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18-102873
CITY OF L Federal Way Centered on Opportunity August 21, 2018 FILE CITY HALL 33325 8th Avenue South Federal Way, WA 98003-6325 (253) 835-7000 www. cityoffederalway. com Jim Ferrell, Mayor Mario Turner Mario@amcalhousing.com AMCAL 30141 Agoura Road, #100 Agoura Hills, CA 91301-4332 Re: File #18-102873-00-PC, PREAPPLICATION CONFERENCE SUMMARY 17th Avenue Senior Housing Apartments, 32500 17th Avenue South, Federal Way Dear Mr. Turner: Thank you for participating in the preapplication conference with the City of Federal Way's Development Review Committee (DRC) held August 2, 2018. We hope that the information discussed at that meeting was helpful in understanding the general requirements for your project as submitted. This letter summarizes comments given to you at the meeting by the members of the DRC. The members who reviewed your project and provided comments include staff from the City's Planning and Building Divisions, Public Works Department, and representatives from Lakehaven Water and Sewer District and South King Fire and Rescue. Some sections of the Federal ;Wary Revised Code (FWRC) and relevant information handouts are enclosed with this letter. Please be advised, this letter does not represent all applicable codes. In preparing your formal application, please refer to the complete FWRC and other relevant codes for all additional requirements that may apply to your project. The key contact for your project is me, Jim Harris, 253-835-2652, jirn.harris@Gityoffederalway.com. For specific technical questions about your project, please contact the appropriate DRC representative as listed below, Otherwise, any general questions about the preapplication and permitting process can be referred to your key contact. PROJECT DESCRIPTION Construction of 378 senior affordable apartment units in three 4-story buildings with associated site improvements. Property location is 32500 176'Avenue South, Federal Way, WA, APN 162104-9023. MAJOR ISSUES Outlined below is a summary of the major issues of your project based on the plans and information submitted for preapplication review. These issues can change due to modifications and revisions in the plans. The major issues section is only provided as a means to highlight critical requirements or issues. Please be sure to read the comments made by all departments in the following section of this letter. s Planning Division 1. SEPA and Process III land use review required. 2. Provide wetland and stream reconnaissance. 3. Community Design Guideline review required in conjunction with Process III review. Mr. Turner August 21, 2018 Page 2 • Public Works Traffic Division 1. Transportation Concurrency Management (FWRC 19.90) — Transportation concurrency permit with application fee of $8,760.00 is required for the proposed project. 2. Traffic Impact Fees (FWRC 19.91) — Traffic impact fees payment will be assessed and paid at building permit issuance. 3. Frontage Improvements (FWRC 19.135.040) -- Construct street frontage improvements and dedicate right-of-way (ROW) along the property frontage on 20'h Way S. 4. Block Perimeter (FWRC 18.55.010 & FWRC 19.135.251) — The development shall meet block perimeter requirements of 1,320 feet for non -motorized access, and 2,640 feet for streets. This requirement may be modified by the Public Works Director if connections cannot be made for reasons outlined in the FWRC. 5. Access Management (FWRC 19.135.260) — The development shall meet access management standards. DEPARTMENT COMMENTS Outlined below are the comments made by the representatives of each department present at the preapplication conference. Each section should be read thoroughly. If you have questions, please contact the representative listed for that section. COMMUNITY DEVELOPMENT — PLANNING DIVISION (Jim Harris, 253-835-2652, j im.harris@cityoffederalway.com) Zoning Designation and Use — The subject property is within the Community Business (BC) zone. Senior Citizen Housing is a permitted use in the BC zone subject to regulations set forth in FWRC 19.220.080. 2. Land Use Application — The proposed affordable senior housing project is subject to Use Process III review pursuant to FWRC 19.15.030. Process III is an administrative land use review process with public notice, and is conducted administratively, with a written decision issued by the Director of Community Development following review. Process III land use approval is valid for a period of five years and extensions to the land use approval may be granted if criteria are met. Enclosed are a master land use application, development requirements checklist, and other applicable handouts. Refer to the Development Requirements checklist, Bulletin #001, for specific submittal requirements. State Environmental Policy Act (SEPA) — The project is subject to environmental review under SEPA for the proposed actions: development of more than 20 dwelling units; construction of a new building greater than 12,000 square feet; and parking lots with more than 40 parking spaces. The environmental review is a component of the Process III land use application and a complete environmental checklist with notice materials will be required. An environmental threshold determination made by the Director of Community Development must be issued prior to land use or building permit approval. 4. Public Notification — Process III applications and SEPA determinations require a public notice and public comment periods. Within 14 days of issuing the Letter of Complete Application, a Notice of Application will be published in the Federal Way Mirror, mailed to property owners within 300 feet 18-102873-00-PC Doc ID:78025 Mr. Tumer August 21, 2018 Page 3 of the subject property, posted on the subject property, and placed at the City's three designated notice boards. Two sets of stamped, addressed mailing envelopes must be submitted with the Process III application. A mailing label bulletin is enclosed. 5. Land Use Review Timeframes — The city makes every effort to issue land use decisions within 120 days of a complete application. However, the review timeframe is suspended at any time that additional information is requested by the city. The applicant must submit requested information within a 180-day timeframe, unless an extension is granted pursuant to FWRC 19.15.050(2). Application Fees — Please contact the Permit Center at 253-835-2607 for updated fee schedules for Process III Master Land Use application, SEPA checklist, concurrency, engineering review, and building permit. 7. Key Development Regulations — All site improvements must comply with the applicable FWRC development regulations. The following general regulations will apply to the proposal. (a) Required Yard and Lot Coverage — Required minimum yard (building) setbacks for senior citizen housing is 20-foot front and 5 feet side and 5 feet rear yards. The side and rear setbacks default to the minimum required perimeter landscape buffer width (if larger than required setback). No maximum lot coverage applies. The buildable area will be determined by other requirements for landscaping, required yards, etc. (b) Maximum Building Height — The height allowed is 65 feet above average building elevation (AABE). A building height handout is enclosed. Per FWRC 19.110,060 `Exceptions', rooftop appurtenances may exceed the applicable height limitation by a maximum of four feet, if the area of all appurtenances and screening does not exceed 10 percent of the total area of the building footprint. These appurtenances must be located in such a way as to minimize view blockage. Appurtenances that do not meet the standards of this section may be permitted if the director determines that, based on accurate graphic representations provided by the applicant, views from adjacent properties will not be significantly affected. A written modification request to the height limitation is required to be submitted with the Process III application. (c) Parldng — Required minimum parking stall count is 1.0 parking space per dwelling unit. Note 4 on FWRC 19.220.080 requires a minimum of 25 percent of the parking to be underground or on the first floor within the building footprint. Please note the tuck -under open exposed parking as proposed does not meet the intent of the community design guidelines as the building appears to float over the parking. The proposal should include a larger first floor single or dual entrance parking area, meeting the design guidelines. See enclosed code section for dimensional requirements for parking stalls. (d) Open Space — Under FWRC 19.220.080 (note #8), open space requirements for senior citizen housing is a minimum of 100 square feet of common open space per unit. With your application, please provide a site plan graphic detailing the common open space areas and Doc ID:78025 18-102873-00-PC Mr. Turner August 21, 2018 Page 4 include a written description of those areas intended as common open space, and identify all amenities in each of the individual open space areas. Include on submittal drawings the size and location of each recreation area, the intended users, and indicate whether it is interior or exterior common open space. 8. Clearing, Grading, and Tree and Vegetation Retention — The Process III application must include a clearing and grading plan consistent with FWRC 19.120.040(1). Preliminary clearing and grading plans are reviewed in conjunction with the Process III land use application. Land use approval must be completed before submittal of engineering and building permit applications. Approval and Notice to Proceed shall be required prior to commencing clearing and grading activities on the site. Reference FWRC 19.120.060(2). A tree and vegetation retention plan as required under FWRC 19.120.140(2) must also be submitted with the Process III application. The tree and vegetation retention/replacement plan must be prepared by a certified arborist or certified landscape architect. The standards require each development to maintain a minimum tree unit density. The minimum tree density in the BC zone is 20 tree units per acre. In general, a tree unit is a value assigned to existing trees retained on the property or replacement trees. Generally, the larger the tree, the greater value it is assigned. Required tree density can be composed of retained trees and replacement plantings per FWRC 19.120.130. (Note: required landscaping trees may be counted in tree density). The tree and vegetation plan must clearly show where the required tree units are to be located. The formal landscape plan must detail information about tree unit credits and replacement. Environmentally Critical Areas — The city's Critical Areas Map identifies there may be a stream and/or wetland slightly east of the subject property. The application must include a wetland and stream reconnaissance for both on the subject property and within 225 feet of the property as required in FWRC 19.145.080. The critical area reconnaissance must provide site specific information regarding on -site critical areas, and shall include best efforts to provide information regarding any potential off site critical areas. The reconnaissance shall include critical area classifications and FWRC required buffer widths if applicable. If wetlands and/or streams are found to be on or in close proximity to the subject property, then a more detailed wetland/stream delineation and classification report will likely be required. Any development or land modification within a critical area or its associated buffer is regulated by FWRC Chapter 19.145. In summary, any intrusion into critical areas and buffers must meet the mitigation sequencing standards of FWRC 19.145.130. Avoidance of impacts is the first priority, and minimization of impacts is the second priority. Applicants must demonstrate all reasonable efforts have been made to avoid and minimize critical area impacts as required by FWRC. Additional land use review processes are required for critical area intrusions. However, City staff cannot determine these additional potential processes as we do not know the extent of the critical areas or any potential impacts or intrusions proposed into the critical areas, if applicable. The applicant will be required to pay for any required City consultant review of critical areas reports and information on a cost recovery basis. The reports will be peer reviewed for compliance with applicable FWRC requirements by the city's third parry critical area reviewer at the applicant's 18-102873-00-PC Doc ID:78025 Mr. Turner August 21, 2018 Page 5 expense. This review cost must be pre -funded by the applicant prior to this peer review occurring per FWRC 19.145.080(3). 10. Landscaping— The Process III application must include a preliminary landscape plan, prepared by a licensed landscape architect, in accordance with the landscape requirements contained in FWRC Chapter 19.125 "Outdoors, Yards, and Landscaping. " Following are the key landscape requirements for the project. (a) Perirneter Landscape Buffers — Type III perimeter landscape buffers a minimum of five feet in width are required along the north and west property lines. Type III landscaping consists of a mixture of evergreen and deciduous trees, large shrubs a minimum of 24 inches in height at the time of planting, and groundcover; spaced to provide a visual buffer creating a partial visual separation. Type I solid screen landscaping 15 feet in width is required adjacent to the south and east property lines as the proposal abuts residential zoning to the south and east. Type I landscaping consists of a mixture of evergreen and deciduous trees, large shrubs a minimum of 24 inches in height at the time of planting, and groundcover; spaced to provide a 100 percent visual screen and separation. Please note, if the proposed east -west public roadway extension is placed along the south property line, then the subject property no longer abuts residential property to the south, and rather than a 15-foot-wide landscape buffer requirement, the buffer width adjacent to the right- of-way would be a five -foot -wide type III landscape strip as defined above. (b) Interior Parking Lot Landscaping — A minimum of twenty-two square feet of interior lot landscaping per parking stall must be incorporated into any surface parking areas. (c) Rockeries, Retaining Walls, and Fencing — Rockeries, retaining walls, and any proposed fencing must be shown on site and landscape plans, as well as on civil engineering plans. Per FWRC 19.120.120, the height of rockeries and retaining walls associated with commercial and multi -family development is limited to six feet. Retaining walls and rockeries shall be set back a minimum of three feet from adjacent public rights -of -way, and where retaining walls are terraced there shall be a minimum five feet distance between terraces to accommodate landscaping and its maintenance. Walls that are visible from the public right-of-way or adjacent property shall be composed of brick, rock, or other textured/patterned styles as approved by the planning and public works directors. 11. Community Design Guidelines — Review of the proposal under the city's design guidelines, FWRC Chapter 19.115, is required for the project and will occur in conjunction with the Process III decision. The principal applicable guidelines for the project are noted below. However, this does not necessarily include all applicable guidelines, and project designers must consult the guidelines in their entirety in preparing an application. The application must include a written narrative identifying how the proposal complies with the applicable design guidelines, as detailed. a. FWRC 19.115.010(2) CPTED - Implement Crime Prevention through Environmental Design (CPTED) principles to reduce opportunities for criminal activities to occur. The city's Police Department and Planning Division will evaluate the formal application and review for Doc ID:78025 18-102873-00-PC Mr. Turner August 21, 2018 Page 6 compliance with CPTED principles. Special consideration to incorporate principles to all pedestrian routes of travel, courtyard or plaza areas, and the parking garage is strongly encouraged. A completed CPTED checklist must be submitted with your application. A CPTED checklist is enclosed. i. Natural Surveillance — Promote visibility of public spaces and areas. ii. Access Control — Identify techniques that deter unauthorized access and/or inappropriate access. iii. Ownership — Reduce perception of areas as ownerless. b. FWRC 19.115.050 Site Design — Refer to all sections of this chapter for site design standards. In addition to ensuring that pedestrian accessible routes of travel are provided to the right-of- way from each building, other key sections include: i. (1) General Criteria (a), (b), (c), (d), (e), (f), and (g). Under section (d), emphasis should be placed on the building not appearing to float over the parking area. ii. (2) Surface Parking Lots iii. (3) Parking Structures (a), (b), (c), (d), and (f) iv. (4) Pedestrian Circulation and Public Spaces (a), (b), (c), and (e) v. (7)(a) Lighting C. FWRC 19.115.060 Building Design — Key design requirements of this section apply to the project as follows. Note that the requirements of this section apply to all sides of the buildings. i. (1)(a) As the site is sloped, this section should be applied to building design. ii. (2) All building facades longer than 60 feet and visible from a right-of-way or residential use/zone must incorporate a minimum of two out of four design options intended to break up the mass of large buildings. Use of more than two treatment options can then allow varying the dimensional and numerical guidelines of this section. These design options include fagade modulation, landscaping, canopy or arcade, or associated pedestrian plazas. iii. (3) Building facades shall also include methods of articulation and accessory elements, for example display windows, window openings with visible trim material, vertical trellis, artwork, decorative masonry or metal patterns or grillwork, relief, material variations, etc. FWRC 19.115.070(1)(a-d) — Building and Pedestrian Orientation. e. FWRC 19.115.090(1) District Guidelines for BC — Key design requirements of this section apply to the project (FWRC 19.115.090(1)(a)-(r)). (Following is a more specific discussion of each guideline.) i. FWRC 19.115.090(1)(a)(b)&(c) Parking Location & Entrance Fagades — Entrance facades shall front on, face, or be clearly recognizable from the right-of-way, and shall incorporate windows and other methods of articulation. Building entrances must also be architecturally emphasized and shall incorporate transparent glass. Locate parking behind or beside building and maximize pedestrian access. ii. FWRC 19.115.090 Subsections (1)(g) through (r) apply to residential uses. Please provide a design narrative with the formal application to detail how the senior housing project addresses these requirements. 18-102873-00-PC Doc ID:78025 Mr. Turner August 21, 2018 Page 7 12. Garbage and Recycling Receptacles — FWRC 19.125.150 requires that storage areas for garbage and recycling receptacles be required for each project. The site plan depicts a trash room. The formal application must note the specific size and location of each facility. Locations for the recycling and garbage facilities must be depicted on the formal site plan. Include the square footage of each facility provided, depict routes of travel for staff and service providers, including vertical clearance and turning radius of each. 13. Affordable Units — Five percent of new dwelling units must be considered affordable as defined by FWRC 19.110,010. "Affordable units" for rental affordable housing means dwelling units that are offered for rent at a rate that is affordable to those individuals and families having incomes that are 50 percent or below the median county income. The formal application must reflect the affordable housing requirement and provide details of how it will be accomplished. Note that prior to issuance of a certificate of occupancy for any building, an agreement in a form approved by the city requiring affordable dwelling units to remain as affordable housing for the life of the project must be recorded with the King County Department of Records and Elections at the expense of the applicant. 14. School Mitigation Fees — School impact mitigation fees are required for multi -family residential dwelling units. However, per FWRC 19.95.060, housing units for the elderly (defined as 62 or older) are exempt from school impact fees pursuant to FWRC 19.95.060(1)(a) so long as these uses are maintained in perpetuity and the necessary covenants or declarations of restrictions are recorded on the property to ensure that no children will reside in the development. Please include a statement as to how you will meet this requirement with the formal application. PUBLIC WORKS DEVELOPMENT SERVICES DIVISION (Kevin Peterson, 253-835-2734, kevin.peterson@cityoffederalway.com) Land Use Issues — Stormwater Surface water runoff control and water quality treatment will be required per the 2016 King County Surface Water Design Manual (KCSWDM), and City Addendum to the manual. This project meets the requirements for a Full Drainage Review. At the time of land use site plan submittal, a preliminary Technical Information Report (TIR), addressing the relevance of the project to the nine core and five special requirements of the KCSWDM will be required. A Level 1 downstream analysis shall also be provided in the preliminary TIR. The project lies within a Conservation flow control area, thus the applicant must design the flow control facility to meet this performance criteria. In addition to flow control facilities, Best Management Practices (BMP's) are required as outlined in the KCSWDM. The project also lies within an Enhanced Basic Water Quality Area. Water Quality Treatment shall be designed to meet the treatment criteria of the Enhanced Basic Water Quality Menu. If infiltration is proposed, soil logs prepared by a licensed geotechnical engineer or septic designer must be provided to verify infiltration suitability. Detention and water quality facilities for private commercial developments outside the City Center Core must be above ground (i.e. open pond). Underground facilities are allowed only with approval from the City of Federal Way Public Works Department. Please submit a written request, with the Doc ID:78025 18-102873-00-PC Mr. Turner August 21, 2018 Page 8 associated fee, citing the need to have underground facilities for the project, to the Development Services reviewer listed above. Show the proposed location and dimensions of the detention and water quality facilities on the preliminary plans. If more than one acre will be disturbed during construction, a National Pollutant Discharge Elimination System (NPDES) construction storm water permit may be required. hiformation regarding this permit can be obtained from the Washington State Department of Ecology at littp://www.ecy.wa.gQyl ro amslw/stormwater/consttruction/index.htmI or by calling 360-407- 6048. Right -of -Way Improvements See the Traffic Division comments from Erik Preston, Senior Traffic Engineer, for traffic related items. 2. If dedication of additional right-of-way is required to install street frontage improvements, the dedication shall be conveyed to the City through a statutory warranty deed. The dedicated area must have clear title prior to recording. 3. All stormwater treatment and detention requirements outlined above may apply to any improvements within the public right-of-way. Separate detention and/or water quality treatment facilities, if necessary, shall be installed for street improvements. Building for Engineering (EN)] Permit Issues 1. Engineered plans are required for clearing, grading, road construction, and utility work. Plans must be reviewed and approved by the City. Engineering review fees are $2,503.00 for the first 18 hours of review for Commercial Building Permits, and $139.00 per hour for additional review time. A final TIR shall be prepared for the project and submitted with the engineering plans. Both the TIR and the plans will require the signature/seal of a professional engineer registered/licensed in the state of Washington. In addition to engineering approval, projects that will be filling or grading in the area of the future building pads are required to obtain a separate grading or foundation -only permit from the Building Department. 3. The Federal Way Public Works Development Standards Manual (including standard detail drawings, standard notes, and engineering checklists) is available on the City's website at http:llwww.cityoffederalway.com/index.aspx?nid=171 to assist the applicant's engineer in preparing the plans and TIR. 4. Bonding is required for all street improvements (including those in the `future' right-of-way) and temporary erosion and sediment control measures associated with the project. The bond amount shall be 120 percent of the estimated costs of the improvements. An administrative fee deposit will need to accompany the bond to cover any possible legal fees in the event the bond must be called. Upon completion of the installation of the improvements, and final approval of the Public Works 18-102873-00-PC Doc ID:78025 Mr. Tumer August 21, 2018 Page 9 Inspector, the bond will be reduced to 30 percent of the original amount and held for a two-year maintenance period. The developer will be responsible for the maintenance of all storm drainage facilities (including the detention and water quality facilities) and street systems during the two-year maintenance period. During that time, the Public Works Inspector will make periodic visits to the site to ensure the developer's compliance with the maintenance requirements. Upon satisfactory completion of the two-year maintenance period, the remainder of the bond will be released. Maintenance for public roads and subdivision drainage facilities then become the responsibility of the City. Maintenance for private roads and drainage facilities, including short plats, remain the responsibility of the individual property owners. When topographic survey information is shown on the plans, the vertical datum block shall include the phrase "DATUM: N.G.V.D.-29" or "DATUM: K.C.A.S.," on all sheets where vertical elevations are called out. Drawings submitted for plan review shall be printed on 24" x 36" or 22" x 34" paper. Site plans shall be drawn at a scale of 1" = 20', or Iarger. Architectural scales are not permitted on engineering plans. 8. Provide cut and fill quantities on the clearing and grading plan. 9. Temporary Erosion and Sediment control (TESC) measures, per Appendix D of the 2016 KCSWDM, must be shown on the engineering plans. 10. The site plan shall show the location of any existing and proposed utilities in the areas affected by construction. PUBLIC WORKS TRAFFIC DIVISION (Sarady Long, 253-835-2743, saradv.lona,cityoffederalway.com) Transportation Concurrency Analysis (FWRC 19.90) Based on the submitted materials for 378 units senior apartment, the Institute of Transportation Engineers (ITE) Trip Generation - 8t" Edition, land use code 252 (Senior Housing - Attached), the proposed project is estimated to generate 98 new weekday PM peak hour trips and 2,798 daily trips. 2. A concurrency permit is required for this development project. The PW Traffic Division will perform concurrency analysis to determine if adequate roadway capacity exists during the weekday PM peak period to accommodate the proposed development. Please note that supplemental transportation analysis and concurrency mitigation may be required if the proposed project creates an impact not anticipated in the six -year Transportation Improvement Plan (TIP). The estimated fee for the concurrency permit application is $8,760.00 (51— 500 PM Trips). This fee is an estimate and based on the materials submitted for the pre -application meeting. The concurrency application fee must be paid in full at the time the concurrency permit application is submitted with land use application. The fee may change based on the new weekday PM peak hour trips as identified in the concurrency trip generation. The applicant has the option of having an independent Doe ID:78025 18-102873-00-PC Mr. Turner August 21, 2018 Page 10 traffic engineer prepare the concurrency analysis consistent with City procedures; however, the fee remains the same. Transportation Impact Fees (TIF) (FWRC 19.91) Based on the submitted materials for 378 units senior apartment, the estimated traffic impact fee is $370.262. Please note, the actual impact fee will be calculated based on the fee schedule in effect at the time a completed building permit application is filed and paid prior to permit issuance (FWRC 19.100.070 3(a)). Street Frontage Improvements (FWRC 19.135) The applicant/owner would be expected to construct street improvements consistent with the planned roadway cross -sections as shown in Map III-4 in Chapter III of the Federal Way Comprehensive Plan (FWCP) and Capital Improvement Program (CIP) shown as Table III-10 (FWRC 19.135.040). Based on the materials submitted, staff conducted a limited analysis to determine the required street improvements. The applicant would be expected to construct improvements on the following streets to the City's planned roadway cross -sections: 201h Way S is a Minor Collector planned as a Type "R" street, consisting of a 40' street with curb and gutter, 4' planter with street trees, 6' sidewalks, and street lights in a 66' right-of-way (ROW). The frontage on 20t" Ave S has been improved with two lanes, including vertical curb/gutter, and sidewalks. However, the street was not improved to current adopted standard. As such, the applicant would be expected to construct half street improvement as measured from the street centerline and dedicate approximately 3' right-of-way. Construct east -west road along the southerly property to a Type R street. At a minimum, the improvement shall include 40' street with curb and gutter, 4' planter with street trees, 6' sidewalks and street lights along the north side of the street. The east -west road shall extend the entire length of the property with a turnaround at the end of the street. 2. The applicant may make a written request to the Public Works Director to modify, defer, or waive the required street improvements (FWRC 19.135.070). Information about right-of-way modification requests is available through the Public Works Development Services Division. These modification requests have a nominal review fee currently at $278. Access Management (FWRC 19.135) 1. Access management standards are based on roadway safety and capacity requirements. FWRC 19.135.280 provides access standards for streets based on planned roadway cross -sections. Please note that access classifications are per Drawing 3-1A in the Public Works Development Standards. 2. Block perimeters shall be no longer than 1,320 feet for non -motorized trips, and 2,640 feet for streets (FWRC 18.55.010 and FWCP Policy TP4.2). Therefore, an east/west road along the south side of the property with a turnaround at the end is required. 3. The proposed east -west road located on the north side of the property is not acceptable. This east - west road should be relocated to the south side of the property. The proposed private access would be permitted along the northerly property line if access spacing can be met. 18-102873-00-PC Doc ID:78025 Mr. Turner August 21, 2018 Page ] 1 4. For driveways that serve uses other than single-family residential uses and zero lot line townhouse developments, the maximum driveway width is 30 feet for a two-lane two-way driveway and 40 feet for a three -lane two-way driveway (FWRC 19.135.270). Driveway widths may be increased in order to provide adequate width for vehicles that may be reasonably expected to use the driveway, as determined by the Public Works Director. 5. Submit an intersection sight distance analysis at the plat access driveway/intersection with 20"' Way S. The analysis shall be conducted in accordance to the latest AASHTO guidelines (3.5 ft object height, 3.5 ft driver's eye height, 14.5 ft back from the edge of the traveled way for passenger vehicles). The analysis must bear the seal of a licensed engineer in the state of Washington. The sight distance triangle shall be depicted on the plan set. 6. Please provide photo documentation within the appendix of the sight distance analysis. A minimum of one photo looking to the left and one looking to the right will show the location of the viewer in accordance to AASHTO guidelines. The Site Plan with plan and profile sheets should also be incorporated into the report to provide the site distance documentation. Indicate if there are any street trees, landscaping requirements, or any other objects existing or proposed to be within the sight distance triangle. State if the sight distance requirements are met or not and provide any traffic safety mitigation measures. 7. Verify intersection sight distance in meeting AASHTO standards for the proposed access on 20'h Ave South. PUBLIC WORKS — SOLID WASTE AND RECYCLING DIVISION Rob Van Orsow, 253-835-2770, robv@cityoffederalway.com Solid Waste & Recycling Design Considerations The following comments are specific to multi -family developments. These excerpts are taken from FWRC, for the designer's consideration (FWRC 19.125.150 — parts of subsection 7: a, f, g, and h): ...(ii) In addition to the requirement in subsection (7)(g) of this section, plans for stacked multifamily dwelling units shall require designated interior solid waste accumulation or storage areas on each level, including details on how solid waste is conveyed to shared storage space(s). ...All storage space openings and access points for pedestrians shall be a minimum of five feet wide. (g) The solid waste and recyclable materials storage space, access, and pick-up/service specifications required in this section, including the number and sizes of containers, shall be included on the plans submitted with the land use or building permit application for any development subject to the requirements of this section. (h) Multifamily and nonresidential mandatory recycling requirements. Multifamily, nonresidential, and mixed use development occupants shall participate in separation for recycling of the following materials that will include, at a minimum: newspapers; mixed papers; recyclable bottles, cans, and plastic containers; and compostable materials where collection services are available. All recyclable materials 18-102873-00-PC Doc ID:78025 Mr. Tumer August 21, 2018 Page 12 shall be placed in properly labeled containers or carts as distributed by the city's solid waste collection contractor. All multifamily property owners shall provide residents with a minimum total weekly volume of recycling container capacity equal to or greater than the total weekly volume of garbage capacity. To the greatest extent possible, receptacles for garbage, recycling, and compostable materials shall be co -located. The following are General Solid Waste and Recycling design considerations, not all of which may be applicable for this development: • Adequate space allocation for interior and exterior garbage, recycling, food waste, waste oil, yard debris, hazardous waste, or biohazard collection containers. Minimum recycling space allocation is established by FWRC 19.125.150. • For basic solid waste and recycling needs within a single enclosure, clear interior dimensions measuring 10' deep by 20' across are recommended, along with a two -door swing -open or roll -open gate that spans the front width of the enclosure. When gate doors are opened, no structure or hardware should remain above grade across the enclosure opening. Gate pins/holes are preferred for holding gates in closed and open positions to ease service access and maximize the life of gate hardware. • Sites may require a larger enclosure, or multiple enclosures, to accommodate on -site user access and/or additional waste types and containers. • Plan for user access to interior waste and recycling storage areas/containers, and to exterior containers screened by enclosure(s). • Plan for unobstructed, safe enclosure ingress and egress for service vehicles, directly in line with enclosure openings. Allow appropriate turning radii for service vehicles, and minimize potential `blind spots' during ingress and egress. • Consider landscaping, setbacks and screening requirements [based on FWRC Section 19.125.040 (4) & (5)]. • Note that larger -scale commercial or multi -unit housing developments may see long-term savings from the use of on -site waste compaction equipment. Planning for this equipment may require larger enclosure dimensions, defined overhead clearances, consideration of power utility access, and drainage management. • Mixed -use developments may also benefit from on -site waste compaction equipment. Additional mixed -use development considerations include: o Designated chutes and/or internal facility maintenance areas or services for tenants, o Moving waste and recycling streams from interior units to collection areas, and o Access by business tenants and/or residents to exterior waste and recycling areas. Help with many design parameters related to service access is available via the City's contracted solid waste services provider, Waste Management. Contact: John Davis — Senior Route Manager at 206-786- 4530 (cell). COMMUNITY DEVELOPMENT — BUILDING DIVISION Scott Sproul, 253-835-2621, scott.sproul@cityoffederalway.com 1. Building Codes. The structure will be treated as a new building permit application and must meet all current codes including: 18-102873-00-PC Doc ID:78025 Mr. Turner August 21, 2018 Page 13 • International Building Code (IBC), 2015 Washington State Amendments WAC 51-50 • International Mechanical Code (IMC), 2015 Washington State Amendments WAC 51-52 ■ Uniform Plumbing Code (UPC), 2015 Washington State Amendments WAC 51-56 & WAC 51-57 • International Fire Code (IFC), 2015 Washington State Amendments WAC 51 -54 .a National Electric Code (NEC), 2014 • Accessibility Code (ICC/ANSI A117.1), 2009 • International Residential Code, 2015 Washington State Amendments WAC 51-51 ■ Washington State Energy Code, 2015 WAC 5 1 -11 2. Building Criteria. The following applies to the proposed structure: • Occupancy Classification: R-1, S-1, B, A-3 • Type of Construction: V-A • Floor Area: four buildings, gross sq. ft. 355,208 • Number of Stories: Each building four stories • Fire Protection: fire alarm and sprinkler system required • Wind/Seismic: Basic wind speed 85 Mph, Exposure, 25# Snow load, Seismic Zone D-1 3. Building Permit Application Process. A completed building permit application and commercial checklist are required. The commercial checklist will be filled out by staff and provided at the time of Land Use Approval. Copies of application and checklist may be obtained on our web site at www.cityoffederalway.com. Appointments are required for intake of new commercial building permit submittals. Please call or email to schedule an intake appointment with the Permit Center staff at (253)835-2607 or perm i tcenter@c ityaffed era 1 way.eom . Some projects may require a third party review or inspection. The cost to cover these fees is the responsibility of the applicant. Any third party fee is in addition to regular permit fees and costs. 18-102873-00-PC Doc ID:78025 Mr. Turner August 21, 2018 Page 14 Please note, Land Use Approval is recommended prior to submitting the building permit application to avoid delay in project review. If the project has not received Land Use Approval, it may be placed on hold until Land Use review is completed. 4. Review Timing. Federal Way reviews plans on a first in, first out basis; however, there are some small projects with inconsequential review requirements that may be reviewed out of order. The first comment letter can be expected within 9-10 weeks of submittal date. Re -check of plans will occur in one to three weeks after re -submittal. Revised or resubmitted plans shall be provided in the same format, size, and amount as the originally submitted plans. Revised/resubmitted drawings shall indicate by means of clouding or written response, what changes have been made from the original drawings. Plans for all involved departments will be forwarded from the Community Development Department. Other Permits & Inspections. Separate permits required for electrical, , fire suppression systems, and signs. Applicants may apply for separate permits at any time prior to commencement of construction. When required, special inspections shall be performed by WABO approved agencies or by agencies approved by the building official prior to permit issuance. Construction must be approved by all reviewing departments prior to final building division inspection. All concerned departments (Planning, Public Works, Electrical, & Fire) must sign off before the Building Department can final the structure for occupancy. Building final must be approved prior to the issuance of a Certificate of Occupancy. Construction projects may be required to have a pre -construction conference. If a pre -con meeting is required, the general or representative, all subs, the architect or representative, the engineer or representative, electrical contractor, and any other interested party, should attend this meeting. Meetings will occur at the Building Department and will be scheduled by the inspector of record for the project. 6. Site -Specific Requirements. • Mechanical and plumbing must be included with the building permit application. • Phased occupancy of the site must have approval from all City Departments. ■ Fire stopping details need to be included in the drawings. Provide complete details for all conditions. • Provide the manufacturer cut sheets for the type of fire stop to be installed. This shall not be deferred. Provide the manufacturer cut sheets for type of fire stop collars around plumbing pipes. This shall not be deferred. The information provided is based on limited plans and information. The comments provided are not intended to be a complete plan review and further comments are possible at time of building permit plan review. 18-102873-00-PC Doc ID:78025 Mr. Turner August 21, 2018 Page 15 LAKEHAVEN WATER AND SEWER DISTRICT Brian Asbury, 253-946-5407, BAsbury@lakehaven.org Water • A Water Certificate of Availability issued separately by Lakehaven may be required to be submitted with any land use and/or building permit applications (check with land use agency for requirement). Certificate is valid for one (1) year from date of issuance. If Certificate is needed, allow 1-2 work days to issue for typical processing. 2018 cost for a Water Certificate of Availability is $60.00. • Fire Flow at no less than 20 psi available within the existing water distribution system is a minimum of 2,500 GPM (approximate) for two (2) hours or more. This flow figure represents Lakehaven's adopted minimum level of service goals for non-residential areas regarding performance of the existing water distribution system under high demand conditions. If more precise available fire flow figures are required or desired, Applicant can request Lakehaven perform a system hydraulic model analysis (separate from, or concurrent with, an application for Availability). 2018 cost for a system hydraulic model analysis is $220.00. • A Lakehaven Developer Extension (DE) Agreement will be required to construct new and/or abandon and/or modify existing water distribution system facilities for the proposed development, including extend -to -far -edge (east) in accordance with long-standing Lakehaven policy. Additional detail and/or design requirements can be obtained from Lakehaven by completing & submitting a separate application to Lakehaven for either a Developer Pre -Design Meeting or a DE Agreement. Lakehaven encourages owners/developers/applicants to apply for Lakehaven processes separately to Lakehaven, and sufficiently early in the pre-design/planning phase to avoid delays in overall project development. ■ A water service connection application submitted separately to Lakehaven is required for each new service connection to the water distribution system, in accordance with standards defined in Lakehaven's current `Fees and Charges Resolution'. Non -single-family properties require separate domestic (per building, typically, some exceptions allowed), irrigation (if irrigated landscaped areas are incorporated into the site development), and fire protection (if required or installed) water service connections & meters. • Service pressure(s) less than 40 psi potentially indicated, Lakehaven Service Agreement potentially required, booster pump(s) may be recommended, contact Lakehaven for requirements &/or additional information. • To satisfy premise isolation requirements, the installation & satisfactory testing of an approved backflow prevention assembly (BPA) adjacent to each service meter is required pursuant to WAC 246- 290-490 & Lakehaven standards regarding premise isolation. Because the cross -connection hazard(s) cannot be determined at this time, Lakehaven cannot specify the mipimum required BPA device. Typically required location(s) for any BPA is outside of a building, as close to the main as possible, but no further than 50-feet maximum from main. There are some reasons/situations for some case - by -case exceptions that are allowed by Lakehaven, most of these in Federal Way's City Center area. Applicants may submit a modification request (include plan/sketch) to Lakehaven for non -typical location(s). Contact Lakehaven's Cross -Connection Control Program Manager (Chris Zoepfl, CZoWfl@Lakehaven.org, 253-946-5427) for additional information on premise isolation/BPA requirements, installation & testing coordination • The associated DE Agreement must achieve a point of either Substantial Completion or Acceptance, as determined by Lakehaven, prior to activating any new domestic or irrigation water service connection(s). • Based on the proposal submitted, preliminary estimated Lakehaven water service connection fees/charges/deposits (2018 schedule) will be as follows. Actual connection charges will be determined upon submittal of service connection application(s) to Lakehaven. Connection charges are separate from 18-102873-00-PC Doc ID:78025 Mr. Tumer August 21, 2018 Page 16 any DE fees/charges/deposits & are due at the time of application for service. All Lakehaven fees, charges and deposits are typically reviewed & adjusted (if necessary) annually, and are subject to change without notice. o Water Service/Meter Installation, Domestic, 3" preliminary size per MFR building: $2,380.00 meter `drop -in' deposit (each). Actual size TBD by Lakehaven based on applicant's estimated maximum domestic GPM usage rate(s). o Water Service/Meter Installation, Irrigation, 1'/2" preliminary size: $737.12 meter `drop -in' fee (each). Actual size TBD by Lakehaven based on applicant's estimated maximum irrigation GPM usage rate. o Water Service/Meter Installation, Fire -Protection (flow -detection): $466.12 meter `drop -in' charge (each). o Capital Facilities Charge(s)-Water: $4,018.39 per Equivalent Residential Unit (ERU). MFR = 0.75 ERU per MFR unit. Irrigation amount due TBD by Lakehaven based on applicant's estimated annual irrigation water usage. o Service Agreement Charge (if necessary): $150.00. o County Document Recording Fees (if necessary): $110.00+/-. Sewer ■ A Sewer Certificate of Availability issued separately by Lakehaven may be required to be submitted with any land use and/or building permit applications (check with land use agency for requirement). Certificate is valid for one (1) year from date of issuance. If Certificate is needed, allow 1-2 work days to issue for typical processing. 2018 cost for a Sewer Certificate of Availability is $60.00. • A Lakehaven Developer Extension (DE) Agreement will be required to construct new sanitary sewer system facilities necessary for the proposed development. Additional detail and/or design requirements can be obtained from Lakehaven by completing & submitting a separate application to Lakehaven for either a Developer Pre -Design Meeting or a Developer Extension Agreement. Lakehaven encourages owners/developers/applicants to apply for Lakehaven processes separately to Lakehaven, and sufficiently early in the pre-design/planning phase to avoid delays in overall project development. ■ A separate Lakehaven Sewer Service Connection Permit is required for each new connection to the sanitary sewer system, in accordance with standards defined in Lakehaven's current `Fees and Charges Resolution'. Minimum pipe slope for gravity sewer service connections is 2%. Also, if applicable, see attached Lakehaven Trash/Recycling Enclosure Standards. • The associated DE Agreement must achieve a point of either Substantial Completion or Acceptance, as determined by Lakehaven prior to activating any new sewer service connection(s). • Based on the proposal submitted, preliminary estimated Lakehaven sewer service connection fees/charges/deposits (2018 schedule) will be as follows. Actual connection charges will be determined upon submittal of service connection application(s) to Lakehaven. Connection charges are separate from any DE fees/charges/deposits & are due at the time of application for service. All Lakehaven fees, charges and deposits are typically reviewed & adjusted (if necessary) annually, and are subject to change without notice. Sewer Service Connection Permit: $303.52 per building. • Capital Facilities Charge(s)-Sewer: $3,803.76 per Equivalent Residential Unit (ERU). MFR = 0.75 ERU per MFR unit. Sewer system capacity credits are available for this property from system capacity charges previously assessed, paid directly to Lakehaven, and/or credited to the property for 24.40 ERU. Please contact Lakehaven for further detail. 18-102873-00-PC Doc ID:78025 Mr. Turner August 21, 2018 Page 17 General • All Lakehaven Development Engineering related application forms, and associated standards information, can be accessed at Lakehaven's Development Engineering web pages (http://www.lakehaven.orpa04/Development-Eiiginecrin ). • All comments herein are valid for one (1) year and are based on the proposal(s) submitted and Lakehaven's current regulations and policies. Any change to either the development proposal(s) or Lakehaven's regulations and policies may affect the above comments accordingly. SOUTH KING FIRE AND RESCUE Chris Cahan, 253-946-7243, Chris Cahan@southkingfire.org Water Supply Fire Flow The required fire flow for this project is 3375 gallons per minute. A Certificate of Water Availability including a hydraulic fire flow model shall be requested from the water district and provided at the time of building permit application. Fire Hydrants This project will require an estimated 5 to 6 fire hydrants in approved* locations. *Hydrant(s) spacing along access roads and location in relationship to buildings and sprinkler FDC shall be approved by Fire Marshal's Office Fire hydrants shall be in service prior to and during the time of construction. Emergency Access Fire apparatus access roads shall comply with all requirements of Fire Access Policy 10.006 hqp•//southkingfire.orgQocumentCenter/Home(View/24 Designated and marked fire lanes are required for emergency access. This may be done during the plans check or prior to building final. Requirements and marking options can be found in title 8 of the Federal Way Revised Code: b.gp://www.rod§publishing.com/WA/Federa]Wa 1 Phased construction cannot block any Fire Department turnarounds. Note: There is not complete fire department access to building C. Fire apparatus access roads shall be installed and made serviceable prior to and during the time of construction. Fire Department Lock Box A recessed fire department "Knox" brand key box shall be installed on each building near the front entrances if more than one access points. Location(s) will be approved by the plan reviewer or Deputy Fire Marshal onsite. Fire Sprinkler System An NFPA 13R firesprinkler system is Muired. 18-102873-00-PC Doc ID:78025 Mr. Turner August 21, 2018 Page 18 The system demand pressure (to the source) required in a hydraulically designed automatic fire sprinkler system shall be at least 10 percent less than the correlative water supply curve pressure. Standpipe A Class I Standpipe is required. A Class I standpipe system is required in buildings where the floor level of the highest story is located more than 30 feet above the lowest level of the fire department vehicle access. Buildings four or more stories in height shall be provided with not less than one standpipe for use during construction. Such standpipes shall be installed when the progress of construction is not more than 40 feet (12 192mm) in height above the lowest level of fire department access. Such standpipe shall be provided with fire department hose connections at accessible locations adjacent to usable stairs. Such standpipes shall be extended as construction progresses to within one floor of the highest point of construction having secured decking or flooring. Elevator The elevators shall be sized to accommodate an ambulance stretcher. Where elevators are provided in buildings four or more stories above grade plane, at least one elevator shall be provided for fire department emergency access to all floors. The elevator car shall be of such a size and arrangement to accommodate a 24-inch by 84-inch ambulance stretcher in the horizontal position. Fire Alarm A Fire Alarm System is required. City Code requires an automatic fire detection system in all buildings exceeding 3,000 square feet gross floor area. The fire alarm system is required to monitor the sprinkler system including water flow. Provide full notification as required by NFPA 72. Complete coverage smoke detection is not required for this project. This fire detection system shall be monitored by an approved central and/or remote station. CLOSING This letter reflects the information provided at the preapplication meeting and is intended to assist you in preparing plans and materials for formal application. We hope you found the comments useful to your project. We have made every effort to identify major issues to eliminate surprises during the City's review of the formal application. The completion of the preapplication process in the content of this letter does not vest any future project application. Comments in this letter are only valid for one year as per FWRC 19.40.070 (4). As you know, this is a preliminary review only and does not take the place of the full review that will follow submission of a formal application. Comments provided in this letter are based on preapplication materials submitted. Modifications and revisions to the project as presented for this preapplication may influence and modify information regarding development requirements outlined above. In addition to this preapplication letter, 18-102873-00-PC Doc ID:78025 Mr. Turner August 21, 2018 Page 19 please examine the complete FWRC and other relevant codes carefully. Requirements that are found in the codes that are not addressed in this letter are still required for your project. If you have questions about an individual comment, please contact the appropriate department representative noted above. Any general questions can be directed towards me, the key project contact, Jim Harris, at 253-835-2652, orjim.harris@cityoffederalway.com. We look forward to working with you. Sincerely, anHarris Senior Planner c: Kevin Peterson, Public Works Engineering Plans Reviewer Sarady Long, Senior Traffic Engineer Brian Asbury, Lakehaven Water & Sewer, via email Chris Cahan, South King Fire & Rescue, via email Vshanahan@Amca114ousing.com charliejr@cmaarch.com enc: Master Land Use Application FWRC 19.220.080 Zone Use Chart Development Submittal Checklist Mailing Label Handout Building Height Handout Parking Dimension Handout CPTED Checklist LUD Map LUD Trash and Recycling Enclosure Standards 18-102873-00-PC Doc ID:78025 CITY OF Federal Way Centered on Opportunity December 10, 2019 Mr. Todd Hall LDC 20210 142nd Avenue NE Woodinville, WA 98072 thall@ldccorp.com FILE CITY HALL 33325 8th Avenue South Federal Way, WA 98003-6325 (253) 835-7000 www. cityoffederalway. com Jim Ferrell, Mayor Re: File #19-105785-00-AD; PREAPPLICATION CONFERENCE WAIVER APPROVAL Pacific Ridge Apartments 3250017th Avenue South, Federal Way Dear Mr. Hall: The Department of Community Development is in receipt of your November 21, 2019, preapplication waiver request for the proposed Pacific Ridge Apartments at the above -referenced address. Pursuant to your request, you note that a second preapplication conference is riot necessary as the project scope is the same, and you have stated that an additional preapplication conference will impact your project schedule. This proposal previously underwent preapplication review on August 21, 2018. Pursuant to Federal Tray Revised Code (FWRC) 19.40.070, the preapplication review expires one-year after the preapplication conference. Pursuant to F%RC 19.40.030(2)(a), your request for waiver of the required preapplication conference is hereby approved. Please be advised that this waiver of preapplication review increases the risk of the application being incomplete or that the processing time will be increased. Please note that FWRC Chapter 19, Division V, "Environmentally Critical Areas," has been revised since the August 21, 2018, preapplication conference, and the updated critical area chapter as well as any other revisions to the FWRC apply to your proposal. If you have any questions regarding this letter or your development project, please contact Senior Planner Jim Harris at 253-835-2652, or jim.harri;i@cityoffederalway.com. Sincerely, Robert "Doc" Hansen Planning Manager c: Jim Harris, Senior Planner Doc. I.D. 79926 19-105785-00-AD Surveying LDC i Engineering Planning November 21, 2019 Brian Davis Community Development Director City of Federal Way 33325 81h Avenue South Federal Way, WA 98003 RE: Preapplication Conference Waiver Request Pacific Ridge Apartments Dear Mr. Davis, On behalf of AMWA Multi -Housing, Inc., this letter serves as a formal preapplication conference waiver request for the proposed Pacific Ridge Apartments located at the 32500 block of 17`h Avenue South (Parcel No. 1621049023). A preapplication conference was held with the City of Federal Way on August 21, 2018 (File #18-102873-00-PC) (attached). To provide further context of the location and surrounding vicinity, the following information is provided for your consideration. Property Summary Location: 32500 block of 171h Avenue South Parcel #: 1621049023 Size: 6.53 acres(284,661 SF) Zoning: BC (Community Business) Abutting properties: North - Office/Commercial, water tower (Lakehaven Utility District) South - Light industrial, Waterbury Park Apartment Homes East - Belmor Mobile Home Park West - Office/Commercial Development Proposal • Construction of 378 senior and family affordable housing units • 3 buildings, 4 stories in height Service ABOVE the Standard ph: 425.806.1869 • fx: 425.482.2893 • www.LDCcorp.com Pacific Ridge Preapplication Waiver Request November 21, 2019 Page 2 of 3 Vicinity Map f Figure 1 - Vicinity Map Federal Way Municipal Code The following Federal Way Revised Code (FWRC) chapters pertain to preapplication conferences: Title 19 - Zoning and Development Code, Chapter 19.40.030, provides details regarding the waiver process. 19.40.030(2) Exceptions Projects that are granted a written waiver by the director of community development services based on the following procedure: (a) The applicant submits a written request to the director of community development services for a waiver from the requirement to undergo a preapplication conference based on one or more of the following criteria: Q) (i) The simple nature of the proposal; (ii) The project would be severely impacted by the preapplication process due w to time or financial constraints outside the control of the applicant; (iii) The site has previously undergone preapplication, site plan or other land use m review for the same or similar development proposal and it is unlikely further preapplication review will provide any benefit to the city or applicant; (iv) The director determines preapplication review is not in the best interest of N the city or applicant. u C Q v Service ABOVE the Standard Pacific Ridge Preapplication Waiver Request November 21, 2019 Page 3 of 3 Title 19 - Zoning and Development Code, Chapter 19.40.070, provides details regarding the expiration of preapplication review. 19.40.070(4) Expiration Preapplication review does not vest an application. A new request for or waiver of preapplication review shall be filed unless the applicant submits a complete development application substantially similar to the subject of the preapplication review within one calendar year after the preapplication conference or after approval of waiver of preapplication review. Waiver Re uest This waiver request is specifically being requested based on two criteria outlined in FWRC 19.40.030(2), specifically (a)(ii) and (a)(iii). The proposed project and scope will essentially follow the same development parameters as initially proposed and discussed with City staff on August 21, 2018. Also, by having an additional preapplication conference, this will significantly impact the project schedule as proposed by our client, as well as impact the closing dates on the property. We have received and understand the notes as presented and we do not expect any significant changes to the development proposal as a result of the comments. Summary Based on the information and justifications provided above, the applicant, AMWA Multi - Housing, Inc., respectfully request a preapplication conference waiver for their proposed project. We appreciate your consideration this waiver request. If you should have any questions, please don't hesitate to contact me at 425-806-1869 or at thatL@LDCcorp.com. Sincerely, LDC, INC. Planning Manager CC: Patrick Shanahan, AMWA Multi -Housing, Inc. r C w Jim Harris, City of Federal Way Community Development Robert "Doc" Hansen, City of Federal Way Community Development Joe Rydman, BRCA Design N Eric Abbott, Mackay Sposito Encl. Pre -application meeting notes from August 21, 2018 Service ABOVE the Standard THE WATERSHED COMPANY September 19, 2018 Amcal Enterprises, Inc. 30141 Agoura Road, Suite 100 Agoura Hills, CA 91301 c/o Jay Ross Via email: layQAmcalHousing.com Re: Pacific Ridge, Wetland and Habitat Study The Watershed Company Reference Number: 180707 Dear Jay: SCIENCE & DES I G N On August 28, 2018, Ecologists Nell Lund and Katy Crandall visited the six -acre study area (Parcel #1621049023) located at 32500 171, Avenue South, Federal Way, Washington to screen for jurisdictional wetlands, streams, and habitat areas. This letter summarizes the findings of the study and details applicable federal, state, and local regulations. The following documents are enclosed: • Wetland Reconnaissance Field Sketch • Wetland Determination Data Forms • 2014 Wetland Rating Form and Figures Findings Summary No wetland or streams were identified on the subject property. Aerial photographs show a ponded wetland and stream in the golf course to the east. The 165-foot wetland buffer from this feature extends onto the east side of the subject property. Pileated woodpecker, a state priority species, utilizes on -site habitat. Consideration of Washington State Department of Fish and Wildlife management recommendations, such as retention of snags and large woody debris, is encouraged during future site planning efforts and development activities. 750 Sixth Street South I Kirkland, WA 98033 p 425.822.5242 1 f 425.827.8136 1 watershedco.com Amcal Wetland, Stream & Habitat Report Ross, J. September 19, 2018 Page 2 Methods Public -domain information on the subject properties was reviewed for this reconnaissance study. Resources and review findings are presented in Table 1 of the "Findings' section of this letter. The subject property was evaluated for wetlands using methodology from the Regional Supplement to the Corps of Engineers Wetland Delineation Manual: Western Mountains, Valleys, and Coast Region Version 2.0 (U.S. Army Corps of Engineers 2010), as required by local, state, and federal regulations. Wetland presence or absence was determined on the basis of an examination of vegetation, soils, and hydrology. Off -site Wetland A was approximated using aerial photographs. Wetland A was classified using the Department of Ecology's 2014 rating system (Hruby 2014). Characterization of climatic conditions for precipitation in the Wetland Determination Data Forms were determined using the WETS table methodology (USDA, NRCS 2015). The "Seattle Tacoma Intl AP" station from 1981-2010 was used as a source for precipitation data (http://agacis.rce-acis.orgI). The WETS table methodology uses climate data from the three months prior to the site visit month to determine if normal conditions are present in the study area region. Findings The subject property is located in the Hylebos Creek drainage basin in the Puyallup Watershed, within the Puyallup -White River Water Resource Inventory Area (WRIA 10); Section 16 of Township 21N, Range 4E of the Public Land Survey System (PLSS). Reviewed public -domain information on the subject property is summarized in Table 1 below. The subject property contains several well-worn footpaths, homeless encampments, and garbage piles. An old building foundation is present on the west side; the site is otherwise undeveloped. Surrounding land use is residential and commercial. A golf course abuts the parcel on the east side. Aerial photographs and King County iMAP shows an open water pond and a stream on the golf course. At its nearest point, the pond wetland is approximately 110 feet from the subject property. The stream is depicted approximately 265 feet off site. The stream buffer does not encumber the site. The estimated wetland buffer does extend onto the east side of the subject property. Off -site Wetland A (pond) located in the Belmore Golf Course is summarized in Table 2, below. The wetland is approximated on the enclosed field sketch. Amcal Wetland, Stream & Habitat Report Ross, J. September 19, 2018 Page 3 Table 1. Summary of resource review results from online mapping and inventory data. Resource Summary WETS climatic condition Drier than Normal (AgC) Alderwood gravelly sandy loam, 8 to 15 percent USDA NRCS: Web Soil Survey slopes and (Am 8) A r e n ts, Alderwood material, 0 to 6 percent slopes, (EwC) Everett-Alderwood gravelly sandy looms, 6 to 15 percent slopes loam, 8 to 15 percent slopes USFWS: NWI Wetland Mapper No wetlands on -site ^ WDFW: PHS on the Web No priority habitat or species mapped on -site WDFW: SalmonScape No streams mapped within project site WA-DNR: Forest Practices Activity Mapping Tool WA-DNR: WHCV Map Viewer King County Public GIS (iMAP) No streams mapped within project site No WHCV or rare plants No streams mapped within project site Amcal Wetland, Stream & Habitat Report Ross, J. September 19, 2018 Page 4 Table 2. Off -site Wetland A assessment summary. I[IL- WATERSHED WETLAND A (off -site) —Assessment 2 Summary CC) NiI'ANY Location: Belmore golf course, east of the subject property WRIA / Sub -basin: WRIA 10 / Hylebos Creek Basin / Puyallup Watershed Jurisdiction: City of Federal Way Wetland Rating form: 2014 Classification: Category II or III Buffer Width: 165 feet Buffer Setback:. 5 feet Wetland Size: — 0.7 acre t Cowardin Palustrine Forested, 1 I Classification(s): T Palustrine Scrub -shrub 1 HGM Classification(s): Depressional Wetland Data Sheet(s): none Off -site Wetland A estimated from 2017 aerial Upland Data Sheet(s): none photograph (source: King County iMAP). Wetland Functions Water Quality Hydrologic Habitat Site Potential H L H I L' H L Landscape Potential H M L H M L H H M M L L TOTAL Value H M L H M L Score Based on Ratings 6-7 6-8 6 18-21 Description and Comments This wetland is off -property and it was not accessed for this study. This rating is approximate only. On -site habitat consists of forested vegetation that includes some mature conifer trees. The forest canopy is a mix of coniferous and deciduous tree species dominated by Douglas -fir, western red cedar, bigleaf maple, red alder, black cottonwood, and bitter cherry. Trees comprising the canopy were generally estimated to be between 12 and 25 inches in diameter at 4.5 feet from the ground (DBH) on average; however, several very large conifers are also present that exceed 30 inches DBH. The forest canopy consists of mostly a closed (>/= 70 percent cover), single story. Amcal Wetland, Stream & Habitat Report Ross, J. September 19, 2018 Page 5 The understory is disturbed and non-native and noxious weeds are prevalent in many areas. Where understory vegetation has not been trampled or removed, common species include Himalayan blackberry, invasive knotweed, beaked hazelnut, osoberry, English ivy, and sword fern. A complete list of observed native and invasive plants are listed by strata in Table 3 below. Special habitat features including standings snags and large downed logs are present throughout the site. Evidence of pileated woodpecker foraging was noted on one snag. The intensive use by transient people on the site and surrounding urban land uses combined with the lack of aquatic habitat features is expected to preclude use of the site by state- or federally - listed listed species. Based on foraging sign, pileated woodpecker, a state priority species, utilizes the habitat available on -site occasionally. Table 3. On -site vegetation by strata. Common Name Botanical Name Birch Betula sp. Scouler'swillow Solixscouleriana Douglas -fir Pseudotsuga menziesii Western hemlock Tsuga heterophylla v Black cottonwood Populus balsamifera aU Western red cedar Thuja plicato Bitter cherry Prunus emarginata European mountain ash* Sorbus aucuparia Pacific Madrone Arbutus menziesii Bigleaf maple Acer macrophyllum English holly* Ilex aquifolium Red huckleberry Vaccinium porvifolium Cascara Rhamnus purshiana Beaked hazelnut Cornus corylus Knotweed* Polygonum sp. -0 M Hardhack spirea Spiraea douglasii Salmonberry Rubus spectabilis Rose Rosa sp. Salal Gaultheria shallon Black twinberry Lonicera involucrata Osoberry Oemleria cerasiformis Red elderberry Sambucus racemosa Ln 0 a u m E a, t Ln v Amcal Wetland, Stream & Habitat Report Ross, J. September 19, 2018 Page 6 Common Name Botanical Name Velvet grass Holcus lanatus Curly dock Rumex crispus Bracken fern Pteridium aquifolium Scotch broom* Cytisus scoporius Robert's geranium* Geranium robertionum Fireweed Chamerion angustifolium Sword fern Polystichum munitum Foxglove Digitalis sp. Yellow arch -angel* Lamiostrum goleobdolon Canada thistle* Cirsium arvense Large bedstraw Galium aparine Himalayan blackberry* Rubus armeniacus Evergreen blackberry* Rubus lactiniatus Trailing blackberry Rubus ursinus English ivy* Hedra helix Black -cap raspberry Rubus leucodermis * Invasive plant species. Local Regulations Wetlands, streams, and Fish and Wildlife Habitat Conservation Areas (FWHCA) in the City of Federal Way are regulated under Federal Way Municipal Code (FWMC), Chapter 19.145 — Environmentally Critical Areas. Wetland Buffer Per FWMC 19.145.420, wetland buffer widths are determined based on wetland category and habitat function score. Off -site Wetland A is estimated to be a Category II or III wetland with a habitat score of six points; in either case, a standard buffer width of 165-feet is required. The City of Federal Way also applies a five-foot building setback. The wetland buffer and building setback are estimated to extend onto the subject property; the 165-foot wetland buffer is approximated on the enclosed field sketch. Wetland Buffer Modification Standard buffer widths may be modified pursuant to FWMC 19.145.440. Since the off -site buffer area is in use as a golf course, the permanently altered buffer provision may apply. It states: (4) Permanently altered buffer. The director may provide written approval for a buffer reduction when existing conditions are such that portions of the required buffer exist in a permanently ,. t Amcal Wetland, Stream & Habitat Report Ross, J. September 19, 2018 Page 7 altered state (e.g., roadways, paved parking lots, and permanent structures) and do not provide any buffer function. The buffer may be reduced up to the area where the altered conditions exist. The City may permit buffer averaging or buffer reduction with enhancement. For buffer averaging the total buffer area after averaging must be equal to the buffer area without averaging; buffer functions must be maintained, and the buffer cannot be reduced by more than 25 percent at any given point (FWMC 19.145.5). Alternatively, a buffer may be reduced by to 25 percent on a case -by -case basis if the project includes a buffer enhancement plan. The buffer reduction must not adversely affect buffer functions, including water quality, wildlife habitat, and erosion control (FWMC 19.145.6). The Planning Director may require increased buffer widths, "on a case -by -case basis, when a larger buffer is necessary to protect functions, value or hazards based on site -specific conditions" (FWMC 19.145.7). Although the on -site wetland buffer contains forest identified as potential habitat for pileated woodpecker (a state candidate species; see below), it is separated from the wetland by a golf course. A buffer width increase is unlikely given the existing urban character of the surrounding landscape. Stream Buffer The off -site stream depicted on King County MAP is approximately 265 feet southeast of the subject property. Presuming the stream is fish -bearing it would require a 100-foot buffer (FWMC 19.145.270). The stream buffer does not encumber the subject property. Fish and Wildlife Habitat Conservation Areas FWHCAs include state priority habitats and areas associated with state priority species. The site has not been identified as a priority habitat by Washington State Department of Fish and Wildlife (WDFW). However, it does appear to be used by pileated woodpecker, a state priority species. Pileated woodpecker are closely associated with mature forest habitats. However, the species is known to utilize more urban environments where large trees and standing stags are present. The subject property provides good foraging habitat for pileated woodpecker. However, existing disturbance on and surrounding the property detracts from the site's nesting potential. Habitats that have a primary association with a sensitive species receive the following special protection measures (FWMC 19.145.400): (1) No development shall be allowed within a habitat conservation area or buffer where state or federally endangered, threatened, or sensitive species have a primary association, except that Amcal Wetland, Stream & Habitat Report Ross, J. September 19, 2018 Page 8 which is provided for by a management plan established by Washington Department of Fish and Wildlife or applicable state or federal agency. (2) Whenever activities are proposed adjacent to a habitat conservation area where state or federally endangered, threatened, or sensitive species have a primary association, such area shall be protected through the application of protection measures in accordance with a critical area report prepared by a qualified professional and approved by the city. Approval for alteration of land adjacent to the habitat conservation area or its buffer shall not occur prior to consultation with the Washington Department of Fish and Wildlife and other appropriate federal or state agencies. The FWMC does not provide a definition for the term "primary association" in this context. Evidence of foraging may or may not constitute a primary association. The foraging sign that was observed was located on one snag only. Woodpecker use of the snag was apparent, but not remarkably extensive (Figure 1). Furthermore, observed excavations did not appear to be recent. A number of snags were noted on -site which did not exhibit signs of woodpecker use. It is The Watershed Company's opinion that these observations do not constitute a primary association between pileated woodpecker and on -site habitat; use is too limited and infrequent. However, there is certainly potential for pileated woodpecker to use (or increase use of) the habitat available, based upon the vegetative structural conditions and special habitat features present at the site. W Amcal Wetland, Stream & Habitat Report Ross, J. September 19, 2018 Page 9 Figure 1. Pileated woodpecker foraging evidence on standing snag on -site. Given the potential for pileated woodpecker use of the site, incorporation of WDFW's Pileated Woodpecker Management Recommendations (WDFW 2005) in project design is encouraged, although likely not required at this time. State and Federal Regulations Wetlands and Waters of the U.S. are regulated by the U.S. Army Corps and Washington State Department of Ecology under sections 404 and 401 of the Clean Water Act. Any proposed filling or other direct impacts to Waters of the U.S., including wetlands (except isolated wetlands), would require notification and permits from those agencies. Since the subject property does not contain any streams or wetlands, direct impacts that would require federal and/or state permits are unlikely. References Hruby, T. 2014. Washington State Wetland Rating System for Western Washington: 2014 Update. (Publication #14-06-029). Olympia, WA: Washington Department of Ecology. U.S. Army Corps of Engineers. 2010. Regional Supplement to the Corps of Engineers Wetland Delineation Manual: Western Mountains, Valleys, and Coast Region (Version 2.0). ed. J. S. Wakely, R. W. Lichvar, and C. V. Noble. ERDC/EL TR-10-3. Vicksburg, MS: U.S. Army Engineer Research and Development Center. Amcal Wetland, Stream & Habitat Report Ross, J. September 19, 2018 Page 10 U.S. Department of Agriculture (USDA), Natural Resources Conservation Service (NRCS). 2015, National Engineering Handbook, Part 650 Engineering Field Handbook, Chapter 19 Hydrology Tools for Wetland Identification and Analysis. ed. R. A. Weber. 210-VI-NEH, Amend. 75. Washington, DC. Washington State Department of Fish and Wildlife (WDFW). 2005. PHS Single Page Management Recommendations for Washington's Priority Species: Pileated Woodpecker (Dryocopus pileatus). Available online: https:Hwdfw.wa.gov/publications/00026/Abbreviated_Pileated_Woodpecker.pdf Disclaimer The information contained in this letter is based on the application of technical guidelines currently accepted as the best available science and in conjunction with the manuals and criteria referenced above. All discussions, conclusions and recommendations reflect the best professional judgment of the author(s) and are based upon information available at the time the study was conducted. All work was completed within the constraints of budget, scope, and timing. The findings of this report are subject to verification and agreement by the appropriate local, state and federal regulatory authorities. No other warranty, expressed or implied, is made. Please call if you have any questions or if we can provide you with any additional information. Sincerely, Katy Crandall Ecologist/Arborist Enclosures Nell Lund, PWS Sr. Ecologist m .o M Ln O co co O, ri Q N C14 c M L e4 Y N � N N 7 cq O yj N N � d � L+ V) L X V) O Ln r` L a) N � � Q C C (o E � Z_ m aai a 3 +1 U 5 5 +1 Ln cu +U+ N aj 41 bD G o U in c Z (g O O m O o O = W J N ++ ++ O N ++ a-+ N U L O i f0 E f6 E f6 f6 E E m a a- i O O O O U O_N O- Q O- Q m U E Q Q Q Q V) Q Ln O 0 o ` O 00 R • �}�4 _ "� ]k,�x� �. -i1�3 y..�.. J _' 'lam � �. � b --low Y i N � c m •+ � � a 00 C O li N C VI CD 00 _ - OU ai Q N Q O a w r-I =� a N tv M1y r LG1 � -0 r, to Q - Z Z m Ln G N T_u L 4 I - Li VI -0 Y 66 v E m . E z +J cli L N i N 4 + :t:� m a-+ Ln Ln 0- V) q-1 r� !" WETLAND DETERMINATION DATA FORM 750 Sixth Street South WATF M H E D Western Mountains, Valleys, and Coast Supplement to the Kirkland, Washington 98033 1987 COE Wetlands Delineation Manual (425) 822-5242 C0'':�1 i'f N 11 DP- 1 watershedco.com Project Site: 32500 17" Ave S, Federal Way (Parcel 1621049023) Sampling date: 8/28/18 Applicant/Owner: Amcal Housing Sampling Point: DP-1 Investigator: Nell Lund, Katy Crandall City/County: Federal Way i King Count Sect., Township, Range: S 16 T 21N R 4E _ State: WA Landform (hillslope, terrace, etc): hillslope Slope (%): —5% Local relief (concave, convex, none): concave Subregion (LRR): A Lat: Long: Datum: Soil Map Unit Name: AgC Alderwood gravelly sandy loam, 8 to 15% slopes NWI classification: None. Are dimatic/hydrologic conditions on the site typical for this time of year? ❑ Yes ® No (If no, explain in remarks") Are "Normal Circumstances" present on the site? M Yes ❑ No Drier than Normal (NRCS WETS table) Are Vegetation❑, Soil ❑, or Hydrology ❑ significantly disturbed? Are Vegetation❑, Soil ❑, or Hydrology ❑ naturally problematic (If needed, explain any answers in Remarks.) SUMMARY OF FINDINGS — Attach site ma features, etc. Hydrophytic Vegetation Present? Yes ❑ No Hydric Soils Present? Yes ❑ No ® Is the Sampling Point within a Wetland? Yes No ❑X Wetland Hydrology Present? Yes El No ❑X Remarks: VEGETATION — Use scientific names of plants Tree Stratum (Plot size: 5m diam-) Absolute % Cover Dominant Species? Indicator Status Dominance Test Worksheet 1. Prunus emar inata 65 Y FACU Number of Dominant Species that are OBL, FACW, or FAC: 1 (A) 2. Pseudotsu a menziesii 5 N FACU 3. Total Number of Dominant Species Across All Strata: 5 (B) 4, SaplinglShrub Stratum (Plot size: 3m diam.) 70 = Total Cover Percent of Dominant Species that are OBL, FACW, or FAC: 20 (A/B) 1. Oemieria cerasiformis 30 Y FACU Prevalence Index Worksheet Total % Cover of Mullluiy by OBL species I x 1 = 2. Prunus emarginala 10 Y FACU 3• 4- FACW species 1 x 2 = 5- FAC species j x 3 = Herb Stratum (Plot size: 1 m diam.) 40 = Total Cover FACU species x 4 = UPL species x 5 = Column totals (A) g 1. Geranium robertianum 50 Y NI Prevalence Index = B / A = 2 3 4- Hydrophytic Veg.ifttion Indicators 5 ❑ Dominance test is > 50% ❑ Prevalence test is <_ 3.0 * Morphological Adaptations * (provide supporting ❑ data in remarks or on a separate sheet) ❑ Wetland Non -Vascular Plants * ❑ Problematic Hydrophytic Vegetation * (explain) 6 7 e 9. 10. 11 Woody Vine Stratum (Plot size: I 1 Rubus laciniatus z Rubus armeniacus % Bare Ground in Herb Stratum: Remarks: 30 20 50 = Total Cover Y Y = Total Cover FACU FAC _ * Indicators of hydric soil and wetland hydrology must be present, unless disturbed or problematic Hydrophytic Vegetation Yes No Present? Xi US Army Corps of Engineers Western Mountains, Valleys, and Coast — Interim Version fiamnlino Point — DP- 1 Profile Description: (Describe to the depth needed to document the indicator or confirm the absence of indicators.) Depth inches Matrix Redox Features Texture Remarks Color (moist) % Color moist % 7 e` Loc? 0-13 10YR 3/3 100 Gravelly sandy loam 'Type: C=Concentration, D=Depletion, RM=Reduced Matrix, CS=Covered or Coated Sand Grains 2Loc: PL=Pore Lining, M=Matrix Hydric Soil Indicators: (Applicable to ❑ Histosol (All all LRRs, unless otherwise noted.) ❑ Sandy Redox (S5) Indicators for Problematic Hydric Soils' ❑ 2cm Muck (A1o) ❑ Histic Epipedon (A2) ❑ Stripped Matrix (S6) ❑ Red Parent Material (TF2) ❑ Black Histic (A3) ❑ Loamy Mucky Mineral (F1) (except MLRA 1) ❑ Other (explain in remarks) ❑ Hydrogen Sulfide (A4) ❑ Loamy Gleyed Matrix (F2) ❑ ❑ Depleted Below Dark Surface (All) ❑ Depleted Matrix (F3) ❑ Thick Dark Surface (Al2) ❑ Sandy Mucky Mineral (S1) ❑ Redox Dark Surface (F6) ❑ Depleted Dark Surface (F7) 3Indicators of hydrophytic vegetation and wetland hydrology must be present, unless disturbed or problematic ❑ Sandy Gleyed Matrix (S4) ❑ Redox Depressions (F8) Restrictive Layer (if present): Type: Hydric soil present? Yes EJ No Depth (inches): Remarks: HYDROLOGY Wetland Hydrology Indicators: Primary Indicators (minimum of one required: check all that apply) ❑ Surface water (All ❑ Sparsely Vegetated Concave Surface (138) ❑ High Water Table (A2) ❑ Water -Stained Leaves (except MLRA 1, 2, 4A & 4B) (B9) ❑ Saturation (A3) ❑ Salt Crust (B11) ❑ Water Marks (B1) ❑ Aquatic Invertebrates (B13) ❑ Sediment Deposits (132) ❑ Hydrogen Sulfide Odor (Cl) ❑ Drift Deposits (B3) ❑ Oxidized Rhizospheres along Living Roots (C3) ❑ Algal Mat or Crust (B4) ❑ Presence of Reduced Iron (C4) ❑ Iron Deposits (B5) ❑ Recent Iron Reduction in Tilled Soils (C6) ❑ Surface Soil Cracks (136) ❑ Stunted or Stressed Plants (D1) (LRR A) ❑ Inundation Visible on Aerial Imagery ❑ Other (explain in remarks) (B7) Secondary Indicators (2 or more required): ❑ Water -Stained Leaves (139) (MLRA 1, 2, 4A & 46) ❑ Drainage Patterns (1310) ❑ Dry -Season Water Table (C2) ❑ Saturation Visible on Aerial Imagery (C9) ❑ Geomorphic Position (D2) ❑ Shallow Aquitard (D3) ❑ FAC-Neutral Test (D5) ❑ Raised Ant Mounds (D6) (LRR A) ❑ Frost -Heave Hummocks Field Observations Surface Water Present? Yes ❑ No ® Depth (in): Water Table Present? Yes ❑ No ® Depth (in): Wetland Hydrology Present? Yes ❑ No Saturation Present? Yes ❑ No ® Depth (in): (includes capillary fringe) Describe Recorded Data (stream gauge, monitoring well, aerial photos..- ous inspections), if available Remarks: US Army Corps of Engineers Western Mountains, Valleys, and Coast —Interim Version HF WETLAND DETERMINATION DATA FORM 750 Sixth Street South WATEMHED Western Mountains, Valleys, and Coast Supplement to the Kirkland, Washington 98033 1987 COE Wetlands Delineation Manual-1 F(425) 822-5242 CONI l'r''�;N1I DP- 2 watershedco.com Project Site: 32500 17" Ave S, Federal Way Parcel 1621049023 Sampling date: 8/28118 Applicant/Owner: Amcal Housing Sampling Point: DP- 2 Investigator: Nell Lund, Katy Crandall City/County: Federal Way / King Count Sect„ Township, Range: S 16 T 21N R 4E State: WA Landform (hillslope, terrace, etc): hillslope Slope (%). —5% Local relief (concave, convex, none): concave Subregion (LRR): A Lat: Long: Datum: Soil Map Unit Name: AgC Alderwood gravelly sandy loam, 8 to 15% slopes NWI classification: None. Are dimatic/hydrologic conditions on the site typical for this time of year? ❑ Yes ® No (If no, explain in remarks.) Are "Normal Circumstances" present on the site? ® Yes ❑ No Drier than Normal (NRCS WETS table) Are Vegetation❑, Soil ❑, or Hydrology ❑ significantly disturbed? Are Vegetation❑, Soil ❑, or Hydrology ❑ naturally problematic (If needed, explain any answers in Remarks.) SUMMARY OF FINDINGS — Attach site maE showing sampling point locations, transects, important features, etc. Hydrophytic Vegetation Present? Yes ® No ❑ Hydric Soils Present? Yes ❑ No ® Is the Sampling Point.within a Wetland? Yes No Wetland Hydrology Present? Yes ❑ No ❑X Remarks: VEGETATION — lJsr_ sriPntifir_ namae of nlantc Tree Stratum (Plot size: 5m diam.) Absolute % Cover Dominant Species? Indicator Status Dominance Test Worksheet 1. Alnus rubra 60 Y FAC Number of Dominant Species that are OBL, FACW, or FAC: 3 (A) 2. 3, Total Number of Dominant Species Across All Strata: 5 (B) 4, Sapling/Shrub Stratum (Plot size: 3m diam.) 60 = Total Cover Percent of Dominant Species that are OBL, FACW, or FAC: 60 (AIB) 1. Rubus s ectabilis 65 Y FAC Prevalence Index Worksheet Total % Cover of Multiply by OBL species x 1 = 2. 3. 4. FACW species x 2 = 5 FAC species x 3 = Herb Stratum (Plot size: 1 m diam.) 65 = Total Cover FACU species x 4 = UPL species x 5 = Column totals (A) g 1. Pol stichum munitum 30 Y FACU Prevalence Index = B / A = I 3. 4. Hydrophytic Vegetation Indicators 5 ® Dominance test is > 50% ❑ Prevalence test is <_ 3.0 * Morphological Adaptations * (provide supporting ❑ data in remarks or on a separate sheet) ❑ Wetland Non -Vascular Plants * ❑ Problematic Hydrophytic Vegetation * (explain) 6. 7 6. 9 to. 11 Woody Vine Stratum (Plot size: 1 1 Rubus ursinus 2 Rubus armeniacus Bare Ground in Herb Stratum: Remarks: 30 30 20 50 = Total Cover Y Y = Total Cover FACU FAC * Indicators of hydric soil and wetland hydrology must be present, unless disturbed or problematic Hydrophytic Vegetation Yes [X:] No Present? US Army Corps of Engineers Western Mountains, Valleys, and Coast —Interim Version enu Sampling Point — DP- 2 Profile Description: (Describe to the depth needed to document the indicator or confirm the absence of indicators.) Depth (inches) Matrix Redox Features I Texture Remarks COW moist % Color {moist % Type' Lod 0-14 10YR 313 100 Gravelly sandy loam 'Type: C=Concentration, D=Depletion, RM=Reduced Matrix, CS=Covered or Coated Sand Grains 'Loc: PL=Pore Lining, M=Matrix Hydric Soil Indicators: (Applicable to ❑ Histosol (Al) all LRRs, unless otherwise noted.) ❑ Sandy Redox (S5) Indicators for Problematic Hydric Soils' 2cm Muck (A10) ❑ Histic Epipedon (A2) ❑ Stripped Matrix (S6) © Red Parent Material (TF2) ❑ Black Histic (A3) ❑ Loamy Mucky Mineral (F1) (except MLRA 1) Other (explain in remarks) ❑ Hydrogen Sulfide (A4) ❑ Loamy Gleyed Matrix (F2) L] ❑ Depleted Below Dark Surface (A11) ❑ Depleted Matrix (F3) ❑ Thick Dark Surface (Al2) ❑ Sandy Mucky Mineral (S1) ❑ Redox Dark Surface (F6) ❑ Depleted Dark Surface (F7) 3 Indicators of hydrophytic vegetation and wetland hydrology must be present, unless disturbed or problematic ❑ Sandy Gleyed Matrix (S4) ❑ Redox Depressions (F8) Restrictive Layer (if present): Type: Hydric soil present? Yes El No Z Depth (inches): Remarks: nry Wetland Hydrology Indicators: Primary Indicators (minimum of one required: check all that apply): Secondary Indicators (2 or more required): ❑ Surface water (Al) ❑ Sparsely Vegetated Concave Surface (138) ❑ Water -Stained Leaves (B9) (MLRA 1, 2, 4A & 4B) ❑ High Water Table (A2) ❑ Water -Stained Leaves (except MLRA 1, 2, 4A & 4B) (B9) ❑ Drainage Patterns (B10) ❑ Saturation (A3) ❑ Salt Crust (B11) ❑ Dry -Season Water Table (C2) ❑ Water Marks (131) ❑ Aquatic Invertebrates (813) ❑ Saturation Visible on Aerial Imagery (C9) ❑ Sediment Deposits (B2) ❑ Hydrogen Sulfide Odor (Cl) ❑ Geomorphic Position (D2) ❑ Drift Deposits (133) ❑ Oxidized Rhizospheres along Living Roots (C3) ❑ Shallow Aquitard (D3) ❑ Algal Mat or Crust (134) ❑ Presence of Reduced Iron (C4) ❑ FAC-Neutral Test (D5) ❑ Iron Deposits (135) ❑ Recent Iron Reduction in Tilled Soils (C6) ❑ Raised Ant Mounds (D6) (LRR A) ❑ Surface Soil Cracks (B6) ❑ Stunted or Stressed Plants (D1) (LRR A) ❑ Frost -Heave Hummocks ❑ Inundation Visible on Aerial Imagery ❑ Other (explain in remarks) (B7) Field Observations Surface Water Present? Yes ❑ No ® Depth (in): Water Table Present? Yes ❑ No ® Depth (in): Wetland Hydrology Present? Yes El No IN Saturation Present? Yes ❑ No ® Depth (in): (includes capillary fringe) Describe Recorded Data (stream gauge, monitoring well, aerial photos. previous inspections), if available: Remarks: US Army Corps of Engineers Western Mountains, Valleys, and Coast — Interim Version Wetland name or number: Wetland A RATING SUMMARY - Western Washington Name of wetland (or ID #): Belmore Golf Course - Wetland A Date of site visit: off -site, not visited, desk review 09/2018 Rated by: Nell Lund Trained by Ecology? ®Y ON Date of training: 06 2014 HGM Class used for rating: De ressional Wetland has multiple HGM classes? ❑Y MN NOTE: Form is not complete without the figures requested (figures can be combined). Source of base aerial photo/map: Click here to enter text. OVERALL WETLAND CATEGORY (based on functions ❑x or special characteristics ❑) 1. Category of wetland based on FUNCTIONS ❑ Category I -Total score = 23 - 27 ® Category II - Total score = 20 - 22 ® Category III -Total score = 16 - 19 ❑ Category IV - Total score = 9 - 15 FUNCTION Improving Hydrologic Habitat Water Quality Circle the appropriate ratings Site Potential H M L I H M L H I M I L Landscape Potential H M L H M I L H M L Value H M L H M L H M L TOTAL Score Based f 6-7 6-8 6 I 18-21 on Ratines 2. Category based on SPECIAL CHARACTERISTICS of wetland CHARACTERISTIC CATEGORY Estuarine I II Wetland of High Conservation Value I Bog I Mature Forest I Old Growth Forest I Coastal Lagoon I II Interdunal I II III IV None of the above Wetland Rating System for Western WA: 2014 Update Raring Form - Effective January 1, 2015 Score for each function based on three ratings (order of ratings is not important) 9 = H,H,H 8 = H,H,M 7 = H,H,L 7 = H, M, M 6 = H,M,L 6 = M,M,M 5 = H,L,L 5 = M,M,L 4= M,L,L 3 = L, L, L 1 Wetland name or number: Wetland A Maps and figures required to answer questions correctly for Western Washington Depressional Wetlands Map of: To answer questions: Figure # Cowardin plant classes D 1.3, H 1.1, H 1.4 1 Hydroperiods D 1.4, H 1.2 2 Location of outlet (can be added to map of hydroperiods) D 1.1, D 4.1 2 Boundary of area within 150 ft of the wetland (can be added to another igure) D 2.2, D 5.2 2 Map of the contributing basin D 4.3, D 5.3 3 1 km Polygon: Area that extends 1 km from entire wetland edge - including polygons for accessible habitat and undisturbed habitat H 2.1, H 2.2, H 2.3 4 Screen capture of map of 303(d) listed waters in basin from Ecul2a website) D 3.1, D 3.2 5 Screen capture of list of TMDLs for WRIA in which unit is found (from web) D 3.3 6 Wetland Rating System for Western WA: 2014 Update Rating Form —Effective January 1, 201S Wetland name or number: Wetland A HGM Classification of Wetlands in Western Washington For questions 1-7, the criteria described must apply to the entire unit being rated. If the hydrologic criteria listed in each question do not apply to the entire unit being rated, you probably have a unit with multiple HGM classes. In this case, identify which hydrologic criteria in questions 1-7 apply, and go to Question 8. 1. Are the water levels in the entire unit usually controlled by tides except during floods? X NO - go to 2 OYES - the wetland class is Tidal Fringe - go to 1.1 1.1 Is the salinity of the water during periods of annual low flow below 0.5 ppt (parts per thousand)? NO - Saltwater Tidal Fringe (Estuarine) YES - Freshwater Tidal Fringe Ifyour wetland can be classified as a Freshwater Tidal Fringe use the forms for Riverine wetlands. If it is Saltwater Tidal Fringe it is an Estuarine wetland and is not scored. This method cannot be used to score functions for estuarine wetlands. 2. The entire wetland unit is flat and precipitation is the only source (>90%) of water to it. Groundwater and surface water runoff are NOT sources of water to the unit. ®NO - go to 3 DYES - The wetland class is Flats Ifyour wetland can be classified as a Flats wetland, use the form for Depressional wetlands. Does the entire wetland unit meet all of the following criteria? El The vegetated part of the wetland is on the shores of a body of permanent open water (without any plants on the surface at anytime of the year) at least 20 ac (8 ha) in size; ❑At least 30% of the open water area is deeper than 6.6 ft (2 m). ONO - go to 4 ❑YES - The wetland class is Lake Fringe (Lacustrine Fringe) 4. Does the entire wetland unit meet all of the following criteria? ❑The wetland is on a slope (slope can be verygradual), El The water flows through the wetland in one direction (unidirectional) and usually comes from seeps. It may flow subsurface, as sheetflow, or in a swale without distinct banks, El The water leaves the wetland without being impounded. ONO -goto5 El YES - The wetland class is Slope NOTE: Surface water does not pond in these type of wetlands except occasionally in very small and shallow depressions or behind hummocks (depressions are usually <3 ft diameter and less than 1 ft deep). Does the entire wetland unit meet all of the following criteria? ❑The unit is in a valley, or stream channel, where it gets inundated by overbank flooding from that stream or river, ❑The overbank flooding occurs at least once every 2 years. Wetland Rating System for Western WA: 2014 Update Rating Form -Effective January 1, 2015 Wetland name or number: Wetland A ❑x NO — go to 6 ❑YES — The wetland class is Riverine NOTE: The Riverine unit can contain depressions that are filled with water when the river is not flooding 6. Is the entire wetland unit in a topographic depression in which water ponds, or is saturated to the surface, at sometime during the year? This means that any outlet, if present, is higher than the interior of the wetland. ❑ NO — go to 7 ❑X YES — The wetland class is Depressional 7. Is the entire wetland unit located in a very flat area with no obvious depression and no overbank flooding? The unit does not pond surface water more than a few inches. The unit seems to be maintained by high groundwater in the area. The wetland may be ditched, but has no obvious natural outlet. ❑ NO — go to 8 ❑YES — The wetland class is Depressional 8. Your wetland unit seems to be difficult to classify and probably contains several different HGM classes. For example, seeps at the base of a slope may grade into a riverine floodplain, or a small stream within a Depressional wetland has a zone of flooding along its sides. GO BACK AND IDENTIFY WHICH OF THE HYDROLOGIC REGIMES DESCRIBED IN QUESTIONS 1-7 APPLY TO DIFFERENT AREAS IN THE UNIT (make a rough sketch to help you decide). Use the following table to identifythe appropriate class to use for the rating system if you have several HGM classes present within the wetland unit being scored. NOTE: Use this table only if the class that is recommended in the second column represents 10% or more of the total area of the wetland unit being rated. If the area of the HGM class listed in column 2 is less than 10% of the unit; classify the wetland using the class that represents more than 90% of the total area. 1f you are still unable to determine which of the above criteria apply to your wetland, or ifyou have more than Z HGM classes within a wetland boundary, classify the wetland as Depressional for the rating. Wetland Rating System for Western WA: 2014 Update Rating Form - Effective January 1, 2015 Wetland name or number: Wetland A DEPRESSIQNAL AND FLATS WETLANDS Water Quality Functions - Indicators that the site functions to improve water quality D 1.0. Does the site have the potential to improve water quality? D 1.1. Characteristics of surface water outflows from the wetland: ❑ Wetland is a depression or flat depression (QUESTION 7 on key) with no surface water leaving it (no outlet). points = 3 ® Wetland has an intermittently flowing stream or ditch, OR highly constricted permanently flowing outlet. 2 points = 2 ❑ Wetland has an unconstricted, or slightly constricted, surface outlet that is permanently flowing. points =1 ❑ Wetland is a flat depression (QUESTION 7 on key), whose outlet is a permanently flowing ditch. points =1 D 1.2. The soil 2 in below the surface for duff layer) is true clay or true organic (use NRCS definitions). ❑Yes = 4 © No = 0 0 D 1.3. Characteristics and distribution of persistent plants (Emergent, Scrub -shrub, and/or Forested Cowardin classes): ❑ Wetland has persistent, ungrazed, plants > 95% of area points = 5 ® Wetland has persistent, ungrazed, plants > 1/2 of area points = 3 3 ❑ Wetland has persistent, ungrazed plants > 1/10 of area points =1 ❑ Wetland has persistent, ungrazed plants < 1/10 of area points = 0 D 1.4. Characteristics of seasonal pondine or inundation: This is the area that is ponded for at least 2 months. See description in manual. ❑ Area seasonally ponded is > % total area of wetland points = 4 0-2 ® Area seasonally ponded is > % total area of wetland points = 2 ® Area seasonally ponded is < / total area of wetland points = 0 Total for D 1 Add the points in the boxes above 5-7 Rating of Site Potential If score is: ❑ 12-16 = H ❑X 6-11= M ©0-5 = L Record the rating on the first page D 2.0. Does the landscape have the potential to support the water quality function of the site? D 2.1. Does the wetland unit receive stormwater discharges? ❑Yes = 1 ❑ No = 0 0-1 D 2.2. Is > 10% of the area within 150 ft of the wetland in land uses that generate pollutants? ®Yes = 1 ❑ No = 0 1 D 2.3. Are there septic systems within 250 ft of the wetland? ❑Yes = 1 ❑X No = 0 0 D 2.4. Are there other sources of pollutants coming into the wetland that are not listed in questions D 2.1-D 2.3? Source: Click here to enter text. ❑Yes = 1 X❑ No = 0 0 Total for D 2 Add the points in the boxes above 1-2 Rating of Landscape Potential If score is: ❑ 3 or 4 = H 01 or 2 = M ❑ 0 = L Record the rating on the first page D 3.0. Is the water quality improvement provided by the site valuable to society? D 3.1. Does the wetland discharge directly (i.e., within 1 mi) to a stream, river, lake, or marine water that is on the 303(d) list? ©Yes = 1 ❑ No = 0 1 D 3.2. Is the wetland in a basin or sub -basin where an aquatic resource is on the 303(d) list? ©Yes =1 ❑ No = 0 1 D 3.3. Has the site been identified in a watershed or local plan as important for maintaining water quality (answer YES if there is a TMDL for the basin in which the unit is found)? Eyes = 2 ® No = 0 0 2 Total for D 3 Add the points in the boxes above Rating of Value If score is: ®2-4 = H ❑ 1= M ❑0 = L Wetland Rating System for Western WA: 2014 Update Rating Form — Effective January 1, 2015 Record the rating on the first page Wetland name or number: Wetland A DEPRESSIDNAL AND FLATS WETLANDS Hydrologic Functions - Indicators that the site functions to reduce flooding and stream degradation D 4.0. Does the site have the potential to reduce flooding and erosion? D 4.1. Characteristics of surface water outflows from the wetland: ❑ Wetland is a depression or flat depression with no surface water leaving it (no outlet). points = 4 ❑X Wetland has an intermittently flowing stream or ditch, OR highly constricted permanently 2 flowing outlet. points = 2 ❑ Wetland is a flat depression (QUESTION 7 on key), whose outlet is a permanently flowing ditch. points =1 ❑ Wetland has an unconstricted, or slightly constricted, surface outlet that is permanently flowing. points = 0 D 4.2. De>,th of storage during wet periods: Estimate the height of ponding above the bottom of the outlet. For wetlands with no outlet, measure from the surface of permanent water or if dry, the deepest part. ❑ Marks of ponding are 3 ft or more above the surface or bottom of outlet. points = 7 ® Marks of ponding between 2 ft to < 3 ft from surface or bottom of outlet. points = 5 3-5 ® Marks are at least 0.5 ft to < 2 ft from surface or bottom of outlet. points = 3 ❑X The wetland is a "headwater" wetland. points = 3 ❑ Wetland is flat but has small depressions on the surface that trap water. points = 1 ❑ Marks of ponding less than 0.5 ft (6 in). points = 0 D 4.3. Contribution of the wetland to storage in the watershed: Estimate the ratio of the area of upstream basin contributing surface water to the wetland to the area of the wetland unit itself. ❑ The area of the basin is less than 10 times the area of the unit. points = 5 0 ❑ The area of the basin is 10 to 100 times the area of the unit. points = 3 ® The area of the basin is more than 100 times the area of the unit. points = 0 ❑ Entire wetland is in the Flats class. points = 5 Total for D 4 Add the points in the boxes above 5-7 Rating of Site Potential If score is: ❑12-16 = H ®6-11= M ®0-S = L Record the rating on the first page Rating of Landscape Potential If score is: ❑X 3 = H ©1 or 2 = M ❑0 = L Record the rating on me jirsr page D 6.0. Are the hydrologic functions provided by the site valuable to society? D 6.1. The unit is in a landscape that has flooding problems. Choose the description that best matches conditions around the wetlond unit being rated. Do not add points. Choose the h ig hest score if more than one condition is met. The wetland captures surface water that would otherwise flow down -gradient into areas where flooding has damaged human or natural resources (e.g., houses or salmon redds): ■ ® Flooding occurs in a sub -basin that is immediately down -gradient of unit. points = 2 ■ ❑ Surface flooding problems are in a sub -basin farther down -gradient. points =1 2 ❑ Flooding from groundwater is an issue in the sub -basin. points =1 ❑ The existing or potential outflow from the wetland is so constrained by human or natural conditions that the water stored by the wetland cannot reach areas that flood. Explain why: points = 0 ❑There are no problems with flooding downstream of the wetland. points = 0 D 6.2. Has the site been identified as important for flood storage or flood conveyance in a regional flood control plan? 0 ❑Yes=2 ® No=O Total for D 6 Add the points in the boxes above 1 2 Rating of Value If score is: ®2-4 = H ❑ 1= M ❑ 0 = L Record the rating on the first page Wetland Rating System for Western WA: 2014 Update 6 Rating Form — Effective January 1, 2015 Wetland name or number: Wetland A These questions apply to wetlands of all HGM classes. HABITAT FUNCTIONS - Indicators that site functions to provide important habitat H 1.0. Does the site have the potential to provide habitat? H 1.1. Structure of plant community: Indicators are Cnwardin rlasses and strata within the Forested class. Check the Cowardin plant classes in the wetland. Up to 10 patches maybe combined for each class to meet the threshold of ac or more than 10% of the unit if it is smaller than 2.5 ac. Add the number of structures checked. ❑ Aquatic bed 4 structures or more: points = 4 ❑ Emergent 3 structures: points = 2 © Scrub -shrub (areas where shrubs have > 30% cover) 2 structures: points =1 2 © Forested (areas where trees have > 30% cover) 1 structure: points = 0 If the unit has a Forested class, check if: ® The Forested class has 3 out of 5 strata (canopy, sub -canopy, shrubs, herbaceous, moss/ground-cover) that each cover 20% within the Forested polygon H 1.2. Hydroperiods Check the types of water regimes (hydroperiods) present within the wetland. The water regime has to cover more than 10% of the wetland or % ac to count (see text for descriptions of hydroperiods). 0 Permanently flooded or inundated 4 or more types present: points = 3 ❑ Seasonally flooded or inundated 3 types present: points = 2 ❑ Occasionally flooded or inundated 2 types present: points = 1 1 © Saturated only 1 type present: points = 0 ❑ Permanently flowing stream or river in, or adjacent to, the wetland ❑ Seasonally flowing stream in, or adjacent to, the wetland ❑ Lake Fringe wetland 2 points ❑ Freshwater tidal wetland 2 points H 1.3. Richness of plant species Count the number of plant species in the wetland that cover at least 10 ftz. Different patches of the some species can be combined to meet the size threshold and you do not have to name the species. Do not include Eurasian milfoil, reed canarygrass, purple loosestrife, Canadian thistle 1 If you counted: ❑ > 19 species points = 2 ® 5 -19 species points = 1 ❑ <5 species points = 0 H 1.4. Interspersion of habitats Decide from the diagrams below whether interspersion among Cowardin plants classes (described in H 1.1), or the classes and unvegetated areas (can include open water or mudflats) is high, moderate, low, or none. If you have four or more plant classes or three classes and open water, the rating is always high. 0 1 ❑ None = 0 points © Low = 1 point ❑ Moderate = 2 points All three diagrams in this row are ❑ HIGH = 3points Wetland Rating System for Western WA: 2014 Update Rating Form —Effective January 1, 2015 Wetland name or number: Wetland A H 1.5. Special habitat features: Check the habitat features that are present in the wetland. The number of checks is the number of points. ® Large, downed, woody debris within the wetland (> 4 in diameter and 6 ft long). ® Standing snags (dbh > 4 in) within the wetland. ❑ Undercut banks are present for at least 6.6 ft (2 m) AND/OR overhanging plants extends at least 3.3 ft (1 m) over a stream (or ditch) in, or contiguous with the wetland, for at least 33 ft (10 m). ❑ Stable steep banks of fine material that might be used by beaver or muskrat for denning (> 30 degree slope) OR signs of recent beaver activity are present (cut shrubs or trees that have not yet weathered where wood is exposed). ❑ At least % ac of thin -stemmed persistent plants or woody branches are present in areas that are permanently or seasonally inundated (structures for egg -laying by amphibians). © Invasive plants cover less than 25% of the wetland area in every stratum of plants (see H 1.1 for list of Total for H 1 Add the points in the boxes above 1 8 Rating of Site Potential If score is: ❑ 15-18 = H ❑X 7-14 = M ❑0-6 = L Record the rating on theprst page H 2.0. Does the landscape have the potential to support the habitat functions of the site? H 2.1. Accessible habitat (include only habitat that directly abuts wetland unit). Calculate: % undisturbed habitat + [(%moderate and low intensity land uses)/2] _ ##% + (##%/2) _ ##0/. If total accessible habitat is: ❑ > 1/3 (33.3%) of 1 km Polygon points = 3 0 ❑ 20-33% of 1 km Polygon points = 2 ❑ 10-19% of 1 km Polygon points = 1 ® < 10% of 1 km Polygon points = 0 H 2.2. Undisturbed habitat in 1 km Polygon around the wetland. Calculate: % undisturbed habitat + [(%moderate and low intensity land uses)/2 = ##%+ (##'%/2) _ ##'/o ❑ Undisturbed habitat > 50% of Polygon points = 3 0 ❑ Undisturbed habitat 10-50% and in 1-3 patches points = 2 ❑ Undisturbed habitat 10-50% and > 3 patches points = 1 ® Undisturbed habitat < 10% of 1 km Polygon points = 0 H 2.3. Land use intensity in 1 km Polygon: If ® > 50% of 1 km Polygon is high intensity land use points = (- 2) -2 ❑ 5 50% of 1 km Polygon is high intensity points = 0 Total for H 2 Add the points in the boxes above -2 Rating of Landscape Potential If score is: ❑4-6 = H ❑1-3 = M ®< 1= L Record the rating on the first page H 3.0. Is the habitat provided by the site valuable to society? ` H 3.1. Does the site provide habitat for species valued in laws, regulations, or policies? Choose only the highest score that applies to the wetland being rated. Site meets ANY of the following criteria: points = 2 ❑X It has 3 or more priority habitats within 100 m (see next page) ❑ It provides habitat for Threatened or Endangered species (any plant or animal on the state or federal lists) ❑ It is mapped as a location for an individual WDFW priority species ❑ It is a Wetland of High Conservation Value as determined by the Department of Natural Resources ❑ It has been categorized as an important habitat site in a local or regional comprehensive plan, in a Shoreline Master Plan, or in a watershed plan ❑ Site has 1 or 2 priority habitats (listed on next page) within 100 m points =1 ❑ Site does not meet any of the criteria above points = 0 Rating of Value If score is: ®2 = H ❑ 1= M ❑0 = L Record the rating on the first page Wetland Rating System for Western WA: 2014 Update 8 Rating Form — Effective January 1, 2015 Wetland name or number: Wetland A WDFW Priority Habitats PriorU habitats Iisted by WDFW (see complete descriptions of WDFW priority habitats, and the counties in which they can be found, in: Washington Department of Fish and Wildlife. 2008. Priority Habitat and Species List Olympia, Washington. 177 pp. littp://wdfw.kva.gc)vlpublicad01651wdfwQ0I 65.pdf or access the list from here: http_/fwdfw.wei.gov/conseryation4 hs/fistl) Count how many of the following priority habitats are within 330 ft (100 m) of the wetland unit: NOTE. This question is independent of the land use between the wetland unit and the priority habitat ❑ Aspen Stands: Pure or mixed stands of aspen greater than 1 ac (0.4 ha). ❑ Biodiversity Areas and Corridors: Areas of habitat that are relatively important to various species of native fish and wildlife (full descriptions in WDFW PHS report). ❑ Herbaceous Balds: Variable size patches of grass and forbs on shallow soils over bedrock. ❑ Old-growth/Mature forests: Old -growth west of Cascade crest - Stands of at least 2 tree species, forming a multi- layered canopy with occasional small openings; with at least 8 trees/ac (20 trees/ha) > 32 in (81 cm) dbh or > 200 years of age. Mature forests -Stands with average diameters exceeding 21 in (53 cm) dbh; crown cover maybe less than 100%; decay, decadence, numbers of snags, and quantity of large downed material is generally less than that found in old -growth; 80-200 years old west of the Cascade crest ❑ Oregon White Oak: Woodland stands of pure oak or oak/conifer associations where canopy coverage of the oak component is important (full descriptions in WDFWPHS report p.158 - see web link above). ® Riparian: The area adjacent to aquatic systems with flowing water that contains elements of both aquatic and terrestrial ecosystems which mutually influence each other. ❑ Westside Prairies: Herbaceous, non -forested plant communities that can either take the form of a dry prairie or a wet prairie (full descriptions in WDFW PHS report p.161 -see web link above). M Instream: The combination of physical, biological, and chemical processes and conditions that interact to provide functional life history requirements for instream fish and wildlife resources. ❑ Nearshore: Relatively undisturbed nearshore habitats. These include Coastal Nearshore, Open Coast Nearshore, and Puget Sound Nearshore. (full descriptions of habitats and the definition of relatively undisturbed are in WDFW report- see web link on previous page). ❑ Caves: A naturally occurring cavity, recess, void, or system of interconnected passages under the earth in soils, rock, ice, or other geological formations and is large enough to contain a human. ❑ Cliffs: Greater than 25 ft (7.6 m) high and occurring below 5000 ft elevation. ❑ Talus: Homogenous areas of rock rubble ranging in average size 0.5 - 6.5 ft (0.15 - 2.0 m), composed of basalt, andesite, and/or sedimentary rock, including riprap slides and mine tailings. Maybe associated with cliffs. © Snags and Logs: Trees are considered snags if they are dead or dying and exhibit sufficient decay characteristics to enable cavity excavation/use by wildlife. Priority snags have a diameter at breast height of > 20 in (51 cm) in western Washington and are > 6.5 ft (2 m) in height Priority logs are > 12 in (30 cm) in diameter at the largest end, and > 20 ft (6 m) long. Note: All vegetated wetlands are by definition a priority habitat but are not included in this list because they are addressed elsewhere. Wetland Rating System for Western WA: 2014 Update Rating Form - Effective January 1, 2015 Wetland name or number: Wetland A CATEGORIZATION BASED ON SPECIAL CHARACTERISTICS Wetland Type Category Check off any criteria that apply to the wetland. Circle the category when the appropriate criteria are met. SC 1.0. Estuarine wetlands Does the wetland meet the following criteria for Estuarine wetlands? ❑ The dominant water regime is tidal, ❑ Vegetated, and ❑ With a salinity greater than 0.5 ppt ❑Yes —Go to SC 1.1 ❑x No= Not an estuarine wetland SC 1.1. Is the wetland within a National Wildlife Refuge, National Park, National Estuary Reserve, Natural Area Preserve, State Park or Educational, Environmental, or Scientific Reserve designated under WAC 332-30-151? Cat. El Yes = Category I ❑ No - Go to SC 1.2 SC 1.2. Is the wetland unit at least 1 ac in size and meets at least two of the following three conditions? ❑ The wetland is relatively undisturbed (has no diking, ditching, filling, cultivation, grazing, and has Cat. less than 10% cover of non-native plant species. (If non-native species are Spartina, see page 25) ❑ At least % of the landward edge of the wetland has a 100 ft buffer of shrub, forest, or un-grazed or un- mowed grassland. Cat. II ❑ The wetland has at least two of the following features: tidal channels, depressions with open water, or contiguous freshwater wetlands. ❑Yes = Category I ❑ No= Category II SC 2.0. Wetlands of High Conservation Value (WHCV) SC 2.1. Has the WA Department of Natural Resources updated their website to include the list of Wetlands of High Conservation Value? ❑x Yes — Go to SC 2.2 ❑ No — Go to SC 2.3 SC 2.2. Is the wetland listed on the WDNR database as a Wetland of High Conservation Value? lit tp: www.dnr.wa. ov NHPwetIandviewe r ❑Yes = Category I ® No = Not a WHCV Cat. I SC 2.3. Is the wetland in a Section/Township/Range that contains a Natural Heritage wetland? htt file.dnr.wa. ov ublicatiDns am nh wetlands trs. df ❑Yes — Contact WNHP/WDNR and go to SC 2.4 ❑ No = Not a WHCV SC 2.4. Has WDNR identified the wetland within the S/T/R as a Wetland of High Conservation Value and listed it on their website? El Yes = Category I ❑ No = Not a WHCV SC 3.0. Bogs Does the wetland (or any part of the unit) meet both the criteria for soils and vegetation in bogs? Use the key below. If you answer YES you will still need to rate the wetland based on its functions. SC 3.1. Does an area within the wetland unit have organic soil horizons, either peats or mucks, that compose 16 in or more of the first 32 in of the soil profile? ❑Yes — Go to SC 3.3 ®No — Go to SC 3.2 SC 3.2. Does an area within the wetland unit have organic soils, either peats or mucks, that are less than 16 in deep over bedrock, or an impermeable hardpan such as clay or volcanic ash, or that are floating on top of a lake or pond? ❑Yes — Go to SC 3.3 ®No = Is not a bog SC 3.3. Does an area with peats or mucks have more than 70% cover of mosses at ground level, AND,at least a 30% Cat. cover of plant species listed in Table 4? ❑Yes = Is a Category I bog ❑ No — Go to SC 3.4 NOTE: If you are uncertain about the extent of mosses in the understory, you may substitute that criterion by measuring the pH of the water that seeps into a hole dug at least 16 in deep. If the pH is less than 5.0 and the plant species in Table 4 are present, the wetland is a bog. SC 3.4. Is an area with peats or mucks forested (> 30% cover) with Sitka spruce, subalpine fir, western red cedar, western hemlock, lodgepole pine, quaking aspen, Engelmann spruce, or western white pine, AND any of the species (or combination of species) listed in Table 4 provide more than 30% of the cover under the canopy? ❑Yes = Is a Category I bog ❑ No = Is not a Wetland Rating System for Western WA: 2014 Update 10 Rating Form — Effective January 1, 201S Wetland name or number: Wetland A SC 4.0. Forested Wetlands Does the wetland have at least 1 contiguous acre of forest that meets one of these criteria for the WA Department of Fish and Wildlife's forests as priority habitats? If you answer YES you will still need to rate the wetland based on its functions. ❑ Old -growth forests (west of Cascade crest): Stands of at least two tree species, forming a multi -layered canopy with occasional small openings; with at least 8 trees/ac (20 trees/ha) that are at least 200 years of Cat. age OR have a diameter at breast height (dbh) of 32 in (81 cm) or more. ❑ Mature forests (west of the Cascade Crest): Stands where the largest trees are 80- 200 years old OR the species that make up the canopy have an average diameter (dbh) exceeding 21 in (53 cm). ❑Yes = Category I © No = Not a forested wetland for this section SC 5.0. Wetlands in Coastal Lagoons Does the wetland meet all of the following criteria of a wetland in a coastal lagoon? ❑ The wetland lies in a depression adjacent to marine waters that is wholly or partially separated from marine waters by sandbanks, gravel banks, shingle, or, less frequently, rocks ❑ The lagoon in which the wetland is located contains ponded water that is saline or brackish (> 0.5 ppt) during most of the year in at least a portion of the lagoon (needs to be measured near the Cat. bottom) ❑Yes — Go to SC 5.1 ❑X No = Not a wetland in a coastal lagoon SC 5.1. Does the wetland meet all of the following three conditions? ❑ The wetland is relatively undisturbed (has no diking, ditching, filling, cultivation, grazing), and has Cat. II less than 20% cover of aggressive, opportunistic plant species (see list of species on p. 100). ❑ At least % of the landward edge of the wetland has a 100 ft buffer of shrub, forest, or un-grazed or un- mowed grassland. ❑ The wetland is larger than 1/lo ac (4350 ftz) ❑Yes = CategoryI ❑ No = CategoryII SC 6.0. Interdunal Wetlands Is the wetland west of the 1889 line (also called the Western Boundary of Upland Ownership or WBUO)? If you answer yes you will still need to rate the wetland based on its habitat functions. In practical terms that means the following geographic areas: Cat ❑ Long Beach Peninsula: Lands west of SR 103 ❑ Grayland-Westport: Lands west of SR105 ❑ Ocean Shores-Copalis: Lands west of SR 115 and SR 109 Cat. II ❑Yes — Go to SC 6.1 M No = not an interdunal wetland for rating SC 6.1. Is the wetland 1 ac or larger and scores an 8 or 9 for the habitat functions on the form (rates H,H,H or H,H,M for the three aspects of function)? ❑Yes = Category 1 ❑ No — Go to SC 6.2 Cat. III SC 6.2. Is the wetland 1 ac or larger, or is it in a mosaic of wetlands that is 1 ac or larger? ❑Yes = Category 11 ❑ No — Go to SC 6.3 SC 6.3. Is the unit between 0.1 and 1 ac, or is it in a mosaic of wetlands that is between 0.1 and 1 ac? Cat. IV ❑Yes = Category III ❑ No = CategoryIV Category of wetland based on Special Characteristics NA If you answered No for all types, enter "Not Applicable" on Summary Form Wetland Rating System for Western WA: 2014 Update 11 Rating Form — Effective January 1, 2015 2014 Ecology Wetland Rating Fora Figures OFF -SITE WETLAND A IN BELMORE GOLF COURSE Wetland A (Depressional) ............................................................................................... 1 Figure 1. Cowardin plant classes — D1.3, H1.1, H1.4,...............................................................................1 Figure 2. Hydroperiods, outlet(s), and 150-ft area — D1.1, D1.4, H1.2, D2.2, D5.2.................................. 2 Figure 3. Map of the contributing basin — D4.3, D5.3.............................................................................. 3 Figure 4. Undisturbed habitat and moderate -low intensity land uses within 1 km from wetland edge including polygon for accessible habitat — H2.1, H2.2, H2.3.................................................. 4 Figure 5. Screen -capture of 303(d) listed waters in basin —D3.1, D3.2.................................................... 5 Figure 6. Screen -capture of TMDL list for WRIA in which unit is found — D3.3-...:................................. 6 WETLAND A (DEPRESSIONAL) Figure 1. Cowardin plant classes — D1.3, 1-11.1, H1.4 Features depicted are not to scale. Sketches are based on available data and best professional judgment. Wetland Figures - 1 Figure 2. Hydroperiods, outlet(s), and 150-ft area — D1.1, D1.4, H1.2, D2.2, D5.2 Features depicted are not to scale. Sketches are based on available data and best professional judgment. Wetland Figures - 2 StreamStats Report Region ID: Workspace ID: Clicked Point (Latitude, Longitude): Time: o-S WA WA20180918223828639000 47.30915,-122M708 2018-09-18 15:38:44 -0700 ve IL Contributing basin "Ila •' orJro�! ,Vy�C I ,vPrn;rrs,_ Wetland unit -� if Basin Characteristics Parameter Code Parameter Description Value Unit DRNAREA Area that drains to a point on a stream 0.61 square miles Figure 3. Map of the contributing basin — D43, D53 Features depicted are not to scale. Sketches are based on available data and best professional judgment. Wetland Figures - 3 WA WA20180918223828639000 47.30915,-122M708 2018-09-18 15:38:44 -0700 ve IL Contributing basin "Ila •' orJro�! ,Vy�C I ,vPrn;rrs,_ Wetland unit -� if Basin Characteristics Parameter Code Parameter Description Value Unit DRNAREA Area that drains to a point on a stream 0.61 square miles Figure 3. Map of the contributing basin — D43, D53 Features depicted are not to scale. Sketches are based on available data and best professional judgment. Wetland Figures - 3 Accessi ble area OFT-- �sl a, Rk hie low AL -------- sj- V, A 7 -10 OR -6 1K Wi. ul; T F I IY i EL -mn-Siree, Ld 20 15 Coogle Legend Filter Data Zoom To Tools 8 Add or remove map data- r— .- nssass�d watnrslsedl..,at.t water Category 5 - 303d Category AC +.. . V Category 4B - _ G. Category 4A Category _ z Category 1 Sediment tt:F_` ® Category 5 - 303d ® Catego y4C I .e ® Category 4B ® Category9A _ Category 2 - . . - w,. . ,...� ® Category 1li A Sub -watershed (12 digit HUC) aFederalWay, Change map data transparency t1 -- 10 % ' .. 0 0.1 o- kauM Standard: OOdalls` 1'JQI P,,oeCs t WLA Points it L4 Pants Figure 5. Screen -capture of 303(d) listed waters in basin — D3.1, D3.2 Note: Yellow circle = 1 mile radius from wetland area. Features depicted are not to scale. Sketches are based on available data and best professional judgment. Wetland Figures - 5 Summary of water quality improvement projects listed by county For more specifics on any of these projects did: on the county name. Water Resource Inventory .Areas (WRIA) [link] is the unit of area that relates to how we typically study and regulal Adams Palouse River Asotin No FTvlDL projects Benton Yakima River Chelan Chelan Lake, Mission Creek. Wenatchee River Basin, laC le Strait of Juan de Fuca, Dungeness Bay, Matnotti Creek Claris Burnt Bridge Creek Gibbons Creek Gifford Pinchot USFS, Lacamas Creek, Lewis River, Salmon Creek Weaver Creek Columbia No TMDL projects Cowlitz Upper Chehalis River Watershed Douglas No TMDL projects Ferry Colville National Forest Franklin Lower Snake River Garfield Pataha Creek Middle Snake River, Tucannon-Pataha Creel's, Grant Upper Crab Creek Moses Lake Graff, —au, Chehalis River Basin - Simpson Timberlands, Upper Chehalis River; Humptulips River, North Ocean Beaches Island I No TMDL projects J fQ fo,zon I Skokomish River Ling Bear -Evans Creek Basin, Cottage Lake, Duwamish and Lower Green River, Fauntleroy Creek Fenwick Lake, Green River and Newaukum Creek, Issaquah Creek Basin, Lake Sawyer, Little Bear Creek Newaukum Creek North Creek Pipers Creek. Sammamish River, Snequzlmie River, Soos Creek IKI[f3n I I the Rs Trihl riac Cinrl�ir-fl�roc Inlcic Ininn Ri�icr Figure 6. Screen -capture of TMDL list for WRIA in which unit is found — D3.3 Wetland unit located in King County, Hylebos Creek Drainage, WRIA-10. Features depicted are not to scale. Sketches are based on available data and best professional judgment. Wetland Figures - 6 "CAL RECEIVED JUN 19 2018 30141 AGouRA RD. ♦ STE. #100 ♦ AGouRA HILLS, CALIF. ♦ 91301-4332 PHONE: (818) 706-0694 ♦ FAx: (818) 706-3752 CITY OF FEDERAL WAY COMMUNITY DEVELOPMENT June 29, 2018 City of Federal Way Planning Department 33325 8' Ave. South Federal Way, WA 98003 RE: New Project Proposal — 32500 17th Ave. South Existing use: Undeveloped woodland. Proposed Use and Project Description: AMCAL proposes to construct a 378 unit affordable senior living apartment project. The project with consist of 3 separate 4 story buildings of Type VA. The project will provide 378 parking spaces (100%) parking with 95 under building parking stalls to meet the 25% required. ADA Parking shall be evenly distributed around the site to meet ADA guidelines. The site will provide a 6' wide ADA pathway through the entire site which will connect all the buildings to the public right-of-way. The project provides 38,000 sf of open space with a walking trail, benches, gas fire pit, and community barbecue area. The property will offer amenity spaces free for all residents that will include areas such as a community kitchen, social and activity room, business center, yoga and fitness studio, a media room, and private dining area. The frontage along 20th Way will be clearly demarcated as private property with a monument sign, and a row of landscaping as a natural barrier. The frontage of Building A along 17th & 20th will consist of a 15' setback with a landscaping strip. The fagade of the building will be typical units so there will be no visible parking from either right-of-way. The parking will be along the sides of the buildings and in courts. A 33' dedication shall be provided along the north property line for the new construction of half street improvements of S 325th Street. Landscaped islands are every 10 spaces. Handicapped spaces are provided per code. The buildings will rise in elevation as they go to the east with the rear building (Bldg. C) being approx. 7' to 10' higher than the west building (Bldg. A). Building C will also have a basement type condition on the north side to deal with the drastic slope in the northeast corner of the site. Building layouts are U-shaped and angled to provide courts and protected exterior open space. Each building will have an individual Entry lobby with the elevator connected to the lobby. There will be windows at the lobby to provide an open and controlled access. Parking areas and grounds will be lit for resident and guest safety. www.AmcalHousing.com Units will have their own washers and dryers and a private balcony. Ground -floor units will have a private fenced patio. The primary entrance/exit will be via the new 325th extension and another entrance/exit will be via 20th Way. Both will allow for emergency access vehicles. Project construction will be phased, so the entrances and driveways are designed to allow occupancy of some buildings while construction on other buildings occurs and reducing vehicle and pedestrian conflicts. We intend to occupy the project in phases starting with Building B, then Building A, and finally Building C. Finish materials and colors: Roof is a 4:12 roof pitch with Class B shingles. Exterior walls shall be cladded with a mixture of different Cement Fiber materials and a form of thin stone/brick is accent locations. The cement fiber siding will vary in type along building facades to break up the fagade. The use of changing colors and building modulations will furthermore break up the buildings facades. Decks will be wood with a metal handrail to add more shadowing affect to add to the modulation. The roof line will be modulated at the decks, some decks will provide a larger pop up to give more modulation to the roof. CITY OF FEDERAL WAY DEVELOPMENT REVIEW COMMITTEE (DRC) Preapplication Conference Sign -In Sheet 18-102873 -PC, 171h Ave S. Senior Apts. Amcal - August 2, 2018 NAME Jim Harris WITH PHONE & EMAIL FW Planning 253 835-2652 Jim.harris@cityoffederalway.com M'k hwcrm; 35'1- Z, CL L'f 3 f 0 C11_&Ay1C_Lt e.0- ' c 1 c 7,S3 -63S- ZA-kA'3 iO 253 9 A, 72-1 l.#�t tEAVE�I GufETz 253 = �e . 01Qe Sc-0S �, l — f13s =,ZC3 •�W i � 1 i� �V� � [�lA P_::,; f � 1% s LZ 7 {-Z S3-- 9 •3 s- Z l�t'`%iiA . i i:lr-tg C �f 1 . i Cu-� /{'� � '• P �l'T�1 �17f tl'�il: mCAz- Q4l -7 �aaa�nav� w c�,vtCci�ito��v� Cnvl ��. C C> i 41 "k _ Cj CITY OF FEDERAL WAY COMMUNITY DEVELOPMENT DEPARTMENT DEVELOPMENT REVIEW COMMITTEE TRANSMITTAL DATE: July 12, 2018 TO: Cole Elliott, Development Services Manager Scott Sproul, Building Official Rick Perez, City Traffic Engineer Brian Asbury, Lakehaven Water & Sewer District Chris Cahan, South King Fire & Rescue Jennifer Wojciechowski, Federal Way School District Lindsey Sperry, Public Safety Officer Rob Van Orsow, Solid Waste/Recycling Coordinator FROM: Jim Harris FOR DRC MTG. ON: July 26, 2018 - Internal August 2, 2018 - 9:00 AM - with applicant ..................................................... FILE NUMBER(s): 18-102873-00-PC RELATED FILE NOS.: None PROJECT NAME: 17TH AVE SENIOR APARTMENTS PROJECT ADDRESS: 32500 17TH AVE SW ZONING DISTRICT: BC PROJECT DESCRIPTION: Construction of 378 senior affordable apartment units in (3) 4-story buildings with associated site improvements. LAND USE PERMITS: PROJECT CONTACT: MARIO TURNER AMCAL MATERIALS SUBMITTED: Cover Letter Amcal, June 29, 2018 Big set of site plan, preliminary grading plan, list of questions Vicinity Maps n Id 41LL P/s 3 4 I „ 40 y ID • • o Q o co ; m D o m ' m N °NCO m b 4N N to C L1 - s �•Y v:E: --K 2L O 3 �7 m m 40 � 40i Q o m m m m [ m o O n m i -4 ` AO ® CD N }jived S A^+H �Il!�ed m 0 g S+nH ar�3�ed S FMµ OUPRd c O m a.— In = N N H O� CD CL O C 4"Z o c m � v eo"M n U (n y N gs m ;p m �+ . y tbl� N N 19tlW, cu ® a rz 3m 4 Fa tt s�40 to Co 9 pm n �n W tih J� Gv g<o m a 3 a � ln4uzes � o 8 N pgp�� M t N d O o � m ZpIlk, C n3 N a 0 OM co rn i m =wwo NJa U 11��1L� .0 r/ Or �n < m Q Av m baK'� m a d6 na ram` � r. • m t� -r, p. m S o i�� y JJs� T• '�..i r lu• � n CAt ': ox � �N� . '�, � -mom• � A n • � •�.l r Beni rq � _' A :. Np -.--. _SS'Am �aed �W:nlNatliae� .n _ 9e�71e^�x'll A-Ls. 74m:_ 2 ; .;W r'- 5�QM�yNL�. _..�th �vc'S .� ,.._.,. i vu7� n m .a 14 } c T � •Id urns. L�W.q � - H I ins . NO "t'yy.�•/►� it r -V"k- n • j cj N CM � jp h t••r� w�.'d � op y h C7 lit. �} • 1137 " D w v -ILE W-A . -1 .1 I Ls 0 .--Ni UD 4r2B= AV ft "CAL RECEIVED 30141 AGo RA RD. ♦ STE. #100 ♦ AGOURA HiLLs, CALIF. ♦ 91301-4332 PHONE: (818) 706-0694 ♦ FAx: (818) 706-3752 J U N 2 9 2018 June 29, 2018 CITY OF FEDERAL WAy COMMUNITY DEVELOPMENT City of Federal Way Planning Department 33325 8' Ave. South Federal Way, WA 98003 RE: New Project Proposal — 32500 17'h Ave. South Existing use: Undeveloped woodland. Proposed Use and Project Description: AMCAL proposes to construct a 378 unit affordable senior living apartment proje t. The project with consist of 3 separate 4 story buildings of Type VA. The project will provi e 3 8� arking spaces (100%) parking with 95 under building parking stalls to meet the 25% requited. ADA Parking shall be evenly distributed around the site to meet ADA guidelines. The site will provide a 6' wide ADA pathway through the en ' si which will connect all the buildings to the public right-of-way. The project provid "�8,000 sf of open space with a walking trail, benches, gas fire µ.by- �� pit, and community barbecue areaproperty will offer amenity spaces free for all residents OE that will include areas such as a community kitchen, social and activity room, business center, G api yoga and fitness studio, a media room, and private dining area. 2 The frontage along 20th Way will be clearly demarcated as private property with a monument sign, and a row of landscaping as a natural barrier. The frontage of Building A along 17th & 20th will consist of a 15' setback with a landscaping strip. The fagade of the building will be typical units so there will be n v' ' n from either ri ht-o -way. The parking will be along the sides of the buildings and in courts. 7 A 33' dedication shall be provided along the north property line for the new construction of half street improvements of S 325th Street. Landscaped islands are every 10 spaces. Handicapped spaces are provided per code. The buildings will rise in elevation as they go to the east with the rear building (Bldg. C) being approx. 7' to 10' higher than the west building (Bldg. A). Building C will also have a basement type condition on the north side to deal with the drastic slope in the northeast corner of the site. Building layouts are U-shaped and angled to provide courts and protected exterior open space. Each building will have an individual Entry lobby with the elevator connected to the lobby. There will be windows at the lobby to provide an open and controlled access. Parking areas and grounds will be lit for resident and guest safety. www.AmcalHousing.com Seo�1� Units will have their own washers and dryers and a private balcony. Ground -floor units will have a private fenced patio. The primary entrance/exit will be via the new 325th extension and another entrance/exit will be via 20th Way. Both will allow for emergency access vehicles. Project construction will be phased, so the entrances and driveways are designed to allow occupancy of some buildings while construction on other buildings occurs and reducing vehicle and pedestrian conflicts. We intend to occupy the project in phases starting with Building B, then Building A, and finally Building C. Finish materials and colors: Roof is a 4:12 roof pitch with Class B shingles. Exterior walls shall be cladded with a mixture of different Cement Fiber materials and a form of thin stone/brick is accent locations. The cement fiber siding will vary in type along building facades to break up the fagade. The use of changing colors and building modulations will furthermore break up the buildings facades. Decks will be wood with a metal handrail to add more shadowing affect to add to the modulation. The roof line will be modulated at the decks, some decks will provide a larger pop up to give more modulation to the roof. MASTER LAND USE APPLICATION RECEIVED DEPARTMENT OF COMMUNITY DEVELOPMENT 33325 8" Avenue South CITY OF Federal Way, WA 98003-6325 J UN 2 9 2018 253-835-2607; Fax 253-835-2609 Federal Way v.ci offederahva .com �1Tr a� ��o�wal. WAY CMMI!Nr Y DEVELOPMENT APPLICATION NO(S) 'yZM 3 !3 -A� Date Jun. 28, 2018 Project Name 17th Ave. senior apts . Property Address/Location 32500 17 t h Ave. South Parcel Numbers) 16 210 4— 9 0 2 3 Project Descriptionaffordable 378 parking spaces. 3 buildings of 4 stories. PIN A CF. PRTNT Type of Permit Required Annexation Binding Site Plan Boundary Line Adjustment Comp Plan/Rezone Land Surface Modification Lot Line Elimination x Preapplication Conference Process I (Director's Approval) Process II (Site Plan Review) Process III (Project Approval) Process IV (Hearing Examiner's Decision) Process V (Quasi -Judicial Rezone) Process VI SEPA w/Project SEPA Only Shoreline: Variance/Conditional Use Short Subdivision Subdivision Variance: Commercial/Residential Required Information BC Zoning Designation Comprehensive Plan Designation Value of Existing Improvements Value of Proposed Improvements International Building Code (IBC): R-2 Occupancy Type V—A Construction Type Applicant Name: Mario Turner, AMCAL Address: 30141 Agoura Rd. #100 City/State: Agoura Hills, CA 91301-4332 Zip: 91301-4332 Phone: (949) 863-9408 Fax: Email: Mario@AmcalHousing.com Signature: Agent (if different than Applicant) Name: Charles Morgan Jr. Address: 7301 Beverly Ln . City/State: Everett, WA Zip: 98203 Phone: (425) 353-2888 Fax: Email: Ch eJ CMAArch.com Signature: � Owner Name: Alex Kim, D's Investment Group LLC Address: 27216 SE 416th St. City/State: Enumclaw, WA Zip: 9 8 Oft L7- Phone: (206) 450-2288 Fax: Email: AKHappyTime@Gmail.com Signature: Bulletin 4003 — January 1, 2011 Page 1 of 1 k:\Handouts\Master Land Use Application To A f:_ �• Iskpr a, ["[•`:� '3:, d �• •�•• • •ij.�irr.}�•Y�. �fr•t••s4. 1rlirrrl7r sir ulliA�iiiri�iR1111tir�ll i- �_ y« y. - -- _ 7�. - r.�rn000� �:' 71p �rrr+rrrur'r�rrrurae�rrr '��? � T _. f--- s< o. 4.1 Y , i. '� l�i. •� J r r .iF �'y.i. t� �.9r i '" ! rS1'•'• r I'+Ili.'I.II - Y� ;Ivl L44 1. 20Tjy wq Y SoUTti "A' BUILDING UNIT COUNT 132-1 BR 37-2BR 169 TOTAL UNITS "B" BUILDING UNIT COUNT 51-1BR 55-2BR-44% 106 TOTAL UNITS "C" BUILDING UNIT COUNT 76 -1 BR 25-2BR-27% 103 TOTAL UNITS cu La 1 ST FLOOR 378 UNITS 11 Sept 18 ��, ti Pv- �A\ , �aJL���� 4,