A. 
Land alteration may commence when a stormwater drainage permit has been issued per Chapter 15.32 FMC.
B. 
Drainage plans and improvements shall be in compliance with city of Fife drainage standards. Alternative BMPs not specifically referenced in the Fife standards may be considered subject to approval by the public works director.
C. 
Low impact development techniques shall be required as part of all storm drainage permits submitted to the city of Fife. Permitted activities are in FMC 15.32.040. If permitted development does not require a change in stormwater management, then low impact development techniques shall not be required. Low impact development facilities shall replace or supplement other stormwater drainage facilities.
D. 
Retrofitting properties with low impact development facilities shall not require a stormwater permit if both of the following conditions are met:
1. 
The property is zoned single-family residential (Chapter 19.14 FMC), small lot residential, medium density residential (Chapter 19.24 FMC), high density residential (Chapter 19.28 FMC), neighborhood residential, or neighborhood commercial.
2. 
The low impact facility receives water from a total receiving area not larger than 1,250 square feet.
(Ord. 1685 § 1(Exh. A), 2009; Ord. 1954 § 54, 2016)
The site design process for low impact development begins prior to any design work with an in-depth site assessment. The site assessment shall be a component of the project permit submittal. The site assessment shall include, at a minimum, the following:
A. 
A survey prepared by a land surveyor, civil engineer or other professional licensed to conduct surveys in the state of Washington. The survey shall show existing public and private development, including utility infrastructure on and adjacent to the site, major and minor hydrologic features within 300 feet of the property based on Pierce County GIS, including seeps, springs, closed depression areas, drainage swales and one-foot contour intervals.
B. 
Location of all existing lot lines, lease areas, and easements, and the location of all proposed lot lines, lease areas and easements.
C. 
A soils report prepared by a geotechnical professional engineer or engineering geologist licensed in the state of Washington. The report shall identify:
1. 
Underlying soils on the site, using one of the methods described in the Department of Ecology Stormwater Manual to assess infiltration capability of existing soil on site. The frequency and distribution of tests shall be sufficient to assess location of areas that are most effective to infiltrate stormwater and to locate impervious areas where the infiltration capacity is lowest.
2. 
Topologic features that may act as natural stormwater storage or conveyance and underlying soils that provide opportunities for storage and partial infiltration.
3. 
Depth to groundwater during all seasons and, where relevant, tidal cycles.
4. 
Geologic hazard areas and associated buffers as defined in FMC Title 17.
5. 
A survey of existing native vegetation cover by a landscape architect, ISA certified arborist, biologist or other qualified professional licensed by the state of Washington. The survey shall identify any forest areas on the site, species and condition of ground cover and shrub layer, and tree species, and canopy cover.
6. 
A streams, wetland, and water body survey and classification report by a qualified biologist showing wetland and stream buffer boundaries consistent with the requirements of FMC Title 17.
7. 
Flood hazard areas on or adjacent to the site.
8. 
Aquifer and wellhead protection areas on or adjacent to the site.
9. 
Any known historic, archaeological, and cultural features located on or adjacent to the site, if present.
(Ord. 1685 § 1(Exh. A), 2009)
Following the completion of the site assessment, a low impact development concept plan shall be developed showing:
A. 
Natural features of the site.
B. 
The best areas to develop.
C. 
Retention of existing vegetation on site, including significant trees and tree groves. If applicable, show how preservation of vegetation on site links to off-site vegetated corridors and patches of vegetation.
D. 
Calculations showing preliminary conformance to the maximum lot coverage requirements in FMC Title 19.
E. 
The proposed use of low impact development techniques and facilities. The LID techniques and facilities listed below are in order of preference, with the first being the most preferred approach:
1. 
Eliminate stream crossings with roads and conveyance systems.
2. 
Minimize impervious surfaces by reducing building footprints, road and paving widths and lengths.
3. 
Eliminate effective impervious surface by directing stormwater in swales or in low velocity sheet flow (less than one fps) to adjacent undisturbed open space areas or bioretention areas.
4. 
Minimize concentrations of stormwater and minimize the needed conveyance system.
5. 
Use vegetated roof systems to evaporate and transpire stormwater.
6. 
Integrate small, dispersed bioretention areas to capture, store and infiltrate stormwater on site.
7. 
Maintain predevelopment flow path lengths in natural drainage patterns, whenever possible.
8. 
Lay out roads and lots to minimize soil and vegetation disturbance and loss of topsoil or organic duff layer.
9. 
Use pervious paving surfaces such as permeable pavement and pavers for roads, driveways, parking lots, or other types of drivable or walkable surfaces.
10. 
Direct rooftop runoff to infiltration areas or to cisterns for nonpotable reuse.
(Ord. 1685 § 1(Exh. A), 2009; Ord. 1954 § 55, 2016)
Following any completion of the site assessment and concept plan, and prior to a preapplication conference, applicants are encouraged to meet with city staff to discuss existing conditions and concept plans for designated development areas, critical areas, proposed lot and roadway configurations and preliminary stormwater management design.
(Ord. 1685 § 1(Exh. A), 2009)
The information required in the following sections shall be submitted as part of the stormwater drainage permit application.
(Ord. 1685 § 1(Exh. A), 2009)
A. 
Information submitted for initial review can be an approximate description indicating the general nature of the proposal. Data shall be based on the applicant's best knowledge or intent of the proposal and shall be sufficiently clear to demonstrate how the project complies with the provisions of this chapter and other relevant portions of the FMC.
B. 
The city shall have the authority to waive any portion of the information requirements herein; provided, that such information has been included in a previous rezone request, or approved permit or concept plan, and the present application is consistent with the previous action to the extent that the subject data is applicable as it relates to low impact development.
(Ord. 1685 § 1(Exh. A), 2009)
The applicant must respond to each of the items below; however, the response may include good faith estimates or approximations where exact figures are not known at the time of the preapplication conference. All estimates should be based on the applicant's best knowledge and the intent of the proposal. When estimates or approximations are used, they must be identified as such. The applicant should be aware that any estimates or approximations provided may be used to set development conditions or thresholds.
A. 
General Data.
1. 
The title and location of the proposed development, together with the names, addresses and telephone numbers of the record owner or owners of the land and the application, and, if applicable, the names, addresses and telephone numbers of any architect, planner, designer or engineer responsible for the preparation of the plan, and of any authorized representative of the applicant.
2. 
The legal description of the subject property.
3. 
Identify, if known, all special service districts, including fire, school (for residential projects only), drainage and flood control, in which the site is located.
4. 
Documentation of site conditions of all applicable areas reviewed in the site assessment.
5. 
Description of the proposed low impact development improvements including:
a. 
Total gross area of the site;
b. 
Total area of existing and proposed undeveloped land;
c. 
Total project area;
d. 
Total area of designated development area;
e. 
Total units proposed;
f. 
Proposed number of dwelling units by type;
g. 
Lot sizes and dimensions;
h. 
Total area of impervious surface;
i. 
Proposed ownership of low impact development areas both during and after construction;
j. 
Gross density of dwelling units;
k. 
Requested lot size modifications, if any;
l. 
Total area of critical areas and buffers of the site that are nondevelopable;
m. 
Development schedule indicating the approximate date of construction of the low impact development facilities, and when these can be expected to begin and be completed, and how they relate to the construction of other improvements including, but not limited to, roads, utilities and buildings.
6. 
Copy of all existing deeds, restrictive covenants, or other legal restrictions which apply to the project site. The applicant may submit a copy of any proposed restrictive covenants that have been drafted.
7. 
The names and addresses of all property owners within 300 feet of the site, taken from the latest equalized tax rolls.
8. 
Preliminary drainage report.
(Ord. 1685 § 1(Exh. A), 2009)
A site plan and supporting maps and graphics includes an initial site plan and any supporting graphics, narrative descriptions and maps to show existing conditions and major details of the proposed low impact development. The initial site plan and supporting graphics and maps in combination shall provide a level of detail appropriate to the scale of the project and sufficient to demonstrate how the project complies with the provisions of this chapter.
A. 
Proposed name of the development, north point, scale, date and address, and telephone number of the preparer of the site plan/supporting maps.
B. 
All information included in the site assessment of FMC 21.10.010 shall be provided at a legible scale appropriate to the area covered by the proposal, at the discretion of the city.
C. 
Designated development areas.
D. 
Areas of disturbed soils to be amended.
E. 
The existing and proposed circulation system of arterial, collector and/or local streets, including right-of-way street widths, off-street parking areas, and major points of access to public rights-of-way (including major point of ingress and egress to the development). Notations of proposed ownership, public or private, shall be included where appropriate.
F. 
Location and width of existing and proposed sidewalks and trails.
G. 
Proposed lots and dimensions.
H. 
For residential structures, provide the types and number of residential units in each structure or the range of residential structures proposed together with the range of the type and number of units per structure.
I. 
For nonresidential buildings, the gross floor area of each building.
J. 
The location and square footage or approximate location and square footage or acreage of all areas to be conveyed to the city, dedicated or reserved as common open space, public parks, recreational areas, school sites, and similar public and semi-public uses, with notations of proposed ownership included where appropriate.
K. 
Landscaping and open space improvements plan or concept.
L. 
The location of existing and proposed utilities, including sanitary sewers, electrical lines, franchise utilities and water lines.
M. 
The location of existing and proposed stormwater facilities, including how low impact development facilities relate to other stormwater infrastructure intended to serve the development.
N. 
Existing zoning and comprehensive plan boundaries for the site and adjacent property.
O. 
Information of contiguous properties within 300 feet of the proposed low impact development, including:
1. 
Existing and, if known, proposed land uses and streets; and
2. 
Existing structures excluding accessory buildings, ownership tracts and unique natural features of the landscape, if readily accessible; and
3. 
Existing sensitive areas.
P. 
A vicinity map showing the location of the site and its relationship to the surrounding areas, including existing streets, major physiographic and cultural features such as railroads, lakes, streams, shorelines, schools, parks, and other prominent features.
Q. 
Landscape plan consistent with the requirements of Chapter 19.64 FMC.
(Ord. 1685 § 1(Exh. A), 2009; Ord. 1777 § 1 (Exh. A), 2012)
A. 
A completed environmental checklist unless the project is exempt from SEPA regulations or the applicant has agreed in writing to the preparation of an environmental impact statement.
B. 
Letters of water and/or sewer availability where water and/or sanitation service is to be obtained from an existing public system, including a water association.
C. 
Where a new water system is proposed, include the source of the water, the estimated amount of water available from a ground water or surface water source, the status of water rights application, and the general location and size of the proposed pipe and other major appurtenances for development of community and public systems. The description shall also include improvements for fire protection.
D. 
The proposed method of providing long-term maintenance of improvements or facilities including roads and sidewalks, drainage, low impact development techniques, on-site fire protection improvements, water and sanitation systems, and community or public open space. The purpose of this subsection is to generally identify the method of maintenance. A copy of the actual maintenance agreements is not required.
1. 
If to be maintained by a governmental jurisdiction, a letter from the jurisdiction or association shall be submitted specifying acceptance of maintenance responsibility and indicating the conditions, if any, upon which the acceptance is contingent.
2. 
If the maintenance is to be provided privately, the developer shall indicate the organization that shall provide the maintenance and the method and approximate amount of funding required therefor.
(Ord. 1685 § 1(Exh. A), 2009)
A. 
The development review committee shall be comprised of both engineer(s) and planner(s) from the city of Fife.
B. 
If the applicant proposes a design solution that is not identified as a low impact development credit in the Stormwater Manual (see Chapter 15.32 FMC), the applicant may present his/her design solution to the city of Fife development review committee, which shall prepare an administrative determination on the adequacy of the applicant's design solution. The administrative determination on the request for technical equivalence shall become part of the project record and approved facilities shall be available to other applicants with similar circumstances.
(Ord. 1685 § 1(Exh. A), 2009)
The applicant shall submit signed drawings documenting the design and layout of all low impact development facilities with the stormwater drainage permit as required in FMC 15.32.030. If required, drawings shall indicate how low impact development facilities integrate with other stormwater facilities to meet Stormwater Manual regulations.
(Ord. 1685 § 1(Exh. A), 2009)
A. 
Requests for exemptions from the requirements of this title may be made to the development review committee, who shall determine when exemptions are appropriate.
B. 
When appropriate, the development review committee may request a third-party peer review of the applicant's exemption request. This material shall be peer reviewed by a firm selected by the city of Fife at the applicant's expense. The review shall be done by a civil engineer licensed in the state of Washington who is familiar with the DOE Manual and the city of Fife's current LID code. To facilitate this review, the applicant shall provide the following information to the city of Fife:
1. 
All materials listed in FMC 21.10.070.
2. 
Supplemental information as requested by the development review committee per FMC 21.10.080.
3. 
A narrative from the applicant explaining the reasons for the exemption request, including any pertinent stormwater modeling and calculations. This narrative shall state why using low impact development techniques and facilities are not feasible for meeting the requirements of FMC 21.02.020(B).
C. 
Any deviation from the LID code that is supported by the peer review and approved by the development review committee shall be done to the minimum extent practicable.
(Ord. 1685 § 1(Exh. A), 2009)