12-101357RESUBMITTED
March 26, 2012 MAR 2 7 2012 Job No. 1453-002-007
CITY OF FEDERAL WAY
CDS
Ms. Deb Barker
Associate Planner
City of Federal Way - City Hall
P.O. Box 9718
Federal Way, WA 98063-9718
RE: File # 08 1 G0329 00 SLL
Norpoint Heights Preliminary Plat - Landscape Modification Request
Dear Ms. Barker:
On behalf of Landmark Homes, ESM Consulting Engineers requests a landscape
modification to the Type III perimeter landscaping requirements. We are requesting to
exclude trees within the Type III perimeter landscaping shown in Tracts A and B. Please
see the enclosed proposed Landscape Plan for the project. Per FWCC section 22-1570,
the following identifies the special circumstances for this requested modification:
FWCC Section 22-1570 [Revised City Code 19.125.1000)(01
The director of community development services shall have the authority, consistent
with the criteria stated herein, to modify specific requirements... in unique or special
circumstances to assure the fulfillment of the stated purpose of this title and to allow
for flexibility and creative design -instances or unique conditions shall be reviewed
with the director of community development services concurrent to submittal the
review of a landscape plan. Examples of special conditions might include: ...(C)
Compliance with special easements ...
Norpoint Heights is located in Lakehaven Utility District's (District) sewer and
water service area which ends at the City of Federal Way city limits on the
west side of the Norpoint Heights project Sewer service for the project
needs to connect to an existing lift station northwest of the site. In addition,
a sewer stub needs to be provided to the parcel south of the Norpoint
Heights parcel. Both the sewer connection and the stub need to be
constructed within the District's sewer area (i.e. within the City of Federal
Way city limits). See attached map for the sewer lift station connection and
stub for adjacent parcel.
ESM Federal Way ESM Everett
181 S 333rd St. Bldg C. Ste 210 1010 SE Everett Mall Way. Ste 210 1
Federal Way. WA 98003 Everett. WA 98208
253.838 6113 let 425.297.9900 let
800.345.5694 toll free 866.415 6144 loll free
253.838.7104fax 425.297.9901tax II
Ms. Deb Barker
March 26, 2012
Page 2 of 2
Since Tracts A and B are at the most downstream portion of the Norpoint
Heights project and at the outer edge of the District's service area, it is the
preferred place to locate the above noted connection and stub for the
project. The District will allow the sewer main and stub to be placed in
Tracts A and B (perimeter landscape tracts) provided that an easement is
granted to the District that coincides with the tract boundaries and there are
no trees within these tracts that might interfere with the function of the
sewer main.
Currently easements are proposed in Tracts A and B benefiting the District as they
requested. To comply with the District's second requirement, ESM requests that the City
of Federal Way approve a landscape modification to exclude trees within the perimeter
buffer landscaping shown on the attached plan. As per the City of Federal Way code
noted above, landscape modifications of this nature are allowed in order to comply with
special easements like the one required by the Lakehaven Utility District.
If you have any questions or comments regarding this request, please let me know at
(253) 838-6113 or by e-mail(brianne.gastfieid@esmcivil.com).
Sincerely,
ESM CONSULTING ENGINEERS, L.L.C.
BRIANNE GASTFIELD, PE, LEED° AP
Associate
Enclosure
Proposed Sewer Plan
Proposed Landscape Plan
CC: Isaac Conlen, City of Federal Way
David Litowitz, Landmark Homes
Ilesm8leng rles m-jobs11453100210071docu mentlletter-022.doc
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A. FWCC 20-178-A 10'TYPE III BUFFER IS REQUIRED WHERE PLAT IMPROVEMENT AND CONDITIONS PRIOR TO STARTING LANDSCAPE WORK.
2. CONTRACTOR SHALL USE CAUTION WHILE EXCAVATING TO AVOID DAMAGE TO UTILITIES.
M 12"P E R
ABUTTS AN ARTERIAL STREET.
20' ADVISE OWNER IMMEDIATELY IF UTILITIES ARE DISTURBED. CALL LOCATION SERVICE.
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20 B. FWCC 20-179-RETENTION OF EXISTING VEGETATION IS ENCOURAGED
3. CONTRACTOR SHALL MAINTAIN AND WATER ALL PLANT MATERIAL UNTIL FINAL INSPECTION
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C. FWCC 20
OP
J,_ ACE TRACTF
a. A LANDSCAPE PLAN SHALL BE PREPARED BY A LICENSED L.A. AND ACCEPTANCE BY THE OWNER OR HIS AGENT.
COMPANY
4. CONTRACTOR SHALL BE RESPONSIBLE FOR COMPUTING QUANTITIES OF GROUNDCOVERS
b. SIGNIFICANT TREES TO BE PRESERVED IN CONFORMANCE WITH
%10 Al AND PLANT MATERIALS UTILIZING ON CENTER SPACING FOR PLANTS TOGETHER WITH
NA 'V 14"X2 d. FWCC 22 MINIMUM PLANTING DISTANCES AS NOTED HEREIN.
-1568 STREET TREE PLANTING REQUIRED, DETENTION POND BUFFER
5. GROUNDCOVERS SHALL BE PLANTED IN AN EQUILATERAL TRIANGULAR SPACING PATTERN AT
12" REQUIRED ON ALL SIDES. THE ON CENTER DISTANCES IN THE PLANT SCHEDULE OR AS SHOWN ON THE PLAN. WHERE
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GROUNDCOVERS ABUT CURBING, SIDEWALKS, SIGNS OR POLES, MIN. PLANTING DISTANCES SHALL
CONC. 1 2. FWCC CHAPTER 22
f j, fe- A. FWCC 22-1564 GENERAL LANDSCAPE REQUIREMENTS BE 12" FROM CENTER OF PLANT. FROM CENTER OF TREES THE DISTANCE SHALL BE 24"
z-20-1 e. TYPE 111, 10' BUFFER ALONG ARTERIAL FRONTAGE 6. CONTRACTOR SHALL PROVIDE THE QUANTITIES OF PLANTS THAT ARE REPRESENTED BY
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f. 25% OF PLANTS TO BE DROUGHT TOLERANT SYMBOLS ON THE DRAWINGS.
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c0 18h NEW EVERGREEN TREES TO BE 6
" 9 NEW DECIDUOUS TREES TO BE 1.5"CAL 7. SUBGRADE IS TO BE WITHIN 1/10TH ON ONE FOOT AS PROVIDED BY OTHERS.
' MIN.
36"04" 8. NEW SHRUB BEDS AND LAWN AREAS SHALL RECEIVE A MIN. OF 4" GRADE "A" TOPSOIL PER KING COUNT�
M
=D L SHRUBS-SMALL-12", MEDIUM-18", LARGE-24!' ECOLOGY GUIDELINES. INCORPORATE(ROTOTILL) INTO TOP 2" OF EXISTING SUBGRADE.
V, j. GROUNDCOVERS-PLANTED TO COVER IN 3 YEARS
9. ALL BEDS TO RECEIVE A MIN. OF 2" FINE -MEDIUM BARK MULCH. SUBMIT SAMPLE TO LA FOR APPROVAL.
L i - 4&"_ - - ,
SEME1 V) I. LANDSCAPE AREAS TO RECEIVE 4'OF TOPSOIL 10.ALL PLANT MATERIAL SHALL BE FERTILIZED WITH AGRO TRANSPLANTER FERTILIZER 4-2-2 PER
SE\hfER ND WAT EA
A"
S LANDSCAPE AREAS TO RECEIVE 2" OF MULCH
<EH.AVEN U �LITY D1
MANUFACTURERS RECOMMENDATIONS.
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01 000176
RECI #20031 HOUSE A\4k 1 9 C-3 B. FWCC 22-1568 SIGNIFICANT TREES 1 1.ALL PLANT MATERIAL SHALL CONFORM TO AAN STANDARDS FOR THE GRADING OF NURSERY STOCK,
13"
A. GENERAL: ALL PLANT MATERIAL FURNISHED SHALL BE HEALTHY REPRESENTATIVES, TYPICAL OF THEIR
Landscape
a. A MINIMUM OF 25% OF SIGNIFICANT TREES SHALL BE RETAINED LATEST ADDITION. REPLACEMENTS SHALL BE MADE AT ONCE.
b. SIGNIFICANT TREES ARE DEFINED AS TREES WITH 12"DIA Architecture
24" SPECIES AND VARIETY AND SHALL HAVE A NORMAL HABIT OF GROWTH. THEY SHALL BE FULL,
kL OR 37'CIRCUMFERENCE, IN GOOD HEALTH, NOT DETRIMENT) Site Planning
PL T TREES 3' INSIDE PROPERTY LINE WELL BRANCHED, WELL PROPORTIONED AND HAVE VIGOROUS ROOT SYSTEM. ALL PLANTS
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TO THE COMMUNITY. SIGNIFICANT TREES SHALL NOT INCLUDE;
22" 28" 3 TO VOID ROOT CONFLICT WITH PAVEMENT
BIG LEAF MAPLE, COTTONWOOD, RED ALDER OR POPLAR SHALL BE HARDY UNDER CLIMATIC CONDITIONS SIMILAR TO THOSE IN THE LOCALITY OF THE PROJECT. 816 Cherry Ave. #3A
LO OWNER TO MAINTAIN
12 14 c. SIGNIFICANT TREES IN REQUIRED BUFFERS TO BE RETAINED. B. TREES, SHRUBS AND GROUNDCOVERS: QUANTITIES, SPECIES, AND VARIETIES, SIZES AND CONDITIONS
Sumner, Wa. 98390
AD UST TREE LOCATIONS A�
2 '� 1 : ; NECESSARY Ti d. SIGNIFICANT TREES SHALL BE PROTECTED DURING CONSTRUCTION AS SHOWN ON PLANTING PLAN. PLANTS TO BE HEALTHY, VIGOROUS, WELL FOLIATED WHEN IN LEAF. -891-1030
I Tele: 253
Il ID DRIVEWAY A NELLCTS-- 1i FREE FROM DISEASE, INJURY, INSECTS, DECAY, HARMFUL DEFECTS AND WEED FREE. SUBSTITUTIONS
QC E 5 S-C, 0 A CHAIN LINK FENCE OR 5'HIGH ORANGE COLORED 2"X4!'
-826-3891
Fax: 253
SHALL NOT BE MADE WITHOUT THE AUTHORIZATION OF THE LANDSCAPE ARCHITECT OR OWNER.
I D'OC, CONNECTED BY HIGHLY VISABLE SURVEYORS RIBBON
roperdale@aol.com
SHALL BE INSTALLED AT THE DRIP LINE.
12.WATER SHALL BE SUPPLIED TO MAINTAIN PLANT MATERIAL UNTIL ESTABLISHED.
12"X2
C. FWCC 22-1569 PERFORMANCE AND MAINTENANCE
U PROJECT
a. LANDSCAPING SHALL BE INSTALLED AND MAINTAINED IN
36" 18" CONFORMANCE WITH FWCC 22-1569
241$
8 PLANT MATERIALS LIST
NORPOINT
SYMBOL QUANTITY BOTANICAL NAME COMMON NAME SIZE/REMARKS
G,/ t r� - I TREES HEIGHTS
V
33 Acer griseurn Paperbark Maple 2-1/2"cal, 35'oc, branched@4'-6" min, matched
FEDERAL WAY, WA.
(1-upress
18
447V ocyparis Ley. "Castlewellan "Castlewellan" Golden Cypress 6', Full, Dense, single leader@ 10'OC
..............
20 .29'
5 Pinus nigra Austrian Pine 6', Full, Dense, Single leader@ 150C
LANDMARK HOMES
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Ljj
0' 17 ;f
�``t R s�� �p,� • t(I\ _ s� I41- S -T flT
HEF LE
i I I I r
(I LU C>
$TD1 N' DI�INAGI SHRUBS
?!AI LJVCA 0 1 14 18" 78 -Aronia arbutifolia "Brilliantissima" Brilliant Red Choke.berry 30" @4.5'oc
T 4-- 3 LANDSCAPE
13 Cotinus coggygria "Grace" Grace var. Smokebush 5gal space per plan
6'HIGH CEDAR FENCE TO BE L\
LOCATED ALONG TRACT LINE
34 Erica darlyensis "Kramers Rote" KrarnerV 's Rote Heath 1530"oc PLANTING &
j
C),
19 Helleborus niger "Potter's Wheel" Christmas Rose "Potter's Wheel" 2gal 3'oc
CT
N\ TREE
Hemerocallis Hyperion Hyperion Daylily 2gal clump, 30"oc
LANDSCA TRACT4- 43 RETENTION
31 S
- ZC pirea bumalda Magic Carpet Dwarf Bumalda Spirea 18"@30"oc
0- PLAN
�`4\ ° + I"`"�_ U
32 Symphoricarpos albus Snowberry 18" CcD3'oc, dense
11
kI 4 A
V1,
o ow o. Scale
180 Sedum angelina Angelina Sedum 4"pots@ 12"oc
150 Arctostaphylos uva ursi-"Woods Red" Woods Red Bearberry 4"pots@ 15"oc increase mulch depth to 4"
181075sf
IJ ,14- SOD -locally grown, perennial rye, fescue blend. Install per industry standards. 4!'free draining topsoil base
"
L
N�_ --GRASS MIX-PON D BOTTOM 67% Tall or Meadow Fescue, 10% Seaside Colonial Bentgrass, 10% Meadow Foxtail
0
6% Alsike Clover, I % Marshfield Big Treefoil, 6% Redtop - SEEDING RATE-60# per acre
ll
5si Z5f Nro Z
t, `✓ V 6805sf
--GRASS MIX POND UPLANDS - 50% Low Grow Perennial Ryegrass, 50% Ens Iva Red Fescue - SEEDING RATE - 180# per acre.
J,
V._.. �h .1.�: f
n. -Af, HYDROSEED MIX TO INCLUDE PER ACRE:2000# long length wood fiber mulch. 250#-12-24-24 fertilizer, 50# slow release fertilizer
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and the specified rate of seed mix
I'sIt Scale: 1 =30'
GRAV L-
�]D CAPE
TREE LEGEND SIGNIFICANT TREE REQUIREMENTS
_q _P if
L.A. Stamp
1_5
12 41 P11
RA I
3�: 3" as HAZELNUT 0 # OF EXISTING TREES 12"DIA. OR GREATER- 34
15" j�e T
UTILI TRACT JD- 5 `\, Wirl
14jr OF SIGNIFICANT TREES 27
CEDAR TREE
30' 1 8Sf
On
STATE OF
6� HIGH CEDAR FENCETO BE% + 1 ( I I WASHINGTON
10, AJED ALONG TRACT LINEI # OF NON SIGNIFICANT TREES 7 (6 alder, I maple) REGISTERED
30 FIR TREE
LANDSCAPE ARCHITECT
- - - - - - - - - - - - - - - --
CURB DALE A. ROPER
CERTIFICATE NO. 164
S87,*4 0 E 2.43' N87-23'33"W 214.10' ■ # OF SIGNIFICANT TREES REQUIRED TO REMAIN (25%) --7
S M MADRONA TREE
"j00 E 15-X3
Job. No.
STAPLE
Date: MAR. 23, 2012
TREE # OF TREES SHOWN TO REMAIN = 13 (38% OF TOTAL)
REVISIONS
loll 01, 1
to 14�
HOSE & WIRE TIES
REINFORCED RUBBER HOSE o0 // t NOTE: 7 SIGNIFICANT TREES ARE REQUIRED TO REMAIN PER
o
fOR VINYL W/1 6 GA_ WIRE TIES
SPECIFIED TREE DETAIL E D
THE FWCC. ADDITIONAL TREES WILL BE PRESERV,�E� wjEAV F R5
P
a4'
STAKES) 2" MAX. HOSE & WIRE TIES- TO GRADING REQUIREMENTS.
SPECIFIED TREE STAKE(S) MAR V7 2012
WATERING BASIN REMOVE TOP 1 3 OF BURLAP
IN EQUALSPAC
PLANT 1 HIGHER THAN
INSTALL "ARBORGUARD" OR
�t 11-Y CIF FEDERAL W Ay
"ARBORGARD" IN LAWN AREAS. C
9" SPECIFIED MULCH IN NURSERY
"
" " PLANT TREE 1-22SETTLED DEPTH SPECIFIED MULCH
Li SPECIFIED MULCH
SPECIFIED PLANTING HIGHER THAN IN
LILJ
LLJ SOIL aNURSERY QG
ly- WATERING BASIN 1/3 OF BURLAP.
FINISHED GRADE
REMOVE BINDING TWINE & TOP
LAWN SPECIFIED PLANTING SOIL COPY
04 REMOVE BINDING MATERIAL
__1 & TOP 113 OF BURLAP 91,
— —111— 11 ...... PERMIT NO. 10-105147-00'- EN
FE T'LIZER TABLETS ... ...
1 GRAM-20-10-5)
SHEET NO.
(4 2 FERTILIZER TABLETS/SPECS
FIN. GRADEFERTILIZER TABLETS
SCARIFY PLANTING PIT
�-TITY OF FEDERAL WAY
SIDES AND BOTTOM SPECIFIED PLANTING SOIL
UNDISTURBED GROU D— 0
SCARIFY PIT SIDES
6" DEEP, FIRM, N.ATFVE
BOTTOM 12" MIN. FOR WOOD 1/2 DIA, PLANT
En
41
STAKES & 18" FOR REBAR — SOIL MOUND FIRM NATIVE SOIL MOUND
6," FIRM NATIVE SOIL MOUND i—IN OR AS
12" MIN. FOR D HEAVY' SOILS, AUGER 8"x6' DEEP DRAWING A SHOWN ON A
WOOD
DEEPROOT BARRIER 4'X4' 2x ROOTBALL WIDTH HOLE (OR THROUGH HARDPAN) FILL 2x Rootball Width 0 WITH CRUSHED ROCK. VERIFY GOOD
PER TREE. SET TOP A MIN. OF DRAINAGE PRIOR TO PLANTING.
18" MIN. FOR REBA (UB-24-2) 8 PANELS EDGE OF PAVING OR PLANTING BED APPROVAL DATE:
2X ROOTBALL WIDTH J 1/2- ABOVE FIN. GRADE.
t)l
COMPLY WITH MANUFACTURERS SPECIFICATIONS. 3-O
Tree Planting & Staking Detail Shrub Planting Detail Shrub & Groundcover Spacing Detail SIGNATURE: r SHEET I OF I
Coniferous Tree Planting & Staking Detail /Vb/7�0AL'3
CITY OF
�. Federal Way
CITY HALL
33325 8th Avenue outh
'Li:
Federal Way, WA 98003-6325
(253) 835-7000
www. cityoffederalway.. com
Ms. Brianne Gastfield March 28, 2012
ESM Consulting Engineers, LLC
181 South 333`d Street, Suite 210
Federal Way, WA 98003
RE: FILE #12-101357-00-AD; NORPOINT HEIGHTS LANDSCAPE MODIFICATION REQUEST
Dear Ms. Gastfield:
The City has reviewed your requested modification to the perimeter landscaping requirements for the
above -referenced plat. You have requested that the Type III perimeter landscaping required to be provided
in Tracts A and B to separate the subdivision from the Nor -point Way NE arterial street be modified to
eliminate the tree requirement. The request is based on the fact that Lakehaven Utility District (LUD)
sewer lines are to be located within Tracts A and B due to the location of the property and the LUD service
area. Lakehaven does not permit trees in sewer easements.
As provided in Federal Way Revised Code (FWRC) 19.125.100, the City may grant a modification to the
required landscape standards if there are unique or special circumstances. FWRC 19.125.100(c) notes that
an example of a special circumstance is "Compliance with special easements." Your March 26, 2012, letter
states that the plat is in a unique location at the southern end of the City of Federal Way and adjacent to the
City of Tacoma. You note that the plat is inside the LUD service area; that the sewer connection and the
stub need to be constructed within the LUD sewer area which is within the City of Federal Way; that
Tracts A and B are at the most downstream portion of the Norpoint Heights project; and as a result are at
the outer edge of the LUD service area, are ideal for the sewer lines, and easements have been granted.
Based on information submitted, the applicant has demonstrated that the location of this plat creates a
special circumstance, and that as a result, eliminating the trees from the perimeter landscape area in order
to accommodate a utility easement meets the decisional criteria for a landscape modification. In addition,
Norpoint Way NE will be over fifty feet from any lot within the plat of Norpoint Heights, and the
applicant will install a solid wood fence to further separate the plat from Norpoint Way NE. Lastly, the
size of the shrubs planted in Tracts A and B will exceed the Type III large shrub size requirement. The
requested modification is hereby approved.
Please contact me at 253-835-2643 if you have any questions about this modification.
Sincerely,
Isaac Conlen
Planning Manager
enc: Approved modified landscape plan prepared by The Roper Company, dated March 22, 2012
c: Deb Barker, Senior Planner
Brian Asbury, Lakehaven Utility District
Doc. I.D. 60719