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17-105489-Critical Area ILF Plan-12-21-2023-V1
PREPARED FOR: Federal Way Campus, LLC PREPARED BY: Jennifer Marriott, PWS Wet.land, LLC 813-846-1684 Wet.land jen@wet.land In-Lieu Fee Plan Woodbridge Business Park Federal Way, Washington 10 October 2021 (Revised 1 December 2023) CONTENTS 1. REPORT PURPOSE ...................................................................................................................... 1 1.1 Project Name and Purpose ------------------------------------------------------------------------------------------------------ 1 1.2 Applicant ----------------------------------------------------------------------------------------------------------------------------- 1 1.3 Report Purpose --------------------------------------------------------------------------------------------------------------------- 1 1.4 Preparer Qualifications ----------------------------------------------------------------------------------------------------------- 1 2. PROJECT DETAILS .................................................................................................................... 2 2.1 Project Description ---------------------------------------------------------------------------------------------------------------- 2 3. EXISTING CONDITIONS ........................................................................................................... 3 4. AVOIDANCE AND MINIMIZATION OF IMPACTS TO WATERS OF THE US .............. 4 5. JUSTIFICATION FOR USING AN IN-LIEU FEE PROGRAM ............................................. 5 5.1 Description of Compensatory Mitigation Options Considered --------------------------------------------------------- 5 5.2 In-Lieu Fee Program Selection Rationale ------------------------------------------------------------------------------------ 5 6. PROPOSED IN-LIEU FEE CREDITS ....................................................................................... 6 6.1 Proposed Wetland Impacts ------------------------------------------------------------------------------------------------------ 6 6.2 Credit-Debit Analysis -------------------------------------------------------------------------------------------------------------- 6 6.3 Credit Purchase or Transfer Timing ------------------------------------------------------------------------------------------- 8 TABLE OF FIGURES Figure 1. Project Location (pulled from Sheet W1.0 of the Revised Mitigation Plan).................................................. 2 Figure 2. Summary of Wetlands, as reflected from revised Mitigation Plan. .............................................................. 3 Figure 3. Summary of Wetland Impacts proposed, as reflected from revised Mitigation Plan. ................................. 4 TABLE OF FIGURES Table 1. Summary of Credit-Debit Analysis. ................................................................................................................. 6 TABLE OF ATTACHMENTS Attachment 1. Wetland Rating Forms, Talasaea Consultants Attachment 2. Credit-Debit Calculations REPORT PURPOSE PAGE 1 1. Report Purpose 1.1 Project Name and Purpose The Applicant proposes to construct a new business park with three (3) new warehouses with office space and associated infrastructure. The existing Weyerhaeuser Tech Center will remain but the existing parking lots will be reconfigured. Direct and indirect wetland impacts totalling 8,436 square feet (0.19-acres) and 7,311 square feet (0.17-acre), respectively, are proposed to accommodate this Project. These impacts will be compensated for through the purchase of 16.85 in-lieu fee credits. On-site mitigation will occur for other buffer modifications proposed outside of the direct and indirect wetland impacts. 1.2 Applicant The Applicant for the Project is Federal Way Campus, LLC, represented by Coby Holley: Coby Holley, 4020 Kinross Lakes Parkway, Suite 200, Richfield, OH 44286 Email: cholley@irgra.com 1.3 Report Purpose This report has been prepared to outline the intent to use the King County In-Lieu Fee Program to compensate for wetland impacts proposed for this Project. 1.4 Preparer Qualifications Field investigations and delineations were previously completed and/or directed by Jennifer Marriott while employed at Talasaea Consultants. Jennifer Marriott has a Bachelor’s Degree and a Master’s Degree in Biology from University of Central Florida, and a second Master’s Degree in Environmental Soil Science from the University of Florida. She has 20 years of experience in wetland delineations and environmental permitting. PROJECT DETAILS PAGE 2 2. Project Details 2.1 Project Description The Site is an assemblage of three parcels currently owned by Federal Way Campus, LLC (Figure 1). The approximate address is 32901 Weyerhaeuser Way South in the City of Federal Way, Washington. The Site is approximately 136 acres in size. The remainder of the associated parcels under Federal Way Campus, LLC ownership are not a part of this project. The Public Land Survey System location of the Site is Sections 16 and 21, Township 21 North, Range 4 East, Willamette Meridian. Figure 1. Project Location (pulled from Sheet W1.0 of the Revised Mitigation Plan) The Applicant proposes to construct a new business park comprised of three (3) new warehouses with office space and associated infrastructure. The Weyerhaeuser Tech Center will be retained, but the existing parking lots will be reconfigured to a more compact arrangement around the Tech Center. Associated infrastructure to be constructed includes three (3) new stormwater detention facilities plus reconfiguring the existing stormwater pond, parking for both cars and trucks, and enough manoeuvring space for the truck traffic anticipated around these buildings. The proposed Site Plan has been designed to minimize impacts to critical areas to the greatest extent practicable, as outlined in the Critical Areas Report prepared by Talasaea Consultants, dated 9 April 2020 and the addendum prepared by Wet.land, LLC, as revised 1 December 2023 that includes the revised Mitigation Plan, as revised by Wet.land, LLC, dated 1 December 2023. EXISTING CONDITIONS PAGE 3 3. Existing Conditions A Critical Areas Report and Mitigation Plan were completed by Talasaea Consultants on 9 April 2020 that was provided to the Applicant. Portions of 25 wetlands and one (1) stream are located on or adjacent to the Site. Details of the existing conditions are provided in Chapter 4 of the CAR. A summary of the critical areas present onsite includes: Figure 2. Summary of Wetlands, as reflected from revised Mitigation Plan. AVOIDANCE AND MINIMIZATION OF IMPACTS TO WATERS OF THE US PAGE 4 4. Avoidance and Minimization of Impacts to Waters of the US The Project has reduced wetland impacts to the greatest extent practicable, as described in Sections 7, 8, and 9 of the CAR and CAR Addendum. The proposed site plan has been designed to minimize impacts to critical areas to the greatest extent practicable while meeting the criteria for development of a viable project and conforming to the City of Federal Way standards. In attempting to avoid wetland impacts on the Site, several different configurations were evaluated to find the best configuration and scale for the project needs. Despite these efforts, some impacts to critical areas are unavoidable in order to achieve a viable project. Portions of 25 wetlands and one (1) stream are located on or adjacent to the Site. Construction of the proposed development would directly impact (fill) 8,436 square feet (0.2-acre) of wetlands for the buildings, parking, and stormwater facilities. An additional 7,311 square feet (0.17-acre) of wetland as being considered indirect wetland impacts due to site development encroachments. Road improvements are proposed within the right-of-way of Weyerhaeuser Way South, and a maintenance access road will be located over an existing trail that will need expanding. Figure 3. Summary of Wetland Impacts proposed, as reflected from revised Mitigation Plan. The wetland impacted by the Project will be mitigated for through the purchase of credits from the King County In- Lieu Fee Program. No additional monitoring or maintenance will be required once the purchase of credits is final. Credit purchase is finalized after receipt of final Agency permits. Additional onsite mitigation is proposed to compensate for buffer impacts beyond those direct and indirect wetland impacts discussed here. JUSTIFICATION FOR USING AN IN -LIEU FEE PROGRAM PAGE 5 5. Justification for Using an In-Lieu Fee Program 5.1 Description of Compensatory Mitigation Options Considered Allowable mitigation options for the City are outlined in Federal Way Revised Code (FWRC) 19.145.430(4), and include in-lieu fee credits as well as mitigation banks, in addition to advanced mitigation and other Permittee- responsible options. The USACE identifies mitigation banks and in-lieu fee programs as preferential mitigation options, followed by on-site Permittee Responsible then off-site Permittee Responsible mitigation. No mitigation banks occur that cover the Site location. The King County In-Lieu Fee program does cover the Site location. The Site generally contains areas where onsite mitigation could be done. However, these locations are either within shoreline jurisdiction, already contain existing native vegetation that is less desirable to remove, or have hydrologic constraints such that without an artificial source of hydrology these locations make for poor wetland creation potential. Given that the USACE has a preference for in-lieu fee over Permittee-responsible mitigation, the decision was made to use the King County In-Lieu Fee Program. While offsite wetland creation may be potentially possible, available land in the area for wetland creation is limited given the dense urban development. This is also the least preferential for the USACE, and thus, inherently problematic. Onsite mitigation is proposed to compensate for additional buffer modifications proposed to accommodate the Project. However, all mitigation for wetland fill (direct impacts) and associated insufficiently buffered (indirect) wetland impacts will be provided through the purchase of in-lieu fee credits. 5.2 In-Lieu Fee Program Selection Rationale Mitigation sequencing is required by local, State, and Federal regulations. The below list is outlined in FWRC 19.145.430(2), and is consistent with those requirements of the Washington Department of Ecology and the USACE. (a) It will not adversely affect drainage or stormwater retention capabilities; (b) It will not lead to unstable earth conditions nor create erosion hazards; (c) It will not be materially detrimental to any other property in the area of the subject property nor to the city as a whole, including the loss of open space; (d) It will result in no net loss of wetland area, function or value upon completion of compensatory mitigation; (e) The project is in the best interest of the public health, safety or welfare; (f) The applicant has demonstrated sufficient scientific expertise and supervisory capability to carry out the project; and (g) The applicant is committed to monitoring the project and to making corrections if the project fails to meet projected goals. How the Project has met each of these requirements is outlined in Section 4 above as well as discussed in detail in the CAR prepared by Talasaea Consultants and the subsequent addendum prepared by Wet.land, LLC. PROPOSED IN -LIEU FEE CREDITS PAGE 6 6. Proposed In-Lieu Fee Credits 6.1 Proposed Wetland Impacts Direct impacts (fill) totalling 8,436 square feet (0.2-acres) and 7,311 square feet (0.17-acre) of indirect impacts to wetlands will be accounted for in the credit purchase to address both direct wetland impacts for the proposed development and for indirect wetland impacts where the Project would leave the remainder of the onsite wetlands insufficiently buffered. 6.2 Credit-Debit Analysis The results of the credit-debit analysis are outlined below in Table 1. The rating sheets from the CAR prepared by Talasaea are provided only for the wetlands proposed for impact (Attachment 1). The calculations that form the foundation for the table below is attached as Attachment 2. Debits for indirect impacts were reduced by half consistent with Ecology guidance. A total of 16.85 units of Debits will result from the proposed wetland fill to accommodate this Project, resulting in the purchase of an equivalent number of Credits from the King County In- Lieu Fee Program to compensation for the Project impacts to wetlands. Table 1. Summary of Credit-Debit Analysis. Summary of Credits and Debits DIRECT IMPACTS INDIRECT IMPACTS DEBITS (all numbers are acre - points) Improving Water Quality (sum of all impacts) Hydrologic Function (sum of all impacts) Habitat Function (sum of all impacts) Improving Water Quality (sum of all impacts) Hydrologic Function (sum of all impacts) Habitat Function (sum of all impacts) Wetland AE 0.105 0.09 0.06 0.0042 0.0036 0.0024 Wetland AF 0 0 0 0.231 0.198 0.132 Wetland AG 1.316 1.128 0.752 0.588 0.504 0.336 Wetland AH 0.042 0.036 0.024 0.294 0.252 0.168 Wetland AV 0 0 0 0.364 0.312 0.208 PROPOSED IN -LIEU FEE CREDITS PAGE 7 Wetland BS(N) 1.736 1.488 0.992 0 0 0 Wetland DE 0.084 0.072 0.036 3.024 2.592 1.296 Wetland EI 0.096 0.08 0.048 0 0 0 Wetland EJ/EK/EL/EM 0.525 0.45 0.225 0 0 0 Wetland FD 0.288 0.288 0.144 0 0 0 Wetland FE 0.196 0.168 0.14 0 0 0 Wetland FF 0.396 0.396 0.198 0 0 0 Wetland GB (North) 0 0 0 0 0 0 Total (in acre - points) 4.78 4.20 2.62 4.51 3.86 2.14 Modified Total (Indirect Impacts, 0.5:1) 2.25 1.93 1.07 CREDITS (all numbers are acre - points) Improving Water Quality (sum of all impacts) Hydrologic Function (sum of all impacts) Habitat Function (sum of all impacts) Improving Water Quality (sum of all impacts) Hydrologic Function (sum of all impacts) Habitat Function (sum of all impacts) Creation/Re - establishment 0.00 0.00 0.00 0.00 0.00 0.00 Rehabilitation 0.00 0.00 0.00 0.00 0.00 0.00 Enhancement 0.00 0.00 0.00 0.00 0.00 0.00 Wetland Preservation 0.00 0.00 0.00 0.00 0.00 0.00 Upland Preservation 0.00 0.00 Total Credits Available 0.00 0.00 0.00 0.00 0.00 0.00 PROPOSED IN -LIEU FEE CREDITS PAGE 8 (in acre - points) BALANCE Credits - Debits -4.78 -4.20 -2.62 -2.25 -1.93 -1.07 TOTAL DEBITS BY IMPACT -11.599 -5.255 TOTAL DEBITS -16.854 6.3 Credit Purchase or Transfer Timing Credit purchase should occur simultaneously with the start of the proposed Project following issuance of required permits from applicable regulatory agencies. Proof of mitigation credit purchase will be supplied to the regulatory agencies upon receipt. ATTACHMENT 1 Attachment 1 Wetland Ratings prepared by Talasaea Consultants Woodbridge Business Park Critical Areas Report and Proposed Mitigation Plan 9 April 2020 Copyright © 2020 Talasaea Consultants, Inc. 1572C Critical Areas Report and Proposed Mitigation Plan V6.docx Appendix D APPENDIX D WETLAND RATING FORMS, TALASAEA CONSULTANTS, 2016 & 2017 ATTACHMENT 2 Attachment 2 Summary of Credit-Debit Calculations Summary Worksheet 7 November 2023 Project: DEBITS (all numbers are acre-points) Improving Water Quality (sum of all impacts) Hydrologic Function (sum of all impacts) Habitat Function (sum of all impacts) Improving Water Quality (sum of all impacts) Hydrologic Function (sum of all impacts) Habitat Function (sum of all impacts) Wetland AE 0.105 0.09 0.06 0.0042 0.0036 0.0024 Wetland AF 0 0 0 0.231 0.198 0.132 Wetland AG 1.316 1.128 0.752 0.588 0.504 0.336 Wetland AH 0.042 0.036 0.024 0.294 0.252 0.168 Wetland AV 0 0 0 0.364 0.312 0.208 Wetland BS(N)1.736 1.488 0.992 0 0 0 Wetland DE 0.084 0.072 0.036 3.024 2.592 1.296 Wetland EI 0.096 0.08 0.048 0 0 0 Wetland EJ/EK/EL/EM 0.525 0.45 0.225 0 0 0 Wetland FD 0.288 0.288 0.144 0 0 0 Wetland FE 0.196 0.168 0.14 0 0 0 Wetland FF 0.396 0.396 0.198 0 0 0 Wetland GB (North)0 0 0 0 0 0 Total (in acre-points)4.78 4.20 2.62 4.51 3.86 2.14 Modified Total (Indirect Impacts, 0.5:1)2.25 1.93 1.07 CREDITS (all numbers are acre-points) Improving Water Quality (sum of all impacts) Hydrologic Function (sum of all impacts) Habitat Function (sum of all impacts) Improving Water Quality (sum of all impacts) Hydrologic Function (sum of all impacts) Habitat Function (sum of all impacts) Creation/Re-establishment 0.00 0.00 0.00 0.00 0.00 0.00 Rehabilitation 0.00 0.00 0.00 0.00 0.00 0.00 Enhancement 0.00 0.00 0.00 0.00 0.00 0.00 Wetland Preservation 0.00 0.00 0.00 0.00 0.00 0.00 Upland Preservation 0.00 0.00 Total Credits Available (in acre-points)0.00 0.00 0.00 0.00 0.00 0.00 BALANCE Credits - Debits -4.78 -4.20 -2.62 -2.25 -1.93 -1.07 TOTAL DEBITS BY IMPACTTOTAL DEBITS Woodbridge Business Park Summary of Credits and Debits -16.854 -11.599 -5.255 DIRECT IMPACTS INDIRECT IMPACTS Calculating Debits for Compensatory Mitigation in Wetlands of Western Washington Debit Worksheet Project: Woodbridge Business Park Applicant:Applicant:Federal Way Campus, LLC Mitigation Project is: Delayed (King County ILF) Improving Water Quality Hydrologic Habitat Improving Water Quality Hydrologic Habitat Improving Water Quality Hydrologic Habitat Improving Water Quality Hydrologic Habitat Improving Water Quality Hydrologic Habitat Improving Water Quality Hydrologic Habitat Improving Water Quality Hydrologic Habitat Improving Water Quality Hydrologic Habitat Improving Water Quality Hydrologic Habitat Improving Water Quality Hydrologic Habitat Site Potential (H,M,L)M M L M M L M M L M M L M H L M M L M M L M M L M M L M M L Landscape Potential (H,M,L)M M L M M L M M L M M L M L M L L L M M L M M L L M L L M L Value (H,M,L)H M M H M L H M M H M M H M M H M L H M L H M M H M L H M L Score for Wetland Unit 7 6 4 7 6 3 7 6 4 7 6 4 7 6 5 6 5 3 7 6 3 7 6 4 6 6 3 6 6 3 Acres of non-forested impacts 0.005 0 0 0 0 0.025 0.002 0.016 0.022 Basic mitigation requirement (BMR)0.035 0.03 0.02 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0.175 0.15 0.075 0.014 0.012 0.008 0.096 0.096 0.048 0.132 0.132 0.066 Temporal loss factor 3.0 3.0 3.0 3.0 3.0 DEBITS 0.105 0.09 0.06 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0.525 0.45 0.225 0.042 0.036 0.024 0.288 0.288 0.144 0.396 0.396 0.198 Acres of forest impacts 0.003 0.047 0.062 0.007 0.004 0 Basic mitigation requirement (BMR)0 0 0 0.021 0.018 0.009 0.329 0.282 0.188 0.434 0.372 0.248 0.049 0.042 0.035 0.024 0.02 0.012 0 0 0 0 0 0 0 0 0 0 0 0 Temporal loss factor 4.0 4.0 4.0 4.0 4.0 DEBITS 0 0 0 0.084 0.072 0.036 1.316 1.128 0.752 1.736 1.488 0.992 0.196 0.168 0.14 0.096 0.08 0.048 0 0 0 0 0 0 0 0 0 0 0 0 Acres of Evergreen forest impacts Basic mitigation requirement (BMR)0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 Temporal loss factor DEBITS 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 TOTALS Function Improving Water Quality Hydrologic Habitat Improving Water Quality Hydrologic Habitat Improving Water Quality Hydrologic Habitat Improving Water Quality Hydrologic Habitat Improving Water Quality Hydrologic Habitat Improving Water Quality Hydrologic Habitat Improving Water Quality Hydrologic Habitat Improving Water Quality Hydrologic Habitat Improving Water Quality Hydrologic Habitat Improving Water Quality Hydrologic Habitat Acre-Points 0.105 0.09 0.06 0.084 0.072 0.036 1.316 1.128 0.752 1.736 1.488 0.992 0.196 0.168 0.14 0.096 0.08 0.048 0.525 0.45 0.225 0.042 0.036 0.024 0.288 0.288 0.144 0.396 0.396 0.198 Total Debits by Function Improving Water Quality Hydrologic Habitat Acre-Points 4.784 4.196 2.619 11.599 Wetland FD Wetland FF Wetland BS(N) Wetland BS(N) Wetland AH Wetland FD Wetland FF Wetland AH Wetland EJ/EK/EL/EM Wetland EJ/EK/EL/EM/GB(N)Wetland AE Wetland DE Wetland AG Wetland FE Wetland EI Wetland AE Wetland DE Wetland AG Wetland FE Wetland EI Calculating Debits for Compensatory Mitigation in Wetlands of Western Washington Debit Worksheet Project: Woodbridge Business Park Mitigation Project is: Delayed (King County ILF) Improving Water Quality Hydrologic Habitat Improving Water Quality Hydrologic Habitat Improving Water Quality Hydrologic Habitat Improving Water Quality Hydrologic Habitat Improving Water Quality Hydrologic Habitat Improving Water Quality Hydrologic Habitat Site Potential (H,M,L)M M L M M L M M L M M L M M L M M L Landscape Potential (H,M,L)M M L M M L M M L M M L M M L M M L Value (H,M,L)H M M H M L H M M H M M H M M H M M Score for Wetland Unit 7 6 4 7 6 3 7 6 4 7 6 4 7 6 4 7 6 4 Acres of non-forested impacts 0.0002 0 0.011 0 0 0.014 Basic mitigation requirement (BMR)0.0014 0.0012 0.0008 0 0 0 0.077 0.066 0.044 0 0 0 0 0 0 0.098 0.084 0.056 Temporal loss factor 3.0 3.0 3.0 DEBITS 0.0042 0.0036 0.0024 0 0 0 0.231 0.198 0.132 0 0 0 0 0 0 0.294 0.252 0.168 Acres of forest impacts 0.108 0.021 0.013 Basic mitigation requirement (BMR)0 0 0 0.756 0.648 0.324 0 0 0 0.147 0.126 0.084 0.091 0.078 0.052 0 0 0 Temporal loss factor 4.0 4.0 4.0 DEBITS 0 0 0 3.024 2.592 1.296 0 0 0 0.588 0.504 0.336 0.364 0.312 0.208 0 0 0 Acres of Evergreen forest impacts Basic mitigation requirement (BMR)0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 Temporal loss factor DEBITS 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 TOTALS Function Improving Water Quality Hydrologic Habitat Improving Water Quality Hydrologic Habitat Improving Water Quality Hydrologic Habitat Improving Water Quality Hydrologic Habitat Improving Water Quality Hydrologic Habitat Improving Water Quality Hydrologic Habitat Acre-Points 0.0042 0.0036 0.0024 3.024 2.592 1.296 0.231 0.198 0.132 0.588 0.504 0.336 0.364 0.312 0.208 0.294 0.252 0.168 Total Debits by Function Improving Water Quality Hydrologic Habitat Acre-Points 4.5052 3.8616 2.1424 10.5092 Wetland AF Wetland AFWetland AE Wetland DE Wetland AG Wetland AV Wetland AH Wetland AE Wetland DE Wetland AG Wetland AV Wetland AH