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
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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
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P-PATCH
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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
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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. $oX
CITY STATE ZIP FAX
F6069AL, w A 1 99)040j�? z*j- q4-1 , 5ls,%
Property Address/Location_ tjU t UV1 NCB 1 -MHO WIE 4 CLUAM VG\3e-L0Ft-AE?-7r
lbcvCv 47,
r=-C--y>6>AL rsa T 14
Description of Request 17"r-- A-TrA►(�V—p ME-Mo
List/DescribeAttachments btlgu Mr=RO — -12. ' :N&'F-jeV
'siy-t -re'A W " ( V"s'&M
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Code Interpretation/Clarification
Critical Areas Letter/Analysis/Peer Review
Request for Extension (Land Use/Plat Approval)
Revisions to Approved Permit
Tree Removal
Zoning Compliance Letter
- No Fee
- No Fee (Actual Cost if Applicable)
- Check Current Fee Schedule
- Check Current Fee Schedule
- No Fee
- Check Current Fee. Schedule
Bulletin #079 — January 4, 2016 Page 1 of 1 k:\Handouts\Request for Administrative Decision
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1. SURVEY AND SITE PLAN PROVIDED BY A 1)
OREEN CONSULTANTS, LLC, 40cl E PIONEER AVE.
PUYALLUP, HA qe0-721(253) 770-3144.
2. SOURCE DRANIN65 PqERE MODIFIED BY
TALA5AEA CONSULTANTS FOR VISUAL
ENHANCEMENT.
APPROVED FOR CONSTRUCTION
FILE #14-102061-00-CO
By:
0 1 TY OF FEDERAL HAY" ARTMENT OF PLANNINO
RESUBMITTE
113 2016
-DATE: lt'�) ".'- 1,
01 OF FEDE1Rj1,,L
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OREEN CON5ULTANT5, LL6, 40cl E PIONEER AVE.
PUYALLUP, HA c153-121(253) -rO-3144.
2. 5OURCE DRAHINe5 HERE MODIFIED BY
TALA5AEA GON5ULTANT5 FOR V15UAL
ENHANCEMENT.
K ro �i mv vtv 1, t's PT, Wxs,
APPROVED FOR CON5TRUCTION
Ce mil you
FILE #14-102061-00-CO
STAM OP
BY:
CITY OF FEDERAL HAIO'DEPAIR, T OF PLANNINO
LAWWAM AW,#IITWT
RESUBMITTED
MANI! OL&N DATE:
CaMPICATE NO. TM 2, 016
Wolfe$ 1q"/*
OF FEDERAL WAY.
CDS
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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
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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
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PEAR BRANCHED <�� NOSYM130L
6AULTHERIA 5HALLON 5ALAL 225 24" O.C. I &AL. FULL 4 BUSHY X X
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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
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CEDAR
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BRANCHED
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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
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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
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AS NOTED IN THE PLANTIN
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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
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24" MIN. '^.
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I. ALL GATE HARDWP.RE TO BE GAL�/A�NIZED OR
_
i a i—*--B�hGKFILL WITH NATIVE 501E
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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.
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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.
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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
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TO BE ACCEPTABLE. REMOVE REJECTED PLANT5 AND MATERIAL5
PROMPTLY FROM PROJECT 51TE.
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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.
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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