07-100052CITY OF
�. Federal
February 5, 2007
Seattle Pacific Homes, Inc.
Attn: Joe Brown
PO Box 123
Marysville, WA 98270
CITY HALL FILE
33325 8th Avenue South
y Mailing Address: PO Box 9718
Federal Way, WA 98063-9718
(253) 835-7000
www.cityoffederalway.com
Re: File #07-100052-00-PC; PREAPPLICATION CONFERENCE SUMMARY
Seattle Pacific Homes - Commercial, 33301 Pacific Highway South, Federal Way
Dear Mr. Brown:
Thank you for participating in the preapplication conference with the City of Federal Way's Development
Review Committee (DRC) held January 25, 2007. We hope that the information discussed at that meeting
was helpful in understanding the general requirements for your project as submitted.
This letter summarizes comments given to you at the meeting by the members of the DRC. The members
who reviewed your project and provided comments include staff from the City's Planning and Building
Divisions and Public Works Department, and representatives from Lakehaven Utility District and South
King Fire and Rescue. Some sections of the Federal Way City Code (FWCC) and relevant information
handouts are enclosed with this letter. Please be advised, this letter does not represent all applicable
codes. In preparing your formal application, please refer to the complete FWCC and other relevant codes
for all additional requirements that may apply to your project.
The key contact for your project is Andy Bergsagel, 253-835-2644,
andy.bergsagel@cityoffederalway.com. For specific technical questions about your project, please contact
the appropriate DRC representative as listed below. Otherwise, any general questions about the
preapplication and permitting process can be referred to your key contact.
PROJECT DESCRIPTION
Proposal to subdivide one parcel (2.79 acres) into two lots and develop the westerly lot as a one-story,
commercial retail/office building (13,800 square feet) with 47 parking spaces. There appears to be an off -
site stream to the south.
MAJOR ISSUES
Outlined below is a summary of the major issues of your project based on the plans and information
submitted for preapplication review. These issues can change due to modifications and revisions in the
plans. These major issues only represent comments that the DRC consider most significant to your project
and do not include the majority of the comments provided. The major issues section is only provided as a
means to highlight critical requirements or issues. Please be sure to read the entire department comments
made in the next section of this letter.
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February 5, 2007
Planning Division
1. A stream delineation study is required. (The City has the option to require peer review of the
study.)
2. The proposal could trigger a Land Use Process IV review (Hearing Examiner Decision) if the
stream buffer is intruded upon.
3. A separate application for a binding site plan (BSP) would be required, in addition to the Use
Process (UP) review. Both could be reviewed concurrently, with separate decisions.
4. The internal pedestrian connection must extend at least to the end of the proposed east lot, to
allow for connectivity to the future development.
5. No elevation drawings were provided with this submittal. You may wish to set an appointment
with the city planner to discuss preliminary elevation drawings before submitting the actual
application.
Public Works Development Services Division
1. There is a potential onsite closed depression on the west end. If so, a certain amount of
hydrological recharge will be required. This will be determined with the preliminary TIR at the
land use phase of the project.
2. Construction of stortnwater facilities (main infrastructure, detention and water quality) for the
entire site must be constructed in the initial phase of the BSP. The conveyance system for phase
2 may be delayed until that portion is developed.
• Public Works Traffic Division
A Concurrency Application is required for the weekday PM peak hour. The estimated fee for this
application is $1448.00. The Concurrency Permit process will determine if any additional traffic
analysis and/or traffic mitigation fees apply to the project. Please see the enclosed Concurrency
handout.
■ South King Fire
A minimum 30-foot radius for the hammerhead/turnaround is required.
DEPARTMENT COMMENTS
Outlined below are the comments made by the representatives of each department present at the
preapplication conference. Each section should be read thoroughly. If you have questions, please contact
the representative listed for that section.
PLANNING DIVISION (Andy Bergsagel, 253-835-2644, andy.bergsagel@cityoffederalway.com)
I am providing some pages of the FWCC as enclosures. You may also refer to the on-line code, which can
be accessed via the City's web page under "Your City Services."
1. Zoning Chart and Use Classification. Please refer to the enclosed Commercial Business (BC)
Zoning Chart from FWCC Section 22-751. The proposed uses are office and retail.
There is no required front, rear, or side yard setback, per se, but unless a building is built along
the property line, landscape buffers are required (see landscaping comments below).
The maximum allowed height of structures is 35 feet, unless the criteria listed in the chart are
met, in which case the maximum height is 55 feet. You may refer to FWCC 22-1 for definitions
of "average building elevation" and "height of structure."
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There is no maximum lot coverage requirement.
There is no residential zoning within 100 feet (RS, RM, or SE).
Number of parking spaces: At least one parking space per 300 square feet for office or retail.
Your proposal of 13,800 square feet would require 46 parking spaces.
2. Parking and Circulation. In addition to the number of spaces (46) determined by the zoning chart
(noted above), you must refer to Bulletin #042, "Parking Lot Design Criteria" (enclosed) and FWCC
22, Article V, Parking. Some typical minimum parking dimensions for 90-degree parking are listed
as follows. Refer to the chart for specifics. Some compact stalls are allowed. (Please provide
dimensions on your plans.)
• 7-foot-wide landscape strip (five -foot -wide perimeter landscaping plus two -foot overhang for
cars)
• 18-foot depth for parking spaces (two feet of overhang of sidewalk or landscape bed is
credited)
• 9-foot width of stalls
• 25-foot-wide driving aisle
• 5-foot-wide sidewalks
3. SEPA. The proposal requires review under the State Environmental Policy Act (SEPA), because you
are exceeding the environmental exemption thresholds listed in WAC 197-11-900; you are
proposing parking for more than 20 vehicles, and because you are proposing activity on a site which
might require a stream buffer, since there appears to be a stream to the south of your site. A SEPA
Checklist and SEPA handout are enclosed. During the SEPA review process the Director of
Community Development will make one of the following determinations: Determination of
Nonsignificance (DNS), Mitigated Determination of Nonsignificance (MDNS), or Determination of
Significance (DS). The SEPA review would be integrated with your "use process" application. Any
interested party may appeal a SEPA determination to the Hearing Examiner. (Refer to FWCC
Section 18-26, et seq., for details on "Environmental Policy.")
4. Process and Land Use Review Fees. The chart indicates the land use process is Process II, unless
SEPA is required, in which case it is Process III (Director's Decision). However, if you request a
stream buffer reduction (intrusion), then Process IV (Hearing Examiner's Decision) is required.
(When a Hearing Examiner's decision is required in addition to a Process III element, only the
Process IV fee is charged.) A Master Land Use Application Form and the handout for Process
III/Process IV are enclosed. The applicable 2007 fees are as follows. These fees include review by
Community Development, the Fire Marshall's Office, and the Public Works Department.
Process III fee
$2,196.00
Process IV fee
3,619.00
Surcharge if over 25,000 sq. ft.
315.00
SEPA checklist fee
869.50
Binding Site Plan
2,063.00
The City has 28 days after the submittal of the application to determine if the project is complete. If
it is complete, the notice is prepared. The review could take up to 120 days; not counting any time
during which the City is awaiting requested information from you.
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Public notice is required for Process III/Process IV and SEPA. You must submit one set of
envelopes (with mailing label list and map) for the SEPA and two sets for the Process IV hearing.
(No mailing is required for a Process III if the site is not within 300 feet of a residential zone.) Refer
to the enclosed Mailing Labels Handout.
You propose to subdivide the lot into two lots. A copy of the Subdivision Code (FWCC Chapter 20)
is enclosed. The Binding Site Plan (BSP) process is used for subdivisions of commercial land. A
separate application for a BSP would be required, in addition to the Process III/Process IV review.
Both could be reviewed concurrently, with separate decisions, or you could wait and do one later.
Critical Areas (FWCC, Chapter 22, Article XIV, "Critical Areas"). There appears to be an open
stream just south of the site (as shown on your site plan). This stream appears to be in a culvert on
your site, emerging as a stream on the site to the south. This would require a 50-foot buffer, if it is a
"minor stream" or 100-foot buffer, if it is a "major stream." Unfortunately, the stream at this location
is not presently designated on the City of Federal Way "Stream Ratings" map. However, your letter
(received with the preapplication materials on January 4, 2006) states that it has been determined
that the stream has been classified as a major stream with a 100-foot buffer. (An application
involving the stream is currently underway for Fife Towing on the site to the south.) The 50-foot
stream buffer reduction shown on your site plan could only be approved via a Process IV Hearing
Examiner decision, pursuant to FWCC 22-1312(c) "Intrusion into setbacks."
The portion of the stream which is in a culvert may remain in a culvert. No setback is required from
a culvert.
The definitions for streams, as listed in FWCC 22-1, are as follows:
Stream means a course or route, formed by nature, including those which have been modified
by humans, and generally consisting of a channel with a bed, banks, or sides throughout
substantially all its length, along which surface waters naturally and normally flow in draining
from higher to lower elevations. A stream need not contain water year round. In a developing
setting, streams may run in culverts or may be -channeled in a concrete, rock, or other artificial
conveyance system. This definition is not meant to include irrigation ditches, stormwater
facilities, or other artificial watercourse unless they are used by resident or anadromous
salmonid fish, or the feature was constructed to convey natural streams which existed prior to
construction of the watercourse.
Major stream means any stream, and the tributaries to any stream, which contains or supports,
or under normal circumstances contains or supports, resident or migratory fish. If there exists a
natural permanent blockage on the stream course which precludes the upstream movement of
anadromous salmonid fish, then that portion of the stream which is downstream of the natural
permanent blockage shall be regulated as a major stream.
Minor stream means any stream that does not meet the definition of "major stream."
6. Landscaping. The entire Landscaping Article is enclosed (FWCC Chapter 22, Article XVII).
• A landscape plan prepared by a licensed landscape architect in accordance with the
Landscaping Article is required as part of site plan submittal. You must submit a detailed
landscape plan specifying the type, species, location, and quantity of all proposed landscaping.
The landscape plan and any modification requests must be prepared and stamped by a
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landscape architect registered in the State of Washington. The landscape architect should
examine the Landscape Article carefully to make sure that all requirements are met.
• Per FWCC Section 22-1566(f)(1), five -foot -wide Type III landscaping shall be provided along
Pacific Hwy South and along perimeter lot lines (unless the building is closer than five feet to
the property line, in which case the landscaping requirement may be reduced or eliminated). If
the landscape strip is along a parking area, you must provide two additional feet for vehicle
overhang, or provide wheel stops.
• A certain amount of landscaping is required in the parking areas, depending on the number of
stalls to be provided. Landscape islands shall be a minimum of six feet wide and shall be at the
end of all rows of parking. Deciduous trees are preferred in parking areas.
• On your landscape plan you must clearly show the location and species of trees to be planted.
Generally, the trees should be spaced so that at maturity the branches meet. So, for large trees,
this would be no more than thirty feet apart. Trees with smaller growth habits should be planted
closer together. You also have to show shrubs planted so that they fill in under the trees.
• Also, parking stalls are subject to the interior parking lot landscaping requirements of FWCC
Section 22-1567(b). The square footage of required interior lot landscaping must be listed on
each landscape island, and the landscape plan must show the interior areas used for this
calculation. Landscape parking islands shall be a minimum size of 64 square feet. You must
provide landscape calculations that show that the requirements are met.
7. Significant trees are defined in [FWCC'22-1568]. At least 25 percent of significant trees must be
preserved or replaced. The significant trees should show on your landscape plan, with the species
and size of each, and a note of whether the tree will be removed or preserved.
8. Community Design Guidelines [FWCC, Article XIX].
I am enclosing an entire copy of the Community Design Guidelines. Please have your architect
review them carefully before designing the building. I am listing some highlights, below.
No elevation drawings were provided with this submittal. You may wish to set an appointment with
the city planner to discuss preliminary elevation drawings before submitting the actual application.
A bicycle rack must be provided.
Site design for all zoning districts [FWCC 22-1634]:
(a) General criteria:
Pedestrian areas and amenities must been taken into account. Please provide pedestrian -
friendly fagades.
"Project designers shall strive for overall design continuity by using similar elements
throughout the project such as architectural style and features, materials, colors, and
textures." In other words, incongruent colors and building elements should be avoided.
Refer to the comment on "building articulation and scale" below for further details.
(b) Surface parking lots. This issue was addressed above.
(c) Parking structures. Does not apply.
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(d) Pedestrian circulation and public spaces. The design guidelines state as follows: "Primary
entrances to buildings should be clearly visible or recognizable from the right-of-way.
Pedestrian pathways from rights -of -way and bus stops to primary entrances, from parking
lots to primary entrances, and pedestrian areas, shall be accessible and should be clearly
delineated. Pedestrian pathways and pedestrian areas should be delineated by separate
paved routes using a variation in paved texture and color, and protected from abutting
vehicle circulation areas with landscaping. Approved methods of delineation include:
stone, brick or granite pavers; exposed aggregate; or stamped and colored concrete."
Your plan does not meet the criteria in that the internal pedestrian connection must extend
at least to the west portion of the site you are developing. Preferably, a path would be
provided all the way to 13"' Place South.
(e) Landscaping. (This was addressed above.)
(f) Commercial service and institutional facilities. Commercial services relating to loading,
storage, trash, and recycling should be located in such a manner as to optimize public
circulation and minimize visibility into such facilities. Please provide elevation drawings of
the trash enclosure, with dimensions and textures identified.
(g)(1) Lighting. A lighting plan must be provided, including lampposts and lights mounted on
exterior walls (as well as plaza lighting).
Building design for all zoning districts [FWCC 22-1635].
(a) General criteria. Take topography, views, etc. into consideration.
(b) Building fagade modulation and screening. This applies to facades longer than 60 feet
which are visible to the public. There are four options and you must include at least two
options in the design: (1) fagade modulation, (2) landscape screening, (3) canopy or arcade,
and (4) pedestrian plaza.
(c) Building articulation and scale. The Code provides a list of options. It is important to avoid
large sections of blank walls. Windows and architectural accents are required. Accentuate
the roof lines of a flat building with a cornice or detailed parapet. Accentuate sloped roofs
with eaves -and trim. The windows should correspond to the external architectural
appearance, and should not give the appearance of haphazard placement.
Building and pedestrian orientation [FWCC 22-1636]. The building should generally be oriented to
the right-of-way. The main fagade or side of the building must face the street.
District guidelines for the BC zone [FWCC 22-1638(a)].
(1) Parking location in relation to building. (The proposal generally looks acceptable.)
(2) "Entrance facades shall front on, face, or be clearly recognizable from the right-of-way; and
should incorporate windows and other methods of articulation."
9. Trash and Recycling. Show the location and materials of the trash enclosure on the plans. Please
refer to Public Works' "Solid Waste & Recycling Design Considerations" below.
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10. Miscellaneous.
• Please provide zoning information (zone, use, parking requirements, lot coverage, etc.) on the
site plan. Please label and dimension all zoning requirements.
• Refer to the annotated Process III submittal checklist, enclosed. In addition to the stapled,
folded, full-size plan sets, please provide four stapled copies on 11 x 17 inch paper.
• The 11 x 17 set should include a three-dimensional color rendering showing the main fagade.
• Please provide signature of preparer and dates on all letters and plans that you submit. (You
submitted a letter with your preapplication. There is no name or signature of the preparer and
no date.)
PUBLIC WORKS DEVELOPMENT SERVICES DIVISION (Sean R. Wells, P.E., 253-835-2731,
s can.wells@cityoffederalway. com)
Land Use Issues — Stormwater
Surface water runoff control and water quality treatment will be required per the 1998 King County
Surface Water Design Manual (KCSWDM) and the City of Federal Way Addendum to the 1998
KCSWDM. This project meets the requirements for a Full Drainage Review. At the time of land use
site plan submittal, a preliminary Technical Information Report (TIR), addressing the relevance of
the project to the eight core and five special requirements of the KCSWDM will be required. A
Level 1 downstream analysis shall also be provided in the preliminary TIR. The City has 1 " = 100',
five-foot contour planimetric maps that may be used for basin analysis.
2. The project lies within a Level 1 flow control area, thus the applicant must design the flow control
facility to meet this performance criteria. The project also lies within a Resource Stream Protection
Water Quality Area. Water Quality Treatment shall be designed to meet the treatment criteria of the
Resource Stream Protection Menu.
In lieu of providing onsite detention, the applicant may elect to convey stormwater to Kitts Corner
regional facility. The pro-rata share contribution amount is $5,022 per acre, which is applied to the
entire site irrespective of proposed impervious area. The downstream conveyance system must have
capacity for the additional stormwater. Any necessary upgrades to the downstream conveyance
system will be the responsibility of the applicant. Water quality treatment must be provided onsite
prior to discharge.
4. If infiltration is proposed, soil logs prepared by a licensed geotechnical engineer or septic designer
must be provided to verify infiltration suitability.
Detention and water quality facilities for private commercial developments outside the City Center
Core must be above ground (i.e. open pond). Underground facilities are allowed only with approval
from the City of Federal Way Stormwater Management Division.
Show the proposed location and dimensions of the detention and water quality facilities on the
preliminary plans.
If more than one acre will be disturbed during construction, a National Pollutant Discharge
Elimination System (NPDES) permit may be required. Information regarding this permit can be
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February 5, 2007
obtained from the Washington State Department of Ecology at
http://www.ecy.wa.gov/programs/sea/pac/index.html, or by calling 360-407-6437.
8. If work is to be done below the ordinary high water mark, a Hydraulic Project Approval (HPA)
permit may be required. Information regarding this permit can be obtained from the Washington
Department of Fish and Wildlife, at http://www.wa.gov/wdfw/hab/hpapage/htm or by calling the
office of Regulator Assistance at 360-407-7037.
9. There is a potential onsite closed depression on the west end. If so, a certain amount of hydrological
recharge will be required. This will be determined with the preliminary TIR at the land use phase of
the project.
Right -of -Way Improvements
See the Traffic Division comments from Sanjeev Tandle for traffic related items.
2. Based on available records and the submitted materials, it appears that this proposal meets the 25
percent threshold criteria for requiring street frontage improvements as identified in FWCC Section
22-1473. The applicant/owner may submit an MAI appraisal for the subject property, or King
County Assessor's records may be used. Development Services. Division will evaluate this data to
determine if the project actually meets the City's 25 percent threshold for requiring street frontage
improvements.
3. If dedication of additional right-of-way is required to install street frontage improvements, the
dedication shall be conveyed to the City through a statutory warranty deed. The dedicated area must
have clear title prior to recording.
4. All stormwater treatment and detention requirements outlined above will be applied to new
impervious area within the public right-of-way.
Building (or El) Permit Issues
Engineered plans are required for clearing, grading, road construction, and utility work. Plans must
be reviewed and approved by the City. Engineering review fees are $730.00 for the first 12 hours of
review, and $61 per hour for additional review time. A final TIR shall be prepared for the project
and submitted with the engineering plans. Both the TIR and the plans will require the signature/seal
of a professional engineer registered/licensed in the State of Washington.
The Federal Way Development Standards Manual (including standard detail drawings, standard
notes, and engineering checklists) is available on the City's website at www.cityoffederalway.com to
assist the applicant's engineer in preparing the plans and TIR.
The applicant shall provide a geotechnical report that addresses design pavement thickness for the
roadways.
4. Bonding is required for all improvements associated with the project. The bond amount shall be 120
percent of the estimated costs of the improvements. An administrative fee deposit will need to
accompany the bond to cover any possible legal fees in the event the bond must be called. Upon
completion of the installation of the improvements, and final approval of the Public Works
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Inspector, the bond will be reduced to 30 percent of the original amount and held for a two-year
maintenance period.
5. The developer will be responsible for the maintenance of all storm drainage facilities (including the
detention and water quality facilities) and street systems during the two-year maintenance period.
During that time, the Public Works Inspector will make periodic visits to the site to ensure the
developer's compliance with the maintenance requirements. Upon satisfactory completion of the
two-year maintenance period, the remainder of the bond will be released. Maintenance for public
roads and subdivision drainage facilities then become the responsibility of the City. Maintenance for
private roads and drainage facilities, including short plats, remain the responsibility of the individual
property owners.
6. When topographic survey information is shown on the plans, the vertical datum block shall include
the phrase "DATUM: N.G.V.D.-29" or "DATUM: K.C.A.S.," on all sheets where vertical elevations
are called out.
Drawings submitted for plan review shall be printed on 24" x 36" or 22" x 34" paper. All final
approved drawings shall be drafted/plotted on 24" x 3 6 " or 22" x 3 4 " mylar sheet with permanent
black ink. Site plans shall be drawn at a scale of 1 " = 20', or larger. Architectural scales are not
permitted on engineering plans.
8. Provide cut and fill quantities on the clearing and grading plan. Erosion control measures, per
Appendix D, 1998 KCSWDM, must be shown on the engineering plans.
9. The site plan shall show the location of any existing and proposed utilities in the areas affected by
construction.
PUBLIC WORKS TRAFFIC DIVISION (Sanjeev Tandle, P.E., PTOE, 425-458-6200,
Sanjeev.Tandle@cityoffederalway.com)
Transportation Impact Analysis
1. The City has adopted new policies for traffic analysis and mitigation requirements effective January
1, 2007.
2. A Concurrency Application is required for the weekday PM peak hour. Based on 13,800 sf retail
building, the estimated fee for this application is $1448.00. The Concurrency Permit process will
determine if any additional traffic analysis and/or traffic mitigation fees apply to the project. The
applicant would be expected to contribute pro-rata shares toward TIP projects impacted by 1 or more
peak hour trips.
3. Staff will support the relocated driveway location on Pacific Highway South, as shown on the
preliminary site plan.
4. Phase 2 of the project (the west lot) would require coordination of the construction of 13`h Place
South.
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PUBLIC WORKS - SOLID WASTE AND RECYCLING DIVISION (Rob Van Orsow, 253-835-2770,
robv@cityofederalway.com)
Solid Waste & Recycling Design Considerations
Solid waste and recycling design considerations include:
• Adequate space allocation for interior and exterior collection containers. The following exterior trash
enclosure parameters will accommodate most solid waste and recycling needs: Clear interior
dimensions measuring 10' deep by 18' across, with a single two -door swinging gate spanning across
the front of the enclosure. When the gate is opened, no structure or hardware is allowed above grade
across the enclosure opening. Gate pins/holes are preferred in positions for closed gates and holding
gates open for service access.
• User access to interior waste and recycling storage areas/containers, and to exterior containers
screened by enclosure(s).
• Unobstructed, safe enclosure ingress and egress for service vehicles, directly in line with enclosure
openings.
• Landscaping, setbacks and screening requirements [based on FWCC Section 22-1564 (d) & (e)].
■ Note that larger -scale commercial or multi -family developments may see long-term savings from the
use of on -site solid waste compaction equipment. This equipment may require larger enclosures,
defined overhead clearance, and consideration of power utility access and drainage management.
Help with many design parameters related to service access is available via the City's contracted solid
waste services provider, Waste Management. Contact: John Davis — Senior Route Manager at 206-786-
4530 (cell).
BUILDING DIVISION (Scott Sproul, 253-835-2633 Scott.sproul@cityoffederalway.com)
International Building Code (IBC), 2003 edition
Washington State Amendments WAC 51-40*
International Mechanical Code (1MC), 2003 edition
Washington State Amendments WAC 51-42*
Uniform Plumbing Code (UPC), 2003 edition
Washington State Amendments WAC 51-46 & WAC 51-47*
International Fire Code (IFC) 2003
Washington State Amendments*
National Electric Code (NEC), 2005 edition
Accessibility Code ICC/ANSI A117.1-2003
Washington State Energy Code WAC 5 1 -11 *
Washington State Ventilation and Indoor Air Quality Code WAC 51-13*
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*Current State Amendments are dated: July 1, 2004
** As of January 1, 2002, the State amendments now require arc -fault interrupters for 15-20 amp branch
circuits serving sleeping rooms in dwelling units (R-1's).
Building Criteria
Occupancy Classification: M & B
Type of Construction: none proposed
Floor Area: 13,800
Number of Stories: one
Fire Protection: sprinkler system and fire alarm system required per FWCC
Wind/Seismic: Basic wind speed 85 Mph, Exposure_, 25# Snow load, Seismic Zone D-1
A complete building permit application and commercial checklist. (Additional copies of application and
checklists may be obtained on our web site at: www.cityoffederalway.com.)
Submit five sets of drawings and specifications. Specifications shall include: Soils report
X Structural calculations X Energy calculations X Ventilation calculations. Note: A Washington State
Registered architects stamp is required for additions/alterations (new or existing) of 4,000 gross floor area
or greater unless specifically listed as an "exempt" structure per the Revised Code of Washington (RCW).
Submit two copies with King County Health Department approval stamp for all projects that include
food service -facilities, septic systems or other elements within the project that require health department
approval.
Energy code compliance worksheets are required to be completed and included with your permit
application.
A wet stamp and signature is required on all sheets of plans and on the cover page of any calculations
submitted.
Federal Way reviews plans on a first in first out basis, however, there are some small projects with
inconsequential review requirements that may be reviewed out of order.
Review Timing
The first comment letter can be expected within five to six weeks of submittal date. Re -check of plans
will occur in one to three weeks after re -submittal.
Revised or resubmitted plans shall be provided in the same format, size and amount as the originally
submitted plans. Revised/resubmitted drawings shall indicate by means of clouding or written response,
what changes have been made from the original drawings. Plans for all involved departments will be
forwarded from Community Development Services.
Federal Way has an expedited review process. Information is available at our front counter.
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Other Permits & Inspections
Separate permits may be required for electrical, mechanical, plumbing, fire suppression systems and
signs. Applicants may apply for separate permits at any time prior to commencement of construction.
When required, special inspections shall be performed by WABO approved agencies or by agencies
approved by the building official prior to permit issuance. Construction must be approved by all
reviewing departments prior to final building division inspection.
All concerned departments (Planning, Public Works, Electrical, Fire) must sign off before the Building
Department can final the structure for occupancy. Building final must be approved prior to the issuance of
a Certificate of Occupancy. The City of Federal Way does not issue temporary Certificate of
Occupancies.
All construction projects may be required to have a pre -construction conference. If a pre -con meeting is
required, all subs, the general or representative, the architect or representative, the engineer or
representative, electrical contractor and any other interested party, should attend this meeting. Meetings
will occur at the Building Department and will be scheduled by the inspector of record for the project.
Site -specific Requirements:
• Exterior walls shall meet the requirement of IBC table 602
• The City of Federal Way will adopt the 2006 IBC on July 1, 2007
The information provided is based on limited plans and information. The comments provided are
not intended to be a complete plan review and further comments are possible at time of building .
permit plan review.
LAKEHAVEN UTILITY DISTRICT (Brian Asbury, 253-946-5407, basbury@lakehaven.org)
Water
• A developer extension agreement will be required to extend and/or construct mainline water
distribution facilities to serve the site. Additional detail and/or design requirements can be obtained
from Lakehaven by submitting a separate application to Lakehaven for either a pre -design meeting
or a developer extension agreement (application copies enclosed). Lakehaven encourages the owner
to apply for either of these processes early in the pre-design/planning phase to avoid delays in
overall project development.
• Owner will be required to complete and submit a Water Use Questionnaire (WUQ, copy enclosed).
Information in the WUQ will be used by Lakehaven to determine specific backflow prevention
requirements.
• Existing water meters, and/or services, abandonment/protection will be required for any on -site
building demolition. Please contact Lakehaven for further information regarding this issue.
Sewer
• A sewer service connection permit will be required for any new connection to the sanitary sewer
system, in accordance with standards defined in Lakehaven's current `Fees and Charges Resolution'.
Minimum slope for gravity sewer service connections is 2%. In addition to all other sewer service
installation standards, installation of a Type 1, 48" monitoring manhole is required on each private
building sewer line, for all non-residential connections.
• Owner will be required to complete and submit a Sewer Use Survey (SUS, copy enclosed).
Information in the SUS will be used by Lakehaven to determine specific pretreatment requirements.
File 07-100052-00-PC Doc ID 39367
Mr. Brown
Page 13
February 5, 2007
• A private, sewer easement will be required across the proposed new west lot, for the benefit of the
portion of the new east lot's side sewer line across said property. This private easement shall cover
off -site property along the route of the affected portion of the side sewer line from the edge of public
right-of-way or Lakehaven easement to the developer's property, and should be indicated and
identified on the recorded Binding Site Plan documents.
General
• Lakehaven's Capital Facilities Charges are calculated on the basis of Equivalent Residential Units
(ERU). Residential equivalency for non-residential connections will be estimated based on
anticipated water use (1 ERU = 255 gallons per day for water and 220 gallons per day for sewer).
Owner will be required to provide a reliable estimate of proposed water consumption (commercial
and irrigation) for the property (information from a similar facility may be submitted in lieu of a new
estimate). Lakehaven's 2007 Capital Facilities Charges are $3,196/ERU for water and $2,768/ERU
for sewer.
• Credit may be available for this property from connection charges previously assessed for water
and/or for sewer. Please contact Lakehaven for further detail by submitting a separate application for
a pre -design meeting or a developer extension agreement (application copies enclosed).
• All comments herein are valid for one (1) year and are based on the proposal(s) submitted and
Lakehaven's current regulations and policies. Any change to either the development proposal(s) or
Lakehaven's regulations and policies may affect the above comments accordingly.
SOUTH KING FIRE AND RESCUE (Chris Ingham, 253-835-7244, chris.ingham@southkingfire.org)
Water Supplies for Fire Protection
The required fire flow for this project is (depends on [Ire type of constructiou j gallons per minute.
A Certificate of Water Availability shall be provided indicating the fire flow available at the site.
This project will require 1 onsite fire hydrant(s). Existing fire hydrants on adjacent properties shall not be
considered unless fire apparatus access roads extend between properties and easements are established to
prevent obstructions of such roads.
Fire hydrants shall be in service PRIOR to and during the time of construction.
Fire Apparatus Access Roads
The proposed turnaround shall be clearly marked and maintained as fire lane. The inside turning radius
shall be 30 feet.
Fire apparatus access roads shall be provided when any portion of the facility or any portion of an exterior
wall of the first story of the building is located more than 150 feet from fire apparatus access as measured by
an approved route around the exterior of the building or facility.
EXCEPTION: When buildings are completely protected with an approved automatic fire sprinkler system,
these provisions may be modified by the chief.
Plans for fire apparatus access roads shall be submitted to the fire department for review and approval prior to
construction. Fire apparatus access roads:
File 07-100052-00-PC Doc ID 39367
Mr. Brown
Page 14
February 5, 2007
1) Shall have an unobstructed width of not less than 20 feet and an unobstructed vertical clearance of not
less than 13 feet 6 inches.
2) Shall be designed and maintained to support the imposed load of a 30-ton fire apparatus and shall be
provided with a surface so as to provide all-weather driving capabilities.
3) Shall be not less than a 20-foot inside turning radius and not less than a 40-foot outside turning radius.
4) With a dead-end in excess of 150 feet in length shall be provided with a cul-de-sac or Fire Department
approved alternative at the dead end. All such cul-de-sacs shall be not less than 80 feet in diameter.
5) Gradient shall not exceed 12 percent. (South King Fire and Rescue Administrative Policy Guideline No.
1006)
Designated fire lanes may be required for emergency access. This may be done during the plans check or
after the facility is in operation.
When required, approved signs or other approved notices shall be provided and maintained for fire apparatus
access roads to identify such roads and prohibit the obstruction by parking and other obstructions.
Fire -Extinguishing Systems
A sprinkler system is required for this project.
Plans and specifications for automatic fire -extinguishing systems for the protection of commercial -type
cooking equipment shall be submitted to the fire department for review and approval prior to installation.
An automatic fire sprinkler system shall be installed in all occupancies requiring 2,000 gpm or more fire flow
or where the total floor area included within the surrounding exterior walls on all floor levels, including
basements, exceeds 10,000 square feet. Fire walls shall not be considered to separate a building to enable
deletion of the required automatic fire -extinguishing system. (FWCC Chapter 8, Article II, Division 4)
A separate permit is required for the installation of the Fire Sprinkler System. Contact the Fire Marshal's
Office at 253-946-7244 for Fire Sprinkler System Specifications.
The system demand pressure (to the source) required in a hydraulically designed automatic fire
sprinkler system shall be at least 10 percent less than the correlative water supply curve pressure.
Fire department connections shall comply with South King Fire and Rescue Administrative Policy
Guideline No.1002.
Automatic Fire Detection System
Afire alarm system is required for this project.
An automatic fire detection system shall be installed in all buildings exceeding 3,000 square feet gross floor
area. This fire detection system shall be monitored by a central and/or remote station conforming to the
current requirements of the National Fire Protection Association standards and/or the fire chief or designee.
(FWCC Chapter 8, Article 11, Division 4)
A separate permit is required for the installation of the Fire Alarm System. A complete Fire Alarm System is
required. Contact the Fire Marshal's Office at 253-946-7244 for Fire Alarm Specifications.
File 07-100052-00-PC Doc ID 39367
Mr. Brown
Page 15
February 5, 2007
CLOSING
This letter reflects the information provided at the preapplication meeting and is intended to assist you in
preparing plans and materials for formal application. We hope you found the comments useful to your
project. We have made every effort to identify major issues to eliminate surprises during the City's
review of the formal application. The completion of the preapplication process in the content of this letter
does not vest any future project application. Comments in this letter are only valid for one year as per
FWCC Section 22-1657.
As you know, this is a preliminary review only and does not take the place of the full review that will
follow submission of a formal application. Comments provided in this letter are based on preapplication
materials submitted.
Modifications and revisions to the project as presented for this preapplication may influence and modify
information regarding development requirements outlined above. In addition to this preapplication letter,
please examine the complete FWCC and other relevant codes carefully. Requirements that are found in
the codes that are not addressed in this letter are still required for your project.
If you have questions about an individual comment, please contact the appropriate department
representative noted above. Any general questions can be directed towards the key project contact, Andy
Bergsagel, 253-835-2644. We look forward to working with you.
Sincerely,
AVT`�� 61YL
Andy Bergsagel
Associate Planner
enc: Master Land Use Application Form (One for UP and one for BSP)
SEPA checklist
FWCC Chapter 20, Subdivisions
Binding Site Plan (BSP) Handout
Annotated Process 1JI/Process IV Handout
FWCC Section 22-751 "Office/Retail" Zoning Chart
Community Design Guidelines
Bulletin #042, Parking Lot Design Criteria
FWCC, Chapter 22, Article XIV, Critical Areas
FWCC Chapter 22, Article XVII, Landscaping
Lakehaven Map and Info
Concurrency Application
Mailing Labels Handout
c: Fax to: Joe Brown 360-657-4399
Fax to: Rob Rueber 253-927-2088
Owner: Helen Mull, 1301 671h Street SE #214, Auburn, WA 98092
Owner's Representative: Rob Rueber, KC Investments LLC, 6220 29`h Street NE, Tacoma, WA 98422
File 07-100052-00-PC Doc ID 39367
GENESIS RESOURCE CONSULTING
LAND DEVELOPMENT & ENVIRONMENTAL SPECIALISTS
142 Lamprecht Road Winlock, WA 98596 RECEIVED
GRconsulting@juno.com
360-520-2847
MAY 1 7 2006
CITY OF FEDERAL WAY
BUILDING DEPT.
STREAM BUFFER REDUCITON MITIGATION PLAN
Phil Waldner
Federal Way, Washington
Prepared for. -
Phil Waldner
Fife Service and Tow G
1313 3e Ave East
Fife, Washington 98424
Prepared by:
Genesis Resource Consulting
142 Lamprecht Rd
Winlock, Washington 98596
(360) 520-2847
Date Prepared:
February 20, 2006
Phi! Wahiner, Fife Senrice dam' Tow.
Generir R.,sonne Cor..nil. ?i
TABLE OF CONTENTS
Background.............................................................................................1
MitigationGoals and Objectives................................................................................ 2-3
PerformanceStandards...............................................................................................4-5
PlantingPlan.............................................................................................................. 5-6
Planting Specifications & Project Schedule.................................................................. 6
Monitoring and Maintenance Plans........................................................................... 7-8
Integrated Pest Management.................................................................................... 8-11
Soil Erosion and Grading BMP's............................................................................11-14
ContingencyPlans........................................................................................................14
MAPS
Sheet 1- Vicinity Map
Sheet 2 Mitigation Location Map
Sheet 3 Mitigation Planting Plan South
Sheet 4 Mitigation Planting Plan North
Phil Waldner, Fife Sen ice dam' Tow.
Generic Ruonrce ConsuArNS.
This parcel (7681900030) is located near the end of 13'h Place South, Federal Way, WA.
There are no dwellings or current use for this site. The subject parcel is vacant commercial
property. Present zoning is commercial with public sewer, water and paved main street
access. The proposal for this site is to develop office / business space in two phases with
large outside contained parking / storage lot for towing facility.
Resource Concerns
A review of the Critical Areas Mapping has determined a classified stream and critical habitat
does exist to the East of the site. Genesis Resource Consulting (GRC) has made a site
reconnaissance to determine resource concerns for wetlands, streams or other environmental
issues at or adjacent to this parcel. The stream flowing near the east boundary of the site is
Hylebos Creek. GRC has conducted a stream reconnaissance to determine the stream
classification and appropriate buffers as detailed in the City of Federal Way Critical Areas
Ordinance.
Stream Reconnaissance
Genesis Resource Consulting completed a field reconnaissance of the project site on August
15, 2005 in clear and dry weather conditions. No wetlands are known or appear located on
or near these parcels. Hylebos Creek crosses within approximately 15' of the East boundary
of the parcel. Genesis Resource Consulting has conducted a follow up site evaluation of
downstream barriers after further information as been made available from the city of
Federal Way.
The stream profile near the subject property is 3.5' to 4' wide at the ordinary high water
mark with bank full dimensions being 6' to a maximum of 8'. The stream appears to have
been channelized through this reach and is incised with high banks and little large woody
debris. There are some pools and glides for habitat with some good deciduous overstory.
The main riparian area consists of Alder, black berry, willow and hazelnut During the
evaluation, the stream was in low flow conditions with shallow depth (less than 4") and little
volume. The stream bed is characterized by large to medium fine cobble with some small,
shallow gravel bar formations. The stream channel downstream of 336 h through to the
detention facility just above 348`s is largely underground culverts.
MITIGATION GOALS AND OBJECTIVES
The overall goal of this plan is to develop a series of mitigation measures that will meet the
requirements of the City of Federal Way ordinance to protect a classified "major Stream"
while reducing the buffer on an average to 50' from the ordinary high water mark of the
west slope. The present buffer requirements are 100' for a major stream. The existing buffer
at 50' to 75' contains very few large wood species. The proposed development of the site
and reduction of stream buffers are due to the inability to develop this location. No feasible
alternative exists. This mitigation plan will detail riparian enhancement and mitigation
measures that will provide the same resource protection to the stream at a reduced buffer.
Based on the existing conditions at the project site, the following mitigation measures are
proposed.
3
Phil Waldner, Fife Service & Tow.
Genesis Resource Consulting
The first mitigation goal is to remove invasive species,in and around the west slopes of the
stream reach (Sheet 2). Black berry will be removed (see Integrated Pest Management
section) and the soil will be amended as necessary to prepare for plantings.
The second goal is establish native vegetation conducive with site and soil conditions. This
vegetation will provide for dense habitat cove for small ground foragers and avian species.
The stream will benefit from large canopy species that will continue to shade the stream over
the long term and may provide some large woody debris in the corridor. To meet survival
goals with this vegetation, mechanical auguring may be necessary to create a suitable planting
substrate for the mitigation plantings. This auguring will be approximately 18 inches wide
and no more than 24 inches deep. Auguring will only be done where no damage to existing
native vegetation will occur. These buffers will be planted with a mixture of native trees
and shrubs to enhance habitat to Hylebos Creek and provide improved water quality and
buffer function.
PERFORMANCE STANDARDS
These performance standards will be used to evaluate whether the project's goals and
objectives are being met.
1) The survival rates for woody species and desired recruitment species within the
mitigation area will be as follows:
a) Year One: 100% survival of planted woody species and desired
recruitment species.
b) Year Two: 85% survival of planted woody species and desired
recruitment species.
c) Year Three: 70% survival of planted woody species and desired
recruitment species.
2) It is expected that the plant species best adapted to the site conditions within the
mitigation areas will exhibit the highest survival rates within additional numbers
of those plant species occurring over the course of the monitoring period and
through natural recruitment. Therefore, the overall species composition within
the mitigation area may change over time.
3) Herbaceous species survival rates shall be based on overall plant cover. The
performance standards for herbaceous species are as follows:
a) Year One: 15% cover from planted herbaceous species and desired
recruitment species.
b) Year Two: 50% cover from planted herbaceous species and desired
recruitment species.
c) Year Three: 80% cover from planted herbaceous species and desired
recruitment species-
4
Phil Waldner, Fife Service dam' Tow.
Genesis Resource Conmllin�.
4) Invasive Plant Species:
a) Because some of the mitigation areas currently contain invasive plants
species, including Himalayan blackberry (Rebus discolor, among others, it
is likely that these plant species will continue to present a management
problem within the mitigation area. Invasive plant control shall be
accomplished utilizing the methods given in the "Integrated Pest
Control" section of this plan.
b) During the second and third years of the monitoring period, any areas of
reed canarygrass or thistle over three feet in diameter or blackberry (other
invasive woody vegetation) over five feet in diameter shall be removed.
PLANTING PLAN
Plant created wetland buffer and all graded or otherwise disturbed areas with the following
seed mixture:
Annual ryegrass — 40%
TO fescue — 30%
Tufted hairgrass —10%
Orchard grass —10%
Clover or similar ground cover —10%
Recommended application rate is 8 to 12 ounces per 1,000 square feet.
The planting specifications for the mitigation sites are detailed below.
Table 1. Planting Plan Specifications
Planting to enhance riparian buffer of Hylebos Creek (12,000 sq ft).
Planting density: 10 trees and 20 shrubs/ 1,000 sq. ft.
Tree Species
Plant Form
Minimum
Minimum
Required
Size
SpaciM
Number
Oregon ash (Fraxinus
Bare Root
18-24"
Clustered
25
lati olio
Douglas fir (Pseudotsuga
Bare Root
2-3'
6' O.C.
45
men esii
Western hemlock (Ismga
Bare Root
12-18"
6' O.C.
25
hetero lla)
Western red cedar (I'huja
Bare Root
12-18"
6' O.C.
25
Licata
Total
120
Shrub Species
Plant Form
Minimum
Minimum
Required
Size
S acin
Number
Red -osier dogwood
Bare Root
2-3'
3-4' O.C. or
60
(Corpus stoloni era
clustered
Oceanspray (Holodiscus
Bare Root
2-3'
3-4' O.C.
20
discolor
Vine maple (Ater ninatum
Bare Root
2-3'
3-4' O.0
40
Pbil Waldner, Fife Service dam' Tow.
Qn,ju Resozme Consrrlling
Indian plum (Oemleria
Bare Root
1-2'
3-4' O.C.
25
cerasi ormis
Blue elderberry (Sambucus
Bare Root
6-10" root
3-4' O.C.
25
censlea)
cutting
Nootka rose (Rosa
Bare Root
1-2'
3-4' O.C.
40
nutkana
Black twinberry (L.onicera
Bare Root
2-3'
3-4' O.0
30
involucrate)
Stream bank
Total
240
PLANTING SPECIFICATIONS
*Ifpotted materials are used, dense es will be changed to reflect increased smmvabikty and cost associated with the
mitigation planting.
Source of Plant Materials. All plant materials will be obtained from nurseries specializing in
native Pacific Northwest plant materials.
Planting Time. Plant bare -root shrubs and trees between mid -November and late -March,
when plants are dormant. If planting is conducted outside this time period, containerized
plant stock with extra watering will be used to ensure that plants become adequately
established.
Planting Guidelines. For bare -root stock, excavate a hole large enough in diameter to
accommodate the plant roots without restriction. Plants will be held in place with the top of
the root mass at ground level. Topsoil will be backfilled around the roots and lightly tamped
to remove any air pockets in the soil. For containerized plants, excavate a hole, 1 '/2 times
the size of the containerized root mass and plant as above. Cuttings shall be planted using a
planting bar. Two-thirds of the cutting should be below the soil surface.
Future maintenance shall consist of scarification (by hand) to keep the 1-foot diameter area
around the plantings free of herbaceous vegetation until they are well established. If the soils
are not saturated, each plant should be watered at the time of planting. Supplemental
watering (3-4 times during the summer season) may also be required to ensure plant survival
and mitigation success.
PROJECT SCHEDULE
Project construction activities in the riparian mitigation area are expected to occur in the fall -
winter of 2006-2007 upon acceptance of this plan. The expected time to complete the
plantings is one to two weeks. All plantings will be monitored during the first growing
season following the initial planting (2007), and then for the next two growing seasons.
Phil Wlaldner, Fife Service dam' Tow.
Genesis Resource Consulting
MONITORING AND MAINTENANCE PLANS
The following actions will be implemented as part of the monitoring and maintenance plan
on this site:
1. The initial and all successive year plantings will be completed by GRC to ensure that
correct planting procedures are followed and that plantings are done according to the
planting scheme.
2. Prior to the installation of the plantings, invasive plant removal shall occur. This includes
the removal of plant species.
3. Ground preparation shall occur in sections of the mitigation area that do not contain
sufficient topsoil or do contain excessive amount of cobble, boulders, or fill material. In
these areas, the material shall be removed and replaced with a layer of organic topsoil to
a depth of at least 12 inches. Silt fence shall be installed on the streamside of any topsoil
placement.
4. Monitoring of all planted areas shall begin once the mitigation site is established and
shall continue at least once each year during three successive growing seasons. GRC or
another qualified professional will conduct monitoring during the late spring or summer
time period. A report documenting the monitoring results will be submitted to the City
of Federal Way each year. This report will identify deficiencies in the enhancement
progress and any contingency measures that will be taken to correct those deficiencies.
Photographs taken from established photo -stations will be included with these reports.
5. Monitoring will be achieved using fixed vegetation sampling stations within areas
representative of the plant communities being established. These monitoring stations
would be used for the duration of the monitoring program. At each monitoring station,
fixed-point photos will be taken annually to document the condition of the enhanced
areas. Photographs will be taken at all locations established during the compliance
monitoring site visit and thereafter each year of the monitoring period from the
established photo points.
If the planted stock does not survive, but native naturally colonizing plant species replace
them, then the project may be judged to meet the threshold criteria for successful plant
community establishment
6. To ensure planting success, the Applicant will be responsible for performing minor
maintenance over the monitoring period. This will include the selective removal of
undesirable plant species such as blackberry or reed canarygrass that may be hindering
the growth and establishment of the favored plant stands. Undesirable plant species will
be removed by hand or in accordance with the recommendations of the local Weed
Control Board. An area, 1-foot in diameter surrounding each planted woody species, will
be kept free of competing vegetation. This can be accomplished either by scarifying the
area by hand or through the use of weed -control rings.
Phil Waldner, Fife Service & Tow.
Genesis Resource CoxsmNng
Maintenance of the mitigation area will include irrigation. If necessary a temporary
above ground irrigation system capable of watering the entire enhanced buffer zone area
will be installed.
8. GRC or another qualified professional familiar with this project shall supervise any
maintenance that is required within the permit area.
INTEGRATED PEST MANAGEMENT
Control methods for the invasive plant species that are most prevalent on the site are given
below. Control of these or any other invasive plant species on the site with the use of
herbicides must be coordinated with a wetland professional familiar with this project and the
King County Weed Control Board. Only persons possessing a valid aquatic herbicide
applicators license shall administer herbicide applications in the area adjacent to Hylebos
Creek.
Canada thistle (Cirsium gn ense�
Canada thistle is a competitive perennial broadleaf weed with an extensive spreading
root system. Canada thistle was introduced into North America in the late 1700's
from Europe. Canada thistle can be controlled by chemical, mechanical and
biological methods.
The above ground portion of the plant commonly reaches heights of 2 to 5 feet. The
roots can extend up to 17 feet horizontally from the stem and 20 feet below the soil
surface, although most of the roots are in the top 15 inches of the soil. Canada thistle
reproduces from seeds as well as from the root system.
The first true leaves from seed or root system are thick
and covered with short, bristly hairs. Leaf margins are
wavy and irregularly lobed. Each lobe ends in a sharp
prickle. On older plants the leaf lobes become more
pronounced and prickles become longer and thicker.
Leaves are alternate on the stem, and base of each leaf
surrounds the stem. Stems do not have spines or
prickles on them.
Canada thistle flower heads are flask-shaped;'/2 to 3/4
inches in diameter, and contain many small tubular
flowers. Male and female flowers are found in separate
heads and on different plants. Flower color varies from white to purple; most
flowers are rose -purple.
Each flower head produces about 50 seeds and an average stem bears 12 to 14
flowers. Seeds are attached to a whitish tuft of hairs called pappus, which aids in seed
Pbil Waldner, Fife Smice & Tom.
Geneses Resource Consulting
dispersion by wind. Flowering occurs from June through October. Seeds exhibit very
little dormancy, which means they can germinate shortly after being dispersed.
Canada thistle seeds can germinate the year it is produced. Seeds can remain viable in
the soil for 20 years. Canada thistle is adapted to a wide range of soil conditions.
Seven to nine weeks after plant emergence as
seedlings the root system can produce runner roots
capable of producing new shoots. These new
shoots develop from adventitious root buds.
Tillage equipment can cut an established root
system into several pieces, which can initially produce dense stands of Canada thistle.
Repeated cutting of the root system can deplete food reserves.
Herbicide Control: Control of Canada thistle with herbicides is decreased when
plants are under moisture stress. If plants are wilted or soil moisture appears poor in
the upper 1 foot of soil, it is desirable to delay herbicide application until after
rainfall has occurred.
The two most effective times for herbicide application to Canada thistle are at the
bud stage and during regrowth in the fall. Herbicides such as Garlon 2-4-D,
Roundup, or Touchdown have been successfully used for Canada thistle control.
However, in order to control Canada thistle, each individual plant must be treated.
Recommended Treatment Rates: Glyphosate ROUNDUP/TOUCHDOWN AT 1
TO 2 qt/acre TWO APPLICATIONS PER SEASON; one in June after flower buds
are formed and before flowers open and a second on regrowth when it reaches 8 to
10 inches tall mid -season or 6 to 8 inches tall in September and early October.
Applications of 1 to 1 1 /2 qt/acre applied twice initially and then on regrowth) will
be more effective than a 2 to 3 qt/acre single dose.
Persistence is the key to a successful Canada thistle control program. Multiple
herbicide treatments must be used to achieve control. Control measures that can be
used for at least two to three successive years should be chosen.
Biological_ Control: Applications of the beetle Canada rubigno -a are effective in
controlling Canada thistle. The larvae and adults of this beetle feed on the stems and
foliage of Canada and musk thistle. Overwintering adults begin feeding and laying
eggs in early spring. Feeding is continuous until well after the first frost. Plants are
often severely defoliated by this hardy and effective beetle.
Phi! Waldner, Fife Service & Tow.
Genesis Resource Consuhing
Himalayan blackber-U sbms discolor and evergreen blackberry a I cinarrlus
Rubus discolor and R. latinialus are robust, sprawhng, more or less evergreen, glandless
shrubs of the Rose Family (Rosaceae). These shrubs appear as large mounding thickets
with some of the canes standing up to 9 feet tall. Other canes he along the ground
surface with erect or rising tips, trail or climb up to 20-40 feet, frequently taking root
at the tips.
With proper management, areas infested with R. discolor
and R. laciniatus can be restored to more desirable
vegetation. Mechanical removal may be the most
effective way of removing the mature plants. Subsequent
treatment with herbicides should be conducted
cautiously for two reasons: (1) both species of
blackberries often grow in riparian areas such as that
those that occur in the mitigation area and the herbicide
may be distributed to unforeseen locations by tanning
water, and (2) some herbicides promote vegetative
growth from lateral roots.
Mechanical Control
Hand Pulling. This method may be used to destroy seedlings and young plants up to
6 feet tall. Seedlings are best pulled after a rain when the soil is loose. This facilitates
removal of the rooting system, which map resprout if left in the ground. Plants
should be pulled as soon as they are large enough to grasp but before they produce
seeds.
For plants up to 12 feet tall a claw mattock is effective for removing the root crowns.
The claw loosens the soil around the root, and the plant is pulled out in the same
way that a claw hammer is used to pull out nails.
Cutting: Manually operated tools such as brush cutters, power saws, axes, machetes,
loppers and clippers can be used to cut blackberries. This is an important step before
many other methods are tried, as it removes the aboveground portion of the plant.
In addition, for thickly growing, multi -
stemmed shrubs such as blackberries,
access to the base of the shrub may not
only be difficult but dangerous where
footing is uncertain.
An advantage of cane removal over foliage
herbicides is that cane removal does not
stimulate sucker formation on lateral roots.
However, removal of canes alone is
10
Phil Waldner, Fife Service & Tom.
Gene is Resource ComwNng
insufficient to adequately control blackberries, as the root crown will simply resprout
and produce more canes.
Hand Digging: The removal of rootstocks by hand digging is a slow but sure way of
destroying blackberries, a weed which resprouts from its roots. The work must be
thorough to be effective as every piece of root that breaks off and remains in the soil
may produce a new plant. Such a technique is only suitable for small infestations and
around trees and shrubs where other methods are not practical.
Biological Competition
Sowing native plant species which have the potential to out -compete weedy exotics
for important resources is usually a preventive method of weed control. In the case
of the wetland mitigation area, the native shrub and tree plantings will eventually
grow to a height, which will shade the blackberries and help with their control.
In most cases blackberries prevents the establishment of other native plants and
must be initially removed. Following physical removal of mature plants, root crowns
must be treated to prevent resprouting. Seedlings of native plant species usually
cannot establish fast enough to compete with sprout growth from untreated
blackberry stumps.
Biological Control
The USDA will not support the introduction of herbivorous insects to control
blackberries due to the risk these insects may pose to commercially important Rubus
species.
Herbicide Control
Control of blackberries is the same as that of Canada thistle. The two most effective
times for herbicide application to blackberries are at the bud stage (after a berry has
formed — late spring to early summer) and during regrowth in the fall. Herbicides
such as Garlon 2-4-D, Roundup, or Touchdown have been successfully used for
blackberry control. After initial treatment and wilting of leaves, the understory of the
blackberry thicket should be seeded with a 60/40 mixture of perennial ryegrass
(L.olium perenne) and annual ryegrass (L- mull rum). The ryegrass will establish a rapid
vegetative cover underneath the defoliated blackberry canopy within 7 to 10 days
prior to the germination of blackberry seeds already in the soil, which require at least
20 days for germination.
Recommended Treatment Rates: Glyphosate ROUNDUP/TOUCHDOWN AT 1
TO 2 qt/acre TWO APPLICATIONS PER SEASON; one in June after flower buds
are formed and before flowers open and a second on regrowth when it reaches 8 to
10 inches tall mid -season or 6 to 8 inches tall in September and early October.
Applications of 1 to 1 1 /2 qt/acre applied twice (initially and then on regrowth) will
be more effective than a 2 to 3 qt/acre single dose.
11
Phil Wlaldner, Fife Service & Tom.
Genesis Resource Consulting
SOIL AND EROSION CONTROL BMP'S FOR DEVELOPMENT PHASE NEAR
STREAM BUFFERS
1. Mark Clearing Limits: Prior to beginning earth disturbing activities, including clearing
and grading, all clearing limits, easements, setbacks, sensitive areas and their buffers,
leave trees, and drainage courses should be clearly marked to prevent damage and offsite
impacts.
2. Establish Construction Access
• Construction vehicle access and exit should be limited to one route if possible.
• Access points shall be stabilized with quarry spall or crushed rock to minimize
tracking of sediment onto public roads.
• Wheel wash or tire baths should be'located on -site.
• If sediment is transported onto a road surface, the roads should be cleaned
thoroughly at the end of each day. Sediment should be removed from roads by
shoveling or sweeping and be transported to a controlled sediment disposal area.
Street washing should be allowed only after sediment is removed in this manner.
• Street wash wastewater should be controlled by pumping back on -site, or otherwise
be prevented from discharging into systems tributary to state surface waters without
prior and adequate treatment.
3. Install Sediment Controls
• Prior to leaving a construction site, stormwater runoff should pass through a
sediment pond, sediment trap, or other appropriate sediment removal BMP.
■ Sediment ponds or traps, vegetated buffer strips, sediment barriers or filters, dikes,
and other BMP's intended to trap sediment on -site should be constructed as one of
the first steps in grading. These BMP's should be functional before other land
disturbing activities take place.
4. Stabilize Soils
• All exposed and unworked soils should be stabilized by application of effective
BMP's, which protect the soil from the erosive forces of raindrop contact and
flowing water.
• From October 1 through April 30, no soils should remain exposed and unworked
for more than 2 days. From May 1 to September 30, no soils should remain exposed
and unworked for more than 7 days.
• Applicable practices include, but are not limited to, sod and other established
vegetative cover, mulching, plastic covering, and the early application of gravel base
on areas to be paved.
• Soil stabilization measures should be appropriate for the time of the year, site
conditions, estimated duration of use, and potential water quality impacts that
stabilization agents may have on downstream waters.
• Soil stockpiles should be stabilized and protected with sediment trapping measures.
IK
Phi! Waldner, Fife Service & Tow
Genesis Ri ource CansuMeg
5. Protect Slopes
• Cut and fill slopes should be designed and constructed in a manner that will
minimize erosion.
• Consider soil type and its potential for erosion.
■ Reduce slope runoff velocities by reducing continuous length of slope with terracing
and diversions, reduce slope steepness, and roughen slope surface.
• Divert upslope drainage and run-on waters from off -site with interceptors on top of
slope. Off -site stormwater should be handled separately from stormwater generated
on the site. Diversion of off -site stormwater around the site may be a viable option.
• Provide drainage to remove groundwater intersecting the slope surface.
• Excavated material should be placed on the uphill side of trenches, consistent with
safety and space considerations.
• Flow retention barriers should be placed at regular intervals within trenches, which
are cut down a slope.
• Stabilize soil on slopes.
6. Protect Drain Inlets
• All storm drain inlets made operable during construction should be protected so that
stormwater runoff does not enter the conveyance system without first being filtered
or treated to remove sediment.
• All approach roads should be kept clean, and all sediment and street wash water
should not be allowed to enter storm drains without prior and adequate treatment.
7. Control Pollutants
• All pollutants, including waste materials and demolition debris, that occur on -site
during construction should be handled and disposed of in a manner that does not
cause contamination of stormwater.
• Cover, containment, and protection from vandalism should be provided for all
chemicals, liquid products, petroleum products, and wastes present on the site.
■ Maintenance and repair of heavy equipment and vehicles involving oil changes,
hydraulic system drain down, solvent and de -greasing cleaning operations, fuel tank
drain down and removal, and other activities which may result in discharge or
spillage of pollutants to the ground or into stormwater runoff should be conducted
under cover and on impervious surfaces. These surfaces should be cleaned
immediately following any discharge or spill incident.
• Wheel wash, or tire bath wastewater, should not be discharged to the storm'drain, or
the on -site stormwater treatment system.
• Application of agricultural chemicals, including fertilizers and pesticides, should be
conducted in a manner and at application rates that will not result in a loss of
chemical to stormwater runoff. Manufacturers' recommendations should be
followed for application rates and procedures.
8. Maintain BMP's
• All temporary and permanent erosion control and sediment control BMP's shall be
maintained and repaired as needed to assure continued performance of there
13
Phil Waldner, Fife Service dam' Town.
Genesis Resource Consulting
intended function. All maintenance and repair shall be conducted in accordance
with BMP's.
• All temporary erosion and sediment control BMP's should be removed within 30
days after final site stabilization is achieved or after the temporary BMP's are no
longer needed. Trapped sediment should be removed or stabilized on site.
Disturbed soil areas resulting from removal of BMP's or vegetation should be
permanently stabilized.
CONTINGENCY PLANS
Contingency plans are designed to identify potential courses of action, and any corrective
measures to be taken when monitoring indicates project goals are not being met. Table 6
summarizes the maintenance and contingency requirements for this project. In general, the
contingency measures for this site ate as follows:
Replacement Plantings —Replacement plantings will be made throughout the monitoring.
period if monitoring reveals that unacceptable plant mortality has occurred. Woody
species will be re -planted to the original number of plants proposed in the accepted
mitigation plan annually throughout the duration of the monitoring and maintenance
period.
2. Planting Plan Modifications —Modifications to the planting plan (i.e., plant species and
densities) will be made if monitoring identifies problems with the original planting
scheme. For example, if annual monitoring identifies that plant mortality is attributed to
an inappropriate hydrologic regime, the replacement plantings should be made using a
more suitable plant species.
Any recommended changes to the planting scheme will be documented in the annual
monitoring report. The addition of any new plant species, not already included in this
mitigation plan, must be approved by the City of Federal Way.
3. Soil Erosion —Any areas demonstrating soil erosion problems will be restored as soon as
possible. If there does not appear to be a problem with the original design, the eroded
areas will be restored by replacing any lost topsoil and replanted according to the original
planting scheme.
4. The plant communities included in this mitigation plan contain a variety of species
representing a wide range of hydrologic regimes (facultative upland to facultative
wetland). It is expected that as the plant community evolves, the individual species will
become established in the appropriate hydrologic regime. This may result in a plant
distribution that vanes slightly from the planting scheme detailed in this plan. This
should not be viewed as a failure unless these variations result in unacceptable plant
mortality or otherwise jeopardize the overall wetland functions and values. If monitoring
identifies that the site is persistently wetter or drier than expected, and this variation is
causing unacceptable plant mortality, then changes in the planting scheme will be made
as described above (i.e., Planting Plan Modifications).
14
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LAND DEVELOPMENT &
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142 Lamprecht Road Winlock, WA 98596
GRcoinsulting@juno.com
360-520-2847
PHIL WALDNER
STREAM BUFFER REDUCTION
MITIGATION PLAN
SHEET 1
VICINITY MAP
02006 NAVIFQ
Riparian Mitigation Area North
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LAND DEVELOPMENT &
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142 Lamprecht Road Winlock, WA 98596
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360-520-2847
50' Buffer Line
Hylebos Creek
PHIL WALDNER
STREAM BUFFER REDUCTION
MITIGATION PLAN
SHEET 2
MITIGATION LOCATION MAP
-SEE /' Llt. 5ft-,F-s i
General locations for
plantings. Hylebos Creek
See Density Table 1. -
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for quantity and
spacing details
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Douglas Fir + Oceanspray Nootka Rose`
W. Hemlock + Vine Maple ; ; B. Twinberry .
W.R. Cedar + 1. Plumb
PHIL WALDNER
LAND DEVELOPMENT & STREAM BUFFER REDUCTION
ENVIRONMENTAL SPECIALISTS
MITIGATION PLAN
142 Lamprecht Road Winlock, WA 98596
GRconsulting@juno.com SHEET 3
360-520-2847 MITIGATION PLANTING PLAN SOUTH
General locations for
plantings.
See Density Table 1.
for quantity and
spacing details -
50' buffer
Tree Species
Oregon Ash
Douglas Fir
W. Hemlock
W.R. Cedar
LAND DEVELOPMENT &
ENVIRONMENTAL SPECIALISTS
142 Lamprecht Road Winlock, WA 98596
GRconsulting@juno.com
360-520-2847
Hylebos Creek
Shrub Species
Sbrab S ecies
R.D. Dogwood;
B. Elderberry
;
Oceanspray
Nootka Rose
Vine Maple
B. Twinberry
1. Plumb
'
PHIL WALDNER
STREAM BUFFER REDUCTION
MITIGATION PLAN
SHEET 4
TIGATION PLANTING PLAN NORTH
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David Le.- - Hylebos Creek clarification letter.doc
Page 1
Torr
fif hwesis
Resource Consultm-g.
'I Multi DiscipRued Ern irorrmeru:rl Consenting & Development
520-2847 111 Top Lane Chehalis, WA 9853Z GRconsulting@juno.com
To: Isaac Conlen, City of Federal Way
From: Scott Brummer, Genesis Resource Consulting D `6
Cc. Mike Hovland
RE: Phil Waldner / Fife Service and Towing / Mike Hovland Architects,
Environmental Review Report updated by Genesis Resource Consulting (GRC) on
October 3, 2005.
Isaac,
I wanted to briefly clarify the information contained in the Environmental Review Report
dated October 3, 2005 for the above project site at 13`1' Place So. GRC has reviewed the
downstream reach of this project site to determine if a qualifying barrier to anadromous
fish is present according to State of Washington standards. Since a blocking culvert is
not a qualifying barrier in itself, GRC has evaluated the site as if the area could be
returned to normal open channel flow. During the site review, GRC believes the creek to
have a 16% gradient from the stormwater ponds to the top of 336'. A stream reach with
16% or greater is considered a barrier to fish passage. The stream in this reach would be
considered a confined channel with or without the culverts due to the narrow corridor and
substrate. GRC believes the stream system is not likely to allow fish migration due to the
channel gradient e above the storm water area even if the system was returned to an open
water channel. GRC would further assume that there would be no chance of restoring
this system to provide fish passage as it would require the removal of buildings and road
infrastructure. Again, GRC believes this stream is a barrier to fish migration due to the
gradient being 16% from the drop at 336"' to 348"'. This condition would likely exist
naturally due to the topography of the area.
I hope that helps clarify the information contained in the report. If you have any further
questions, please contact me at 360-520-2847.
David Lee - Hylebos Creek site assessment Waldner email.doc
Page 1
�'J, arc
�q;` enesis �4
Resource Cod ulllW a+"
N Multi -Disciplined Environmental Consulting &- Development H
520-2847 111 Top Lane Chehalis, WA 98532 GRconsulting@juno.com
FIFE SERVICE AND TOWING
ENVIRONMENTAL REVIEW REPORT
FEDERAL WAY WASHINGTON, KING COUNTY
PREPARED FOR:
Philip Waldner
1313 34" Ave East.
Fife, Washington
98424
253-922-8784
Michael E. Hovland
The Hovland Company, Architects
900 Meridian East (408)
Milton, Washington
98354
PREPARED BY:
Genesis Resource Consulting
111 Top Lane
Chehalis, Washington
98532
360-520-2847
Updated October 3, 2005
11 David Lee - Hylebos Creek site assessment Waldner email.doc
Page 2
TABLE OF CONTENTS
Background
Resource Concerns
Stream Reconnaissance
Results and Discussion
Other Environmental Concerns
Summary
3
3
3
3-4
4
5
NO MAPPING OR SOILS ANALYSIS ARE BEING PROVIDED AT THIS TIME
ON
David Lee - Hylebos Creek site assessment Waldner email.doc Page 3
BACKGROUND
This parcel (7681900030) is located near the end of 13"' Place South, Federal Way, WA.
"There are no dwellings or current use for this site. The subject parcel is vacant commercial
property. Present zoning is commercial with public sewer, water and paved main street
access. The proposal for this site is to develop office / business space in two phases with
large outside contained parking / storage lot for towing facility.
RESOURCE CONCERNS
A review of the Critical Areas Mapping has determined a classified stream and critical habitat
does exist to the East of the site. Genesis Resource Consulting (GRC) has made a site
reconnaissance to determine resource concerns for wetlands, streams or other environmental
issues at or adjacent to this parcel. The stream flowing near the east boundary of the site is
Hylebos Creek. GRC has conducted a stream reconnaissance to determine the stream
classification and appropriate buffers as detailed in the City of Federal Way Critical Areas
Ordinance.
STREAM RECONNAISANCE
Genesis Resource Consulting completed a field reconnaissance of the project site on August
15, 2005 in clear and dry weather conditions. No wetlands are known or appear located on
or near these parcels. Hylebos Creek crosses within approximately 15' of the East boundary
of the parcel. Genesis Resource Consulting has conducted a follow up site evaluation of
downstream barriers after further information as been made available from the city of
Federal Way.
The stream profile near the subject property is 3.5' to 4' wide at the ordinary high water
mark with bank full dimensions being 6' to a maximum of 8'. The stream appears to have
been channelized through this reach and is incised with high banks and little large woody
debris. There are some pools and glides for habitat with some good deciduous overstory.
The main riparian area consists of Alder, black berry, willow and hazelnut. During the
evaluation, the stream was in low flow conditions with shallow depth (less than 4") and little
volume. The stream bed is characterized by large to medium fine cobble with some small,
shallow gravel bar formations. The stream channel downstream of 336"' through to the
detention facility just above 348"' is largely underground culverts. One stretch appears to be
in excess of 900 tinier feet. The gradient inside the culverts are roughly estimated to be 12%
to a maximum of 16%.
RESULTS AND DISCUSSION
The City of Federal Way has not fully determined the status of salmonids for Hylebos Creek
but most mapping and literature indicate access for resident and anadromous fish does exist.
The physical features of the stream meet guidelines for a fish- bearing water, however the
length of stream contained in culverts with no substrate or roughen channel, as well as the
David Lee - Hylebos Creek site assessment Waldner email.doc Page. 4
gradient, make this an impassable culvert for all life stages of fish and fish life. The gradient
drop in the channel would likely be equivalent to normal fish passage criteria as defined by
the State of Washington Department of Fish and Wildlife. This is defined as any confined
channel over 16% gradient. GRC believes the extreme length of culvert stream and the
gradient meets barrier criteria and would eliminate any anadromous access or resident fish
migration. The City designates streams by two categories, Major and Minor. GRC believes
that given the features of the stream and the known information on fish utilization, this
stream meets Minor Stream classification as defined in City Ordinance 22-1306. This
determination would require a base buffer of 50' from the ordinary high water mark. At this
location, this would be the top of the cut bank.
The city does provide for improvements and land surface modifications inside these buffers
if the following criteria are met:
(1) It will not adversely affect water quality;
(2) It will not adversely affect the existing quality of wildlife habitat within the stream or
setback area;
(3) It will not adversely affect drainage or stormwater retention capabilities;
(4) It will not lead to unstable earth conditions nor create erosion hazards;
(5) 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 significant open space; and
(6) It is necessary for reasonable development of the subject property
GRC believes a reduction of this setback is a viable option to develop the full potential of
the site but may not be necessary given the site layout. GRC has discussed the process of
obtaining a variance to the setback requirements with the City Planning office. The process
to reduce the 50' buffer would require the submittal of a site plan detailing the proposed
activity inside the buffer, a detailed report addressing the above criteria and the appropriate
city applications / fees completed. There are no additional building setback requirements to
the City's-buffers. GRC would recommend a site plan be developed to leave the required
50' buffer in tact and functional without any mitigation. If a buffer reduction is desired,
GRC would recommend a brief stream buffer mitigation plan be developed for the site.
This report would detail the need for the variance and the activities that would be completed
to compensate for the reduced buffer to the stream.
If a variance to the 50' setback is applied for, the client should be aware of the additional
fees for City staff or third party review and the time required for a decision by the City
Examiner. This process generally takes up to 120 days.
OTHER ENVIRONMENTAL CONCERNS
During the site reconnaissance, all topographical variations were identified and evaluated for
surface water flow, wetlands or erosion. No other environmental concerns were readily
evident on this site.
SUMMARY/RECOMMENDATIONS
9
David Lee - Hylehos Creek site assessment Waldner email.doc
Page 5
GRC is proposing to tine city of Federal Way that this section of Hylebos Creek is a millor
stream 50' buffer, The buffer maybe reduced through reduction and enhancement of the
current buffer. This would require the planting and maintaining of trees in the current
buffer. GRC recommends that the base buffer of 50' remain and development of the site
be done with this stream protection in tact.
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CITY OF FEDERAL WAY COMMUNITY DEVELOPMENT REVIEW COMMITTEE
Preapplication Conference Sign In Sheet
Project Name: ��)ua E d o- i�,- c
Address:
File# ��� t O UL52 -Tel
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CITY OF FEDERAL WAY
DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES
DEVELOPMENT REVIEW COMMITTEE TRANSMITTAL
DATE: January 6, 2007
TO: Will Appleton, P.W. Development Services Manager
- Development Services
- Traffic
Scott Sproul, Assistant Building Official
Brian Asbury, Lakehaven Utility District
Chris Ingham, Federal Way Fire Department
Geri Walker, Federal Way School District
FROM: Andy Bergsagel ,
FOR DRC MTG. ON: TENATIVE DATES:
January 18, 2007- Internal
January 25, 2007 at 1 p.m. - with applicant
FILE NUMBER(s): 07-100052-00-PC
RELATED FILE NOS.: There was a previous pre-app for the site
PROJECT NAME: "SEATTLE PACIFIC HOMES - COMMERCIAL"
PROJECT ADDRESS: 33301 Pacific Highway S.
ZONING DISTRICT: BC
PROJECT DESCRIPTION: Proposal to subdivide one parcel (2.79 acres) into two
lots and develop the westerly lot as a one-story,
commercial retail/office building (13,800 square feet)
with 47 parking spaces.
LAND USE PERMITS: Preliminary Plat, SEPA
PROJECT CONTACT: Joe Brown
Seattle Pacific Homes, Inc.
P.O. Box 123
Marysville, WA 98270
425-232-3078
MATERIALS SUBMITTED: Site plan showing possible stream delineation.
Letter
A�kCITY OF
Federal Way
January 9, 2007
Joe Brown
Seattle Pacific Homes, Inc..
PO Box 123
Marysville, WA 98270
CITY HALL ILE
33325 8th Avenue Sou
Mailing Address: PO Box 9718_
Federal Way, WA 98063-9718
(253) 835-7000
www. ci tyo ffedera iwa y. com
RE: File #07-100052-00-PC; NOTICE OF DATE OF PREAPPLICATION CONFERENCE
Seattle Pacific Homes — Commercial, 33301 Pacific Hwy S
Dear Mr. Brown:
The above -referenced proposal has been assigned to me as project planner. At this time, the application
has been routed to the members of the Development Review Committee. A meeting with the project
applicant and Development Review Committee has been scheduled as follows:
11:30 a.m., Thursday, January 25, 2007
Hylebos Conference Room
City Hall, 2°d Floor
33325 8t' Avenue South
Federal Way, WA 98003
We look forward to meeting with you. Let me know if you will have more than five people attending the
preapplication meeting so we can make arrangements for a larger room. This is the only notice sent out,
so please coordinate directly with anyone else you would like to attend the meeting_ Please call me at
253-835-2644 or email me at andy.bergsagel@cityoffederalway.com if you have any questions.
Sincerely,
C'4'
Andy Bergsagel
Associate Planner
File Na. 07-100052-00-PC Doc I.D. 39366
(+Seattle Pacific Homes, Inc.
City of Federal Way Pre -Application Meeting
2-Lot Subdivision & Commercial Office/Retail UsRECEIVED
Property Address: 33301 Pacific Highway South, Federal Way
(Parcel # 1721049026) ,JAN 0 4 2007
CITY BUILDIRAL WAY
NG DEFT.
Project Description:
The project would include subdividing 2.79 acres into two lots for commercial
office/retail purposes. Lot one would be developed independently as an office/retail
space of 13,800 square feet as shown on the attached site plan. Lot two would either be
developed in a similar fashion at a later date or possibly sold off for future development.
Planning Questions:
+ Can this property be subdivided into two legal parcels? If so, are there any
specific limitations such as minimum lot size, access issues that would apply?
• If the property is to be subdivided, would the subdivision process need to be
completed prior to a commercial development application or could it be reviewed
concurrently? If reviewed concurrently, would it require two separate
applications or one?
• Confirmation of offsite stream type- is it a major or minor stream? The Fife
Services and Towing application (adjacent property to the south) designates the
offsite stream as a major stream with a 100' buffer. That application is subject to
the Process IV Hearing Examiner Decision. In the event the Fife Service and
Towing project is approved regarding the 50' stream buffer intrusion, would staff
support a similar request on this development?
Utility/Stormwater Questions:
• At this time, it is likely that only the eastern half of the property would be
developed at first with the west half being developed at a later date. Due to site
constraints and proximity to the existing drainage channel, we'd like to explore
the option to convey stormwater to the Kitts Corner regional facility without the
need for onsite detention. It is understood that water quality treatment would need
to occur on site. Is it possible to discharge into existing drainage channel to the
south? Is there a storm water system located in Pacific Hwy. South that we can
connect to?
• It appears that water and sewer connections are located to southwest of the
property. Are there other locations for more efficient connections since the
P.O. Box 123 Marysville, WA 98270 •Office: (360) 657-4144 • Fax (360) 657-4399
easterly portion of the site will be developed first? Will the water line need to be
looped?
Right-of-way Questions:
• It is understood that development of this property would require at least a half
street improvement along the west property line (terminus of 131h PL S.). As it
has been explained, this would require coordination with the school district. In
the event this property is subdivided and all initial development activity would
occur on the east half, is it possible to have the half street improvements along the
west boundary waived until a time when that portion of the property is
developed? Additionally, it would be difficult to treat and detain any stormwater
created from the new half street improvements when no development activity is
scheduled on that portion of the site until a much later date.
• In accordance with recent conversations with public works, the site plan reflects a
relocated driveway cut. Due to site constraints, a centrally located driveway
provides greater flexibility in site design. Is staff willing to support the relocation
of the driveway cut?
Emergency Turn -a -round Questions:
■ The site design of the proposed development provides a variation of a
hammerhead that includes the minimum inside and outside turning radius of 20'
and 40', respectively. The intent is that a through drive will be installed in the
future upon total development of the site. The hammerhead approach would
provide adequate turn -around for emergency vehicles and would avoid a full cul-
de-sac in a potential "strip mall" environment.
P.O. Box 123 Marysville, WA 98270 - Office: (360) 657-4144 • Fax (360) 657-4399
MASTER LAND USE APPLICATION
CITY OF
Federal Way
RECEIVED
JAN 0 4 2007
PITY OF FFiDERAL Wqy
WILDING DEPT.
DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES
33325 8`h Avenue South
PO Box 9718
Federal Way WA 98063-9718
253-835-2607;Fax 253-835-2609
www.ci yoffederalway.con
APPLICATION NO(S) 01 I X05J - CO— PC, _
Project Name M W[ L fti4l — li0'tAM9LC � AL.,
Date /4Lo--;t-
Property Address/Location '3334I 'pC%ne, i-� UIJ'� s� , FM5KAL, W -t!, WA
Parcel Number(s)
Project Description Sywi , 2:19 Ae S k-k 'LWc, 1D'6 P"J �&4 anc ,dt _
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PLEASE PRINT
Type of Permit Required
Annexation
Binding Site Plan
Boundary Line Adjustment
Comp Plan/Rezone
Land Surface Modification
Lot Line Elimination
Preapplication Conference
Process I (Director=s Approval)
Process II (Site Plan Review)
Process III (Project Approval)
Process IV (Hearing Examiner's Decision)
Process V (Quasi -Judicial Rezone)
Process VI
SEPA w/Project
SEPA Only
Shoreline: Variance/Conditional Use
Short Subdivision
Subdivision
Variance: Commercial/Residential
Required Information
G ' 06mma111Iu s Zoning Designation
comm. gaWssComprehensive Plan Designation
Value of Existing Improvements
Value of Proposed Improvements
International Building Code (IBC):
Occupancy Type
Construction Type
Applicant
1�
Name: Swv[iG p2u iG %JamYs, I KC,. A{4n • Jo`e. lt-*um
Address: F-d• P-aX 123
City/State: 1 s-m1k, WA 9 f,, 2-1 D
Zip:
Phone: 4 25. Z3 Z• 36'1 S
Fax: 36 0 . b51.43�
Email: �J�bVbtoPOAC.�' 6"S. C dn't
Signature: _trl@
Agent (if
Name:
Address:
City/State:
Zip:
Phone:
Fax:
Email:
Signature:
Owner
Applicant)
sA40� AS A 166\
Name: 4(!IeK MU I I
Address: l3o 1 fo1, 6 s f GE -AZ A,
City/State: AUBURN, WA vigog2
Zip:
Phone:
Fax:
Email:
Signature:
Bulletin #003 —August 18, 2004 Page 1 of 1 k:\Handouts\Master Land Use Application