The URL can be used to link to this page

17-105489-In Lieu Fee Plan-11-12-2021-V1 PREPARED FOR: Federal Way Campus, LLC PREPARED BY: Jennifer Marriott, PWS Wet.land, LLC 813-846-1684 Wet.land jen@wet.land In-Lieu Fee Plan Woodbridge Business Park Project Federal Way, Washington 10 October 2021 CONTENTS 1. REPORT PURPOSE ...................................................................................................................... 1 1.1 Project Name and Purpose ------------------------------------------------------------------------------------------------------ 1 1.2 Applicant ----------------------------------------------------------------------------------------------------------------------------- 1 1.3 Report Purpose --------------------------------------------------------------------------------------------------------------------- 1 1.4 Preparer Qualifications ----------------------------------------------------------------------------------------------------------- 1 2. PROJECT DETAILS .................................................................................................................... 2 2.1 Project Description ---------------------------------------------------------------------------------------------------------------- 2 3. EXISTING CONDITIONS ........................................................................................................... 3 4. AVOIDANCE AND MINIMIZATION OF IMPACTS TO WATERS OF THE US ............... 5 5. JUSTIFICATION FOR USING AN IN-LIEU FEE PROGRAM ............................................ 6 5.1 Description of Compensatory Mitigation Options Considered --------------------------------------------------------- 6 5.2 In-Lieu Fee Program Selection Rationale ------------------------------------------------------------------------------------ 6 6. PROPOSED IN-LIEU FEE CREDITS ....................................................................................... 8 6.1 Proposed Wetland Impacts ------------------------------------------------------------------------------------------------------ 8 6.2 Credit-Debit Analysis -------------------------------------------------------------------------------------------------------------- 8 6.3 Credit Purchase or Transfer Timing ------------------------------------------------------------------------------------------- 9 TABLE OF FIGURES Figure 1. Project Location (pulled from Figure 1 of CAR) ............................................................................................. 2 Figure 2. Summary of Wetland Impacts proposed, as reflected from revised Mitigation Plan, prepared by Talasaea, 20 September 2021. ........................................................................................................................................................ 5 TABLE OF FIGURES Table 1. Summary of Wetlands. .................................................................................................................................... 3 Table 2. Summary of Credit-Debit Analysis. ................................................................................................................. 8 TABLE OF ATTACHMENTS Attachment 1. Wetland Rating Forms, Talasaea Consultants Attachment 2. Credit-Debit Calculations REPORT PURPOSE PAGE 1 1. Report Purpose 1.1 Project Name and Purpose The Applicant proposes to construct a new business park with three (3) new warehouses with office space and associated infrastructure. The existing Weyerhaeuser Tech Center will remain but the existing parking lots will be reconfigured. Direct and indirect wetland impacts totalling 8,492 square feet (0.19 acres) and 7,840 square feet (0.18-acre), respectively, are proposed to accommodate this Project. These impacts will be compensated for through the purchase of in-lieu fee credits. On-site mitigation will occur for other buffer modifications proposed outside of the direct and indirect wetland impacts. 1.2 Applicant The Applicant for the Project is Federal Way Campus, LLC, represented by Dana Ostenson: Dana Ostenson, 11100 Santa Monica Blvd, Suite 850, Los Angeles, CA 90025 Email: dostenson@industrialrealtygroup.com 1.3 Report Purpose This report has been prepared to outline the intent to use the King County In-Lieu Fee Program to compensate for wetland impacts proposed for this Project. 1.4 Preparer Qualifications Field investigations and delineations were previously completed and/or directed by Jennifer Marriott while employed at Talasaea Consultants. Jennifer Marriott has a Bachelor’s Degree and a Master’s Degree in Biology from University of Central Florida, and a second Master’s Degree in Environmental Soil Science from the University of Florida. She has 18 years of experience in wetland delineations and environmental permitting. PROJECT DETAILS PAGE 2 2. Project Details 2.1 Project Description The Site is an assemblage of five parcels currently owned by Federal Way Campus, LLC (Figure 1). The approximate address is 32901 Weyerhaeuser Way South in the City of Federal Way, Washington. The Site is approximately 136 acres in size. The remainder of the associated parcels under Federal Way Campus, LLC ownership are not a part of this project. The Public Land Survey System location of the Site is Sections 16 and 21, Township 21 North, Range 4 East, Willamette Meridian. Figure 1. Project Location (pulled from Figure 1 of CAR) The Applicant proposes to construct a new business park comprised of three (3) new warehouses with office space and associated infrastructure. The Weyerhaeuser Tech Center will be retained, but the existing parking lots will be reconfigured to a more compact arrangement around the Tech Center. Associated infrastructure to be constructed includes five (5) new stormwater detention facilities, reconfiguring the existing stormwater pond, parking for both cars and trucks, and enough maneuvering space for the truck traffic anticipated around these buildings. The proposed Site Plan has been designed to minimize impacts to critical areas to the greatest extent practicable, as outlined in the Critical Areas Report prepared by Talasaea Consultants, dated 9 April 2020 and the addendum prepared by Wet.land, LLC, dated 10 October 2021 that includes the revised Mitigation Plan, as revised by Talasaea Consultants, dated 20 September 2021. EXISTING CONDITIONS PAGE 3 3. Existing Conditions A Critical Areas Report and Mitigation Plan were completed by Talasaea Consultants on 9 April 2020 that was provided to the Applicant. Portions of 48 wetlands, one (1) stream, and North Lake are located on or adjacent to the Site. Details of the existing conditions are provided in Chapter 4 of the CAR. A summary of the critical areas present onsite includes: Table 1. Summary of Wetlands. # Wetland ID Cowardin HGM 2014 DOE Wetland Rating Acreage Square Footage** Standard Buffer (feet), FWRC Ch.19 Category Habitat Score 1 AE PEM Depressional III 4 0.0055 239 60 2 AF PEM Depressional III 4 0.0109 473 60 3 AG PFO Depressional III 4 0.1469 6,397 60 4 AH PSS Depressional III 4 0.0163 712 60 5 AI PEM Slope IV 3 0.0699 3,044 40 6 AJ PEM Slope IV 3 0.0012 51 40 7 AL PEM Slope IV 3 0.0246 1,072 40 8 AM PEM Slope IV 3 0.0303 1,319 40 9 AO PEM Slope IV 3 0.0018 79 40 10 AR PEM Slope IV 3 0.0006 26 40 11 AS PEM Slope IV 3 0.0068 295 40 12 AV PFO Depressional III 4 0.2831 12,332 60 13 BA-2 PSS Depressional III 4 0.0154 670 60 14 BR PEM Depressional III 5 0.0508 2,211 105 15 BS (N) PFO Depressional III 4 0.0616 2,683 60 16 BS (S) PEM Depressional IV 3 0.0044 192 40 17 CG PFO Depressional IV 4 0.0794 3,458 40 18 DE PFO Depressional III 3 0.4948 21,554 60 19 DF PFO Depressional III 3 0.0019 81 60 20 DG PFO Depressional III 3 0.0253 1,103 60 21 DH PFO Depressional III 3 0.0062 271 60 22 DI PFO Depressional III 3 0.0052 227 60 23 DK PFO Depressional III 3 0.1454 6,332 60 24 EI PFO Depressional IV 3 0.0040 175 40 25 EJ PSS Depressional III 3 0.0053 231 60 26 EK PSS Depressional III 3 0.0041 179 60 27 EL PSS Depressional III 3 0.0085 372 60 28 EM PSS Depressional III 3 0.0070 306 60 29 FB PSS Depressional III 4 0.1688 7,353 60 30 FD PFO Depressional IV 3 0.0157 686 40 31 FE PFO Depressional III 5 0.0074 324 105 32 FF PSS Depressional IV 3 0.0225 978 40 33 GB (N) PSS Depressional III 3 0.0775 3,377 60 34 IA PEM Slope IV 3 0.0603 2,625 40 35 KA PEM Slope IV 4 0.0238 1,038 40 36 KB PEM Slope IV 5 0.0003 15 40 37 KC PEM Slope IV 6 0.0072 314 40 38 KD PEM Slope IV 7 0.0407 1,771 40 39 KF PEM Slope IV 8 0.0087 378 40 EXISTING CONDITIONS PAGE 4 # Wetland ID Cowardin HGM 2014 DOE Wetland Rating Acreage Square Footage** Standard Buffer (feet), FWRC Ch.19 Category Habitat Score 40 KN PEM Slope IV 10 0.0156 678 40 41 KT PEM Slope IV 11 0.0055 239 40 42 KU PEM Slope IV 12 0.0013 55 40 43 KV PEM Slope IV 13 0.0017 74 40 44 KW PEM Slope IV 14 0.0176 765 40 45 PK PFO Depressional III 4 0.0310 1,350 60 46 BA PFO Depressional N/A N/A 0.1980 8,626 100 47 BB PFO Depressional N/A N/A 0.0687 2,992 25 48 BD (N) PFO/PSS Depressional N/A N/A 2.6667 116,160 100 AVOIDANCE AND MINIMIZATION OF IMPACTS TO WATERS OF THE US PAGE 5 4. Avoidance and Minimization of Impacts to Waters of the US The Project has reduced wetland impacts to the greatest extent practicable, as described in Sections 7, 8, and 9 of the CAR. The proposed site plan has been designed to minimize impacts to critical areas to the greatest extent practicable while meeting the criteria for development of a viable project and conforming to the City of Federal Way standards. In attempting to avoid wetland impacts on the Site, several different configurations were evaluated to find the best configuration and scale for the project needs. Despite these efforts, some impacts to critical areas are unavoidable in order to achieve a viable project. Portions of 48 wetlands, one (1) stream, and North Lake are located on or adjacent to the Site. Construction of the proposed development would directly impact (fill) 8,492 square feet (0.19 acres) of wetlands for the buildings, parking, and stormwater facilities. An additional 7,840 square feet (0.18 acres) of wetland as being considered indirect wetland impacts due to site development encroachments. For the construction of a stormwater pond (Nos 2 and 3) maintenance access road, permanent and temporary wetland buffer impacts are proposed east of the existing Tech Center. No impacts to Stream AC or its buffer are proposed. No development activities are proposed on or adjacent to North Lake. Figure 2. Summary of Wetland Impacts proposed, as reflected from revised Mitigation Plan, prepared by Talasaea, 20 September 2021. The wetland impacted by the Project will be mitigated for through the purchase of credits from the King County In- Lieu Fee Program. No additional monitoring or maintenance will be required once the purchase of credits is final. Credit purchase is finalized after receipt of final Agency permits. Additional onsite mitigation is proposed to compensate for buffer impacts beyond those direct and indirect wetland impacts discussed here. JUSTIFICATION FOR USING AN IN -LIEU FEE PROGRAM PAGE 6 5. Justification for Using an In-Lieu Fee Program 5.1 Description of Compensatory Mitigation Options Considered Allowable mitigation options for the City are outlined in Federal Way Revised Code (FWRC) 19.145.430(4), and include in-lieu fee credits as well as mitigation banks, in addition to advanced mitigation and other Permittee- responsible options. The USACE identifies mitigation banks and in-lieu fee programs as preferential mitigation options, followed by on-site Permittee Responsible then off-site Permittee Responsible mitigation. No mitigation banks occur that cover the Site location. The King County In-Lieu Fee program does cover the Site location. The Site generally contains areas where onsite mitigation could be done. However, these locations are either within shoreline jurisdiction, already contain existing native vegetation that is less desirable to remove, or have hydrologic constraints such that without an artificial source of hydrology these locations make for poor wetland creation potential. Given that the USACE has a preference for in-lieu fee over Permittee-responsible mitigation, the decision was made to use the King County In-Lieu Fee Program. While offsite wetland creation may be potentially possible, available land in the area for wetland creation is limited given the dense urban development. This is also the least preferential for the USACE, and thus, inherently problematic. Onsite mitigation is proposed to compensate for additional buffer modifications proposed to accommodate the Project. However, all mitigation for wetland fill (direct impacts) and associated insufficiently buffered (indirect) wetland impacts will be provided through the purchase of in-lieu fee credits. 5.2 In-Lieu Fee Program Selection Rationale Mitigation sequencing is required by local, State, and Federal regulations. The below list is outlined in FWRC 19.145.430(2), and is consistent with those requirements of the Washington Department of Ecology and the USACE. (a) It will not adversely affect drainage or stormwater retention capabilities; (b) It will not lead to unstable earth conditions nor create erosion hazards; (c) It will not be materially detrimental to any other property in the area of the subject property nor to the city as a whole, including the loss of open space; (d) It will result in no net loss of wetland area, function or value upon completion of compensatory mitigation; (e) The project is in the best interest of the public health, safety or welfare; (f) The applicant has demonstrated sufficient scientific expertise and supervisory capability to carry out the project; and (g) The applicant is committed to monitoring the project and to making corrections if the project fails to meet projected goals. JUSTIFICATION FOR USING AN IN -LIEU FEE PROGRAM PAGE 7 How the Project has met each of these requirements is outlined in Section 4 above as well as discussed in detail in the CAR prepared by Talasaea Consultants and the subsequent addendum prepared by Wet.land, LLC. PROPOSED IN -LIEU FEE CREDITS PAGE 8 6. Proposed In-Lieu Fee Credits 6.1 Proposed Wetland Impacts Direct impacts (fill) totalling 8,492 square feet (0.19 acres) and 7,840 square feet (0.18 acres) of indirect impacts to wetlands will be accounted for in the credit purchase to address both direct wetland impacts for the proposed development and for indirect wetland impacts where the Project would leave the remainder of the onsite wetlands insufficiently buffered. 6.2 Credit-Debit Analysis The results of the credit-debit analysis are outlined below in Table 1. The rating sheets from the CAR prepared by Talasaea are provided only for the wetlands proposed for impact (Attachment 1). The calculations that form the foundation for the table below is attached as Attachment 2. A total of 23.06 units of Debits will result from the proposed wetland fill to accommodate this Project, resulting in the purchase of an equivalent number of Credits from the King County In-Lieu Fee Program to compensation for the Project impacts to wetlands. Table 2. Summary of Credit-Debit Analysis. Summary of Credits and Debits Summary Worksheet 10 October 2020 DEBITS (all numbers are acre- points) Improving Water Quality (sum of all impacts) Hydrologic Function (sum of all impacts) Habitat Function (sum of all impacts) Wetland AE/AF 0.336 0.288 0.192 Wetland DE/DK 3.976 3.408 1.704 Wetland AG/AV/BS(N) 3.584 3.072 2.048 Wetland FE 0.196 0.168 0.14 Wetland EI 0.096 0.08 0.048 Wetland EJ/EK/EL/EM/GB(N) 0.525 0.45 0.225 Wetland AH 0.336 0.288 0.192 Wetland FD 0.288 0.288 0.144 Wetland FF 0.396 0.396 0.198 PROPOSED IN -LIEU FEE CREDITS PAGE 9 Total (in acre-points) 9.73 8.44 4.89 CREDITS (all numbers are acre- points) Improving Water Quality (sum of all impacts) Hydrologic Function (sum of all impacts) Habitat Function (sum of all impacts) Creation/Re- establishment Rehabilitation Enhancement Wetland Preservation Upland Preservation Total Credits Available (in acre-points) 0.00 0.00 0.00 BALANCE Credits - Debits -9.73 -8.44 -4.89 TOTAL CREDITS TO BE PURCHASED -23.06 6.3 Credit Purchase or Transfer Timing Credit purchase should occur simultaneously with the start of the proposed Project following issuance of required permits from applicable regulatory agencies. Proof of mitigation credit purchase will be supplied to the regulatory agencies upon receipt. ATTACHMENT 1 Attachment 1 Wetland Ratings prepared by Talasaea Consultants Woodbridge Business Park Critical Areas Report and Proposed Mitigation Plan 9 April 2020 Copyright © 2020 Talasaea Consultants, Inc. 1572C Critical Areas Report and Proposed Mitigation Plan V6.docx Appendix D APPENDIX D WETLAND RATING FORMS, TALASAEA CONSULTANTS, 2016 & 2017 ATTACHMENT 2 Attachment 2 Summary of Credit-Debit Calculations Calculating Debits for Compensatory Mitigation in Wetlands of Western WashingtonDebit WorksheetProject: Woodbridge Business ParkApplicant: Federal Way Campus, LLCMitigation Project is: Delayed (King County ILF)Improving Water Quality Hydrologic HabitatImproving Water Quality Hydrologic HabitatImproving Water Quality Hydrologic HabitatImproving Water Quality Hydrologic HabitatImproving Water Quality Hydrologic HabitatImproving Water Quality Hydrologic HabitatImproving Water Quality Hydrologic HabitatImproving Water Quality Hydrologic HabitatImproving Water Quality Hydrologic HabitatSite Potential (H,M,L)MMLMMLMMLMHLMMLMMLMMLMMLMMLLandscape Potential (H,M,L)MMLMMLMMLMLML L LMMLMML LML LMLValue (H,M,L)HMMHML HMMHMMHML HML HMMHML HMLScore for Wetland Unit764763764765653763764663663Acres of non‐forested impacts0.0160000.0250.0160.0160.022Basic mitigation requirement (BMR)0.112 0.096 0.0640000000000000.175 0.15 0.075 0.112 0.096 0.064 0.096 0.096 0.048 0.132 0.132 0.066Temporal loss factor3.03.0 3.0 3.0 3.0DEBITS0.336 0.288 0.1920000000000000.525 0.45 0.225 0.336 0.288 0.192 0.288 0.288 0.144 0.396 0.396 0.198Acres of forest impacts0.1420.1280.0070.0040Basic mitigation requirement (BMR)000 0.994 0.852 0.426 0.896 0.768 0.512 0.049 0.042 0.035 0.024 0.02 0.012000000000000Temporal loss factor4.04.04.04.0DEBITS0 0 0 3.976 3.408 1.704 3.584 3.072 2.048 0.196 0.168 0.14 0.096 0.08 0.048000000000000Acres of Evergreen forest impactsBasic mitigation requirement (BMR)000000000000000000000000000Temporal loss factorDEBITS000000000000000000000000000Acres of Cat. 1 Deciduous forest Basic mitigation requirement (BMR)000000000000000000000000000Temporal loss factorDEBITS000000000000000000000000000Acres of Cat. 1 Evergreen forest Basic mitigation requirement (BMR)000000000000000000000000000Temporal loss factorDEBITS000000000000000000000000000TOTALSFunctionImproving Water Quality Hydrologic HabitatImproving Water Quality Hydrologic HabitatImproving Water Quality Hydrologic HabitatImproving Water Quality Hydrologic HabitatImproving Water Quality Hydrologic HabitatImproving Water Quality Hydrologic HabitatImproving Water Quality Hydrologic HabitatImproving Water Quality Hydrologic HabitatImproving Water Quality Hydrologic HabitatAcre‐Points0.336 0.288 0.192 3.976 3.408 1.7043.5843.072 2.048 0.196 0.168 0.14 0.096 0.08 0.048 0.525 0.45 0.225 0.336 0.288 0.192 0.288 0.288 0.1440.396 0.396 0.198Total Debits by FunctionImproving Water Quality Hydrologic HabitatAcre‐Points9.733 8.438 4.89123.062Wetland AE/AFWetland FDWetland FDWetland EJ/EK/EL/EM/GB(N)Wetland EJ/EK/EL/EM/GB(N)Wetland AG/AV/BS(N)Wetland FEWetland AG/AV/BS(N)Wetland FEWetland AE/AFWetland DE/DKWetland EIWetland AHWetland FFWetland DE/DKWetland EIWetland AHWetland FF