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08-103758CITY OF Federal September 12, 2008 Ms. Roberta Marta Abbey Road Group 923 Shaw Road, Suite A Puyallup, WA 98372 CITY HALLFILE 33325 8th Avenue South y Mailing Address: PO Box 9718 Federal Way, WA 98063-9718 (253) 835-7000 www.cityoffederalway.com RE: FILE #08-103758-00-PC; PREAPPLICATION CONFERENCE SUMMARY ST Fabrication Redevelopment, 35703 161e Avenue South, Federal Way, WA Dear Ms. Marta: Thank you for participating in the preapplication conference with the City of Federal Way's Development Review Committee (DRC) held August 28, 2008. 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 and Public Works Department, and representatives from Lakehaven Utility District and South King Fire and Rescue. Some sections of the Federal Way City Code (FWCC) 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 FWCC and other relevant codes for all additional requirements that may apply to your project. The key contact for your project is Deb Barker, 253-835-2642, deb.barker@cityoffederalway.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 Preapplication for a mixed use development on a 16.63-acre site with multi -family, commercial, restaurant, and retail uses in four buildings; 346 residential units, approximately 44.1,655 SF of building area, over 500 at -grade and underground parking stalls with associated site improvements. A wetland is located on the western portion of site. 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. These major issues only represent comments that the DRC consider most significant to your project and do not include the majority of the comments provided. The major issues section is only provided as a means to highlight critical requirements or issues. Please be sure to read the entire department comments made in the next section of this letter. �vls_ via t Page 2 . September 12, 2008 • Planning Division 1. The city has categorized the wetland as Category I, which would impose 200-foot setbacks. Any intrusions may require review by the Hearing Examiner. 2. Provisions of the Community Design Guidelines do not appear to be met. 3. Building height exceeds maximum permitted under code. 4. Residential adjacency limits building height within 100 feet of the south property line. 5. Proposed open space area is not accessible for residential units, unsure how open space requirement is met overall. 6. Parking analysis is required. • Public Works Development Services Division Based on the site topography, it appears this site is divided into two distinct drainage basins. As such, the flow control and water quality requirements listed under the Department Comments section below will apply to each on -site drainage basin. Flow control and water quality treatment facilities are required for each basin. • Public Works Traffic Division 1. A transportation concurrency permit is required. 2. A Transportation Impact Analysis (TIA) is required in order to assess other significant project impacts and determine traffic and safety mitigation measures not identified in the concurrency analysis. 3. Street frontage improvements and right-of-way dedication will be required along the frontage (16`h Avenue South and South 356`h Street.). 4. Contribute a per linear foot cost for construction of South 356t' Street to the City. 5. The WSDOT's Triangle project may consider the need to realign 16's Avenue South and this may have significant impact to the site plan. 6. Sight distance analysis is required for the proposed access on South 356t' Street. 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. PLANNING DIVISION (Deb Barker, 253-835-2642, deb.barker@cityoffederalway.com) Land Use Review Processes and Fees — The subject property is zoned Commercial Enterprise (CE). Multi -family units are permitted in this zoning district as well as retail and entertainment/restaurant uses subject to Use Process III as discussed below and subject to all applicable site design and development regulations.' Process III encompasses the City's land use decision combined with environmental review under the State Environmental Policy Act (SEPA). The Process III decision is issued administratively by the Director of Community Development Services. The decision can be appealed to the Federal Way Hearing Examiner. 1 General retail is permitted under FWCC Section 22-751, housing uses are permitted per FWCC Section 22-756, and entertainment uses permitted under 22-871. 08-103758 Doc. I.D 46684 Ms. Marta Page 3 September 12, 2008 Binding Site PlanlCondominiums — If any ground leases are proposed, a binding site plan (BSP) or commercial subdivision will be required. Any condominium units of the internal floor area must be established in a separate process through the Horizontal Regimes Act, as provided in the Washington Administrative Code (WAC). While the BSP process does not establish use of the land, it does establish lot, parcel, or tract boundaries, as well as common parking, vehicular and pedestrian access, and utility locations. To establish the various uses proposed for the subject site, Process III review must be approved. As provided for in FWCC Section 20-105(c), in order to record the BSP and establish ground lease boundaries and condominium "lots," all improvements required by code, or as a condition of approval, must be substantially completed in accordance with FWCC Section 20-108. This may include frontage improvements. Refer to the traffic comments on page 13. Engineering approval shall be obtained in order to install the required infrastructure improvements. Process IVICritical Area Intrusions — According to City maps, the subject site contains a category I wetland, which is regulated with 200-foot buffers. Submitted plans depict improvements that intrude into this buffer. Generally, wetland buffer intrusions require review by the Federal Way Hearing Examiner through Use Process IV, in addition to peer review by the City's wetland consultant. Refer to section 3 below for a thorough discussion of the critical area. Environmental Review — The proposed development requires environmental review for the Binding Site Plan due to the existence of critical areas as well as the quantity of multifamily units. The applicant can elect to submit one environmental application that fully addresses the entire scope of the project, or can provide two separate environmental applications to address the BSP and the future building development. The environmental decision is issued administratively by the Director of Community Development Services, and the SEPA decision can be appealed to the Hearing Examiner- Following issuance of an environmental determination, a 14-day comment period commences followed by a 14-day appeal period. Construction Permits — As noted above, engineering approval is required before any infrastructure can be installed. The building permit process is separate from the engineering permits, Process III, or SEPA review and is subject to separate fees, procedures, and review timef -ames. You can submit a building permit application any time during the process. However, construction permits including engineering or building permit will not be issued until all land use decisions, including BSP approval, and associated appeal periods are completed and any conditions of project approval met. No clearing or grading may occur on site in advance of the land use permit or land surface modification approval, and issuance of a building or grading permit. Fees — The 2008 fees are as follows: • Process III base application is $2,280.00 with an additional fee of $816.50 for buildings over 100,000 square feet (based on the aggregated total square footage included in the Process III application). • SEPA checklist is $903.50. ■ Binding site plan is $2,141.00. • Process IV fees are $3,757.50. Note that fees will increase on January 1, 2009. Public notification fees are included with the application fees to encompass publication of the Process III notice of application, the SEPA notice of decision, the Process IV notice of application and hearing notice, as well as the BSP notice of application. Doc I D 46684 08-103758 Ms. Marta Page 4 September 12, 2008 2. Land Use Review Time Frames; Limitations — Timefratnes — Under FWCC procedural guidelines, every effort is made to process land use applications within 120 days from the date of a complete application; and to approve, disapprove, or return the application within this timeline. The review time frame is suspended at any time that the City requests additional information from the applicant. Throughout project review, the applicant will be notified in writing of the status of the 120-day time clock. The -applicant may also request and pay for expedited review,z which may be available for any or all portions of the land use review process and building permit review. Limitations — In accordance with code requirements, the applicant must begin construction or submit a complete building permit application within one year of the Process III decision, or the decision is void. In addition, the applicant must substantially complete construction for the actions approved under the Process III decision within five years after the final decision on the matter. Provisions for certain extensions of these timeframes are set forth in code. Work approved under the BSP expires one year from the date of the Director of Community Development Services preliminary approval, as provided for in FWCC Section 20-106(a). 3. Critical Areas — As noted above and according to the 1999 Federal Way wetland inventory and data maps, the subject site contains a Category I wetland. Under FWCC Section 22-1357(a)(1), Category I wetlands are regulated with 200-foot buffers. The wetland report submitted with the preapplication conference was prepared by J. S. Jones and calls this wetland a Category II wetland. However, the report does not reference Federal Way zoning and wetland maps or the City inventory field form that identifies the wetland as a Category I with a wetland size greater than five acres; Cowardin classes PFO, PSS, PEM and POW; water sources; NRCS Soil units; etc. A copy of that sheet is enclosed for reference. This wetland was reviewed in conjunction with Todd Beamer High School construction, and reports prepared for that project are available for review.a Please address these issues in your formal wetland report that must be submitted with the formal application and include a wetland report that is consistent with FWCC Section 22-1356, a wetland delineation, and a narrative that demonstrates how proposed wetland buffer intrusions meet FWCC criteria. A formal wetland report requires peer review by the City's wetland consultant at the expense of the applicant. The peer review fees must be paid before review shall commence. As depicted on submitted plans, the proposed development intrudes into the 200-foot wetland buffer (if determined to be a Category I wetland) with storm drainage improvements and open space. Wetland buffer intrusions would be reviewed by the Federal Way Hearing Examiner and would require that the applicant demonstrate that the intrusions comply with criteria of FWCC 1359(f). As a Category I wetland, the wetland does not appear eligible for buffer reduction under FWCC Section 22-1359(c). Pedestrian trail intrusions in the wetland buffer may be reviewed under Process III and are subject to criteria of FWCC Section 22-1359(d). Process IV requires that the Hearing Examiner conduct a public hearing to review the wetland buffer intrusion request, before rendering a decision on the request. Alternatively, you could redesign the site to avoid all wetland buffer intrusions. In that case, Process IV would not be required; however, the City's wetland consultant will review the z See the information bulletin, Expedited Review Process. 3 FWCC Section 22-408, -409, "Time Extension" 4 Reports for Todd Beamer High were titled Sensitive Area Study, prepared by Adolfson Associates, May 2, 2000, and Conceptual Wetland Buffer Mitigation Plan, prepared by Adolfson Associates, August 2000. 08-103758 Doc f D 46684 Ms. Marta Page 5 September 12, 2008 wetland delineation report at the expense of the applicant, and the formal application must depict the regulated wetland and the 200-foot buffer. 4. Submittal Requirements — Land Use and Environmental Review — Refer to the enclosed Process III Development Requirements checklist. The submitted site plan must depict all proposed structures and physical improvements, including trash and recycling facilities, any loading and storage areas, storm drainage facilities, parking lot light fixtures, sidewalks, crosswalks, retaining walls, rockeries or fences, and ground - mounted mechanical equipment; with accompanying elevations as noted. You will note from the Process III checklist that the applicant is responsible to provide mailing envelopes for code -required public notice. Public notice will be issued for the notices of complete application and the environmental threshold determination to all property owners within 300 feet of the subject site. Accordingly, the Process III application must include two sets of stamped mailing envelopes, prepared in accordance with the City's written procedures 5 Binding Site Plan — Refer to the enclosed Binding Site Plan handout. The submitted BSP must be prepared according to the requirements of content and form per FWCC and must clearly show lot, parcel, and/or unit sizes; building envelopes; open space and buffers; road right-of-way (whether public or private); pedestrian corridors, utility easements; and other information pertinent to the development as required by the Director of Community Development Services. If submitted separately from the Use Process III, one set of mailing envelopes must be submitted. Process IV — Refer to the enclosed Process IV handout. The submitted application must be prepared according to the requirements of content and form per FWCC and must include four copies of the formal wetland delineation and report that addresses FWCC requirements as well as information pertinent to the development as required by the Director of Community Development Services. One set of mailing envelopes for the hearing notice prepared in accordance with the City's written procedures is required. 5. Density, Site and Building Design — a) Density — Under FWCC, residential projects in the CE zoning district must contain at least one acre for every 22 dwelling units. A proposal for 366 dwelling units requires 16 acres of land, which is available at the 16.64-acre site. Note that any dedication for right-of-way will alter the overall site acreage and may result in fewer units. In addition, the presence of a Category I wetland also results in a smaller area available for development. The submitted site plan proposes the equivalent of 16 acres of improvements into a smaller development `envelope,' which may result in overbuilt site conditions and development scenarios that are not supported by the FWCC. b) Setbacks, Building Height, Required Parking — Building setbacks from exterior lot lines will be determined by perimeter landscape and parking area buffer requirements (see Landscaping, below), along with foundation landscaping (see Design Guidelines, below), at these locations, as well as the setback requirements of the FWCC. Note that property lines are established after 5 See the City handout titled Obtaining Mailing Labels. Note that a separate paper list of addresses is required to accompany each set of envelopes. Doc 1 D. 46684 08-103758 Ms. Marta Page 6 September 12, 2008 dedication of any rights -of -way or tracts, or binding site plan. The FWCC establishes maximum building heights based on average building elevation (ABE). Building elevation is a defined term, with certain exceptions and/or appurtenances permitted above the maximum height .6 Parking and driving areas must be designed in accordance with the City's parking lot design standards, enclosed. Parking stall and drive aisle dimensions, handicapped stalls, compact stalls, and directional arrows, shall be shown on the site plan.' Please review the code standards carefully to ensure a compliant development. The following table lists structural setback, height, and parking requirements for the project identified in the preapplication request. A discussion of each of the requirements follows. Proposed Use Setbacks Height Required Discussion Parkin Entertainment 5' front yard 40-55 feet based 1:80 SF if See height discussion below. FWCC 22-871 setback & 20' side on criteria. See gross floor Provide a thorough parking study and rear yard along height discussion area for fast to demonstrate parking demand residential zone, below. food uses, or and other transportation needs. 10' along other ]:100 SF for zones restaurant uses. Retail 5' front yard 40-55' based on 1:300 SF See height discussion below. FWCC setback & 20' side criteria; may not Provide a thorough parking study Section 22-867 and rear yard along exceed 30' when to demonstrate parking demand residential zone, 5' located 100' and other transportation needs. along other zones from residential zone. See height discussion below. Multi -unit Setbacks are 40-55 feet based Case -by -case Height of proposed residential housing consistent with on criteria. Per basis. buildings exceeds code. Housing FWCC 22-875 ground floor use note 3, multi -unit is proposed on ground floor housing may not contrary to code; see discussion be located on below. A thorough parking study ground floor of a shall be submitted to document structure. mixed use (commercial and residential) parking requirements. Setbacks — Note that there is a residential zone along the south side of the subject property that will influence setback as well as height requirements. Height — The maximum height of the residential or commercial structure is 40 feet, and may be increased to 55 feet above average building elevation only if all noted criteria are met. One of the criteria is the requirement that roof lines must be designed to avoid a predominantly flat and featureless appearance through variations in roof height, forms, angles, and building materials. Note that under FWCC Section 22-1, the existing or proposed lowest point of a site, whichever is lower, establishes the point of measurement for building height or the ABE; any proposed grading does not change this point of reference. Buildings located within 100 feet of the southern property line may not exceed 30 feet in height. 6 Refer to the definitions of average building elevation (FWCC Section 22-1), height exceptions (FWCC Section 22-1047), and rooftop appurtenances (FWCC Section 22-960). 7 Refer to the Parking Stall Chart. 08-103758 Doc 1 D. 46684 Ms. Marta Page 7 September 12, 2008 As depicted on preapplication drawings, the proposed flat-topped buildings range from 53 feet to 63 feet in height. As such, the buildings over 55 feet are not permitted in this zone. The buildings over 40 feet do not meet code criteria for increased height. Be advised that any elevation changes may also impact proposed building height. The rooftop issue is a building height requirement separate from design guideline standards. You raised the issue of a green roof at the preapplication meeting. Staff noted that the green roof concept is supported and that they do not preclude rooftop features or embellishments. A project that features a green roof must also address criteria to avoid flat and featureless roofs. Parking —A thorough parking study prepared in accordance with FWCC Section 22-1398(2) shall be submitted with the formal application to identity the parking needs for the mixed -use proposal. The report shall be prepared by a professional traffic engineer and shall be submitted with the formal land use application. Be advised that the City may require additional parking for guest parking for residential uses per FWCC Section 22-1377(b). Up to 25 percent of the parking stalls may be compact parking stalls. Refer to the enclosed parking stall design chart for parking stall parameters. Special Regulations and NoteslGround Floor Uses — The zone use chart contains numerous regulations and notes that apply to some and/or all of the proposed uses. Be sure to review these in their entirety. Note #3 of FWCC Section 22-755 states that multi -unit housing may not be located on the ground floor of a structure and the ground floor must contain one or more uses allowed in the zone. In a May 14, 2008 letter, the City noted that city code does not preclude covered parking on the ground floor of a mixed use building, and that other permitted uses must be present and located in front of the parking. As there is no threshold of the percentage of other permitted uses, any proposal must pass a "reasonable test" to ensure the intent of code. As depicted, parking takes up approximately two-thirds of the ground floor of Buildings A and B. With this skewed ratio, the ground floor is more parking garage than commercial use. The units that are in front of the proposed parking areas do not appear to have any connection to the enclosed parking; further, these areas are small and shallow, averaging between 600 and 1,000 square feet in size, which does not seem to promote a practical or reasonable commercial experience. Parking can only be shared equally with other permitted uses when those uses are fully functional and viable as active commercial spaces and when the commercial spaces are visible from all pedestrian areas. The entrance of covered parking should be established off of alleys, and not visible from drive aisles. The Building B cross section depicts residential units below the parking level and on the ground floor of the western side of the building. As such, this would not meet the intent of code and cannot be approved. c) Community Design Guidelines — As noted above, the Process III application is subject to FWCC Chapter 22, Article XIX, "Community Design Guidelines." The application must demonstrate compliance with the citywide building and site design guidelines,' as well as zone - specific guidelines for the CE zone9 as well as residential uses. 8 FWCC Section 22-1635, "Building Design, All Zoning Districts," and FWCC Section 22-1636, `Building and Pedestrian Orientation, All Zoning Districts" 9 FWCC Section 22-1638(b), "Commercial Enterprise" including FWCC Section 1638(a)(5) through (A)(17) Doc 1 D. 46684 08-103758 Ms. Marta Page 8 September 12, 2008 For design review, the Process III application submittal must include a colors and materials board with detailed elevations, including any fencing, railings, rockeries, and retaining walls. Building elevations relying on foundation landscaping as a facade treatment10 shall depict such landscaping. Building elevations shall also depict wall -mounted light fixtures and any wall - mounted or ground -mounted mechanical equipment. Any plaza details shall be provided in the plan along with specifications for benches, planters, pedestrian -scale lighting, trash receptacles/ ashtrays, and bicycle racks. The application shall also include a statement of design intent, including a narrative description of how the proposal meets the applicable commercial and residential guidelines. Additional information may be requested by the City if necessary to make a design determination. The general points of design review" will include building articulation and scale; entry orientation and emphasis; varied roof lines and pitches; pedestrian areas and amenities; and good pedestrian circulation, both within the site and to the adjacent sidewalk. Parking may be located adjacent to rights -of -way, provided the site plan maximizes pedestrian access and circulation. Specific criteria for residential uses shall be highlighted per FWCC,12 including but not limited to the longest dimension of any building fayade not exceeding 120 feet,13 carports and garages discouraged in front yards, new buildings appearing to have 4:12 roof pitch, principal entries to buildings highlighted with plaza or garden areas, parking broken up into rows containing no more than 10 adjacent stalls, pedestrian corridors between the entrance and the right-of-way, lighting fixtures maximum of 20 feet in height and significant trees retained within a 20-foot perimeter strip around the site. Additionally, any building facade longer than 60 feet and visible from a right-of-way or residential zoning district must incorporate at least two of four of the following facade treatment options in the code:14 structural modulation, foundation landscape screening, canopy or arcade, or pedestrian plaza. This includes all facades of the proposed development. Each treatment option includes certain minimum dimensional standards that must be met, except that when more than two options are used, dimensional requirements are determined on a case -by - case basis. Fagade treatments along the back of the building are expected to be consistent with the more exposed facades. Please note additional screening requirements for blank building facades noted under Landscaping, below. Regardless of the individual facade treatment options utilized, the project will be expected to incorporate pedestrian areas and amenities adjacent to building entrances, in an amount and scale considered appropriate to the particular building bulk and mass. Such amenities would include, but are not necessarily limited to benches, pedestrian scale lighting, bike racks, special paving, and landscaping. The location and configuration of pedestrian linkages depends on the final site and landscape plans, access locations, and overall circulation plan. The site plan must reflect.good pedestrian access to all main parking areas, exterior sidewalks, and primary building entrances; linked to key elements such as on -site pedestrian amenities and plazas, and 10 Pursuant to FWCC Section 22-1638(c)(3) " Applicable to all zoning districts (FWCC Sections 22-I 634 and 22-1636) 1' FWCC Section 22-1638(a) I through 17; and Section 22-1634(d) 13 As noted in the May 14, 2008 letter, requirement that the longest dimension of any building fagade shall not exceed 120 feet in length is proposed for a code amendment. However, this is not anticipated to be concluded until mid 2009. As depicted, the facades of buildings A and 6 do not meet this requirement. 14 FWCC Section 22-1635(b) 08-103758 Doc I D 46684 Ms. Marta Page 9 September 12, 2008 off -site bus stops. Sidewalks shall be protected from adjacent parking and driving areas with landscaping. Pedestrian crosswalks in parking and driving areas shall be delineated with a change in material, texture, and (sufficiently contrasting) color. Paint striping as a method of delineation is not approved. Pedestrian areas, such as entryways and plazas, shall utilize a variation in paved texture and color. Ground -level mirrored or reflective glass is discouraged adjacent to rights -of -way, sidewalks, or other pedestrian areas. The formal application must also include a completed Crime Prevention through Environmental Design (CPTED) checklist. Note also that related site plan elements must be reflected on a Binding Site Plan document, including but not limited to building footprints, parking stalls, drive aisles, pedestrian linkages, landscape buffers, etc. Generally, the project as depicted on the preapplication drawings does not address a majority of the required design guideline standards. As depicted, the project cannot be approved. Please refer to the enclosed red lined drawings for reference. Additional design meetings are strongly encouraged prior to formal submittal. d) Landscaping — A conceptual landscape plan must be submitted with the Process III application, prepared by a Washington State licensed landscape architect in accordance with the City's landscape code.' S Please note that landscape plans shall be prepared to a scale no smaller than 1 inch equals 30 feet. Be advised that use of a variety of trees and other landscaping is expected to be an overall major design feature across the multi -use site. Landscaping is also expected to be a key element in screening building facades, emphasizing entryways, and in accentuating pedestrian areas and flanking pedestrian corridors. Perimeter buffer requirements include a Type III landscape buffer,16 five feet in width, along all perimeter lot lines and rights -of -way except along the south property line, which requires fifteen feet of Type I landscaping. Required street trees located in the right-of-way do not count toward perimeter lot landscaping. If separate lots are established via binding site plan, landscaping is not required along those common property lines. In order to reduce the visual impact of parking areas and screen automobiles, parking areas adjacent to rights -of -way and adjacent to residential zones shall incorporate berms three feet in height within perimeter landscape areas; or alternatively, add substantial shrub plantings to the required perimeter landscape type, and/or architectural features of appropriate height, with trees, shrubs, and groundcover, in a combination sufficient to substitute for the berm." All required bermed areas, and/or proposed equivalent plantings and architecture, shall be identified and described on the landscape plan. This would be applicable to the north, east, and south portions of the property. 15 FWCC Chapter 22, Article XVII, "Landscaping" 16 Defined in landscape code and includes a mixture of evergreen and deciduous trees, shrubs, and groundcover. 17 FWCC Section 22-1567(e) Doc I D 46684 09-103758 Ms. Marta Page 10 September 12, 2008 Interior parking lot landscaping18 is required at the rate of 22 square feet per parking stall for those stalls related to a commercial use, and 15 square feet per stall for residential uses. Interior parking lot landscaping is not required for any underground parking stalls, but will be required for any carport or garage stalls. Interior lot area calculations must be shown on the landscape plan. Parking lot light fixtures may be located in landscape islands, but may not displace any required landscaping within the island or reduce the minimum island width requirement, and may not be included in calculating the interior lot landscape area. Foundation landscaping may not be included in calculating interior parking lot landscaping. Approximately 50 percent of any corner triangular landscaped area may be included in calculating interior landscaping. In addition, the landscape plan shall reflect all applicable landscaping requirements from FWCC Chapter 22, Article XIX, "Community Design Guidelines"; i.e., foundation landscaping and/or foundation planters utilized as facade treatment, and/or landscaped yards between buildings and the street. Be advised that when foundation landscaping is utilized as a facade treatment for principal facades, such trees and shrubs, shall be 25 percent larger at planting than the minimum required in the landscape code. The landscape plan shall also depict landscaping around surface water facilities, rock and/or retaining walls, fences, trash enclosures, loading and service areas, and ground -mounted mechanical equipment. In addition, any building facades that are 240 square feet or larger, uninterrupted by window, door, or other architectural feature, and not located on a property line, must be screened by trees, shrubs, and groundcover appropriate for the area.19 The significant trees on the subject site are regulated under FWCC Section 22-1567. All significant trees that are in the 20-foot perimeter buffer shall be retained or replaced within the applicable required landscape buffer per FWCC Section 22-1638(7). Provide a tree survey in conformance with FWCC Section 22-1567(c)(2) with the formal application. e) Open Space — FWCC Section 22-875 Note #5, states that the subject property shall contain at least 300 square feet per dwelling unit of common recreation open space usable for many activities, and may include private spaces, such as yards, patios and balconies as well as common areas such as playgrounds, recreation rooms, rooftop terraces, pools, active lobbies and atriums. The proposed 336 units require 100,800 SF of open space. Submitted plans depict an open space area in the vicinity of the wetland buffer, but it is unclear how this area provides common recreational open space. The area is not visible from the general site. Wetland buffers typically can only support pedestrian trails. The formal application must detail how the open space requirement will be met, and must be reviewed by the Parks Director. Please note that the Parks Department is in the process of preparing a Parks Impact Fee (PIF) that will be a future requirement for all residential development. As the PIF is not anticipated to be adopted until 2009, open space provisions will be subject to codes in effect at the time of submittal. f) Affordable Housing — FWCC Section 22-976 requires that affordable housing units be provided for developments providing 25 or more multi -family dwelling units. At least two units or five percent of the total units, whichever is greater, shall be affordable. The formal application must identify which units will be affordable, and an affordable housing covenant that establishes the 18 FWCC Section 22-1567, "Parking Lot Landscaping" 19 FWCC Section 22-1564(u) 08-107739 Doc, LD. 46684 Ms. Marta Page I 1 September 12, 2008 affordable housing for the life of the project must be recorded against the title prior to Certificate of Occupancy. g) Solid Waste and Recycling — Solid waste and recycling facilities shall be located, designed, and screened for minimal noise and aesthetic impacts to vehicle and pedestrian circulation areas; and are subject to architectural and/or landscape: screening requirements'0 Gates shall be a minimum of 18 feet opening width, and sized to provide minimum storage volume per FWCC, including garbage and recycling. Facilities depicted in the preapplication drawings do not appear to address requirements. Refer to comments from Rob Van Orsow, below, and contact Mike Davis at Waste Management at 206-786-4530 for assistance with sizing and locating the facilities. h) Mechanical Equipment -- Any rooftop mechanical equipment trust be architecturally screened from public view, with a corresponding elevation detail provided at the time of Process III submittal. The rooftop mechanical may not take the place of or impact any proposed rooftop open space. Site utilities including transformers and fire standpipe should not be highly visible from any public areas or common spaces. i) Signs — The project as proposed is eligible for medium profile signage. Separate sign permits are required pursuant to the C ity's sign code.`' PUBLIC WORKS DEVELOPMENT SERVICES DIVISION (Kevin Peterson, 253-835-2734, kevin.peterson@cityoffederalway.com) Land Use Issues — Stormwater 1. Surface water runoff control and water quality treatment will be required per the 1998 King County Surface Water Design Manual (KCSWDM) and the City of Federal Way Addendum to the 1998 KCSWDM. This project meets the requirements for a Full Drainage Review. At the time of land use site plan submittal, a preliminary Technical Information Report (13R), addressing the relevance of the project to the eight 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 City has 1" = 100', five-foot contour planimetric maps that may be used for basin analysis. 2. The project lies within a Level 1 flow control area, thus the applicant must design the flow control facility to meet this performance criteria. The project also lies within a Basic Water Quality Area. Water Quality Treatment shall be designed to meet the treatment criteria of the Basic Water Quality Menu. 3. Based on the site topography, it appears this site is divided into two distinct drainage basins. As such, the flow control and water quality requirements listed above will apply to each on -site drainage basin. Flow control and water quality treatment facilities are required for each basin. 4. 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 Stormwater Management Division. 20 FWCC Sections 22-960 & 22-1564(b)(d); FWCC Chapter 22, Article XVII 2 1 FWCC Chapter 22, Article XVIII, "Signs" Doc I.D 46684 08-103158 Ms. Marta Page 12 September 12, 2008 5. Show the proposed location and dimensions of the detention and water quality facilities on the preliminary plans. 6. If more than one acre will be disturbed during construction, a National Pollutant Discharge Elimination System (NPDES) permit may be required. Information regarding this permit can be obtained from the Washington State Department of Ecology at ht ://www.ec .wa. oy/ ro ms/sea/ ac/index.html, or by calling 360-407-6437. Right -of -Way Improvements See the Traffic Division comments from Sarady Long, Traffic Engineer, for traffic related items. 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 will be applied to new impervious area within the public right-of-way. Building Permit Issues 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 $782.00 for the first 12 hours of review, and $65 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. 2. The Federal Way Development Standards Manual (including standard detail drawings, standard notes, and engineering checklists) is available on the City's website at www.ci13 offederalway.com to assist the applicant's engineer in preparing the plans and TIR. 3. The applicant shall provide a geotechnical report that addresses design pavement thickness for the roadways. 4. Bonding is required for all public street improvements and temporary erosion 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 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. 08-103758 Doc. LD. 46684 Ms. Marta Page 13 September 12, 2008 6. 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. 7. Drawings submitted for plan review shall be printed on 24" x 36" or 22" x 34" paper. All final approved drawings shall be drafted/plotted on 24" x 36" or 22" x 34" mylar sheet with permanent black ink. Site plans shall be drawn at a scale of 1" = 20', or larger. Architectural scales are not permitted on engineering plans. 8. Provide cut and fill quantities on the clearing and grading plan. Erosion control measures, per Appendix D, 1998 KCSWDM, must be shown on the engineering plans. 9. 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, sarady.long@cityoffederalway.com) Transportation Impact Analysis The proposal is a mixed use development; as such, the applicant's traffic engineer needs to submit a trip generation to determine the number of trips generated by the proposed development. At a minimum, the trip generation study shall include three (3) studies for similar land use and regions and must be approved by the Traffic Division. The methodology for determining the trip generation shall be based upon the guidelines established in the most recent Institute of Transportation Engineers (ITE) trip generation manual. Based on the Institute of Transportation Engineers Trip Generation 7 h Edition, land use code 220 and 814 (Apartment and Specialty Retail), the project is expected to generate approximately 304 new weekday evening peak hour trips. 2. Per FWCC Chapter 19, Article IV, a concurrency permit will be required for this development project. The concurrency analysis determines whether there is adequate roadway capacity to accommodate the proposed development project. It provides the applicant an analysis of evening peak hour project impacts and identifies traffic mitigation in the form of pro-rata share contributions towards transportation projects adopted in the Transportation Improvement Plan (TIP). Please note that supplemental transportation mitigation may be required if the proposed project creates an impact not anticipated in the six -year TIP. 3. The estimated fee for the concurrency permit application is $3,201.00. This fee is based on estimated new PM peak hour trips of the current proposal. The applicant will be notified with the actual fees that will be calculated and must be paid prior to staff releasing the completed concurrency analysis. The applicant has the option of having an independent traffic engineer prepare the concurrency analysis consistent with City procedures; however, staff review time requires that the application fee remain the same. 4. A Traffic Impact Analysis (TIA) prepared by a licensed engineer in the state of Washington is required for this development project. The TIA would assess additional impacts beyond those that were identified under the concurrency permit process. Mitigation improvements necessary beyond those identified in the TIP to meet the City's adopted level -of -service standards are required to be 08-103758 Doc I.D. 46684 Ms. Marta Page 14 September 12, 2008 provided by the applicant. The engineer shall contact the Traffic Division for a scoping sheet in the initial stages of their study. The TIA may include a signal warrant analysis, left/right turn warrant analysis, sight distance analysis, and queuing analysis. Street Frontage Improvements 1. Per FWCC Section 22-1474, the applicant/owner would be expected to construct street improvements consistent with the planned roadway cross -sections as shown in Map III-6 of the FWCP and Capital Improvement Program (CIP) shown as Table 11I-19. Based on the materials submitted, staff conducted a limited analysis to determine the required street improvements in meeting the FWCC. Based on the analysis and FWCC, the applicant would be expected to construct improvements on the following streets to the City's planned roadway cross -sections. 16'h Avenue South is planned as a Type "R" street, consisting of a 40' street with curb and gutter, 6' planter with street trees, 8' sidewalks with streetlights in a 66' right-of-way (ROW). Assuming a symmetrical cross section, a 3' right-of-way dedication and half street improvements are required. Depending on the traffic generated by the development, the applicant may need to re -stripe the street to remove on -street parking to provide left -turn lane. South 356`' Street is planned as a Type "G" street. The City has a project on the Six -Year Transportation Improvement Program (TIP) to widen South 356a' Street from SR 99 to SR 161. Since the street abuts the development, the applicant shall pay a share of that project based on the proportion of the frontage length to the length of frontage to be constructed by the project. Based on the total project cost of $8,712,000, the per linear foot cost is $1,870 or approximately $373,906 for this development. Assuming a symmetrical cross section, a 20' right-of-way dedication is required. 2. Per FWCC Section 22-1477, the applicant may make a written request to the Public Works Director to modify, defer, or waive the required street improvements. Access and Traffic Circulation 1. The proposed temporary access onto South 356ffi Street appears to cross Lowes' property. Please verify and provide supporting documentation that you can utilize this property. Please note, this driveway may be restricted or eliminated as part of the South 356ffi Street widening project. AIternatively, the applicant may pursue a shared access with the adjacent property, which currently has access onto South 356" Street. Submit an intersection sight distance analysis per AASHTO methodology at the proposed access intersection with South 35e Street. The analysis shall bear the seal of an engineer licensed in the state of Washington. The sight distance triangle shall be depicted on the plan set. 3. Depending on the proposed usage, the applicant's engineer may need to submit a Vehicle Turning Diagram to the Public Works Traffic Division. This diagram will show how the appropriate design vehicle (Bus, Garbage Truck, and WB-62) can enter, maneuver, and leave the site without encroaching onto opposing traffic lanes or mounting a curb. 4. The letter from Mr. Richard A. Perez, P.E. to Ms. Roberta Marta dated July 1, 2008, identified the proposed realignment of 16'h Avenue South in the near future. At this time, staff does not have detailed drawings of the proposal. Please coordinate with WSDOT on this issue. 08-103756 Doc. I.D. 46684 Ms. Marta Page 15 September 12, 2008 PUBLIC WORKS - SOLID WASTE AND RECYCLING DIVISION (Rob Van Orsow, 253-835-2770, robv@cityoffederalway.com) Solid Waste & Recycling Design Considerations Solid waste and recycling design considerations include: ■ 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 FWCC 22-949. • 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 FWCC Section 22-1564 (d) & (e)]. • 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). DEVELOPMENT SPECIALIST - PERMIT CENTER (Robin Baker, 253-835-2626, robin.baker@cityoffederalway.com) Main contact person for all land use and permit submittals. BUILDING DIVISION (Scott Sproul, 253-835-2633, scott.sproul@cityoffederalway.com) International Building Code (IBC), 2006 edition Washington State Amendments WAC 51-50* 08-103758 Doc I D 46694 Ms. Marta Page 16 September 12, 2008 International Mechanical Code (IMC), 2006 edition Washington State Amendments WAC 51-52* Uniform Plumbing Code (UPC), 2006 edition Washington State Amendments WAC 51-56 & WAC 51-57* International Fire Code (IFC), 2006 Washington State Amendments* WAC 51 -54 National Electric Code (NEC), 2005 edition Accessibility Code ICC/ANSI Al 17.1-2003 International Residential Code 2006 Washington State Amendments* WAC 51-51 Washington State Energy Code 2007 WAC 5 1 -11 * Washington State Ventilation and Indoor Air Quality Code 2007 WAC 51-13* *Current State Amendments are dated: July 1, 2007 ** As of January 1, 2002, the State amendments now require arc -fault interrupters for 15-20 amp branch circuits serving sleeping rooms in dwelling units (R-1's). Building Criteria Occupancy Classification: R-2 M, B, S-1, and S-2, A-2 Type of Construction: shall be IBC table 503 Floor Area: four buildings with floor areas from 3,965 to 295,789 Number of Stories: single -story buildings to six -story building Fire Protection: Fire alarm system and fire sprinkler system required per FWCC Wind/Seismic: Basic wind speed 85 Mph, Exposure_, 25# Snow load, Seismic Zone D-1 A complete building permit application and commercial checklist. (Additional copies of application and checklists may be obtained on our web site at: www.cityoffederalway.com.) Submit five sets of drawings and specifications. Specifications shall include: x Soils report x Structural calculations x Energy calculations x Ventilation calculations. Note: A Washington State Registered architects stamp is required for additions/alterations (new or existing) of 4,000 gross floor area or greater unless specifically listed as an "exempt" structure per the Revised Code of Washington (RCW). Submit two copies with King County Health Department approval stamp for all projects that include food service facilities, septic systems or other elements within the project that require health department approval. 08-103758 Doc. LD. 46684 Ms. Marta Page 17 September 12, 2008 Energy code compliance worksheets are required to be completed and included with your permit application. A wet stamp and signature is required on all sheets of plans and on the cover page of any calculations submitted. Federal Way reviews plans on a first in first out basis; however, there are some small projects with inconsequential review requirements that may be reviewed out of order. Review Timing The first comment letter can be expected within seven to nine 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 Community Development Services. Federal Way has an expedited review process. Information is available at our front counter. Other Permits & Inspections Separate permits may be required for electrical, mechanical, plumbing, fire suppression systems, and signs. Applicants may apply for separate permits at any time prior to commencement of construction. When required, special inspections shall be performed by 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. The City of Federal Way does not issue temporary Certificate of Occupancies. All construction projects may be required to have a pre -construction conference. If a pre -con meeting is required, all subs, the general or representative, 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. Site -Specific Requirements 0 See FWCC Section 5-70 through 5-78 for construction type requirements, stair enclosures, fire detection and protection, height, basic allowable floor area. ■ 3002.4 Elevator car to accommodate ambulance stretcher. Where elevators are provided in buildings four or more stories above grade plane or four or more stories below 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 (610 mm by 1930 mm) ambulance stretcher in the horizontal, open position and shall be identified by the international symbol for emergency medical services (star of life). The symbol shall not be less than 3 inches (76 mm) high and shall be placed inside on both sides of the hoistway door frame. • Demo permits required for each building. 08-103758 Doc. LD. 46694 Ms. Marta Page 18 September 12, 2008 • Separate building permits required for each building. ► Buildings may not be built over property lines. • An extra plan review fee will be required for the four story wood structures for an out side engineering review. Cost estimates of 3,000 to 5,000 per building. The building department 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. LAKEHAVEN UTILITY DISTRICT (Brian Asbury, 253-946-5407, basbury@lakehaven.org) Water • A Certificate of Water Availability (issued by Lakehaven on 1/11/08, valid for one year) will presumably be required to be submitted with any land use and/or building permit applications. If a new Certificate is needed, re -apply and allow 30 days to issue. • A Developer Extension Agreement will be required to construct new and/or abandon existing mainline water distribution facilities 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 (application forms enclosed). Lakehaven encourages the owner to apply for either of these processes separately to Lakehaven, early in the pre-design/planning phase to avoid delays in overall project development. • A separate water service connection application (form enclose) submitted to Lakehaven is required for each new service connection to the water distribution system, or any modification to an existing water service connection (e.g., larger service, abandonment of existing service(s), etc.), in accordance with standards defined in Lakehaven°s current `Fees and Charges Resolution'. Non - single -family properties require separate domestic, irrigation and fire protection water service connections. • Separate water service connections shall be installed for mixed uses within structures that are incompatible for billing purposes (i.e., single-family residential &/or multi -family residential and/or non-residential). • Existing water meter, and/or service, abandonment or protection will be required for any on -site building demolition. Please contact Lakehaven for further information regarding this issue. • Owner will be required to complete and submit a Water Use Questionnaire (WUQ, copy enclosed). Information in the WUQ will be used by Lakehaven to determine specific backflow prevention requirements. ■ The associated Developer Extension 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). Sewer • A Certificate of Sewer Availability (issued by Lakehaven on 1/11/08, valid for one year) may be required to be submitted with any land use and/or building permit applications. If a new Certificate is needed, re -apply & allow 30 days to issue. • A Developer Extension Agreement will be required to construct new and/or abandon existing sanitary sewer 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 09-103758 Doc. I.D. 46684 Ms. Marta Page 19 September 12, 2008 (application copies enclosed). Lakehaven encourages the owner to apply for either of these processes separately to Lakehaven, early in the pre-design/planning phase to avoid delays in overall project development. • A separate sewer service connection permit (application form enclosed) is required for each new connection to the sanitary sewer system or any modification (re -align, abandon, etc.) to an existing sewer service connection, in accordance with standards defined in Lakehaven's current `Fees and Charges Resolution'. Minimum slope for gravity sewer service connections is 2%. In addition to all other sewer service installation standards, installation of a Type 1, 48" monitoring manhole is required on the private building sewer line, for all new or modified non-residential connections. • Owner will be required to complete and submit a Sewer Use Survey (SUS, copy enclosed). Information in the SUS will be used by Lakehaven to determine specific pretreatment requirements. • Existing sewer service abandonment/protection will be required for any on -site building demolition. Please contact Lakehaven for further information regarding this issue. • The associated Developer Extension Agreement must achieve a point of either Substantial Completion or Acceptance, as determined by Lakehaven prior to activating any new sewer service connection(s). General ■ Charges -payable -in -lieu -of -extension in the amount of $915.49 are assessable against the property for water facilities previously constructed that provide direct benefit to the property. Please contact Lakehaven for further detail. • Lakehaven's Capital Facilities Charges are calculated on the basis of Equivalent Residential Units (ERU). Residential equivalency for Single-family use is calculated as 1.0 ERU per unit. Residential equivalency for Multi -family use is calculated as 0.67 ERU per unit. Residential equivalency for non-residential connections will be estimated based on anticipated water use (1 ERU = 255 gallons per day for water and 220 gallons per day for sewer). Owner will be required to provide a reliable estimate of proposed water consumption (domestic and irrigation separately) for the property (information from a similar facility may be submitted in lieu of a new estimate). Lakehaven's 2008 Capital Facilities Charges are $3,000/ERU for water and $2,891/ERU for sewer. • Property has credit for one (1) ERU for water from previous service connection, and 48 ERU for sewer, from previous service connection and ULID assessment. • For any proposed change or increase in usage beyond the level of the water and/or sewer system capacity previously purchased for the property(ies), Lakehaven researches prior system capacity charges paid, if any, and evaluates the subject property(ies) for the existence of any available credits and determination of a capacity `base level' for the subject property(ies). For any new or modified, non-residential connections sought after December 31, 2004, Lakehaven will assess additional Capital Facilities Charges (CFC) to property owners, where increased usage of the water and/or sewer systems beyond the property's `base level', including increases attributable to usage associated with existing service(s), is indicated based on owner's submittal of estimated water consumption figures. Additionally, Lakehaven will levy, and the owner shall pay, a capacity rental charge for capacity utilized, based on water consumption records, during a usage monitoring period (not to exceed five years) above the level of capacity available following payment of any additional CFC and/or new or modified service connections as noted herein. The owner has the option to make full purchase of any system capacity deficit at any time. • Utility conflicts should be identified and coordination should occur as early as possible in the planning process. Project will need to avoid encroachment with existing Lakehaven facilities and easement(s). New perimeter landscape requirements may conflict with existing easement terms & 08-103758 Doc I D 46684 Ms. Marta Page 20 September 12, 2008 conditions, and if so owner should coordinate any required revisions with the City and Lakehaven early in the pre-design/planning phase to avoid delays in overall project development. ■ 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 Ingham, 253-946-7244, chris.ingham@southkingfire.org) Water Supplies for Fire Protection The required fire flow for this project is 3375 gallons per minute for building A and 4000 gallons per minute for building B. A Certificate of Water Availability shall be provided indicating the fire flow available at the site. A hydraulic here flow model shall be requested from the water district. This project will require 3 fire hydrants for building A and 4 hydrants for building B. Depending on final location of the hydrants the total number of required hydrants may be reduced. Fire hydrants shall be in service PRIOR to and during the time of construction. Fire Apparatus Access Roads Access to the West side of building B must meet the 150' fire apparatus access requirement. Fire apparatus access roads shall be provided when any portion of the facility or any portion of an exterior wall of the first story of the building is located more than 150 feet from fire apparatus access as measured by an approved route around the exterior of the building or facility. EXCEPTION: When buildings are completely protected with an approved automatic fire sprinkler system, these provisions may be modified by the chief. The fire apparatus access travel distance may be increased by 20 percent. Fire apparatus access roads: 1) Shall have an unobstructed width of not less than 20 feet and an unobstructed vertical clearance of not less than 13 feet 6 inches. 2) Shall be designed and maintained to support the imposed load of a 30-ton fire apparatus and shall be provided with a surface so as to provide all-weather driving capabilities. 3) Shall be not less than a 20-foot inside turning radius and not less than a 40-foot outside turning radius. 4) With a dead-end in excess of 150 feet in Iength shall be provided with a cuI-de-sac or Fire Department approved alternative at the dead end. All such cul-de-sacs shaII be not less than 80 feet in diameter. 5) Gradient shall not exceed 12 percent. Designated fire lanes may be required for emergency access. This may be done during the plans check or after the facility is in operation. When required, approved signs or other approved notices shall be provided and maintained for fire apparatus access roads to identify such roads and prohibit the obstruction by parking and other obstructions. Fire apparatus access roads shall be installed and made serviceable PRIOR to and during the time of construction. 08-103758 Doc LD 46684 Ms. Marta Page 21 September 12, 2008 Fire -Extinguishing Systems An automatic fire sprinkler system shall be installed in all occupancies requiring 2,000 gpm or more fire flow or where the total floor area included within the surrounding exterior walls on all floor levels, including basements, exceeds 5,000 square feet. Fire walls shall not be considered to separate a building to enable deletion of the required automatic fire -extinguishing system. The system demand pressure (to the source) required in a hydraulically designed automatic fire sprinkler system shall be at least 10 percent less than the correlative water supply curve pressure. Standpipe System 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. Elevators 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 System A co=lete Fire Alarm System is required. An automatic fire detection system shall be installed in all buildings exceeding 3,000 square feet gross floor area. This fire detection system shall be monitored by a central and/or remote station conforming to the current requirements of the National Fire Protection Association standards and/or the fire chief or designee. Fire Department Access to Buildings An approved access walkway leading from fire apparatus access roads to exterior openings required by the International Building Code and/or the International Fire Code shall be provided when required by the Chief. An approved key box shall be installed in an approved location. South King Fire and Rescue utilizes the Knox Box system for access to buildings. Boxes can be ordered online at www.knoxbox.com or obtain an application form from the Fire Marshal's Office. 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 FWCC Section 22-1657. 08-103758 Doc. I.D. 46684 Ms. Marta Page 22 September 12, 2008 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, please examine the complete FWCC 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 the key project contact, Deb Barker, 253-835-2642. We look forward to working with you. Sincerely, "I &J_L4_� Deb Barker Senior Planner enc: Sign in sheet -Master Land use application �FWCC Section 22-751 — Retail -FWCC Section 22-756 Housing —FWCC Section 22-871 — Entertainment FWCC Article I Div 4 — Binding Site Plan _BSP handout ,Process IIIIIV Development Requirements Checklist 'EPA checklist Mailing label handout FWCC Article XIV — Critical areas Wetland inventory field form for 32-21-04-119 ­FWCC Section 22-1—Definitions .Parking stall chart _FWCC Article XIX — Community Design Guidelines —CPTED Checklist _FWCC Article XVII — Landscaping - fWCC Section 22-976 — Affordable housing -Lakehaven map 'ODE Predesign Application "DE Agreement Application Service Conn App-2008 ~Water Use Questionnaire `Sewer Use Survey Redlined Plans c: Kevin Peterson, Engineering Plans Reviewer Sarady Long, Traffic Engineer Scott Sproul, Assistant Building Official Robin Baker, Development Specialist Chris Ingham, South King Fire Brian Asbury, Lakehaven Utility District 08-103758 Doc 1 D 46684 CITY OF FEDERAL WAY COMMUNITY DEVELOPMENT REVIEW COMMITTEE (CDRC) Preapplication Conference Sign In Sheet ST Fabrication Redevelo ment Preapplication Conference Name 1- D&b Rwkw 3. PlDIY ram, 4. i 14 o I -sTt R,, 5. klltl, X,044") 6. Cgpjs IA4rAqpl� 7. Kc � MG t-� 8. 1�Kt�► �sg� �� a. ✓cam Tl S,�"�v� 08-143758-PC wu ust 28,2008 With N4-t-�f� Telephone Number 2j-3 7r3 g' 3r - 2- (, �13 ")ge 6" it 4(Q� 3GN 83,E 2,130 6 7 2 `f o zS3 � i �� g16 ' F43 �� �..ryc�► U 11. Dom/Ni-C.-1/ /Y71z-O A*s —5 -over- Z s -3 ,gs-z ICE a� ST Fabrication Redevelopment (08-10-758-00-PQ Page 1 of 1 ST Fabrication Redevelopment (08-103758-00-PC) © 2006: Lakehaven Utility District neither warrants nor guarantees the accuracy of any facility information shown. Facility locations and conditions are subject to field verification. http://columbia/lion/map.aspx 8/12/2008 [JEC 2 -M 2007 g�F-21<r' aZan &ASSOCIATES , INC. ABBEY ROAD GROUP GEOTECHNICAL ENGINEERING • ENVIRONMENTAL ENGINEERING CONSTRUCTION TESTING & INSPECTION RECEIVED A U G 0 7 2008 December 27, 2007 K.A Proje(M.[ MHAL WAY CDS ST FAB —FEDERAL WAY FEASIBILITY Attn; Job #07-179 P.O. Box 207 Puyallup, Washington 98371 RE: Limited Geotechnical Site Evaluation Parcel No's. 2921049095 & 2921049107 Federal Way, Washington To Whom It May Concern, This letter report presents the results of our Limited Geotechnical Site Evaluation for the referenced proj ect. The purpose of this evaluation is to perform a limited background review of available historical records and published geologic information for the site, and to perform a limited visual site evaluation with regard to the existing site conditions. A Krazan & Associates senior engineering geologist completed the Limited Geotechnical Site Evaluation on December 18, 2007. The subject site consists of two parcels with a total area of approximately 16.63 acres. Parcel Number 2921049095 is approximately 11.87 acres in size and is currently wooded and undeveloped. Parcel Number 2921049107 is approximately 4.76 acres in size and is currently developed with commercial property and associated parking lot areas. Both subject parcels have variable slope magnitudes ranging mainly between 0 to 15 percent with local areas of 30 to 40 percent or greater (mainly due to past site grading activities). We have reviewed The City of Federal Way Critical Area Maps. These maps indicate that the majority of the subject site is not designated as a Critical Area, with only the western edge of the subject site designated as a Wetland Area. The Natural Resources Conservation Services maps (MRCS) indicate that the site is within the contacts of Alderwood Gravelly Sandy Loam (AgC, 6 to 15 percent slopes) with "Moderate" erosion potential in a disturbed state, Bellingham Silt Loam (Bh) with "Slight" erosion potential in a disturbed state, Everett Gravelly Sandy Loam (EvC, 5 to 15 percent slopes) with "Slight to Moderate" erosion potential in a disturbed state, Everett-Alderwood Gravelly Sandy Loam (EwC, 6 to 15 percent slopes) with "Slight to Moderate" erosion potential in a disturbed state, Kitsap Silt Loam (KpB, 2 to 8 percent slopes) with "Slight to Moderate"' erosion potential in a disturbed state. Eleven Offices Serving The Western United States 11715 N. Creek Parkway S., C-106 • Bothell, Washington 98011 • (425) 485-5519 • Fax: (425) 485-6837 KA No. 092-07180 December 27, 2007 Page 2 of 2 The United States Geological Survey (USGS), Geologic Mau of The PovML ay 7.5' Quadrangle. King & Pierce Counties, Washin tgton (2004), indicates that the property is underlain by Vashon Glacial Till deposits (Qvt). Vashon Glacial Till is typically characterized by an unsorted, nonstratified mixture of clay, silt, sand, gravel, cobbles and boulders in variable quantities. The Vashon Glacial Till typically is underlain by Vashon Advance Outwash at variable depths. Vashon Advance Outwash consists of stratified outwash sand and gravel with variable amounts of silt, cobbles, boulders, and silt and clay interbeds, deposited by melt water in front of the advancing Vashon Glacier (glaciofluvial environments). Based on the findings of this limited evaluation, it is our opinion that the combined two parcel subject site is feasible for development with geotechnical requirements and recommendations. We anticipate that the City of Federal Way will likely require a full geotechnical engineering investigation for the site. Depending on the proposed development, this would at a minimum require exploratory test pits and/or borings that would generally cover the developed and undeveloped subject parcels. The exploratory borings would mainly be used on the developed parcel to minimise impact to the site (if required). The developed parcel at a minimum would require six exploratory borings where accessible to generally cover the site. The undeveloped parcel at a minimum would require eight exploratory test pits to generally cover site. The depth of the borings and test pits and the final boring and test pit locations will be dependent on the proposed site development, soil conditions (relative density/consistency), existing utilities, and site access. The geotechnical information presented herein is based upon professional interpretation utilizing standard engineering practices and a degree of conservatism deemed proper for this project. It is not warranted that such information and interpretation cannot be superseded by future geotechnical developments. We emphasize that this letter report is valid for this project as outlined above, and should not be used for any other site. We hope that this letter report provides the information required at this time. If you have any questions, or if we may be of further assistance, please do not hesitate to contact our office at (425) 485-5519. Respectfully submitted, KKA7_AN & ASSOCIATES, INC. 4 erJ I CHRIS J. BEHRENS I Chris Behrens, L.G., L.E.G. Senior Engineering Geologist CB/gs Krazan & Associates, Inc. Offices Serving The Western United States S3AV' f Lu 0 S3AVIUM 9 iYpc S3&Vj S S 3AV 1415C SIdll LSL SidILLM v VIV lux . — SidO `l y t1OO � �! SUM? is I c CI Nk C. SWUM. LL ID CZ L4 ZIP I co PROJECT DESCRIPTION ST Fabrication Redevelopment Job# 07-179 The subject property is located at 35703 16th Avenue South in Federal Way and consists of two parcels (292104-9095 and 292104-9107). The property is approximately 16.63 acres in size and is zoned Commercial Enterprise (CE). Currently the site is developed on the eastern parcel (292104-9107) which is approximately 4.76 acres in size and houses six existing manufacturing buildings and storage warehouses for ST Fabrication. The larger parcel (292104-9095) is approximately 11.87 acres and is currently vacant. The applicant is proposing to develop the site with a multi -family development and associated commercial uses and parking. The proposal would include demolishing the existing on -site buildings and constructing two multi -family buildings with commercial uses and parking on the lower level. The two buildings are proposed to be five stories, with the first four floors being residential and the ground level floor would be various commercial uses with parking for the residences in the rear of the commercial. The western residential building would have a single row of residential as basement type units as well. The proposed residential units would range in size from approximately 700 to 900 square feet. As shown on the site plan, the applicant is proposing to phase the project per building, most likely through a Binding Site Plan process. The proposed housing will be designed according to the City of Federal Way's needs, and could be affordable housing. The commercial uses will consist of common needs for the surrounding community such as coffee shop, offices, and retail within the eastern building. Within the front portion of the western building, uses relative to the residents needs are proposed, to include storage, barber shop, laundry facilities, theatre area, etc. These commercial buildings would be 600 sf to 800 sf in size. There are two additional buildings proposed, one located at the southeast corner of the site (approximately 3,965 sf) and one located at the northern entrance to the site (approximately 3,661 sf). These two buildings will also be commercial uses, most likely office or retail areas. A total of 346 residential units, 38 commercial spaces, and two commercial buildings are proposed for the site. There are a total of 504 parking stalls provided within parking lot areas as well as parking within the proposed buildings. There is approximately 113,568 sf of recreation/open space proposed for the project. The development is proposing two accesses to the development, one off South 356th Street and one off 161h Avenue South. These accesses will be closely coordinated with the City of Federal Way in order to ensure compliance with future road improvement plans. Water and sewer availability certificates have been obtained from Lakehaven Utility District and these utilities are available to the site. A detention pond is located on the southwest corner of the property that accepts runoff water from the existing buildings and impervious surface on the parcel. Off -site water is maintained and channeled on surrounding streets to the north and east and has storm drainage systems including catch basins and culverts already installed to catch street flow. No significant off -site surface flow comes onto the property. It appears that a small portion of the run-off from RECEIVED AUG 0 7 2008 CITY OF FEDERAL WAY CDS PROJECT DESCRIPTION ST Fabrication Redevelopment Job# 07-179 the developed area drains to the drainage ditch along 16th Avenue South. There is no readily apparent drainage problems observed. A Geotechnical Site Evaluation was completed for this property. The evaluation analyzed the onsite soils to determine that the site is feasible for development with geotechnical requirements and recommendations. A Wetland Determination and Delineation was also prepared for the site. There are two wetlands located on Parcel 291204-9095 (the western parcel). Wetland #1 is west of the property and adjacent to the Hylebos Wetlands; this wetland is rated as a Category II wetland with a 100' buffer. Wetland #2 is in the southwest quarter of the property, and is rated as a Category III wetland with a 25' buffer. Wetland #1 is 164,588 sf (3.78 acres) in size and Wetland #2 is 4,684 sf (0.11 acre) in area. Total wetland and wetland buffer area is 249,659 sf (5.7 acres). There were no wetlands identified on Parcel 292104- 9107. The applicant is proposing a project that complies with all codes and regulations and wishes to develop a project amenable to the surrounding community. STATEMENT OF ARCHITECTURAL DESIGN INTENT ST Fabrication Redevelopment Job# 07-179 The project is proposing a mixed multi -family and commercial/retail development that will be an aesthetic contribution to the community while implementing community design guidelines. The two multi-family/commercial buildings will be five stories, with the first four floors being residential and the ground level floor would be various commercial uses with parking for the residences in the rear of the commercial. The western residential building would have a single row of residential as basement type units as well. The proposed buildings will include daylight basements on the western side to incorporate the natural open space/wetland area. The top three stories will be wood/steel framed structure and the bottom floors will consist of concrete. The material and color selection is intended to integrate well with the preserved wetland/open space area, so will consist of neutral colors. Building A is proposed to have 128 residential units and 16 commercial spaces; the total building area is 138,240 sf. Building B is proposed to have 218 residential units and 22 commercial spaces; the total area is 295,789 sf. These buildings are proposed to include fagade modulation, with canopies at the major and minor entrances of the building. Canopies and pedestrian plazas will also be provided for the proposed project. Buildings C and D are proposed buildings for commercial uses, most likely office or retail areas. The buildings are proposed to be one story and will have a concrete structure. The material and color selection for these buildings will also consist of neutral colors. The two building footprints are 3,965 sf (Building C) and 3,661 sf (Building D). It is the intent to provide structures that blend well with the surrounding existing uses, while integrating the preserved wetland/open space area as a site amenity, and meet the intent of FWCC Chapter 22. RECEIVED AUG 4 7 2008 CITY OF FEDERAL WAY CDS A�kCITY OF Federal August 18, 2008 Roberta Marta Abbey Road Group 923 Shaw Road, Suite A Puyallup, WA 98372 7 CITY HALL FILE 33325 8th Avenue South Way Mailing Address: PO Box 9718 Federal Way, WA 98063-9718 (253) 835-7000 www. cityoffederalway. com RE: File #08-103758-00-PC; PREAPPLICATION MEETING NOTICE ST Fabrication Redevelopment, 35703 16`h Avenue South, Federal Way Dear Ms. Marta: The above -referenced proposal has been assigned to me as project planner. At this time, the application has been routed to the members of the Development Review Committee. A meeting with the project applicant and Committee has been scheduled as follows: Thursday, August 28, 2008, 10:00 AM Hylebos Conference Room City Hall, 2"d Floor 33325 8`h Avenue South Federal Way, WA 98003 We look forward to meeting with you. Let me know if you will have more than five people attending the preapplication meeting so we can make arrangements for a larger room. This is the only notice sent out, so please coordinate directly with anyone else you would like to attend the meeting. Please contact me at 253-835-2642, or deb.barker@cityoffederalway.com, if you have any questions. Sincerely, Deb Barker Senior Planner Doc. f D 46693 NJ N w CD N A O CD O V A O O A co [D O co co N � A co A m v e� 0 0 N co al O O ? O CD cm N C77 O r A A CD W N CD W N �o co1, O CTI r. cc W n c A A cc C CC C N CD N O CT CO O W CA N _ N_ A O O A en CD O CD LTI 1,YYJd C71 O O A O O L ■ COT m 2 N C7 `o W � � rm O � T �cm �a co I -AV S D (� CITY OF FEDERAL WAY DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES DEVELOPMENT REVIEW COMMITTEE TRANSMITTAL DATE: August 8, 2008 TO: Will Appleton, Development Services Manager X '2— Scott Sproul, Assistant Building Official Brian Asbury, Lakehaven Utility District Chris Ingham, South King County Fire & Rescue Geri Walker, Federal Way School District Brooke Owen, Police Department FROM: Deb Barker FOR DRCMTG. ON., August 14, 2007 - Internal August 28, 2008,10:00 - with applicant FILE NUMBER(s): 08-103758-00-PC RELATED FILE NOS.: Violations PROJECT NAME: ST Fabrication Redevelopment Preapplication PROJECTADDRESS: 35703 16"` Avenue South ZONING DISTRICT.- CE PROJECT DESCRIPTION: Preapplication for mixed use development on 16.63 acre site with multi -family, commercial and retail uses in four buildings; 346 residential units, approx 441,655 SF of building area, over 500 at -grade and underground parking stalls with associated site improvements. Wetland located west of site. PROJECT CONTACT. Roberta Marta Abbey Road Group 923 Shaw Road, Suite A Puyallup, WA 98371 253-377-3032 MATERIALS SUBMITTED: Existing site layout, proposed site plan and elevations prepared by Abbey Road, statement of architectural design intent, Project description, geotechnical site evaluations, summary storm drainage description; Wetland discussion prepared by JS Jones, and Associates. \4 t C,' n'.� V,-tip 0,,ECEIVE44ASTER LAND USE APPLICATION DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES AUG ® 7 2008 33325 81h Avenue South CITY OF PO Box 9718 CITY OF FEDERAL WAY Federal Way WA 98063-9718 Federal Way®s 253-835-2607; Fax 253-835-2609 www.cityoffederalway.com APPLICATIONNO(S) C)iS' 103-7SS-CC) 1 � Date AUGUST 7, 2008 Project Name ST FABRICATION - REDEVELOPMENT Property Address/Location 35703 16TH AVENUE SOUTH ParcelNumber(s) 2921049107 AND 2921049095 U. 4- F :- M LLB{ � Project Description COMMERCIAL BUILDINGS, MIXED USES, AND RESTAURANT DT V A QPi DDTATT 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 SERA w/Project SEPA Only Shoreline: Variance/Conditional Use Short Subdivision Subdivision Variance: Commercial/Residential Required Information CE Zoning Designation CE Comprehensive Plan Designation 3,054,600 Value of Existing Improvements 9 4, 9 5 9, 9 8 6 Value of Proposed Improvements International Building Code (IBC): GROUP R- 2 / B Occupancy Type TYPE V-B / III-B Construction Type Applicant Name:ABBEY ROAD GROUP, Address: P.O. BOX 207 City/State: PUYALLUP/WA Zip: 98371 Phone:(253)446-3509 Fax: (253) 446-3159 Email: ROBE @ABBEY A Signature: �k +� Agent (if different than Applicant) Name: Address: City/State: Zip: Phone: Fax: Email: Signature: Owner C/O: ROBERTA MARTA COM AS APPLICANT) Name:JESSE T. CHERAIN AND ERIC HILDEBRANDT Address: P.O. BOX 24630 City/State: FEDERAL WAY/WA Zip: 98003 Phone: (253) 735-2000 Fax: (253) 838-6400 Email:JESSE@STFAB.COM AND ERIC@STFAB.COM Signature: Bulletin #003 — August 18, 2004 Page 1 of 1 kAHandouts\lvlaster Land Use Application TIP #14 S 356th St.: SR 99 to SR 161 Cost $8,712,000 Total Segment in Linear ft. 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H (D O (D m P w (D (D (p ri rt w ra N W (D O (D rt M 0 (D (t H. rt I (3' (D (D ❑ (n H- rt w H D w n rt H- v 0 o 0 n Pj 4 0 0 (D a rt H- w r J L�oh 1Nrn A o I 2"44¢ a� ,; 3d4.-• 'C;� 1U97r,17CcOli�Iu•nrr � •"�' F�`�;� •. _sm •,�•-•. ny1R717131J�5371-f :7 sG ygyr • �3P:4f�ewUi�' �i`�-L ns t.. 1ua3ci4¢m i • �� - . ^_.¢'. � 4 or _ ar M i � • lJ�^' 1��} J � �t 8 n: N srs`s RCL7—k 99OYDJ11 9609631.115 q UN A ::El35 J. S. Jones and Associ,&fes, lxnc. January 2, 2008 1_ IE(lF.IVF1.) AN 1 i. 2008 Attn: Roberta Marta Abbey Road Group AB[1) LY Fl0A [) G- N 0 0 P P.O. Box 207 Puyallup, WA 98371 RE: Job 407-179 ST FAB — Federal Way Site Dear Ms. Marta: Regulated wetlands are present on parcel #292104-9095 and are mapped by the City of Federal Way (see attached wetland maps). The on -site wetland is connected to the Hylebos wetland system, extending to the southwest. The plant community is dominated by hydrophytic species, the soils are a hydric gravelly sandy loam, and there is seasonal wetland hydrology. There is no wetland on parcel #292104-9107. The plant community is dominated by non-hydrophytic species, the soil is a non-hydric gravelly sandy loam, and there are no wetland hydrology indicators. According to the Federal Way City Code (FWCC) Section 22-1357 (a) (2), Wetland #1 is classified as a Category II wetland. "Category II wetlands are greater than 2,500 square feet in area, do not exhibit the characteristics of Category I wetlands, and meet one of the following criteria: a. are contiguous with water bodies or tributaries to water bodies which are under normal circumstances contain or support a fish population, including streams where flow is intermittent; or b. are greater than one acre in size in its entirety; or c. are less than or equal to one acre in size in its entirety and have two or more wetland classes, with neither class dominated by non-native invasive species. Wetland #1 is connected to the Hylebos wetlands west of the property. Wetland #1 is greater than one acre in area and there are two wetland classes namely palustrine scrub- slu-ub (PSS) and palustrine forested (PFO) wetland based on Cowardin vegetation classification. Category II wetlands shall have a standard buffer width of 100 feet (FWCC 22-1357 (b) (2). Wetland #2 is a Category III wetland approximately 4,600 square feet in area. "Category III wetlands are greater than 2,500 square feet in area and do not exhibit those characteristics of Category I or II wetlands". Category III wetland shall have a standard buffer width of 25 feet for wetlands that are between 2,500 to 10,000 square feet in area. RECEIVED 402 EAST MAIN STREET, SUITE 110 AUG 07 2000. AUBURN, \VASHINGTON 98002 253-804-2645 / FAX 253-333-8584 CITY OFFEDERAL WAY CDS The remainder of the property is upland dominated by upland vegetation, with no wetland hydrology and with a non-hydric gravelly sandy loam soils. Investigation on parcel #292104-9107 did not reveal the presence of wetlands. The property is almost entirely impervious surface except for a portion in the southeast which is undeveloped. This portion has been found to be upland with no wetland criteria or indicators present. A detention pond is present on the southwest coiner of the property (see wetland sketch map) that drains runoff water from the building and other impervious surface in the parcel. The off -site unnamed stream that flows through the Hylebos wetlands is classified as a major stream. "Major stream means any stream and the tributaries to any stream, which contains or supports, or under normal circumstances contains or supports, resident or migratory fish". The setback area for a major stream includes all areas within 100 feet outward from the ordinary high water mark (OHWM) of a minor stream. The stream setback encumbers a portion of the subject property to the northwest (see attached wetland map). The wetland determination is in accordance with Section 404 of the Clean Water Act, the objective of which is to "maintain and restore the chemical, physical, and biological integrity of the waters of the United States (WADOE, 1997)." Wetlands are defined as "areas that are inundated or saturated by surface or ground water at a frequency and duration sufficient to support, and that under normal circumstances do support, a prevalence of vegetation typically adapted for life in saturated soil conditions. Wetlands generally include swamps, marshes, bogs, and similar areas (WADOE, 1997)." Wetland determination and wetland rating are not final until approved by regulatory agencies and/or local jurisdictions. Wetlands are subject to seasonal and annual variation. J S. Jones and Associates, Inc. does not guarantee acceptance or approval by regulatory agencies, or that any intended use will be achieved. For further information regarding these findings please contact us through email or phone: bluejayiones. Oanventure.com or 253-804-2645. Sincerely, Lz t.�fi 1 gelJosue, ' h. Wetland Scient s Attachments: Field Data sheets Site Photos Soil Map Federal Way Wetland Inventory Map of Project Vicinity Wetland Sketch Map December 2007 2 J. S. Jones and Associates, Lic. DATA FORM 1 (Revised) Routine Wetland Determination (WA State Wetland Delineation Manual or 1987 Corps Wetland Delineation Manual) Project/Site: Abbey Road Group Job #07-179 ST FAB Date:December 17, 2007 Parcel # 292104-9095 and 292104-9107 County: King AppiicantJOwner: Abbey Road Group State: WA 923 Shaw Road, Suite A STIR: NE29/21NI04E Puyallup, WA 98372 Investi ator s : A. Josue/J S Jones Do normal circumstances exist on the site? Yes No ❑ Community ID: Is the site significantly disturbed (atypical situation)? Yes ❑ No ® Transect ID: Is the area a potential Problem Area? Yes ❑ No ® Plot ID: SL#1 Explanation atypical or Problem Area: 1 VEGETATION (For Strata, indicate T = tree; S = Shrub; H = Herb; V = vine) _ Dominant Plant Species % Cover Indicator Dominant Plant Species Stratum % Cover Indicator &- _Stratum nz� RPM_ rlao �A% erh Rd " d-;1v -r— HYDROPHYTIC VEGETATION INDICATORS: % of dominants OBL, FACW, & FAC: iW "0 Check all indicators that apply & explain below: Visual observation of plant species growing in Areas of prolonged inundation/saturation Morphological Adaptation ❑ Physiological/reproductive adaptation ❑ Technical Literature ® Wetland plant database Personal knowledge of regional plant communities ❑ Other(explain): Hydrophytic vegetation present? Yes ' No ❑ Rationale for decision/Remarks: , Percentage of dominant OBL, FACW, & FAC: l 1 HYDROLOGY Water Marks: Yes ❑ No Sediment Deposits: Is it the growing season? Yes® No ❑ On Yes ❑ No 10 Based on: ❑soil temp (record temp ) Drift Lines: Yes No Drainage Patterns: ® other (explain): Visual, frost free days Yes ❑ No Dept, of inundation: -------- inches Oxidized Roots (live roots) Local Soil Survey: Depth of free water in pit: ----- inches Channels <12 in. Yes ❑ No Yes E No ❑ Depth to saturated soil: ----- inches FAC Neutral Yes El No N Water -stained Leaves: Yes ❑ No Check all that apply & explain below: Other (explain): Stream, Lake, or gage data: ❑ Aerial photographs: ❑ Other: , Wetland hydrology present? NNo //Yes Cs December 2007 J. S. Jones and Associates, Inc. Project: Abbey Road Group Job #07-179 Sr FAB Federal Way Sample Location: SL # 1 SOILS Map Unit Name: (Series & Phase) Everett Gravelly Drainage Class:"Somewhat excessively Sandy Loam (EvC) drained Taxonomy (subgroup):Dystric Xerochrepts Yes No El e14Profile observation confirm mapped type? Descri tion Depth Horizon Matrix Color Mottle Colors Mottle Abundance, Texture, Drawing of soil (inches) (Munsell, Moist) (Munsell, Moist) Size & Contrast Concretions, profile Structure, etc. (match description.) vn M e v1 Hydric Soil Indicators: (check all that apply) ❑ Histol ❑ Matrix chroma <_ 2 with mottles ❑ Histic Epipedon ❑ Mg or Fe Concretion ❑ Sulfidic Odor ❑ High Organic Content in Surface Layer of Sandy Soils Aquic Moisture Regime ❑ Organic Streaking in Sandy Soils Reducing Conditions El Listed on National/Local Hydric Soils List Gle ed or Low-Chroma =1 matrix ❑ Other (explain in remarks) Hyd is soils present? Yes N No ❑ A Wetland Determination Hydrophytic vegetation present? Yes No ❑ Is the sampling point within a wetland Yes,* No ❑ Hydric soils present Yes No ❑ Wetland hydrology resent? Yes No ❑ Rationale/Remarks: P �r� kj cel s-3 Q-r ( rr�! E� `� I-aKAP4 fl-r4c Notes: December 2007 J. S. Janes and Associates, Inc. DATA FORM 1 (Revised) Routine Wetland Determination (WA State Wetland Delineation Manual or 1987 Corps Wetland Delineation Manual) Project/Site: Abbey Road Group Job #07-179 ST FAB Date:December 17, 2007 i Parcel # 292104-9095 and 292104-9107 County: King ApplicantlOwner: Abbey Road Group State: WA 923 Shaw Road, Suite A S/TlR: NE29/21 N/04E Puyallup, WA 98372 Investigators): A. JosuelJ S Jones Do normal circumstances exist on the site? Yes No ❑ Community ID: Is the site significantly disturbed (atypical situation)? Yes ❑ No ® Transect ID: Is the area a potential Problem Area? Yes ❑ No ® Plot ID: SL#2 Explanation atypical or Problem Area: VEGETATION (For Strata, indicate T = tree; S = Shrub; H = Herb; V = vine) Dominant Plant Species Stratum % Cover Indicator Dominant Plant 5 sties Stratum % Cover Indicator S20 N L a v. 00 HYDROPHYTIC VEGETATION INDICATORS: % of dominants OBL, FACW, & FAC: 33a a Check all indicators that apply & explain bei w: Visual observation of plant species growing in Areas of prolonged inundation/saturation Morphological Adaptation ❑ Physiological/reproductive adaptation ❑ Technical Literature ® Wetland plant database Personal knowledge of regional plant communities ❑ Other ex lain : Hydrophytic vegetation present? Yes Ej No Rationale for decision/Remarks: Percentage of dominant OBL, FACW & FAC : LA_ <So° a HYDROLOGY Water Marks: Yes U No N Sediment De osits: Is it the growing season? Yes ® No El Yes ❑ No Based on: ❑ soil temp (record temp ) Drift Lines: Ye_s [ No ® Drainage Patterns: ® other (explain): Visual, frost free days Yes ❑ No jZ Dept. of inundation: -------- inches Oxidized Roots (live roots) Local Soil Survey: Depth of free water in pit: ----- inches Channels <12 In. Yes ❑ No ® Yes ❑ No Depth to saturated soil: -- inches FAC Neutral Yes Ll No Water -stained Leaves: Yes ❑ No Other (explain): Check all that apply & explain below: Stream, Lake, or gage data: ❑ Aerial photographs: ❑ Other: Wetland hydrology present? Yes Elof 9 �Pi�.T—V December 2007 J. S. Jones and Associates, Inc. Project: Abbey Read Group Job #07.179 STFAB Federal way Sample Location: SL # 2 SOILS Map Unit Name: (Series & Phase) Everett Gravelly 4 Drainage Class:"Somewhat excessively Sandy Loam (EvC) drained" Taxonomy (subgroup):Dystric Xerochrepts Fiekd observation confirm ma ed t e? Profile DescT��'[ Depth (Inches) Matrix Color (Munsell, Moist) Mottle Colors Mottle Abundance, (Munsell, Moist) Size &Contrast Texture, Concretions, Structure, etc. b---I6, tt .• Hydric Soil Indicators: (check all that apply) ❑ Histol ❑ Histic Epipedon ❑ Sulfidic Odor ❑ Aquic Moisture Regime ❑ Reducing Conditions ❑ Gle ed or Low-Chroma :-ILEatrix Hydric soils present? Yes No Rationale for Decision/Remarks: Hydrophytic vegetation present? Hydric soils present Wetland hydrology resent? Rationale/Remarks: Notes: Yes ❑ No Yes ❑ No Yes F� No YeSW No ❑ drawing of soil profile (match ❑ Matrix chroma s 2 with mottles ❑ Mg or Fe Concretion ❑ High Organic Content in Surface Layer of Sandy Soils ❑ Organic Streaking in Sandy Soils ❑ Listed on National/Local Hydric Soils List Other (explain in remarks Is the sampling point within a wetland Yes ❑ No R December 2007 J. S. Janes and Associates, Lnc. DATA FORM 1 (Revised) Routine Wetland Determination (WA State Wetland Delineation Manual or 1987 Corps Wetland Delineation Manual) Project/Site: Abbey Road Group Job #07-179 ST FAB uate:uecemoer it, Auut Parcel # 292104-9095 and 292104-9107 County: King Applican Owner: Abbey Road Group State: WA 923 Shaw Road, Suite A SIT/R: NE29121 N104E Puyallup, WA 98372 Investi ator s : A. Josue/J S Janes — Do normal circumstances exist on the site? Yes ® No [ _f Community ID: Is the site significantly disturbed (atypical situation)? Yes ❑ No [Y� Transect ID: Is the area a potential Problem Area? Yes ❑ No Z Plot ID: SL#3 Explanation atypical or Problem Area: VEGETATION (For Strata, indicate T = tree; S = Shrub; H = Herb; V = vine) Dominant Plant Species Stratum % Cover Indicator Dominant Pant Species I Stratum % Cover Indicator f 7 ✓ � D .�7IM PK6er[ S Gt HYDROPHYTIC VEGETATION INDICATORS: % of dominants OBL, FACW, & FAC: —15 70 Check all indicators that apply & explain below: Visual observation of plant species growing in Areas of prolonged inundation/saturation Morphological Adaptation ❑ Physiological/reproductive adaptation ❑ Technical Literature ® Wetland plant database Personal knowledge of regional plant communities ❑ Other ex lain : Hydrophytic vegetation present? YesA NoLJ Rationale for decision/Remarks: Percentage of dominant OBL, FACW, & FAC: uo- S HYDROLOGY Water Marks: Yes No Sediment Deposits: Is it the growing season? Yes ® No ❑ jrift On Yes ❑ NoBased on: ❑ soil temp (record temp ) DLines: YesEl No 21 Drainage Patterns: ® other (explain): Visual, frost free days Yes ❑ No Dept. of inundation: --- --- inches Oxidized Roots (live roots) Local Soil Survey: Depth of free water in pit: ----- inches Channels <12 in. Yes No Yes ❑ No Water -stain d Leaves: Depth to saturated soil: -`inches FAC Neutral Yes Lj No LV Yes ❑ No Check all that apply & explain below: Other (explain): Stream, Lake, or gage data: ❑ Aerial hoto ra hs: ❑ Ot. Wetland hydrology present? Yes ANo S- A�"zw I-W1'_ WA My December 2007 J. S. Jones and Associates, Inc. Project: Abbey Road Group Job #07-179 ST FAB Federal Way Sample Location: SL # 3 SOILS Map Unit Name: (Series & Phase) Everett Gravelly Drainage Class:"Somewhat excessively Sandy Loam (EvC) drained" Taxonomy (subgroup):Dystric Xerochrepts Yes El No ElField observation confirm mapped type? Profile Description Depth Horizon Matrix Color Mottle Colors Mottle Abundance, Texture, Drawing of soil (inches) (Munsell, Moist) (Munsell, Moist) Size & Contrast Concretions, profile Structure, etc. (match description.) 2 it /6*2 Z bp�� S Hydric Soil Indicators: (check all that apply) ❑ Histol ❑ Matrix chroma s 2 with mottles ❑ Histic Epipedon ? Mg or Fe Concretion ❑ Sulfidic Odor ❑ High Organic Content in Surface Layer of Sandy Soils ❑ Aquic Moisture Regime ❑ Organic Streaking in Sandy Soils ❑ Reducing Conditions ❑ Listed on National/Local Hydric Soils List ❑ Gle ed or Low-Chroma =1 matrix ❑ Other (explain in remarks) Hydric soils present? Yes,0 No Ll Rationale for Decision/Remarks: 41 Wetland Determination Hydrophytic vegetation present? Yes No ❑ Is the sampling point within a wetland Yes,9 No ❑ Hydric soils present Yes No ❑ Wetland hydrology resent? Yes No ❑ Rationale/Remarks: Notes: December 2007 J. S. Jones and Associates, Inc. DATA FORM 1 (Revised) Routine Wetland Determination (WA State Wetland Delineation Manual or 1987 Corps Wetland Delineation Manual) Project/Site, Abbey Road Group Job #07-179 ST FAB Parcel # 292104-9095 and 292104-9107 Date:December 17, 2007 County: King ApPllcanilOwner: Abbey Road Group 923 Shaw Road, Suite A State, WA STIR: NE29/21NI04E Puyallup, WA 98372 Investi ator s : A. Josue/J S Jones Community ID. - Transect ID: Plot ID: SL#4 Do normal circumstances exist on the site? Is the site significantly disturbed (atypical situation)? Is the area a potential Problem Area? Yes Yes ❑ Yes ❑ No 1 No ® No ® Explanation atypical or Problem Area: VEGETATION (For Strata, indicate T = tree; S = Shrub; H = Herb; V = vine) DominantPlant 5 ecies Stratum -A Cover indicator Dominant Plant S ecies Stratum °/a Cover Indicator S e o+?2rovvo vv, I b wk AQr�ss Nr C7 G S. HYDROPHYTIC VEGETATION INDICAT9ro1w: % of dominants OBL, FACW, & FAC: 50 Check all indicators that apply & explain be Visual observation of plant species growing in Areas of prolonged inundation/saturation Morphological Adaptation ❑ Technical Literature ® Physiological/reproductive adaptation ❑ Wetland plant database Personal knowledge of regional plant communities ❑ Other ex lain : _ Hydrophytic vegetation present? Yes No Rationale for decision/Remarks: - a Percents a of dominant OBL FACW & FAC: Ld- JAz vv o t-01 (A r HYDROLOGY Is it the growing season? Yes ® No ❑ Water Marks: Ye No On D9 Sediment Deposits: Yes ❑ No CZ Drift Lines: Yes El No Drainage Pa terns: Yes ❑ No Based on: ❑ soil temp (record temp ) ® otherexplain}: Visual, frost free days Dept. of inundation: -------- inches Depth of free water in pit: ----- inches Depth to saturated soil: -_inches Oxidized Roots (live roots) Channels <12 in. Yes ❑ No Local Soil S rvey: Yes El No FAC Neutral Yes No Water -stained Leaves: Yes ❑ No ' Other (explain): _ Check all that apply & explain below: Stream, Lake, or gage data: ❑ Aerial photographs: ❑ Other: Wetland hydrology present? Yes No o l� �- -i U U December 2007 J. S. Jones and Associates, Inc. Project: Abbey Road Group Job #07--179 ST FAB Federal Way Sample Location: SL # 4 SOILS Map Unit Name: (Series & Phase) Everett Gravelly Drainage Class:"Somewhat excessively Sandy Loam (EvC) Taxonomy (subgroup):Dystric Xerochrepts drained" Yes ❑ No ❑ Field observation confirm maMped type?_ Profile Description Depth (inches) Horizon Matrix Color (Munsell, Moist) Mottle Colors (Munsell, Moist) Mottle Abundance, Size & Contrast Texture, Concretions, Structure, etc. Drawing of soil profile (match description.) to g�I r/ Q `� t%I L€w►r� Hydric Soil Indicators: (check all that apply) ❑ Histol ❑ Matrix chroma <_ 2 with mottles ❑ Histic Epipedon ❑ Mg or Fe Concretion ❑ Sulfidic Odor ❑ High Organic Content in Surface Layer of Sandy Soils ❑ Aquic Moisture Regime ❑ Organic Streaking in Sandy Soils ❑ Reducing Conditions ❑ Gle ed or Low-Chroma =1 matrix ❑ Listed on National/Local Hydric Soils List ❑ Other (explain in remarks) Hydric soils present? Yes ❑ No 12, Rationale foC Decision/Remarks: Ah l� Wetland Deterfnination j Hydrophytic vegetation present? Yes ❑ No Is the sampling point within a wetland Yes ❑ Nox Hydric soils present Yes ❑ No Wetland hydrology resent? Yes ❑ No Rationale/Remarks: Notes: - — December 2007 J. S. Jones and Associates, Inc. DATA FORM 1 (Revised) Routine Wetland Determination (WA State Wetland Delineation Manual or 1987 Corps Wetland Delineation Manual) Project/Site: Abbey Road Group Job #07-179 ST FAB Parcel # 292104-9095 and 292104-9107 Date:December 17, 2007 County: King Applicant/ Owner: Abbey Road Group 923 Shaw Road, Suite A State: WA SIT/R: NE29121 N104E Puyallup, WA 98372 Investigators _ A. Josue/J S Jones Do normal circumstances exist on the site? Is the site significantly disturbed (atypical situation)? Is the area a potential Problem Area? _ Yes ❑x No Community ID: Yes ❑ No ® Transect ID: Yes ❑ No ® Plot ID: SL#5 Explanation atypical or Problem Area: VEGETATION (For Strata, indicate T = tree; S = Shrub; H = Herb; V =vine) Rominant Stratum L % Cover indicator dominant Plant Species Stratum % Cover Indicator uk (� PP[amtSes �Xr- HYDROPHYTIC VEGETATION INDICATORSO % of dominants OBL, FACW, & FAC: &&, 7 Check all indicators that apply & explain below: Visual observation of plant species growing in Areas of prolonged inundation/saturation Morphological Adaptation ❑ Technical Literature ® Physiological/reproductive adaptation ❑ Wetland plant database Personal knowledge of regional plant communities ❑ Other ex fain : _ _ Hydrophytic vegetation present? Yes No Rationale for decision/Remarks: Percentage of dominant OBL, FACW, & FAC : tL- HYDROLOGY Water Marks: Yes ❑ No X Sediment Deposits: Is it the growing season? Yes ® No ❑ On Yes ❑ No Based on: ❑ soil temp (record temp ) Drift Lines: Yes ❑ No �Z Drainage P tterns: ® other (explain): Visual, frost free days Yes ❑ No Dept. of inundation: - --- inches Depth of free water in pit: - --- inches Oxidized Roots (live roots) Channels <12 in. Yes ❑ No g Local Soil Survey: Yes ❑ No Water -stained Leaves: Yes ❑ No Depth to saturated soil: ----- inches FAG Neutral Yes Lj No R Check all that apply & explain below: Stream, Lake, or gage data: ❑ Other (explain): Aerial photographs: ❑ Other: Wetland hydrology present? Yes EJ No December 2007 J. S. Jones and Associates, Gic. Project, Abbey Road Group Job #07-179 ST FAB Federal Way Sample Location., SL # 5 SOILS Map Unit Name: (Series & Phase) Everett Gravelly Drainage Class:"Somewhat excessively Sandy Loam (EvC) drained" Taxonomy (subgroup):Dystric Xerochrepts YesANo ❑ Field observation confirm mapped type? _ Profile Description Depth j Horizon Matrix Color Mottle Colors Mottle Abundance, Texture, Drawing of soil (inches) (Munsell, Moist) (Munsell, Moist) Size & Contrast Concretions, profile Structure, etc. (match descri Lion. !/ U Hydric Soil Indicators: (check all that apply) ❑ Histol ❑ Matrix chroma <_ 2 with mottles ❑ Histic Epipedon ❑ Mg or Fe Concretion ❑ Sulfidic Odor ❑ High Organic Content in Surface Layer of Sandy Soils ❑ Aquic Moisture Regime ❑ Organic Streaking in Sandy Soils ❑ Reducing Conditions ❑ Listed on National/Local Hydric Soils List ❑ Gle ed or Law-Chroma —1 _ matrix x❑ Other (explain in remarks) Hydric oils present? Yes Nc r WePi tla d Determination Hydrophytic vegetation present? Yes 2f No ❑ Is the sampling point within a wetland Yes ❑ NoTR Hydric soils present Yes ❑ No Wetland hydrology resent? Yes ❑ No LZ Ratio nalelRemarks: --3I I� �ft-YIQ—fc Notes: December 2007 J. S. Jones and Associates, Inc. DATA FORM 1 (Revised) Routine Wetland Determination (WA State Wetlarid Delineation Manual or 1987 Corps Wetland Delineation Manual) Project/Site: Abbey Road Group Job #07-179 ST FAB Date:December 17, 2007 1 Parcel # 292104-9095 and 292104-9107 County: King AprslicantlOwner: Abbey Road Group State: WA 923 Shaw Road, Suite A S/T/R: NE29/21N/04E Puyallup, WA 98372 Investi ator s : A. Josue/J S Jones Community ID: Do normal circumstances exist on the site? Yes ® No ❑ Is the site significantly disturbed (atypical situation)? Yes ❑ No ® Transect ID: Is the areaa potential Problem Area? Yes ❑ No ® Plot ID: SL#6 Explanation atypical or Problem Area: VEGETATION (For Strata, indicate T = tree; S = Shrub; H = Herb; V = vine) Dominant Plant Species Stratum % Cover Indicator Oominant Plant Species Stratum % Cover I Indicator S ' S 25 0 N L— k n k/ PyA pa,c-e- Zs{�1/lf HYDROt�HYTIC VEGETATION INDlCATO S: % of dominants OBL, FACW, & FAC: 0 Check all indicators that apply & explai bet w: Visual observation of plant species growing in Areas of prolonged inundation/saturation Morphological Adaptation ❑ Physiological/reproductive adaptation ❑ Technical Literature ® Wetland plant database Personal knowledge of regional plant communities ❑ Other ex lain : Hydrophytic vegetation present? Yes No Rationale for decision/Remarks: C c Percentage of dominant OBL, FACW, & FAC HYDROLOGY Water Marks: Yes No Sediment Deposits: Is it the growing season? Yes ® No ❑ On Yes ❑ No ER Based on: ❑ soil temp (record temp ) Drift Lines: Yes No Drainage Patterns- 9 other (explain): Visual, frost free days Yes ❑ No Dept. of inundation: -------- inches Oxidized Roots (live roots) local Soil Survey: Depth of free water in pit: ----- inches Channels <12 In. Yes 0 No 54 1 Yes El No>g_ Depth to saturated soil: -- inches FAC Neutral Yes LJ N9C Water -stained Leaves: I Yes ❑ No Check all that apply & explain below: Other (explain): Stream, Lake, or gage data: ❑ Aerial photographs: ❑ Other: Wetland hydrology present? Yes No ❑ o' 0 Deceinber 2007 J. S. Jones and Associates, Inc. Project: Abbey Road Group Job #07-179 ST FAB Federal Way Sample Location: St. # 6 SOILS Map Unit Name: (Series & Phase) Everett Gravelly Drainage Class:"Somewhat excessively Sandy Loam (EvC) drained" Taxonomy (subgroup):Dystric Xercchrepts Yes ❑ No ❑ Field observation confirm mapped type? Profile Description Depth Horizon Matrix Color Mottle Colors Mottle Abundance, Texture, Drawing of soil (Inches) (Munsell, Moist) (Munsell, Moist) Size & Contrast Concretions, profile Structure, etc, (match description.) �T raw 6 Hydric Soil Indicators: (check all that apply) ❑ Histol Matrix chroma s 2 with mottles ❑ Histic Epipedon Mg or Fe Concretion ❑ Sulfidic Odor ❑ High Organic Content in Surface Layer of Sandy Soils ❑ Aquic Moisture Regime ❑ Organic Streaking in Sandy Soils ❑ Reducing Conditions ❑ Listed on National/Local Hydric Soils List ❑ Gle ed or Low-Chroma =1 matrix ❑ Other explain in remarks Hydric soils present? Yes No Rationale for Decision/Remar s: -XArly a ► o wo- I In �Zt t,a Wetland Determination Hydrophytic vegetation present? Yes No ❑ Is the sampling point within a wetland Yes No ElHydric soils present Yes No ❑ Wetland hydrology resent? Yes No ❑ Rationale/Remarks: Wv_ ew-t vim he [ti2.�Pam, Notes: December 2007 J. S. Janes and Associales, /nc. DATA FORM 1 (Revised) Routine Wetland Determination (WA State Wetland Delineation Manual or 1987 Corps Wetland Delineation Manual) Project/Site: Abbey Road Group Job #07-179 5T FAI3 uaie:uecemuer -i t, cuut Parcel # 292104-9095 and 292104-9107 County: King A Ipn i_ean Owner: Abbey Road Group 923 Shaw Road, Suite A State: WA S/T/R: NE29/21N/04E Puyallup, WA 98372 Investigator(s): A. Josue/J S Jones Do normal circumstances exist on the site? Is the site significantly disturbed (atypical situation)? Is the area a potential Problem Area? Yes ® No Yes ❑ No ® Yes ❑ No ® Community ID: Transect ID: Plot ID: SL#7 Explanation atypical..or Problem Area: VEGETATION (For Strata, indicate T = tree; S = Shrub; H = Herb; V = vine) Dominant Plant Species Stratum % Cover Indicator Dominant Plant Species Stratum % Cover Indicator s 416V o 9 7lp QL- 1 UaA f 016 11 i�i411A' HYDROPHYTIC VEGETATION INDICATOR %of dominants OBL, FACW, & FAC: 'd` Check all indicators that apply & explain bet w: Visual observation of plant species growing in Areas of prolonged inundation/saturation Morphological Adaptation ❑ Technical Literature ® Physiological/reproductive adaptation ❑ Wetland plant database Personal knowledge of regional plant communities ❑ Other(explain): Hydrophytic vegetation present? Yes ❑ No Rationale for decision/Remarks: o Percentage of dominant OBL, FACW, & FAC: LQ— ' � 2 HYDROLOGY Water Marks: Yes LJ No Sediment Deposits: Is it the growing season? Yes ® No ❑ On Yes ❑ No Drift Lines: Yes ❑ No ® Drainage Patterns: Based on: ❑ soil temp (record temp ) ® other (explain): Visual, frost free days Yes ❑ No Dept. of inundation: ------- inches Depth of free water in pit: ----- inches Oxidized Roots (live roots) Channels <12 in. Yes ❑ No X Local Sol] Survey: Yes ❑ No FAC Neutral Yes ❑ No Water -stained Leaves: Yes ❑ No Depth to saturated soil: --winches Check all that apply & explain below: Other (explain): Stream, Lake, or gage data: ❑ Aerial photographs: ❑ Other: Wetland hydrology present? Yes ❑ No J-D UQ U December 2007 J. S. Jones and Associates, Inc. ey Road Group Job #07-779 ST FALI Federal way Sample Location: SL # 7 SOILS Map Unit Name: (Series & Phase) Everett Gravelly Drainage Class:"Somewhat excessively Sandy Loam (EvC) drained" Taxonomy (subgroup):Dystric Xerochrepts Field observation confirm mapped type? Profile Description Depth Horizon Matrix Color Mottle Colors Mottle Abundance, Texture, (inches) (Munsell, Moist) (Munsell, Moist) Size & Contrast Concretions, Structure, etc. I ©r O It t> 2 " IL3 Hydric Soil Indicators: (check all that apply) ❑ Histol ❑ Histic Epipedon ❑ Sulfidic Odor ❑ Aquic Moisture Regime ❑ Reducing Conditions ❑ Gle ed or Low-Chroma (=I) matrix Hydric soils present? Yes El No Rationale for Decision/Remarks: Yes ❑ No ❑ Drawing of soil profile (match ❑ Matrix chroma s 2 with mottles ❑ Mg or Fe Concretion ❑ High Organic Content in Surface Layer of Sandy Soils ❑ Organic Streaking in Sandy Soils ❑ Listed on National/Local Hydric Soils List ❑ Other (explain in remarks) Wetland De ermina#ion Hydrophytic vegetation present? Yes ❑ No �1 Is the sampling point within a wetland Yes ❑ No Hydric soils present Yes ❑ No 9 Wetland hydrology resent? Yes ❑ No Ratio nalelRemarks: Notes: December 2007 J. S. Jones and Assoclares, Inc. DATA FORM 1 (Revised) Routine Wetland Determination (WA State Wetland Delineation Manual or 1987 Corps Wetland Delineation Manual) Project/Site: Abbey Road Group Job #07-179 ST FAB Date:December 17, 2007 Parcel # 292104-9095 and 292104-9107 County: King ApplicantlOwner: Abbey Road Group State: WA 923 Shaw Road, Suite A S/T/R: NE29121N/04E Puyallup, WA 98372 Investigator(s): A. Josue/J S Jones _ Do normal circumstances exist on the site? Yes No ❑ Community ID: Is the site significantly disturbed (atypical situation)? Yes ❑ No ® Transect ID: Is the area a potential Problem Area? Yes ❑ No ® Plot ID: SL#8 Explanation atypical or Problem Area: VEGETATION (For Strata, indicate T'= tree; S = Shrub; H = Herb; V = vine) Dominant Plant Species Stratum % Cover Indicator Dominant 1318nt S ecies Stratum % Cover Indicator SGO r ' ,,vv YI C L edC.r 1 HYDROPHYTIC VEGETATION INDICATORS: % of dominants OBL, FACW, & FAC: S"1170 Check all indicators that apply & explain below: Visual observation of plant species growing in Areas of prolonged inundation/saturation Morphological Adaptation ❑ Physiological/reproductive adaptation ❑ Technical Literature ® Wetland plant database Personal knowledge of regional plant communities ❑ Other(ex lain): Hydrophytic vegetation present? YesLj No Rationale for decision/Remarks: e Percent Dominant OBL, FACW, & FAC of : t; kA HYDROLOGY Water Marks: Yes ❑ No Sediment Deposits: Is it the growing season? Yes ® No ❑ On Yes ❑ No a Based on: ❑ soil temp (record temp } Drift Lines: Yes ❑ No L� Drainage Patterns: ® other(explain): Visual, frost free days Yes ❑ No Dept. of inundation: -------- inches Depth of free water in pit: ----- inches Oxidized Roots (live roots) Channels <12 in. Yes El No . Local Soil S rvey: Yes No M] Depth to saturated soil: ----- inches FAC Neutral Yes ❑ No X Water -stained Leaves: Yes ❑ No Check all that apply & explain below: Other (explain): Stream, Lake, or gage data: ❑ Aerial hoto ra hs: ❑ Other: _ Wetland hydrology present? Yes ❑ NoA ► a uly,419v4 kP,.,o UU December 2007 J. S. Jones and Associates, Inc. Project: Abbey Road Group Job #07-119 5T FAB Federal Way Sample Location: SL # 8 SOILS Map Unit Name: (Series & Phase) Everett Gravelly Drainage Class:"Somewhat excessively Sandy Loam (EvC) drained" Taxonomy (subgroup):Dystric Xerochrepts Yes ❑ No El Field observation confirm mapped type? Profile Descri tlon Depth Horizon Matrix Color Mottle Colors Mottle Abundance, Texture, Drawing of soil (inches) (Munsell, Moist) (Munsell, Moist) Size &Contrast Concretions, profile Structure, etc. (match it description-) Hydric Soil Indicators: (check all that apply) ❑ Histol ❑ Histic Epipedon ❑ Sulfidic Odor Aquic Moisture Regime ❑ Reducing Conditions ❑ Gle ed or Law-Chroma =1 atrix Hydric soils present? Yes Lj No Rational for D��,,enncision/Remarks., UAA-X LC raf 7 i !% IriKzg Wetiand'Determination Hydrophytic vegetation present? Hydric soils present Wetland hvdroloav present? Rationale/Remarks: Notes: Yes ❑ No Yes ❑ No Yes F1 No ❑ Matrix chroma _< 2 with mottles ❑ Mg or Fe Concretion ❑ High Organic Content in Surface Layer of Sandy Soils ❑ Organic Streaking in Sandy Soils ❑ Listed on National/Local Hydric Soils List ❑ Other (explain in remarks) Is the sampling point within a wetland Yes ❑ No J December 2007 J. S. Janes mid Associales, Inc. DATA FORM 1 (Revised) Routine Wetland Determination (WA State Wetland Delineation Manual or 1987 Corps Wetland Delineation Manual) Project/Site: Abbey Road Group Job #07-179 ST FAB Date:December 17, 2007 Parcel # 292104-9095 and 292104-9107 County: King Apnitcant/Owner: Abbey Road Group State: WA 923 Shaw Road, Suite A SIT/R: NE29121N104E Puyallup, WA 98372 Investi ator s : A. Josue/J S Jones Do normal circumstances exist on the site? 'Yes® No U Community ID: Is the site significantly disturbed (atypical situation)? Yes ❑ No ® Transect ID: Is the area a potential Problem Area? Yes ❑ No ® Plot ID: SL#9 Explanation atypical or Problem Area: VEGETATION (For Strata, indicate T = tree; S = Shrub; H = Herb; V = vine) Dominant Plant Species Stratum % Cover Indicator Dominant Plant Species Stratum % Cover Indicator ��s Pjr�pm S NL HYDROPHYTIC VEGETATION INDICATORS., % of dominants OBL, FACW, & FAC: 33 o Check all indicators that apply & explain below: Visual observation of plant species growing in Areas of prolonged inundation/saturation Morphological Adaptation ❑ Physiological/reproductive adaptation ❑ Technical Literature ® Wetland plant database Personal knowledge of regional plant communities ❑ Other(x lain): _ Hydrophytic vegetation present? YesL1 No Rationale for decision/Remarks: Percents a of dominant OBL, FACW & FAC : Ld o a HYDROLOGY _ Water Marks: Yes ❑ No Sediment Deposits: Is it the growing season? Yes ® No ❑ On Yes ❑ No Based on: ❑ soil temp (record temp } Drift Lines: Yes No Drainage Patterns: �other (explain): Visual, frost free days Yes ❑ No Dept. of inundation: -------- inches Oxidized Roots (live roots) Local Soil Survey: Depth of free water in pit: ----- inches Channels <12 in. Yes ❑ No Yes ❑ No [M Depth to saturated soil: ----- inches FAC Neutral Yes ❑ No j Water -stained Leaves: __ Yes El No Check all that apply & explain-be- xplain below: Other (explain): Stream, Lake, or gage data: ❑ Aerial photographs: ❑ Other: Wetland hydrology present? Yes ElNo tA (sn uJJ1-->v A. kArr/ 'I vl,ica4w5f r December 2007 J. S. Jones and Associates, Inc. Project: 79 STFAB Federal Way Sample Location: SL # 9 SOILS Map Unit Name: (Series & Phase) Everett Gravelly Drainage Class:"Somewhat excessively Sandy Loam (EvC) drained" Taxonomy (subgroup):Dystric Xerochrepts Field observation confirm mapped type? Profile Description Depth Horizon Matrix Color Mottle Colors Mottle Abundance, Texture, (inches) (Munsell, Moist) (Munsell, Moist) Size & Contrast Concretions, >�- I Hydric Soil Indicators: (check all that apply) ❑ Histol ❑ Histic Epipedon ❑ Sulfidic Odor ❑ Aquic Moisture Regime ❑ Reducing Conditions ❑ Gle ed or Low-Chroma =1 matrix Hydric soils present? Yes ❑ No Rationale for Decision/Remarks: �744' 3 Wetland Determination Hydrophytic vegetation present? Yes ❑ No Hydric soils present Yes ❑ No Wetland hydrology present? Yes ❑ No Rationale/Remarks: Notes: Structure, etc. Yes ❑ No ❑ Drawing of soil profile (match description.) 1 -T I ❑ Matrix chroma <_ 2 with mottles ❑ Mg or Fe Concretion ❑ High Organic Content in Surface Layer of Sandy Soils ❑ Organic Streaking in Sandy Soils ❑ Listed on National/Local Hydric Soils List ❑ Other (explain in remarks) Is the sampling point within a wetland Yes ❑ No December 2007 J. S. Jones and Associates, Inc, DATA FORM 1 (Revised) Routine Wetland Determination (WA State Wetland Delineation Manual or 1987 Corps Wetland Delineation Manual) Project/Site: Abbey Road Group Job #07-179 ST FAB Date:December 17, 2007 Parcel # 292104-9095 and 292104-9107 County: King AppiicantlOwner: Abbey Road Group State: WA 923 Shaw Road, Suite A STIR: NE29/21 NI04E Puyallup, WA 98372 Investi ator s : A. Josue/J S Jones Do normal circumstances exist on the site? Yes N No ❑ Community ID: Is the site significantly disturbed (atypical situation)? Yes ❑ No ® Transect ID: Is the area a potential Problem Area? Yes ❑ No ® Plot ID: SL#10 Explanation atypical or Problem Area: VEGETATION (For Strata, indicate T = tree; S = Shrub; H = Herb; V = vine) Dominant Plant Species Stratum % Cover Indicator Dom Inant Plant 5 pecles Stratum % Caper Indicator 1 Icti �► � u. r HYDROPHYTIC VEGETATION INDICATOR % of dominants OBL, FACW, & FAC: oZO Check all indicators that apply & explain belo Visual observation of plant species growing in Areas of prolonged inundation/saturation Morphological Adaptation ❑ Physiological/reproductive adaptation ❑ Technical Literature ® Wetland plant database Personal knowledge of regional plant communities ❑ _ Other(explain):_ explain):_ vegetation present? Yes No Rationale for decision/Remarks: c Percentage of dominant OBL, FACW, & FAC: L!, C �D HYDROLOGY Water Marks: Yes No Sediment Deposits: Is it the growing season? Yes ® No ❑ On Yes ❑ No Based on: ❑ soil temp (record temp ) Drift Lines: Yes El No Drainage Patterns: ® other (explain): Visual, frost free days Yes EJ No Dept. of inundation: -- ----- inches Oxidized Roots (live roots) Local Soil Survey: Depth of free water in pit: ----- inches Channels <12 in, Yes ❑ N2,0 Yes Q No Depth to saturated soil: --winches FAC Neutral Yes 0 No Water -stained Leaves: Yes ❑ No,m Check all that apply & explain below: ~ Other (explain): Stream, Lake, or gage data: ❑ Aerial photographs: ❑ Other: Wetland hydrology present? Yes ❑ No 1 did k-)v4 �rfl 10I J-. r� LOU December 2007 J. S. Janes and Associates, Inc. Project. Abbey Road Group Job #07-179 ST FAB Federal Way Sample Location: SL # 10 SO1LS Map Unit Name: (Series & Phase) Everett Gravelly Drainage Class:"Somewhat excessively Sandy Loam (EvC) drained Yes ❑ No ElField Taxonomy (subgroup):Dystric Xerochrepts observation confirm mapped type? Descri tion _Profile Depth Horizon Matrix Color Mottle Colors Mottle Abundance, Texiure, Drawing of soil (inches) (Munsell, Moist) (Munsell, Moist) Size & Contrast Concretions, profile Structure, etc. (match description.) 3 r 49� /av► -Cf& w t. �- - Hydric Soil Indicators: (check all that apply) ❑ Histol ❑ Matrix chroma _< 2 with mottles ❑ Histic Epipedon ❑ Mg or Fe Concretion ❑ Sulfidic Odor ❑ High Organic Content in Surface Layer of Sandy Soils ❑ Aquic Moisture Regime ❑ Organic Streaking in Sandy Soils ❑ Reducing Conditions ❑ Listed on National/Local Hydric Soils List ❑ Gle ed or Low-Chroma =1 matrix ❑ Other (explain in remarks) Hydric soils present? Yes LJ No Pq Rationale for Decision/Remarks: i rvvncc `ems Wetland Determination Hydrophytic vegetation present? Yes No ❑ Is the sampling point within a wetland Yes ❑ NOX Hydric soils present Yes No ❑ Wetland hydrology_ present? Yes No ❑ T Rationale/Remarks: Notes: December 2007 J. S. Jones and Associates, Inc. DATA FORM 1 (Revised) Routine Wetland Determination (WA State Wetland Delineation Manual or 1987 Corps Wetland Delineation Manual) Project/Site: Abbey Road Group Job #07-179 ST FAB Date:December 17, 2007 Parcel # 292104-9095 and 292104-9107 County: King ApplicantlOwner: Abbey Road Group 923 Shaw Road, Suite A State: WA SMR: NE29/21N/04E Puyallup, WA 98372 Investigator(s): A. Josue/J S Jones Do normal circumstances exist on the site? Yes ® No ❑ Community ID: Is the site significantly disturbed (atypical situation)? Yes ❑ No 0 Transect ID: Is the area a potential Problem Area? Yes ❑ No ® Plot ID: SL#11 Explanation atypical or Problem Area: VEGETATION (For Strata, indicate T = tree; S = Shrub; H = Herb; V = vine) Dominant Plant Species Stratum % Cover I Indicator Dominant Plant Species Stratum I % Cover Indicator 1w►,t� S 94 1 fAC,4- o -T- 40 f--A-C. HYDROPHYTIC VEGETATION INDICATOR : % of dominants OBL, FACW, & FAG: Itv 0 Check all indicators that apply & explain belo : Visual observation of plant species growing in Areas of prolonged inundation/saturation Morphological Adaptation ❑ Physiological/reproductive adaptation ❑ Technical Literature ®, Wetland plant database Personal knowledge of regional plant communities ❑ Other(explain): Hydrophytic vegetation present? Yes No [-- YN _ Rationale for decision/Remarks: Percentage of dominant OBL FACW, & FAC : 5 Oa o HYDROLOGY Water Marks: Yes ❑ No P Sediment Deposits: Is it the growing season? Yes ® No ❑ On Yes ❑ No Eg Based on: ❑ soil temp (record temp ^} Drift Lines: Yes ❑ No Drainage Pa terns: Z other (explain): Visual frost free days Yes ❑ No U Dept. of inundation: -------- inches Oxidized Roots (live roots) Local Soil Survey; Depth of free water in pit: ----- inches Channels <12 in. Yes ❑ No Yes No Depth to saturated soil: ----- inches FAC Neutral Yes ❑ No Wat r-stained Leaves: Yes El No Check all that apply & explain below: Other (explain): Stream, Lake, or gage data: ❑ Aerial photographs: ❑ Other: Wetland hydrology present? YesNo ❑ December 2007 J. S. Jones and Associales, Inc. Project: Abbey Road Group Job #07-179 ST FAB Federal Way Sample Location: SL # 11 SOILS Map Unit Name: (Series & Phase) Everett Gravelly Drainage Class:"Somewhat excessively Sandy Loam (EvC) drained" Taxonomy (subgroup):Dystric Xerochrepts _ Field observation confirm mapped ty e� Profile Descri tion Depth Horizon Matrix Color 1 Mottle Colors Mottle Abundance, Texture, (inches) I (Munsell, Moist) I (Munsell, Moist) Size & Contrast Concretions, 040 �r ' l'D YYA Hydric Soil Indicators: (check all that apply) ❑ Histol ❑ Histic Epipedon ❑ Sulfidic Odor ❑ Aquic Moisture Regime ❑ Reducing Conditions ❑ Gleved or Low-Chro a =1 matrix Hydric soils present? Yesp No ❑ Rationale for Decision/Remark: ma4e;x G b Z Wf1 `I Wetland Determination Hydrophytic vegetation present? Yes Hydric soils present Yes Wetland h drolo resent? Yes Rationale/Remarks: Notes: Structure, etc. r f �i ewrN,*11 I of ,r- r,V CrrAVe ►11 . ■ Drawing of soil profile (match Matrix chroma s 2 with mottles ❑ Mg or Fe Concretion ❑ High Organic Content in Surface Layer of Sandy Soils ❑ Organic Streaking in Sandy Soils ❑ Listed on National/Local Hydric Soils List ❑ Other (explain in remarks) No ❑ No ❑ No ❑ Is the sampling point within a wetland Yes No ❑ December 2007 J. S. Jones and Associates, Inc. DATA FORM 1 (Revised) Routine Wetland Determination (WA State Wetland Delineation Manual or 1987 Corps Wetland Delineation Manual) Project/Site: Abbey Road Group Job #07-179 ST FAB Date:December 17, 2007 Parcel # 292104-9095 and 292104-9107 County: King ApplicanVOwner: Abbey Road Group State: WA 923 Shaw Road, Suite A SIT/R: NE29/21N/04E Puyallup, WA 98372 Investi ator s : A. Josue/J S Jones Do normal circumstances exist on the site? Yes ® No ❑ Community ID: Is the site significantly disturbed (atypical situation)? Yes ❑ No ® Transect ID: Is the area a potential Problem Area? Yes ❑ No ® Plot ID: SL#12 Explanation atypical or Problem Area: VEGETATION (For Strata, indicate T = tree; S = Shrub; H = Herb; V = vine) Dominant Plant Species Stratum % Cover Indicator Dominant Hant S ecies 1 Stratum j % Cover Indicator � r o,nr, o �Iy- r i v< ti .'0 l meevL HYDROPHYTIC VEGETATION INDICATORS:' % of dominants OBL, FACW, & FAC: Scfly Check all indicators that apply & explain below: Visual observation of plant species growing in Areas of prolonged inundation/saturation Morphological Adaptation ❑ Physiological/reproductive adaptation ❑ Technical Literature ® Wetland plant database Personal knowledge of regional plant communities ❑ Other ex lain): Hydrophytic vegetation present? Yes No Rationale for decision/Remarks: Percentage of dominant OBL FACW & FAC: HYDROLOGY Water Marks: Yed El No LA Sediment Deposits: Is it the growing season? Yes ® No El On Yes ElNo Based on: ❑ soil temp (record temp ) Drift Lines: Yes ❑ No ' Drainage P fterns: _ ® other (explain): Visual frost free days , Oxidized Roots (live roots) Yes ❑ No Local Soil Survey: Dept. of inundation: -------- inches Depth of free water in pit: ----- inches Channels <12 in. Yes ❑ No ® Yes ❑ No U Depth to saturated soil: ----- inches FAC Neutral Yes D] No Water -stained Leaves: Yes El No Check all that apply & explain below: Other (explain): Stream, Lake, or gage data: ❑ Aerial photographs: ❑ Other: Wetland hydrology present? Yes ❑ No u u0 December 2007 J. S. Jones and Associates, hic. Project: Abbey Road Group Job #07-179 ST FAB Federal Way Sample Location: SL # 12 SOILS Map Unit Name: (Series & Phase) Everett Gravelly Drainage Class:"Somewhat excessively Sandy Loam (EvC) drained" Taxonomy (subgroup):Dystric Xerochrepts Yes ❑ No ❑ Field observation confirm Profile Description Depth (inches) Horizon Matrix Color (Munsell, Moist) Mottle Colors (Munsell, Moist) Mottle Abundance, Size & Contrast Texture, Concretions, Structure, etc. Drawing of soil I profile (match description) _ (9r'7 )-v4w i ❑ Matrix chroma s 2 with mottles I Hydric Soil Indicators: (check ❑ Histol all that apply) LJ Histic Epipedon U Mg or Fe Concretion ❑ Sulfidic Odor ❑ High Organic Content in Surface Layer of Sandy Soils ❑ Aquic Moisture Regime ❑ Organic Streaking in Sandy Soils ❑ Reducing Conditions ❑ Listed on National/Local Hydric Soils List ❑ Gleyed or Low-Chroma =1 matrix ❑ Other (explain in remarks) Hydric soils present? Yes LJ No Rationale for Decision/Remarks: �+- Wetland Determination Hydrophytic vegetation present? Hydric soils present Wetland hvdroloav present? Rationale/Remarks: r�4I a4 Notes: Yes ❑ No Yes ❑ No Yes ❑ No r�Xyn% Is the sampling point within a wetland Yes ❑ Nop I December 2007 J. S. Jones and Associates, Inc. DATA FORM 1 (Revised) Routine Wetland Determination (WA State Wetland Delineation Manual or 1987 Corps Wetland Delineation Manual) Project/Site: Abbey Road Group Job #07-179 ST FAB uate:uecemner it, zuut Parcel # 292104-9095 and 292104-9107 County: King ApnlicantlOwner: Abbey Road Group State: WA 923 Shaw Road, Suite A SITIR: NE29/21 NI04E Puyallup, WA 98372 Investigators : A. Josue/J S Jones Do normal circumstances exist on the site? Yes ® No ❑ Community ID: Is the site significantly disturbed (atypical situation)? Yes ❑ No ® Transect ID: Is the area a potential Problem Area? Yes ❑ No ® Plot ID: SL#13 Explanation atypical or Problem Area: VEGETATION (For Strata, indicate T = tree; S = Shrub; H = Herb; V = vine) Dominant Plant Species Stratum %Cover Indicator Dominant Plant Species Stratum % Cover Indicator r G. &r¢•w A I9v viaal ln-� `� �F� N'- Vy'-A kJ-C,,� o 17 o LS 1Z:d-O `I- HYDROPHYTIC VEGETATION INDICATOPS: % of dominants OBL, FACW, & FAC: � a Check all indicators that apply & explain bel w: Visual observation of plant species growing in Areas of prolonged inundation/saturation Morphological Adaptation ❑ Physiological/reproductive adaptation ❑ Technical Literature ®' Wetland plant database Personal knowledge of regional plant communities ❑ Other(e_xplain): Hydrophytic vegetation present? Yes X No ❑ Rationale for decision/Remarks: - a Percentage of dominant OBL, FACW & FAC: (ti HYDROLOGY Water Marks: Yes ❑ No Sediment Deposits: Is it the growing season? Yes ® No ❑ On _ Yes ❑ No Based on: ❑ soil temp (record temp ) Drift Lines: Yes ❑ No,4 Drainage P tterns: j ® other (explain): Visual, frost free days Yes 0 No Dept. of inundation: -------- inches Oxidized Roots (live roots) Local Soil Survey: Depth of free water in pit: ----- inches Channels <12 in. Yes ❑ No ® Yes ❑ No 5� Depth to saturated soil: ----- inches FAC Neutral Yes ❑ No Water -stained Leaves. Yes ❑ NOW Check all that apply & explain below: Other (explain): Stream, Lake, or gage data: ❑ Aerial photographs: ❑ Other: Wetland hydrology present? Yes ❑ No /29 Uo U December 2007 J. S. Jones and Associates, h:c. Project: Abbey Road Group Job #07-179 STFA8 Federal Way Sample tocalion: SL # 13 SOILS Map Unit Name: (Series & Phase) Everett Gravelly Drainage Class:"Somewhat excessively Sandy Loam (EvC) drained" Taxonomy (subgroup):Dystric Xerochrepts Yes ❑ No ❑ Field observation confirm mapped type? Profile Descri Lion _ Depth Horizon Matrix Color Mottle Colors Mottle Abundance, Texture, Drawing of soil (inches) (Munsell, Moist) (Munsell, Moist) Size & Contrast Concretions, profile Structure, etc. (match description.) 5h S Hydric Soil Indicators: (check all that apply) ❑ Histol ❑ Matrix chroma s 2 with mottles ❑ Histic Epipedon ❑ Mg or Fe Concretion ❑ Sulfidic Odor ❑ High Organic Content in Surface Layer of Sandy Soils ❑ Aquic Moisture Regime ❑ Organic Streaking in Sandy Soils ❑ Reducing Conditions ' ❑ Listed on National/Local Hydric Soils List ❑ Gle ed or Low-Chroma =1 matrix ❑ Other (explain in remarks Hydric soils present? Yes ❑ No Rationale for Decision/Remarks: Wetland Determination Hydrophytic vegetation present? Yes No ❑ Is the sampling point within a wetland Yes ❑ No)t�? Hydric soils present Yes No Wetland hydrology resent? Yes ❑ No I Rationale/Remarks: ' Notes: December 2007 J. S. Jones and Associales, Inc. DATA FORM 1 (Revised) Routine Wetland Determination (WA State Wetland Delineation Manual or 1987 Corps Wetland Delineation Manual) Project/Site: Abbey Road Group Job #07-179 ST FAB Date:December 17, 2007 Parcel # 292104-9095 and 292104-9107 County: King _Atorslican Owner: Abbey Road Group State: WA 923 Shaw Road, Suite A S/T/R: NE29/21N/04E Puyallup, WA 98372 Investi ator s : A. Josue/J S Jones Do normal circumstances exist on the site? Yes No L] Community ID: Is the site significantly disturbed (atypical situation)? Yes ❑ No ® Transect ID: Is the area a potential Problem Area? Yes ❑ No ® Plot ID: SL#14 Explanation atypical or Problem Area: VEGETATION (For Strata, indicate T = tree; S = Shrub; H = Herb; V = vine) Dominant Plant Species Stratum % Cover Indicator Dominant Plant Species Stratum % Cover Indicator 5 &'0 Dy'L Rik, 90 LS eV /per %2 r ¢O /VL- HYDROPHYTIC VEGETATION INDIC TOFFS: % of dominants OBL, FACW, & FAG: Zjw: Check all indicators that apply & explain Visual observation of plant species growing in Areas of prolonged inundation/saturation f Morphological Adaptation ❑ Physiological/reproductive adaptation ❑ Technical Literature ® Wetland plant database Personal knowledge of regional plant communities ❑ Other ex lain Hydrophytic vegetation present? Yes No Rationale for decision/Remarks: s Percentage of dominant OBL, FACW & FAC : `<ytp Yx os� c cue HYDROLOGY Water Marks: Yes No Ll* Sediment Deposits; Is it the growing season? Yes ® No ❑ On Yes ❑ No Based on: ❑ soil temp (record temp ) Drift Lines: Yes U No Drains a Patterns; EQ other(explain):Visual frost free days Yes No Dept. of inundation: - ------ inches Oxidized Roots (live roots) Local Soil Survey: Depth of free water in pit: ----- inches Channels <12 in, Yes 0 No CK Yes ❑ No Depth to saturated soil: —_inches FAC Neutral Yes 0 No Water -stained Leaves: Yes ❑ No Check all that apply & explain below: Other (explain); Stream, Lake, or gage data: ❑ Aerial photographs: ❑ Other: _ Wetland hydrology present? Yes 0No a �� i v..ir.,bio n•c.+.arr. December 2007 J. S. Jones and Associates, Inc. Project: Abbey Road Group Job #07--179 ST FAB Federal Way Sample Location: SL # 14 SOILS Map Unit Name: (Series & Phase) Everett Gravelly Drainage Class:"Somewhat excessively Sandy Loam (EvC) Taxonomy (subgroup):Dystric Xerochrepts drained" YeSA No ❑ Field observation confirm mapped type? Profile Description Depth (inches) Horizon Matrix Color (Munsell, Moist) _ Mottle Colors (Munsell, Moist) ^Mottle Abundance, Size & Contrast Texture, Concretions, Structure, etc. Drawing of soil profile (match description.) _ / Ir 1 yi2 3 j,"rA Hydric Soil Indicators: (check all that apply) ❑ Histol ❑ Matrix chroma <_ 2 with mottles ❑ Histic Epipedon ❑ Mg or Fe Concretion ❑ Sulfidic Odor ❑ High Organic Content in Surface Layer of Sandy Soils ❑ Aquic Moisture Regime ❑ Organic Streaking in Sandy Soils ❑ Reducing Conditions ❑ Listed on National/Local Hydric Soils List ❑ Gleved or Low-Chroma =1 matrix ❑ Other (explain in remarks_) Hydric soils present? Yes ❑ No Rationale for Decision/Remarks: Wetland Determination} - Hydrophytic vegetation present? Yes ❑ NoE Is the sampling point within a wetland Yes ❑ No Hydric soils present Yes ❑ No Wetland h drola resent? Yes ❑ No Rationale/Remarks: Notes: December 2007 J. S. Jones and Associates, Inc. Project Name: Abbey Road Group Job #07-179 ST FAH — Federal Way Site Figure 1, Southwest Portion of Slope Wetiand #1 Figure 2. Scrub -Shrub Vegetation of Wetland #2. J S Jones and Associares, Inc. De,-er++Ger 2007 i1� i•_ Z� 1° . 1 5 � - 5 +Y •i ' .`� •�:Y ,. � !ice :. ��` •-+1 :��".`r .r r1 " 1 Wetland Name or Project Name: Abbev Road Group Job#07--179 ST FAB Federal My G � U S 348th St �HWy 18 ° - _ SOUih N Raderal Way No > No Park & Ride i h h Campus Ur SITE 1 Sk.. W S 356th St th5 AgC No Na C% OWN 111 Figure 5. Soils Map of Project Site and Vicinity (City of Federal Way Soils Map). J S Jones and Associates, Inc. Wetland Name or Project Name: Abbey Road Group Job#07-179 ST FAIT Federal l q `•_. 1 L L__ AAAZ& rSt :348th 5t ; J ! }.-I 'D Fi►ruy I$ 0 I. LA- South _ Park u! F�_�,�.r -.f�liLB � Tl I l rrrrL -Campus tt _ Ench-antod Park Figure 6. City of Federal Way Wetland Inventory of Project Vicinity. J S Jones and Associates, Inc NORTH ff� 0 25 50 100 150 SCALE: 1 " = 50' ABBEY ROAD GROUP JOB #07-1 7B BT FAB WETLAND SKETCH SEC. 29, TWP.21 N, RGE. 04 E, W.M. TAX PARCEL ID NO.: 292104-9095 & 2922104-9107 't I ri 2K 9001 :-J - -� i r r e i i WOR IIIi Jl T` lk f ' R/D POND lk r kk":1 i i�f �. •'� - .. I• tit 1 I it I I � I NO-1 DATE I BY I REVISION I VICINITY MAP NOTTO SCALE 1 I f� S 356TH ST 2921049003- casa��----------- f ' � f'', � ter•. . d9070 ti 1 I! i' %• 1 I �1.2921049071 --- 11921L►4GA',-�9�50490 9-921t7s2921-349062 f �29�144905gr- � -- 2921+ 049105 I i ! r L I1 1 i r r U O rn O o p N N � O 3: ® J W a ui U 11 o Lu 2 0 CD :;.- co � SUMMARY STORM DRAINAGE DESCRIPTION FOR . St. Fab Federal Way Federal Way, Washington December 2007 Prepared for: ABBEY ROAD GROUP, LLC 923 Shaw Road, Suite A Puyallup, WA 98372 Prepared by: Dana Larson Design Engineer Approved by: Seabrook Schilt, PE Principal REPORT #07181.0 "This analysis is based on data and records either supplied to, or obtained by, CES NW INC. These documents are referenced within the text of the analysis. This analysis has been prepared utilizing procedures and practices within the standard accepted practices of the industry." RECEIVE® AUG 0 7 2008 CITY OF FEDERAL Vti Y CDS SCOPE OF ANALYSIS This drainage summary is for the St. Fab Federal Way project. The property is currently owned by Group U, LLC. This is a general feasibility level 1 drainage report. Exact requirements will require additional analysis. This report looks at the overall drainage in the area and identifies at least some of the existing drainage restrictions and likely drainage requirements for development. EXISTING SITE DESCRIPTION AND SITE HYDROLOGY The existing site consists of two parcels (2921049095, 2921049107), totaling approximately 16.6 acres. One of the parcels (2921049107) is currently developed as a commercial site. The other, larger parcel (2921049095) is undeveloped and heavily wooded with large trees and thick underbrush. The site is bordered by 16th Ave South to the east, the Hylebos Wetlands to the west, S. 356th Street to the north, and a houses and South 359th Street to the south. Both South 356th Street and 16th Ave South have newer pavement that is in good condition. The entrance to the currently developed site is on 16th Ave South. The site has gentle slopes on the developed parcel and steep slopes that slope to the southwest on the undeveloped parcel. The undeveloped portion of the property slopes from the northeast down to the southwest. Elevations range from 265' to 190' with varying slopes, but slopes are not steep over any large area. The developed portion of the property gently slopes east to west with an elevation change from 245 to 235 over a distance of approximately 656 LF. Existing PA07181.0\01ing\Site Develarm:mlIzeports\Storm-summaryl.doc 1 grades appear to be between 0% and 3% for the majority of the developed portion of the site with the whole undeveloped west portion of the property at approximately 7.5%. OFFSITE DRAINAGE SUMMARY Cffsite Qpstream drainage Since the surrounding areas are already developed, little to no offsite water enters the site. It is all maintained and channeled on surrounding streets to the north and east and has storm drainage systems including catch basins and culverts already installed to catch any street flow. Since the site slopes to the southwest, no water will flow onto the site from the south or west. There does not appear to be significant offsite surface flow coming onto the property. The houses to the ' south have their own drainage areas and drain to the south and onto South 359t' Ave. So runoff from the south doesn't flow on to the site. It appears that small a portion of the runoff from the developed portion of the site drains to the drainage ditch along 16th Ave South. The rest of the runoff from the developed portion appears to drain to the west- and onto the undeveloped portion of the site which drains to the Hylebos Wetlands and creek. Downstream Conditions The site drains generally from northeast to southwest. The area to the west is a parcel of property owned by the City of Federal Way which contains a portion of Hylebos Creek and is set aside as habitat area. How much, if any of these areas extend onto the subject site would need to be determined a wetland biologist or others. P:\07181.0\!Fi1ing\Site Developmcnt\Rcports\Storm-sun mary1.doc 2 Surface runoff from the site flows to the west overland to the creek approximately 350 feet west of the site. Then creek flows south to South 359ffi Street, crosses the street in storm pipe and then continues to flow south in an open channel. The channel eventually empties into the Hylebos Waterway and into the Commencement Bay of Puget Sound. At the time of our field review there were no readily apparent drainage problems such as scouring or erosion from the existing storm. Additional analysis and research would be needed to more precisely determine the capacity of the existing downstream storm system. Development of the site would required storm water facilities to mitigate increased flow rates to the downstream system. CONCLUSIONS The site is currently in the basic water quality area (see Water Quality Applications Map A-4). The treatment goal for the basic water quality area is 80% removal of total suspended solids for a typical rainfall year, assuming typical pollutant concentrations in urban runoff (1998 King County Surface Water Design Manual). Depending on the re- development of this site, storm water quality facilities that may be required would be a bioswale, wetpond, combination wetpond/detention pond or filter strips. This would be needed to address storm water quality impacts from addition vehicle trips onsite. The site is currently in the level 1 flow control area (see Flow Control Applications Map A-5). The level 1 flow control is intended to protect flow -carrying capacity and limit increased erosion within the downstream conveyance system for runoff events less than or equal to the 10-year event. Matching the 2- and 10-year peak flows is intended- to P.\071 8 1.0\01ing\Site Development\Reports\Storm-summaryl.doc 3 prevent increases in return -frequency peak flows less than or equal to the 10-year peak flow down to the 2-year peak flow (1998 King County Surface Water Design Manual). In some cases additional requirements may be needed to mitigate storm water impacts to critical areas such as the Hylebox Creek area. We don't expect additional requirements, but analysis and city coordination beyond the scope of this preliminary investigation would be needed within the design process to arrive at a final site plan and storm facilities. In order to provide flow control and other storm facilities able to release to the surface on the west side of the site some fill would be required. Storm facilities mitigating development of this site can be designed and constructed making this project physically feasible from a storm drainage perspective. PA07181.0\!Filing\Site Development\Reports\Storm-summaryl.doe 4 Looking at front entrance of site. ;; Looking south along entrance frontage on eastern side of site. Developed portion of site. Photographs Looking at developed eastern portion of site. Looking north along entrance frontage on eastern'side of site. Looking at western undeveloped portion of site. P:\07181.0\!Filing\Site Development\Reports\Storm-summaryl.doc 5 Developed area entrance. PA07181.0\?Filing\Site DevelopmentlReports\Storm-summaryl.doc APPENDIX A General Exhibits Vicinity Map A-1 Exhibit Map With Contours A-2 Exhibit Map Without Contours A-3 Water Quality Applications Map A-4 Flow Control Application Map A-5 Fema Firm Map A-6 PA07181.0\1Fi1ing\Site Development\Reports\Storm summaryl.doe C.E.S. NWInc. I St Fab Federal Way , Civil Engineering & Surveying A-1 Phone: (253) 922-1532 5210 12th Street East Fax: (253) 922-1954 Fife, WA 98424 ceservices@cesnwinc.com Vicinity Map 6th Ave 344th St i( ' - r— .ti ;iG: Z. 348th St v;_ _ S348th St En AD tEA �S 352n4 # a 27.11 t'1 d St `r r 'S 354th -Lft 3 358t l %' A. �'. S •� ! H f?7 rr�aa ut t Inc., aaW gp zoor. �dAVYEO or TeleAM Map by Thomas Guide Maps 02006 ���, 5f::�' �. ;• y; : s City of Federal Way Flow Control Applications Map Legend i City Limits streams Lakes and Other Wetlands Level 1 Flow Control Area Level 2 Flow Control Area Level 3 Flow Control Area ea=zm Drainage Basin Boundaries Note: Wetlands and streams were identified in a 1998 City of Federal Way study. Map Date: 312005 City of Federal WaY •1 . r SWM Division 33325 3th Ave S Po Sax 971 S Federal Way. WA90053 E (253) WS-2700 WWW.cityaNderalwaycom 0 > ' scale: 0 0.25 0.5 1 Miles CITY OF Federafflay This map is a=mpanied by no WrWOS, and is s mply a graphical represenla6on. The Ciy of Federal Way makes no warranty as to its aocu=Y. A-5 �\-6