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16-102986-ADCITY OF t Federal Way February 27, 2017 Stephen Sullivan Heartland Construction 10900 8'h Avenue South, Suite 1200 Bellevue, WA 98004 CITY HALL 33325 8th Avenue South Federal Way, WA 98003-6325 (253) 835-7000 www. cityoffederalway.. com Jim Ferrell, Mayor FILE stephen.sull ivan@heartlandwa. coin RE: File No. 16-102986-00-AU & 13-103505-UP; UPTOWN MIXED USE Minor Site Plan Modification Approval — Federal Way Public Schools Early Learning ;enter - 1066 South 320th Street, Federal Way Dear Mr. Sullivan: The City's Department of Community Development received your January 12, 2017, request to modify the 1-Intown (aka High Point) Mixed t..se complex, Process III site plan. The proposed request is a minor site [)Ian modification to eliminate six parking stalls and provide a fenced outdoor play area for the proposed Federal Way Public Schools (FWPS) Early Learning Center (ELC). The Uptown mixed use project was granted Process III Site Plan approval on June 4, 2014. According to your January 12, 2017 letter and plan sheet A2.10 by Greene Gasaway Architects, the following modifications to the approved site plan are being requested: • Elimination of six parking stalls along the east side of Building E (formerly Building B). • Creation of a fenced outdoor play area for the ELC along the east side of Building E. Findings: 1. There are no proposed changes to site access points, building size or locations, easements, required landscaping, utilities, or impacts to the environment with the requested minor site plan modifications. 2. The Early Learning Center is a permitted use in the CC-F zoning district under Federal Way Revised Code (FWRC) use zone chart 19.230.090. Parking Analysis Summary: 3. The minor site plan modification request to eliminate six parking stalls at the site is supported by information and analysis in the following documents: Heartland Construction letter to City dated January 12, 2017; email from Stephen Sullivan (Heartland & Devco) dated February 9, 2017; TENW Parking Analysis for Uptown Square (High Point) dated January 5, 2017; and memo from TENW dated January 12, 2017. Mr. Sullivan February 27, 2017 Page 2 4. In summary, eliminating six parking stalls and replacing them with an outdoor play area for the ELC complies with FWRC parking requirements for the proposed mix of uses on the site and complies with the parking requirements in the approved Process III decision dated June 4, 2014, based on the parking analysis summary below. 5. The June 4, 2014 Process III approval, section 9, includes a parking modification to allow a ground floor commercial parking rate of 3.16 spaces per 1,000 square feet of building gross floor area. Based on the rate of 3.16 spaces per 1,000 square feet, the ground floor (8,632 sq.ft.) of Building E required 29 parking stalls for general commercial use. In the June 4, 2014 Process III approval, 29 parking stalls were required and implemented for the Building E. The proposed ELC requires on -site parking at a rate of one stall per each employee for elementary school (FWRC 19.230.090). Sally McLean of Federal Way Public Schools has stated that there will be nine employees at the ELC. Based on nine employees at the ELC, FWRC 19.230.090 requires nine parking stalls for the ELC occupying the entire first floor of Building E. Therefore, the change in parking demand from the previously approved retail use (29 stalls) to the proposed ELC use (9 stalls) is a reduction of 20 required stalls. However, the proposed minor site plan modification also eliminates six parking stalls adjacent to Building E. As a result of the ground floor of Building E converting from general retail to school use, and the elimination of six parking stalls, the proposed on -site parking stall count of 494 stalls for the proposed mix of commercial uses, ELC, and 300 residential units at Uptown (High Point) complex complies with applicable FWRC parking stall count regulations and the parking space modification approved in the June 4, 2014 Process III approval as demonstrated in the table below. Proposed Use Size and Parking Stalls Required Stalls Proposed Rate ELC 8,632 sq.ft. 9 9 Pkg rate: 1/employee Remaining Ground 10,168 sq.ft. 32 32 Floor Commercial Pkg. rate: 3.16 stall per 1,000 sq.ft Residential 300 units 453 453 Pkg. rate: 1.51 stall per unit Total i 494 494 6. Additional factors supporting approval of the requested minor site plan modification and elimination of six parking stalls at the Uptown site are as follows: As noted in the January 12, 2017 TENW report, and Heartland Construction & Devco letter to the City dated January 12, 2017, it is expected that some of the students will walk to the ELC from within the Uptown complex. • Based on the analysis on page 2 of the January 5, 2017 TENW report, peak periods of parking for the proposed ELC would not conflict or coincide with peak use of parking by residents of the complex. The peak parking periods for the ELC are during the normal school 16-102956-00-AD Doc LD 75427 Mr. Sullivan February 27, 2017 Page 3 howl between 8:00 a.m. and 3:30 p.m., while the peak residential parking period for the residential uses at Uptown are after 7:00 p.m. . • The January 5, 2017 TENW report concludes "Analysis of both ITE parking generation and shared parking demand indicates adequate szrpply would be available for all land uses on - site with incorporation of the proposed Early Learning Center with a total supply of 494 stalls (six less than originally built). Therefore, the analysis of parking dernand for the proposed Uptown project concluded the proposed supply of 494 stalls would exceed forecasted demand, provide adequate surplus of on -site parking during peak periods, and a reduction ofFWRC 19.130.080(2) renaainsjustified. " • In an email from Steve Sullivan at Heartland & Devco, dated February 18, 2017, Devco has identified measures to further implement the Transportation Demand Management Plan (TDM) in regard to free and reduced fare transit passes for residents of Uptown. Conclusion and Decision: The request for minor site plan modification is hereby approved with condition. There are no changes to site access points, building locations, easements, required landscaping, utilities, or impacts to the environment with the requested site plan modifications. The elimination of six parking stalls is supported by the analysis above. Pursuant to FWRC 19.15.090(3), the minor site plan modification request as conditionally approved is consistent with city codes and policies. Condition of Approval: In order to further implement condition number 12 of the June 4, 2014 Process III approval regarding the TDM elements: Within two weeks of the date of this approval, the owner shall submit to the City an updated Transportation Demand Management Plan for the Uptown complex, adding the following specific transportation implementation measures as identified in Stephen Sullivan's email dated February 9, 2017. Minimum 3-foot by 3-foot Transportation Information Center at the complex including: 1. (Transit) route Map with schedules at the bottom. 2. Information on the availability of Reduce Fare Transit Passes from King County Metro for those who qualify — a brochure. 3. Location of Federal Way Public Health Center in Federal Way at 33431 13)"' Place South — where residents can make the application and get a free ORCA LIFT card. 4. Uptown Square will reimburse residents as follows: a. Residents who have a Reduce Fare Transit Pass — ORCA LIFT, will receive a 30% reimbursement up to $30.00 for their fares, when they produce a paid receipt from King County Metro. b. Residents who have a standard transit pass — ORCA, will receive a 30% reimbursement up to $30.00 for their fares, when they produce a paid receipt from King County Metro. The original Process III approval decision and the site plans approved and referenced in the June 4, 2014 Process III approval are still valid and applicable, with the minor modification approved herein. I6-102986-00-AD Doc I D 75427 Mr. Sullivan February 27, 2017 Page 4 This modification approval does not waive compliance with future City of Federal Way codes, policies, and standards relating to this development. If you have any questions regarding this letter, please contact Jim Harris, Planner, at 253-835-2652 orjiin.harris@cityoffederalway.com. Sincerely, &;'V� Brian Davis Director of Community Development enc: Plan sheet A2.10 by Greene Gasaway Architects dated January 9, 2017 c: Sally McLean, Federal Way Public Schools, 33330 81h Avenue South, Federal Way, WA 98003 Jim Harris; Planner Kevin Peterson, Engineering Plans Reviewer Tom Neubauer, Devco, 10900 8`h Avenue South, Suite 1200, Bellevue, WA 98004 16-102986-00-AD Doe. J.D. 75427 CITY OF , . Federal Way December 22, 2016 FILE CITY HALL 33325 8th Avenue South Federal Way, WA 98003-6325 (253) 835-7000 www.cityoffederalway.com Jim Ferrell, Mayor Steve Sullivan Via email: stephen.sullivan@heartlandwa.com Devco 10900 8t" Avenue South Bellevue, WA 98004 RE: File #16-102986-00-AD; TECHNICAL COMMENTS High Point Early Childhood Learning Ctr,1066 South 320`h Street, Bldg B, Federal Way Dear Mr. Sullivan: The Community Development Department has reviewed the TENW November 23, 2016 Parking Analysis for the Uptown (High Point) mixed use project, and the proposed Federal Way Public Schools Early Learning Center (ELC) proposed at the site. The proposal and request is to eliminate six parking stalls in order to construct an outdoor play area for the ELC. In summary, the Community Development Department preliminarily supports the proposal to eliminate six parking stalls based on the preliminary information contained in the TENW parking analysis. The Director of Community Development requires submittal and City review of the following information: The applicant shall apply for a minor site plan modification to the approved Uptown site plan (file #13-103505 UP), as the proposal modifies the approved site plan by removing six parking stalls and replacing them with an outdoor play area. This minor site plan modification will be decided in a written decision by the Director of Community Development. The minor site plan modification request needs to identify the name and application number of the site plan that is being modified, and describe the request. 2. The November 23, 2016 TENW parking analysis must be revised and/or amended to include accurate data regarding at a minimum: the correct number of parking stalls on the currently approved site plan (500), the correct number of multi -family units on the approved site plan no. 13-103505 UP, the current and correct amount of commercial space on the ground floor of Buildings B and C, (approximately 18,800 square feet). The TENW analysis also needs to reference the correct parking ratios approved by the City in the June 4, 2014 Process III Project Approval decision (finding #9 — 1.51 parking stalls per dwelling unit and 3.16 parking stalls per 1,000 square feet of gross floor area commercial). 3. The applicant must identify how condition number 12 (below) of the June 4, 2014 Process III approval decision is currently being met and implemented. Mr. Sullivan December 22, 2016 Page 2 The transportation demand management plan shall be implemented for the life of the project and include reduced fare transit passes for residents and employees as indicated in the parking study and employee use of shower facilities. 4. For the City Public Works Traffic Division review, please submit information regarding potential student drop off and pick-up in regard to potential vehicle queuing during the peak periods. Please identify if student drop off and/or pickup would be conducted at the curb, or by parking and adult escort of children to the building. If there is any curbside drop-off proposed, then a queuing analysis must be submitted and analyzed to assure no backups are created onto public streets including South 320"' Street and I Ilh Place South. Upon submittal and review of the above information, the City will make a written decision on the minor site plan amendment. Contact me at 253-835-2652 or iim.harris zDcityoffederalway.coin if you have any questions. Sincerely, 4 Harris Planner c: Sarady Long, Senior Traffic Engineer 16-102956-00-AD Doc I D 75145 MEMORANDUM DATE: January 12, 2017 TO: Jim Harris, Planner, City of Federal Way CC: Stephen Sullivan, Heartland Jack Hunden, DevCo, Inc. FROM: Michael Read, PE, Principal, TENW TENW Transportation Engineering NorthWest RESLiSMM ED CZYUNrr y DEVL WAY SUBJECT: Uptown Square (High Point) — Response to Technical Comments (16-102986-00-AD) TENW Proiect No. 3275 This memorandum provides a response several of the technical comments received by DevCo related to the currently under construction Uptown Square project and the incorporation of the Early Learning Center by the Federal Way School District at the project. Four main corrections were issued, this memo address the Corrections 2 through 4. Correction 1, application for a Minor Site Plan Modification, will be made directly by DevCo. Responses Correction 2. An updated parking analysis to our November 23, 2016, review of code, parking demand estimates, and other components related to incorporation of the Federal Way School District Early Learning Center has been amended to reflect the constructed number of units, built parking supply, and impacts of the proposed use (Attachment A). Correction 3. The Developer has developed a Transportation Demand Management (TDM) Plan per condition 12 of the Process III approval decision, which incorporates the expected elements related to reducing reliance on single -occupant vehicles at Uptown Square residents and employees (see Attachment B). Correction 4. The expected student drop-off/pick-up area will be provided via parked vehicles as directed by Federal Way School District staff (Sally D. McLean, Chief Finance & Operations Officer), no drop-off/pick-up queuing areas would be utilized or designated. If you have any questions regarding the information presented in this memo, please call me at (206) 361-7333 x 101 or mikeread@tenw.com. Transportation Planning I Design I Traffic Impact & Operations PO Box 65254, Seattle, WA 98155 1 Office (206) 361-7333 Attachment A Uptown Square Parking Analysis —,January 5, 2017 I TENW Transportation Engineering North West MEMORANDUM DATE: January 5, 2017 TO: Jack Hunden, President, DevCo., Inc. David Ratliff, Development Manager, DevCo, Inc, FROM: Michael Read, PE, Principal TENW SUBJECT: Parking Analysis for Uptown Square (High Point) - Expanded TENW Project No. 3275 This memorandum documents an evaluation of parking demand and parking code analysis of the proposed mixed use project known as Uptown Square (formerly known as High Point) that mixed use project currently under construction on the former Federal Way School District Transportation Facility, north of S 320rh Street at 1 1 th Avenue S. The proposed project was approved to construct 300 residential units, approximately 18,800 square -feet of leasable floor area in specialty retail use, and an on -site parking supply of 500 stalls. Within the previously proposed on -site parking supply, 25 stalls were to be designated as "retail only", 35 were to be designated as "shared use stalls" (daytime retail, evening residential use), and 440 would be dedicated to residential uses. This analysis has been updated to include conversion of approximately 8,632 square -feet of specialty use retail commercial within Building B into an Early Learning Center for the Federal Way School District. As part of this project, the School District and the City have requested an outdoor play area to be constructed and dedicated to serve up to 60 students and 9 school district employees (Source: Sally D. McLean, Chief Finance & Operations Officer, Federal Way School District) immediately adjacent to Building B (see Attachment 1 for location of outdoor play area within the northeast quadrant of the S 3201h Street and 11 th Avenue S signalized intersection serving the project). As part of this dedicated outdoor play area, 6 on -site parking stalls would be removed adjacent to Building B. Currently Approved Parking Supply As part of the original project approvals for Uptown Center (High Point), the City approved a Code parking reduction allowed under FWRC 19.130.080 (2), to allow dedication of 1 .51 stalls per dwelling unit for residential uses when retail demand is not present and peak residential demand occurs (late evening/overnight hours when retail uses are closed) with 25 stalls reserved solely for retail commercial uses out of the total supply of 500 on -site stalls. As the proposed Early Learning Center would replace previously approved commercial retail uses, the analysis of parking has been updated to reflect both Code and parking demand estimates to allow for a reduction of 6 on -site stalls (totally 494 with the incorporation of the Federal Way School District Early Learning Center). Transportation Planning I Design I Traffic Impact & Operations PO Box 65254, Seattle, WA 98155 1 Office (206) 361-7333 Parking Analysis f F�town Square (High Point) - Expanded with Federal way School District Early Learning Center Federal Way Code Parking Requirements The Uptown Center project site is within the City Center Frame Mixed Use zone. Per Federal Way Revised Code (FWRC) 19.230 identifies minimum off-street parking requirements to provide a comparative analysis of the previously approved Commercial Retail use with the proposed Public School educational use. Per FWRC 19.230.090 Schools — Daycare Centers (Commercial), elementary and middle school facilities require a minimum of one stall per employee. For staffing levels provided by the Federal Way School District, this would translate into a Code minimum requirement of 9 stalls for the 9 employees. The currently approved specialty commercial retail requirements were approved at 3.16 stalls 1,000 square feet of floor area (approved by the City on June 4, 2014). Given the approximate 8,632 square - feet of floor area that would be converted to the Early Learning Center for the Federal Way School District, this would normally require 27 stalls per City code compared to the required 9 stalls under the proposed educational use. As such, this translates into a reduction in parking code of 18 on -site stalls per City Code, which is a difference 12 stalls that would be lost with removal of 6 existing stalls to accommodate the outdoor play area. Shared Parking, Second Edition, 2009, published by the Urban Land Institute, has published time of day factors of parking demand for various land uses. Peak demand for residential parking occurs after 7:00 P.m., while demand for typical strip commercial retail falls off dramatically by 6:00 p.m. (for typical commercial retail, Shared Parking indicates parking demand at 55 percent of peak after 7:00 pm). For evaluation purposes, a 60 percent utilization demand for specialty retail uses was assumed for shared parking potential after 7:00 pm when residential uses begin to peak. For the proposed on -site Early Learning Center, any shared parking potential would be based on the hours of operation of the school facility. Per the Federal Way School District, the Early Learning Center would have a schedule very similar to a typical school, with classroom schedules starting between 8:00 a.m. and 9:00 p.m. (depending on school year) and ending between 2:30 p.m. and 3:30 p.m. As such, these periods would not conflict or coincide with peak use of parking by residents. Estimated Demand for Parking Using the latest edition of Parking Generation, 4ih Edition, 2010, as published by the Institute of Transportation Engineers (ITE), observed peak parking generation rates for Low/Mid-Rise Apartments (Land Use Code: 221), Shopping Center (Land Use Code 820), and Private School (K-12), were reviewed to estimated peak parking demand at the completed Uptownjunction project. Parking demand rates documented by ITE represent the latest information on parking generation information, and are applied as standard practice in evaluating demand for many different types of land uses. For the proposed Early Learning Center, a Private School was chosen as a conservative application of parking demand given that the Federal Way School District would not bus students to this site for this program. In addition, given the on -site market of students eligible for this program expected to be living within the Uptown Junction apartments, an internalization rate of 50 percent was applied (30 students or 10 percent of all units). TEN W January 5, 2017 Page 2 } Parking Analysis f. yy.!town Square (High Point) - Expanded with Federal Way School District Early Learning Center Table 1 contains a summary of peak demand estimated using ITE rates, and compares total proposed supply. As shown, the proposed parking supply of 494 stalls (500 built minus 6 stalls lost to outdoor play area required for the Early Learning Center) is forecast to exceed peak demand (426 stalls) by 68 stalls. The peak demand assumes peak utilization of the individual on -site land uses occur simultaneously and no shared parking occurs between on -site retail and residential uses. Based on this conservative parking demand analysis (assuming no shared use), peak parking demand utilization of no parking deficit or impact would occur with the proposed on -site parking supply of approximately 86 percent is estimated, leaving adequate excess supply for all proposed land uses. Table 1 Uptown Square - ITE Parking Demand Estimates using ITE Rates Parking Land Use Size ITE Parking Rate' Demand Proposed Supply 494 stalls Low/Mid-Rise Apartments 300 DU (1.42 X DU) -38 388 stalls (ITE Land Use Code 221) ITE LU 830 Shopping Center 10,168 SF 2.55 stalls/1,000 sf GLFA 26 stalls Early Learning Center (Public)' 30 Students 0.40 stalls per student 12 stalls Subtotal Demand 426 stalls + Surplus& Deficit) + 68 stalls Source: Parking Generation, 41h Edition, ITE, 2010, 1 — The total student capacity of the Early Learning Center is 60 students, but only 30 are assumed to arrive from off -site. Local Parking Surveys In addition to national parking standards, parking generation rates of local apartment complexes were also included in this evaluation. In 2002, TENW conducted parking counts at five separate residential apartment complexes at five separate locations in south Snohomish County. Subsequent to these studies, TENW conducted similar surveys at four additional apartment complexes developed and operated by DevCo, Inc. throughout the Puget Sound region, including three sites within King County. These surveys are considered applicable to the proposed site as they contain representative suburban locations of similar apartment complexes; over half operated by DevCo, Inc. Surveys were collected on both weekday and weekend periods during typical peak residential demands during daytime and evening periods. As provided in Attachment 2, peak parking demand surveys at nine established residential projects averaged 1 .31 stalls per dwelling unit on peak weekend evenings, while available supply averaged 1 .67 stalls per dwelling unit. Of those DevCo properties surveyed, three of the properties (Heatherwood, Creston Point, and The Seasons) all have 4-bedroom compositions that average 18 percent of all units (Attachment 3). The 4/5-bedroom unit composition of the proposed High Point project is 19 percent of all units. Of these complexes, the peak weekday observed parking rates averaged 1.28 stalls per dwelling unit, slightly below the overall average of all complexes included in the survey. It should be noted that these surveys factored observed peak parking demand to account for unit occupancy and unknown occupancy of garage utilization during the survey days. Observed peak TENW January 5, 2017 Page 3 Parking Analysis fry -town Square (High Point) - Expanded with Federal vvoy School District Early Learning Center utilization rates on the weekend (Sunday morning before 6 a.m.) were found to be slightly higher, averaging 1 .44 stalls per unit. As the proposed dedicated parking supply during peak demand periods at the Uptown Square project for residential apartments is 1 .51 stalls per dwelling unit, this supply level exceeds these observed_ local rates which have been factored conservatively for both occupancy and garage utilization. When applying local parking demand rates of similar multifamily residential uses to the peak parking demand analysis observed on the weekend (i.e., 1.44 stalls per dwelling unit), total site demand for residential parking is estimated at approximately 432 stalls; higher than peak national ITE parking demand rates (estimated at 388 stalls). This peak level however, is less than the available proposed supply for residential uses of during peak evening hours of 467 stalls (432 + 35 shared stalls = 467 stalls) after 9 p.m. and before 6 a.m. when on -site retail uses would be closed. Shared Parking Potentia Table 2 contains a refined estimate of total peak parking demand estimated using a combination of locally observed (for residential uses) and ITE rates (for retail uses), shared parking potential between proposed uses with peak time of day factors, and compares this total demand with proposed supply. As shown, the proposed parking supply of 494 stalls is forecast to exceed peak parking demand (409 stalls) of the site as a whole by 85 stalls. This analysis is conservative as it assumes the peak residential demand that occurs after 9 p.m. on typical weekdays coincides with retail demand occurring earlier in the evening. With the above adjustments considered, estimated peak demand for on -site parking is approximately 83 percent, leaving adequate excess supply for all proposed land uses. Table 2 Uptown Square (High Point) - Shared Parking Analysis Parking Rate Parking Land Use Size Assumption' Demand Proposed Supply 494 stalls Low/Mid-Rise Apartments 300 DU Observed Local Rate 393 stalls (ITE Land Use Code 221) of 1.31 stalls/DU ITE LU 830 Shopping Center 10,168 SF Demand at 7pm 16 stalls (60% of peak)2 Early Learning Center (Public) 9,000 SF Demand at 7pm 0 stalls 0% of peak)2 Subtotal Demand 409 stalls + Surplus& Deficit) + 85 stalls 1 — Source: TENW Parking Surveys Commissioned by DevCo, Inc., from 2002 to 2013 during peak weekday period . 2 — Shared Parking, 2nd Edition, ULI, Table 2-5, Recommended Time of Day Factors for Weekdays is 55 percent. For evaluation TENW applied a 60% of peak demand assumption for specialty retail use parking demand. TENW January 5, 2017 Page 4 Parking Analysis fi town Square (High Point) - Expanded with Federal vvay School District Early Learning Center Conclusion As shown in Table 1, under the parking reductions allowed under FWRC, the applicant would continue to dedicate 1 .51 stalls per dwelling unit for residential uses when retail demand is not present and peak residential demand occurs (late evening/overnight hours). As both national and local parking generation rates for similar residential apartment uses in suburban areas, peak demand of no more than 1.31 stalls per unit was observed on weekdays, and as shared use between retail stalls and residential stalls would occur, a forecasted peak demand of 409 stalls for the site as a whole would result in a 83 percent peak utilization rate. While increased demand was observed during peak evening hours on the weekend, these observations were taken prior to 6 a.m. on Sunday, and would not coincide with retail or the proposed Early Learning Center demand. During these periods, an estimated surplus of 33 stalls reserved for residential uses would occur. The currently approved specialty commercial retail requirements were approved at 3.16 stalls 1,000 square feet of floor area (approved by the City on June 4, 2014). Given the approximate 8,862 square - feet of floor area that would be converted to the Early Learning Center for the Federal Way School District, this would normally require 27 stalls per City code compared to the required 9 stalls under the proposed educational use. As such, this translates into a reduction in parking code of 18 on -site stalls per City Code, which is a difference 12 stalls that would be lost with removal of 6 existing stalls to accommodate the outdoor play area. Analysis of both ITE parking generation rates and shared parking demand indicates adequate supply would be available for all land uses on -site with incorporation of the proposed Early Learning Center with a total supply of 494 stalls (6 less than originally built). Therefore, the analysis of parking demand for the proposed Uptown Junction project concluded the proposed supply of 494 stalls would exceed forecasted demand, provide adequate surplus of on -site parking during peak periods, and a reduction of FWRC 19.130.080 (2) remains justified. If you have any questions regarding the information presented in this memo, please call me at (206) 361- 7333 x 101 or mikeread@tenw.com. Attachments: 1 . Proposed Location of FWSD Early Learning Center 2. Local Parking Surveys 2. DevCo, Inc. Bedroom Composition at Existing Complexes/Built Parking Supply Ratios TEN W January 5, 2017 Page 5 Parking Analysis i Mown Square (High Point) - Expanded with Federal vvay School District Early Learning Center ATTACHMENTS Parking Analysis i ',town Square (High Point) - Expanded with Federal way School District Early Learning Center Early Learning Center by Federal Way School District a Parking Analysis f' �I—n Square (High Point) - Expanded with Federal vvay School District Early Learning Center Local Parking Surveys E a E Parking Demand Studies of Residential Apartment Complexes in Seattle Metro Area (Commissioned by DevCo, Inc.) Demand assumes 100 % occupancy of all units and full garage parking stalls (if available at the site) as a conservative approach. Apartment Built Parking Stalld Complex Survey Date Units Parking Ratio Location Parked Vehicle Pacific Park Mar-2002 177 291 23231 Highway 99, Edmonds 197 1.64 68% Whispering Pine Mar-2002 1 240 480 18201 52nd Ave W, Lynnwood 260 2.00 54% On the Green Mar-2002 558 835 12303 Harbour Pointe, Mukilteo 740 1.50 89% Mill Pointe Mar-2002 193 309 2424 132nd Street SE, Mill Creek 295 95% Parkwood --F1.60 Mar-2002 240 435 15520 Mill Creek Blvd, Mill Creek 369 1.81 85% Heatherwood Dec-2006 266 509 13510 North Creek Drive, Mill Creek 340 1.91 67% Discovery West Sep-2013 303 482 942 Discovery Circle NE, Issaquah 431 1.59 89% Creston Point Sep-2013 476 698 13445 Martin Luther King Way S, Seattle 605 1.47 87% The Seasons Sep-2013 332 510 12722 SE 312th St, Auburn 426 1.54 84% Study Average 309 505 Average Peak Parking Demand 407 Peak Weekday Evening 1.67 Average Peak Parking Utilization 80% Average Peak Ratio (stalls/unit) 1.31 Pacific Park Mar-2002 177 291 23231 Highway 99, Edmonds 209 1.64 72% Whispering Pine Mar-2002 240 480 18201 52nd Ave W, Lynnwood 283 2.00 59% On the Green Mar-2002 558 835 12303 Harbour Pointe, Mukilteo 829 1.50 99% Mill Pointe Mar-2002 193 309 2424 132nd Street SE, Mill Creek 287 1.60 93% Parkwood Mar-2002 240 435 15520 Mill Creek Blvd, Mill Creek 360 1.8 83% Heatherwood Dec-2006 266 509 13510 North Creek Drive, Mill Creek 432 1.91 85% Discovery West Sep-2013 303 482 942 Discovery Circle NE, Issaquah 480 1.59 100% Creston Point Sep-2013 476 698 13445 Martin Luther King Way S, Seattle 666 1.47 95% The Seasons Sep-2013 332 510 12722 SE 312th St, Auburn 463 1.54 91 % Study Average 309 505 Average Peak Parking Demand 445 Peak Weekend Morning 1.67 Average Peak Parking Utilization 86% Average Peak Ratio (stalls/unit) 1.44 1 - Includes surface stalls, carports, and garages. Transportation Engineering Northwest, LLC Confidential 5/13/2014 Page 1 Parking Analysis f Square (High Point) - Expanded with Federal way School District Early Learning Center DevCo Properties Bedroom Composition .aget Sound Properties - Unit Compositions..x, Property Name City # Units # Bedrooms Per Unit # Units per Type 4/5 bedroom Composition Cedar Ride Auburn 48 2 16 3 21 4 11 23% Creston Point Seattle 476 1 131 2 135 3 100 4 110 23% Discovery Heights Issaquah 360 1 94 2 153 3 113 0% District Bothell 228 1 20 2 84 3 72 4 40 5 12 23% Eastwood Square Bellevue 48 2 34 3 14 0% Heatherwood Mill Creek 266 1 83 2 84 3 52 4 47 18% Mill Pointe Everett 193 1 61 2 69 3 63 0% Park Place Kent 51 2 16 3 23 4 12 24% Seasons at Lea Hill' Auburn 332 studio 4 1 98 2 114 3 68 4 48 14 % Stonebrook Renton 196 1 58 2 60 3 42 4 36 18% Willow Tree Grove Bothell 181 2 72 3 46 4 63 35% Built Puget Sound Properties (Average 4/5 Bedroom Composition of Total Site Units) 22% Surveyed Sites from Parking Studies (Average 4/5 Bedroom Composition of Total Units) 18% Source: HNN Properities, February 2014. 1 - In addition to the residential apartments, this complex also includes approximately 60,000 square feet of commercial retail. Parking Analysis fc Mown Square (High Point) - Expanded with Federal Way School District Early Learning Center Built Parking Supply Ratios of Similar Complexes Uptown Square Transportation Demand Management (TDM) Plan This document provides the proposed elements of a Transportation Demand Management jTDM) Plan for the proposed Uptown Square project, located within the City of Federal Way. This TDM contains goals and a list of program elements. The applicant is expected to implement all program elements needed to meet the TDM Goals. TDM Goal The Applicant proposed a project that would of consist of constructing 300 residential units, a Federal Way School District Early Learning Center, approximately 10,168 square -feet of specialty retail uses, with an on -site parking supply of 494 stalls. Federal Way Revised Code (FWRC) 19.220.010 and 19.250.040 identifies minimum off-street parking requirements for proposed multifamily residential uses. This include a minimum 1.7 stalls per dwelling unit for multifamily residential. Strict application of these minimum parking requirements would result in 551 stalls for residential and commercial uses. FWRC 19.130 however, contains provisions for reductions in the requirement for off-street parking based upon demand studies, shared use potential, and site incentives or measures to reduce automobile utilization. One of the supporting features of this project is implementation of a Transportation Demand Management Plan to reduce the site's overall reliance on single -occupant vehicle use and demand for on -site parking. TDM Program Elements There are two types of program elements included in the Uptown Square TDM; on -site design features and on -site management/programs that would be available to residents and employees. Building and Frontage Features Physical lmprovementsJ 1. Install commuter information center in appropriate location. The applicant would provide this commuter information center within the main building foyer of the recreational building that supports the residential apartment complex. This center would provide information on available transit services and facilities within walking distance of the site, transit route schedules, ridematching services jvanpool, carpool, etc.), on -site bicycle amenities, and contact information for the on -site Building Transportation Coordinator jBTC). As part of this center, brochures and contact information will be posted to alert residents to the availability of reduced fare transit passes. 2 Construct infrastructure improvements that are consistent with the City's Design Guidelines related to the pedestrian environment. The applicant would construct an a network of public and private pedestrian walkways and crossing treatments within the site to support Uptown Square - Transportation. agement Plan pedestrian access to vicinity retail/commercial uses and transit services along S 320th Street and a newly upgraded signalized intersection at 11 th Avenue S. 3 The applicant is providing an on -site shower (for residents within the recreational facility building) and bicycle parking/location facilities for bicycle users throughout the site. 4 The project will provide outside stalls throughout the site. These bicycle facilities are in direct support of the applicants TDM Plan as there is no minimum code requirement under FWRC for bicycle parking. Management & Promotion 5 Appoint Building Transportation Coordinator (BTC). The applicant shall appoint a Building Transportation Coordinator that has a permanent staff position for the complex and that is assigned to administer the requirements of this agreement. The applicant shall provide the City of Federal Way with the name, phone/fax number, and email address of the BTC at the time of receipt of Certificate of Occupancy and update the contact information annually. The applicant shall see that the BTC receives support and direction from management and the training. 6 Produce and distribute a commuter information packet (CIP). A commuter information packet jCIP) that contains complete information about the applicant's TDM, including transportation benefits, transportation options, HOV programs, bicycling amenities, vicinity transit services, and other elements of the TDM would be distributed to new residents and employees. Transit, Carpool & Vanpool Programs 8 Within the commuter information center, the applicant will provide information about ride -match opportunities available from public transportation agencies or any organized internally to the site by the BTC. This Agreement shall be valid only when signed and dated by all parties. Applicant: By: High Point 320, LLC Its: High Point Manager, LLC, Its Managing Member By: Tom Neubauer, Manager By: For City of Federal Way Date: , % Z, / /% Date: page 2 January 9, 2017 1_EARTLAND CONSTRUCTION, INC. January 12, 2017 City of Federal Way Jim Harris, Planner 33325 811 Avenue South Federal Way, WA 98003 Re: Minor Site Plan Modification to File #13-103505 UP Referencing File #16-102986-00 AD Dear Mr. Harris, RESUBMITTED JAN 17 2017 CITY OF FEDERAL WAY COMMUNfTY DEVELOPMENT The Director of Community Development following a preliminary review of the November 23, 2016 Parking Analysis completed by TENW has provided a request in a December 22, 2016 letter requesting that the following four items be addressed. 1. The applicant shall apply for a minor site plan modification to the approved Uptown site plan (file #13- 103505 UP), as the proposal modifies the approved site plan by removing six parking stalls and replacing them with an outdoor play area. This minor site plan modification will be decided in a written decision by the Director of Community Development. The minor site plan modification request needs to identify the name and application number of the site plan that is being modified, and describe the request. The Federal Way School District will be setting up an Early Learning Center in Uptown Square (aka High Point) - Building E (aka Building B) and is required to provide outside play area. This is a request to eliminate 6 retail parking stalls to be used for this outside play area. Minor Site Plan Modification to File #13-103505 UP Referencing File #16-102986-00 AD 2. The November 23, 2016 TENWparking analysis must be revised and/or amended to include accurate data regarding at a minimum: the correct number of parking stalls on the currently approved site plan (500), the correct number of multi family units on the approved site plan no. 13-103505 UP, the current and correct amount of commercial space on the ground floor of Buildings B and C, (approximately 18,800 square feet). The TENW analysis also needs to reference the correct parking ratios approved by the City in the June 4, 2014 Process III Project Approval decision (finding 49 —1.51 parking stalls per dwelling unit and 3.16 parking stalls per 1, 000 square feet of gross floor area commercial). The TENW November 23, 2016 Memorandum was updated on January 5, 2017 with all numbers aligning with the accurate data as requested. 10900 NE 8th Street, Suite 1200 Bellevue, WA 98004 Office: 425.452.9551 Fax: 425.453.9566 I_EARTLAND CONSTRUCTION, INC. 3. The applicant must identify how condition number 12 (below) of the June 4, 2014 Process III approval decision is currently being met and implemented. The transportation demand management plan shall be implemented for the life of the project and include reduced fare transit passes for residents and employees as indicated in the parking study and employee use of shower facilities. TENW in a supplemental Memorandum dated January 9, 2017 has addressed this request specially with Attachment B in the attached information. 4. For the City Public Works Traffic Division review, please submit information regarding potential student drop off and pick-up in regard to potential vehicle queuing during the peak periods. Please identify if student drop off and/or pickup would be conducted at the curb, or by parking and adult escort of children to the building. If there is any curbside drop-offproposed, then a queuing analysis must be submitted and analyzed to assure no backups are created onto public streets including South 3201h Street and I Ph Place South. In an email response to this question from Sally D. McLean, Chief Finance & Operation Officer for the Federal Way School District she responded as follows: "Student drop off and pick up will be by parking and adult escort. We also anticipate that some students will walk from within the complex (with an adult escort). " If any additional information is required, please contact me directly and we will provide it as quickly as is possible. Thank you for your help with this issue for the Federal Way Scholl District. Respectfully Submitted, 92�L<�ecj/',L Ste en R. Sullivan AIA Heartland Construction & Devco Project Manger Direct 425.453.6441 Cell 206.755.8830 stephen.sullivan(cD.heartlandwa.com cc: Jack Hunden, Devco Tom Neubauer, Heartland Construction Attachments: TENW Memorandum — Dated January 9, 2017 — 19 pages. Six (6) copies of the partial modified Site plan. 10900 NE 8th Street, Suite 1200 Bellevue, WA 98004 Office: 425.452.9551 Fax: 425.453.9566 Park 16 Apartments Transportation Demand Management (TDM) Plan This document provides the proposed elements of a Transportation Demand Management (TDM) Plan for the proposed Park 16 Apartment project, located within the City of Federal Way. This TDM contains goals and a list of program elements. The applicant is expected to implement all program elements needed to meet the TDM Goals. TDM Goal The Applicant proposed a project that would of consist of constructing 293 residential units with an on -site parking supply of 474 stalls. Federal Way Revised Code (FWRC) 19.220.010 and 19.250.040 identifies minimum off-street parking requirements for proposed multifamily residential uses. This include a minimum 1.7 stalls per dwelling unit for multifamily residential. Strict application of these minimum parking requirements would result in 498 stalls for residential uses. FWRC 19.130 however, contains provisions for reductions in the requirement for off-street parking based upon demand studies, shared use potential, and site incentives or measures to reduce automobile utilization. One of the supporting features of this project is implementation of a Transportation Demand Management Plan to reduce the site's overall reliance on single -occupant vehicle use and demand for on -site parking. TDM Program Elements There are two types of program elements included in the Park 16 Apartments TDM; on -site design features and on -site management/programs that would be available to residents and employees. Building and Fronlage Fealures /Physical /mprovemenlsl 1. Install commuter information center in appropriate location. The applicant would provide this commuter information center within the main building foyer of the recreational building that supports the residential apartment complex. This center would provide information on available transit services and facilities within walking distance of the site, transit route schedules, ridematching services (vonpool, carpool, etc.), on -site bicycle amenities, and contact information for the on -site Building Transportation Coordinator (BTC). 2 Construct infrastructure improvements that are consistent with the City's Design Guidelines related to the pedestrian environment. The applicant would construct an a network of public and private pedestrian walkways and crossing treatments within the site to support pedestrian access to vicinity retail/commercial uses and transit services along Enchanted Parkway S (SR 161) and for connections to recreational trails and on -site school bus stops. These facilities include direct pedestrian connections onto both 16rh Avenue S and SW 3561h project frontages. PACEM JAN 0 7 Z015 CITY OF FEDERAL WAY CDS Park 16 Apartments-Transporlalion Management Plan 3 The applicant is providing an on -site shower (for residents within the recreational facility building) and bicycle parking/location facilities for bicycle users throughout the site. 4 The project will provide 74 secured on -site parking for bicycles, 14 within the interior of the recreational building and another 60 outside stalls throughout the site. These bicycle facilities are in direct support of the applicants TDM Plan as there is no minimum code requirement under FWRC for bicycle parking. Managemenl & Promoiion 5 Appoint Building Transportation Coordinator (BTC). The applicant shall appoint a Building Transportation Coordinator that has a permanent staff position for the complex and that is assigned to administer the requirements of this agreement. The applicant shall provide the City of Federal Way with the name, phone/fax number, and email address of the BTC at the time of receipt of Certificate of Occupancy and update the contact information annually. The applicant shall see that the BTC receives support and direction from management and the training. 6 Produce and distribute a commuter information packet (CIP). A commuter information packet (CIP) that contains complete information about the applicant's TDM, including transportation benefits, transportation options, HOV programs, bicycling amenities, vicinity transit services, and other elements of the TDM would be distributed to new residents and employees. Transit, Carpool & Vonpool Programs 8 Within the commuter information center, the applicant will provide information about ride -match opportunities available from public transportation agencies or any organized internally to the site by the BTC. This Agreement shall be valid only when signed and dated by all parties. Applicant: By: Park 16 Apartments, LLC In` �'ar G �(/ M4+►o'atf � LLC �i�5 Ih4„1�►� i'HCNab;( By: To Neubauer, Manager Bv: For City of Federal Way Date. / " ! - / S Date page 2 January 7, 2015 Stacey Welsh From: Stacey Welsh Sent: Wednesday, January 14, 2015 11:31 AM To: 'Steve Sullivan' Subject: RE: Park 16 / TDM plan Steve, We have reviewed the TDM Plan submitted on January 7, 2015. Consider this email verification that the building permit/Use Process approval condition to provide a TDM Plan has been satisfied. Stacey Welsh, AICP Senior Planner City of Federal Way 33325 8th Ave S. Federal Way, WA 98003 253-835-2634 stace .welsh cit offederalwa .com From: Stacey Welsh Sent: Tuesday, January 06, 2015 3:23 PM To: 'Steve Sullivan' Subject: RE: Park 16 / TDM plan Steve, Here is the language from the land use decision on Park 16 for some background: l . Parking — The proposed development includes 470 parking stalls for the 293-unit multifamily development. Of the total proposed parking stalls, 383 will be surface parking stalls and 87 will be in garages within the "carriage house" buildings. Per FWRC 19.205.040, a minimum of 1.7 parking stalls per multifamily unit, or 499 parking stalls, are required (293 units x 1.7 rounded up). The applicant submitted a parking analysis prepared by Transportation Engineering NW, LLC, showing that the proposed amount of parking will adequately serve the multifamily housing development based on analysis of utilization rates of parking provided in similar developments in suburban locations. The parking analysis document also indicates that the project management intends to implement aTransportation Demand Management (TDM) plan to provide incentives for alternative means of travel. Requests for modifications to minimum parking requirements are allowed per FWRC 19.130.080(2) and decisions related to such requests may be issued via the Process III land use decision. After review of the parking analysis document provided, staff has determined that the proposed parking ratio of 1.6 stalls per unit, or 470 stalls, is acceptable subject to the following conditions: a) The applicant shall submit a Transportation Demand Management (TDM) plan for review and approval by the city prior to issuance of certificate of occupancy for any residential buildings; and b) The site plans shall be revised to provide for secure (long-term) bicycle parking/storage spaces for a minimum of 74 bicycles (minimum one for every 4 units) at locations dispersed throughout the site so as to be convenient to all future residents. The application of the above conditions are deemed necessary in light of the site's location with limited nearby public transit service, proximity to bicycle facilities, and lack of available on -street parking adjacent to the site. These additional provisions should encourage use of alternative modes and reduce overall parking demand at the site. llEARTLAND CONSTRUCTION, INC. January 12, 2017 City of Federal Way Jim Harris, Planner 33325 8tn Avenue South Federal Way, WA 98003 Re: Minor Site Plan Modification to File #13-103505 UP Referencing File #16-102986-00 AD Dear Mr. Harris, RESUBMITTED JAN 17 2017 CITY OF FEDERAL WAY COMMUNITY DEVELOPMENT The Director of Community Development following a preliminary review of the November 23, 2016 Parking Analysis completed by TENW has provided a request in a December 22, 2016 letter requesting that the following four items be addressed. 1. The applicant shall apply for a minor site plan modification to the approved Uptown site plan (file 413- 103505 UP), as the proposal modifies the approved site plan by removing six parking stalls and replacing them with an outdoor play area. This minor site plan modification will be decided in a written decision by the Director of Community Development. The minor site plan modification request needs to identify the name and application number of the site plan that is being modified, and describe the request. The Federal Way School District will be setting up an Early Learning Center in Uptown Square (aka High Point) - Building E (aka Building B) and is required to provide outside play area. This is a request to eliminate 6 retail parking stalls to be used for this outside play area. Minor Site Plan Modification to File #13-103505 UP Referencing File #16-102986-00 AD 2. The November 23, 2016 TENW parking analysis must be revised and/or amended to include accurate data regarding at a minimum: the correct number of parking stalls on the currently approved site plan (500), the correct number of multi family units on the approved site plan no. 13-103505 UP, the current and correct amount of commercial space on the ground floor of Buildings B and C, (approximately 18,800 square feet). The TENW analysis also needs to reference the correct parking ratios approved by the City in the June 4, 2014 Process III Project Approval decision (finding #9 —1.51 parking stalls per dwelling unit and 3.16 parking stalls per 1, 000 square feet of gross floor area commercial). The TENW November 23, 2016 Memorandum was updated on January 5, 2017 with all numbers aligning with the accurate data as requested. 10900 NE 81h Street, Suite 1200 Bellevue, WA 98004 Office: 425.452.9551 Fax: 425.453.9566 IaEARTLAND CONSTRUCTION, INC. 3. The applicant must identify how condition number 12 (below) of the June 4, 2014 Process III approval decision is currently being met and implemented. The transportation demand management plan shall be implemented for the life of the project and include reduced fare transit passes for residents and employees as indicated in the parking study and employee use of shower facilities. TENW in a supplemental Memorandum dated January 9, 2017 has addressed this request specially with Attachment B in the attached information. 4. For the City Public Works Traffic Division review, please submit information regarding potential student drop off and pick-up in regard to potential vehicle queuing during the peak periods. Please identify if student drop off and/or pickup would be conducted at the curb, or by parking and adult escort of children to the building. If there is any curbside drop-off proposed, then a queuing analysis must be submitted and analyzed to assure no backups are created onto public streets including South 3201h Street and 11 `h Place South. In an email response to this question from Sally D. McLean, Chief Finance & Operation Officer for the Federal Way School District she responded as follows: "Student drop off and pick up will be by parking and adult escort. We also anticipate that some students will walk from within the complex (with an adult escort). " If any additional information is required, please contact me directly and we will provide it as quickly as is possible. Thank you for your help with this issue for the Federal Way Scholl District. Respectfully Subbmmiitted, yl Z/�" — ":27L Stephe6 R. Sullivan AIA Heartland Construction & Devco Project Manger Direct 425.453.6441 Cell 206.755.8830 stephen.sullivan oQheartiandwa.com cc: Jack Hunden, Devco Tom Neubauer, Heartland Construction Attachments: TENW Memorandum — Dated January 9, 2017 — 19 pages. Six (6) copies of the partial modified Site plan. 10900 NE 8th Street, Suite 1200 Bellevue, WA 98004 Office: 425.452.9551 Fax: 425.453.9566 NOTES E 5WEwAtx OUTDOOR PLAY �4 t SINK E104 1 I I SINK I f~I'1 I <X-AX 00 I + . IL r �J7{I _ U aloe - E 0 FLOOR PLAN !�T!, N+S CA7F II Sol ®A. L Ew za sps lIJOX SOl Eel 2.3 I - I O9A ,-a. 13 u INSTRUCTION WALL 506 15t 5i7i Ru - - - - �oY I E103 1 � I s ! R SOt E105 -it I ELE 1 ¢II 1i 6 \ 11-Aa.11 0] I 4 Npl 1 r E, E Federal Way School District Early Learning Center Minor Site Plan Modification to File #13-103505 UP Referencing File #16-102986-00 AD O NOTES O Z It Fri J W N W VJ Q o a 0 RESUBMiTTE 3 Ln JAN 17 2017Cz Cm OF FEDERAL WAY COMMuNrTY DEVELORM y z a� x ao d DATE: 49 JM 2017 A2.10 PRELIMINARY Peak Weekday Evening for all sites Property Location # Units Parking Provided Design Ratio Parked Vehicles Parked Veh % Parked Veh Ratio Pacific Park Edmonds 177 291 1.64 197 68% 1.11 Whispering Pine Lynnwood 240 480 2.00 260 54% 1.08 On the Green Mukilteo 558 835 1.50 740 89% 1.33 Mill pointe Mill Creek 193 309 1.60 295 95% 1.53 Parkwood Mill Creek 240 435 1.81 369 85% 1.54 Heatherwood - 3+ Mill Creek 266 509 1.91 340 67% 1.28 The Seasons - 3+ Auburn 332 510 1.54 426 84% 1.28 Discovery West Issaquah 303 482 1.59 431 89% 1.42 Creston Point - 3+ Seattle 476 698 1.47 605 87% 1.27 Average 1.67 1.32 85 percentile 1.89 1.51 Residential Demand 464 Unknown - Commercial Demand per ITE 52 Vacancy rate Total Demand 516 On -street parking Total Provided 503 Cost per parking stall Meeting 5/21/14 - Patrick, Rick, Isaac, Matt and Sarady Planning will use weekday 85 percentile ratio of 1.51 with weekday shopping center parrking ratio (85%). No support for other TDM reduction or share use between residential and commercial RESUBMITTED FEB 112014 High Point Mixed Use C11"Y OF FEDERAL- WAY Transportation Demand Management (TDM) Pfan This document provides the proposed elements of a Transportation Demand Management (TDM) Plan for the proposed High Point Mixed Use project, located within the City of Federal Way. This TDM contains goals and a list of program elements. The applicant is expected to implement all program elements needed to meet the TDM Goals. TDM Goal The Applicant proposed a project that would of consist of constructing 308 residential units, 19,196 square -feet of leasable floor area in specialty retail use, and an on -site parking supply of 501 stalls. Of the on -site parking supply, 35 stalls would be designated as "retail only", 35 would be designated as "shared use stalls" (daytime retail, evening residential use), and 431 would be dedicated to residential uses. Federal Way Revised Code (FWRC) 19.220.010 and 19.250.040 identifies minimum off- street parking requirements for proposed multifamily residential and community retail uses. These include 1.7 stalls per dwelling unit for multifamily residential and 1 stall per 300 square - feet in gross floor area of retail spaces. Strict application of these minimum parking requirements would result in 524 stalls for residential and 64 stalls for retail; at total of 588 stalls. FWRC 19.130 however, contains provisions for reductions in the requirement for off- street parking based upon demand studies, shared use potential, and site incentives or measures to reduce automobile utilization. One of the supporting features of this project beyond the shared use stalls proposed by the applicant is implementation of a Transportation Demand Management Plan to reduce the site's overall reliance on single -occupant vehicle use and demand for on -site parking. TDM Program Elements There are two types of program elements included in the High Point Mixed Use TDM; on -site design features and on -site management/programs that would be available to residents and employees. Building and Frontage Features (Physical Improvements) 1. Install commuter information center in appropriate location. The applicant would provide this commuter information center within the main building foyer of the recreational building that supports the residential apartment complex. This center would provide information on available transit services and facilities within walking distance of the site, transit route schedules, ridematching services (vanpool, carpool, etc.), on -site bicycle amenities, and contact information for the on -site Building Transportation Coordinator (BTC). High Point Mixed Use - Transportation Management Plan 2 Construct infrastructure improvements that are consistent with the City's Design Guidelines related to the pedestrian environment. The applicant would construct an extensive network of public and private pedestrian walkways and crossing treatments within the site to support pedestrian access to on -site specialty retail, transit services along S 320th Street and Pacific Highway (SR 99), and for connections to safe school walk access routes. 3 The applicant is providing an on -site shower (for residents within the recreational facility building) and bicycle parking/location facilities for bicycle users throughout the site. 4 The project will provide more on -site bicycle parking and other amenities than is required by code. Management & Promotion 5 Appoint Building Transportation Coordinator (BTC). The applicant shall appoint a Building Transportation Coordinator that has a permanent staff position for the complex and that is assigned to administer the requirements of this agreement. The applicant shat provide the City of Federal Way with the name, phone/fax number, and email address of the BTC at the time of receipt of Certificate of Occupancy and update the contact information annually. The applicant shall see that the BTC receives support and direction from management and the training. 6 Produce and distribute a commuter information packet (CIP). A commuter information packet (CIP) that contains complete information about the applicant's TDM, including transportation benefits, transportation options, HOV programs, bicycling amenities, vicinity transit services, and other elements of the TDM would be distributed to new residents and employees. 7 After 1 year of project occupancy, the Applicant shall conduct an on -site parking study to confirm the effectiveness and utilization of the retail dedicated stalls and shared parking stalls are effectively being utilized by all on -site uses and make adjustments accordingly. Transit, Carpool & Vanpool Programs 8 Within the commuter information center, the applicant will provide information about ride -match opportunities available from public transportation agencies or any organized internally to the site by the BTC. page 2 February 6, 2014 High Point Mixed Use -Transportation Management Plan This Agreement shall be valid only when signed and dated by all parties. Applicant: By: High Point Mixed Use, LLC Its: Manager By: Jack H Hunden, Manager Bv: For City of Federal Way Date: Date: page 3 February 6, 2014 MEMORANDUM DATE: November 23, 2016 RESUBMITTED DEC 01 2016 CITY OF FEDERAL WAY CDS TO: Jack Hunden, President, DevCo., Inc. David Ratliff, Development Manager, DevCo, Inc. TENW Transportation Engineering NorthWest =` �i b5 S �•� g FROM: Michael Read, PE, Principal ' 3 % bVkA_S TENW c�LV`ud l I'Z e��I S SUBJECT: Parking Analysis for Uptown Square (High Point) - Expanded TENW Proiect No. 3275 This memorandum documents an evaluation of parking demand and parking code analysis of the proposed mixed use project known as Uptown Square (formerly known as High Point) that mixed use project currently under construction on the former Federal Way School District Transportation Facility, north of S 320th Street at 1 1 rh Avenue S. The proposed project was approved to construct 308 residential units, 18,440 square - feet of leasable floor area in specialty retail use, with an on -site parking supply of 503 stalls. Within the previously proposed on -site parking supply, 35 stalls were to be designated as "retail only", 35 were to be designated as "shared use stalls" (daytime retail, evening residential use), and 433 would be dedicated to residential uses. This analysis has been updated to include conversion of approximately 8,632 square -feet of specialty use retail commercial within Building B into an Early Learning Center for the Federal Way School District. As part of this project, the School District and the City have requested an outdoor play area to be constructed and dedicated to serve up to 60 students and 9 school district employees (Source: Sally D. McLean, Chief Finance & Operations Officer, Federal Way School District) immediately adjacent to Building B (see Attachment 1 for location of outdoor play area within the northeast quadrant of the S 320rh Street and 1 1 rh Avenue S signalized intersection serving the project). As part of this dedicated outdoor play area, 6 on -site parking stalls would be removed adjacent to Building B. Currently Approved Parking Supply As part of the original project approvals for Uptown Center (High Point), the City approved a Code parking reduction allowed under FWRC 19.130.080 (21, to allow dedication of 1 .55 stalls per dwelling unit for residential uses when retail demand is not present and peak residential demand occurs (late evening/overnight hours when retail uses are closed) with 25 stalls reserved solely for retail commercial uses out of the total supply of 503 on -site stalls. As the proposed Early Learning Center would replace previously approved commercial retail uses, the analysis of parking has been updated to reflect both Code and parking demand estimates to allow for a reduction of 6 on -site stalls (totally 497 with the incorporation of the Federal Way School District Early Learning Center). Transportation Planning I Design I Traffic Impact & Operations PO Box 65254, Seattle, WA 98155 1 Office (206) 361-7333 Parking Analysis Tu. uptown Square (High Point) - Expanded with Federal Way School District Early Learning Center Federal Way Code Parking Requirements The Uptown Center project site is within the City Center Frame Mixed Use zone. Per Federal Way Revised Code (FWRC) 19.230 identifies minimum off-street parking requirements to provide a comparative analysis of the previously approved Commercial Retail use with the proposed Public School educational use. Per FWRC 19.230.090 Schools — Daycare Centers (Commercial), elementary and middle school facilities require a minimum of one stall per employee. For staffing levels provided by the Federal Way School District, this would translate into a Code minimum requirement of 9 stalls for the 9 employees - The currently approved specialty commercial retail requirements are identified in FWRC 19.230.020 are required to have a minimum of 1 stall per every 300 square feet of floor area. Given the approximate 8,632 square -feet of floor area that would be converted to the Early Learning Center for the Federal Way School District, this would normally require 29 stalls per City code compared to the required 9 stalls under the proposed educational use. 'As such, this translates into a reduction in parking code of 20 on -site stalls per City Code, which is a difference 14 stalls that would be lost with removal of 6 existing stalls to accommodate the outdoor play area. Shareo'Parking, Second Edition, 2009, published by the Urban Land Institute, has published time of day factors of parking demand for various land uses. Peak demand for residential parking occurs after 7:00 P.M., while demand for typical strip commercial retail falls off dramatically by 6:00 p.m. (for typical commercial retail, Shared Parking indicates parking demand at 55 percent of peak after 7:00 pm). For evaluation purposes, a 60 percent utilization demand for specialty retail uses was assumed for shared parking potential after 7:00 pm when residential uses begin to peak. For the proposed on -site Early Learning Center, any shared parking potential would be based on the hours of operation of the school facility. Per the Federal Way School District, the Early Learning Center would have a schedule very similar to a typical school, with classroom schedules starting between 8:00 a.m. and 9:00 a.m. (depending on school year) and ending between 2:30 p.m. and 3:30 p.m. As such, these periods would not conflict or coincide with peak use of parking by residents. Estimated Demand for Parking Using the latest edition of Parking Generation, 4ih Edition, 2010, as published by the Institute of Transportation Engineers (ITE), observed peak parking generation rates for Low/Mid-Rise Apartments (Land Use Code: 2211, Shopping Center (Land Use Code 820), and Private School (K-12), were reviewed to estimated peak parking demand at the completed UptownJunchon project. Parking demand rates documented by ITE represent the latest information on parking generation information, and are applied as standard practice in evaluating demand for many different types of land uses. For the proposed Early Learning Center, a Private School was chosen as a conservative application of parking demand given that the Federal Way School District would not bus students to this site for this program. In addition, given the on -site market of students eligible for this program expected to be living within the Uptown, Junction apartments, an internalization rate of 50 percent was applied (30 students or 10 percent of all units). TEN W November23, 2016 Page 2 Parking Analysis tu. Jptown Square (High Point) - Expanded with Federal Way School District Early Learning Center Table 1 contains a summary of peak demand estimated using ITE rates, and compares total proposed supply. As shown, the proposed parking supply of 497 stalls (503 built minus 6 stalls lost to outdoor play area required for the Early Learning Center) is forecast to exceed peak demand (435 stalls) by 62 stalls. The peak demand assumes peak utilization of the individual on -site land uses occur simultaneously and no shared parking occurs between on -site retail and residential uses. Based on this conservative parking demand analysis (assuming no shared use), peak parking demand utilization of no parking deficit or impact would occur with the proposed on -site parking supply of approximately 88 percent is estimated, leaving adequate excess supply for all proposed land uses. Table 1 Uptown Square - ITE Parking Demand Estimates using ITE Rates Parking Land Use Size ITE Parking Rate' Demand Proposed Supply 497 stalls Low/Mid-Rise Apartments 308 DU (1.42 X DU} - 8 398 stalls (ITE Land Use Code 221) ITE LU 830 Shopping Center 9,808 SF 2.55 stalls/1,000 sf FA 25 stalls Early Learning Center (Public)' — 30 Students 0.40 stalls per student 12 stalls V/.Vw Subtotal Demand 435 stalls + Surplus/ f- Deficit) + 62 stalls Source: Parking Generation, 4h Edition, ITE, 2010. 1 —The total student capacity of the Early Learning Center is 60 students, but only 30 are assumed to arrive from off -site. Local Parking Surveys In addition to national parking standards, parking generation rates of local apartment complexes were also included in this evaluation. In 2002, TENW conducted parking counts at five separate residential apartment complexes at five separate locations in south Snohomish County. Subsequent to these studies, TENW conducted similar surveys at four additional apartment complexes developed and operated by DevCo, Inc. throughout the Puget Sound region, including three sites within King County. These surveys are considered applicable to the proposed site as they contain representative suburban locations of similar apartment complexes; over half operated by DevCo, Inc. Surveys were collected on both weekday and weekend periods during typical peak residential demands during daytime and evening periods. As provided in Attachment 2, peak parking demand surveys at nine established residential projects averaged 1.31 stalls per dwelling unit on peak weekend evenings, while available supply averaged 1.67 stalls per dwelling unit. Of those DevCo properties surveyed, three of the properties (Heatherwood, Creston Point, and The Seasons) all have 4-bedroom compositions that average 18 percent of all units (Attachment 3). The 4/5-bedroom unit composition of the proposed High Point project is 19 percent of all units. Of these complexes, the peak weekday observed parking rates averaged 1.28 stalls per dwelling unit, slightly below the overall average of all complexes included in the survey. It should be noted that these surveys factored observed peak parking demand to account for unit occupancy and unknown occupancy of garage utilization during the survey days. Observed peak ID TENW November 23, 2016 Page 3 i Parking Analysis tu, 0ptown Square (High Point) - Expanded with Federal Way School District Early Learning Center utilization rates on the weekend (Sunday morning before 6 a.m.) were found to be slightly higher, averaging 1 .44 stalls per unit. As the proposed dedicated parking supply during peak demand periods at the Uptown Square project for residential apartments is 1.55 stalls per dwelling unit, this supply level exceeds these observed local rates which have been factored conservatively for both occupancy and garage utilization. When applying local parking demand rates of similar multifamily residential uses to the peak parking demand analysis observed on the weekend (i.e., 1 .44 stalls per dwelling unit), total site demand for residential parking is estimated at approximately 444 stalls; higher than peak national ITE parking demand rates (estimated at 398 stalls). This peak level however, is less than the available proposed supply for residential uses of during peak evening hours of 477 stalls (442 + 35 shared stalls = 477 stalls) after 9 p.m. and before 6 a.m. when on -site retail uses would be closed. Shared Parking Potential Table 2 contains a refined estimate of total peak parking demand estimated using a combination of locally observed (for residential uses) and ITE rates (for retail uses), shared parking potential between proposed uses with peak time of day factors, and compares this total demand with proposed supply. As shown, the proposed parking supply of 497 stalls is forecast to exceed peak parking demand (419 stalls) of the site as a whole by 78 stalls. This analysis is conservative as it assumes the peak residential demand that occurs after 9 p.m. on typical weekdays coincides with retail demand occurring earlier in the evening. With the above adjustments considered, estimated peak demand for on -site parking is approximately 84 percent, leaving adequate excess supply for all proposed land uses. Table 2 Uptown Square (High Point) - Shared Parking Analysis Parking Rate Land Use Size Assumption' Proposed Supply Low/Mid-Rise Apartments (ITE Land Use Code 221) ITE LU 830 Shopping Center Early Learning Center (Public) 308 DU Observed Local Rate of 1.31 stalls/DU 9,808 SF Demand at 7pm (60% of peak)2 9,000 SF Demand at 7pm (07 of peak)2 Subtotal Demand Parking Demand 497 stalls 404 stalls 15 stalls 0 stalls 419 stalls + Surplus/(- Deficit) + 78 stalls 1 — Source: TENW Parking Surveys Commissioned by DevCo, Inc., from 2002 to 2013 during peak weekday periods. 2 — Shared Parking, 2nd Edition, ULI, Table 2-5, Recommended Time of Day Factors for Weekdays is 55 percent. For evaluation TENW applied a 60% of peak demand assumption for specialty retail use parking demand. TENW November 23, 2016 Page 4 Parking Analysis Tu. Liptown Square (High Point) - Expanded with Federal Way School District Early Learning Center Conclusion As shown in Table 1, under the parking reductions allowed under FWRC, the applicant would continue to dedicate 1.55 stalls per dwelling unit for residential uses when retail demand is not present and peak residential demand occurs (late evening/overnight hours). As both national and local parking generation rates for similar residential apartment uses in suburban areas, peak demand of no more than 1.31 stalls per unit was observed on weekdays, and as shared use between retail stalls and residential stalls would occur, a forecasted peak demand of 419 stalls for the site as a whole would result in a 84 percent peak utilization rate. While increased demand was observed during peak evening hours on the weekend, these observations were taken prior to 6 a.m. on Sunday, and would not coincide with retail the proposed Early Learning Center demand. During these periods, an estimated surplus of 33 stalls reserved for residential uses would occur. The currently approved specialty commercial retail requirements are identified in FWRC 19.230.020 are required to have a minimum of 1 stall per every 300 square feet of floor area. Given the approximate 8,862 square -feet of floor area that would be converted to the Early Learning Center for the Federal Way School District, this would normally require 29 stalls per City code compared to the required 9 stalls under the proposed educational use. As such, this translates into a reduction in parking code of 20 on -site stalls per City Code, which is a difference 14 stalls that would be lost with removal of 6 existing stalls to accommodate the outdoor play area. Analysis of both ITE parking generation rates and shared parking demand indicates adequate supply would be available for all land uses on -site with incorporation of the proposed Early Learning Center with a total supply of 497 stalls (6 less than originally built). Therefore, the analysis of parking demand for the proposed Uptown function project concluded the proposed supply of 497 stalls would exceed forecasted demand, provide adequate surplus of on -site parking during peak periods, and a reduction of FWRC 19.1 30.080 (2) remains justified. If you have any questions regarding the information presented in this memo, please call me at (206) 361- 7333 x 101 or mikeread@tenw.com. Attachments: 1 . Proposed Location of FWSD Early Learning Center 2. Local Parking Surveys 2. DevCo, Inc. Bedroom Composition at Existing Complexes/Built Parking Supply Ratios TE N W November 23, 2016 Page 5 Parking Analysis R, Liptown Square (High Point) - Expanded with Federal Way School District Early Learning Center ATTACHMENTS Parking Analysis it , uptown Square (High Point) - Expanded with Federal Way School District Early Learning Center Early Learning Center by Federal Way School District Parking Analysis ru, Uptown Square (High Point) - Expanded with Federal Way School District Early Learning Center Local Parking Surveys E Parking Demand Studies of Residential Apartment Complexes in Seattle Metro Area (Commissioned by DevCo, Inc.) Demand assumes 100 % occupancy of all units and full garage parking stalls (if available at the site) as a conservative approach. Apartment Built Parking Stalls Complex Survey Date Units Parking Ratio Location Parked Vehicle Pacific Park Mar-2002 177 291 23231 Highway 99, Edmonds 197 1.64 68% Whispering Pine Mar-2002 240 480 18201 52nd Ave W, Lynnwood 260 2.00 54% On the Green Mar-2002 558 835 12303 Harbour Pointe, Mukilteo 740 1.50 89% Mill Pointe Mar-2002 193 309 2424 132nd Street SE, Mill Creek 295 1.60 95% Parkwood Mar-2002 240 435 15520 Mill Creek Blvd, Mill Creek 369 1.81 85% Heatherwood Dec-2006 266 509 13510 North Creek Drive, Mill Creek 340 1.91 67% Discovery West Sep-2013 303 482 942 Discovery Circle NE, Issaquah 431 1.59 89% Creston Point Sep-2013 476 698 13445 Martin Luther King Way S, Seattle 605 1.47 87% The Seasons Sep-2013 332 510 12722 SE 312th St, Auburn 426 1.54 84% Study Average 309 505 Average Peak Parking Demand 407 Peak Weekday Evening 1.67 Average Peak Parking Utilization 80% Average Peak Ratio (stalls/unit) 1.31 Pacific Park Mar-2002 177 291 23231 Highway 99, Edmonds 209 1.64 72% Whispering Pine Mar-2002 240 480 18201 52nd Ave W, Lynnwood 283 2.00 59% On the Green Mar-2002 558 835 12303 Harbour Pointe, Mukilteo 829 1.50 99% Mill Pointe Mar-2002 193 309 2424 132nd Street SE, Mill Creek 287 1.60 93% Parkwood Mar-2002 240 435 15520 Mill Creek Blvd, Mill Creek 360 1.8 83% Heatherwood Dec-2006 266 509 13510 North Creek Drive, Mill Creek 432 1.91 85% Discovery West Sep-2013 303 482 942 Discovery Circle NE, Issaquah 480 1.59 100% Creston Point Sep-2013 476 698 13445 Martin Luther King Way S, Seattle 666 1.47 95% The Seasons Sep-2013 332 510 12722 SE 312th St, Auburn 463 1.54 91 % Study Average 309 505 Average Peak Parking Demand 445 Peak Weekend Morning 1.67 Average Peak Parking Utilization 86% Average Peak Ratio (stalls/unit) 1.44 1 - Includes surface stalls, carports, and garages. Transportation Engineering Northwest, LLC Confidential 5/13/2014 Page 1 Parking Analysis iu. Uptown Square (High Point) - Expanded with Federal Way School District Early Learning Center DevCo Properties Bedroom Composition Puget Sound Properties - Unit Compositions..xis Property Name City # Units # Bedrooms Per Unit # Units per Type 415 Bedroom Composition Cedar Ride Auburn 48 2 16 3 21 4 11 23% Creston Point Seattle 476 1 131 2 135 3 100 4 110 23% Discovery Heights Issaquah 360 1 94 2 153 3 113 0% District Bothell 228 1 20 2 84 3 72 4 40 5 12 23% Eastwood Square Bellevue 48 2 34 3 14 0% Heatherwood Mill Creek 266 1 83 2 84 3 52 4 47 18% Mill Pointe Everett 193 1 61 2 69 3 63 0% Park Place Kent 51 2 16 3 23 4 12 24% Seasons at Lea Hill' Auburn 332 studio 4 1 98 2 114 3 68 4 48 14% Stonebrook Renton 196 1 58 2 60 3 42 4 36 18% Willow Tree Grove Bothell 181 2 72 3 46 4 63 35% Built Puget Sound Properties (Average 4/5 Bedroom Composition of Total Site Units) 22% Surveyed Sites from Parking Studies (Average 4/5 Bedroom Composition of Total Units) 18% Source: HNN Properities, February 2014. 1 - In addition to the residential apartments, this complex also includes approximately 60,000 square feet of commercial retail. f � Parking Analysis Tu. Uptown Square (High Point) - Expanded with Federal Way School District Early Learning Center Built Parking Supply Ratios of Similar Complexes HNN Properties - Housing Developments in Washington State HNN Entities Parking Info Parking Surface Supply Property Location # Units Garages Carports Open Total Ratio Beacon Manor Ferndale 51 0 0 75 75 1.47 Cedar Ridge Auburn 48 0 0 88 88 1.83 Creston Point Renton 476 120 0 573 693 1.46 Discovery Phase I Issaquah 253 92 13 282 387 1.53 Eastwood Square Bellevue 48 0 0 91 91 1.90 Heatherwood Mill Creek 266 17 0 406 423 1.59 Kent Manor Kennewick 51 0 0 98 98 1.92 Mill Pointe Everett 193 77 42 180 299 1.55 Northwood Pullman 51 0 0 88 88 1.73 Outlook Pullman 51 10 0 61 71 1.39 Park Place Kent 51 0 0 92 92 1.80 Regency Park Bellingham 228 6 51 301 358 1.57 The Seasons Auburn 332 50 0 521 571 1.72 Springfield Meadows Vancouver 290 93 82 274 449 1.55 Stonebrook Renton 196 10 30 258 298 1.52 Willow Tree* Bothell 180 25 24 218 267 1.48 Average parking supply provided at HNN Developments 1.63 stalls/unit Source: HNN Properties, January 2013. I ( - I e:?_ y(f,/ �J greenegasaway R.ECE June 20, 2016 Towne Square Early Childhood Center JUN 2 0 2015 Federal Way Public Schools CITY OF FEDERAL WAY CDS Parking Analysis for Building 'B' — Retail Level Overview Federal Way Public Schools has reached a 10-year lease agreement with DevCo. Inc. to establish an Early Learning Center on the first floor of Building 'B' of the Towne Square Development (formerly known as High Point Development) located at the southeast corner of the intersection of 11th Ave. S. and S. 320th Street. The ELC is a state funded program and must meet specified requirements to provide an outdoor play area to be eligible for funding. Based on the criteria for this program, a play area of 1,500 square feet is required to serve 20 pre-school students at a time. At present, no outdoor area exists that would accommodate the play area. Proposal We propose to place a play area on the east side of the building where it would act as a greeting and gathering space during student arrival periods and it would allow the best opportunity to incorporate a portion of the play area into the building, minimizing any impacts to site development. In order to 'create' adequate useable area we propose to eliminate 6 parking spaces and the related landscape island (see attached sketch A). The play area would be fenced and a 5-foot-wide sidewalk would surround it so that pedestrian travel would not be impeded (see sketch 'B'). Parking Analysis The calculations below are based on the Memorandum written by Transportation Engineering Northwest (TENW) submitted to the City of Federal Way on May 14, 2014. General Information Building'B' -Gross Floor Area: Parking Rate per TENW Memorandum: 8,632 Square Feet 2.55 Stalls / 1,000 GFA Gross Floor Area / GFA Definition: The Gross Floor Area was calculated using the following definition supplied by the City of Federal Way: "Gross floor area" means the total square footage of all floors, excluding parking area, in a structure as measured from either the interior surface of each exterior wall of the structure or, if the structure does not have walls, from each outer edge of the roof. Certain exterior areas may also constitute gross floor area....... It includes accessory areas such as lobbies, hallways, etc. PO Box 4158, Federal Way, WA 98063 • Seattle: 253-941-4937 • Tacoma: 253-572-9615 • Fax: 253-941-5122 Parking Demand for ELC Staff Member Amount Teachers 3 Assistants 3 General Assistants 3 Visitors 5 Subtotal 14 Parking Assigned / Provided to Building'B' Gross Floor Area / 1,000 square feet: 8,632 sq. ft. / 1,000 sg. ft. = 8.63 Stalls Assigned / Provided: 2.55 Stalls (per 1,000) X 8.63 = 22.01 Stalls Surplus: Assigned Stalls — ELC Demand 22.01-14 Stalls = 8.01 Stalls Surplus Conclusion: Per the Memorandum by TENW, 22 parking stalls have been assigned / provided to the first floor retail portion of Building'B'. The ELC will need 20 stalls (14 for daily use and 6 to construct the play area). This leaves a surplus of 2 stalls. Thank You for your consideration. Feel free to call with any question or comments at 253-941-4937. Tony Matiatos Greene Gasaway Architects CC:.Sally McLean — FWPS Randy Nelson - FWPS we Do D'o Duo Ul P-PATCH MAIL L REET I I e-v�—�T40 Ab� Ito. I tp frt mter 16EET MEMORANDUM DATE: May 14, 2014 TO: Jack Hunden, President DevCo., Inc. FROM: Michael Read, PE, Principal TENW SUBJECT: Parking Analysis for High Point - Expanded TENW Project No. 3275 % TENW Transportation Engineering North West RESUBMITTED MAY 13.2014 CITY OF FEDERAL WAY CDS This memorandum documents an evaluation of parking demand of the proposed mixed use project known as High Pointthat is proposed as redevelopment of the former Federal Way School District Transportation Facility, north of S 320th Street at 11 rh Avenue S. The proposed project consists of constructing 308 residential units, 18,440 square -feet of leasable floor area in specialty retail use, and an on -site parking supply of 503 stalls. Of the on -site parking supply, 35 stalls would be designated as "retail only', 35 would be designated as "shared use stalls" (daytime retail, evening residential use), and 433 would be dedicated to residential uses. This analysis has been expanded to include parking surveys conducted at similar residential sites that contain a significant portion of 3+ bedroom units as well as a site that included mixed use commercial retail. Federal Way Code Parking Requirements Federal Way Revised Code (FWRC) 19.220.010 and 19.250.040 identifies minimum off-street parking requirements for proposed multifamily residential and community retail uses. These include 1.7 stalls per dwelling unit for multifamily residential and 1 stall per 300 square -feet in gross floor area of retail spaces. Strict application of these minimum parking requirements would result in 524 stalls for residential and 62 stalls for retail or 586 stalls. Proposed off-street supply is 503 stalls. FWRC 19.130 however, contains provisions for reductions in the requirement for off-street parking based upon demand studies, shared use potential, and site incentives or measures to reduce automobile utilization. The following paragraphs outline national and local peak parking demand rates and their applicability to the project. Shored Parking, SecondEdilion, 2009, published by the Urban Land Institute, has published time of day factors of parking demand for various land uses_ Peak demand for residential parking occurs after 7:00 p.m., while demand for typical strip commercial retail falls off dramatically by 6:00 p.m. (for typical commercial retail, SharedPorking indicates parking demand at 55 percent of peak after 7:00 pm). For evaluation purposes, a 60 percent utilization demand for specialty retail uses was assumed for shared parking potential after 7:00 pm when residential uses begin to peak. Transportation Planning I Design I Traffic Impact & Operations PO Box 65254, Seattle, WA 98155 1 Office (206) 361-7333 Parking Demand Analysis — Expanded High Point Estimated Demand for Parking Using the latest edition of Parking Generolion, 4th Edition, 2010, as published by the Institute of Transportation Engineers (ITE), observed peak parking generation rates for Low/Mid-Rise Apartments (Land Use Code: 221) and Shopping Center (Land Use Code 820), were reviewed to estimated peak parking demand at the proposed High Point project. Parking demand rates documented by ITE represent the latest information on parking generation information, and are applied as standard practice in evaluating demand for many different types of land uses. Table 1 contains a summary of peak demand estimated using ITE rates, and compares total proposed supply. As shown, the proposed parking supply of 503 stalls is forecast to exceed peak demand (445 stalls) by 58 stalls. The peak demand assumes peak utilization of the individual on -site land uses occur simultaneously and no shared parking occurs between on -site retail and residential uses. Based on this conservative parking demand analysis (assuming no shared use), peak parking demand utilization of no parking deficit or impact would occur with the proposed on -site parking supply of approximately 88 percent is estimated, leaving adequate excess supply for all proposed land uses. Table 1 High Point — ITE Parking Demand Estimates using ITE Rates Parking 1 ` Land Use Size FTE_Parking.Rate' Demand 0� Proposed Supply 503 stalls Low/Mid-Rise Apartments 308 DU (1.42 X DU) -38 398 stalls <6O (ITE Land Use Code 221) ITE LU 830 Shopping Center 18,440 SF 2.55 stalls/1,000 sf GLFA 47 stalls Subtotal Demand 445 stalls + Surplusl& Deficit) + 58 stalls Source: Parking Generation, 41h Edition, ITE, 2010 Local Parking Surveys In addition to national parking standards, parking generation rates of local apartment complexes were also included in this evaluation. In 2002, TENW conducted parking counts at five separate residential apartment complexes at five separate locations in south Snohomish County. Subsequent to these studies, TENW conducted similar surveys at four additional apartment complexes developed and operated by DevCo, Inc. throughout the Puget Sound region, including three sites within King County. These surveys are considered applicable to the proposed site as they contain representative suburban locations of similar apartment complexes; over half operated by DevCo, Inc. Surveys were collected on both weekday and weekend periods during typical peak residential demands during daytime and evening periods. 41 As provided in Attachment 1, peak parking demand surveys at nine established residential projects averaged 1.31 stalls per dwelling unit on peak weekend evenings, while available supply averaged 1.67 stalls per dwelling unit. Of those DevCo properties surveyed, three of the properties (Heatherwood, Creston Point, and The Seasons) all have 4-bedroom compositions that average 18 percent of all units (Attachment 2). The 4/5-bedroom unit composition of the proposed High Point project is 19 percent of all TENW May 14, 2014 Page 2 Parking Demand Analysis — Expanded High Point units. Of these complexes, the peak weekday observed parking rates averaged 1.28 stalls per dwelling unit, slightly below the overall average of all complexes included in the survey. It should be noted that these surveys factored observed peak parking demand to account for unit occupancy and unknown occupancy of garage utilization during the survey days. Observed peak utilization rates on the weekend (Sunday morning before 6 a.m.) were found to be slightly higher, averaging 1 .44 stalls per unit. As the proposed dedicated parking supply during peak demand periods at the High Point project for residential apartments is 1.55 stalls per dwelling unit, this supply level exceeds these observed local rates which have been factored conservatively for both occupancy and garage utilization. When applying local parking demand rates of similar multifamily residential uses to the peak parking demand analysis observed on the weekend (i.e., 1.44 stalls per dwelling unit), total site demand for residential parking is estimated at approximately 444 stalls; higher than peak national ITE parking demand rates (estimated at 398 stalls). This peak level however, is less than the available proposed supply for residential uses of during peak evening hours of 477 stalls (442 + 35 shared stalls = 477 stalls) after 9 p,m. and before 6 a.m. when on -site retail uses would be closed. Shared Parking Potential Table 2 contains a refined estimate of total peak parking demand estimated using a combination of locally observed (for residential uses) and ITE rates (for retail uses), shared parking potential between proposed uses with peak time of day factors, and compares this total demand with proposed supply. As shown, the proposed parking supply of 503 stalls is forecast to exceed peak parking demand (432 stalls) of the site as a whole by 71 stalls. This analysis is conservative as it assumes the peak residential demand that occurs after 9 p.m. on typical weekdays coincides with retail demand occurring earlier in the evening. With the above adjustments considered, estimated peak demand for on -site parking is approximately 86 percent, leaving adequate excess supply for all proposed land uses. Table 2 High Point - Shared Parking Analysis Land Use Parking Rate Parking Size Assumptions _ Demand Proposed Supply 503 stalls Low/Mid-Rise Apartments 308 DU Observed Local Rate 404 stalls (ITE Land Use Code 221) of 1.31 stalls/DU ITE LU 830 Shopping Center 18,440 SF Demand at 7pm 28 stalls (60% of peak)2 Subtotal Demand 432 stalls + Surplus& Deficit) + 71 stalls 1 — Source: TENW Parking Surveys Commissioned by DevCo, Inc., from 2002 to 2013 during peak weekday periods. 2 — Shared Parking, 2nd Edition, ULI, Table 2-5, Recommended Time of Day Factors for Weekdays is 55 percent. For evaluation TENW applied a 60% of peak demand assumption for specially retail use parking demand. TENW May 14, 2014 Page 3 Parking Demand Analysis -Expanded High Point Transit Availability, Similar Properties, and Other Automobile Reduction Measures Although not required by Federal Way Code, the proposed High Pointproject proposes to implement a Transportation Demand Management (TDM) plan to reduce the reliance on vehicle use and provide incentives for alternative means of travel. These programs and site amenities have been constructed and implemented at many of DevCo, Inc., properties throughout Washington State. These measures would include on -site design features, an on -site trip reduction coordinator for vanpooling/carpooling services, reduced transit passes for residents, and an on -site commuter center. Other properties that have been developed, owned, and are managed by the applicant average parking supply of 1.63 stalls per dwelling unit (see Attachment 3). These existing residential properties all have similar bedroom mixes, market characteristics, and do not generate off -site parking demand. Furthermore, the availability of quality local and regional transit services within the site vicinity provides an opportunity for residents, employees, customers, and guests a wide variety of options without the use of vehicle travel. Daily, bi-directional fixed route transit service with headways averaging less than 30 minutes are provided along the properly frontage of S 320ih Street. Of the four different fixed bus routes that serve the site, two separate routes provide quality connections between the site and the Federal Way Transit Center IS 320th Street) just over two-thirds of a mile west of the site. Conclusion As shown in Table 1, under the proposed parking reductions allowed under FWRC, the applicant proposes to dedicate 1.55 stalls per dwelling unit for residential uses when retail demand is not present and peak residential demand occurs (late evening/overnight hours). As both national and local parking generation rates for similar residential apartment uses in suburban areas, peak demand of no more than 1.31 stalls per unit was observed on weekdays, and as shared use between retail stalls and residential stalls would occur, a forecasted peak demand of 432 stalls for the site as a whole would result in a 86 percent peak utilization rate. While increased demand was observed during peak evening hours on the weekend, these observations were taken prior to 6 a.m. on Sunday, and would not coincide with retail demand. During these periods, an estimated surplus of 33 stalls reserved for residential uses would occur. Therefore, the analysis of parking demand for the proposed High Point project concluded the proposed supply of 503 stalls would exceed forecasted demand, provide adequate surplus of on -site parking during peak periods, and a reduction of FWRC 19.130.080 (2) is justified. If you have any questions regarding the information presented in this memo, please call me at (206) 361- 7333 x 101 or mikeread@tenw.com. Attachments: 1. Local Parking Surveys 2. DevCo, Inc. Bedroom Composition at Existing Complexes 3. Built Parking Supply Ratios of Similar Complexes TENW May 14, 2014 Page 4 Parking Demand Analysis for High Point ATTACHMENTS Parking Demand Analysis for High Point Local Parking Surveys E E Parking Demand Studies of Residential Apartment Complexes in Seattle Metro Area (Commissioned by DevCo, Inc.) Demand assumes 100% occupancy of all units and lull garage parking stalls (If available at the site) as a conservative approach. Apartment Built Parking Stalld Complex Survey Date Units Parking Ratio Location Parked Vehicle. Pacific Park Mar-2002 177 291 23231 Highway 99, Edmonds 197 1.64 68% Whispering Pine Mar-2002 240 480 18201 52nd Ave W, Lynnwood 260 2.00 54% On the Green Mar-2002 558 835 12303 Harbour Pointe, Mukilteo 740 1.50 89% Mill Pointe Mar-2002 193 309 2424 132nd Street SE, Mill Creek 295 1.60 95% Parkwood Mar-2002 240 435 15520 Mill Creek Blvd, Mill Creek 369 1.81 85% Heatherwood Dec-2006 266 509 13510 North Creek Drive, Mill Creek 340 1.91 67% Discovery West Sep-2013 303 482 942 Discovery Circle NE, Issaquah 431 1.59 89% Creston Point Sep-2013 476 698 13445 Martin Luther King Way S, Seattle 605 1.47 87% The Seasons Sep-2013 332 510 12722 SE 312th St, Auburn 426 1.54 84% Study Average 309 505 Average Peak Parking Demand 407 Peak Weekday Evening 1.67 Average Peak Parking Utilization 80% Average Peak Ratio stalls/unit) 1.31 Pacific Park Mar-2002 177 291 23231 Highway 99, Edmonds 209 1.64 72% Whispering Pine Mar-2002 240 480 18201 52nd Ave W, Lynnwood 283 2.00 59% On the Green Mar-2002 558 835 12303 Harbour Pointe, Mukilteo 829 1.50 99% Mill Pointe Mar-2002 193 309 2424 132nd Street SE, Mill Creek 287 1.60 93% Parkwood Mar-2002 240 435 15520 Mill Creek Blvd, Mill Creek 360 1.8 83% Heatherwood Dec-2006 266 509 13510 North Creek Drive, Mill Creek 432 1.91 85% Discovery West Sep-2013 303 482 942 Discovery Circle NE, Issaquah 480 1.59 100% Creston Point Sep-2013 476 698 13445 Martin Luther King Way S, Seattle 666 1.47 95% The Seasons Sep-2013 332 510 12722 SE 312th St, Auburn 463 1.54 91 % Study Average 309 505 Average Peak Parking Demand 445 Peak Weekend Morning 1.67 Average Peak Parking Utilization 86% Average Peak Ratio stalls/unit) 1.44 1 - Includes surface stalls, carports, and garages. Transportation Engineering Northwest, LLC Confidential 5/13/2014 Page 1 Parking Demand Analysis for High Point DevCo Properties Bedroom Composition Puget Sound Properties - Unit Compositions..xls Property Name City # Units # Bedrooms Per Unit # Units per Type 410 e roam Composition Cedar Ride Auburn 48 2 16 3 21 4 11 23% Creston Point Seattle 476 1 131 2 135 3 100 4 110 23% Discovery Heights Issaquah 360 1 94 2 153 3 113 0% District Bothell 228 1 20 2 84 3 72 4 40 5 12 23% Eastwood Square Bellevue 48 2 34 3 14 0% Heatherwood Mill Creek 266 1 83 2 84 3 52 4 47 i 8° Mill Pointe Everett 193 1 61 2 69 3 63 0% Park Place Kent 51 2 16 3 23 4 12 24% Seasons at Lea Hill' Auburn 332 studio 4 1 98 2 114 3 68 4 48 14% Stonebrook Renton 196 1 58 2 60 3 42 4 36 18% 'Willow Tree Grove Bothell 181 2 72 3 46 4 63 35% Built Puget Sound Properties (Average 4/5 Bedroom Composition of Total Site Units) 22% Surveyed Sites from Parking Studies (Average 4/5 Bedroom Composition of Total Units) ; 8% Source: HNN Properities, February 2014. 1 - In addition to the residential apartments, this complex also includes approximately 60,000 square feet of commercial retail. Parking Demand Analysis for High Point Built Parking Supply Ratios of Similar Complexes HNN Properties - Housing Developments in Washington State HNN Entities Parking Info Parking Surface Supply Property Location # Units Garages Carports Open Total Ratio Beacon Manor Ferndale 51 0 0 75 75 1.47 Cedar Ridge Auburn 48 0 0 88 88 1.83 Creston Point Renton 476 120 0 573 693 1.46 Discovery Phase I Issaquah 253 92 13 282 387 1.53 Eastwood Square Bellevue 48 0 0 91 91 1.90 Heatherwood Mill Creek 266 17 0 406 423 1.59 Kent Manor Kennewick 51 0 0 98 98 1.92 Mill Pointe - Everett 193 77 42 180 299 1.55 Northwood Pullman 51 0 0 88 88 1.73 Outlook Pullman 51 10 0 61 71 1.39 Park Place Kent 51 0 0 92 92 1.80 Regency Park Bellingham 228 6 51 301 358 1.57 The Seasons Auburn 332 50 0 521 571 1.72 Springfield Meadows Vancouver 290 93 82 274 449 1.55 Stonebrook Renton 196 10 30 258 298 1.52 Willow Tree` Bothell 180 25 24 218 267 1.48 Average parking supply provided at HNN Developments 1.63 stalls/unit Source: HNN Properties, January 2013. Parking Demand for ELC Staff Member Amount Teachers 3 Assistants 3 General Assistants 3 Visitors 5 Subtotal 14 Parking Assigned / Provided to Building'B' o 'Gross Floor Area / 1,000 square feet: '-7 ..j 8,632 sq. ft. / 1,000 sg. ft. = 8.63 Stalls Assigned / Provided: 5 2.55 Stalls (per 1,000) X 8.63 = 22.01 Stalls ' r r 1f,y Surplus: Assigned Stalls- ELC Demand 22.01-14 Stalls = 8.01 Stalls Surplus Conclusion: Per the Memorandum by TENW, 22 parking stalls ha red / provided to the first floor retail portion of Building'B'. The ELC will need 20 stalls ( 4 for daily us nd 6 to construct the play area). This leaves a surplus a stalls. (Le i*AA,41 �� Y'h btifn nvr� . Thank You for your consideration. Feel free to call with any question or comments at 253-941-4937. r Tony Matiatos Greene Gasaway Architects CC: Sally McLean - FWPS Randy Nelson - FWPS ( 4IL -�C 3 0-11 AU 3 2 q � c tvw EP iS io, too �S.�3d.a�C k G; toU/3GU' 3 BEET ;per mw" E - �K-�'rC•i� � �1 cats• �� �a 4k CITY Or .� Federal Way FILE NUMBER - I Applicant RECEIVED REQUEST FM ADMINISTRATIVE DECISION COMMUNITY DEVELOPMENT DEPARTMENT NN 2 0 2015 33325 811 Avenue South Federal Way, WA 98003-6325 CIN OF FEDERAL WAY 253-835-2607; Fax 253-835-2609 CDS ti ►►►r.ci t� o!'federa I way.cam '7i (/ Date l0 )0 NAME PRIMARY PHONE Top l A-roy I" • 9 4-1 - 4 .gyp j BUSINESS/ORGANIZATION ALTERNATE PHONE 60E-16EN5 2S3. 74-0I od 11 MAILING ADDRESS E-MAIL 171 b. $oX CITY STATE ZIP FAX F6069AL, w A 1 99)040j�? z*j- q4-1 , 5ls,% Property Address/Location_ tjU t UV1 NCB 1 -MHO WIE 4 CLUAM VG\3e-L0Ft-AE?-7r lbcvCv 47, r=-C--y>6>AL rsa T 14 Description of Request 17"r-- A-TrA►(�V—p ME-Mo List/DescribeAttachments btlgu Mr=RO — -12. ' :N&'F-jeV 'siy-t -re'A W " ( V"s'&M Ic.ET Get I i5l --- t Fkgea*. 7'i-- Q*-f'TT- Code Interpretation/Clarification Critical Areas Letter/Analysis/Peer Review Request for Extension (Land Use/Plat Approval) Revisions to Approved Permit Tree Removal Zoning Compliance Letter - No Fee - No Fee (Actual Cost if Applicable) - Check Current Fee Schedule - Check Current Fee Schedule - No Fee - Check Current Fee. Schedule Bulletin #079 — January 4, 2016 Page 1 of 1 k:\Handouts\Request for Administrative Decision Amok) "W,eow i1i, N milli A0 IML I *Mow --mom i -r_77T77 NT5 "IR APPROVED AREA BELOH HALL TO BE 11.25'TYPE I PERIMETER LAND50APINO (t-o 11. D EX15TINC-7 MAINTAINED A5 HOOD-CHIP/50FT VEC-7ETATION PROCE55 III LAN05CAPE MODIFICATION). 5URFACE BY TRINIDAD Federal Way TO REMAIN 17 CONDOMINIUM5 PER A6REEMENT 6501-10 HOOD FENCE If SITZ 1 'TYPE I PERIMETER LAND5CAPIN6 KEY5TONE HALL PER FPqR0 1(1.125.0600)(5) 1116 Poll I N J --- I CIO _SS ss— -SS- S S jj� J� n 111.11,11 SS___ &=4 1151 tfl; �1` 12� 4000 40M 41 Iwo offm SS 111"lmli �I - — I 1�:, 1,- " I loll= *AM mow 490M 0 x S It I Is i� _1 1_"� f" ­,,,� � ­",�,� �, 00 aj 7� 0 26& !�F 131 0 5F \!555 5F > BIKE 1=IJTURL= END OF BIKE 25q 5F Pq 5F 14 5F 1ANE, TYP. LANE5 ROAD Vol S, '324."(h, So 0,--, CONNECTION RAIN 6ARDEN 2 L. !j "L:jj LZJ SIDEHALK 3,442 (ACGE55ED 5/10/20 13) $04 Is's ------ 0 11 NINE El Q 2-70 5F on --------- coop `mm "t"'EN N'TA "m Tt� 1545 5 Am� As� WP ICA AjL0k4NER OF RETAININO r_%%moill W 0 ",­­­ 10000" T =.AL.000 Soft H LA1Y%'W'wm" NAME: DEVGOj INC. J I HALLS Pill ADDRE55o IOC`IOO NE 5TH STREET, 1200 AL '6�*00'Aloo"kHl A" A** 'ALE NORTH �'P IN FEET BELLE\/UE, HA q�5004 I — 110 5F too="" mmonwmwm PHONE: (425) 45,3-q551 COVERED CONTACT: TOM NEUBAUER -15' 0 150' 300 PLAY AREA 124 5F oe 615 UF 7 . .. ..... .. .... .. 50ALE: 1 150' m< I&I*4&oftEt A 0 DIN Ur N ARCH FECT, MMERCIAL 13UILDIN 5TYPE Ill PERIMET t< 66 5F NAME: 601.01 LLC 'Apmw %03,6 LAND50APINO RAIN 6AfRDEN 70 a Pop O-j" A # 130115T AVE #301 WZ7 1%W %Nor WW how, ADDRE55- 110- PE 'emmovel 304 5F LAN C010ATW I 0 0 R FPqR6 11q.125.0600)(0) 302 INTERPRETI\/E 206 5F SEATTLE, HA q&101 51 &N 204 5F 66 5F `INe LOT LAND5C*,oePki"w INC—; PHONE: (20(o) 461-552b .... . ...... .. ... . .. ...... ... . .......... . ..... i1v j LOT LAN05GAPINO (TYPE IV) PARKINC CONTACT: MIKE MOEDRITZER (RAIN OARDEN I ALLONED HITHIN PARKIN(5 10�3(955F LOT LAND50APINO) Aft ASCHITECTLRE51DE 4TIA MILDI OROLW r Iq4 5F TRA5H,4 APARTMEW AMENITIM/ PARKINO LOT TREE5* 16 TREES NAME. RDA REGYCLIN6 T%rPE Ill LAND50 CIO 5F PER FPqRC lq.125.050(4)(5), TREES REIGUIRED FOR PARKINO 15LAND5 UP TO ADDRE55: 20-1 FOURTH AVENUE 5E ENOL05URE 50REEN PER FNRO MSIreWIN. ABOVE MA I&A 150 5F - I TREE/15LAND. PARKIN 6-7 15LAND5 UP TO 305 5F - 2 TREE5/15LAND PUYALLUP, HA c48012 ICI.125.150(6)(5) AND 136 5F In 6ARDE *t244 6F OF" SPA4E 2fo3l : N PHONE. 253-540-C1405 T11\ 1q.125.0 000-ft"i 'i — C a a FARKIN6 LOT LAND50APINO CALCULATION5 CONTACT: R055 DECKMAN, AIA all DEDICATED RE51DENTIAL PARKIN 6 5PACE5 PROVIDED EN&INEERZ!F OR (300 PPIIIIIIIELLINC-7 UNIT5) 431 5PAGE5 2UR\/EY > oil Atft NAME. AZURE OREEN GON5ULTANT5, LLC 67 5F DEDICATED COMMERCIAL PARKIN65PACE5 PROVIDED 35 5PAGE5 ... . ... ... . (0-1 :7r 40q E PIONEER AVE RESMWIAL CO) APPRE55. ffff 5HARED U5E PARKIN& 5PACE5 PROVIDED 35 5 =IAGE5 \J I I PUYALLUP, HA q�5372 ul Z TOTAL NUMBER OF PARKINC-7 5PAGE5 PROVIDED PHONE: (253) 770-3144 OPEN PO (PROVI51ON5 PER FHRG ROO) 501 5PACE5 CONTACT: PAUL OREEN, PE SPACE :2 — (055F DECK 2 I"T 5F — I 6ROUIP PICNIC PARKINO LOT LAND5i%PIN6 REGUIRED FOR RE51DENTIAL 69DQ Ill 5F ... .... ... ... . 11111111 1 PARKIN 6 5PACE5 PER FHRC lq.125.0-70(2)(0)(11)(6) (15 5F PER NAME: &ILLE5 CON5ULTINC-7 AREA 5PACE X 451 5PAC E5) 6,465 5F APPRE55: P. 0. BOX 2366 .......... .... .. K RKLANP, NA C15053 CO) MAIL K105K L PARKINO LOT LAN05CAPINO REGUIRED FOR COMMERGIAL l IMNTIAL IN OARDEN PARKIN65PACE5 PER FPqRC lq.125.0-70 (2)(a)(1)(5) (22 5F PER PHONE- (425) e�22-4ICIC14 es IIC= I - j TERPRETI'VE 5PACE X -10 5PACE5) 1 �540 5F � ' CONTACT- BRIAN OILLE5 5F l(57N INN, 4 TOTAL PARKINO LOT LAND56APINO REGUIRED (TYPE IV) PER 1355F 51 TYPE I I I PERIMETER FV4RG lq.125.0'70(3) a 1005 5F X15TINC-7 -7 L6NOSCAPE ARCHITE 242 5F 5 LANDSCAPINC VEC5ETATION TO TOTAL PROVIDED lOr365 5F PER FHRO Ict.125.0 NAME. TALA5AEA CON5ULTANT5, INCI 60(7)(a) REMAIN AT f3A5E OF HALL 5OUTH 13 ADDRE55: 15020 13EAR CREEK RD. NE OF CONPOMINIUM — 10(0 5F 155HALK WITH HOOVINVILLE, HA qe>O�M DEVELOPMENT UL IVE 156 5F DECORATIVE DECORATIVE 64517 PHONE. (425) &61-1550 NMI 100 5F CONCRETE, Till CONTACT: A N OLSEN, RL Ilia 1615F ­114*11"llilik 144 5F I&I 5F (5EE CIVIL PLANI -ol min PERIMETER LAND50APINO UL Awl UL AM I& 150 5F 1111*k uml Aw TYPE Ill PERIMETER LAND5CAPIN6** 61164 5F ........... 15 1 Nioo' I F I I I I I I I I I I I MOM 26>2 5F 51F 5fqEE7 %) 65 5F 655F -71c13(1 5F all TYPE I PERIMETER LAND5GAPINC-7 NUMBER SHEET T I TLE 12a 5F looms, iamb, 124 5F TRASH 4 RECYCLIN6 N'%L a j 145 5F PARKINO LOT, PERIMETER OPEN ENCLOSURE PERIMETER LAND50APIN6 ON HALL TERRACE ALONO HE5T L-101 5PAGE OVERVIEN PLAN PROPERTY LINE AL50 MEET5 THE LAND5GAPINe REGUIREMENT5, FOR ff X L 65 5F RETAININ6 HALL TERRACE5 PER FP4RG Ict.120.120 e a "I L-201 DETAILED OPEN 5PACE AND // Aft 5TREET50APE AMENITIE5 PLAN an 51 TYPE Ill PERIMETER 6RO" MOM TRASH ENCLOSURE LANDSCAPINO U. L-301 PLANTINO PLAN ell LAND50APINO C4?illlll�� IALt IOc15F Aft"—NOMIAL 40fikl� TYPE I I I TRASH RECEPTACLE 50REEN PER FPqf;ZC 1q.125.060(7)(0) (Zoe TYPE Ill LAND50APE L A N D 5 0 A P I N q36 5F oo�p Aol LA 50REEN PER FNRC SOR-OLM MAWR c4*jMMVjAL, 2&4 5F 2*73 5F MSIMTIAL AEVVE Icl.125.150(b)(5) AND min Ict.125.040(4) RAIN OARVEN LANDSCAPINO L-303 PLANTINO PLAN Aft 01''gi jolip I No OL a. Boom 64 5F l ...... ....... ....... 4 RAIN &ARDEN5 1 2 + + + + + + + + + + + + + 4 -13 5F 600 L-304 PLANTIN& PLAN I I Mom lie I 11ul MIT. Moves le INN" L-401 PLANT 5GHEDULE, NOTE5 /Iiii 51DEHALK 4111M 411M T Tj I I 51E)EKALK OPEN SPACE LAND50APINO L-402 DETAIL5 lots 5EE5HEET L-201 FOR AREA ENLAR6EMENT L-403 LAND50APE 5PECIFIGATION5 COMMON OPEN 5PAGE LAN05GAPINC-7 EX15TIN6 BUS STOP \v-101 DEDIGATED R",. 511YPE Ill PERIMETER 5EE LIC-MTINC-7 PLAN 16wwft 4owft I am% A omi I �� It I so- . .. . .. . dC I 1=0=1 I IMMKV/A I K.-11N T-Li 041 /'NINLOO, 5 LAND56APINO (OPEN SPACE 1, 21 4 3) (PqE5T OF I I TH PL. 'Y BY OTHERS ,lill tio" MCI I I= Y STREET TREE_,_,:T� P. PER FHRG lq.125.060( 51 TYPE Ill PERIMETER . . .... LAND50APINO EX15TINC-7 STREET MERE TO BE PER FHRO, 5:20TH STPZET REPLACED (APPROX. lq.125.060( . . ....... . LOCATIOW UL a APPROVED N�vwT== (Yk, All Is A.� i",AL jospewom= Ilk "Ing� 40� ,own% len= - Y AZURE 5URVEY AND 51TE PLAN PROVIDED 5 T A T5 L I E PIONEER AVE. N o—willovems' ;aso Coe "wftARTq%%* =M M= Weevil NCV I` LU T=K 4 QWT610F=N =4*"FACE L AAmemk 1 4 v -mml AmossolkLAN A L C U L A T I ell 011000 1101111 1,10111111 1 1 Ili 6REEN 1��ON51) 40c 0 NQ (14), TREE RETENTION 4 OPEN SPACE SUMMAR%Y0 PU� AL- _)Pj HA C153 2,(253) "Ool,5144 M.- PURSUANT TO FHRO M.120.050 NORTH ,00 &RAP fill HIC SCALE ''; . . .. . .... REPLACEMENT REGUIREMENT5 DO NOT APPLY IN THE t 2. 5OURCE PRANIN65 HERE MODIFIEC IN FEET Total open space required.- 300 unfts x 100 sf/un't 30,0000 sf NOTE5 FOR OPEN 5PACE REOL)IREMENT5: L TALA5AEA CON5ULTANT5 FOR V15UAL CITY CENTER FRAME (CC-F) ZONE. -7 Min. 25% open space as common open space 1. 100 5F OF U5ABLE OPEN5PAC.I IN CEMENT, 511 1500 sf Know,what'sbcdown OMMON AND PRIVATE) PER DHELLIN& Date 0 20' 40' e�o Location Total Area (sf) NOTE APPROVED FOR CON5TRUCTION Scale UNIT REGUIRED, PER FPqRC 1q.230.060. Ca I I before you d"q AOZA55 signe 5CALE: Ill 44,01 Open Space 1 (common) 31,185 FILE #14-102061-00-00 De d %?` "D 2. A MINIMUM OF 25% OF THE U5ABLE OPEN 2�917 Open Space 2 (common) Drawn 6155 5PACE PROVIDED MU5T BE COMMON L A N L AQ Open Space 3 (common) 31711 Checked OPEN5PACE, PER FNRG Ict.230.060(b). STAM Or % �1 MPROPERTY LINE "M ww Approved E35 KASHMM Bu'ld'ng E Amenit'es (common) 71244 3. COMMON OPEN 5PAGE MU5T BE A ua" =Z" X_ X� X� X� CITY OF FEDERAL HAY DEPARTMENT --Tdlg:;O 50LID HOOD 5AFET'll FENCE MINIMUM OF 225 5F AND HAVE A MINIMUM Total common open spaceprovided., 14; 581 (44,6%) ..... .. . . Paz � x x 6 50L I D HOOD PERI METER f��ENGE Pro ect DIMEN51ON OF 15' IN ALL DIMEN51ON5, Patio/Decks (300x52 sf/ea.) (private) 15,600 .�p z 5TREET TREE..:.l 3X6&RATE, SEE DETAIL PER FP4RG S: E P Total open space proviaed NN MAME OLSM DATE: Ca"FWAIV NO. TIM CC �411J� I'Aff-ki (common+private): 32**657 ­,., . .­ I, a ow @ 5TREET LI&HT PER CI CENTER 5TANDARD Sheet # CDS r -------- T-11 I T MPP "a 44 DETAIL,5EE DETAIL (SEE LIOHTINO PLAN BY TENPq) 5, VII, 5E 1/4 SEC, 51 TNF, 21N, ROE. 4E, N.M1 E5UILVIN6 J 9T'r4%*"m*"mE'0T5CAFE AMI!NITIES r i �► 7 a TREE5 AND REPLACE p � IMMI I U'I MuiNl ��I�wz PL,4N5) � BIKE LANE OPEN SPA GE A 2 I im am T"m('4; '=m 1 T 1...1 t'i 5RAPHIC T -- .- x -- - x- .- x- x - 42" 50LID NOOG) 5AFETY FENCE IN FEET) x x e--l' 50L I D HOOD PERIMETER FENCE /0004 '5TREET TREE5, t 5EE DETAIL 0 10 240 0 d ET L. I CEO► T PER C"-rl CENTER DETAIL, SEE DETAIL (SEE L 16 T I NO PLAN BY INN) .,T?%MET9CAr"0E AMENITI, AL 0""4ENQ i I 6N Lr= r=N,... ' PICNIC, TABLE P1I TM BENCHE5 14010 1 mm ' BENCH 0 ORI LL BIKE RACK PLAY ECRUI MINT (5EE ►UPPLEMENT L INFORMATION) .: � .� ��.��. ►� T1`�l T,M°� GC�I�tG USG � � CONCRETE (PER CIVIL PLAN5) APPROVED MOK IN :: ; ::::: FLAY 5AF T`�' TILE RF G I ISO CEPT GL� . A ... » , ... . (PEA. CANNER) 0 I pomp (NITH COA RECEPTACeLE) T ON N =A*"FA A 1. FOR PLANT 5 HE ULE, DETAIL5 ANDNOTES, 5EE SHEET L— 0 I 2. EXACT PLACEMENT OF AMENITIE5 5 IAL.L BE DETERMINED BY THE CONTRACTOR AND THE LAND50APE ARCHITECT IN THE FIELD. REPEL. TO THE PRODUCT" 5PECIFICATION AND OUT 5HEET5 V41 TM I N THE 5UPPLEME IT L DE51ON INFORMATION $ AMENITY I E FOR 5PECo,.-IFI05 ON AMENITY TYPE, MODEL, AND COLOR. . FINAL FLAY AREA I N5T LL. TI ON 5HALL MEET ALL CON5UMER PRODUCT 5AFETY COMM1 ION (GP5C) 5AFETY 5TANDARD5 INCL I I N6, BUT NOT LIMITED TO,5TANDARD5 FOR EGUIPMENT, MATERIAL5, LAYOUT, U FGI1 O, 4 ADEGUATEFALL ZONES, 1. 5URVEY AND 51TE PLAN PROVIDED BY AZURE PUYALLUP, HA c05-721(253) -7-70-5144. A .� , $;: :�i � �^ � �, wr rr► ern �r rr Imp IWO f r r wr I I► :r � w .0, Ilk N R { 1 t� Ob (NITH COA RECEPTACeLE) T ON N =A*"FA A 1. FOR PLANT 5 HE ULE, DETAIL5 ANDNOTES, 5EE SHEET L— 0 I 2. EXACT PLACEMENT OF AMENITIE5 5 IAL.L BE DETERMINED BY THE CONTRACTOR AND THE LAND50APE ARCHITECT IN THE FIELD. REPEL. TO THE PRODUCT" 5PECIFICATION AND OUT 5HEET5 V41 TM I N THE 5UPPLEME IT L DE51ON INFORMATION $ AMENITY I E FOR 5PECo,.-IFI05 ON AMENITY TYPE, MODEL, AND COLOR. . FINAL FLAY AREA I N5T LL. TI ON 5HALL MEET ALL CON5UMER PRODUCT 5AFETY COMM1 ION (GP5C) 5AFETY 5TANDARD5 INCL I I N6, BUT NOT LIMITED TO,5TANDARD5 FOR EGUIPMENT, MATERIAL5, LAYOUT, U FGI1 O, 4 ADEGUATEFALL ZONES, 1. 5URVEY AND 51TE PLAN PROVIDED BY AZURE PUYALLUP, HA c05-721(253) -7-70-5144. A .� , $;: :�i � �^ � �, wr rr► ern �r rr Imp IWO f r r wr I I► :r � w .0, Ilk N R { 1 t� Ob M i .N► Scale 65 N ;E) g i► w M" Desiw Drawn AQ ApprovedChecked ■ r till 44 7VA At P"T'Agggs! IV.' -,Rmk,- -% ;W -dm I �#t V OMNI ;. ljig�iffi W*099— — * krw mg NA A FP, -, A MAW 61 VP Xi W'd L FA— I lit if%A TAP W-4 NO IF % Mimi I ,lot* 'War NOE 20 , N"M A IN ir F, AW At- 417� %�.jl W It, 0074", *, 13 7� 11.25' TYPE I PERIMETER LIAND5GAPINO (PER APPROVED Ai PROCE55 III LAND5CAPE MODIFICATION). EX15TINO LAUREL5 TO REMAIN. A5 5UPPLEMENTAL PLANTIN65 ARE DEEMED NEGE55ARY, TO MEET THE REGUIREMENT5 OF TYPE I LAND5CAPIN&, TH15 PLAN NON INCLUDE5 THE NORTH PERIMETER PLANTIN& IN DETAIL. 7LANT 01aftomi, 561ENTIFIC NAt4E COMMON NAME xxx x ACER CIRCINATUM VINE MAPLE CER RUBRUM RED MAPLE ACER PALMATUM 'BLOODOOOD' BLOOD600D JAPANE5E MAPLE -00"W140- U+ AMELANCHIER ALNIFOLIA 5ERVIGEBERRY + GALOCEPRU5 PEGURREN5 I NGEN5E CEDAR RED5PIRE FLOPiZINO PYRU5 C...,ALLERYANA 'RED5PIRE PEAR CHAMAECYPAR15 OBTU5A'&RAGILI5' 5LENDER HINOKI CYPRE55 CORNU5 KOU5A KOU5A DOOP400D + CORNU5 NUTTALL11 PACIFIC DOO OD CORYLU5 CORNUTA HE5TERN HAZELNUT PICEA OMORIKA 5ERBIAN!5PRUCE PINU5 CONTORTA VAR. CONTORTA 5HORE P + PRUNU5 5ERRULATA 'AMANO OAHA' AMANOOAPqA FLOViZINO CHERRY P5E-UD0T5U6A MENZIE511 DOUOLA5 FIR 5TYRAX JAPONIGA JAPANE5E!5NOHBELL THUJA PLICATA 'VIRE50EN5' VIRE5GEN5 HE5TERN RED CEDAR 5HRU55 5YM50L 5CIENTIF16 NAME C-OMMON NAME 0 E30XU5 MICROPH***rt-L-A KOREANA P41NTER OEM KOREAN 'P41NTER OEM' 13OXHOOD CALLUNA VULOAR15 eC�OTCH HEATHER CEANOTHU5 'JULIA PHELP51 JULIA PHELP5 CEANOTHU5 C15TU5 WrBRIPU5 NHITE ROCKR05E CI!5TU5 PURPUREN5 ORCHID ROGKR05E E5GALLONI A 'NENPORT DHARF NENPORT DNARF E50ALLONIA 0 LAVANDULA AN6U5TIFOLIA EN6L15H LAVENDER MAHONIA AGUIFOLIUM TALL OREOON ORAPE MYRICA GALIFORNICA PACIFIC HAX MYRTLE 0 NANDINA DOME5TICA 'FIRE POHER' FIRE PONER NANDINA + NANDI NA DOME5TI CA 'OULF 5TREAM' OULF 5TREAM NANDINA O5MANTHU5 DELAVAYI DELAVAY 05MANTHU5 PANICUM \/IROATUM ROT5TRAHLBU50H 'ROT5TRAHLf3U5GH' 5V4ITGH5RA55 (D PAX15TIMA MYRTIFOLIA OREOON BOXHOOD V >+< A PHILADELPHU5 LEH1511 MOCK ORANOE POTENTILLA FFZUTIC05A 'KATHERINE KATHERINE DYKE5 DYKE5' GINGUEFOIL RHODODENDRON 5CHL I PPENBACH I I ROYAL AZALEA RHODODENDRON X 'PJM' PJM RHODODENDRON .0 (D RHODODENDRON X '56ARLET 5GARLET HONDER PHARF HONDER RHODODENDRON 0 RHODODENDRON YAKU5HIMANUM YAKU PRINCE YAKU PRINCE' RHODODENDRON 00-N. I U<> RIBES 5ANOUINEUM RED-FLOHERINO CURRANT R05A 'MEICOUBLAN1 HHITE MEIDILAND R05E 5YMPHORICARPO!5 ALBU5 5NOHBERRY VACCINIUM OVATUM EVEROREEN HUCKLEBERRY VIBURNUM DAVIDII DAVID VIBURNUM ORCL)NDOOVER FARKINO LOT,, ANDSCAPIN& 15YM50L SCIENTIFIC NAME COMMON NAME N055YMBOL AROT05TAPHYLO5 UVA-UR!5I KINNIKINNICK N,05YMBOL RUBU5 CALYCINOIDE5 CREEPINO BRAMBLE FERIhMTER LAND5 AFIN6 5YMWL 5CIENTIFIC NAME COMMON NAME NO SYMBOL OAULTHERIA 5HALLON 5ALAL N05YMBOL POLYSTICHUM MUNITUM 5PqORD FERN OTHER ARE69L,--.,A5 �5HONN QN.FLAN 5Y`t,--WL 50ENTIFIC NAME WMMON NAME ARGT05TAPHYL05 UVA-UR51 KINNIKINNICK HYPERIGUM CAL"*(GINUM 5T. JOHN5 NORT 500 ORA55 VINE5 SYMBOL SCIENTIFIC NAME COMMON NAME PARTHENOC155US TRICU5PIDATA-W E305TON I VY PLANT AT BA5E OF LOPiZ RETAININ6 HALL @ HE5T PROPERTY BOUNDARY ro I O.C. 1 N %mor Fq%hoor hm I r--"-% 1 1% 1 om I "W I AM /IDED BY AZURE EMEROENT5 10 5URVEY AND 51TE PLAN PRO\ 5GIENTIFIC NAME COMMON NAME OREEN CON!5ULTANT5, LLG, 40q E PIONEER AVE. -72 (253) -no-31440 CAREX OBNUPTA 5LOUOH 5ED6 PUYALLUP, HA c153 2. 5OURCE DRANIN55 HERE MODIFIED BY CAREX 5TIPATA 5AHBEAK 5ED OE TALA5AEA CON5ULTANT5 FOR V15UAL JUNCU5 EN51FOLIU5 DAOOERLEAF RU5H ENHANCEMENT. JUNGU5 TENU 15 5LENDER RU5H t 1&now what's belowo APPROVED FOR CON5TRUGTION 5HRU55 Call before you dig. -102061-00-CO FILE #14 5CIENTIFI-C� NAME C.,OMMON NAME xxx AGER 0 1 RC I NATUM VINE MAPLE .00, STA11! OP x BY: KAORNWON IN C.,,,ORNU5 ALBA (5FRICEA) RED-051ER DOOP4000 14UNSTBRW CITY OF FEDERAL HAY`DEPAPTM NT OF PLANNINe L040WAM AWHITWT GORNU5 ALBA (5ERICEA) 'KEL5EYI' KEL5EY DOOPqOOD CZU BMI17EID A UCRATA BLACK THINBERRY 3 LONIGERA INVOL MALU5 (PYRU!5) FU5GA PACIFIC GRABAPPLE mm mme OLM DATE: 6,EP 3 2016 W"MCAM NO. T" MADIM R05A NUTKANA NOOTKA R05E C1 ,[-I'y oly'--- F t� RA iA t" CDS I ig gi 40 Date Scale A5 UQTE12 Designed AQZAf3s Drawn Checked Approved E35 Project # Sheet # goo -NOW X A `1-5' TYPE I I I PERIMETER LAND50APINC-7 PER FHRG 1,1.125.0600)(0) x x xx CAE: . CIRCINATUM \/INE MAPLE GER RUBRUM RED MAPLE ACER PALMATUM 'BLOOD 6000' BLOODO000 JAPANESE MAPLE U+ AMELANGHIER ALNIFOLIA 5ERVICEBERRY + GALOCAE DRU5 DEGURREN5 INCENSE CEDAR 0 PYRU5 GALLERYANA 'RED5PIRE' RE05PIRE FLONERINO PEAR + CHAMAECYPAR15 OBTU5A 'ORAGIL15' SLENDER HINOKI CYPRE55 CORNU5 KOU5A KOU5A DOONOOD CORNU5 NUTTALL I I PACIFIC DOOHOOP *0 CORYLU5 CORNUTA HE TERN HAZELNUT PI CEA CAI" ORIKA 5ERBI AN SPRUCE 1 INU5 CONTOA VAR. GONTORTA SHORE PINE PRUNU5 5ERRULATA 'AMANO OAHA' AMAN06AHA FLONERIN6 CHERRY P`5EUDOT5U6A MENZIE511 DOUOLAS FIR 5TYRAX JAPONICA JAPANE SE 5NOH5ELL VIRE5GEN5 HE5TERN RED THUJA PLICATA VIRE5CENV CEDAR 5HRUB5 5YM50L 5CIENTIFIC NAME COMMON NAME BUXU5 MIGROPHY'LLA KOREA HINTER OEM KOREAN 'HINTER OEM' BOXHOOD CALLUNA VULOAR15 5GOTCH HEATHER CEANOTHU5 ',JUL IA PHELPS' JULIA PH ::LA'S CEANOTHU5 015TU5 HYf3RIDU5 HHITE ROGKR05E C15TU5 PURPUREN5 ORCHID ROCKR05E E50ALLONI A 'NEHPORT DHARF' NEHPORT DHARF E5CALLONIA 0 LAVANDULA ANOUSTIFOLIA EN&L15H LAVENDER s MAHONIA AGUIFOLIUM TALL OREOON eRAPE MYRICA CAL ITORN ICA PACIFIC HAX MYRTLE 0 NAND INA DOME5TIGA 'FIRE POHER' -AM FIRE POHER NAND INA NAND NA DOME5TI CA 'GULF 5TRE: ' OULF STREAM NAND INA 05MANTHU5 DELAVAYI DEL AVAY 05MANTHU5 PANICUM VIROATUM ROT5TRAHLBU5GH 'ROT5TRAHL5U5Gfl' 5HITGH&RA55 (D PAX15TIMA MYRTIFOLIA ORE OON BOXHOOD PHILADELPHU5 LEH1511 MOCK ORAN NO POTENTILLA FRUTI605A 'KATHERINE KATHE RINE DYKES DYKES' GINGUEFOIL RHODCEDE NDFZON 5CHLIPPEN BACHII ROYAL AZALEA 0 RHODODENDRON X 'PJM' PJM RHODODENDRON G RHODODENDRON X SCARLET SCARLET HONDER DHARF HONDER' I/ RHODODENDRON 0 RHODODENDRON YAKU5HIMANUM YAKU PRINCE YAKU PRINGE' RHODODENDRON U* RIBE5 5AN6UINEUM RED-FLOHERINO CURRANT (Z) ROSA 'ME ICat UBLAN' HHITE MEIDILAND R05E 1/� 5YMPHORICARP05 ALBU5 5NOHBERRY (D \/AGCINIUM OVATUM EVEROREEN HUCKLEBERRY 0 VIBURNUM DAVIDII DAVID VIBURNUM SYMBOL SCIENTIFIC NAME COMMON NAME • N05YME30L ROTC T PHYL05 UVKINNIKINNICKA xx x N05YMBOL RUBU5 CALYCINCB IDE5 CREEP I NO BRAMBLE I N Al INO Coo) 15YM5OL 5CIENTIFIC NAME COMMON NAME + xxx x NO 5YME30L &AULTHERIA 5HALLON 5ALAL • A...... A NO 5YMBOL POL"r5TICHUM MUNITUM 5HORD FERN Z- KX OTHER ARE6�2 A5 SHONN ON PLAN it ii x �SYtvWL 5CIENTIFIC NAME COMMON NAME Ir 1 I - 7717" ARCT05TAPHYL05 UNVA-URSI KINNIKINNICK I f 1 701 IIA"N I I MATGHL I NE TO L-304 u T I �16 �'L.�NWIfOLAN C iZAPH I G 5GALE NORTH IN FEET) �fiZ� i AL a =7���I%=`� " A NTT L 1 N IIIIII& a M 0 10' 20' 40 50ALE: 1 20' EMEROENT5 SCIENTIFIC NAME COMMON NAME CAREX OBNUPTA SLOUGH SEDGE CAREX 5TIPATA 5AHBEAK SEDGE HYPERIGUM CALYGINUM ST. JOHNS HORT 50D ORA55 VINES 5YMBOL 5CIENTIFIC NAME COMMON NAME PARTHENOGI55U5 TRIGU5PIPATA* BOSTON IVY PLANT AT BASE OF LC HER RETAININO HALL @ NEST PROPERTY BOUNDARY KV5H JUNCU5 EN51FOLIU5 DAOOEf;RLE^f; JUNOU5 TENU5 SLENDER RUSH Know what's belowe Call before you d1g. U55 L= SCIENTIFIC NAME COMMON NAME xxx STATE OF PROPERTY LINE x AGER CIRGINATUM VINE MAPLE W&OWW" X--.. x-50L 10 HOOD SAFETY FENCE ORO CORNU5 ALBA (5ERICEA) RED-051ER DO&HOOD L4CWAV AW.MITWT x x 6 SOL I D HOOD PERIMETER FENCE C) GORNU5 ALBA (SERICEA) 'KEL5EYIKELSEY 006HOOD f 4 N STREET TREES, 31X(91 ORATE, SEE DETAIL A LONICERA INVOLUCRATA BLACK THINBERRY AM mme OLSEN MALU5 (PYRU5) FU5CA PACIFIC CRA13APPLE Ca"FICA19 W. T" STREET LIOHT PER 01 CENTER STANDARD ROSA NUTKANA NOOTKA R05E monm VIM DETAIL, SEE DETAIL (SEE LIOHTIN6 PLAN BY TENN DATE: b!"11) III W 2. 0 16 ii TY Orr -FEDERAL WA' CDS 1 • - - --------- Date &-6-2013 Scale 65 hlQIE Designed 6QzQJ:55 Drawn .6M Checked AO Approved 55 Proiect I ! 1 N, -1-k'. - - - - . — . — - . — - --J GITY REGUIRMENT5 EX15TIN& 5Tf;PEET TREE5 To BE REPLACED Lo ANmTmm I NW' r A ORAPHIC 50ALE NORTH (IN FEET) 0 10' 20' 401 SCALE: I " - 20' -"Wow PROPERTY L I NE X� X� X— X— 42 " 50L I P PqOOD SAFETY FENCE x x — 65OLID HOOD PERIMETER FENCE f 00 4 W% r5 El STREET TREES, 31X61 &RATE, 5EE DETAIL NQ�4w \kz!y STREET LIOHT PER C1_r_%..00 CENTER STANDARD DETAIII., SEE DETAIL (5EE LI &HTIN6 PLAN BY TENPq) Nk�yo I IO'DEDICATED R.O.H T 5 L16HT/PLANTER PLAN5 61' TENN 5 umo%ziL/TH 15:)TRta�:=T I Pill LIST OL"o E LAIN&'T =00`0 FmMIEROENT5 SCIENTIFIC NAME COMMON NAME CAREX OBNUPTA 5LOUOH 5ED&E CAREX 5TIPATA 5AI^BEAK 5EDOE JUNCU5 EN51FOLIU5 DAOOERLEAF RUSH JUNCU5 TENU 15 SLENDER RUSH MW mwll�lj' SCIENTIFIC NAME L SCIENTIFIC NAME COMMON NAME 3cxx x ACER GIRCINATUM VINE MAPLE CER RUBRUM RED MAPLE ACER PALMATUM 'BLOODOOOD' BLOODOOOD JAPANESE MAPLE U+ AMELANGHIER ALNIFOLIA 5ERVICEBERRY CALOCEDRU5 DEGURREN5 INCENSE CEDAR PYRU5 CALLERYANA 'RED5PIRE' RED5PIRE FLOPsIERIN6 PEAR CHAMAECYPAR15 OBTU5A '6RAC/IL15' SLENDER HINOKI CYPRE55 CORNU5 KOU5A KOU5A DO ONOOD GORNU5 NUTTALLII PACIFIC DO ONOOD CORYLU5 CORNUTA. NE5TERN HAZELNUT PICEA OMORIKA SERBIAN SPRUCE PINU5 CONTORTA VAR. CONTORTA. 5HORE PINE PRUNU5 5ERRULATA 'AMAN06AHA' AMANOOAHA FLONERINO CHERRY + P5EUDOTSUOA MENZIESII DOUOLA5 FIR 5TYRAX JAPONIGA JAPANE5E5NONBELL \/IRE5C..,EN5 NE5TERN RED 0 THUJA PLICATA 'VIRE5GEN5' CEDAR 5HRUB5 SYMBOL 501ENTIFIC NAME COMMON NAME 0 BUXU5 MICROPHYLLA KOREANA P4INTER OEM KOREAN ININTER OEM' BOXIe4OOD CALLUNA VULOAR15 500TCH HEATHER GEANOTHU5 1,JULIA PHELP51 JULIA PHELPS CEANOTHU5 C15TU5 HYBRIDU5 PqHITE ROCKR05E 6 15TU5 PURPUREN5 ORCHID ROCKR05E 0 E56ALLONIA 'NEPqPORT DNARF' NENPORT DNARF E50ALLONIA 0 LAVANDULA ANOU5TIFOLIA ENOL15H LAVENDER Us MAHONIA AGUIFOLIUM TALL OREOON 6RAPE MYRICA CALIFORNICA PACIFIC HAX MYRTLE NANDINA DOME5TICA 'FIRE POV4ER' FIRE PONER NANDINA 0 NANDI NA DOME5TI GA 'eULF STREAM' eULF STREAM NANDINA 05MANTHU5 DELAVAYI DELAVAY 05MANTHU5 PANIGUM VIROATUM ROT!5TRAHLBU50H 'ROT5TRAHLBU5CH' 5PqITGHORA55 PAX15TIMA MYRTIFOLIA ORE&ON BOXPqOOE? >+< PHILADELPHU5 LEV41511 MOCK ORANeE A 0) POTENTILLA FRUTIC05A 'KATHERINE KATHERINE DYKES DYKE5' GINGUEFOIL RHODODENDRON 5CHL I PPENBACH I I ROYAL AZALEA 0 RHODODENDRON X 'PJM' PJM RHODODENDRON RHODODENDRON X 'SCARLET 50ARLET NONDER DNARF V40NDER' ! RHODODENDRON 0 RHODODENDRON YAKU5HIMANUM YAKU PRINCE YAKU PRINCE' RHODODENDRON RIBE5 5ANC-ONEUM RED-FLOPqERINe CURRANT ROSA 'MEIGOUBLANI PqHITE MEIDILAND R05E /T�N 5YMPHORICARP05 ALBU5 5NONBERRY �Iv VACCINIUM OVATUM EVEROREEN HUCKLEBERRY VIBURNUM DAVIDII DAVID VIBURNUM OROUNDOOVER FARKINO LOT, AND50APINO Sy?yf�'L 501ENTIF10 NAME CSOMIMON NAME NOSYMBOL ARGTO5TAPHYLO5 UVA-UR51 KINNIKINNICK NOSYME30L RUBU5 CAL"'rCINOIDE5 CREEPINO BRAMBLE PC -RIM TERJ=6 50 IN6 5YM50L 501ENTIFIC NAME COMMON NAME NO SYME30L OAULTHERIA 5HALLON 5ALAL NOSYMBOL POLY5T16HUM MUNITUM 5NORD FERN 01HER AREAS - A5!5HOHN ON PLAN SYM50L SCIENTIFIC NAME COMMON NAME ARCT05TAPHYL05 UVA-UR51 KINNIKINNICK HYPERICUM CALYCINUM ST. JOHN5 PqORT SOD ef;ZA55 VINE5 5YMBOL 561ENTIFIC NAME GOMMON NAME PARTHENOC455U5 TRIOU5PIDATA* BOSTON IVY PLANT AT BA5E OF LOV4ER RETAININ6 HALL @ HE5T PROPERTY BOUNDARY O.C. w —mm.—.p Aj��ER <:elR��INATUM VINE MAPLE CORNU5 ALBA (5ERICEA) RED-051ER DO&HOOD _T_Z-=C�= T BLACK TV4iNBERRY LON16ERA iNVOLU6RATA MALU5 (PYRU5) FU5CA PACIFIC r.,.,RAE3APPLE R05A NUTKANA NOOTKA R05E STATE OP A a "aft NcowT="",=zw ____ 1. SURVEY AND SITE PLAN PROVIDED BY A 1) OREEN CONSULTANTS, LLC, 40cl E PIONEER AVE. PUYALLUP, HA qe0-721(253) 770-3144. 2. SOURCE DRANIN65 PqERE MODIFIED BY TALA5AEA CONSULTANTS FOR VISUAL ENHANCEMENT. APPROVED FOR CONSTRUCTION FILE #14-102061-00-CO By: 0 1 TY OF FEDERAL HAY" ARTMENT OF PLANNINO RESUBMITTE 113 2016 -DATE: lt'�) ".'- 1, 01 OF FEDE1Rj1,,L CDS 9 fole m C. - m.. Ilk Date Scale 65 NQIEL2 C6 ,j Designed 6QZA55 Drawn .6m go ,Checked 6Q Approved 5.5 lm� ail Project laws Sheet # low, 7 ;= prFmA wool Kggff�wm 12 1 �1 61m Qpej ME I ME Aim MATGHL I NE TO L-502 -.—IT I X%_ I �A, I m I * *1p I NUNN Opt x x x x AMP x x x x Uip RAIN OARDEN A,.A 3 1 6�117111 A + > xxx �44L AO� x 0 0 C) A/ 0 0 OR055HALK x X x x IF ----------- =I 0 xxx x OARDE INTERPRETI\/E I ON UTILITIE5, TYP. 5EE DETAIL 5;, 1 5HEET L-402 (59 x x x x U* A5 METER5 it Epp ---,I F.9�1 N ......... ... .. .0 5 PE Q- TYPE I I I LAND PER FNRG I cl. 25.1 . .. . . . ...... _,- CID x X x x L x x x xx x x '"TY-P, E 111 PERIME-i tK xxx LAN05GAPIN6 PER FHRO 1q.125.0600)(G) x x x x XXX x x X x x A5H 4 REGYGLINC-7 xxx EqGLO5URE xxx x + IV, e v-, 5TORMHATER 'VAULT ..... .. . .. X)� -7A5 METER5_0_� x x C XX ONDEN51N6 UNI CONDEN5ER UNIT TYPE I I I PERI METER 0 0 0 COMMERCIAL v v 7 1) i AND50APINC-7 IN TH15 AREA xx (OROUND FLOOR) PER FHRC (5EE ARCHITECTURAL + 11.125.0600)(A) RE51DENTIAL PL/�N5) (Af3O\/E) it 10 0 L AN, Up 11 0 0 x x x x x x x 0 Now, momm" x KA- 6 -A 5EE LIC-71-ITINC-7 .0110& ,SON& &mm PLAN E3Y TENH 5 :;p,/.UTH 5TKEay.0':T N T&mm'v&LA1A 'k I I 6RAPHIC 50ALE NORTH IN FEET AMPF� mom mmm� m& ET T I%iww= N '6�LA'N' A"'O"OftA�4 ' L I M Arm%"k A I "N" CP 0 1 20' 40 5GALE: 1 20' EMER6ENT5 5CIENTIFIC NAME COMMON NAME GAREX OBNUPTA 5LOUOH 5ED OE mc::;a J%L N CAREX 5TIPATA 5ANBEAK5EDOE qo'Tmmmw& L L, JUNCU5 EN51 FOL I U5 DAOOERLEAF RU5H lmmm� -now PROPERTY L I NE X� X� X---- X— 42 " 50L 10 HOOD 5AFETY FENCE JUNCU5 TENU 15 5LENDER RU5H x x 650L. 10 HOOD PER I METER FENCE 5TREET TREE5, 31Xb1 ORATE, 5EE DETAIL 4 1 5 5HRU55 _/00� 5CIENTIf=10 NAME COMMON NAME xxx 5TREET LIOHT PER 61 CENTER 5TANDARD x AC -,ER CIRGINATUM VINE MAPLE DETAIL, 5EE DETAIL (5EE LI OHTIN& PLAN BY TENN CORNU5 ALBA (5ERICEA) RED-051ER DO&HOOD CeORNU5 ALBA (5ERICEA) 'KEL5EYI' <EL251E'*T1` DOOV4000 A LONICERA INVOLUCRATA BLACK THINBERRY MALU5 (PYRU5) FU50A PACIFIC, CRABAPPLE R05A NUTKANA NOOTKA R05E INN I (XX 11Y 0 El fPL.ANT 1. 1 ST L SCIENTIFIC NAME COMMON NAME XXX VI NE MAPLE x ACER CIRCINATUM 0 CER RUBRUM RED MAPLE ACER PALMATUM '13LOODOOOD' BLOOPOOOD JAPANE5E MAPLE j00"q**111 + AMELANCHIER ALNIFOLIA 5ERVICEBERRY + CALOCEE)RU5 DEGURREN5 INOEN5E CEDAR PYRU5 CALLERYANA 'RE05PIRE' RED5PIRE FLOHERINO PEAR Ir CHAMAECYPAR15 OBTU5A 'ORACII-15' 5LENDER HINOKI CYPRE55 CORNU5 KOU5A KOU5A DOOV400D CORNU5 NUTTALL I I PACIf=10 D06HOOD CORYLU5 C,ORNUTA HE5TERN HAZELNUT PICEA OMORIKA 5ERBIAN 5PRUCE iNU5 CONTORTA VAR. CONTORTA 5HORE PINE PRUNU5 5ERRULATA 'AMANOOAHA' AMANOOAHA f:LOHERINO CHERRY P5EUpOT5Ue,A MENZIE511 DOUOLA5 'FIR 5TYRAX JAPONICA JAPANE515 5NONBELL VIRE50EN5 1,�IE5TERN RED THUJA PLIcATA 'VIRE5GEN5' CEDAR 5HRU55 15YMWL 501ENTIFIC NAME COMMON NAME 0 BUXU5 MICROPHYLLA KOREANA HINTER OEM KOREAN 'HINTER OEM' BOXHOOP E) CALLUNA VULOARI5 5COTOH HEATHER CEANOTHU5 'JUL I A PHELP5' JLJL1A PHELP5 CoEANOTHU5 C,15TU5 HYE3PIPL)5 HHITE ROOKR05E C, I 5TU5 PUf;ZPUREN5 ORCHID RO0KRO5E 0 E5CALLONI A 'NEHPORT DHARF:' NEHPORT DHARF E50ALLONIA 0 LAVANDULA ANOU5TIFOLIA ENOL15H LAVENDER MAHONIA AQUIFOLIUM TALL ORE60N ORAPE MYRICA CALIFORNICA PACIFIC HAX MYRTLE NANDINA OOME5TICA 'FIRE POHER' FIRE POHER NANDINA NANDI NA DOME5TI CA 'OULF 5TREAM' OULF 5TREAM NANDINA 05MANTHU5 DELAVAYI DELAVAY 05MANTHU5 PANICUM VIROATUM ROT5TRAHLf3U5GH 'ROT5TRAHLBU5CH' 5HITCHORA55 0 PAX15TIMA MYRTIFOLIA ORE&ON BOXHOOP PHILADELPHU5 LEH1511 MOCK ORANOE POTENTILLA FRUTIC05A 'KATHERINE KATHERINE DYKE5 DYKE5' CINGUEFOIL RHODODENDRON 5CHL I PPENBACH I I ROYAL AZALEA RHODODENDRON X 'PJM PJM RHODODENDRON (D RHODODENDRON X '5CARLET 5CARLET HONDER DHARF HONDER' RHODODENDRON 0 RHODODENDRON YAKU5HIMANUM YAKU PRINCE YAKU PRINCE' RHODODENDRON RIBE5 5ANOUINE-UM RED-FLOHERINO CURRANT R05A 'MEICOUBLANI HHITE ME 0 P R05 rr**� 111-U 5YMPHORICARP05 ALBU5 5NOHBERRY (D VACCINIUM OVATUM EVEROREEN HUCKLEBERRY (3) VIBURNUM DAVIDII DAVID VIBURNUM OROUNDOOVER PARKINO,LOT LANDSCAPINO 15*1rm130L 5CAENTIFIC NAME COMMON NAME NO SYMWL ARCT05TAPHYL05 UVA-UR51 KINNIKINNICK RUBU5 CAL"'rCINOIDE5 C..,F<EEP1NO BRAMBLE Aoft Fg.RIMETES _L6NV50AF1Nc-;F 9YMBOL SCIENT11=16 NAME COMMON NAME No 5YMBOL OAULTHERIA 5HALLON 5ALAL NO 5YMBOL POLY5TIGHUM MUNITUM 5HORD FERN OTHER AREAS - A5 SHOHN ON F AN SYMWL 501ENTIFIG NAME COMMON NAME ARCT05TAPHYL05 UVA-UR51 KINNIKINNICK HYPERICUM GALYCINUM 5T. JOHN5 HORT 50D ORA55 VINE5 5)0'ME30L 5CIENTIFIC NAME COMMON NAME Ca =* PARTHENOG155U5 TRICU5PIDATA* B05TON I VY PLANT AT BA5E OF LOHI=-f;Z RETAININ6 HALL @ HE5T PROPERTY BOUNDARY 61 O.G. m�.Amft� N T 1. 5URVEY AND 51TE PLAN PROVI ED BY A OREEN CON5ULTANT5, LL6, 40cl E PIONEER AVE. PUYALLUP, HA c153-121(253) -rO-3144. 2. 5OURCE DRAHINe5 HERE MODIFIED BY TALA5AEA GON5ULTANT5 FOR V15UAL ENHANCEMENT. K ro �i mv vtv 1, t's PT, Wxs, APPROVED FOR CON5TRUCTION Ce mil you FILE #14-102061-00-CO STAM OP BY: CITY OF FEDERAL HAIO'DEPAIR, T OF PLANNINO LAWWAM AW,#IITWT RESUBMITTED MANI! OL&N DATE: CaMPICATE NO. TM 2, 016 Wolfe$ 1q"/* OF FEDERAL WAY. CDS 1 11 1 � � i i 1� I 1 11 � I I � , I , I I I , I 1 1, 1 1 � 111111 � I � 1, � mmmmmipp- 10, *Q tw r­9 4 "-I 0 0 0 P4 L) "-4 4 Date e�-6-2013 Scale AS NOTE Designed AQZA55 Drawn 65.5 mom Checked AQ WOP Approved m" Sheet # CWKWK-Affi 0.1 0 co bO z @ 1/4 00 TN*ro" :2 1 'N'/ R C-;? tz, 4*0" Km M a ff,W ATb O'� 0 0 TOO 0 a "21 1 111 MIN 11 11 111 1 INS an& UNDO u0m`kVEK` PROU C-7HT 60% AL a Adm ot"OftfAupelmic" I tww NJF--27F SCIENTIFIC NAME COMMON NAME GTy. SPACIN6 5IZf=- (MINJ NOTE5 NATIVE TOLERANT PIROU 6%HT ACER CIRGINATUM VINE MAPLE 55 AS 5HOHN 4'HT., (15" TOTAL CAL.) 546, MULTI -TRUNK (05ft MIN) X X 5CIENTIFIC NAME COMMON NAME GTy. 5PACIN6 51ZE (MIN) NOTE-5 NATIVE TOLERANT ACER PALMATUM 'BLOODOOOD' BLOOD6700D JAPANESE 31 AS 5HOHN 6HT., (1.5" TOTAL CAL.) 545, MULTI -TRUNK (3 MIN) N05YMBOL ARCT05TAPHYLO5 UVA-UR51 KINNIKINNICK '711 la" O.C. I OALO FULL $ BUSHY X X MAPLE N05rMWL RUBU5 CAL""rGINOIDE5 OREEPINO BRAMBLE '711 IV, O.C. I OAL. FULL 4 BUSHY X AMELANCHIER ALNIFOLIA 5ERVICEBERRY be� A55HOHN 4HT., (15" TOTAL CAL.) 546, MULTI -TRUNK (3 MIN.) X X PERIMETER 50APINO" GALOCEDRU5 DECURREN5 INGEN5E CEDAR AS 5HOHN 614T. 5$131 FULL $ f3U5HY X X LAND DROU 67HT I RE05PIRE FLOHERINO 5$51 51NOLE TRUNK, HELL ECIENTIFIC NAME COMMON NAME OTY. 5PAOIN6 5tZE (MIN.) NOTES NATIVE TOLERANT PYRU5 GALLERYANA 'RED5PIRE 3*7 AS 5HOHN 2.511 CAL. PEAR BRANCHED <�� NOSYM130L 6AULTHERIA 5HALLON 5ALAL 225 24" O.C. I &AL. FULL 4 BUSHY X X CHAMAECYPAR15 OBTU5A 'ORAGILIV SLENDER HINOKI CYPRE55 53 AS 5HOHN 6HT. B4131 FULL $ BUSHY X N05Yt-�WL POLY5TICHUM MUNITUM 5HORD FERN qq 36110.6. 1 OAL. FULL 4 BUSHY X X GORNU5 KOU5A KOU5A 006HOOD a AS 5HOHN 1.5" CAL. E34B, 51NOLE TRUNK, HELL BRANCHED OTHER AREAS AS SHONN ON + OORNU5 NUTTALL I I PACIFIC DO&HOOD a AS 5HOHN 1.5" CAL. BV3, 51NOLE TRUNK, HELL X FLAN PROU 67HT 44P # BRANCHED 5CIENTIFIC NAME COMMON NAME QTy. 5PACINO 51ZE (MIN) NOTE5 NATIVE TOLERANT GORYLU5 CORNUTA HE5TERN HAZELNUT 2 AS 5HOHN 41 HT., (1311 TOTAL CAL.) E34B, MULTI -TRUNK (3 MIN.) X X AROT05TAPHYL05 U\/A~UR!51 KINNIKINNICK 415 1511 0.0. 1 OAL* FULL 4 BUSHY x X PIGEA OMORIKA 5ERBIAN5PRUGE q,7 AS 5HOHN & HT. 134B, FULL 4 BUSHY X HYPERICUM CALYCINUM ST. JOHNS V40RT 206 241, O.C. I OAL. FULL BUSHY X 50D/E-GOHOOD-GHIP/S0FT SURFACE 612145 500 OR 5EED x PINU5 OONTORTA VAR. GONTORTA SHORE PINE 15 AS 5HOHN & HT. 54 B, FULL $ BUSHY X X 5F AMANO 6AHA FLOHERI No f34B, SINOLE TRUNK, HELL PRUNU5 5ERRULATA 'AMANO&AHAI CHERRY 26 AS 5HOHN 1.5 11 CAL. BRANCHED + P5EUDOT5U6A MENZIE511 DOU 6LA5 F I R 3 AS 5HOHN & I HT. E34B, FULL $ E3U5HY x X OROUNDCOVER NOTE5: 0 54B,51NOLE TRUNK, HELL 6ROUNOGOVER 5PEGIE5 To BE PLANTED IN PARKIN6 LOT LAN05CAPINC-7 AREA5. NO HATCHIN6 OR5YM13OL5 ARE 5HOHN ON PLAN5. IN THE5E AREA5 6ROUN06OVER514ALL 5T*,,rRAX JAPONIGA JAPANESE 5NOHBELL 10 AS 5HOHN 1.511 CAL. BE LAID OUT IN THE FIELD PER THE 5PECIFIED 5PAGINC-7. 67ROUNOGOVER PLANT MATERIAL514ALL BE U5ED FIRST TO�FILL OUT5PAGE IN FRONT OF THE 5HRUI3 6ROUPIN65 AT BRANCHED THE BED ED67E5, AND THEN FILLINC-7 IN BETHEEN 5HRUI3 6ROUPINC-75. THUJA OCC I DENTAL 15 'EMERALD EMERALD OREEN t- V1.1. q; V..-7Vz;;Fm 1 eREEN1 ARBORVITAE m /oil C_t0=/0"1=C_ Ir/n ra= MI Kki-Mrn IM r2=Q1"=-r=n I AK1rnC_/-,k101K1/_- AM=KC. KI/I L1.k"r/0"L11K1d= /nQ aNe"=111 r. KtDr_ aU'/")1A1K1 /01KI Of Ilkla - 01 AKI-Maj.!Al I Mt= I Aft-) /nHT IKI -rilf= THUJA PLIGATA VIRE5CEN5' VIRE5C.-EN5 HE5TERN RED 22 AS 5HOHN tlo'HT. 5 4 51 FULL 4 5U5HY X FIELD AND 5HALL BE PLANTED BETHEEN!5HRUB 67ROUPINC-75 AND UNDER DECIDUOU5 TREE5 (24" MIN. FROM TRUNK) AT APPROXIMATE 5PACINO 5HOHN IN!5GHEOULE. CEDAR ACER RUBRUM RED MAPLE 33 AS 5HOHN 25' CAL. B$131 51NOLE TRUNK, HELL X BRANCHED RAIN OARVEN EMEROENT5 PROU614T ECIENTIFIC NAME COMMON NAME GTy. 5PACIN6 51ZE (MIN) NOTE5 NATIVE TOLERANT 5HRUE35 CAREX OBNUPTA 5LOU C-714 152 011 0.6. BAREROOT/PLU65 HELL -ROOTED X DROU C-A4T 5CIENTIFIC NAME COMMONNAME OTY. 5PAOINO 51ZE (MIN) NOTE5 NATIVE TOLERANT CAREX5TIPATA 5AHBEAK 5ED OE 152 011 0.6. f3AREROOT/PLUC-75 HELL -ROOTED X 0 BUXU5 MICROPHYLLA KOREANA HINTER OEM KOREAN 42 011 12" HT. FULL $ BUSHY JUNOU5 EN51FOLIUS DA C-7 &ERLEAF RUSH 152 011 O.C. BAREROOT/PLUO5 HELL -ROOTED X 'HINTER OEM' BOXHOOD JUNGU5 TENU15 SLENDER RUSH 152 01, 0.0. BAREROOT/PLU65 HELL~ROOTED X CALLUNA VULOARIS 500TCH HEATHER 243 2' O.C. I C-vAL. FULL $ BUSHY CEANOTHU5 'JULIA PHELPS' JULIA PHELPS CEANOTHU5 -70 4' 0. C., 24 " HT. FULL $ BUSHY X TRE RUB5 ..,E5 PROU614T 6 1 5TU5 HYBR I DU5 HHITE ROCKR05E q 11 41 o.G. 24" HT. FULL $ BUSHY X 5CIENTIFIC NAME COMMON NAME 0'ry. 15PACIN6 51ZE (MIN) NOTE5 NATIVE TOLERANT 615TU5 PURPUREN5 ORCHID ROCKR05E 55 4'0.G. 24" HT. FULL $ BUSHY X xxx 41 HT. MIN., 1.511 546, MULTI -TRUNK x NENPORT PHARF ACER OIROINATUM VINE MAPLE 11 AS 5HOHN 6AL. (3 MIN) X X (D E5CALLONIA 'NEHPORT DHARF' 136 310.6. 011 HT. FULL $ BUSHY X MULTI -CANE (3 E5GALLONIA (J GORNU5 ALBA (SERICEA) RED-051ER DOOHOOD q2 4'0.0. 2 OALLON, IV' HT. MIN.) X 0 LAVANDULA ANOU5TIFOLIA ENeL 15H LAVENDER 115 2'0.6. 1 OAL. FULL $ BUSHY X .0� MAHONIA AGUIFOLIUM TALL OREOON ORAPE 1'75 41 a C. 24" HT. FULL $ BUSHY x X CORNU5 ALBA (5ERICEA) 'KEL5EYI' KELSEY DHARF 141 250.0. 1 OALLON, 12" HT. FULL $ BUSHY X DO C-7HOOD MYRIr.,..A CALIFORNIGA PACIFIC HAX MYRTLE 44 510.6. 24" HT. FULL $ BUSHY X X MULTI -CANE (3 C) NANDINA DOME5TICA 'FIRE POHER1 FIRE POHER NANDINA 125 2'O.C. 0" HT. FULL $ BUSHY X 6 RA INVOLUGRATA BLACK THINBERRY 2-1 41 o.c. 2 OALLON, 1211 HT. MIN) X NANt"?INA DOME!5TIC--,,A 'OULF STREAM' OULF STREAM NANDINA 103 31 00ca 011 HT, FULL $ BUSHY X 5 1 NOLE TRUNK, MALU5 (PYRU5) FU5GA PACIFIC GRABAPPLE 21 AS 5HOHN 4' HT. HELL BRANOHED X 05MANTHU5 DELAVAYI DELAVAY 05MANTHU5 6q 510.0. 24" HT. FULL $ BUSHY 4 0 MULTI -CANE (3 PANIC..,UM VIROATUM ROT5TRAHLE3U5GH R05A NUTKANA NOOTKA R05E 4-1 4'0.G. 2 OALLON, 011 HT. X 101 310.0. 011 HT. FULL $ BUSHY X 'ROT5TRAHLBU5CH' 5HITCHORA55 MIN.,e 0 PAX15TIMA MYRTIFOLIA ORE 60N BOXHOOD 566 2' O.C. I OAL. FULL 4 BUSHY x >+4 PHILAVELPHU5 LEHI511 MOCK ORANOE 33 51 O.G. 2411 HT. MULTI-5TEM (3 MIN) X X A POTENTILLA FRUTIC05A 'KATHERINE KATHERINE DYKE5 301, 310.6, 12 11 HT. MULTI-5TEM (3 MIN.) X DYKES' CINOUEFOIL RHODODENDRON 5OHLIPPENBA6HII ROYAL AZALEA 44 41o.6. 24" HT. MULTI -CANE (3 MIN) RHODODENDRON X 'PJM1 PJM RHODODENDRON qe> 41o.6. 24" HT. MULTI-5TEM (3 MIN) N N T " 50' OL RHODODENDRON X 'SCARLET SCARLET HONDER DHARF ;w=Nc'r%AL1,j1,,,1, &0�kLI'D%INT I N=0` TALLA�T� 1,C? (D HONPER' RHODODENDRON 155 2#51 0*6* 1211 HT. FULL $ BUSHY 1. PLANT TREES AND/OR SHRUBS I" HIOHER THAN . DEPTH OROHN AT NURSERY. 0 RHODODENDRON YAKU5141MANUM YAKU PRINCE 234 3'0.6. 12" HT. MULTI-5TEM (3 MIN.) 2. FOR CONTAINER TREES AND/OR 5HRUB5,56ORE FOUR51DE5 OF ROOTBALL PRIOR TO ""rAKU PRINCE' RHODODENDRON PLANTI NO. BUTTERFLY ROOTBALL I F ROOT 0 1 ROL I N 6 15 EVI DENT. U* ROES 5ANOUINEUM RED-FLOHERINO CURRANT 14 510.6. 24" HT. MULTI-5TEM (3 MIN.) X X 3. STAKE DECIDUOUS AND EVEROREEN TREES 4 FEET AND OVER IN HEI&HT HITH ONE (1) <\ STAKE PER TREE. STAKE TREES IMMEDIATELY AFTER PLANTIN6. PLACE STAKE AT THE (Z) R05A 'MEICOUBLANI HHITE MEIDILAND R05E 115 31 O.C. 12 11 HT. B $ 6, FULL $ BUSHY OUTER EPOE OF THE ROOTS OR ROOTBALL, IN LINE HITH THE PREVAILINe HIND. STAKES 5YMPHORICARP05 ALBU5 5NONBERRY 42 41 ac. 011 HT. MULTI-5TEM (3 MIN.) X X SHALL BE L005ELY ATTACHED U51NO CHAIN -LOOK TREE TIES TO ALLON FOR 50ME -1EN -TOPPED, UN5C,,ARREI�> P TRUNK MOVE� 7, 57AKE5 TO BE VERTIOAL, PARALLEL, EVEN AN, VACCINIUM OVATUM EVER4��,REEN HUi��*KLEBERRY 2&1 310.6. 1211 HT. FULL 4 f3U5-H*�'r X x DRIVEN INTO UND15TURBED 5UE30RADE. REMOVE AFTER ONE YEAR, VIBURNUM DANADII DAVID VIBURNUM q2 310.6. 12 " HT. B$ 6, FULL 4 BUSHY X 4. HATER PLANTS IMMEDIATELY UPON PLANTINO, THEN PROVIDE MANUAL HATERINO OR A TEMPORARY IRRIOATION SYSTEM TO PREVENT PLANT MORTALITY AND ENSURE PROPER PLANT ESTABLISHMENT. PLANTS SHALL RECEIVE A MINIMUM OF APPROXIMATELY ONE \/I NES INCH OF HATER EVERY HEEK DURINO THE DRY5EA50N (6ENERALLY JUNE 15TH - OCTOBER 15TH, OR EARLIER OR LATER IF CONDITIONS HARRANT) FOR THE FIRST N PROUC7HT 5EA50N AFTER PLANTIN 6. IRRI OATION AMOUNTS MAY NEED TO BE INCREASED DURIN6 5CIENTIFIC NAME COMMON NAME OTY. SPACIN6 51ZE (MIN) NOTE9 NATIVE TOLERANT PROLONOED PERIODS OF HOT, DRY HEATHER. C== PARTHENOC,155U5 TRICU5PIDATA E305TON I VY 53 AS 5HOHN 2 eAL N MU TI-GANE (3 MIN.) 5. FERTILIZE ALL TREES AND5HRU55 V41TH A 5LOH-RELEA5E OENERAL PURP05E ORANULAR FERTILIZER OR 5LOH-RELEA5E TABLETS AT MANUFACTURERS SPECIFIED RATE. SON% &oft At% A lk L A U M NOTE: Lolm;000U(SHIT T QA0-m)LcRA ?w .. NO T 'A 1. FOR OROUNDHATER PROTECTION, SEE THE OPERATIONS AND MANAOEMENT TOTAL PLANT 5PECIE5: (00 MANUAL U51NC-7 BEST MANA6EMENT PRACTICES (BMP!5) AND INTEORATED PEST TOTAL DROUOHT TOLERANT SPECIES: 54 MANAOEMENT (IPM) FOR FERTILIZER AND PE5TICIDEMERBICIDE APPLICATIONS INCLUDINO GUANTITY, TIMIN& AND TYPE OF FERTILIZERS APPLIED TO LANDSCAPED PERCENT DROUOHT TOLERANT 5-1% AREAS (FHRC 1q.05.010) SPECIES*: *25% MINIMUM REGUIRED PER FHRO 1q.125.040(b) ML a Ncoo TM5 /EY AND 51TE PLAN PROVIDED BY AZURE 1. 5UR\v OREEN CONSULTANTS, LLC, 40cl E PIONEER AVE. PUYALLUP, HA c03-72 (253) "7-70-3144. 2. 5OURGE DRAHINO5 HERE MODIFIED BY TALA5AEA CONSULTANTS FOR \/15UAL ENHANCEMENT. Kno below. APPROVED FOR CONSTRUCTION -102061-00-00 FILE #14 9TATE Of BY WAMWON LANMAM AftoNTECT CITY OF FEDERAL HAY DEPARTMENT OF PLANNIN6 "ED RESUBMIft I 1 11 1� Date a-6-2013 Scale A5 UQTED Designed 6QZ655 Drawn 6B5 WOW Checked 6Q Approved E3S Pro"ect 14:44 001 0 Cd 4L4 E­4 E­4 g pippil liq Blum m 011 JAII:Jg011 i�4 it —EXCAVATE HOLE 2 TIMES HIDER THAN ROOTBALL. 50ARIFY `' PLHOLE. MAKE SURE HOLE ANTIN6 HOLE. MAKE SURE HOLE 41's C-7000 ... 1.. "" ! ♦ ` ...air ` i=-i i i'=li I'� ill Ili i i lip o � C 2x2 HEM/FIR STAKES LOCATED OUTSIDE OF ROOTBALL. FASTEN CHAINLOCK TIES. LOOP EACH TIE AROUND E LOOSELY TO PROVIDE I" SLACK CAR TRUNK •Y M♦Nln 6RONTH. STAKE HEI67HT MU5T E AT LEAST VABOVE FINISHED SET TREE 5TRAI 61HT AND PLACE •CRAVE. ROOTBALL CAN 50LID 67ROUND OR CAN COMPACTED BACKFIL.L. MULCH TREE HITIH MULCH RING 3" DEEP x ' DIA . TO HITIHIN " OF THE TRUNK -- 00 NOT MOUND BACKFILL PLAtiNTINCB► HOLE 1/2 FULL ar<y ,sir ,a. •"�t MULCH A 6A�IN5T K HITH NATIVE1L AND TAMP 1L ,� , . T05TABILIZE ROOTBALL. CUT AHAY HIRE,5TRIN6, AND BURLAP FORM TEMPORARY a" H16 H AND BACKFILL REMAININ& 501L DAM AROUND TO PLANTINC HOLE. AMEND ACKFILL HOLD HATER. AS NOTED IN THE PLANTIN SPECIFICATIONS AND/OR I T LASTION NOTES. FINISHED C;► rrµ. ISO no it MULCH 5 VIA. FOR i..:A. ,M' 00 NOT .. 0 T PLAINT 5TRAI 6HT AND PLACE ROOTBALL CAN 50LID 6ROUND OR 7 2 12 " X I " ALUMINUM , ►1 ON HITH WWITI= L C.TI\1 BACKOROUND AND RO N TEXT/ O PH I C 5 U5E A MINIMUM 1 OF THO &AL.V'AtiN l ZED OR 5TAINLE55 5TEELAOL.T TO F I RML.Y 5E URE 51 ON �r " " PRE55URE TREATED ,I C ODEN P05T HI T!H Y:211 CHAMFER AT TOP F 1 N I IH D OR A D d CCU I C�K -- T CEO .Q COMPACTED % NATIVE MATERIAL NLsoo;T 1. 516N 5 HAL.L BE PLACED A5 5HOHN ON PLAN. 2. FINAL LOCATION5 OF 516N5HAL.L. BE APPROVED IN THE FIELD 13Y TALA AEA C ON ULT/ NT5 PRIOR. TO I N TAL.LATI ON, ON COMPACTED BACKFILL 3. ALL 51ON5 MUST BE 5EGURE AND PERMANENT. BACKFILL PLANTIN(9 HOLE 1/2 FULL HITH NATIVEIL; TAM' 501L TO G�Q� 0" TMff�I!T TAmmsk E ►TAL I L I : ROOTBALL, 00 NOT A%N"v ST &we %LO7 DISTURB STU RC C ALL, BACKFILL ALm T MAC I NI NO PLANTIN& MOLE 4 AMEND T NCV 0 5' T ACKI ILL PER SPECIFICATIONS&N1 AND/OR PLANT INSTALLATION NCB NT5 N.T.S. MIN ICI N1 C-AE SCARIFY 51DE5 OF PLANTIN HOLE; MAKE SURE MOLE HAS I E,15TIN6 NATIVE IL. FRAME 4 ALL &ATE POSTS TO RE I NFOC 7 C 57ATE PRESSUREBE bXb" . r, 9 q q HIPTH VARIES TREATED FIR CHAMFER TOP OF ALL ''CS T E T DE PTH EET LOCKABLE I ON L CUR S11A eATE r TA I L T% %00rc LANTm�14N"CV Lol" LATCH ,r x ,' ..i 3 iTREATED FIR POSTS ce` �. j ,, w„w..�,��.�-•.,.mow.�.,,.......�,.m.,.»....<.�,.�.�,.,w,.,. It w ...�.. M y,f�b 4n: r � yy SPA CED Y O.C. uJ CED , ,x r� I J'. r•° VY w �hJ f 9 1 AIR SLATS J y 0 t 3 s '� t t r+«.. � w t tl � tiTREET Ti ., �i. w ,terPRESSURE > t ,,.., 2 1 ti .t r I 1 Lea �'' G�:t� ,'� O.C. y B i�' ` , � 'LAc1�T i T TED MAC I L � _ L � r 2 DEPTH BARK MULCH TOP501L DEPTH AND TY.~' AC_ ► R=� I ` I E 4;QtN JWnrn\1r-P. P1 AUNT f ' IC-EV-i•�rW M • R Str Li *fir »» r t �t It f , y+w W t 61 1 r. a r 1 {{•) 5 JOINT w«m i 4,.1 TOE -NAILED TO POSTS I � V PITCH SURFACE TO DRAIN O 28ll FINISHED GRADE __i I IZZ71 11-- 4" � A �; i GONGR�TE SOOTING NOTES: 24" MIN. '^. I,�.�I:' : I. ALL GATE HARDWP.RE TO BE GAL�/A�NIZED OR _ i a i—*--B�hGKFILL WITH NATIVE 501E i STA�INLE55 STEEL, ASTM APPROVED. — .¢+I �•. i -- 2. SEE 6EOTEGFf PLANS FOR FENCE POST MOUNTING T'1CTAl1 i111 T/lr9 /1L L'fCTAIAIIAI/' 1IA1 1 G •—� { -- v� � r%u.. vi• i yr yr i rriiviivc' Y`U"tLL7. EQUAL 9PAGIN6 A5 INDICATED � � ' �� � 3. ALL GATES TO BE STEEL FRAME REINFORCED U51N6 DISTANCE ON PLANT LIST � �, �_, 4" —�--COMPACTED GRANULAR 5UB-BASS ADJUSTABLE GATE FRAME KIT BY HOOVER PENCE "' � aURLIC C:iiy CE>r�trlir SCrE���t Ti�c�e 2� St:����t I.igr�t L,:zyc7��1 3-30 nEF'AFT,','�E�aT gar.; GO. ADJUST-?r-6ATE, OR APPROVED EQUAL. IV 4. PENCE HEIGHT VARIES DEPENDING UPON LOCATION. S� V� NOTE: THIS DETAIL APPLIC-ABLE TO 11TH FLAGE 5OUTH ONLY. i2" MIN. SEE PLANS FOR 42" AND 6' �ENGE LOCATIONS. 2 50L I1� PqQ�;,so%o T—EN"W� 4 �AT� 1> ET,� I 1. --� EDGE OF PLANTING BED N.T.S. ��i��i�,�l. AY G I TY G�N�T�1� STii .��T 1.IG HT amTA I L 4 5T1%= `T T �' �� ��11> Ll = Hi" LATQ T 6fi�0U�li�GOY�1� IN=4'"m7ALLAT�IQWN i��T� 11. �I'llNOUN,MONOIII I �IOT�� MIN NT5 NT5I SIMON I 1. 5URVEY AND 51TE P PROVIDED BY A U t PUYAL.L.UP, ��2, (2 3) `T-7C� 3! . 2. 5OUR.CGE DRAHINO5 HERE MODIFIED BY TALA5AEA C ON UL.TANT5 FOR V15UAL ON(AL, ARPR k A�40,$,Q F'E,r pe is ±� „� p,n APPROVED FOR CON5TRUCTION n, *i,; { � * � ` d ��U" t x ($ y �,af o re,� �. yr FILE E 14-1020 1--00--C: 0 roved • Date% Ss � k STATE OF FWSTERW CITY T"`rt' .. I��IAY''ART T #."n 14 ; r� �W c`�.{i�drt.�ieu,�AM S ��MM��jl/■��''.TE: $:i�, egg3,r� EP €f, i': IFICAM //] . TM EMPES 3j 5"n a { � d �i � fi 'N,wS:?9 R� r J'% F 3a n 4n.:N S� i� A„,CDS �� pit Nri� �� �• � �� as t# 4 • dab : t 1 � M' I � M Scale E a Designed , 655- Checked ,,► Approved M rill 'Project # 144A w y Sheet low WANOW UNKVA IRM go 00 ARX A k 11 LVA A IN& A N 1123MW ;a MAI I A .Ali A POP so NEW W N-A B Ll gg, I NOTIFY LAND5CAPE ARCHITECT PRIOR TO IN!5TALLATION FOR OUALITY !N!5PECTION, LOCATION OF PLANT MATERIAL AND REVIEH OF PLANTINO TIME AND 5CHEDULE. LAND5C.-oAPE ARCHITECT RETAIN5 THE RI6HT TO FURTHER IN5PECT PLANT MATERIAL FOR 51ZE AND CONDITION OF BALL5 AND ROOT 5Y5TEM5, IN5ECT5, INJURIE5 AND LATENT DEFECT5, AND TO REJECT UN!5AT15FACTORY OR DEFECTIVE MATERIAL AT ANY TIME DURINO PROORE5S.-, OF HORK. REMOVE REJECTED TREE5 OR 5HRUB5 IMMEDIATELY FROM PROJECT 51TE. 5UBMITTAL5 5UBMIT 5EED VENDOR'5 CERTIFIED 5TATEMENT FOR E60HOOD-CHIP/50FT 5URFAGE 5EED MIX HHH.HILDFLONERFARM.00M, HITH E30TANIGAL AND COMMON NAME, PERCENTA 67E BY NEI OHT, AND PERGENTA OE5 OF PURITY1 OERMINATION, AND HEED 5EED FOR EACH 5EED 5PECIE5, TE5TINO: OBTAIN 501L TE5T TO DETERMINE PH AND LIME REGUIREMENT5 PRIOR TO PLANTINO. MAINTENANCE IN5TRUGTION5: 5UBMIT TYPEHRITTEN IN5TRUCTIOfk5 RECOMMENDINO PROCEDURE5 TO BE E5TABL15HED BY OHNER FOR MAINTENANCE OF LAND50APE HORK FOR ONE FULL YEAR. 5UBMIT TO LAND5r...,APE ARCHITECT FOR APPROVAL PRfOR, TO EXPJRATION OF REOUIRED MAINTENANCE PERIOD(5). DELIVERY 5TORAC-7E AND HANDLIN& TREE5 AND 5HRU65: PROVIDE FRE5HLY DUC-7 TREE5 AND CONTAINERIZED 5HRU55. 00 NOT PRUNE PRIOR TO DELIVERY UNLE55 OTHEF3^415E APPROVED BY LAND50APE ARCHITECT. DO NOT BEND OR BIND -TIE TREE5 OR 5HRUB5 IN 5UGH MANNER A5 TO DAMAOE BARK, BREAK BRANCHE5 OR DE5TROY NATURAL 5HAPE. PROVIDE PROTECTIVE COVERINO DURINO DELIVERY. DO NOT DROP BALLED AND BURLAPPED5TOOK DURINO DELIVERY. DELIVER TREE5 AND 5HRUB5 AFTER PREPARATION5 FOR PLANTINO HAVE BEEN COMPLETED AND PLANT IMMEDIATELY, IF PLANTINO 15 DELAYED MORE THAN b HOUR5 AFTER DELIVERY,5ET PLANT MATERIAL IN 5HADE, PROTECT FROM HEATHER AND MECHANICAL DAMAOE, AND KEEP FZOOT5 M015T BY COVERINO HITH MULCH, BURLAP OR OTHER ACCEPTABLE MEAN5 OF RETAININO M015TURE. DO NOT REMOVE CONTAINER &ROHN 5TOOK FROM CONTAINER5 UMT[ PLANTINO TIME. I JOB CONDITION5 PROCEED V41TH AND COMPLETE LAN05GAPE NORK A5 RAPIDLY A5 PORTION5 OF THE 51TE BECOME AVAILABLE, HORKIN& HITHIN 5EA50NAL LIMITATION5 FOR EACH KIND OF LAND5GAPE NORK REGUIRED. UTILITIE5; DETERMINE LOCATION OF UNDEROROUND UTILITIE5 A5 REGUIRED BY LAH AND PERFORM HORK IN A MANNER NHICH HILL AVOID P05SIBLE DAMAC-7E. HAND EXGA\/ATE, A5 REGUIRED. MAINTAIN ORADE 5TAKE5 5ET BY OTHER5 UNTIL REMOVAL 15 MUTUALLY AOREED UPON BY PARTIE5 CONCERNED. EXCAVATION: HHEN GONDITION5 DETRIMENTAL TO PLANT 5ROHTH ARE ENCOUNTERED, 5UC..,H A5 RUBBLE FILL, ADVER5E DRAINA&E CONDITION5, OR 0135TRUCTION5, NOTIFY LAND5CAPE ARCHITECT BEFORE PLANTINO. PLANTINO TIME: PLANT OR IN5TALL MATERIAL5 DURINO NORMAL PLANTIN& 5EA!5ON5 FOR EACH TYPE OF LAND50APE HORK REGUIRED. CORRELATE PLANTINO HITH 5PEGIFIED MAINTENANCE PERIOD5 TO PROVIDE MAINTENANCE FROM DATE OF 5U55TANTIAL COMPLETION. 67ENERAL 51TE GONDITION5 LAND5GAPE CONTRACTOR 5HALL 671VE LAND50APE ARCHITECT A MINIMUM OF TEN (10) DAY5 NOTICE, PRIOR TO INTENTION TO PROCEED HITH GON5TRUCTION. CON5TRUCTION MU5T BE PERFORMED IN ACCORDANCE P41TH ALL APPLICABLE CODE5, PERMIT CONDITION5, ORDINANCE5, AND POLIC..,IE5 OF THE 60VERNIN6 JUR15DICTION. go Sam W loop W W NEW go 4W OF or fit do A Im I RAPME REEF 001 an aw A go OR L I 6HTER THAN 12 6A. P41TH ZIN6-60ATED TURNBU6KLE5. PROVIDE NOT LE55 ORDERLY CONDITION. THAN 3/4 INCH DIAMETER BLA6K RUBBER OR PLA5TIC H05E, OUT TO REOUIRED LENOTH5 TO PROTE6T TREE TRUNK5 FROM DAMAOE BY HIRE5. PROTECT LAND5GAPE HORK AND MATERIAL5 FROM DAMAOE DUE TO LAND56APE OPERATION5, OPERATION5 BY OTHER CONTRACTOR5 AND L16HTIN61-0 5EE ARCHITECTURAL DRAHINC-75 FOR ALL OUTDOOR L16HTINO TRADE5 AND TRE5PA55ER5. MAINTAIN PROTECTION DURINO IN5TALLATION AND MAINTENANCE PERIOD5. TREAT, REPAIR OR REPLACE DAMA&ED DETAIL5. LA D5CAPE HORK A5 DIRECTED. injQOD-CHIEL!�QFT 5Uf;ZF6,0E1,11A A5: ALL HOOD-CHIP/50FT 5URFACE AREA5 IN�2PEGJION AND ACCEPTA 5HALL BE 5EEDED HITH HOOG>-GHIP/5OFT 5URFAGE!5EED MIX (AVAILABLE HHEN LAND50APE HORK. 15 COMPLETED, INCLUDIN& MANTENANCE, AT HHH.HILDFLO1^ERFARM5.6OM) AT IN5TALLATION RATE5 PER MANUFACTURER. LAND5GAPE ARCHITECT HILL, UPON REGUE5T, MAKE AN IN5PEGTION TO DETERMINE ACCEPTABILITY. PART 3 - EXECUTION LAND5GAPE HORK MAY BE IN5PECTED FOR ACCEPTANCE IN PART5 ONLY IF PREPARATION A&REEABLE TO LAND5CAPE ARCHITECT, PROVIDED HORK OFFERED FOR IN5PEGTION 15 COMPLETE, INCLUDINO MAINTENANCE. COORDINATE THE HORK OF THI5 5ECTION HITH "IRRIOATION 5Y5TEM'I, HHERE IN5PECTED LAN05GAPE HORK DOE5 NOT COMPLY HITH IN5TALLATION REGUIREMENT5, REPLACE REJECTED HORK AND CONTINUE 5PECIFIED M#0111 6T A ,NT-ENAN-6-E--UN-T-U--RE--K5PJ-=-f--.,,-o-TF-D-f3t-�Na!5-C-APE ARGH E T A FOUND mom, ME RF___M smiff"M low TO BE ACCEPTABLE. REMOVE REJECTED PLANT5 AND MATERIAL5 PROMPTLY FROM PROJECT 51TE. 954111an REFER TO THE LAND50APE OPERATION5 AND MANAOEMENT MANUAL, PREPARED BY ARBORIST, FOR LAND5GAPE BE5T MANA&EMENT PRAGTIGE5 (E3MP5) AND INTEORATED PE5T MANAOEMENT (IPM) FOR FERTILIZER AND PE5TIGIDE/HERBIGIDE APPLIGATION5. LON& TERM LAND5GAPE MANA&EMEN AND MAINTENANGE5HALL FOLLOH REOOMMENDATION5 IN THE OPERATION5 AND MANA&EMENT MANUAL RE&ARDIN& GUANTITY, TIMIN6 AND TYPE OF FERTILIZER5 AND PE5TIGIDE/HERBI0IVE5 APPLIED TO ALL LAND5GAPINO 0 THE PROJECT 51TE. THE5E BMP5 ARE REGUIRED IN ORDER TO PROTECT OROUNDHATER GUALITY PER FHRG lq.185.010. "ov balow,61i' OV, A you d"91,1, F, it' A T LANPSCAPEp LA N­ . ..................... ber' 'tN= Perm STATE OP Approved By HAMWON RMSTEW LANDWAM AWAITWT T) ate if N ANN MARJO OLNW CIMNOA NOT" ff)V1ft9 qnAb 77 C "M 1. 5UR\y/EY AND 51TE PLAN PROVIDED BY AZURE &REEN CON!5ULTANT5, LL6, 40cl E PIONEER AVE. PUYALLUP, HA cf53721(253) 'MO-3144. 2. 50URGE DRAHINC-75 HERE MODIFIED 13Y TALA5AEA CON5ULTANT5 FOR V15UAL ENHANCEMENT. APPROVED FOR CON5TRUCTION FILE #14-1020(ol-00-CO BY: CITY OF FEDERAL HAY DEPARTMENT OF PLANNINO RESUBMITTED Cn)( OF FEDE, AY CDS Date �5-6-2013 mom Scale Designed AO/.6BS Drawn AD5 Checked 6Q Appiao V�6d b5 Project #___1444