be suitable, provided that the piles were properly installed as shown and are presently in good condition. This has not been verified. For portion of the new building that is outside the old building footprint, new augercast piles are recommended for vertical support. The canopy along the west side of"the new building can be supported by shallow foundation because they are relatively lightly loaded. We recommend that all existing and new pile foundations be structurally connected together via floor slabs, grade beams or other types of structural elements. Structural slabs are recommended because of the existence of very loose fill in borings completed within the building footprint. Allowable vertical and lateral loads of the existing foundations are presented below. 4. Renovations at Building I -North — The proposed renovations along. the east side of the existing building I -North can be supported by shallow foundations founded on medium dense to dense fill or dense till, provided the subgrade soil is properly prepared and compacted. Slab on grade is recommended and lateral resistance will be provided by base friction between the footing and the underlying subgrade soils. 5.2 FOUNDATION SUPPORT RECOMMENDATIONS Specific geotechnical recommendations for the new buildings and renovation are summarized in this section: 5.2.1 New Building I -South The columns and wall footing for the new building I -South should be supported on shallow foundations bearing on- native dense to very dense glacial till near the northwest corner of the building. Augercast piles should be used for support for the rest of the building areas. The transition zone between the fill and native dense to very dense glacial till has been estimated based on subsurface information 5 File No. 5512-004-00\060104 available in this area. Footings are recommended in the shallow till zones (depth to till less than 3 feet) and augercast piles are recommended elsewhere. This estimated transition zone is shown on Figure 2. Not that the line delineating this transition zone is interpolated from a few borings and should therefore be considered approximate; actual depths to till encountered during construction will likely vary somewhat from those indicated in Figure 2. Hence, competent native soil should be verified by GeoEngineers during construction in the area where shallow foundations are planned. Shallow Foundation (Northwest Corner — Building I -South). Assuming that the footing subgrade are properly prepared, competent and not disturbed at the time of footing construction, the following design information may be used to size the footings: • Allowable Soil Bearing Pressure = 4000 psf (till) ■ The allowable soil bearing value may be increased by 1/3 when considering seismic loading • Ultimate Soil Bearing Pressure = 8,000 psf (till) • Estimated Differential Settlement over 40 feet: --1/4 of the total settlement • Estimated Maximum Settlement (Static Loading) <1/4 inch (till) ■ Estimated Maximum Settlement (Seismic Loading) <1/2 inch • Minimum footing sizes: Individual =24 inches; Strip = 18 inches • Minimum footing depths: Exterior = 18 inches; Interior = 12 inches " • Friction Coefficient at base of footings: 0.5 (includes a factor of safety of 1.5) • Allowable Passive Resistance = 500 pcf (assumes neat cut against till) Deep Foundation (Central and Southwest Areas — Building I -South). In other areas of the building footprint, augercast piles are recommended for foundation support. Piles should be embedded at least 10 feet into the underlying dense to very dense glacial till. Because the depth to till varies at this site, the pile lengths are expected to vary from about 20 to 45 feet. The depth to the top of till can be estimated from the borings and from Figure 2 for estimating pile depths, however, actual pile depths may vary because of inhomogeneity of soils at the site. We recommend that 16-inch-diameter augercast piles be used and that they be embedded at least 10 feet into the native dense to very dense glacial till. Based on this pile design section, the following design information may be used: • Allowable Pile Capacity (Compression) = 100 kips, Allowable Uplift Capacity = 40 kips • The allowable pile capacity may be increased by 1/3 when considering seismic loading • Ultimate Pile Capacity (Compression) = 200 kips, Ultimate Uplift Capacity = 80 kips • Allowable Lateral Pile Resistance = see text below • Allowable Passive Resistance = see text below ■ Estimated Differential Settlement over 40 feet: —1/4 of the total settlement • Estimated Maximum Settlement (Static Loading) <1/4 inch • Estimated Maximum Settlement (Seismic Loading) <1/2 inch The pile capacities apply to single piles. If piles within groups are spaced at least three pile diameters on center, no reduction for pile group action need be made. The structural characteristics of pile materials and structural connections might impose limitations on pile capacities and should be evaluated by the structural engineer. There is moderate to high potential for lateral soil movement of the fill zones beneath the building during an earthquake event. This is because the existing fill may lose strength and begin to slide along G e o E n g i n e e r s 6 File No. 5512-004-00\060104 the till slope present in the southwest part of building I -South footprint. Piles and pile caps embedded in this fill will try to displace southwest with the fill. Therefore, we recommend that lateral resistance of seismic loading be accomplished by a combination of passive resistance along shallow footings in the northwest comer of the site, grade beams and batter piles installed at selected pile caps at other portions of the building. We recommend that all pile foundations be structurally connected to the buried footing elements using reinforced slabs and/or grade beams. The interconnected grade beams will tie together the different foundation elements and transfer lateral loading to the shallow foundation elements of the building. As mentioned above, battered piles are recommended to provide additional lateral support of the building. We recommended that all battered piles should be installed at a batter angle of about 4V:1H using augercast technique. The lateral capacity will be provided solely by the side friction of the pile in one direction of loading and a combination of side friction and end bearing in the other. To be conservative we recommend that the piles be designed to resist lateral loading by friction alone. Augercast piles in tension are usually designed with a continuous steel reinforcement bar running down the center to the bottom of the pile. Assuming that the battered piles are installed as recommended above (i.e., minimum of 10 feet of embedment into the till), the allowable lateral resistance for each battered pile will be about 25 tons with a factor of safety of about 1.2 under seismic conditions. Floor Slabs (Building I -South). It is our opinion that floor slabs supported on -grade should perform satisfactorily for static case with a properly prepared site. However, slab on -grade may settle differentially and crack during a design seismic event because of the differential soil movement beneath the building. This may require some repair work on the floor slab after a design earthquake event. If repairing after a design seismic event is not acceptable, a structural slab should be used. We understand that Harsch Properties has been made aware of the risks associated with potential earthquake damage to an on -grade slab and accepts these risks. Therefore, we provide recommendations only for an on -grade floor slab. On -grade slabs should be underlain by a minimum of 12 inches of imported, clean crushed rock (base material) placed over in situ soils that have been properly prepared and compacted. The slab base material should contain less than 3 percent fines by dry weight and at least 70 percent of the material should be larger than the #4 sieve. All imported material should be reviewed by GeoEngineers prior to acceptance by the owner. 5.2.2 New Building B-1 The columns and wall footing for the new building B-1 should be supported by deep foundations due to the existence of fill and organic soil beneath the building area. Piles should be embedded in the native dense to very dense glacial till located about 12 to 25 feet below existing grade. Deep Foundation (Building B-1). Augercast piles should be used for support for the new building B-1. Assuming that 16-inch-diameter augercast piles are used and are embedded at least 10 feet into the native dense to very dense glacial till, the following design information may be used: • Allowable PileCapacity (Compression) = 100 kips, Allowable Uplift Capacity = 40 kips • The allowable pile capacity may be increased by 1/3 when considering seismic loading • Ultimate Pile Capacity (Compression) = 200 kips, Ultimate Uplift Capacity = 80 kips GeoEngineers 7 File No. 5512-004-00\060104 • Allowable Lateral Pile Resistance = 10 kips • Ultimate Lateral Pile Resistance = 20 kips • Allowable Passive Resistance on pile caps = 300 pcf (assumes compacted fill around pile caps and includes a FS = 2.0) • Estimated Differential Settlement over 40 feet: —1/4 of the total settlement • Estimated Maximum Settlement (Static Loading) <1/4 inch • Estimated Maximum Settlement (Seismic Loading) <1/2 inch The pile capacities apply to single piles. If piles within groups are spaced at least three pile diameters on center, no reduction for pile group action need be made. The structural characteristics of pile materials and structural connections might impose limitations on pile capacities and should be evaluated by the structural engineer. The lateral capacity are based on a center -to -center pile spacing of at least three pile diameters, adequate steel reinforcement, and free pile -head conditions. The capacities are based on a maximum pile deflection of approximately 1 inch. Resistance to lateral loads can also be developed by passive earth pressure on the faces of pile caps, grade beam, tie -beams and other buried foundation elements using the recommended passive pressures described above. We recommend that all footings be structurally connected using reinforced slabs and/or grade beams. This is to provide lateral stability during a design seismic event. The interconnected grade beams will tie together the foundation elements, thereby reducing both differential vertical and lateral displacement of the foundation system. Floor Slabs and Retaining Wall (Building B-1). Structural floor slabs are recommended for the new building B-1 because of the peat encountered beneath the building footprint. A retaining wall may be required along the north side of the building and can be designed for a lateral at rest pressure based on an equivalent fluid density of 55 pounds per cubic foot (pcf), if the retaining wall is constrained from rotating with floor slabs. Proper drainage behind the retaining wall is required. 5.2.3 New Building O The columns and wall footing for the new building O should be supported by deep foundations due to the existence of very loose fill beneath the building area. The existing 14-inch-diameter augercast concrete piles may be reused, as defined below. Based on the available design drawings for the existing building, the existing piles are suppose to be embedded at least 10 feet in the native dense to very dense glacial till. For portion of the new building that requires new piles, 16-inch-diameter augercast piles are recommended for foundation support. Existing Pile Foundation (Building O). The existing 14-inch-diameter augercast piles may be used for support for a major portion of the new building footprint. Based on the design drawings of the existing building, the existing piles were designed for an embedment about 10 feet into the dense to very dense glacial soils. The allowable design compression load for these piles is 100 kips and the design uplift tension load is 17 kips. Since there is no actual record of installation of the existing 14-inch-diameter augercast piles, it is prudent to reduce the axial pile capacity of the existing piles to account for the uncertainties or problems that may have occurred during construction. However, if the piles were installed properly to the design specifications, the allowable design loads presented above are G e o E n g i n e e r s 8 File No. 5512-004-00\060104 reasonable. We understand from KPFF that the 100 kips in compression is needed for the support of the new structure. It is our opinion that this is acceptable provided that, after demolition of the existing building, one of the existing piles that will be unused in new construction (apparently there will a few unused piles) be tested for capacity. A tension (pullout) test should be appropriate to evaluate both tension and compression with proper engineering monitoring during the test and interpretation after the test. We recommend that GeoEngineers be involved with this testing. Assuming that the existing piles are embedded about 10 feet into dense to very dense glacial till and the load test results are positive, the design values for the existing piles may be used as outlined below: • Allowable Pile Capacity (Compression) = 100 kips, Allowable Uplift Capacity = 17 kips • Ultimate Pile Capacity (Compression) = 200 kips, Ultimate Uplift Capacity = 34 kips • Allowable Lateral Pile Resistance = see text below • Allowable Passive Resistance = see text below • Estimated Differential Settlement over 40 feet: —1/4 of the total settlement • Estimated Maximum Settlement (Static Loading) <114 inch • Estimated Maximum Settlement (Seismic Loading) <1/2 inch We have estimated the total lateral capacity of the existing piles and piles caps based on an estimate of existing soil conditions around these below -grade elements. Our findings indicate that the allowable lateral capacity of all 104 piles will be about 500 kips under a design earthquake loads. The capacities are based on a maximum pile deflection of approximately 1 inch. Allowable lateral capacity of the pile caps, which have a total length of about 250 feet and averaged thickness of about 2.5 to 3 feet, is about 500 kips. Assuming all the existing piles and pile caps are connected and act together, the total lateral capacity of the existing deep foundation system is approximately 1000 kips. These values include a factor of safety of at least 1.5. New Pile Foundation (Building O). For portion of the new building that requires new piles, 16- inch-diameter augercast piles are recommended for foundation support. Assuming that 16-inch-diameter augercast piles are used and are embedded at least 10 feet into the native dense to very dense glacial till, the following design information may be used: • Allowable Pile Capacity (Compression) = 100 kips, Allowable Uplift Capacity = 40 kips • The allowable pile capacity may be increased by 1/3 when considering seismic loading • Ultimate Pile Capacity (Compression) = 200 kips, Ultimate Uplift Capacity = 80 kips • Allowable Lateral Pile Resistance = 10 kips (max. deflection = 1" with Factor of Safety of 2.0) • Ultimate Lateral Pile Resistance = 20 kips (max. deflection = 1" with Factor of Safety of 1.0) • Allowable Passive Resistance of pile cap = 500 pcf (assumes compacted fill around pile caps and includes a FS = 1.5) ■ Estimated Differential Settlement over 40 feet: --1/4 of the total settlement • Estimated Settlement (Static Loading) <1/4 inch • Estimated Settlement (Seismic Loading) <1/2 inch The pile capacities apply to single piles. If piles within groups are spaced at least three pile diameters on center, no reduction for pile group action need be made. The structural characteristics of pile materials and structural connections might impose limitations on pile capacities and should be evaluated by the structural engineer. G e o E n g i n e e r s 9 File No. 5512-004-00\060104 The lateral capacity are based on a center -to -center pile spacing of at least three pile diameters, adequate steel reinforcement, and free pile -head conditions. The capacities are based on a maximum pile deflection of approximately 1 inch. Resistance to lateral loads can also be developed by passive earth pressure on the faces of pile caps, grade beam, tie -beams and other buried foundation elements using the recommended passive pressures described above. We recommend that all footings be structurally connected using reinforced slabs and/or grade beams. This is to provide lateral stability during a design seismic event. The interconnected grade beams will tie together the foundation elements, thereby reducing both differential vertical and lateral displacement of the foundation system. Floor Slabs and Retaining Wall (Building O). Structural floor slabs are recommended for the new building O because of the very loose fill encountered beneath the building footprint. The existing north, west and south retaining walls may be reused. We understand that they will be extended vertically and that that tops of the new walls will be fixed laterally to the new floor system. These walls can be designed for a lateral active pressure based on an equivalent fluid density of 35H pounds per square foot (psf), where H is the height of the wall. This assumes that the loading will not change with new construction. We understand that in some areas, the grade will be raised by 3 feet or so. We recommend that light -weight geofoam material be used as part of the backfill material, as proposed by KPFF, to reduce surcharge loading onto the existing walls. These recommendations are based on the assumption that proper drainage is provided behind the retaining wall. This should be verified during demolition and construction. For seismic loading conditions, a rectangular earth pressure equal to 5H psf, should be added to the active pressures presented above. 5.2.4 Renovations at Existing Building I -North The renovations for this part of the project will consist of construction of a new entry ways at the southeast corner of the existing building I -North and along the east side of building I -North. Wall and columns at this renovated area should be supported on shallow foundations bearing on native dense to very dense glacial till or properly compacted structural fill (onsite soil). Shallow Foundations (Building I -North). Because we do not know the depth to till along the east side of this building, it is reasonable to use the conservative assumption that footings will be placed on existing fill, which has a lower allowable bearing capacity than does dense till. Assuming that the footing subgrade are properly prepared, competent and not disturbed at the time of footing construction, the following design information may be used to size the footings placed on compacted fill: • Allowable Soil Bearing Pressure = 3000 psf • The allowable soil bearing value may be increased by 1/3 when considering seismic loading • Ultimate Soil Bearing Pressure = 6,000 psf • Estimated Differential Settlement over 40 feet: —1/2 of the total settlement • Estimated Settlement (Static Loading) <1/2 inch • Estimated Settlement (Seismic Loading) <1/2 inch • Minimum footing sizes: Individual =24 inches; Strip = 18 inches • Minimum footing depths: Exterior = 18 inches; Interior = 12 inches ■ Friction Coefficient at base of footings: 0.4 (includes a factor of safety of 1.5) G e o E n g i n e e r s 10 File No. 5512-004-00\060104 ■ Allowable Passive Resistance = 350 pcf (assumes compacted fill around pile caps and includes a FS = 2.0) Floor Slabs (Building I -North). It is our opinion that floor slabs, if used in this part of the renovation, may be supported on -grade. The slabs should be underlain by a minimum of 4 inches of imported, clean crushed rock (base material) placed over in situ soils that have been properly prepared and compacted. The slab base material should contain less than 3 percent fines by dry weight and at least 70 percent of the material should be larger than the #4 sieve. All imported material should be reviewed by GeoEngineers prior to acceptance by the owner. 5.2.5 UBC Site Coefficients We understand that the buildings for this project will be designed using the latest UBC requirements. The Puget Sound region is seismically active and lies within Seismic Risk Zone 3 with a Seismic Zone Factor (Z) of 0.30 as classified by the 1997 edition of the UBC. This factor generally corresponds to a ground acceleration on rock of about 0.3g, where g is the gravitational constant. The site is underlain by variable thicknesses of fill. We have conservatively assumed that the ground motions will be controlled by those areas with thick fill zones. Based on this assumption the site is best classified as Soil Profile Type SD, as defined in the Uniform Building Code. This profile type consists of stiff soil with an average Standard Penetration Test blow count between depths of 0 to 100 feet of 15 to 50 blows per foot. The seismic coefficients appropriate for Soil Profile Type SD and Seismic Zone 3 are as follows: Ca = 0.36 and C, = 0.54. 5.3 SITE PREPARATION AND EARTHWORK 5.3.1 Preparation of Existing Site Soils The existing soils at the project site generally contain a moderate amount of fines (silt) and are moisture -sensitive. Operation of equipment on the existing soils will be difficult and likely more expensive if earthwork is completed during wet weather. Disturbance of the shallow subgrade soils should be expected if site preparation work is completed during periods of wet weather. If possible, it will be preferable to schedule site preparation and earthwork activities during extended periods of dry weather when the soils will (1) be less susceptible to disturbance and (2) provide better support for construction equipment. Generally, the best earthwork period for these types of soils is July through September. 5.3.2 Structural Fill All fill, whether existing on -site soil or imported soil, which will support floor slabs, pavement areas or foundations, or be placed in utility trenches should meet the criteria for structural fill presented below. The suitability of soil for use as structural fill depends on its gradation and moisture content. The existing fill soil and medium dense to very dense native soil encountered in our borings is expected to be suitable for structural fill in areas,- provided the work is accomplished during the normally dry season (July through September) and that the soil can be properly moisture conditioned. However, for wet weather construction, we believe that it will be necessary to import granular material with a lesser fines content to achieve adequate compaction (see below) for support of pavement areas, floor slabs and structures. G e o E n g i n e e r s 11 File No. 5512-004-00\060104 We recommend imported structural fill consist of either crushed or well graded sand and gravel containing less than 5 percent fines (material pass U.S. Standard No. 200 sieve) by weight relative to the fraction of the material passing the 3/4 inch sieve. This imported fill material should be free of rock fragments larger than 4 inches, debris and organic material. We recommend that the suitability of structural fill material from proposed borrow sources be evaluated by a representative from our firm before the earthwork contractor is allowed to transport any material to the site. Structural fill should be mechanically compacted to a firm, non -yielding condition. Structural fill placed in building areas to support footings and floor slabs should be compacted to at least 95 percent of the maximum dry density (MDD) according to ASTM D-1557. Pavement area fill, including utility trench backfill, should be compacted to at least 90 percent of MDD, except for the upper 2 feet below finished subgrade surface, which should be compacted to at least 95 percent of MDD. Structural fill to support walkways should be placed after the subgrade is evaluated and be compacted to at least 90 percent of MDD. Structural fill to be compacted by heavy equipment should be placed in loose lifts not exceeding 10 inches in thickness. Each lift should be conditioned to the proper moisture content and compacted to the specified density before subsequent lifts are placed. All structural fill placement should be observed and tested by GeoEngineers for material properties and for compaction levels in the field. 5.3.3 Sedimentation and Erosion Control In our opinion, the erosion potential of the on -site soils is moderate, in particular because much of the site work will be higher in elevation that the surrounding properties. Construction activities including stripping and grading will expose soils to the erosional effects of wind and water. The amount and potential impacts of erosion are partly related to the time of year that construction actually occurs. Wet weather construction will increase the amount and extent of erosion and potential sedimentation. Proper erosion and sedimentation control measures should be implemented using a combination of interceptor swales, straw bale barriers, silt fences and straw mulch for temporary erosion protection of exposed soils. All disturbed areas should be finish graded, compacted and seeded as soon as practical to reduce the risk of erosion. Erosion and sedimentation control measures should be installed and maintained in accordance with the requirements of the City of Federal Way and other applicable regulatory agencies. We recommend that the design, installation and maintenance of sedimentation and erosion control measures be made the responsible of the contractor. 6.0 RECOMMENDED GEOTECHNICAL SERVICES We have recommended in various report sections that GeoEngineers be involved with future phases of work for this project that are beyond our present scope of services. These future phases include review of plans and specifications prior to final submittal, assistance during the permit process and construction observations. It is important and valuable to the project to have us continue with our geotechnical consultation during post -design and construction phases. Prior to construction, we can provide timely evaluations of the project bid documents and review these to see that they conform to our recommendations. During construction, we can provide on -site observations during important earthwork parts of the project (site preparation and compaction, augercast piles installation, pile load testing, footing construction, etc.). Also, our design is based on a limited number of borings and selected engineering G e o E n g i n e e r s 12 File No. 5512-004-00\060104 analyses that cannot address all soil and groundwater conditions that may be encountered at this complex site. Variations in site conditions may impact our recommendations. With our on -site involvement during construction, we are able to provide timely modifications to the earthwork and foundations that will result in a good product to Harsch Properties without undue delays to the contractor. We recommend that we meet with you to discuss follow-up geotechnical services at your convenience. 7.0 LIMITATIONS We have prepared this report for use by the Harsch Investment Properties LLC and other members of the design team in design of a portion of this project. Within the limitations of scope, schedule and budget, our services have been executed in accordance with generally accepted practices in the field of geotechnical engineering in this area at the time this report was prepared. No warranty or other conditions, express or implied, should be understood. Any electronic form, facsimile or hard copy of the original document (email, text, table, and/or figure), if provided, and any attachments are only a copy of the original document. The original document is stored by GeoEngineers, Inc. and will serve as the official document of record. Please refer to Appendix C, titled 'Report Limitations and Guidelines for Use," for additional information pertaining to use of this report. / + ► We appreciate the opportunity to be of service to you on this project and look forward to working with you on subsequent phases. Should you have any questions concerning this report, please call. Respectfully submitted, GeoEnginee , Inc. King H. Chin, PE Geotechnical Engineer r Daniel W. Mageau, PE Principal KHC:DWM:ab SEAT:\00\Fina1s\551200400R.doc Copyright® 2004by GeoEngineers, Inc. All rights reserved. W. SIaIVhL ]fPIR£S 7- 114 IA4 G e o E n g i n e e r s 13 File No. 5512-004-00\060104 > s Tx: gz 4\ Gc yew *me Rc 3 as ya .-1 CITY OF <Y ` Federal Way REC E iF $1ENT OF COMMUNITY DEVELOPMENT SERVICES 33325 8`h Avenue South Federal Way, WA 98003-6325 DEC 2 1 2011 253-835-2607; Fax 253-835-2609 www.cityvffederalwa,i Cg� OF FEDERP,t, WAY CDS Crime Prevention Through Environmental Design (CPTED) Checklist Directions Please fill out the checklist to indicate which strategies have been used to implement CPTED principles in your proposed project. Please check all strategies that are applicable to your project for each of the numbered guidelines. You may check more than one strategy for each guideline. Your responses will be evaluated by City Staff, and will be integrated into the Site Plan and/or Building Permit review process. Section and r Functional Area Performance Performance Standard Standard Section 1.0 1.1 Strategy ■ Applicable during Site Plan Review e Applicable during Building Permit Review Evaluation for Agency Use Only Natural Surveillance Blind Corners _Conforms Avoid blind corners 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. M 13 Consider the installation of mirrors to allow users to see ahead of them and around comers. e Other strategy used: 1.2 Site and Building Layout Allow natural observation from the street to the use, from the use to the street, and between uses _,_,Conforms _Revise _NA Comments: Bulletin #022 — January 1, 2011 Page 1 of 9 k:\Handouts\CPTED Checklist Section and ✓ T Functional Area Performance Performance Standard Standard Strategy N Applicable during Site Plan Review e Applicable during Building Permit Review Orient the main entrance towards the street or both streets on For Non -Single comers. ■ Family Development El Position habitable rooms with windows at the front of the dwelling. ■ Access to dwellings or other uses above commercial/ retail development should not be from the rear of the building. ■ Offset windows, doorways and balconies to allow for natural observation while protecting privacy. M ® Locate main entrances/exits at the front of the site and in view of the street. ■ For Commercial/ Retail/ Industrial If employee entrances must be separated from the main and Community ® entrance, they should maximize opportunities for natural Facilities surveillance from the street. ■ In industrial developments, administration/offices should be located at the front of the building. M 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. M ® Avoid hidden recesses. ■ ® Locate parking areas in locations that can be observed by adjoining uses. M Open spaces shall be clearly designated and situated at For Common/ locations that are easily observed by people. Parks, plazas, Open Space ® common areas, and playgrounds should be placed in the front Areas of buildings. Shopping centers and other similar uses should face streets. 1 Other strategy used, u Evaluation for Agency Use Only Bulletin #022 — January 1, 2011 Page 2 of 9 k:\Handouts\CPTED Checklist Section and ✓ Functional Area Evaluation for Performance Performance Standard Agency Use Only Standard Strategy ■ Applicable during Site Plan Review e Applicable during Building Permit Review 1.3 Common/Open 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. ■ Design and locate dumpster enclosures in a manner which ® screens refuse containers but avoids providing opportunities to hide. ■ Locate waiting areas and external entries to elevators/stairwells ® close to areas of active uses to make them visible from the building entry. e ❑ Locate seating in areas of active uses. e Other strategy used: 1.4 Entrances _Conforms Provide entries that are clearly visible. _Revise _NA Comments: ® Design entrances to allow users to see into them before entering. ■ Entrances should be clearly identified (Signs must conform to ❑ FWRC 19.140.060. Exempt Signs. (Applicable during Cerd'cate of Occupancv haspection . Other strategy used: 1.5 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 ■ Applicable during Site Plan Review e Applicable during Building Permit Review ❑ 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. ■ 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. ■ ® Avoid vegetation that conceals the building entrance from the street. ■ 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. ■ Bulletin #022 — January 1, 2011 Page 4 of 9 k:\Handouts\CPTED Checklist I ^Section and ✓ Functional Area Performance Performance Standard Standard Strategy ■ 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. e Ensure inset or modulated spaces on a building facade, access/egress routes, and signage is well lit. e In areas used by pedestrians, ensure that lighting shines on pedestrian pathways and possible entrapment spaces. e Place lighting to take into account vegetation, in its current and ❑ mature form, as well as any other element that may have the potential for blocking light. e Avoid lighting of areas not intended for nighttime use to avoid ❑ giving a false impression of use or safety. If danger spots are usually vacant at night, avoid lighting them and close them off to pedestrians. e ® 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. e ❑ Use photoelectric rather than time switches for exterior lighting. e In projects that will be used primarily by older people ❑ (retirement homes, congregate care facilities, senior and/ or community centers, etc.) provide higher levels of brightness in public/common areas. e Other strategy D 1.8 Mix of Uses In mixed use buildings increase opportunities for natural surveillance, while protecting privacy. Evaluation for Agency Use Only _Conforms Revise __NA Comments: Bulletin #022 — January 1, 2011 Page 5 of 9 k:\Handouts\CPTED Checklist Section and ✓ Functional Area Performance Performance Standard Standard Strategy ■ Applicable during Site Plan Review e Applicable during Building Permit Review Where allowed by city code, locate shops and businesses on lower floors and residences on upper floors. In this way, ❑ residents can observe the businesses after hours while the residences can be observed by the businesses during business hours. ■ ❑ Include food kiosks, restaurants, etc. within parks and parking structures. ■ Other strategy: used 13 1.9 Security Bars, Shutters, and Doors When used and permitted by building and fire codes, security bars, shutters, and doors should allow observation of the street and be consistent with the architectural style of the building. ❑ Security bars and security doors should be visually permeable (see -through). e Other strategy used: Section and Performance Standard ✓ Functional Area Performance Standard Strategy ■ Applicable during Site Plan Review e Applicable during Building Permit Review Section 2.0 Access Control Evaluation for Agency Use Only _.._Conforms _Revise _NA Comments: Evaluation for Agency Use Only 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. ❑ 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\OPTED Checklist Section and ✓ Functional Area Evaluation for Performance Performance Standard Agency Use Only Standard Strategy t Applicable during Site Plan Review e Applicable during Building Permit Review In residential uses, each individual unit should be clearly numbered. In multiple building complexes, each building entry ❑ should clearly state the unit numbers accessed from than entry. In addition, unit numbers should be provided on each level or floor. e ❑ Street numbers should be made of durable materials, preferably reflective or luminous, and unobstructed (e.g. by foliage). e For larger projects, provide location maps (fixed plaque ❑ format) and directional signage at public entry points and along internal public routes of travel. e Other strategy used: 2.2 Entrances Conforms Avoid confitsion in locating building entrances. —Revise _NA Comments: Entrances should be easily recognizable through design ® features and directional signage. (Signs must conform to FWRC 19.140.060. Exempt Signs. 1 ® Minimize the number of entry points. ■ Other strategy used: 2.3 Landscaping _Conforms Use vegetation as barriers to deter unauthorized access. —Revise _NA Comments: ❑ Consider using thorny plants as an effective barrier. e Other strategy used: 2.4 Landscaping Location _Conforms Avoid placement of vegetation that would enable access to a _Revise building or to neighboring buildings. ,_,NA Comments: Bulletin #022 —January 1, 2011 Page 7 of 9 k:\Handouts\OPTED Checklist Section and ✓ Functional Area Evaluation for Performance Performance Standard Agency Use Only Standard Strategy ■ Applicable during Site Plan Review e Applicable during Building Permit Review Avoid placement of large trees, garages, utility structures, f I ® fences, and gutters next to second story windows or balconies that could provide a means of access. ■ Other strategy used: 13 2.5 Security _Conforms Reduce opportunities for unauthorized access _Revise _NA Comments: Consider the use of security hardware and/or human measures ❑ to reduce opportunities for unauthorized access. (Applicable during Certificare of Occupancy Inspection . 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 19.140.060. Exempt __NA Signs]. Comments: ❑ Use strong colors, standard symbols, and simple graphics for informational signs. e Upon entering the parking area, provide both pedestrians and For Surface ❑ drivers with a clear understanding of the direction to stairs, Parking and elevators, and exits. e Parking Structures In multi -level parking areas, use creative signage to distinguish between floors to enable users to easily locate their cars. e ❑ Advise users of security measures that are in place and where to find them, i.e. security phone or intercom system. e ❑ Provide signage in the parking area advising users to lock their cars. e Bulletin #022 — January 1, 2011 Page 8 of 9 k:\Handouts\CPTED Checklist Section and ✓ Functional Area Evaluation for Performance Performance Standard Agency Use Only Standard Strategy ■ Applicable during Site Plan Review e Applicable during Building Permit Review ❑ Where exits are closed after hours, ensure this information is indicated at the parking area entrance. e Other strategy used: 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 ❑ more than six to eight units share a common building entrance. ■ 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 ❑ 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: 13 Bulletin #022 — January 1, 2011 Page 9 of 9 k:\Handouts\CPTED Checklist 41k o� Federal Way APPLICATION NO(s) / — / 0 -S 0 Project Name MASTER LAND USE APPLICATION ', SEC 1 DEPARTMENT OF COMMUNITY DEVELOPMENT SF,RVICFS 33325 8'h Avenue South Federal Way, WA 98003-6325 253-835-2607; Fax 253-835-2609 w vw. it •offedcralss•a .cui}t CITY Of FEDERAL WAY CDS Date December 21. 2011 and C : n Property Address/Location 1640 S. 3201h. Federal Way, WA S : fn st Parcel Nulnber(s) _ Lot 11=150050 - 0110 Project Description Demolition of approximately 16,000 SF existing fetall building area extension to existing arcadei installation at .underground storm drainage pipe; 20,000 SF addition to existing_retail building; new pad building w/drive-thru Type of Permit Required Annexation Binding Site Plan Boundary Line Adjustment Comp Plan/Rezone Land Surface Modification Lot Line Elimination Preapplication Conference Process I (Director's Approval) Process II (Site Plan Review) X :Process III (Project Approval) Process IV (Hearing F,xaminer'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 CC-F Zoning Designation CC-F _Comprehensive Plan Designation $2 804,500.00 Value of Existing Improvements $3 04„ 47.9X2.00 Value of Proposed Improvements International Building Code (IBC): 'M'Occupancy __ _ Occupancy Type Type V, Sprinklered Constniction Type Applicant Name: Randy Kyle - Harsch Investment Properties LLC Address: 1121 SW Salmon Street City/State: Portland, OR Zip: 97205 Phone: (603) 242-2900 Fax: (503) 274-2093 Email: randyk@harsch.com Signature: Agent (if different than Applicant) z Nance' Walter Rubio Address: 1046 114th Street, Suite 100 CitylState: San Diego, CA Zip: 92101 Phone: (619) 398-3480 Fax: (619) 398-3488 Email: waiter@acm-architects.com Signature: Owner Name: Randy Kyle - Harseh Investment Properties LLC Address: 1121 SW Salmon Street City/State: Portland, OR Zip: 97205 Phone: (503) 2 2-29 0 Fax: (503 4 $ Email: ra rs Signature; Bulletin #1003 —January 1, 2011 Page I of l k:lliandoutAML aster Land Use Application Path Gydesen From: Ann Dower [Ann. Dower@cityoffederalway.com] Sent: Friday, December 16, 2011 8:59 AM To: Patt Gydesen Subject: RE: CELEBRATION CENTER T.I.R. One copy of the current TIR is sufficient, just to provide a reference. We have a TIR on file which, per our conversation, should be the same one. Ann Dower Senior Engineering Plans Reviewer City of Federal Way 33325 8th Ave S PO Box 9718 Federal Way, WA 98063-9718 253.835.2732 Email: ann.dower a)cityaffederalway.corn From: Patt Gydesen rmailto:pattg@brhinc.com Sent: Friday, December 16, 2011 8:56 AM To: Ann Dower Cc: Ted Dimof Subject: CELEBRATION CENTER T.I.R. Ann, Please confirm that we do not need to submit 4 copies of the T.I.R. for our Process III land use submittal. Thanks for your help. Patt Gydesen Senior Engineering Designer Bush, Roed & Hitchings 2009 Minor Avenue East Seattle, WA 98102 ph. 206 323-4144 fax 323-7135 maijto:pattq@4tinc.com SEE UNDE RWRi TER FAX COMMITMENT FOR TITLE INSURANCE NO. 6418260-1 3RD COMMITMENT INQUIRIES SHOULD BE MADE TO: Customer Reference: UNIT 1 (425)255-7472 Harsch Investment Properties Donna Roetter Unit 1.Renton TicorTitie.corn Effective Date: February 18, 2011 at 08:00 AM SCHEDULE A 1. Policy or policies to be issued: 2006 ALTA Loan Policy Coverage: Extended Liability: $ 0.00 Premium: $ 0.00 Tax: $ 0.00 Proposed Insured: TO FOLLOW TO FOLLOW Total: $ 0.00 2. The estate or interest in the land described or referred to in this commitment and covered herein is a Fee Simple. 3. TICOR TITLE COMPANY agrees to issue on request and on recording of appropriate documents, its policy or policies as applied for, with coverage as indicated, based on the preliminary commitment; title to the property described herein is vested, on the date shown above, in: Harsch Investment Properties LLC, an Oregon limited liability company subject only to the exceptions shown herein and to the terms, conditions, and exceptions contained in the policy form. 4. The land referred to in this Commitment is described as follows: SEE SCHEDULE A CONTINUED Commitment Schedule A RECEVED DEC 21 Z011 ,ITY Of FEDERAL WAY CDS Commitment No. 6418260-1 LEGAL DESCRIPTION SCHEDULE A CONTINUED The land referred to in this Commitment is described as follows: LOT A: Lot 11, Century, according to the plat thereof recorded in Volume 104 of Plats, page(s) 68 through 73, in King County, Washington; EXCEPT that portion described as follows: Beginning at the southeast corner of said Lot 11; thence north 88°48'13" west along the south line thereof 160.00 feet; thence north 01012-15" east 118.12 feet to the southwest corner of Lot 12 said Plat of Century; thence south 88047'45" east along the south line thereof 160,00 feet to the southeast corner of said Lot 12; thence south 01012'15" west along the east line of said Lot 11 a distance of 118.10 feet to beginning; (ALSO KNOWN AS Lot A, King County Lot Line Adjustment Number 680057, recorded under King County Recording Number 8010230726); EXCEPT that portion thereof taken for South 320th Street as described in deed recorded under King County Recording Number 20000707001452; TOGETHER WITH the north 75.00 feet of Lot 8, said plat; EXCEPT the east 20.00 feet of said north 75.00 feet; AND EXCEPT that portion of the east 20.00 feet of Lot A, King County Lot Line Adjustment Number 680057, recorded under King County Recording Number 8010230726, lying southerly of the westerly prolongation of the north line of the south 28.23 feet of Lot 12, said plat. LOT B: Lot 10, Century, according to the plat thereof recorded in Volume 104 of Plats, page(s) 68 through 73, in King County, Washington; TOGETHER WITH that portion of Lot 11, said Plat of Century, described as follows: Beginning at the southeast corner of said Lot 11; thence north 88048'13" west along the south line thereof 160.00 feet; thence north 01012'15" east 118.12 feet to the southwest corner of Lot 12 said Plat of Century; thence south 8804745" east along the south line thereof 160.00 feet to the southeast corner of said Lot 12: thence south 01012'15" west along the east line of said Lot 11 a distance of 118.10 feet to beginning; (ALSO KNOWN AS Lot B, King County Lot Line Adjustment Number 680057, recorded under King County Recording Number 8010230726); TOGETHER WITH the east 20.00 feet of the north 75.00 feet of Lot 8, said plat; ALSO TOGETHER WITH that portion of the east 20.00 feet of Lot A, King County Lot Line Adjustment Number 680057, recorded under King County Recording Number 8010230726, lying southerly of the westerly prolongation of the north fine of the south 28.23 feet of Lot 12, said plat; AND ALSO TOGETHER WITH the south 28.23 feet of Lot 12, said plat; EXCEPT the east 15.00 feet of said south 28.23 feet taken for Pacific Highway South as described in Commitment No. 6418260-1 SCHEDULE A CONTINUED (Continued) instrument recorded under King County Recording Number 20020415002589. ALSO KNOWN AS Lot B, Federal Way Boundary Line Adjustment Number 04-100603-00-54 recorded under King County Recording Number 20050330900002. LOT C: Lot 8, Century, according to the plat thereof recorded in Volume 104 of Plats, page(s) 68 through 73, in King County, Washington; EXCEPT that portion thereof taken for south 324th Street as described in instrument recorded under Recording Number 20030324001966; EXCEPT the north 75.00 feet thereof. LOT D: Lot 12, Century, according to the plat thereof recorded in Volume 104 of Plats, page(s) 68 through 73, in King County, Washington; EXCEPT that portion thereof taken for Pacific Highway South as described in instrument recorded under King County Recording Number 20020415002589; ALSO EXCEPT the south 28.23 feet thereof; ALSO Lot 7, Century, according to the plat thereof recorded in Volume 104 of Plats, page(s) 68 through 73, in King County, Washington; EXCEPT that portion of Lot 7, condemned for right of way under King County Cause Number 02-2-19486-9, as disclosed by instrument recorded under Recording Number 20030324001966; ALSO Lot 13, Plat of Century, according to the plat thereof recorded in Volume 104 of Plats, page(s) 68 through 72, in King County, Washington; EXCEPT that portion of said Lot 13 conveyed to the City of Federal Way by deed recorded under Recording Number 20000707001452. Commitment No. 6418260-1 SCHEDULE B Schedule B of the policy or policies to be issued will contain exceptions to the following matters unless the same are disposed of to the satisfaction of the Company: GENERAL EXCEPTIONS: I. Rights or claims of parties in possession, or claiming possession, not shown by the Public Records. 2. Any encroachment, encumbrance, violation, variation, or adverse circumstance affecting the Title that would be disclosed by an accurate and complete land survey of the Land. 3. Easements, prescriptive rights, rights -of -way, liens or encumbrances, or claims thereof, not shown by the Public Records. 4. Any lien, or right to a lien, for contributions to employee benefit funds, or for state workers' compensation, or for services, labor, or material heretofore or hereafter furnished, all as imposed by law, and not shown by the Public Records. 5. Taxes or special assessments which are not yet payable or which are not shown as existing liens by the Public Records. 6. Any lien for service, installation, connection, maintenance, tap, capacity, or construction or similar charges for sewer, water, electricity, natural gas or other utilities, or for garbage collection and disposal not shown by the Public Records. 7. Unpatented mining claims, and all rights relating thereto. 8. Reservations and exceptions in United States Patents or in Acts authorizing the issuance thereof. 9. Indian tribal codes or regulations, Indian treaty or aboriginal rights, including easements or equitable servitudes. 10. Water rights, claims or title to water. 11. Defects, liens, encumbrances, adverse claims or other matters, if any, created, first appearing in the public records or attaching subsequent to the Effective Date but prior to the date the Proposed Insured acquires for value of record the estate or interest or mortgage thereon covered by this Commitment. SPECIAL EXCEPTIONS: AGREEMENT AND THE TERMS AND CONDITIONS THEREOF: RECORDED: May 27, 2008 RECORDING NUMBER: 20080527001636 PURPOSE: Water distribution system AFFECTS: Lot A. Bonneville Power Administration transmission line easement in favor of the United States of America as granted or disclosed by instruments recorded under Recording Numbers 3128470, 31a OS o 3308820, 04100949, 5204176, 5218868 and 7107270045 and as condemned by final decree entered in United States District Court Cause Numbers 269, 272. 535 and 685. NOTE: Said easement is also delineated and/or dedicated on the face of the plat. 3. AN EASEMENT AFFECTING A PORTION OF SAID PREMISES FOR THE PURPOSES STATED THEREIN: IN FAVOR OF: Lakehaven Sewer District, a municipal corporation FOR: Sewer mains DISCLOSED BY INSTRUMENT RECORDED: October 19, 1971 RECORDING NUMBER: 7110190387 AFFECTS: Easterly portions of Lots 11 and 12 Commitment Schedule B Commitment No. 6418260-1 SCHEDULE B (Continued) 4. AN EASEMENT AFFECTING A PORTION OF SAID PREMISES FOR THE PURPOSES STATED THEREIN: IN FAVOR OF: City of Tacoma FOR. Water transmission pipelines DISCLOSED BY INSTRUMENT RECORDED: February 14, 1974 RECORDING NUMBER: 7402140349 AFFECTS: Southerly portion of Lot 8 and other property 5. AN EASEMENT AFFECTING A PORTION OF SAID PREMISES FOR THE PURPOSES STATED THEREIN: 1N FAVOR OF: King County Water District No. 124, a municipal corporation FOR: Pump station and water mains DISCLOSED BY INSTRUMENT RECORDED: September 25, 1974 RECORDING NUMBER: 7409250454 AFFECTS: Portions of Lots 11 and 13 and other property Said easement has been modified by instruments recorded under Recording Numbers 8006180637, 8306240549 and 8306240550, A portion of said easement has been abandoned as disclosed by instrument recorded under Recording Number 19990929001202. 6. AN EASEMENT AFFECTING A PORTION OF SAID PREMISES FOR THE PURPOSES STATED THEREIN: FOR: Ingress and egress DISCLOSED BY INSTRUMENT RECORDED: December 19, 1977 RECORDING NUMBER: 7712190951 AFFECTS: Easterly portion of Lot 8 7. AN EASEMENT AFFECTING A PORTION OF SAID PREMISES FOR THE PURPOSES STATED THEREIN: FOR: Storm drain line DISCLOSED BY INSTRUMENT RECORDED: March 10, 1978 RECORDING NUMBER: 7803100046 AFFECTS: Southwesterly portion of Lot 11 8- UNDERGROUND UTILITY EASEMENT AFFECTING THE PORTION OF SAID PREMISES AND FOR THE PURPOSES STATED THEREIN: IN FAVOR OF: Puget Sound Power & Light Company FOR. An underground electric transmission and/or distribution system DISCLOSED BY INSTRUMENT RECORDED: May 11, 1979 RECORDING NUMBER: 7905110810 AFFECTS: Portions of Lots 7 and 8 as constructed, extended or relocated Contains covenant prohibiting structures over said easement or other activities which might endanger the underground system. Commitment Schedule B Commitment No. 6418260-1 SCHEDULE B (Continued) 9. AN EASEMENT AFFECTING A PORTION OF SAID PREMISES FOR THE PURPOSES STATED THEREIN: IN FAVOR OF: FOR: King County Water District No. 124 DISCLOSED BY Water lines INSTRUMENT RECORDED: June 18, 1980 RECORDING NUMBER: AFFECTS: 8006180637 Portion of Lot 11 10. UNDERGROUND UTILITY EASEMENT AFFECTING THE PORTION OF SAID PREMISES AND FOR THE PURPOSES STATED THEREIN: IN FAVOR OF: FOR: Puget Sound Power & Light Company DISCLOSED BY An underground electric transmission and/or distribution system INSTRUMENT RECORDED: RECORDING NUMBER: October 3, 1980 AFFECTS: 8010030560 Portion of Lot 12 as constructed, extended or relocated Contains covenant prohibiting underground system. structures over said easement or other activities which might endanger the 11. AN EASEMENT AFFECTING THEREIN: A PORTION OF SAID PREMISES FOR THE PURPOSES STATED FOR: DISCLOSED BY Ingress and egress INSTRUMENT RECORDED: RECORDING NUMBER: May 29, 1981 AFFECTS: 8105290635 Southerly portion of Lot 7 and other property Said easement has been modified by instrument recorded under Recording Number 8402150608. 12. AN EASEMENT AFFECTING A PORTION OF SAID PREMISES FOR THE PURPOSES STATED THEREIN: IN FAVOR OF: FOR: Pacific Northwest Bell Telephone Company, a Washington corporation Underground communication lines DISCLOSED BY INSTRUMENT RECORDED: April 21, 1983 RECORDING NUMBER: AFFECTS: 8304210586 Southerly 5 feet of Lot 7 13. AN EASEMENT AFFECTING A THEREIN: PORTION OF SAID PREMISES FOR THE PURPOSES STATED IN FAVOR OF: FOR: Pacific Northwest Bell Telephone Company, a Washington corporation Underground communication lines DISCLOSED BY INSTRUMENT RECORDED: June 10, 1983 RECORDING NUMBER: AFFECTS: 8306100670 5-foot strip of land as constructed lying within Lot 8 Commitment Schedule B Commitment No. 6418260-1 SCHEDULE B (Continued) 14. AN EASEMENT AFFECTING A PORTION OF SAID PREMISES FOR THE PURPOSES STATED THEREIN: FOR: DISCLOSED BY Deck INSTRUMENT RECORDED: RECORDING NUMBER: November 6, 1989 AFFECTS: 8911060200 A portion of Lot 7 15. AN EASEMENT AFFECTING THEREIN: A PORTION OF SAID PREMISES FOR THE PURPOSES STATED IN FAVOR OF: FOR: Lakehaven Utility District DISCLOSED BY Water facilities INSTRUMENT RECORDED: RECORDING NUMBER: August 23, 1999 AFFECTS: 19990823001610 A portion of Lot 11 16. AN EASEMENT AFFECTING A PORTION OF SAID PREMISES FOR THE PURPOSES STATED THEREIN: IN FAVOR OF: FOR: City of Federal Way Beautification improvements, including street trees, decorative lights, specialty landscaping and decorative sidewalks DISCLOSED BY INSTRUMENT RECORDED: July 7, 2000 RECORDING NUMBER: AFFECTS: 20000707001453 Northerly portion of Lots 11 and 13 17. AN EASEMENT AFFECTING A THEREIN: PORTION OF SAID PREMISES FOR THE PURPOSES STATED IN FAVOR OF: Lakehaven Utility District FOR: Water facilities DISCLOSED BY INSTRUMENT RECORDED: June 23, 2006 RECORDING NUMBER: 20060623000135 AFFECTS: As located 18. Terms, Conditions, Restrictions, Notes, Dedications, Building Set Back Lines including any Easements delineated or Easement Provisions as contained on the face of the plat referred to in Schedule "A" herein. (A copy of which is attached hereto.) 19. COVENANTS, CONDITIONS, RESTRICTIONS AND EASEMENTS CONTAINED IN LOT LINE ADJUSTMENT, COPY ATTACHED: RECORDED: October 23, 1980 RECORDING NUMBER: 8010230726 Commitment Schedule B Commitment No. 6418260-1 SCHEDULE B (Continued) 20. COVENANTS AND RESTRICTIONS CONTAINED IN DECLARATION OF PROTECTIVE RESTRICTIONS AND EASEMENTS, BUT OMITTING ANY COVENANT OR RESTRICTION BASED ON RACE, COLOR, RELIGION, SEX, HANDICAP, FAMILIAL STATUS, OR NATIONAL ORIGIN UNLESS AND ONLY TO THE EXTENT THAT SAID COVENANT (a) IS EXEMPT UNDER CHAPTER 42, SECTION 3607 OF THE UNITED STATES CODE OR (b) RELATES TO HANDICAP BUT DOES NOT DISCRIMINATE AGAINST HANDICAP PERSONS: RECORDED: July 19, 1983 RECORDING NUMBER: 8307190969 Said instrument is a re-recording of instrument recorded under Recording Number 8112150134. 21, AGREEMENT AND THE TERMS AND CONDITIONS THEREOF: RECORDED: June 6, 1977 RECORDING NUMBER: 7706060115 PURPOSE: Establishing a non -building area in which no building or permanent structure may be constructed and restrictions as to the use of said area 22. AGREEMENT AND THE TERMS AND CONDITIONS THEREOF: RECORDED: October 5, 1989 RECORDING NUMBER: 8910050338 PURPOSE: Domestic water supply system A certificate of completion and release of lien relating to said agreement was recorded under Recording Number 19990823001609. 23. EASEMENT FOR GRADING OF STREET SLOPES, AS NECESSARY, OVER PORTION OF PREMISES ADJOINING STREET OR ALLEY AS GRANTED IN INSTRUMENT: RECORDED: July 23, 1959, May 13, 1964, May 13, 1964 and April 17, 1974 RECORDING NUMBER: 5047677, 5735315, 5735317 and 7404170102 GRANTEE: King County 24. AN EASEMENT AFFECTING A PORTION OF SAID PREMISES FOR THE PURPOSES STATED THEREIN: IN FAVOR OF: Lakehaven Sewer District FOR: Sewer mains DISCLOSED BY INSTRUMENT RECORDED: October 19, 1971 RECORDING NUMBER: 7110190388 AFFECTS: A portion of the easterly 8 feet of Lot 11 lying between Lots 10 and 12 25. Permit between the City of Tacoma Department of Public Utilities Water Division and Qwest Corporation, for buried telephone cable, within Tacoma Water's right of way easement; recorded under Recording Number 20031002000912. AFFECTS: Lot 8 and other property. 26. Permit between the City of Tacoma Department of Public Utilities Water Division and Voice Stream PCS III Corporation, for buried fiber optics line within Tacoma Water's right of way easement; recorded under Recording Number 20031002000913. AFFECTS: Lot 8 and other property. Commitment Schedule B Commitment No. 6418260-1 SCHEDULE B (Continued) 27. Matters disclosed by Survey performed by Bush, Roed and Hitchings, Inc., dated June 18, 1999; Job #97033.03: a. Chain link fence, appurtenance unknown, lies 2 feet, more or less, westerly of the west boundary of Lot 7. b. Canopy along east boundary of Lot 8 encroaches one-half foot, more or less, into easterly adjoinder. C. Planter, appurtenance unknown, straddles boundary line at most southerly southeast corner. d. Fence and guardrail and fir trees, appurtenance unknown, lie west of west boundary of Lot 12. e. Planters and bark encroach onto South 320th Street. f. Easement at Paragraph 4 herein located under the improvements located on Lots 11 and 13. 28. UNDERGROUND UTILITY EASEMENT AFFECTING THE PORTION OF SAID PREMISES AND FOR THE PURPOSES STATED THEREIN: IN FAVOR OF: Puget Sound Power & Light Company FOR: An underground electric transmission and/or distribution system DISCLOSED BY INSTRUMENT RECORDED: September 23, 1983 RECORDING NUMBER: 8309230963 AFFECTS: Portion of Lots 10 and 11 Contains covenant prohibiting structures over said easement or other activities which might endanger the underground system. 29. AN EASEMENT AFFECTING A PORTION OF SAID PREMISES FOR THE PURPOSES STATED THEREIN: IN FAVOR OF: Federal Way Water and Sewer District, a municipal corporation FOR: Water mains with necessary appurtenances DISCLOSED BY INSTRUMENT RECORDED: December 4, 1986 RECORDING NUMBER: 8612041019 AFFECTS: Portion of Lots 10 and 11 lying within a strip of land 10 feet in width 30. COVENANTS, CONDITIONS AND RESTRICTIONS CONTAINED IN INSTRUMENT: RECORDED: December 15, 1981 RECORDING NUMBER: 8112150135 31. Easement to Lakehaven Sewer District recorded under Recording Numbers 7110190388 and 7110190389. AFFECTS: Portion of Lots 10 and 11. 32. License to enter granted to the City of Federal Way; recorded October 14, 2004 under Recording Number 20041014001163. Commitment Schedule B Commitment No. 6418260-1 SCHEDULE B (Continued) 33. AN EASEMENT AFFECTING A PORTION OF SAID PREMISES FOR THE PURPOSES STATED THEREIN: FOR: Roadway for ingress and egress DISCLOSED BY INSTRUMENT RECORDED: December 19, 1977 RECORDING NUMBER: 7712190952 AFFECTS: A southerly portion of Lot 10 and other property Said easement contains a provision for bearing equal cost of maintenance, repair or reconstruction of said common roadway by the common users. 34. AN EASEMENT AFFECTING A PORTION OF SAID PREMISES FOR THE PURPOSES STATED THEREIN: IN FAVOR OF: Pacific Northwest Bell Telephone Company, a Washington corporation FOR: Underground cmomunication lines with wires, cables, fixtures and appurtenances DISCLOSED BY INSTRUMENT RECORDED: June 13, 1979 RECORDING NUMBER: 7906131111 AFFECTS: The south 2 feet of Lot 10 35. AN EASEMENT AFFECTING A PORTION OF SAID PREMISES FOR THE PURPOSES STATED THEREIN: IN FAVOR OF: City of Federal Way FOR: Street right of way, retaining wall, drainage and utilities DISCLOSED BY INSTRUMENT RECORDED: April 15, 2002 RECORDING NUMBER: 20020415002595 AFFECTS: Easterly portion of Lot 13 36. AN EASEMENT AFFECTING A PORTION OF SAID PREMISES FOR THE PURPOSES STATED THEREIN: IN FAVOR OF: FOR: City of Federal Way DISCLOSED BY Street right of way, retaining wall, drainage and utilities INSTRUMENT RECORDED: April 15, 2002 RECORDING NUMBER: 20020415002593 AFFECTS: Easterly portion of Lot 11 37. AGREEMENT AND THE TERMS AND CONDITIONS THEREOF: DATED: September 14, 2004 RECORDED: RECORDING NUMBER: December 27, 2004 20041227000105 PURPOSE: Water distribution system Modification to said agreement recorded May 3, 2006 under Recording Number 20060503000728. Certificate of completion/ Release of lien recorded under Recording Number 20071219002158 Commitment Schedule B Commitment No. 6418260-1 SCHEDULE B (Continued) 38. AGREEMENT AND THE TERMS AND CONDITIONS THEREOF: DATED: RECORDED: RECORDING NUMBER: PURPOSE: September 14, 2004 December 27, 2004 20041227000106 Water distribution system 39. AGREEMENT AND THE TERMS AND CONDITIONS THEREOF. DATED: September 14, 2004 RECORDED: December 27, 2004 RECORDING NUMBER: 20041227000117 PURPOSE: - Low Pressure Water Service Agreement 40. COVENANTS, CONDITIONS, RESTRICTIONS AND EASEMENTS CONTAINED IN LOT LINE ADJUSTMENT, COPY ATTACHED: RECORDED: March 30, 2005 RECORDING NUMBER: 20050330900002 41. AGREEMENT AND THE TERMS AND CONDITIONS THEREOF: DATED: March 16, 2005 RECORDED: March 30, 2005 RECORDING NUMBER: 2005033000009 PURPOSE: Tract "Z" Agreement 42. AGREEMENT AND THE TERMS AND CONDITIONS THEREOF: DATED: March 16, 2005 RECORDED: March 30, 2005 RECORDING NUMBER: 2005033000010 PURPOSE: Tract "Y' Agreement 43. COVENANTS AND RESTRICTIONS CONTAINED IN INSTRUMENT, BUT OMITTING ANY COVENANTS OR RESTRICTIONS, IF ANY, BASED UPON RACE, COLOR, RELIGION, SEX, SEXUAL ORIENTATION, FAMILIAL STATUS, MARITAL STATUS, DISABILITY, HANDICAP, NATIONAL ORIGIN, ANCESTRY OR SOURCE OF INCOME, AS SET FORTH IN APPLICABLE STATE OR FEDERAL LAWS, EXCEPT TO THE EXTENT THAT SAID COVENANT OR RESTRICTION IS PERMITTED BY APPLICABLE LAW: RECORDED: November 23, 2005 RECORDING NUMBER: 20051123002059 44. Terms and conditions of City of Tacoma Department of Public Utilities Consent recorded under Recording Number 20060829000552. AFFECTS: Lot C. 45. Property taxes, which are a lien not yet due and payable, including any assessments collected with taxes to be levied for the fiscal year 2011. Commitment Schedule B Commitment No. 6418260-1 SCHEDULE B (Continued) Note: Property taxes for the fiscal year shown below are PAID. For proration purposes the amounts were: Tax Identification No.: 150050-0110-09 Code Area Number: 1202 Fiscal Year: 2010 Amount: $172,420.03 Land: $6,816,000.00 Improvements: $6,073,100.00 Affects: Lot A City of Federal Way BLA recorded under Recording Number 20050330900002. 46. Property taxes, which are a lien not yet due and payable, including any assessments collected with taxes to be levied for the fiscal year 2011. Note: Property taxes for the fiscal year shown below are PAID. For proration purposes the amounts were: Tax Identification No.: 150050-0080-05 Code Area Number: 1202 Fiscal Year: 2010 Amount: $79,590.78 Land: $1,611,700.00 Improvements: $4,544,200.00 Affects: Taxable portion of Lot C, City of Federal Way BLA recorded under Recording Number 20050330900002. 47. The property herein described is carried on the tax rolls as exempt; however, it will become taxable from the date of transfer to a taxable entity. Said property may be subject to the collection of back taxes for a possible 3 to 10 year period, depending upon the actual use classification of the property during it's exempt status. Inquiry should be made to the King County Assessor's Office for additional information. TAX ACCOUNT NUMBER: 150050-0080-96 LEVY CODE: 1205 Affects: Exempt portion of Lot C, City of Federal Way BLA recorded under Recording Number 20050330900002. 48. Property taxes, which are a lien not yet due and payable, including any assessments collected with taxes to be levied for the fiscal year 2011. Note: Property taxes for the fiscal year shown below are PAID. For proration purposes the amounts were: Tax Identification No.: 150050-0120-07 Code Area Number: 1202 Fiscal Year: 2010 Amount: $14,020.60 Land: $310,300.00 Improvements: $789,700.00 Affects: Lot D, City of Federal Way BLA recorded under Recording Number 20050330900002. 49. Property taxes, which are a lien not yet due and payable, including any assessments collected with taxes to be levied for the fiscal year 2011. Commitment Schedule B Commitment No. 6418260-1 SCHEDULE B (Continued) Note: Property taxes for the fiscal year shown below are PAID. For proration purposes the amounts were: Tax Identification No.: 150050-0070-07 Code Area Number: 1202 Fiscal Year: 2010 Amount: $38,120.26 Land: $1,480,800.00 Improvements: $1,392,700.00 Affects: Lot 7, Century; Except road 50. Property taxes, which are a lien not yet due and payable, including any assessments collected with taxes to be levied for the fiscal year 2011. Note: Property taxes for the fiscal year shown below are PAID. For proration purposes the amounts were: Tax Identification No.: 150050-0130-05 Code Area Number: 1202 Fiscal Year: 2010 Amount: $14,737.52 Land: $877,200.00 Improvements: $222,800.00 Affects: Lot 13, Century; Except street 51. A leasehold estate, as disclosed by Memorandum thereof, subject to all of the provisions therein contained: RECORDED: June 2, 1971 RECORDING NUMBER: 7106020594 LESSOR: C.D. Weyerhaeuser, also appearing of record as C. Davis Weyerhaeuser, and Annette B. Weyerhaeuser, his wife LESSEE: The National Bank of Commerce 52. A leasehold estate, as disclosed by Memorandum thereof, subject to all of the provisions therein contained: RECORDED: May 28, 1980 RECORDING NUMBER: 8005280140 LESSOR: Sutter Hill Limited, a California corporation LESSEE: Far West Services, Inc., a California corporation AFFECTS: Lot 12. AMENDMENT AND/OR MODIFICATION OF LEASE: RECORDED: February 10, 1981 RECORDING NUMBER: 8102100587 53. A leasehold estate, as disclosed by Memorandum thereof, subject to all of the provisions therein contained: RECORDED: March 14, 1985 RECORDING NUMBER: 8503140438 LESSOR: Roebling Management Company, Inc. Pension Trust LESSEE: Discount Drug Stores 54. A leasehold estate, as disclosed by Memorandum thereof, subject to all of the provisions therein contained: RECORDED: August 22, 1985 RECORDING NUMBER: 8508220395 LESSOR: Roebling Management Company, Inc. Pension Trust LESSEE: Clothestime, Inc., a California corporation Commitment Schedule B Commitment No. 6418260-1 SCHEDULE B (Continued) 55. LEASE, AND THE TERMS AND CONDITIONS THEREOF: LESSOR: Labrock II Limited Partnership, an Illinois limited partnership LESSEE: State of Washington, Department of Licensing, acting through the Department of General Administration FOR A TERM OF: 5 years, with an option to renew an additional 5 years RECORDED: November 20, 1996 RECORDING NUMBER: 9611201161 AMENDMENT AND/OR MODIFICATION OF LEASE: RECORDED: February 7, 2000 RECORDING NUMBER: 20000207000182 56. LEASE, AND THE TERMS AND CONDITIONS THEREOF: LESSOR: JDI Tacoma, Limited Partnership LESSEE: Employment Security Department, acting through the Department of General Administration FOR A TERM OF: 5 years, with an option to renew for an additional 5 years RECORDED: December 17, 1997 RECORDING NUMBER: 9712170533 AMENDMENT AND/OR MODIFICATION OF LEASE: RECORDED: June 1, 1998 RECORDING NUMBER: 9806010558 AMENDMENT AND/OR MODIFICATION OF LEASE: RECORDED: February 7, 2000 RECORDING NUMBER: 20000207000183 57. MEMORANDUM OF SUBLEASE, INCLUDING THE TERMS AND CONDITIONS OF THE LEASE DISCLOSED THEREIN: LESSOR: Coco's Restaurant LESSEE: EDCCA Foods, Inc., a Washington corporation RECORDED: January 7, 1999 RECORDING NUMBER: 9901072383 AFFECTS: Lot 12. 58. DEED OF TRUST, AND THE TERMS AND CONDITIONS THEREOF: GRANTOR: EDCCA Foods, Inc. TRUSTEE: Transnation Title Insurance Company BENEFICIARY: The Money Store Commercial Mortgage Inc. ADDRESS: PO Box 162247, Sacramento, CA 95816-2247 LOAN NO.: 510325814 AMOUNT: $2,682,000.00 DATED: December 29, 1998 RECORDED: January 7, 1999 RECORDING NO.: 9901072384 AFFECTS: A leasehold interest in Lot 12. Commitment Schedule B Commitment No. 6418260-1 SCHEDULE B (Continued) APPOINTMENT OF SUCCESSOR TRUSTEE APPOINTED: Regional Trustee Services Corporation BY: Wachovia Commercial Mortgage, Inc. f/k/a The Money Store Commercial Mortgage RECORDED: February 6, 2004 RECORDING NUMBER: 20040206000593 59. AGREEMENT AND THE TERMS AND CONDITIONS THEREOF: RECORDED. January 7, 1999 RECORDING NUMBER: 9901072385 PURPOSE: Allowing tenant fixtures to remain personal property and recognizing the interest of another party in the fixtures AFFECTS: Lot 12. 60. LANDLORD'S ESTOPFEL CERTIFICATE AND THE TERMS AND CONDITIONS THEREOF: LENDER: TENANT: The Money Store Commercial Mortgage Inc. LANDLORD: EDCC Foods, Inc. Coco's Restaurant, Inc. RECORDED: January 7, 1999 RECORDING NUMBER: 9901072386 AFFECTS: Lot 12. 61. AGREEMENT AND THE TERMS AND CONDITIONS THEREOF: RECORDED: RECORDING NUMBER: January 7, 1999 9901072387 PURPOSE: Hazardous substances AFFECTS: Lot 12. 62. DEED OF TRUST, AND THE TERMS AND CONDITIONS THEREOF: GRANTOR: EDCCA Foods Inc. TRUSTEE: Transnation Title Insurance Company BENEFICIARY: ADDRESS: The Money Store Commercial Mortgage Inc. LOAN NO.: PO Box 162247, Sacramento, CA 95816-2247 510324072 AMOUNT: $2,065,000.00 DATED: RECORDED: December 29, 1998 January 7, 1999 RECORDING NO.: 9901072388 AFFECTS: A leasehold interest in Lot 12. APPOINTMENT OF SUCCESSOR TRUSTEE APPOINTED: Regional Trustee Services Corporation BY. Wachovia Commercial Mortgage, Inc. f/k/a The Money Store Commercial Mortgage RECORDED: February 6, 2004 RECORDING NUMBER: 20040206000595 Commitment Schedule B Commitment No. 6418260-1 SCHEDULE B (Continued) 63. AGREEMENT AND THE TERMS AND CONDITIONS THEREOF: RECORDED: January 7, 1999 RECORDING NUMBER: 9901072389 PURPOSE: Allowing tenant fixtures to remain personal property and recognizing the interest of another party in the fixtures AFFECTS: Lot 12. 64. LANDLORD'S ESTOPFEL CERTIFICATE AND THE TERMS AND CONDITIONS THEREOF: LENDER: The Money Store Commercial Mortgage Inc. TENANT: EDCC Foods, Inc. LANDLORD: Coco's Restaurant, Inc. RECORDED: January 7, 1999 RECORDING NUMBER: 9901072390 AFFECTS: Lot 12. 65. AGREEMENT AND THE TERMS AND CONDITIONS THEREOF: RECORDED: January 7, 1999 RECORDING NUMBER: 9901072391 PURPOSE: Hazardous substances 66. DEED OF TRUST, AND THE TERMS AND CONDITIONS THEREOF: GRANTOR: TRUSTEE: Harsch Investment Properties, LLC, an Oregon limited liability company Washington Title Company BENEFICIARY: Union Bank of California, N.A. ADDRESS: LOAN NO.: 200 Pringle Avenue #256, Walnut Creek, CA 94596 AMOUNT: 3504475636-80100 $16,235,000.00 DATED: October 5, 1999 RECORDED: October 13, 1999 RECORDING NO.: 19991013001005 SAID DEED OF TRUST HAS BEEN MODIFIED BY INSTRUMENT: DATED: April 15, 2002 RECORDED: May 30, 2002 RECORDING NUMBER: 20020530002549 SAID DEED OF TRUST HAS BEEN MODIFIED BY INSTRUMENT: DATED: RECORDED: April 11, 2005 April 15, 2005 RECORDING NUMBER: 20050415001012 SAID DEED OF TRUST HAS BEEN MODIFIED BY INSTRUMENT: DATED: RECORDED: November 20, 2007 December 3, 2007 RECORDING NUMBER: 20071203000015 AFFECTS: Portion of said premises and includes other property Commitment Schedule B Commitment No. 6418260-1 SCHEDULE B (Continued) SAID DEED OF TRUST HAS BEEN MODIFIED BY INSTRUMENT: DATED: November 6, 2008 RECORDED: November 26, 2008 RECORDING NUMBER: 20081126000401 67. A leasehold estate, as disclosed by Memorandum thereof, subject to all of the provisions therein contained: RECORDED: February 5, 2009 RECORDING NUMBER: 20090205001313 LESSOR: Harsch Investments Properties, LLC LESSEE: Subway Real Estate Corp. 68. Unrecorded leaseholds, if any; rights of vendors and holders of security interests on personal property installed upon said property and rights of tenants to remove trade fixtures at the expiration of the term of lease. 69. The Company will require the following documents for review prior to the issuance of any title assurance Predicated upon a conveyance or encumbrance from the entity named below. Limited Liability Company: Harsch Investment Properties LLC, an Oregon limited liability company a) A copy of its operating agreement, if any, and any and all amendments, supplements and/or modifications thereto, certified by the appropriate manager or member. b) If a domestic Limited Liability Company, a copy of its Articles of Organization and all amendments thereto with the appropriate filing stamps. c) If the Limited Liability Company is member -managed a full and complete current list of members certified by the appropriate manager or member. d) If the Limited Liability Company was formed in a foreign jurisdiction, evidence, satisfactory to the Company, that it was validly formed, is in good standing and authorized to do business in the state of origin. e) If less than all members, or managers, as appropriate, will be executing the closing documents, furnish evidence of the authority of those signing. The Company reserves the right to add additional items or make further requirements after review of the requested documentation. 70. Matters relating to ALTA Extended Policy coverage: The results of our inspection will be furnished by supplemental report. 71. Until the amount of the policy to be issued is provided to us, and entered on the commitment as the amount of the policy to be issued, it is agreed by every person relying on this commitment that we will not be required to approve any policy amount over $100,000 and our total liability under this commitment shall not exceed that amount. 72. Property taxes, which are a lien not yet due and payable, including any assessments collected with taxes to be levied for the fiscal year 2011. Commitment Schedule B Commitment No. 6418260-1 73 SCHEDULE B (Continued) Note: Property taxes for the fiscal year shown below are PAID. For proration purposes the amounts were: Tax Identification No.: 150050-0100-01 Code Area Number: 1202 Fiscal Year: 2010 Amount: $44,153.89 Land: $511,200.00 Improvements: $2,988,800.00 Affects: Lot B of City of Federal Way BLA recorded under Recording Number 20050330900002. DEED OF TRUST AND THE TERMS AND CONDITIONS THEREOF: GRANTOR: Harsch Investment Properties, LLC, an Oregon limited liability company TRUSTEE: Ticor Title Company, a Delaware corporation BENEFICIARY: Union Bank of California, N.A. ADDRESS: 18300 Von Karman Avenue, Suite 200, Irvine, CA 92612 LOAN NO.: AMOUNT: $7,681,116.00 DATED: April 11, 2005 RECORDED: April 15, 2005 RECORDING NO.: 20050415001011 SAID DEED OF TRUST HAS BEEN MODIFIED BY INSTRUMENT: DATED: November 20, 2007 RECORDED: December 3, 2007 RECORDING NUMBER: 20071203000915 SAID DEED OF TRUST HAS BEEN MODIFIED BY INSTRUMENT: DATED: November 20, 2008 RECORDED: November 26, 2008 RECORDING NUMBER: 20081126000401 END OF SPECIAL EXCEPTIONS Commitment Schedule B Commitment No. 6418260-1 SCHEDULE B (Continued) NOTES: A. The language contained in the printed Exceptions from coverage and Conditions and Stipulations of the Policy committed for may be examined by inquiry at the office which issued the Commitment, and a specimen copy of the insurance Policy Form(s) referred to in this Commitment will be furnished promptly upon request. B. Investigation should be made to determine if there are any service, installation, maintenance, or connection charges for sewer, water, electricity or Metro Sewer Treatment Capacity Charge. C. In the event the transaction fails to close and this commitment is cancelled, a fee will be charged to comply with the State Insurance Code and the filed schedule of this Company. D. Notwithstanding anything to the contrary in this Commitment, if the policy to be is other than an ALTA Owner's Policy (6/17/06) or ALTA Loan Policy (6117106), the policy may not contain an arbitration clause, or the terms of the arbitration clause may be different from those set forth in this Commitment. If the policy does contain an arbitration clause, and the Amount of Insurance is less than the amount, if any, set forth in the arbitration clause, all arbitrable matters shall be arbitrated at the option of either the Company or the Insured as the exclusive remedy of the parties. E. Instruments necessary to create the estate or interest to be insured must be properly executed, delivered and duly filed for record. F. The sketch being provided in connection with this transaction is for the purpose of showing the approximate general location of the premises under search without an actual survey. Ticor Title assumes no liability in connection with the same. G. Any documents being executed in conjunction with this transaction must be signed in the presence of an authorized Company employee, an authorized employee of an agent, an authorized employee of the insured lender, or by using Bancsery or other approved third -party service. If the above requirement cannot be met, please call the Company at the number provided in this report. H, As part of Ticor Title Company's commitment to the environment, we encourage the paperless distribution of our products whenever possible. To help conserve natural resources, we will automatically issue the €orthcoming original policy(ies) electronically. Please provide us with a current e-mail address for the new owner and/or lender prior to closing or by emailing WAPofic #icartitle.com. Hard copy versions may be issued upon request. H. Abbreviated Legal for purposes of King County Recorders Office is: Lts. A, B, C and D, BLA #04-100603-00-S11, Rec. # 20050330900002 and Ptn. Lots 7 & 13, Century, Vol. 104, pg. 68. �- The records of King County and/or our inspection indicate that the address of the improvement located on said land is: 1414 South 324th Street Federal Way, WA 98003 A Shopping Center J. There are NO Conveyances affecting said land recorded within 24 months of the date of this report. K- We Find no adverse matters affecting the name(s) of Harsch Investment Properties LLC, an Oregon limited liability company, in the King County records. rv/mm/09/18/2008 cc: Ticor Title Insurance Company commitment Schedule B Commitment No. 6418260-1 SCHEDULE B (Continued) L. NOTE : DOCUMENT RECORDING FEES AS OF NOVEMBER 15, 2010 Recording charge for a RESPA transaction (ail transfer and loan documents): RESPA Residential Sale and Purchase $160.00 RESPA Residentlal Loan/Refinance $97.00 RECORDING CHARGES ARE SUBJECT TO CHANGE WITHOUT NOTICE. Note: Recording charge (per document) for a Non-RESPA transaction: First page of document $63; $1 for each additional page NOTE: Part of the RESPA Rule to Simplify and Improve the Process of Obtaining Mortgages and Reduce Consumer Settlement Costs requires the settlement agent to disclose the agent and underwriter split of title premiums, including endorsements as follows: Line 1107 is used to record the amount of the total title insurance premium, including endorsements, that is retained by the title agent. Ticor Title Company retains 88% of the total premium and endorsements. Line 1108 used to record the amount of the total title insurance Premium, including endorsements, that is retained by the title underwriter. Chicago Title Insurance Company retains 12% of the total premium and endorsements. 01/25/2011 RV 2nd Report END OF SCHEDULE B Commitment Schedule B SEE UNDERWkITER FAX Title Unit: UNIT 1 Order No.; 6418260 Your No.: Harsch Investment Properties Commitment for Title Insurance TICOR TITLE COMPANY, a Washington corporation ("Company"), for a valuable consideration, commits to issue its policy or policies of title insurance, as identified in Schedule A, in favor of the Proposed Insured named in Schedule A, as owner or mortgagee of the estate or interest in the land described or referred to in Schedule A, upon payment of the premiums and charges and compliance with the Requirements; all subject to the provisions of Schedule A and B and to the Conditions of this Commitment. This Commitment shall be effective only when the identity of the Proposed Insured and the amount of the policy or policies committed for have been inserted in Schedule A by the Company. All liability and obligation under this Commitment shall cease and terminate 180 days after the Effective Date or when the policy or policies committed for shall issue, whichever first occurs, provided that the failure to issue the policy or policies is not the fault of the Company. The Company will provide a sample of the policy form upon request. IN WITNESS WHEREOF, Ticor Title Company has caused its corporate name and seal to be affixed by its duly authorized officers on the date shown in Schedule A. TICOR TITLE COMPANY I SEE UNDERWkITER I1IMA CONDITIONS The term mortgage, when used herein, shall include deed of trust, trust deed, or other security instrument. 2. If the proposed Insured has or acquired actual knowledge of any defect, lien, encumbrance, adverse claim or other matter affecting the estate or interest or mortgage thereon covered by this Commitment other than those shown in Schedule B hereof, and shall fail to disclose such knowledge to the Company in writing, the Company shall be relieved from liability for any loss or damage resulting from any act of reliance hereon to the extent the Company is prejudiced by failure to so disclose such knowledge. If the proposed Insured shall disclose such knowledge to the Company, or if the Company otherwise acquires actual knowledge of any such defect, lien, encumbrance, adverse claim or other matter, the Company at its option may amend Schedule B of this Commitment accordingly, but such amendment shall not relieve the Company from liability previously incurred to paragraph 3 of these Conditions. 3. Liability of the Company under this Commitment shall be only to the named proposed Insured and such parties included under the definition of Insured in the form of policy or policies committed for and only for actual loss incurred in reliance hereon in undertaking in good faith (a) to comply with the requirements hereof, or (b) to eliminate exceptions shown in Schedule B, or (c) to acquire or create the estate or interest or mortgage thereon covered by this Commitment. In no event shall such liability exceed the amount stated in Schedule A for the policy or policies committed for an such liability is subject to the insuring provisions and Conditions and the Exclusions from Coverage of the form of policy or policies committed for in favor of the proposed Insured which are hereby incorporated by reference and are made a part of this Commitment except as expressly modified herein. 4. This Commitment is a contract to issue one or more title insurance policies and is not an abstract of title or a report of the condition of title. Any action or actions or rights of action that the proposed Insured may have or may bring against the Company arising out of the status of the title to the estate or interest or the status of the mortgage thereon covered by this Commitment must be based on and are subject to the provisions of this Commitment. 5. The policy to be issued contains an arbitration clause. All arbitrable matters when the Amounts of Insurance is $2, 000.00 or less shall be arbitrated at the option of either the Company or the Insured as the exclusive remedy of the parties. You may review a copy of the arbitration rules at <http:Ilwww.alta.oral> Ticor Title Company RECORDING FORMAT Effective January 1, 1997, document format and content requirements have been imposed by Washington Law. Failure to comply with the following requirements may result in rejection of the document by the county recorder or imposition of a $50.00 surcharge. First page or cover sheet requirements: " 3" top margin containing nothing except the return address. " 1" side and bottom margins containing no markings or seals. " Title(s) of documents. Recording Number of any assigned, released or referenced document(s). " Grantor names (and page number where additional names can be found). " Grantee names (and page number where additional names can be found). " Abbreviated legal description (and page number for full description). It Assessor's Tax Parcel Number(s). Return Address (in Top 3" margin). Additional pages: if 1" top, side and bottom margins containing no markings or seals. All pages: if No stapled or taped attachments. Each attachment must be a separate page. it All notary and other pressure seals must be smudged for visibility. if Font side of 8 points or larger. RECORDING FEES Document Recording Fee as of November 15, 2010: Recording charge for a RESPA transaction (all transfer and loan documents): RESPA Residential Sale and Purchase $160.00 RESPA Residential Loan/Refinance $100.00 RECORDING CHARGES ARE SUBJECT TO CHANGE WITHOUT NOTICE. Note: Recording charge (per document) for a Non-RESPA transaction: Non-Respa - $63.00 - First Page Non-Respa - $14.00 - First Page: Assignment of Deed of Trust, Substitution or Appointment of Successor Trustee RECONVEYANCE FEES Reconveyance Fee effective November 1, 2009: $135.00 - Base Fee or $200.00 - Private Lost Note MUST INCLUDE: Original Deed of Trust (or Indemnity Agreement) Original Promissory Note (or Indemnity Agreement) Request for Full or Partial Reconveyance with ALL Beneficiary Signatures Release Tracking Fee effective November 1, 2009 " $135.00 - Escrow Fee GOING GREEN As part of Ticor Title Company's commitment to the environment, we encourage the paperless distribution of our products whenever possible. To help conserve natural resources, we will automatically issue the forthcoming original policy(ies) electronically. Please provide us with a current e-mail address for the new owner and/or lender prior to closing or by emailing WAPolicy_ticortitle.com. Hard copy versions may be issued upon request. Effective Date: 5/1/2008 Fidelity National Financial, Inc. Privacy Statement Fidelity National Financial, Inc. and its subsidiaries ("FNF") respect the privacy and security of your non-public personal information ("Personal Information") and protecting your Personal Information is one of our top priorities. This Privacy Statement explains FNF's privacy practices, including how we use the Personal Information we receive from you and from other specified sources, and to whom it may be disclosed. FNF follows the privacy practices described in this Privacy Statement and, depending on the business performed, FNF companies may share information as described herein. Personal Information Collected We may collect Personal Information about you from the following sources: • Information we receive from you on applications or other forms, such as your name, address, social security number, tax identification number, asset information, and income information; • Information we receive from you through our Internet websites, such as your name, address, email address, Internet Protocol address, the website links you used to get to our websites, and your activity while using or reviewing our websites; • Information about your transactions with or services performed by us, our affiliates, or others, such as information concerning your policy, premiums, payment history, information about your home or other real property, information from lenders and other third parties involved in such transaction, account balances, and credit card information; and • Information we receive from consumer or other reporting agencies and publicly recorded documents. Disclosure of Personal Information We may provide your Personal Information (excluding information we receive from consumer or other credit reporting agencies) to various individuals and companies, as permitted by law, without obtaining your prior authorization. Such laws do not allow consumers to restrict these disclosures. Disclosures may include, without limitation, the following: ■ To insurance agents, brokers, representatives, support organizations, or others to provide you with services you have requested, and to enable us to detect or prevent criminal activity, fraud, material misrepresentation, or nondisclosure in connection with an insurance transaction; • To third -party contractors or service providers for the purpose of determining your eligibility for an insurance benefit or payment and/or providing you with services you have requested; • To an insurance regulatory authority, or a law enforcement or other governmental authority, in a civil action, in connection with a subpoena or a governmental investigation; ■ To companies that perform marketing services on our behalf or to other financial institutions with which we have joint marketing agreements and/or • To lenders, lien holders, judgment creditors, or other parties claiming an encumbrance or an interest in title whose claim or interest must be determined, settled, paid or released prior to a title or escrow closing. We may also disclose your Personal Information to others when we believe, in good faith, that such disclosure is reasonably necessary to comply with the law or to protect the safety of our customers, employees, or property and/or to comply with a judicial proceeding, court order or legal process. Page 1 of 2 Effective Date: 5/l/2008 Disclosure to Affiliated Com amen — We are permitted by law to share your name, address and facts about your transaction with other FNF companies, such as insurance companies, agents, and other real estate service providers to provide you with services you have requested, for marketing or product development research, or to market products or services to you. We do not, however, disclose information we collect from consumer or credit reporting agencies with our affiliates or others without your consent, in conformity with applicable law, unless such disclosure is otherwise permitted by law. Disclosure o Nonaffiliated Third Parties — We do not disclose Personal Information about our customers or former customers to nonaffiliated third parties, except as outlined herein or as otherwise permitted by law. Confidentiality and Security of Personal Information We restrict access to Personal Information about you to those employees who need to know that information to provide products or services to you. We maintain physical, electronic, and procedural safeguards that comply with federal regulations to guard Personal Information. Access to Personal Information/ Requests for Correction, Amendment, or Deletion of Personal Information As required by applicable law, we will afford you the right to access your Personal Information, under certain circumstances to find out to whom your Personal Information has been disclosed, and request correction or deletion of your Personal Information. However, FNF's current policy is to maintain customers' Personal Information for no less than your state's required record retention requirements for the loulpose of handling future covera a claims. For your protection, all requests made under this section must be in writing and must include your notarized sienature to establish your identily Where permitted by law, we may charge a reasonable fee to cover the costs incurred in responding to such requests. Please send requests to: Chief Privacy Officer Fidelity National Financial, Inc. 601 Riverside Avenue Jacksonville, FL 32204 Changes to this Privacy Statement This Privacy Statement may be amended from time to time consistent with applicable privacy laws. When we amend this Privacy Statement, we will post a notice of such changes on our website. The effective date of this Privacy Statement, as stated above, indicates the last time this Privacy Statement was revised or materially changed. Page 2 of 2 Page 1 of 1 Walter Rubio From: Isaac Conlen [Isaac.Conlen@cityoffederalway.com] Sent: Friday, September 02, 2011 4:51 PM To: Walter Rubio Cc: JanetShullDesign@comcast.net; Karl Cimmer; Janice Fernandez; Cliff Cook; John Kuhl Subject: RE: Celebration Center - Request for waiver of preapplication confernce Hi Walter, consider your request approved. Why don't you bring a copy of this email with you to the counter when submitting your formal application so It's clear to counter staff that you do not need a preapp for this project. Let me know if you have any questions. Good luck with the project. Regards, Isaac 253 835 2643 From: Walter Rubio [mailto:Walter@acm-architects.com] Sent: Tuesday, August 23, 2011 11:40 AM To: Isaac Conlen Cc: JanetShullDesign@comcast.net; Kari Cimmer; Janice Fernandez; Cliff Cook; John Kuhl Subject: Celebration Center - Request for waiver of preapplication confernce Good morning Isaac, This email is a request to waive the preapplication conference requirement for the forthcoming Celebration Center Development Permit (Process III) submittal. This project had previously received both Development and Construction Permits, but these approvals expired within the last 12 months. As part of the original permit process, the project had gone through a preapplication conference and land use review, and approvals were received for a design which included the attached exterior elevation labeled 'Celebration — permit elevation'. We plan to resubmit the same design on our forthcoming Process III submittal, with the exception of a revision to the exterior elevation, attached and labeled 'Celebration — new elevation'. The revised area has been clouded and the change consists of deleting one tenant entry tower and centering the adjacent entry tower. We respectfully request a waiver for the preapplication conference, as we strongly feel the elevations are sufficiently similar that the review and comments (from the original land use review process) are still reflected on the overall project and forthcoming submittal. Thank you, wit Walter Rubio Project Architect, Associate Awbrey Cook McGill Architects 1045 14th Street, Suite 100 San Diego, CA 92101-5701 AWBR�Y Phone 619.398.3480 COOK Direct619.814.5469 MCGILL Fax 619.398.3488 e n 1 • � - - walter@acm-archltects.com PLEASE NOTE: This message, including any attachments, may include privileged, confidential and/or Inside information. Any distrit by anyone other than the Intended reclplent(s) Is strictly prohibited and may be unlawful. If you are not the Intended recipient, pl this message and then delete It from your system. Thank you. 12/20/2011 Isaac Conlen From: Walter Rubio [Walter@acm-architects.com] Sent: Tuesday, August 23, 2011 11:40 AM To: Isaac Conlen Cc: JanetShullDesign c@comcast.net; Kari Cimmer; Janice Fernandez; Cliff Cook; John Kuhl Subject: Celebration Center - Request for waiver of preapplication confernce Attachments: Celebration - permit elevation.pdf; Celebration - new elevation.pdf Good morning Isaac, This email is a request to waive the preapplication conference requirement for the forthcoming Celebration Center Development Permit (Process 111) submittal. This project had previously received both Development and Construction Permits, but these approvals expired within the last 12 months. As part of the original permit process, the project had gone through a preapplication conference and land use review, and approvals were received for a design which included the attached exterior elevation labeled `Celebration — permit elevation', We plan to resubmit the same design on our forthcoming Process III submittal, with the exception of a revision to the exterior elevation, attached and labeled 'Celebration -- new elevation'. The revised area has been clouded and the change consists of deleting one tenant entry tower and centering the adjacent entry tower. We respectfully request a waiver for the preapplication conference, as we strongly feel the elevations are sufficiently similar that the review and comments (from the original land use review process) are still reflected on the overall project and forthcoming submittal. Thank you, Walter Rubio j' Project Architect, Associate AaA r,& • Cook McG.., Arc.:;. rcf> 1045 14th Street, Suite 100 San Diego, CA 92101-5701 Phone 619.398.3480 COOK Direct 619.814.5469 MCGUL Fax 619.398.3488 'LcASE ?tiC)T : 11iis Message, int'•(��iirtg ary :rfiac%•menu, May Include privileged. cl-nficieniicl andi or inside information. Any disliibur4on or:ne of this cor•,r. b, �:r-yrn�: *'her i qn iha intr,�ery recr�ie-:ls} s strictly pror:ibite and may be unia.:f:,l. if You are not the intended Your systerecipient, pfasc r o`fy the sender kn o t{^is :nessac^e a:zd 4f�er, delete frorn system. i%rant you. ADDENDUM TO THE STORMWATER SITE PLAN for CELEBRATION CENTER located at Pacific Hwy. S. and S. 324th Street Federal Way, Washington by BUSH, ROED & HITCHINGS, INC. 2009 MINOR AVENUE EAST SEATTLE, WASHINGTON (206) 323-4144 (206) 323-7135 FAX Contact person: Ted Dimof PE BRH JOB NO.2003142.17 April 24, 2012 RESUBMITTED APR 2 5 2012 CITY OF FEDERAL WAY CDS BUILDING "I" PHASE B This addendum to the original Stormwater Site Plan for Celebration Square dated July 27, 2004 has been prepared to document the additions to the stormwater system for the demolition of a portion of Building "I". The southeasterly portion of the building will be demolished and turned into a parking lot per the original approved plans. The stbn nwater additions entail replacing the existing catch basins behind Building "I" with Contech Stormfilter catch basins. The existing drainage network will still collect roof drainage that is currently discharging to them. The new water quality stormfilter catch basins will be connected to the existing network with the roof runoff bypassing the filter catch basins. The following are the results of the WWHM water quality calculations: BAM Area WO flaw 100- ar flaw Carkrid es Re uired CC Basin 1 CB#5.0 0 31ac 0.0162 cfs 0.138 cfs 1 cartridge CC Basin 2 CB#5.1 0 06ac 0.0028 cfs 0.024 cfs 1 cartridge CC Basin 3 CB#5.2 0.42ac 0.0184 cfs 0.156 cfs 2 cartridges CC Basin 4 CB#5.3 0.24ac 0.0082 cfs 0.076 cfs 1 cartridge CC Basin 5 CB#5.4 0.52 ac 0.022 cfs 0.189 cfs 2 cartridges Additionally, to meet City of Federal Way drainage requirements as stipulated in the 2009 KCSWDM regarding Section 5.2.3.1 Large Lot High Impervious BMP Requirements, the approved mitigation measures as listed on p. 5-9 of the 2009 KCSWDM were evaluated for the site. Limited Roof Drainage Infiltration has been incorporated into the storm drainage design to the maximum extent feasible. See the evaluations listed below: ■ Limited roof drain infiltration is proposed to the maximum extent feasible for a portion of the Building I roof drainage. Four hundred seventy six (476) lineal feet of infiltration trench with perforated pipe is proposed to be installed for limited infiltration. w Full infiltration is not feasible; the soils, predominately silty fine to medium sand with gravel are not conducive to full infiltration. Basic dispersion is not feasible; there is not enough landscape area for dispersion. ■ Rain gardens are not feasible; the landscape areas available for rain gardens (parking lot islands) are not large enough to accommodate rain gardens. ■ Permeable pavement is not feasible; the slope of the new pavement in front of Building I has a slope of approximately 5%. Combined with the marginal soils, this slope does not lend itself for permeable pavement. • Rainwater harvesting is not feasible; the constructed buildings and site are not set up for the use of harvested rainwater. • Vegetated roofs are not feasible; the existing roof system was not designed to handle the extra weight of a vegetated roof. • Reduced impervious surface credits are not achievable. 6 Native growth retention credits are not achievable. ST cc6, (AJ.1 (9 wa "7, rn rvi I C4.eT-tuwcs 77,#z ff me 61" �f a4ev 7 c It ct- 15-14W 2 aoogs z ci�-s ftApw 02 z c.;5 Aovzo cps wQkov 3.619 C3 t lckawwjp�cs -2 W/� UD AM AREA. Q7.72 �C12-14PO4H2) C, -6701 .14 5f- IMO -411 -F 5, .71 5 -r"V I %J .30.. 7 116 JE 428." 7.5f IMF I AS! AREA -743. cw� a CW t LANDSCAPE AREA 4564.21SF LANDSCAPE AREA LANDSCAPE AREA 1388.14SF 410&65SF LANDSCAPE AREA 1469,66SF ALwO. AREA A I g 2, r74 =0 M.'- N, MR. AREA vrm'-�' 02'CP Ty" 2A 1E ca 13731.50 SF 1W 4�" ;a -zq"' 'r 2,31 --T1 1016-41SF ASPH TRIB. AREA 4379.589E ce r� k W1E 421" (I A E= 0m.n RMN ZAC� 1E 422AS it 4"� m 2 Ww F4 1C7Q--T7 (O*W LANDSCAPE AREA LAND 64 4025E Jr it rq C C avim now 7 31-5-1 s-r- I /I -1/ r6f. z I sf pio v 60AjT-g,C,R �r,,q r-tf_r&e 71:1' 156- u5 gv T�� a,-,— F, 7.5-5rwl Eft L)C- P"14 - BUSH, ROED & HITCHINGS, INC. PAGE: 1 JOB NO 2003142.17 EXISTING STORM DRAINAGE BASIN MAP CIVIL ENGINEERS & LAND SURVEYORS BUILDING "I" (WEST SIDE) SCALE 1"=40' DRAWN WpG 2009 MINOR AVE. EAST, SEATTLE, WA 98102 (206) 323-4144 FAX (206) 323-7135 CELEBRATION CENTER CHECKED TFD 1-800-935-0508 E-MAIL: INFO@BRHINC.COM FEDERAL WAY WASHINGTON DATE 04-23-12 Western Washington Hydrology Model PROJECT REPORT Project Name: CC Basin 1 Site Address: City Report Date : 4/20/2012 Gage Seatac Data Start 1948/10/01 Data End 1998/09/30 Precip Scale: 1.00 WWKK3 Version: PREDEVELOPED LAND USE Name Basin 1 Bypass: No GroundWater: No Pervious Land Use C, Lawn, Mod Impervious Land Use DRIVEWAYS FLAT Acres .105 Acres 5 Element Flows To: Surface Interflow Groundwater Name Basin 1 Bypass: No GroundWater: No Pervious Land Use Acres C, Lawn, Mod .105 I?n a ous Laad Use Acres DRIVEWAYS FLAT 0.275 Element Flows To: Surface Interflow Vault 1, Vault 1, Groundwater Name Vault 1 Width 36.4347498962186 ft. Length ; 36.4347498962186 ft. Depth: 7ft. Discharge Structure Riser Height: 6 ft. Riser Diameter: 18 in. NotchType Rectangular Notch Width : 0.010 ft. Notch Height: 0.680 ft. Orifice 1 Diameter: 0.878 in. Elevation: 0 ft. Element Flows To: Outlet 1 Outlet 2 Sta e{fti Vault Hydraulic Area{acr) Table 0.000 0.030 Volume(acr-ft) DAChr (efs) Tnfilt{ef87 0.078 0.030 0.000 0.000 0.000 0.156 0.030 0.002 0.006 0.000 0.233 0.030 0.005 0.00 0.008 0.000 0.311 0.030 0.009 0.010 0.000 0.389 0.030 0.012 0.011 0.000 0.467 0.030 0.014 0.013 0.000 0.544 0.030 0.017 0.014 0.000 0.622 0.030 0.019 0.015 0.000 0.700 0.030 0.021 0.016 0.000 0.778 0.030 0024 0.017 0.000 0.856 0.030 . 0.026 0.018 0.000 0.933 0.030 p.p28 0.000 1.011 0.030 0.031 0.020 0.000 1.089 0.030 0.033 0.020 0.000 1.167 0.030 0.0210.036 0.000 1.244 0.030 0.038 0.022 0.000 1.322 0.030 0.040 0.023 0.000 1.400 0.030 0.043 0.023 0.000 1.478 0.030 0.045 0.024 0.000 1.556 0.030 0.047 0.025 0.000 1.633 0.030 0.050 0.025 0.000 1.711 0.030 0.052 0.026 0.000 1.789 0.030 0.055 0.026 0.000 1.867 0.030 0.057 0.027 0.000 1.944 0.030 0.059 0.028 0.000 2.022 0.030 0.062 0.028 0.000 2.100 0.030 0064 0.029 0.000 2.178 0.030 . 0.066 0.029 0.000 2.256 0.030 0.069 0.030 0.000 2.333 0.030 0.0300.071 0.000 2.411 0.030 0.073 0.031 0.000 2.489 0.030 0.076 0.031 0.000 2.567 0.030 p78 0.032p 0.000 2.644 0.030 0.081 0.032 0.000 2.722 0.030 0.083 0.033 0.000 2.800 0.030 0.085 0.033 0.000 2 878 0.030 0.088 0.034 0.000 0.034 0.000 2.956 0.030 0.090 0.035 0.000 3.033 0.030 0.092 0.035 0.000 3.111 0.030 0.095 0.036 0.000 3.189 0.030 0.097 0.036 0.000 3.267 0.030 0.100 0.037 0.000 3.344 0.030 0.102 0.037 0.000 3.422 0.030 0.104 0.037 0.000 3.500 0.030 0.107 0.038 0.000 3.578 0.030 0.109 0.038 0.000 3.656 0.030 0.111 0.039 0.000 3.733 0.030 0.114 0.039 0.000 3.811 0.030 0.116 0.040 0.000 3.889 0.030 0.119 0.040 0.000 3.967 0.030 0.121 0.040 0.000 4.044 0.030 0.123 0.041 0.000 4.122 0.030 0.126 0.041 0.000 4.200 0.030 0.128 0.041 0.000 4.278 0.030 0.130 0.042 0.000 4.356 0.030 0.133 0.042 0.000 4.433 0.030 0.135 0.043 0.000 4.511 0.030 0.137 0.043 0.000 4.589 0.030 0.140 0.043 0.000 4.667 0.030 0.142 0.044 0.000 4.744 0.030 0.145 0.044 0.000 4.822 0.030 0.147 0.044 0.000 4.900 0.030 0.149 0.045 0.000 4.978 0.030 0.152 0.045 0.000 5.056 0.030 0.154 0.046 0.000 5.133 0.030 0.156 0.046 0.000 5.211 0.030 0.159 0.046 0.000 5.289 0.030 0.161 0.047 0.000 5.367 0.030 0.164 0.047 0.000 5.444 0.030 0.166 0.049 0.000 5.522 0.030 0.168 0.050 0.000 5.600 0.030 0.171 0.053 0.000 5.678 0.030 0.173 0.055 0.000 5.756 0.030 0.175 0.057 0.000 5.833 0.030 0.178 0.060 0.000 5.911 0.030 0.180 0.063 0.000 5.989 0.030 0.183 0.065 0.000 6.067 0.030 0.185 0.317 0.000 6.144 0.030 0.187 0.868 0.000 6.222 0.030 0.190 1.597 0.000 6.300 0.030 0.192 2.467 0.000 6.378 0.030 0.194 3.459 0.000 6.456 0.030 0.197 4.559 0.000 6.533 0.030 0.199 5.758 0.000 6.611 0.030 0.201 7.047 0.000 6.689 0.030 0.204 8.421 0.000 6.767 0.030 0.206 9.875 0.000 6.844 0.030 0.209 11.41 0.000 6.922 0.030 0.211 13.01 0.000 7.000 0.030 0.213 14.68 0.000 7.078 0.030 0.216 16.42 0.000 7.156 0.000 0.000 18.22 0.000 MITIGATED LAND USE ANALYSIS RESULTS Flow Frequency Return Periods for Predeveloped. POC #1 Return Period Flow(cfs) 2 year 0.074081 5 year 0.091431 10 year 0.102775 25 year 0.117053 50 year 0.127696 100 year 0.138372 Flow Frequency Return Periods for Mitigated. POC #1 Return Period Flow(cfs) 2 year 0 5 year 0 10 year 0 25 year 0 50 year 0 100 year 0 Yearly Peaks for Predeveloped and Mitigated. POC #1 Year Predeveloped Mitigated 1950 0.077 0.000 1951 0.119 0.000 1952 0.077 0.000 1953 0.063 0.000 1954 0.058 0.000 1955 0.071 0.000 1956 0.075 0.000 1957 0.072 0.000 1958 0.085 0.000 1959 0.075 0.000 1960 0.057 0.000 1961 0.073 0.000 1962 0.063 0.000 1963 0.063 0.000 1964 0.062 0.000 1965 0.073 0.000 1966 0.065 0.000 1967 0.065 0.000 1968 0.097 0.000 1969 0.109 0.000 1970 0.059 0.000 1971 0.065 0.000 1972 0.062 0.000 1973 0.093 0.000 1974 0.059 0.000 1975 0.066 0.000 1976 0.089 0.000 1977 0.060 0.000 1978 0.072 0.000 1979 0.094 0.000 1980 0.092 0.000 1981 0.082 0.000 1982 0.089 0.000 1983 0.123 0.000 1984 0.087 0.000 1985 0.068 0.000 1986 0.062 0.000 1987 0.082 0.000 1988 0.108 0.000 1989 0.050 0.000 1990 0.063 0.000 1991 0.131 0.000 1992 0.121 0.000 1993 0.067 0.000 1994 0.045 0.000 1995 0.053 0.000 1996 0.068 0.000 1997 0.086 0.000 1998 0.081 0.000 1999 0.085 0.000 Ranked Yearly Peaks for Predeveloped and Mitigated. Rank Predeveloped Mitigated 1 0.1313 0.0000 2 0.1234 0.0000 3 0.1212 0.0000 4 0.1194 0.0000 5 0.1090 0.0000 6 0.1075 0.0000 7 0.0974 0.0000 8 0.0938 0.0000 9 0.0932 0.0000 10 0.0920 0.0000 11 0.0892 0.0000 12 0.0888 0.0000 13 0.0868 0.0000 14 0.0856 0.0000 15 0.0849 0.0000 16 0.0845 0.0000 17 0.0819 0.0000 18 0.0818 0.0000 19 0.0806 0.0000 20 0.0771 0.0000 21 0.0771 0.0000 22 0.0751 0.0000 23 0.0749 0.0000 24 0.0731 0.0000 25 0.0728 0.0000 26 0.0725 0.0000 27 0.0721 0.0000 28 0.0710 0.0000 29 0.0679 0.0000 30 0.0678 0.0000 31 0.0670 0.0000 32 0.0661 0.0000 33 0.0650 0.0000 POC #1 34 0.0648 0.0000 35 0.0647 0.0000 36 0.0632 0.0000 37 0.0632 0.0000 38 0.0632 0.0000 39 0.0630 0.0000 40 0.0623 0.0000 41 0.0621 0.0000 42 0.0619 0.0000 43 0.0596 0.0000 44 0.0594 0.0000 45 0.0588 0.0000 46 0.0585 0.0000 47 0.0570 0.0000 48 0.0525 0.0000 49 0.0501 0.0000 50 0.0446 0.0000 POC #1 The Facility PASSED The Facility PASSED. Flow(CFS) Predev Dev Percentage Pass/Fail 0.0370 1099 0 0 Pass 0.0380 1004 0 0 Pass 0.0389 933 0 0 Pass 0.0398 864 0 0 Pass 0.0407 796 0 0 Pass 0.0416 743 0 0 Pass 0.0425 682 0 0 Pass 0.0435 630 0 0 Pass 0.0444 585 0 0 Pass 0.0453 541 0 0 Pass 0.0462 504 0 0 Pass 0.0471 461 0 0 Pass 0.0480 433 0 0 Pass 0.0489 411 0 0 Pass 0.0499 382 0 0 Pass 0.0508 350 0 0 Pass 0.0517 327 0 0 Pass 0.0526 301 0 0 Pass 0.0535 275 0 0 Pass 0.0544 259 0 0 Pass 0.0554 239 0 0 Pass 0.0563 223 0 0 Pass 0.0572 211 0 0 Pass 0.0581 198 0 0 Pass 0.0590 183 0 0 Pass 0.0599 176 0 0 Pass 0.0608 165 0 0 Pass 0.0618 155 0 0 Pass 0.0627 142 0 0 Pass 0.0636 128 0 0 Pass 0.0645 122 0 0 Pass 0.0654 112 0 0 Pass 0.0663 105 0 0 Pass 0.0673 102 0 0 Pass 0.0682 90 0 0 Pass 0.0691 86 0 0 Pass 0.0700 81 0 0 Pass 0.0709 78 0 0 Pass 0.0718 74 0 0 Pass 0.0728 68 0 0 Pass 0.0737 61 0 0 Pass 0.0746 60 0 0 Pass 0.0755 56 0 0 Pass 0.0764 52 0 0 Pass 0.0773 43 0 0 Pass 0.0782 42 0 0 Pass 0.0792 40 0 0 Pass 0.0801 38 0 0 Pass 0.0810 37 0 0 Pass 0.0819 35 0 0 Pass 0.0828 32 0 0 Pass 0.0837 31 0 0 Pass 0.0847 30 0 0 Pass 0.0856 29 0 0 Pass 0.0865 28 0 0 Pass 0.0874 26 0 0 Pass 0.0883 26 0 0 Pass 0.0892 24 0 0 Pass 0.0902 23 0 0 Pass 0.0911 22 0 0 Pass 0.0920 20 0 0 Pass 0.0929 19 0 0 Pass 0.0938 15 0 0 Pass 0.0947 15 0 0 Pass 0.0956 14 0 0 Pass 0.0966 14 0 0 Pass 0.0975 12 0 0 Pass 0.0984 12 0 0 Pass 0.0993 12 0 0 Pass 0.1002 12 0 0 Pass 0.1011 12 0 0 Pass 0.1021 10 0 0 Pass 0.1030 10 0 0 Pass 0.1039 10 0 0 Pass 0.1048 10 0 0 Pass 0.1057 9 0 0 Pass 0.1066 9 0 0 Pass 0.1076 9 0 0 Pass 0.1085 8 0 0 Pass 0.1094 7 0 0 Pass 0.1103 7 0 0 Pass 0.1112 7 0 0 Pass 0.1121 7 0 0 Pass 0.1130 7 0 0 Pass 0.1140 6 0 0 Pass 0.1149 6 0 0 Pass 0.1158 5 0 0 Pass 0.1167 5 0 0 Pass 0.1176 5 0 0 Pass 0.1185 4 0 0 Pass 0.1195 3 0 0 Pass 0.1204 3 0 0 Pass 0.1213 2 0 0 Pass 0.1222 2 0 0 Pass 0.1231 2 0 0 Pass 0.1240 1 0 0 Pass 0.1249 1 0 0 Pass 0.1259 1 0 0 Pass 0.1268 1 0 0 Pass 0.1277 1 0 0 Pass Water Quality BMP Flow and Volume for POC 1. On-line facility volume: 0.0267 acre-feet On-line facility target flow: 0.01 cf s. v Adjusted for 15 min: 0.0162 cfs. Off-line facility target flow: 0.0091 cfe. Adjusted for 15 min: 0.0099 cfs. Perind and Impind Changes No changes have been made. This program and accompanying documentation is provided 'as -is' without warranty of any kind. The entire risk regarding the performance and results of this program is assumed by the user. Clear Creek Solutions and the Washington State Department of Ecology disclaims all warranties, either expressed or implied, including but not limited to implied warranties of program and accompanying documentation. In no event shall Clear Creek Solutions and/or the Washington State Department of Ecology be liable for any damages whatsoever (including without limitation to damages for loss of business profits, loss of business information, business interruption, and the like) arising out of the use of, or inability to use this program even if Clear Creek Solutions or the Washington State Department of Ecology has been advised of the possibility of such damages. Western Washington Hydrology Model PROJECT REPORT Project Name: CC Basin 2 Site Address: City Report Date : 4/20/2012 Gage Seatac Data Start 1948/10/01 Data End 1998/09/30 Precip Scale: 1.00 WWHM3 Version: s" (-^ 7— 'Pl� rK- cra te PREDEVELOPED LAND USE Name Basin 1 Bypass: No GroundWater: No Pervious Land Use Acres C, Lawn, Mod .017 Impervious Land Use Acres DRIVEWAYS FLAT 0.048 Element Flows To: Surface Interflow Name Basin 1 Bypass: No GroundWater: No Pervious Land Use C, Lawn, Mod Impervious Land Use DRIVEWAYS FLAT Element Flows To: Surface Vault 1, Vault 1, Name Vault 1 Acres .017 Acres 0.048 Interflow Groundwater Groundwater Width 15.1680387657732 ft. Length 15.1680387657732 ft. Depth: 7ft. Discharge Structure Riser Height: 6 ft. Riser Diameter: 18 in. NotchType Rectangular Notch Width : 0.010 ft. Notch Height: 1.000 ft. Orifice 1 Diameter: 0.366 in. Elevation: 0 ft. Element Flows To: Outlet 1 Outlet 2 Vault Hydraulic Table Staae(ft) Area(acr) Volmme(acr-ft) Dschrg(cfe) Infilt(cfs) 0.000 0.005 0.000 0.000 0.000 0.078 0.005 0.000 0.001 0.000 0.156 0.005 0.001 0.001 0.000 0.233 0.005 0.001 0.002 0.000 0.311 0.005 0.002 0.002 0.000 0.389 0.005 0.002 0.002 0.000 0.467 0.005 0.002 0.002 0.000 0.544 0.005 0.003 0.003 0.000 0.622 0.005 0.003 0.003 0.000 0.700 0.005 0.004 0.003 0.000 0.778 0.005 0.004 0.003 0.000 0.856 0.005 0.005 0.003 0.000 0.933 0.005 0.005 0.003 0.000 1.011 0.005 0.005 0.004 0.000 1.089 0.005 0.006 0.004 0.000 1.167 0.005 0.006 0.004 0.000 1.244 0.005 0.007 0.004 0.000 1.322 0.005 0.007 0.004 0.000 1.400 0.005 0.007 0.004 0.000 1.478 0.005 0.008 0.004 0.000 1.556 0.005 0.008 0.004 0.000 1.633 0.005 0.009 0.004 0.000 1.711 0.005 0.009 0.005 0.000 1.789 0.005 0.009 0.005 0.000 1.867 0.005 0.010 0.005 0.000 1.944 0.005 0.010 0.005 0.000 2.022 0.005 0.011 0.005 0.000 2.100 0.005 0.011 0.005 0.000 2.178 0.005 0.012 0.005 0.000 2.256 0.005 0.012 0.005 0.000 2.333 0.005 0.012 0.005 0.000 2.411 0.005 0.013 0.005 0.000 2.489 0.005 0.013 0.006 0.000 2.567 0.005 0.014 0.006 0.000 2.644 0.005 0.014 0.006 0.000 2.722 0.005 0.014 0.006 0.000 2.800 0.005 0.015 0.006 0.000 2.878 0.005 0.015 0.006 0.000 2.956 0.005 0.016 0.006 0.000 3.033 0.005 0.016 0.006 0.000 3.111 0.005 0.016 0.006 0.000 3.189 0.005 0.017 0.006 0.000 3.267 0.005 0.017 0.006 0.000 3.344 0.005 0.018 0.006 0.000 3.422 0.005 0.018 0.007 0.000 3.500 0.005 0.018 0.007 0.000 3.578 0.005 0.019 0.007 0.000 3.656 0.005 0.019 0.007 0.000 3.733 0.005 0.020 0.007 0.000 3.811 0.005 0.020 0.007 0.000 3.889 0.005 0.021 0.007 0.000 3.967 0.005 0.021 0.007 0.000 4.044 0.005 0.021 0.007 0.000 4.122 0.005 0.022 0.007 0.000 4.200 0.005 0.022 0.007 0.000 4.278 0.005 0.023 0.007 0.000 4.356 0.005 0.023 0.007 0.000 4.433 0.005 0.023 0.007 0.000 4.511 0.005 0.024 0.007 0.000 4.589 0.005 0.024 0.008 0.000 4.667 0.005 0.025 0.008 0.000 4.744 0.005 0.025 0.008 0.000 4.822 0.005 0.025 0.008 0.000 4.900 0.005 0.026 0.008 0.000 4.978 0.005 0.026 0.008 0.000 5.056 0.005 0.027 0.008 0.000 5.133 0.005 0.027 0.010 0.000 5.211 0.005 0.028 0.011 0.000 5.289 0.005 0.028 0.013 0.000 5.367 0.005 0.028 0.015 0.000 5.444 0.005 0.029 0.017 0.000 5.522 0.005 0.029 0.020 0.000 5.600 0.005 0.030 0.022 0.000 5.678 0.005 0.030 0.024 0.000 5.756 0.005 0.030 0.027 0.000 5.833 0.005 0.031 0.030 0.000 5.911 0.005 0.031 0.032 0.000 5.989 0.005 0.032 0.035 0.000 6.067 0.005 0.032 0.287 0.000 6.144 0.005 0.032 0.837 0.000 6.222 0.005 0.033 1.566 0.000 6.300 0.005 0.033 2.436 0.000 6.378 0.005 0.034 3.428 0.000 6.456 0.005 0.034 4.527 0.000 6.533 0.005 0.035 5.726 0.000 6.611 0.005 0.035 7.015 0.000 6.689 0.005 0.035 8.388 0.000 6.767 0.005 0.036 9.842 0.000 6.844 0.005 0.036 11.37 0.000 6.922 0.005 0.037 12.97 0.000 7.000 0.005 0.037 14.64 0.000 7.078 0.005 0.037 16.38 0.000 7.156 0.000 0.000 18.18 0.000 MITIGATED LAND USE ANALYSIS RESULTS Flow Frequency Return Periods for Predeveloped. POC #1 Return Period Flow(cfs) 2 year 0.012862 5 year 0.015855 10 year 0.017811 25 year 0.02027 50 year 0.022102 100 year 0.023939 Flow Frequency Return Periods for Mitigated. POC #1 Return Period Flow(cfs) 2 year 0 5 year 0 10 year 0 25 year 0 50 year 0 100 year 0 Yearly Peaks for Predeveloped and Mitigated. POC #1 Year Predeveloped Mitigated 1950 0.013 0.000 1951 0.021 0.000 1952 0.013 0.000 1953 0.011 0.000 1954 0.010 0.000 1955 0.012 0.000 1956 0.013 0.000 1957 0.013 0.000 1958 0.015 0.000 1959 0.013 0.000 1960 0.010 0.000 1961 0.013 0.000 1962 0.011 0.000 1963 0.011 0.000 1964 0.011 0.000 1965 0.013 0.000 1966 0.011 0.000 1967 0.011 0.000 1968 0.017 0.000 1969 0.019 0.000 1970 0.010 0.000 1971 0.011 0.000 1972 0.011 0.000 1973 0.016 0.000 1974 0.010 0.000 1975 0.011 0.000 1976 0.015 0.000 1977 0.010 0.000 1978 0.013 0.000 1979 0.016 0.000 1980 0.016 0.000 1981 0.014 0.000 1982 0.015 0.000 1983 0.021 0.000 1984 0.015 0.000 1985 0.012 0.000 1986 0.011 0.000 1987 0.014 0.000 1988 0.019 0.000 1989 0.009 0.000 1990 0.011 0.000 1991 0.023 0.000 1992 0.021 0.000 1993 0.012 0.000 1994 0.008 0.000 1995 0.009 0.000 1996 0.012 0.000 1997 0.015 0.000 1998 0.014 0.000 1999 0.015 0.000 Ranked Yearly Peaks for Predeveloped and Mitigated. POC #1 Rank Predeveloped Mitigated 1 0.0227 0.0000 2 0.0214 0.0000 3 0.0210 0.0000 4 0.0206 0.0000 5 0.0189 0.0000 6 0.0187 0.0000 7 0.0169 0.0000 8 0.0163 0.0000 9 0.0161 0.0000 10 0.0160 0.0000 11 0.0155 0.0000 12 0.0154 0.0000 13 0.0151 0.0000 14 0.0148 0.0000 15 0.0147 0.0000 16 0.0147 0.0000 17 0.0142 0.0000 18 0.0142 0.0000 19 0.0140 0.0000 20 0.0134 0.0000 21 0.0133 0.0000 22 0.0130 0.0000 23 0.0130 0.0000 24 0.0127 0.0000 25 0.0126 0.0000 26 0.0126 0.0000 27 0.0125 0.0000 28 0.0123 0.0000 29 0.0118 0.0000 30 0.0118 0.0000 31 0.0116 0.0000 32 0.0115 0.0000 33 0.0113 0.0000 34 0.0113 0.0000 35 0.0112 0.0000 36 0.0110 0.0000 37 0.0110 0.0000 38 0.0110 0.0000 39 0.0110 0.0000 40 0.0108 0.0000 41 0.0108 0.0000 42 0.0108 0.0000 43 0.0103 0.0000 44 0.0103 0.0000 45 0.0102 0.0000 46 0.0102 0.0000 47 0.0099 0.0000 48 0.0092 0.0000 49 0.0088 0.0000 50 0.0078 0.0000 POC #1 The Facility PASSED The Facility PASSED. Flow(CFS) Predev Dev Percentage Pass/Fail 0.0064 1104 0 0 Pass 0.0066 1007 0 0 Pass 0.0067 936 0 0 Pass 0.0069 866 0 0 Pass 0.0071 802 0 0 Pass 0.0072 744 0 0 Pass 0.0074 686 0 0 Pass 0.0075 642 0 0 Pass 0.0077 593 0 0 Pass 0.0079 548 0 0 Pass 0.0080 505 0 0 Pass 0.0082 467 0 0 Pass 0.0083 437 0 0 Pass 0.0085 412 0 0 Pass 0.0086 388 0 0 Pass 0.0088 352 0 0 Pass 0.0090 329 0 0 Pass 0.0091 304 0 0 Pass 0.0093 278 0 0 Pass 0.0094 260 0 0 Pass 0.0096 240 0 0 Pass 0.0098 224 0 0 Pass 0.0099 213 0 0 Pass 0.0101 204 0 0 Pass 0.0102 183 0 0 Pass 0.0104 176 0 0 Pass 0.0105 166 0 0 Pass 0.0107 154 0 0 Pass 0.0109 143 0 0 Pass 0.0110 127 0 0 Pass 0.0112 122 0 0 Pass 0.0113 113 0 0 Pass 0.0115 105 0 0 Pass 0.0117 102 0 0 Pass 0.0118 92 0 0 Pass 0.0120 87 0 0 Pass 0.0121 81 0 0 Pass 0.0123 78 0 0 Pass 0.0124 74 0 0 Pass 0.0126 69 0 0 Pass 0.0128 61 0 0 Pass 0.0129 60 0 0 Pass 0.0131 55 0 0 Pass 0.0132 53 0 0 Pass 0.0134 46 0 0 Pass 0.0136 42 0 0 Pass 0.0137 41 0 0 Pass 0.0139 38 0 0 Pass 0.0140 37 0 0 Pass 0.0142 35 0 0 Pass 0.0143 32 0 0 Pass 0.0145 31 0 0 Pass 0.0147 30 0 0 Pass 0.0148 28 0 0 Pass 0.0150 27 0 0 Pass 0.0151 26 0 0 Pass 0.0153 26 0 0 Pass 0.0155 25 0 0 Pass 0.0156 24 0 0 Pass 0.0158 22 0 0 Pass 0.0159 21 0 0 Pass 0.0161 19 0 0 Pass 0.0162 17 0 0 Pass 0.0164 15 0 0 Pass 0.0166 14 0 0 Pass 0.0167 14 0 0 Pass 0.0169 13 0 0 Pass 0.0170 12 0 0 Pass 0.0172 12 0 0 Pass 0.0174 12 0 0 Pass 0.0175 12 0 0 Pass 0.0177 11 0 0 Pass 0.0178 10 0 0 Pass 0.0180 10 0 0 Pass 0.0181 10 0 0 Pass 0.0183 9 0 0 Pass 0.0185 9 0 0 Pass 0.0186 9 0 0 Pass 0.0188 8 0 0 Pass 0.0189 8 0 0 Pass 0.0191 7 0 0 Pass 0.0193 7 0 0 Pass 0.0194 7 0 0 Pass 0.0196 7 0 0 Pass 0.0197 6 0 0 Pass 0.0199 6 0 0 Pass 0.0200 5 0 0 Pass 0.0202 5 0 0 Pass 0.0204 5 0 0 Pass 0.0205 4 0 0 Pass 0.0207 3 0 0 Pass 0.0208 3 0 0 Pass 0.0210 2 0 0 Pass 0.0212 2 0 0 Pass 0.0213 2 0 0 Pass 0.0215 1 0 0 Pass 0.0216 1 0 0 Pass 0.0218 1 0 0 Pass 0.0219 1 0 0 Pass 0.0221 1 0 0 Pass Water Quality BMP Flow and Volume for POC 1. On-line facility volume: 0.0046 acre-feet On-line facility target flow: 0.01 cfe. Adjusted for 15 min: 0.0028 cfe. dd,-- off-line facility target flow: 0.0015 cfe. Adjusted for 15 min: 0.0017 cfs. Perind and Impind Changes No changes have been made. This program and accompanying documentation is provided 'as -is' without warranty of any kind. The entire risk regarding the performance and results of this program is assumed by the user. Clear Creek Solutions and the Washington State Department of Ecology disclaims all warranties, either expressed or implied, including but not limited to implied warranties of program and accompanying documentation. In no event shall Clear Creek Solutions and/or the Washington State Department of Ecology be liable for any damages whatsoever (including without limitation to damages for loss of business profits, loss of business information, business interruption, and the like) arising out of the use of, or inability to use this program even if Clear Creek Solutions or the Washington State Department of Ecology has been advised of the possibility of such damages. Western Washington Hydrology Model PROJECT REPORT Project Name: CC Basin 3 Site Address: City Report Date : 4/20/2012 Gage Seatac Data Start 1948/10/01 Data End 1998/09/30 Precip Scale: 1.00 WWHM3 Version: PREDEVELOPED LAND USE SF� 4" Y" S' " Cam- 6%)Q- Ftlaco Name Basin 1 Bypass: No GroundWater: No Pervious Land Use Acres C, Lawn, Mod .105 Impervious Land Use Acres DRIVEWAYS FLAT 0.315 Element Flows To: Surface Interflow Name Basin 1 Bypass: No GroundWater: No Pervious Land Use Acres C, Lawn, Mod .105 Impervious Land Use Acres DRIVEWAYS FLAT 0.315 Element Flows To: Surface Interflow Vault 1, Vault 1, Name Vault 1 Groundwater Groundwater Width 38.7521741325567 Length 38.7521741325567 Depth: 7ft. Discharge Structure Riser Height: 6 ft. Riser Diameter: 18 in. NotchType Rectangular Notch Width : 0.010 ft. Notch Height: 0.880 ft. Orifice 1 Diameter: 0.936 in. Element Flows To: Outlet 1 Outlet 2 ft. ft. Elevation: 0 ft. Stave(ft) Vault Hydraulic Area(acr) Volume(acr-ft) Table Dschr (cfs) Infilt(cfe) 0.000 0.034 0.000 0.000 0.000 0.078 0.034 0.003 0.006 0.000 0.156 0.034 0.005 0.009 0.000 0.233 0.034 0.008 0.011 0.000 0.311 0.034 0.011 0.013 0.000 0.389 0.034 0.013 0.014 0.000 0.467 0.034 0.016 0.016 0.000 0.544 0.034 0.019 0.017 0.000 0.622 0.034 0.021 0.018 0.000 0.700 0.034 0.024 0.019 0.000 0.778 0.034 0.027 0.020 0.000 0.856 0.034 0.029 0.021 0.000 0.933 0.034 0.032 0.022 0.000 1.011 0.034 0.035 0.023 0.000 1.089 0.034 0.038 0.024 0.000 1.167 0.034 0.040 0.025 0.000 1.244 0.034 0.043 0.026 0.000 1.322 0.034 0.046 0.026 0.000 1.400 0.034 0.048 0.027 0.000 1.478 0.034 0.051 0.028 0.000 1.556 0.034 0.054 0.029 0.000 1.633 0.034 0.056 0.029 0.000 1.711 0.034 0.059 0.030 0.000 1.789 0.034 0.062 0.031 0.000 1.867 0.034 0.064 0.031 0.000 1.944 0.034 0.067 0.032 0.000 2.022 0.034 0.070 0.033 0.000 2.100 0.034 0.072 0.033 0.000 2.178 0.034 0.075 0.034 0.000 2.256 0.034 0.078 0.035 0.000 2.333 0.034 0.080 0.035 0.000 2.411 0.034 0.083 0.036 0.000 2.489 0.034 0.086 0.036 0.000 2.567 0.034 0.088 0.037 0.000 2.644 0.034 0.091 0.037 0.000 2.722 0.034 0.094 0.038 0.000 2.800 0.034 0.097 0.039 0.000 2.878 0.034 0.099 0.039 0.000 2.956 0.034 0.102 0.040 0.000 3.033 0.034 0.105 0.040 0.000 3.111 0.034 0.107 0.041 0.000 3.189 0.034 0.110 0.041 0.000 3.267 0.034 0.113 0.042 0.000 3.344 0.034 0.115 0.042 0.000 3.422 0.034 0.118 0.043 0.000 3.500 0.034 0.121 0.043 0.000 3.578 0.034 0.123 0.044 0.000 3.656 0.034 0.126 0.044 0.000 3.733 0.034 0.129 0.044 0.000 3.811 0.034 0.131 0.045 0.000 3.889 0.034 0.134 0.045 0.000 3.967 0.034 0.137 0.046 0.000 4.044 0.034 0.139 0.046 0.000 4.122 0.034 0.142 0.047 0.000 4.200 0.034 0.145 0.047 0.000 4.278 0.034 0.147 0.048 0.000 4.356 0.034 0.150 0.048 0.000 4.433 0.034 0.153 0.048 0.000 4.511 0.034 0.156 0.049 0.000 4.589 0.034 0.158 0.049 0.000 4.667 0.034 0.161 0.050 0.000 4.744 0.034 0.164 0.050 0.000 4.822 0.034 0.166 0.051 0.000 4.900 0.034 0.169 0.051 0.000 4.978 0.034 0.172 0.051 0.000 5.056 0.034 0.174 0.052 0.000 5.133 0.034 0.177 0.052 0.000 5.211 0.034 0.180 0.053 0.000 5.289 0.034 0.182 0.055 0.000 5.367 0.034 0.185 0.057 0.000 5.444 0.034 0.188 0.059 0.000 5.522 0.034 0.190 0.062 0.000 5.600 0.034 0.193 0.064 0.000 5.678 0.034 0.196 0.067 0.000 5.756 0.034 0.198 0.070 0.000 5.833 0.034 0.201 0.073 0.000 5.911 0.034 0.204 0.076 0.000 5.989 0.034 0.206 0.079 0.000 6.067 0.034 0.209 0.331 0.000 6.144 0.034 0.212 0.882 0.000 6.222 0.034 0.215 1.610 0.000 6.300 0.034 0.217 2.481 0.000 6.378 0.034 0.220 3.473 0.000 6.456 0.034 0.223 4.573 0.000 6.533 0.034 0.225 5.771 0.000 6.611 0.034 0.228 7.061 0.000 6.689 0.034 0.231 8.435 0.000 6.767 0.034 0.233 9.889 0.000 6.844 0.034 0.236 11.42 0.000 6.922 0.034 0.239 13.02 0.000 7.000 0.034 0.241 14.69 0.000 7.078 0.034 0.244 16.43 0.000 7.156 0.000 0.000 18.23 0.000 MITIGATED LAND USE ANALYSIS RESULTS Flow Frequency Return Periods for Predeveloped. POC #1 Return Period Flow(cfs) 2 year 0.084069 5 year 0.103542 10 year 0.116254 25 year 0.132235 50 year 0.144134 100 year 0.156061 Flow Frequency Return Periods for Mitigated. POC #1 Return Period Flow(cfs) 2 year 0 5 year 0 10 year 0 25 year 0 50 year 0 100 year 0 Yearly Peaks for Predeveloped and Mitigated. POC #1 Year Predeveloped Mitigate 1950 0.087 0.000 1951 0.134 0.000 1952 0.087 0.000 1953 0.072 0.000 1954 0.066 0.000 1955 0.080 0.000 1956 0.085 0.000 1957 0.082 0.000 1958 0.096 0.000 1959 0.085 0.000 1960 0.065 0.000 1961 0.082 0.000 1962 0.072 0.000 1963 0.072 0.000 1964 0.071 0.000 1965 0.083 0.000 1966 0.074 0.000 1967 0.074 0.000 1968 0.111 0.000 1969 0.124 0.000 1970 0.067 0.000 1971 0.074 0.000 1972 0.070 0.000 1973 0.105 0.000 1974 0.067 0.000 1975 0.075 0.000 1976 0.100 0.000 1977 0.067 0.000 1978 0.083 0.000 1979 0.107 0.000 1980 0.105 0.000 1981 0.093 0.000 1982 0.101 0.000 1983 0.140 0.000 1984 0.099 0.000 1985 0.077 0.000 1986 0.071 0.000 1987 0.092 0.000 1988 0.123 0.000 1989 0.057 0.000 1990 0.072 0.000 1991 0.148 0.000 1992 0.137 0.000 1993 0.076 0.000 1994 0.051 0.000 1995 0.060 0.000 1996 0.077 0.000 1997 0.096 0.000 1998 0.091 0.000 1999 0.096 0.000 Ranked Yearly Peaks for Predeveloped and Mitigated. Rank Predeveloped Mitigated 1 0.1476 0.0000 2 0.1398 0.0000 3 0.1365 0.0000 4 0.1339 0.0000 5 0.1239 0.0000 6 0.1227 0.0000 7 0.1106 0.0000 8 0.1067 0.0000 9 0.1051 0.0000 10 0.1050 0.0000 11 0.1012 0.0000 12 0.1003 0.0000 13 0.0990 0.0000 14 0.0963 0.0000 15 0.0963 0.0000 16 0.0956 0.0000 17 0.0927 0.0000 18 0.0923 0.0000 19 0.0910 0.0000 20 0.0874 0.0000 21 0.0870 0.0000 22 0.0853 0.0000 23 0.0850 0.0000 24 0.0829 0.0000 25 0.0827 0.0000 26 0.0824 0.0000 27 0.0820 0.0000 28 0.0805 0.0000 29 0.0772 0.0000 30 0.0768 0.0000 31 0.0760 0.0000 32 0.0749 0.0000 33 0.0737 0.0000 POC #1 34 0.0736 0.0000 35 0.0735 0.0000 36 0.0722 0.0000 37 0.0721 0.0000 38 0.0719 0.0000 39 0.0717 0.0000 40 0.0708 0.0000 41 0.0705 0.0000 42 0.0704 0.0000 43 0.0675 0.0000 44 0.0674 0.0000 45 0.0667 0.0000 46 0.0665 0.0000 47 0.0648 0.0000 48 0.0600 0.0000 49 0.0574 0.0000 50 0.0508 0.0000 POC #1 The Facility PASSED The Facility PASSED. Flow(CFS) Predev Dev Percentage Pass/Fail 0.0420 1114 0 0 Pass 0.0431 1010 0 0 Pass 0.0441 942 0 0 Pass 0.0451 868 0 0 Pass 0.0462 806 0 0 Pass 0.0472 743 0 0 Pass 0.0482 690 0 0 Pass 0.0493 645 0 0 Pass 0.0503 594 0 0 Pass 0.0513 552 0 0 Pass 0.0523 510 0 0 Pass 0.0534 470 0 0 Pass 0.0544 443 0 0 Pass 0.0554 414 0 0 Pass 0.0565 389 0 0 Pass 0.0575 353 0 0 Pass 0.0585 331 0 0 Pass 0.0596 309 0 0 Pass 0.0606 279 0 0 Pass 0.0616 261 0 0 Pass 0.0627 243 0 0 Pass 0.0637 226 0 0 Pass 0.0647 213 0 0 Pass 0.0658 204 0 0 Pass 0.0668 184 0 0 Pass 0.0678 176 0 0 Pass 0.0688 166 0 0 Pass 0.0699 155 0 0 Pass 0.0709 144 0 0 Pass 0.0719 130 0 0 Pass 0.0730 122 0 0 Pass 0.0740 113 0 0 Pass 0.0750 105 0 0 Pass 0.0761 102 0 0 Pass 0.0771 93 0 0 Pass 0.0781 87 0 0 Pass 0.0792 81 0 0 Pass 0.0802 78 0 0 Pass 0.0812 74 0 0 Pass 0.0823 72 0 0 Pass 0.0833 61 0 0 Pass 0.0843 60 0 0 Pass 0.0853 56 0 0 Pass 0.0864 53 0 0 Pass 0.0874 46 0 0 Pass 0.0884 42 0 0 Pass 0.0895 41 0 0 Pass 0.0905 38 0 0 Pass 0.0915 37 0 0 Pass 0.0926 36 0 0 Pass 0.0936 32 0 0 Pass 0.0946 31 0 0 Pass 0.0957 30 0 0 Pass 0.0967 28 0 0 Pass 0.0977 27 0 0 Pass 0.0988 27 0 0 Pass 0.0998 26 0 0 Pass 0.1008 25 0 0 Pass 0.1019 24 0 0 Pass 0.1029 22 0 0 Pass 0.1039 21 0 0 Pass 0.1049 20 0 0 Pass 0.1060 17 0 0 Pass 0.1070 15 0 0 Pass 0.1080 14 0 0 Pass 0.1091 14 0 0 Pass 0.1101 13 0 0 Pass 0.1111 12 0 0 Pass 0.1122 12 0 0 Pass 0.1132 12 0 0 Pass 0.1142 12 0 0 Pass 0.1153 11 0 0 Pass 0.1163 11 0 0 Pass 0.1173 10 0 0 Pass 0.1184 10 0 0 Pass 0.1194 9 0 0 Pass 0.1204 9 0 0 Pass 0.1214 9 0 0 Pass 0.1225 9 0 0 Pass 0.1235 8 0 0 Pass 0.1245 7 0 0 Pass 0.1256 7 0 0 Pass 0.1266 7 0 0 Pass 0.1276 7 0 0 Pass 0.1287 6 0 0 Pass 0.1297 6 0 0 Pass 0.1307 5 0 0 Pass 0.1318 5 0 0 Pass 0.1328 5 0 0 Pass 0.1338 4 0 0 Pass 0.1349 3 0 0 Pass 0.1359 3 0 0 Pass 0.1369 2 0 0 Pass 0.1379 2 0 0 Pass 0.1390 2 0 0 Pass 0.1400 1 0 0 Pass 0.1410 1 0 0 Pass 0.1421 1 0 0 Pass 0.1431 1 0 0 Pass 0.1441 1 0 0 Pass Water Quality HMP Flow and Volume for POC 1. On-line facility volume: 0.0302 acre-feet On-line facility target flow: 0.01 cfs. Adjusted for 15 min: 0.0184 cfs. � L06k F LJ�.-_7 off-line facility target flow: 0.0103 cfs. Adjusted for 15 min: 0.0113 cfs. Perind and Impind Changes No changes have been made. This program and accompanying documentation is provided 'as -is' without warranty of any kind. The entire risk regarding the performance and results of this program is assumed by the user. Clear Creek Solutions and the Washington State Department of Ecology disclaims all warranties, either expressed or implied, including but not limited to implied warranties of program and accompanying documentation. In no event shall Clear Creek Solutions and/or the Washington State Department of Ecology be liable for any damages whatsoever (including without limitation to damages for loss of business profits, loss of business information, business interruption, and the like) arising out of the use of, or inability to use this program even if Clear Creek Solutions or the Washington State Department of Ecology has been advised of the possibility of such damages. Western Washington Hydrology Model PROJECT REPORT Project Name: CC Basin 4 Site Address: City Report Date : 4/20/2012 Gage Seatac Data Start 1948/10/01 Data End 1998/09/30 Precip Scale: 1.00 WWHM3 Version: 5&"P-L^I f/z U-vrl-cw PREDEVELOPED LAND USE Name Basin 1 Bypass: No GroundWater: No Pervious Land Use Acres C, Lawn, Mod .126 Impervious Land Use Acres DRIVEWAYS FLAT 0.124 Element Flows To: Surface Interflow Name Basin 1 Bypass: No GroundWater: No Pervious Land Use Acres C, Lawn, Mod .126 Impervious Land Use Acres DRIVEWAYS FLAT 0.124 Element Flows To: Surface Interflow Vault 1, Vault 1, Name Vault 1 Groundwater Groundwater Width 26.3752383875483 ft. Length 26.3752383875483 ft. Depth: 7ft. Discharge Structure Riser Height: 6 ft. Riser Diameter: 18 in. NotchType Rectangular Notch Width : 0.010 ft. Notch Height: 1.000 ft. Orifice 1 Diameter: 0.624 in. Elevation: 0 ft. Element Flows To: Outlet 1 Outlet 2 Vault Hydraulic Table Staae(ft) Area(acr) Volume(acr-ft) Dschrg(cfs) Infilt(cfs) 0.000 0.016 0.000 0.000 0.000 0.078 0.016 0.001 0.003 0.000 0.156 0.016 0.002 0.004 0.000 0.233 0.016 0.004 0.005 0.000 0.311 0.016 0.005 0.006 0.000 0.389 0.016 0.006 0.006 0.000 0.467 0.016 0.007 0.007 0.000 0.544 0.016 0.009 0.008 0.000 0.622 0.016 0.010 0.008 0.000 0.700 0.016 0.011 0.009 0.000 0.778 0.016 0.012 0.009 0.000 0.856 0.016 0.014 0.009 0.000 0.933 0.016 0.015 0.010 0.000 1.011 0.016 0.016 0.010 0.000 1.089 0.016 0.017 0.011 0.000 1.167 0.016 0.019 0.011 0.000 1.244 0.016 0.020 0.011 0.000 1.322 0.016 0.021 0.012 0.000 1.400 0.016 0.022 0.012 0.000 1.478 0.016 0.024 0.012 0.000 1.556 0.016 0.025 0.013 0.000 1.633 0.016 0.026 0.013 0.000 1.711 0.016 0.027 0.013 0.000 1.789 0.016 0.029 0.014 0.000 1.867 0.016 0.030 0.014 0.000 1.944 0.016 0.031 0.014 0.000 2.022 0.016 0.032 0.015 0.000 2.100 0.016 0.034 0.015 0.000 2.178 0.016 0.035 0.015 0.000 2.256 0.016 0.036 0.015 0.000 2.333 0.016 0.037 0.016 0.000 2.411 0.016 0.039 0.016 0.000 2.489 0.016 0.040 0.016 0.000 2.567 0.016 0.041 0.016 0.000 2.644 0.016 0.042 0.017 0.000 2.722 0.016 0.043 0.017 0.000 2.800 0.016 0.045 0.017 0.000 2.878 0.016 0.046 0.017 0.000 2.956 0.016 0.047 0.018 0.000 3.033 0.016 0.048 0.018 0.000 3.111 0.016 0.050 0.018 0.000 3.189 0.016 0.051 0.018 0.000 3.267 0.016 0.052 0.018 0.000 3.344 0.016 0.053 0.019 0.000 3.422 0.016 0.055 0.019 0.000 3.500 0.016 0.056 0.019 0.000 3.578 0.016 0.057 0.019 0.000 3.656 0.016 0.058 0.020 0.000 3.733 0.016 0.060 0.020 0.000 3.811 0.016 0.061 0.020 0.000 3.889 0.016 0.062 0.020 0.000 3.967 0.016 0.063 0.020 0.000 4.044 0.016 0.065 0.021 0.000 4.122 0.016 0.066 0.021 0.000 4.200 0.016 0.067 0.021 0.000 4.278 0.016 0.068 0.021 0.000 4.356 0.016 0.070 0.021 0.000 4.433 0.016 0.071 0.022 0.000 4.511 0.016 0.072 0.022 0.000 4.589 0.016 0.073 0.022 0.000 4.667 0.016 0.075 0.022 0.000 4.744 0.016 0.076 0.022 0.000 4.822 0.016 0.077 0.022 0.000 4.900 0.016 0.078 0.023 0.000 4.978 0.016 0.079 0.023 0.000 5.056 0.016 0.081 0.023 0.000 5.133 0.016 0.082 0.025 0.000 5.211 0.016 0.083 0.026 0.000 5.289 0.016 0.084 0.028 0.000 5.367 0.016 0.086 0.031 0.000 5.444 0.016 0.087 0.033 0.000 5.522 0.016 0.088 0.035 0.000 5.600 0.016 0.089 0.038 0.000 5.678 0.016 0.091 0.040 0.000 5.756 0.016 0.092 0.043 0.000 5.833 0.016 0.093 0.046 0.000 5.911 0.016 0.094 0.049 0.000 5.989 0.016 0.096 0.051 0.000 6.067 0.016 0.097 0.303 0.000 6.144 0.016 0.098 0.854 0.000 6.222 0.016 0.099 1.582 0.000 6.300 0.016 0.101 2.453 0.000 6.378 0.016 0.102 3.445 0.000 6.456 0.016 0.103 4.544 0.000 6.533 0.016 0.104 5.743 0.000 6.611 0.016 0.106 7.032 0.000 6.689 0.016 0.107 8.406 0.000 6.767 0.016 0.108 9.860 0.000 6.844 0.016 0.109 11.39 0.000 6.922 0.016 0.111 12.99 0.000 7.000 0.016 0.112 14.66 0.000 7.078 0.016 0.113 16.40 0.000 7.156 0.000 0.000 18.20 0.000 MITIGATED LAND USE ANALYSIS RESULTS Flow Frequency Return Periods for Predeveloped. POC #1 Return Period Flow(cfs) 2 year 0.037454 5 year 0.047473 10 year 0.054158 25 year 0.062705 50 year 0.069164 100 year 0.075712 Flow Frequency Return Periods for Mitigated. POC #1 Return Period Flow(cfs) 2 year 0 5 year 0 10 year 0 25 year 0 50 year 0 100 year 0 Yearly Peaks for Predeveloped and Mitigated. POC #1 Year Predeveloped Miti ated 1950 0.040 0.000 1951 0.068 0.000 1952 0.042 0.000 1953 0.030 0.000 1954 0.029 0.000 1955 0.036 0.000 1956 0.038 0.000 1957 0.036 0.000 1958 0.044 0.000 1959 0.038 0.000 1960 0.028 0.000 1961 0.038 0.000 1962 0.032 0.000 1963 0.031 0.000 1964 0.032 0.000 1965 0.037 0.000 1966 0.032 0.000 1967 0.033 0.000 1968 0.049 0.000 1969 0.054 0.000 1970 0.030 0.000 1971 0.033 0.000 1972 0.032 0.000 1973 0.051 0.000 1974 0.030 0.000 1975 0.034 0.000 1976 0.047 0.000 1977 0.031 0.000 1978 0.034 0.000 1979 0.047 0.000 1980 0.043 0.000 1981 0.043 0.000 1982 0.045 0.000 1983 0.064 0.000 1984 0.042 0.000 1985 0.035 0.000 1986 0.030 0.000 1987 0.044 0.000 1988 0.051 0.000 1989 0.023 0.000 1990 0.028 0.000 1991 0.073 0.000 1992 0.066 0.000 1993 0.034 0.000 1994 0.021 0.000 1995 0.024 0.000 1996 0.033 0.000 1997 0.047 0.000 1998 0.043 0.000 1999 0.043 0.000 Ranked Yearly Peaks for Predeveloped and Mitigated. POC #1 Rank Predeveloped Mitigated 1 0.0734 0.0000 2 0.0684 0.0000 3 0.0664 0.0000 4 0.0639 0.0000 5 0.0542 0.0000 6 0.0510 0.0000 7 0.0510 0.0000 8 0.0492 0.0000 9 0.0474 0.0000 10 0.0474 0.0000 11 0.0468 0.0000 12 0.0451 0.0000 13 0.0441 0.0000 14 0.0441 0.0000 15 0.0431 0.0000 16 0.0430 0.0000 17 0.0429 0.0000 18 0.0429 0.0000 19 0.0418 0.0000 20 0.0417 0.0000 21 0.0400 0.0000 22 0.0377 0.0000 23 0.0377 0.0000 24 0.0376 0.0000 25 0.0371 0.0000 26 0.0362 0.0000 27 0.0362 0.0000 28 0.0346 0.0000 29 0.0344 0.0000 30 0.0343 0.0000 31 0.0338 0.0000 32 0.0334 0.0000 33 0.0329 0.0000 34 0.0329 0.0000 35 0.0323 0.0000 36 0.0323 0.0000 37 0.0321 0.0000 38 0.0318 0.0000 39 0.0308 0.0000 40 0.0308 0.0000 41 0.0304 0.0000 42 0.0299 0.0000 43 0.0299 0.0000 44 0.0295 0.0000 45 0.0289 0.0000 46 0.0284 0.0000 47 0.0284 0.0000 48 0.0245 0.0000 49 0.0226 0.0000 50 0.0213 0.0000 POC #1 The Facility PASSED The Facility PASSED. Flow(CFS) Predev Dev Percentage Pass/Fail 0.0187 1025 0 0 Pass 0.0192 937 0 0 Pass 0.0197 848 0 0 Pass 0.0203 775 0 0 Pass 0.0208 715 0 0 Pass 0.0213 658 0 0 Pass 0.0218 602 0 0 Pass 0.0223 552 0 0 Pass 0.0228 516 0 0 Pass 0.0233 469 0 0 Pass 0.0238 440 0 0 Pass 0.0243 400 0 0 Pass 0.0248 369 0 0 Pass 0.0254 349 0 0 Pass 0.0259 329 0 0 Pass 0.0264 298 0 0 Pass 0.0269 286 0 0 Pass 0.0274 262 0 0 Pass 0.0279 246 0 0 Pass 0.0284 225 0 0 Pass 0.0289 212 0 0 Pass 0.0294 200 0 0 Pass 0.0299 188 0 0 Pass 0.0304 180 0 0 Pass 0.0310 165 0 0 Pass 0.0315 150 0 0 Pass 0.0320 145 0 0 Pass 0.0325 136 0 0 Pass 0.0330 127 0 0 Pass 0.0335 113 0 0 Pass 0.0340 105 0 0 Pass 0.0345 98 0 0 Pass 0.0350 92 0 0 Pass 0.0355 83 0 0 Pass 0.0360 75 0 0 Pass 0.0366 71 0 0 Pass 0.0371 67 0 0 Pass 0.0376 62 0 0 Pass 0.0381 55 0 0 Pass 0.0386 53 0 0 Pass 0.0391 51 0 0 Pass 0.0396 49 0 0 Pass 0.0401 48 0 0 Pass 0.0406 43 0 0 Pass 0.0411 42 0 0 Pass 0.0417 38 0 0 Pass 0.0422 36 0 0 Pass 0.0427 35 0 0 Pass 0.0432 30 0 0 Pass 0.0437 30 0 0 Pass 0.0442 27 0 0 Pass 0.0447 27 0 ❑ Pass 0.0452 26 0 0 Pass 0.0457 25 0 0 Pass 0.0462 24 0 0 Pass 0.0467 23 0 0 Pass 0.0473 22 0 0 Pass 0.0478 19 0 0 Pass 0.0483 17 0 0 Pass 0.0488 16 0 0 Pass 0.0493 14 0 0 Pass 0.0498 13 0 0 Pass 0.0503 12 0 0 Pass 0.0508 12 0 0 Pass 0.0513 10 0 0 Pass 0.0518 10 0 0 Pass 0.0524 10 0 0 Pass 0.0529 10 0 0 Pass 0.0534 10 0 0 Pass 0.0539 10 ❑ 0 Pass 0.0544 9 0 0 Pass 0.0549 9 0 0 Pass 0.0554 8 0 0 Pass 0.0559 8 0 0 Pass 0.0564 8 0 0 Pass 0.0569 8 0 0 Pass 0.0574 8 0 0 Pass 0.0580 8 0 0 Pass 0.0585 7 0 0 Pass 0.0590 7 0 0 Pass 0.0595 7 0 0 Pass 0.0600 7 0 0 Pass 0.0605 7 0 0 Pass 0.0610 7 0 0 Pass 0.0615 7 0 0 Pass 0.0620 7 0 0 Pass 0.0625 6 0 0 Pass 0.0631 6 0 0 Pass 0.0636 5 0 0 Pass 0.0641 4 0 0 Pass 0.0646 4 0 0 Pass 0.0651 4 0 0 Pass 0.0656 4 0 0 Pass 0.0661 3 0 0 Pass 0.0666 2 0 0 Pass 0.0671 2 0 0 Pass 0.0676 2 0 0 Pass 0.0681 2 0 0 Pass 0.0667 1 0 0 Pass 0.0692 1 0 0 Pass Water Quality BMP Flow and Volume for POC 1. On-line facility volume: 0.0145 acre-feet On-line facility target flow: 0.01 cfe. Adjusted for 15 min: 0.0082 cfs. �� Gw Off-line facility target flow: 0.0047 cfs. Adjusted for 15 min: 0.005 cfe. Perind and Impind Changes No changes have been made. This program and accompanying documentation is provided 'as -is' without warranty of any kind. The entire risk regarding the performance and results of this program is assumed by the user. Clear Creek Solutions and the Washington State Department of Ecology disclaims all warranties, either expressed or implied, including but not limited to implied warranties of program and accompanying documentation. In no event shall Clear Creek Solutions and/or the Washington State Department of Ecology be liable for any damages whatsoever (including without limitation to damages for loss of business profits, loss of business information, business interruption, and the like) arising out of the use of, or inability to use this program even if Clear Creek Solutions or the Washington State Department of Ecology has been advised of the possibility of such damages. Western Washington Hydrology Model PROJECT REPORT Project Name: CC Basin 5 Site Address: City Report Date : 4/20/2012 Gage Seatac Data Start 1948/10/01 Data End 1998/09/30 Precip Scale: 1.00 WWHM3 version: PREDEVELOPED LAND USE Name Basin 1 Bypass: No GroundWater: No Pervious Land Use C, Lawn, Mod Impervious Land Use DRIVEWAYS FLAT Element Flows To: Surface Acres .143 Acres 0.376 Interflow Name Basin 1 Bypass: No GroundWater: No Pervious Land Use Acres C, Lawn, Mod .143 Impervious Land Use Acres DRIVEWAYS FLAT 0.376 Element Flows To: Surface Interflow Vault 1, Vault 1, Name Vault 1 Groundwater Groundwater Wo- Fi-MA J Width 42.5951476109662 ft. Length 42.5951476109662 ft. Depth: 7ft. Discharge Structure Riser Height: 6 ft. Riser Diameter: 18 in. NotchType Rectangular Notch Width : 0.010 ft. Notch Height: 1.180 ft. orifice 1 Diameter: 1.027 in. Elevation: 0 ft. Element Flows To: outlet 1 outlet 2 Vault Hydraulic Table Staae(ft) area(acr) volume(acr-ft) Dschrg(cfs) Infilt(cfa) 0.000 0.042 0.000 0.000 0.000 0.078 0.042 0.003 0.008 0.000 0.156 0.042 0.006 0.011 0.000 0.233 0.042 0.010 0.013 0.000 0.311 0.042 0.013 0.015 0.000 0.389 0.042 0.016 0.017 0.000 0.467 0.042 0.019 0.019 0.000 0.544 0.042 0.023 0.020 0.000 0.622 0.042 0.026 0.022 0.000 0.700 0.042 0.029 0.023 0.000 0.778 0.042 0.032 0.024 0.000 0.856 0.042 0.036 0.026 0.000 0.933 0.042 0.039 0.027 0.000 1.011 0.042 0.042 0.028 0.000 1.089 0.042 0.045 0.029 0.000 1.167 0.042 0.049 0.030 0.000 1.244 0.042 0.052 0.031 0.000 1.322 0.042 0.055 0.032 0.000 1.400 0.042 0.058 0.033 0.000 1.478 0.042 0.062 0.034 0.000 1.556 0.042 0.065 0.035 0.000 1.633 0.042 0.068 0.035 0.000 1.711 0.042 0.071 0.036 0.000 1.789 0.042 0.075 0.037 0.000 1.867 0.042 0.078 0.038 0.000 1.944 0.042 0.081 0.039 0.000 2.022 0.042 0.084 0.039 0.000 2.100 0.042 0.087 0.040 0.000 2.178 0.042 0.091 0.041 0.000 2.256 0.042 0.094 0.042 0.000 2.333 0.042 0.097 0.042 0.000 2.411 0.042 0.100 0.043 0.000 2.489 0.042 0.104 0.044 0.000 2.567 0.042 0.107 0.044 0.000 2.644 0.042 0.110 0.045 0.000 2.722 0.042 0.113 0.046 0.000 2.800 0.042 0.117 0.046 0.000 2.878 0.042 0.120 0.047 0.000 2.956 0.042 0.123 0.048 0.000 3.033 0.042 0.126 0.048 0.000 3.111 0.042 0.130 0.049 0.000 3.189 0.042 0.133 0.049 0.000 3.267 0.042 0.136 0.050 0.000 3.344 0.042 0.139 0.051 0.000 3.422 0.042 0.143 0.051 0.000 3.500 0.042 0.146 0.052 0.000 3.578 0.042 0.149 0.052 0.000 3.656 0.042 0.152 0.053 0.000 3.733 0.042 0.155 0.054 0.000 3.811 0.042 0.159 0.054 0.000 3.889 0.042 0.162 0.055 0.000 3.967 0.042 0.165 0.055 0.000 4.044 0.042 0.168 0.056 0.000 4.122 0.042 0.172 0.056 0.000 4.200 0.042 0.175 0.057 0.000 4.278 0.042 0.178 0.057 0.000 4.356 0.042 0.181 0.058 0.000 4.433 0.042 0.185 0.058 0.000 4.511 0.042 0.188 0.059 0.000 4.589 0.042 0.191 0.059 0.000 4.667 0.042 0.194 0.060 0.000 4.744 0.042 0.198 0.060 0.000 4.822 0.042 0.201 0.061 0.000 4.900 0.042 0.204 0.062 0.000 4.978 0.042 0.207 0.064 0.000 5.056 0.042 0.211 0.066 0.000 5.133 0.042 0.214 0.068 0.000 5.211 0.042 0.217 0.071 0.000 5.289 0.042 0.220 0.073 0.000 5.367 0.042 0.224 0.076 0.000 5.444 0.042 0.227 0.079 0.000 5.522 0.042 0.230 0.082 0.000 5.600 0.042 0.233 0.085 0.000 5.678 0.042 0.236 0.088 0.000 5.756 0.042 0.240 0.091 0.000 5.833 0.042 0.243 0.094 0.000 5.911 0.042 0.246 0.098 0.000 5.989 0.042 0.249 0.101 0.000 6.067 0.042 0.253 0.354 0.000 6.144 0.042 0.256 0.905 0.000 6.222 0.042 0.259 1.634 0.000 6.300 0.042 0.262 2.504 0.000 6.378 0.042 0.266 3.496 0.000 6.456 0.042 0.269 4.596 0.000 6.533 0.042 0.272 5.795 0.000 6.611 0.042 0.275 7.084 0.000 6.669 0.042 0.279 8.459 0.000 6.767 0.042 0.282 9.913 0.000 6.844 0.042 0.285 11.44 0.000 6.922 0.042 0.288 13.04 0.000 7.000 0.042 0.292 14.72 0.000 7.078 0.042 0.295 16.45 0.000 7.156 0.000 0.000 18.25 0.000 MITIGATED LAND USE ANALYSIS RESULTS Flow Frequency Return Periods for Predeveloped. POC #1 Return Period Flow(cfs) 2 year 0.10126 5 year 0.124968 10 year 0.140467 25 year 0.159975 50 year 0.174515 100 year 0.189102 Flow Frequency Return Periods for Mitigated. POC #1 Return Period Flow(cfs) 2 year 0 5 year 0 10 year 0 25 year 0 50 year 0 100 year 0 Yearly Peaks for Predeveloped and Mitigated. POC #1 Year Predeveloped Mitigate 1950 0.105 0.000 1951 0.163 0.000 1952 0.105 0.000 1953 0.086 0.000 1954 0.080 0.000 1955 0.097 0.000 1956 0.103 0.000 1957 0.099 0.000 1958 0.116 0.000 1959 0.102 0.000 1960 0.078 0.000 1961 0.099 0.000 1962 0.086 0.000 1963 0.086 0.000 1964 0.085 0.000 1965 0.100 0.000 1966 0.088 0.000 1967 0.089 0.000 1968 0.133 0.000 1969 0.149 0.000 1970 0.081 0.000 1971 0.089 0.000 1972 0.085 0.000 1973 0.127 0.000 1974 0.080 0.000 1975 0.090 0.000 1976 0.121 0.000 1977 0.081 0.000 1978 0.099 0.000 1979 0.128 0.000 1980 0.126 0.000 1981 0.112 0.000 1982 0.122 0.000 1983 0.169 0.000 1984 0.119 0.000 1985 0.093 0.000 1986 0.085 0.000 1987 0.112 0.000 1988 0.147 0.000 1989 0.069 0.000 1990 0.086 0.000 1991 0.179 0.000 1992 0.166 0.000 1993 0.092 0.000 1994 0.061 0.000 1995 0.072 0.000 1996 0.093 0.000 1997 0.117 0.000 1998 0.110 0.000 1999 0.116 0.000 Ranked Yearly Peaks for Predeveloped and Mitigated. POC #1 Rank Predeveloped Mitigated 1 0.1794 0.0000 2 0.1687 0.0000 3 0.1656 0.0000 4 0.1631 0.0000 5 0.1490 0.0000 6 0.1470 0.0000 7 0.1332 0.0000 8 0.1282 0.0000 9 0.1274 0.0000 10 0.1257 0.0000 11 0.1219 0.0000 12 0.1214 0.0000 13 0.1187 0.0000 14 0.1169 0.0000 15 0.1161 0.0000 16 0.1155 0.0000 17 0.1120 0.0000 18 0.1118 0.0000 19 0.1101 0.0000 20 0.1054 0.0000 21 0.1054 0.0000 22 0.1026 0.0000 23 0.1023 0.0000 24 0.0999 0.0000 25 0.0995 0.0000 26 0.0991 0.0000 27 0.0986 0.0000 28 0.0970 0.0000 29 0.0928 0.0000 30 0.0926 0.0000 31 0.0916 0.0000 32 0.0904 0.0000 33 0.0888 0.0000 34 0.0886 0.0000 35 0.0885 0.0000 36 0.0865 0.0000 37 0.0864 0.0000 38 0.0864 0.0000 39 0.0861 0.0000 40 0.0851 0.0000 41 0.0850 0.0000 42 0.0846 0.0000 43 0.0815 0.0000 44 0.0812 0.0000 45 0.0803 0.0000 46 0.0799 0.0000 47 0.0779 0.0000 48 0.0718 0.0000 49 0.0686 0.0000 50 0.0610 0.0000 POC #1 The Facility PASSED The Facility PASSED. Flow(CFS) Predev Dev Percentage Pass/Fail 0.0506 1099 0 0 Pass 0.0519 1004 0 0 Pass 0.0531 933 0 0 Pass 0.0544 864 0 0 Pass 0.0556 796 0 0 Pass 0.0569 743 0 0 Pass 0.0581 682 0 0 Pass 0.0594 631 0 0 Pass 0.0606 586 0 0 Pass 0.0619 542 0 0 Pass 0.0631 504 0 0 Pass 0.0644 461 0 0 Pass 0.0656 433 0 0 Pass 0.0669 411 0 0 Pass 0.0681 383 0 0 Pass 0.0694 350 0 0 Pass 0.0707 327 0 0 Pass 0.0719 301 0 0 Pass 0.0732 275 0 0 Pass 0.0744 259 0 0 Pass 0.0757 239 0 0 Pass 0.0769 223 0 0 Pass 0.0782 211 0 0 Pass 0.0794 198 0 0 Pass 0.0807 183 0 0 Pass 0.0819 176 0 0 Pass 0.0832 165 0 0 Pass 0.0844 155 0 0 Pass 0.0857 143 0 0 Pass 0.0869 128 0 0 Pass 0.0882 122 0 0 Pass 0.0894 112 0 0 Pass 0.0907 105 0 0 Pass 0.0919 102 0 0 Pass 0.0932 90 0 0 Pass 0.0944 86 0 0 Pass 0.0957 81 0 0 Pass 0.0969 78 0 0 Pass 0.0982 74 0 0 Pass 0.0994 68 0 0 Pass 0.1007 61 ❑ 0 Pass 0.1019 60 0 0 Pass 0.1032 56 0 0 Pass 0.1044 52 0 0 Pass 0.1057 45 0 0 Pass 0.1069 42 0 0 Pass 0.1082 40 0 0 Pass 0.1094 38 0 0 Pass 0.1107 37 0 0 Pass 0.1119 35 0 0 Pass 0.1132 32 0 0 Pass 0.1144 31 0 0 Pass 0.1157 30 0 0 Pass 0.1170 29 0 0 Pass 0.1182 27 D 0 Pass 0.1195 26 0 0 Pass 0.1207 26 0 0 Pass 0.1220 24 0 0 Pass 0.1232 23 0 0 Pass 0.1245 22 0 0 Pass 0.1257 21 0 0 Pass 0.1270 19 0 0 Pass 0.1282 16 0 0 Pass 0.1295 15 0 0 Pass 0.1307 14 0 0 Pass 0.1320 14 0 0 Pass 0.1332 12 0 0 Pass 0.1345 12 0 0 Pass 0.1357 12 0 0 Pass 0.1370 12 0 0 Pass 0.1382 12 0 ❑ Pass 0.1395 10 0 0 Pass 0.1407 10 0 0 Pass 0.1420 10 0 0 Pass 0.1432 10 0 0 Pass 0.1445 9 0 0 Pass 0.1457 9 0 0 Pass 0.1470 9 0 0 Pass 0.1482 8 0 0 Pass 0.1495 7 0 0 Pass 0.1507 7 0 0 Pass 0.1520 7 0 0 Pass 0.1532 7 0 0 Pass 0.1545 7 0 0 Pass 0.1557 6 0 0 Pass 0.1570 6 0 0 Pass 0.1582 5 0 0 Pass 0.1595 5 0 0 Pass 0.1608 5 0 0 Pass 0.1620 4 0 0 Pass 0.1633 3 0 0 Pass 0.1645 3 0 0 Pass 0.1658 2 0 0 Pass 0.1670 2 0 0 Pass 0.1683 2 0 0 Pass 0.1695 1 0 0 Pass 0.1708 1 0 0 Pass 0.1720 1 0 0 Pass 0.1733 1 0 0 Pass 0.1745 1 0 0 Pass Water Quality HMP Flow and Volume for POC 1. On-line facility volume: 0.0365 acre-feet On-line facility target flow: 0.01 cfe. r Adjusted for 15 min: 0.0222 cfs. . ^ 1� Off-line facility target flow: 0.0124 cfs. Adjusted for 15 min: 0.0136 cfe. Perind and Impind Changes No changes have been made. This program and accompanying documentation is provided 'as -is' without warranty of any kind. The entire risk regarding the performance and results of this program is assumed by the user. Clear Creek Solutions and the Washington State Department of Ecology disclaims all warranties, either expressed or implied, including but not limited to implied warranties of program and accompanying documentation. In no event shall Clear Creek Solutions and/or the Washington State Department of Ecology be liable for any damages whatsoever (including without limitation to damages for loss of business profits, loss of business information, business interruption, and the like) arising out of the use of, or inability to use this program even if Clear Creek Solutions or the Washington State Department of Ecology has been advised of the possibility of such damages.