Loading...
The URL can be used to link to this page
Your browser does not support the video tag.
07-105379
CIT 4i� Federal Way November 5, 2007 Mr. George Cook, Assistant Vice President Quadrant Homes PO Box 130 Bellevue, WA 98009 CITY HALL 33325 8th Avenue South Mailing Address: PO Box 9718 Federal Way, WA 98063-9718 (253) 835-7000 www.cityoffederalway.com Re: File #07-105379-00-PC; PREAPPLICATION CONFERENCE SUMMARY South 320`' Place Small Lot Development Demonstration Project Proposal 31800 32nd Place SW, Federal Way Dear Mr. Cook: Thank you for participating in the preapplication conference with the City_ of Federal Way's Development Review Committee (DRC) held October 18, 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 Janet Shull (253-835-2644 or janet.shull@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 The proposal is to subdivide a 19.2 acre site into approximately 104 small lot detached housing lots. The existing zoning is Residential Multifamily (RM) 2400. The project is being proposed under the City of Federal Way Small Lot Detached Development Demonstration program. Under this program, an applicant may propose to develop small lot detached housing on land zoned for multifamily development. Small lot detached development proposals are reviewed for compliance with a set of selection guidelines, as well as FWCC requirements. REC, File #07-105379-00-PC Doc. I D.42666 FEB 0 5 2008 CITY OF FEDERAL WAY CDS Mr. George Cook Page 2 November 5, 2007 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" section of this letter. • Planning Division Regulated wetlands are located on and adjacent to the subject property. Any intrusions into regulated wetlands or wetland buffers, such as buildings, parking lots, access roads, retaining walls, or site grading, will require review and approval by the City of Federal Way Hearing Examiner following a public hearing. Wetland and wetland buffer intrusions must also meet the applicable decisional criteria contained in the City's environmentally sensitive area code. Avoidance of wetlands and wetland buffers is strongly encouraged. a Traffic Division 1. A Transportation Concurrency permit is required. 2. Street frontage improvements and right-of-way dedication are required along South 320s' Street and 32°d Avenue South. 3. Signal modification at two intersections would be required for safe access; the north leg for both intersections should be aligned with the south leg in order to eliminate split phasing. 4. Internal streets shall be a Type "W" street cross section. 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 (Janet Shull, 253-835-2644, janet.shull@cityoffederalway.com) Zoning Chart and Use Classification — The subject property is zoned RM 2400. Small lot detached dwelling units are a permitted use in the RM 2400 zone subject to demonstration project selection and review criteria. Small lot detached dwelling units shall be developed on individual platted lots. 2. Land Use Review Process —Small Lot Detached Demonstration Projects require a two-phase review process. Following the preapplication meeting, the applicant will submit a selection phase submittal, including the items noted in the enclosed Small Lot Detached Development handout. The selection phase submittal must be filed within 45 days of receipt of this preapplication letter. File #07-105379-00-PC Doc. LD.42666 Mr. George Cook Page 3 November 5, 2007 Within 28 days of receipt of the selection phase submittal, staff will make a determination as to the completeness of the application. The Director of Community Development Services will issue a written decision regarding the application no later than 60 days following a written Determination of Completeness. If selected, this project will require land use approval. Small Lot Detached Developments shall be processed under the City's subdivision process! This involves a public hearing conducted by the Federal Way Hearing Examiner, who makes a preliminary plat recommendation that is forwarded to the Federal Way City Council. 3. SEPA — The proposal requires review under the State Environmental Policy Act (SEPA), pursuant to the Washington Administrative Code (WAC) 197-11-800, "Categorical Exemptions," because there are more than four units. A SEPA Checklist and SEPA handout are enclosed. 4. Land Use Review Fees —The following land use fees would be applicable if the project is selected to proceed with a formal land use application (note: the fees are 2007 rates and will change January 1, 2008): Process IV Review: $3,619.00 Preliminary Plat: $7,065.00, plus $72.50 per acre SEPA: $869.50 Wetland Technical Review: Cost recovery basis 5. Public Notice — With the application, provide three sets of stamped, addressed envelopes for property owners within 300 feet of the subject site. Include the City of Federal Way return address on all envelopes. For our records, provide lists of the property owners and within 300 feet of the subject site and provide a corresponding parcel map showing the 300-foot radius from the subject site. Reference the City of Federal Way Mailing Handout. 6. Small Lot Detached Development Requirements —Relevant Small Lot Detached Development provisions from FWCC Chapter 20, "Subdivisions" and Chapter 22, "Zoning," are noted below. a. Open Space Requirements — Pursuant to FWCC Section 20-156(b), a subdivision must provide open space in the amount of 15 percent ofthe gross land area of the subdivision site. On -site open space must include a minimum of 10 percent usable area, and must comply with the open space types and quantities specifically described in FWCC Section 22-156(a) through (c). A fee - in -lieu of dedication is not an option for meeting open space requirements for small lot detached development. All required open space must be provided on site. Per FWCC Section 20-156(b), open space created through small lot detached development shall be protected from further subdivision or development by covenants filed and recorded with the final plat of the subdivision. All usable open space must be readily identifiable within the development and easily accessible by the residents. Usable open space should be the central focus and an amenity for the project. The preapplication submittal identifies usable open spaces 1 Refer to the City's preliminary and final plat handouts. File N07-105379.00-PC Doc. LD. 42666 Mr. George Cook Page 4 November 5, 2007 in perimeter locations. In addition, the amount of usable open space does not meet the minimum ten percent of the gross land area requirement. The applicant should explore alternate locations for the usable open space areas that will provide a central focus to the development and be more readily accessible by residents. Usable open space design, along with provisions for access, improvements, ownership, and maintenance, will be reviewed in conjunction with the small lot detached demonstration project selection process. If selected as a demonstration project, a landscape plan prepared by a licensed landscape architect, and consistent with FWCC Section 20-186, must be submitted with the preliminary plat application. The plan shall identify the following: significant trees to be removed and retained; street trees along the internal plat streets; and landscaping around all sides of the proposed detention pond (FWCC Section 20-178). b. Lot Design — Street and access easement improvements must meet the requirements contained within FWCC Sections 20-176 to 20-187. Included within these requirements are provisions for landscaping, utilities, and storm drainage. c. Drainage — Drainage facilities, including above ground conveyance ditches, must be established in formal tracts and shall not be part of an easement associated with a parcel. Any formal storm drainage tracts shall be screened from adjoining lots and rights -of -way, with vegetation to be maintained by the homeowners association. d. Arterial Street Landscape Buffer — Pursuant to FWCC Section 20-178, a subdivision must provide a 10-foot-wide Type III landscape buffer along arterial streets. Since South 320" Street is an arterial street classification, this buffer requirement must be implemented along the length of South 320'b Street. The landscape strip shall be provided in a separate tract to be owned and maintained by the homeowners' association. Type III landscaping is a mixture of evergreen and deciduous trees, large shrubs, and groundcover, spaced to provide a visual buffer creating a partial visual separation as described in FWCC Section 22-1565(c). e. Significant Trees, Vegetation, and Grading — All existing significant trees and natural vegetation must be retained on the site to be subdivided, except that which will be removed for improvements or grading as shown on approved engineering plans. Clearing and grading of individual future lots is not permitted during construction of the plat infrastructure, except in locations to be determined by the City that present extreme topography or other unusual conditions. A preliminary clearing and grading plan shall be submitted as part of preliminary plat application (FWCC Section 20-179). It is the applicant's responsibility to demonstrate that the grading limits are the minimum necessary to accommodate infrastructure improvements. Also, note that trees defined as significant by the FWCC shall be identified and retained or replaced at the rate of at least 25 percent of the significant trees on the site. Removal of significant trees that are located within areas to be developed for rights -of -way or other plat utilities are exempt from the 25 percent retention calculation. The application must include an inventory of significant trees presently on the site, and plat design shall accommodate existing significant trees to the maximum extent possible per FWCC Section 20-186(c). File 407-105379-00-PC Doc. I.D. 42666 Mr. George Cook Page 5 November 5, 2007 A landscape plan prepared by a licensed landscape architect, and consistent with FWCC Section 20-186, must be submitted with the preliminary plat application. The plan shall identify the following: significant trees to be removed and retained; street trees along the internal plat streets; and landscaping around all sides of the proposed stormwater tracts (FWCC Section 20- 178). Landscaping between any street and a storm drainage tract must be a minimum of five feet of screening landscaping, and shall be in a separate tract, owned and maintained by the homeowners' association. f. School Mitigation Fees — Payment of a school impact mitigation fee of is required for each single-family residence at the time of issuance of individual residential building permits. The current single-family residential mitigation fee is $3,069.00. The school mitigation fee is reviewed annually by the Federal Way School District and City Council. g. Walking Areas — A copy of the application packet has been forwarded to the Federal Way School District for review of school pedestrian access and circulation. A memo from the school district will be forwarded to you upon receipt. A school access analysis is required in conjunction with the preliminary plat application. h. Lot Size — Minimum lot size for small lot detached development in the RM 2400 zone is 2400 square feet. The proposal indicates lot sizes range from 2664 to 8823 square feet. i. Parking — Two off-street parking stalls are required per unit, with one required to be located within a garage. j . Setback — The site plan does not provide yard dimensioning. However, it appears that the building layout generally satisfies these requirements. Front yard setbacks are 20 feet where a garage is accessed from the front and otherwise a minimum of 10 feet. Rear yard setback is five feet, except that the minimum rear yard setback is 20 feet where garages are accessed from an alley. Side yard setback is five feet. k. Height —The maximum allowable height is 30 feet. Proposed maximum ridge height for the proposed housing is 27 feet. 1. Lot Coverage — There is no maximum lot coverage requirement. m. Environmentally Sensitive Areas — Geologically Hazardous Areas — It appears that portions of the site may meet the definition of steep slope hazard (see enclosed definitions). A geotechnical report prepared by a qualified professional will be required with the formal Process IV submittal. This report should identify and map portions of the site meeting the definitions for the various types of geologically hazardous areas. Pursuant to FWCC Section 22-1286(b), development activities may not occur within 25 feet of a geologically hazardous area unless no reasonable alternative exists, and then only if the activities will not create increased slide or erosion hazards. Your geotechnical report will need to demonstrate consistency with FWCC Section 22-1286(b). Pile #07-105379-00-PC Dom I.D. 42666 Mr. George Cook Page 6 November 5, 2007 FWCC Section 20-179(c) states that lots created on slopes of 15 percent or greater shall minimize grading and shall not result in extensive use or retaining walls. It appears that the eastern half of the site is sloped at 15 percent or greater. The City's concern is related to the amount of grading and retaining wall construction needed to make development of steeper sloped areas feasible. Tiered development supported by retaining walls and rockeries is not desired. This issue should be addressed in your selection phase submittal. A conceptual grading plan and /or cross-section drawing may be needed to evaluate this issue. ii. Wetlands — Wetlands are present on and adjacent to the site. A wetland delineation and classification report is required to be prepared by a professional wetland scientist and submitted with the application. The wetland report must be prepared in accordance with FWCC Section 22-1356. Specific information regarding wetland delineation and classification has not been submitted to the Department of Community Development Services; therefore, we have not verified wetland delineations or classifications and determined the applicable wetland buffer width for the site. We will utilize the services of our third party wetland consultant to help with review of this project on a cost recovery basis, so this should be accounted for in budgeting considerations. The existing conditions plan sheet submitted identifies a small wetland "A" located west of the center of the site, and wetlands "T" and "U" located in the southeast portion of the site adjacent to the Fire Station. The existing conditions plan also identifies a Wetland "S" located just south of the site adjacent to South 320'� Street, and wetlands "C," "D," and "E" located partially within and adjacent to the eastern boundary of the site. The wetland report needs to evaluate these or any other wetlands on or within 200 feet of the site. The City's wetland inventory preliminarily identifies one on -site wetland (in the vicinity of Wetlands "T" and "U," as identified on the existing conditions plan sheet), as a Category III wetland requiring a minimum 50-foot buffer for wetlands greater than 10,000 square feet and a minimum 25-foot buffer for wetlands 2,500 to 10,000 square feet in area. The City's wetland inventory preliminarily identifies one off -site wetland (in the vicinity of wetlands "D" and " E," as identified on the existing conditions plan sheet), as a Category II wetland requiring a minimum 100-foot buffer. FWCC Section 22-1357 requires a setback for any building, parking area, or other land surface modification based on the wetland classification. Most any intrusions within the required wetland setback area must be approved through a Process IV (Hearing Examiner Decision), following a public hearing by the examiner. If wetland setback intrusions are requested, the decisional criteria of FWCC Section 22-1359 must be met. It is the applicant's responsibility to show how any proposed environmentally sensitive area setback intrusions meet the decisional criteria of the FWCC. Avoidance of wetlands, buffers, and wetland impacts is strongly encouraged. n. Small Lot Detached Selection Criteria —In addition to compliance with the above noted provisions, the applicant must demonstrate that the project satisfies the selection guidelines contained in the Small Lot Detached Development Handout (enclosed). The selection criteria should be addressed in a cover memo or narrative, along with other significant code issues. File 007-105379-00-PC Doc. TD. 42666 Mr. George Cook Page 7 November 5, 2007 DEVELOPMENT SERVICES DMSION (Kevin Peterson, 253-835-2734, kevin.peterson@cityoffederalway.com) Land Use Issues — Stormwater 1. 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 preliminary plat 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 these performance criteria. The project also lies within a Basic Water Quality Area. Water quality treatment shall be designed to meet the treatment criteria of the Basic Water Quality Menu. 3. If infiltration is proposed, soil logs prepared by a licensed geotechnical engineer or septic designer must be provided to verify infiltration suitability. 4. Detention and water quality treatment facilities for subdivisions are required to be above ground (i.e. an open pond), within a separate storm drainage tract, and dedicated to the City for future maintenance. Detention and water quality facilities may be within the same tract. Underground facilities are allowed only with approval from the Stormwater Management Division. 5. Retaining walls within the detention pond tract shall be no greater than 8-feet in height. If additional wall height is necessary, then additional walls shall be terraced, with 10-feet of horizontal separation, and no greater than 3:1 slope between walls. 6. Show the proposed location and dimensions of the detention and water quality facilities on the preliminary plans. 7. 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 obtained form the Washington State Department of Ecology by calling 360-407-6437, or at www.ecv.wa. ovi ro nslsea! aciindex.html. 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 www.wa.ggLv/wdf b/h a a e/h , or by calling the office of Regulator Assistance at 360-407-7037. 9. There is a discrepancy between the applicant's boundary information and the City's Geographic Information System maps, along that section of the property that follows the BPA easement. The applicant's surveyor shall review and provide verification of the correct alignment. File 007-105379-00-PC Doe. 1.13. 42666 Mr. George Cook Page 8 November 5, 2007 Right -of -Way Improvements See the Traffic Division comments from Traffic Engineer Sarady Long for traffic related items. 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. All stormwater treatment and detention requirements outlined above will be applied to new impervious area within the public right-of-way. 4. FWCC Section 16-47 requires that overhead utility lines be relocated underground if over 500 feet, or three spans are affected by a project. This condition may apply along South 320'hStreet. S. FWCC Section 22-1543 requires that driveways serving residential uses may not be located closer than 25 feet to any street intersection. Lots and intersections within new subdivisions or short plats must be designed to meet this standard. Engineering (EN) Approval 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 $753.00 for the first 12 hours of review, and $63 per hour for additional review time (2007 fee structure). 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. '2. In addition to engineering approval, short plats and subdivisions are required to obtain a separate permit for grading on the building pads. Details and fees may be obtained from the Federal Way Building Division. 3. The Federal Way Development Standards Manual (including standard detail drawings, standard notes, and engineering checklists) is available on the City's website at www.ci offederalwa to assist the applicant's engineer in preparing the plans and TIR. 4. The applicant shall provide a geotechnical report that addresses design pavement thickness for the roadways. Bonding is required for all improvements associated with the project. The bond amount shall be 120 percent of the estimated costs of the public improvements and erosion control and measures. 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 Inspector, the bond will be reduced to 30 percent of the original amount and held for a two-year maintenance period. 6. 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 File N07-105379-00-PC Doc. I.D. 42666 Mr. George Cook Page 9 November 5, 2007 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. 7. 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.CAA.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 36" or 22" x 34" 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. 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. 10. The site plan shall show the location of any existing and proposed utilities in the areas affected by construction. TRAFFIC DIVISION (Sarady Long, 253-835-2743, saradv.lon cit offederalway.com Transportation Concurrency Permit Per FWCC Chapter 19, Article IV, a concurrency permit will be required for this development project. This analysis is performed in accordance to the concurrency requirements of the Growth Management Act. The concurrency analysis assures adequate roadway capacity to accommodate the proposed development project. It provides the applicant an analysis of evening peak hour project impacts and identified pro-rata share contributions towards transportation projects adopted in the current Six -Year Transportation Improvement Plan (TIP). Please note that supplemental transportation mitigation may be required if the proposed project creates an impact not anticipated in the TIP. 2. The estimated fee for the concurrency permit application is $3,084. This fee is estimated based on 111 new PM Peak Hour trips for the current proposal. Please see the enclosed trip generation calculation. The applicant will be notified with the actual fees that will be calculated and must be paid prior to staff releasing the completed concurrency analysis. The applicant has the option of having an independent traffic engineer prepare the concurrency analysis consistent with City procedures; however, staff review time requires that the application fee remain the same. Street Frontage Improvements Per FWCC Section 22-1474, the applicant/owner would be expected to construct street improvements consistent with the planned roadway cross -sections as shown in Map III-6 of the Federal Way Comprehensive Plan (FWCP) and Capital Improvement Program (CIP), shown as File #07-105379-00-PC Doc. I.D. 42666 Mr. George Cook Page 10 November 5, 2007 Table III-19. The applicant would need to construct street improvements consistent with the rezone agreement. At the minimum, the applicant would be expected to construct improvements on the following streets to the City's planned roadway cross -sections: • South 320`h Street is planned as a Type "A" street, consisting of an 86-foot street with curb and gutter, six-foot planter strips with street trees, eight -foot sidewalks, planted median, and streetlights in a 120-foot right-of-way. Assuming a symmetrical cross section, a 10-foot right-of- way dedication and half street and median improvements are required. Thirty-second Avenue South is planned as a Type "O" street, consisting of a 34-foot street with curb and gutter, six-foot planter strips with street trees, and eight -foot sidewalks with streetlights in a 68-foot right-of-way. A four -foot right-of-way dedication and % street improvements are required and should be measured from the far side edge of travel way. Additionally, a signal modification is required for safe access and alignment with the existing street to the south. • Internal streets shall be Type "W" streets,'consisting of a 28-foot street with curb and gutter, four -foot planter strips with street trees, and five-foot sidewalk with streetlights in a 52-foot right-of-way. Please note, the north leg of Weyerhaeuser Way South/South 320'b Street should be aligned with the south leg in order to eliminate split phasing and remove any taper across the intersection. A signal modification will also be required at this intersection. ■ The alley abutting the T-4 Open Space shall be a minimum of 20 feet in width and must terminate at a public street. ■ An approved turn -around may be required in the vicinity of lot 68 and 67 as determine by the fire department. a A turn -around is required adjacent to lots 20-23. Please utilize a cul-de-with a radius of 53 feet. 2. The owner may be required to dedicate additional right-of-way to accommodate additional turn lane improvements, if required to address safe access or at property corner radii. Please show existing and required right-of-way dedication on the plans. Right-of-way dedication shall be conveyed to the City through a Statutory Warrant Deed and must have clear title prior to recording. Per FWCC Section 22-1477, the applicant may make a written request to the Public Works Director to modify, defer, or waive the required street frontage improvements. 4. Tapers and transitions beyond the project frontage may be required as deemed necessary for safety purposes; taper rate shall be WS^2/60, or as directed by the Public Works Director. 5. Per FWCC Section 22-1475, traffic calming devices such as speed humps, traffic circles, chicanes, etc. may be incorporated in the residential street design. 6. Please utilize roadway cross-section Z for a cul-de-sac terminus dimensions (53-foot radius). File #07-105379-00-PC Doc. I.D. 42666 Mr. George Cook Page 11 November 5, 2007 SOLID WASTE AND RECYCLING DIVISION (Rob Van Orsow, 253-835-2770, robvQ_)cityofederalway.com] Solid Waste & Recycling Design Considerations Lots 40 to 43 will have to bring their containers to the edge of the cul de sac —since they only have a finger alley to access their driveways. Haulers will not drive a truck onto that finger alley. The residents may have the option of paying extra for cant' -out service from their driveway ends. Lots 1 to 12 would need to set garbage/recycling out at their front curb. There is no way for a hauler to safely access the alley on the east side of these units, due to the excessive amount of backing that would be required. All of the turns at the "rounded out" sidewalks on street corners will require trucks to not only drive partially into the oncoming lane at the end of the turn, but also have to start the turn in the oncoming lane at times. While the need for traffic calming is noted, this solution as shown could increase the potential for collisions. Also, reconsider the narrow turn lane from lot 75 to lot 106. 4. In cases where the hauler can safely enter and exit alleys, alley service will require two passes (in opposite directions), as drivers will not service both sides at once for safety concerns. This may create a noise issue. Vehicles should not be allowed to park on the alley pavement, as this will block service access to neighboring customers and create safety concerns from long `back -outs' or from jockeying to pass parked cars and contend with oncoming traffic in the alley. 5. To reduce the need for a long back -in for lots 64 to 70, could an alternative such as continuing the 25-foot tract alley to the east or west be considered? Help with many design parameters related to service access is available via the City's contracted solid waste services provider, Waste Management (Senior Route Manager John Davis, 206.786.4530 [cell]). BUILDING DIVISION (Scott Sproul, 253-835-2633, scott.sproul@cityoffederalway.com) Building Division does not have any comments at this time. LAKEHAVEN UTILITY DISTRICT (Brian Asbury, BAsbury@lakehaven.org) Water A developer extension agreement will be required to construct new and/or abandon existing mainline water distribution facilities for the proposed development. 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 (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. File#07-105379-00-PC Doe.1.D 42666 Mr. George Cook Page 12 November 5, 2007 • A separate water service connection application is required for each new service connection to the water distribution system, or any modification to an existing water service connection (e.g., larger service, abandonment of existing service[s], etc.), following completion of any required mainline construction, in accordance with standards defined in Lakehaven's current "Fees and Charges Resolution." • The associated developer extension agreement must achieve a point of either Substantial Completion or Acceptance, as determined by Lakehaven, prior to activating any new service connection(s). Sewer A developer extension agreement will be required to construct new and/or abandon existing sanitary sewer facilities necessary for the proposed development. 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 (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. • A separate sewer service connection permit is required for each new connection to the sanitary sewer system, or any modification to an existing sewer service connection, following completion of any required mainline construction, in accordance with standards defined in Lakehaven's current "Fees and Charges Resolution." Minimum slope for gravity sewer service connections is two percent. • The associated developer extension agreement must achieve a point of either Substantial Completion or Acceptance, as determined by Lakehaven, prior to activating any new service connection(s). General • Charges -payable -in -lieu -of -extension, and/or latecomer and/or earlycomer charges, may be assessable against the property for facilities either previously constructed or to be constructed that provide direct benefit to the property. Please contact Lakehaven for further details by submitting a separate application for a pre -design meeting or a developer extension agreement (enclosed). • Lakehaven's Capital Facilities Charges are calculated on the basis of Equivalent Residential Units (ERU). Residential equivalency for single-family use is calculated as 1.0 ERU per unit. Lakehaven's 2007 Capital Facilities Charges are $3,196/ERU for water and $2,768/ERU for sewer. • Currently, system capacity may be available for this property from system capacity charges previously assessed for water and/or sewer. Please contact Lakehaven for further details by submitting a separate application for a pre -design meeting or a developer extension agreement (enclosed). • Utility conflicts should be identified and coordination should occur as early as possible in the planning process. The project will need to avoid encroachment with existing public utility facilities and easement(s). New perimeter landscape requirements may conflict with existing easement terms and conditions, and if so, the owner should coordinate any required revisions with the City and the affected public utility early in the pre-design/planning phase to avoid delays in overall project development. File #07-105379-00-PC Doe. I D. 42666 Mr. George Cook Page 13 November 5, 2007 All comments herein are valid for one 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, 253-946-7244, chris.ingham@southkingfire.org) Water Supplies for Fire Protection A Certificate of Water Availability shall be provided at the time of formal application indicating the fire flow available at the site. Fire hydrants shall be spaced 600 feet or less apart. Every building lot shall have a fire hydrant within 300 feet. All measurements shall be made as vehicular travel distance. An additional hydrant will be required in the cul-de-sac for lots 38-51. Fire hydrants shall be in service PRIOR to and during construction. Fire Apparatus Access Roadway Fire apparatus access roadways shall be required for every building when any portion of an exterior wall of the first story is located more than 150 feet from fire apparatus vehicle access. Fire apparatus access roads 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. EXCEPTION: When buildings are completely protected with an approved automatic fire sprinkler system, these provisions may be modified by the chief. Fire apparatus roads shall be in service prior to and during construction. Automatic Fire Sprinkler Systems An automatic fire sprinkler system shall be installed in Group R, Division 3 occupancies: 1) When the occupancy exceeds 2,500 square feet (including attached garages) without adequate fire flow. 2) Without approved fire department access. Lots 16-28, 68, 69, and 70 will require an automatic fire sprinkler system. 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. File 907-105379.00-PC Doc I.D. 42666 Mr. George Cook Page 14 November 5, 2007 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, Janet Shull (253-835-2644, or janet.shull@cityoffederalway.com). We look forward to worldng with you. Sincerely, lba t Shull; Al Senior Planner enc: Master Land Use Application Preliminary Plat Submittal Handout Process IV Submittal Handout Environmental Checklist Mailing Labels Handout Public Notice Boards Handout FWCC Chapter 22, ArticIe VII, "Process IV — Hearing Examiner's Decision" FWCC Chapter 20, "Subdivisions" Critical Areas Handout - Geologically Hazardous Areas Handout FWCC Chapter 22, Article XIV, "Critical Areas" FWCC Section 22-1568, "Significant Trees" Small Lot Detached Development Handout Lakehaven Utility District, Developer Pre -Design Application Lakehaven Utility District, Developer Extension Agreement Application William Appleton, Development Services Manager Kevin Peterson, Engineering Plans Reviewer Sarady Long, Traffic Engineer Rob Van Orsow, Solid Waste/Recycling Manager Scott Sproul, Assistant Building Official Brian Asbury, Lakehaven Utility District Chris Ingham, South King Fire & Rescue Doe, I.D. 42666 File #07.105379-00-PC CITY OF FEDERAL WAY DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES DEVELOPMENT REVIEW COMMITTEE TRANSMITTAL DATE: October 1, 2007 TO: Will Appleton, Development Services Manager Scott Sproul, Assistant Building Official Brian Asbury, Lakehaven Utility District Chris Ingham, South King Fire and Rescue FROM: Janet Shull FOR DRC MTG. ON: October 11 - Internal (9--1 9 a I L FILE NUMBER(s): 07-105379-00-PC RELATED FILE NOS.: None PROJECT NAME: SOUTH 320TH PLACE SUBDIVISION PREAP (FKA RES NORTH) PROJECT ADDRESS: 31800 32ND PL SW ZONING DISTRICT: RM 2400 PROJECT DESCRIPTION: SMALL LOT SINGLE FAMILY DEMONSTRATION PROJECT: Preapplication Proposal for 104 small -lot detached single family subdivision, formerly known as Res North. LAND USE PERMITS: Preliminary Plat, SEPA PROJECT CONTACT: QUADRANT HOMES GEORGE COOK PO BOX 130 4254526553 (Work) MATERIALS SUBMITTED: Preliminary Plat conceptual drawing, Preliminary utilities drawings, Small Lot Demonstration Project summary booklet. 40k MASTER LAND USE APPLICATION RECEIVED DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES 33325 8th Avenue South CITY OF10';:tSP� PO Box 9718 Federal Wa � � � 2 7 zQ la 7 Federal Way WA 98063-9718 y253-835-2607;Fax 253-835-2609 CITY OF FEDERAL WAY www.ci offederalwa .coin BUILDING DEPT, APPLICATION NO(S) O 7 `! D 3 I Date 2/ 2%/ 0 7 Project Name SOU S Z Property Address/Location Sa r?4 3 ZO 5 T 1Ahc—rV6K14A5-0SFX WAY Parcel Numbers) 551571 Project Description ■ i j ,* • /1 -0fl *%Z .'rW 1 Type of Permit Required Annexation Binding Site Plan Boundary Line Adjustment Comp Plan/Rezone Land Surface Modification Lot Line Elimination Preapplication Conference Process I (Direcror=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 -K41 oning Designation Ai[ VComprehensive Plan Designation _Value of Existing Improvements Value of Proposed Improvements International Building Code (IBC): SINdLE FAOWV- lx5pupancy Type Ty JM :Z Construction Type Applicant Name: 00.f1i'R4:VT` 1f%PES Address: Re, '6❑ 7E !3a City/State: 6WA Zip: 4 000.9 Phone: 5 4- r 5 � Fax: ¢Z 5 — [� Email: °`.. Codlr G ?4Ud►w? ► h � Signatur � ent (Jderent tha pplicant) Name: Address: City/State: Zip: OWE Phone: Fax: Email: Signature: Owner Name: Address: City/State: Zip: Phone: Fax: Email: Signature: Bulletin #003 — August 18, 2004 Page 1 of 1 k:\llandouts\Master Land Use Application CITY OF CITY HALL 33325 8th Avenue South Federal WayMailing Address: 98 Box 9718 AS. Federal Way, WA 98063-9718 (253) 835-7000 www.cityoffederalway com October 5, 2007 Mr. George Cook, P.E. Assistant Vice President Quadrant Homes PO Box 130 ' Bellevue, WA 98009 Re: File #07-105379-00-PC; NOTICE OF PREAPPLICATION MEETING South 320'h Place Subdivision, 31800 32"d Place SW, Federal Way Dear Mr. Cook: 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 Committee has been scheduled as follows: 10:00 a.m., Thursday, October 18, 2007 Hylebos Conference Room City Hall, 2"1 Floor 33325 8"' 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 contact me at 253-835-2644, or janet.shull@cityoffederalway.com, if you have any questions. Sincerely, Y i JJ�aShull, AICP r Planner Enc_ Small Lot Detached Development Handout Doc I D 42627 CITY OF FEDERAL WAY COMMUNITY DEVELOPMENT REVIEW COMMITTEE SIGN -IN SHEET PRE -APPLICATION MEETING File No. 07-105379-00-PC South 3201h Place Small Lot Demonstration Project October 18, 2007 Name Agency/Firm Phone f I `E R �n V ` s 2�3a � cA k6u F► k'� A l� oI UA �t 2-� -C) CPS P 1 LILS (� 83S -� South 320th Place Subdivision (07-105379-00-PC) South 320th Place Subdivision (07-105379-00-PC) Page 1 of 1 $ 4 15515fs00144 5515600131 � 55156WI40 0921049318 24M=--- ! S51136 �5515600185 r240860DNO I z�7" 551550sa12Q a595fiO4 610 5515fiAQ07i �4f9MO0 I 2408600080 551550007 092104%10 2403fi00Q444�10 12. 5515400J75 1 1l2408600030 1 f '0921049028 R7 5t51560003$ 1 5515604089 45156^,r�J$7 55156000� 6" 551500065 15500105 0921049159 5515�aii�r�d0 5515�56D 55'i 5E0DfJ&1 kAWy1fl~ 0921049140 55156COM55515f 4=15 5L15fi JyJ2S 5515.9"10 551SfiCOD20 15600030 55156OW26 55I7 4921 GF4920ci — 551513403u7 r2 (01 12 ao �$ 24 $ it 2154800010 2154650150 21546,50010 a a 2154bOD030.--- 21546.50130 � B :a 800 `o a0- ,2154BM20 2I54800040 152104SOW a-� $ PD. a m $� 21$4400.44 s 215450Q60 2154650070 6 $ 1521049052 8 $ � * $ t- s $ a 3211657777 1521049120, 1521049140 E3 8 2154GS0ogry °� 215465'J100 {$21049099 © 2006: Lakehaven Utility District neither warrants nor guarantees the accuracy of any tacmty inrormauon snown. r-ammy iocauons ana conditions are subject to field verification. http://columbia/lion/map.aspx 10/16/2007 ORDINANCE NO. 98-_�aZ MtAh AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF FEDERAL WAY, WASHINGTON, ANNEXING APPROXIMATELY 25.7 ACRES LOCATED BETWEEN SOUTH 320TH STREET, INTERSTATE 5, MILITARY ROAD, AND SOUTH 316TH STREET. WHEREAS, RCW 35A.14.010 authorizes the City of Federal Way to annex any portion of a county not incorporated as part of a city or town but lying contiguous to the City of Federal Way; and WHEREAS, on May 27, 1998, pursuant to RCW 35A.14.120, the Weyerhaeuser Company, as owner of not less than ten percent (10%) in assessed valuation of the property proposed for annexation, as certified by the City Clerk, filed a Notice of Intention to Petition for Annexation to the City of Federal Way approximately 25.7 acres of property contiguous to the north boundary of the City of Federal Way; and WHEREAS, Weyerhaeuser had already requested, on January 26, 1998, that a Comprehensive Plan and zoning designation be applied to the property; and WHEREAS, the Federal Way Fire District is the owner of property adjacent to the property Weyerhaeuser seeks to have annexed by the City; and WHEREAS, the City Council determined to add the Fire District property to the annexation area, and WHEREAS, on July 21, 1998, the City Council accepted the 10% Petition, authorized the preparation of a Petition for Annexation as modified by addition of the Fire District Property, required adoption of a Comprehensive Plan and zoning designation prior to or concurrent ORD # 9_ 8 332� PAGE 1 C (0 �. l with the annexation, required the assumption of a pro rats proportion of existing City indebtedness by the area to be annexed, and required preparation of a development agreement pursuant to RCW` 36.70B.170; and WHEREAS, the annexation action is exempt from all environmental review pursuant to RCW 43.21 C.222; and WHEREAS, on August 21, 1998, Weyerhaeuser submitted a Petition for Annexation, which the City Clerk has certified as containing the signatures of the owners of at least sixty (60%) of the assessed valuation of the property proposed for annexation; and WHEREAS, the area sought to be annexed ("Annexed Property") is legally described in Exhibit A and depicted in Exhibit B, both of which are attached hereto and incorporated herein by reference; and WHEREAS, on November 17, 1998, the City Council held a public hearing, after public notice as required by law, on the proposed annexation of the subject property, and on the proposed development agreement between the City, Weyerhaeuser, and the Fire District, and WHEREAS, on November 17, 1998, the City Council adopted Resolution No. 98- 279, declaring and giving notice of its intention to annex the subject property; and WHEREAS, on December 15, 1998, the City Council, by Ordinance No. 98-331 , approved and authorized the City Manager to enter into a development agreement with the Weyerhaeuser Company and the Federal Way Fire District; and WHEREAS, the City Council considered the annexation at its meetings on November 17, December 1, and December 15, 1998, and finds that annexation of the subject property would promote the health, safety and welfare of the citizens of Federal Way; ORD # 98-332, PAGE 2 NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF FEDERAL WAY, WASHINGTON, DOES HEREBY ORDAIN AS FOLLOWS: e •ti 7n 1 Annexation. The City of Federal Way hereby annexes approximately 25.7 acres located between Interstate 5, Military Road, South 320'h Street, and South 316' Street, as legally described and depicted in Exhibits A and B attached hereto and incorporated by this reference. The Annexed Property shall become a part of the City of Federal Way, Washington, as of the effective date of this Ordinance, subject to laws and ordinances, regulations and plans of the City, as they now exist or may hereafter be amended or adopted. &ection 2. Indebtedness. The Annexed Property shall assume its pro rata share of existing City indebtedness, and shall be assessed and taxed at the same rate and on the same basis as other property within the City to pay for any and all outstanding indebtedness of the City approved by the voters, contracted for or incurred prior to or existing as of the effective date of this Ordinance. Section 3. Films. The City Manager and/or his designee is directed to file forthwith a copy of this Ordinance, duly certified as a true and correct copy, with the County Council of King County, pursuant to RCW 35A.14.140. Section e er •li . The provisions of this ordinance are declared separate and severable. The invalidity of any clause, sentence, paragraph, subdivision, section, or portion of this ordinance or the invalidity of the application thereof to any person or circumstance, shall not affect the validity of the remainder of the ordinance, or the validity of its application to other persons or circumstances. ORD # g8 33Z PAGE 3 { e ion 5 �f c ' . Any act consistent with the authority and prior to the effective date of this ordinance is hereby ratified and affirmed. ion . E ive D te. This ordinance shall take effect and be in force 45 days after the date on which the Notice of Intention to Annex is filed with the Washington State Boundary Review Board ("BRB"}for King County pursuant to Resolution No. 98-279, if no person or entity invokes the jurisdiction of the BRB, or on the effective date of BRB approval of the annexation if BRB jurisdiction is invoked. PASSED by the City Council of the City of Federal Way thisl5th day of npn pTnher 1998. CITY OF DERAL WAY eq- MAYOR, ROIN TZ TTEST: � r CITY CLERK, N. CH USTINE GRE APPROVED AS TO FORM: CITY ATTORNEY, LONDI K. LINDELL FILED WITH THE CITY CLERK: 11/16/98 PASSED BY THE CITY COUNCIL: 12/15/98 PUBLISHED: 12 / 18 /88 EFFECTIVE DATE: 1/9/99 ORDINANCE NO. 98-332 K:1CD10RDINIANNExwEYH ORD # &-a32 , PAGE 4 (2tsit,&j-,LQ, ANNEXATION DESCRIPTION QUADRANT RES NORTH KWlA PARCEL A: TRACTS 1 THROUGH 7, AND THAT PORTION -OF TRACT 18 LYING SOUTH OF THE BONNEVILLE POWER ADMINISTRATION RIGHT-OF-WAY, AS ESTABLISHED BY EASEMENT RECORDED UNDER RECORDING NUMBER 08I, MIDWAY SUBURBAN TRACTS, ACCORDING TO THE PLAT THEREOF, RECORDED IN VOLUME 38 OF PLATS, PAGE 40, IN KING COUNTY, WASHINGTON; EXCEPT THAT PORTION OF TRACTS 1 AND 2 CONVEYED TO THE STATE OF WASHINGTON BY DEED RECORDED UNDER RECORDING NUMBER 4998517; AND EXCEPT THE SOUTH 40 FEET OF TRACT 3 CONVEYED TO THE STATE OF WASHINGTON BY DEED RECORDED UNDER RECORDING NUMBER 4998539; AND EXCEPT THE SOUTH 40 FEET OF TRACT 4, AS CONDEMNED UNDER KING COUNTY SUPERIOR COURT CAUSE NUMBER 534586; AND EXCEPT THE SOUTH 40 FEET OF THE WEST 100 FEET OF TRACT 5 CONVEYED TO THE STATE OF WASHINGTON BY DEED RECORDED UNDER RECORDING NUMBER 4998520. PARCEL B: ALL THAT PORTION OF THE SOUTH 32VH STREET RIGHT-OF-WAY IN SECTIONS 9,10,15 AND 16, TOWNSHIP 21 NORTH, RANGE 4 EAST W.M., KING COUNTY WASHINGTON, DESCRIBED AS FOLLOWS; THAT PORTION OF THE SOUTH 320TH STREET RIGHT-OF-WAY LYING EAST OF AND ADJOING TO THE CURRENT EAST BOUNDARY OF THE CITY OF FEDERAL WAY AND WEST OF THE FOLLOWING DESCRIBED LINE; BEGINNING AT THE INTERSECTION OF THE EAST LINE OF THE NORTHWEST QUARTER OF THE NORTHWEST QUARTER OF SAID SECTION 15 WITH THE SOUTH LINE OF THE 320TH STREET RIGHT-OF-WAY, SAID INTERSECTION BEING FURTHER DESCRIBED AS LYING ON THE CURRENT BOUNDARY OF THE CITY OF FEDERAL WAY; THENCE NORTHERLY ALONG THE SAID EAST LINE TO THE SOUTHWEST CORNER OF THE SOUTHEAST QUARTER OF THE SOUTHWEST QUARTER OF SAID SECTION 10; THENCE NORTHERLY ALONG THE WEST LINE OF SAID SOUTHEAST QUARTER TO A TERMINUS AT THE NORTH MARGIN OF THE 326 " STREET RIGHT-OF-WAY, SAID TERMINUS BEING FURTHER DESCRIBED AS BEING ON THE SOUTH LINE OF TRACT 7, MIDWAY SUBURBAN TRACTS ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 38 OF PLATS, ON PAGE 40, RECORDS OF KING COUNTY WASHINGTON.------------- EXPIRES: 2! S. DESCRIPTION BY W&H PACIFIC, INC. R BERT E. WALLIS, P.L.S. 81 2 A6V Z 3ZZ916 DATE 1 .PRO)ECTtae l000rA'ORDkP EVANNEKdoa &-_ ^ �d- o 0 .0 C� N x OT a o T Lu i� J m m [C 1. X .� N N 4D Q c Q. d) Lb -aQi ( IL Q U cu 2 vI Q T CD 0 4-0 V z C/} Z '` LL j'0 CL 2 � a i JIy'�II( C.)5� L.1 r I w co Z H • i QQ i ■ ■ ■ fD M m or d t^ SAW11 AIJO AVm- +j M .0 O CV M M c1� tr i� V J W LU U. 0 z .. r. ❑ U) ! c CCQ N rt:u: 1 Q ouadrantHomes.com 0 1 of 0 a MASON I 11►1:1:11 SOUTH 320TH PLACE FEDERAL WAY, WA 98003 SMALL LOT DEMONSTRATION PROJECT APPLICATION September 28, 2007 Quadrant Homes is pleased and honored to be considered as a Small Lot Demonstration Project builder by the City of Federal Way. Quadrant Homes brings 38 years of 1 homebuilding in the Puget Sound area with 16 new communities currently selling in the Puget Sound area. We are also completing the three award winning master planned communities of Snoquahnie Ridge, Redmond Ridge and Northwest Landing. We are confident that our wealth of experience in creating new residential communities and depth of home building experience will translate into a small lot residential community —1 that the City can look to with pride and can be offered within the price range affordable to young families. The Small Lot Demonstration Project process was recently authorized by the City Council as a part of the 2007 update to the Federal Way Comprehensive Plan and changes to the City of Federal Way Zoning Code. Quadrant Homes application for consideration as a Small Lot Demonstration Project is being submitted to the City of Federal Way in accordance with the 2007 Comprehensive Plan changes and Zoning Code revisions. The South 320th Place site is located adjacent to and north of South 320th Street approximately 1/4 mile east of Interstate 5. The site is bounded on the west by 32nd Ave South and on the east side by a Federal Way Fire Station. The fully signalized intersection of Weyerhaeuser Way South and South 320th Street lies south and adjacent to the site and provides the main entrance to the site. South 320th street is an arterial street and provides quick access to I-5 and westerly to shopping and restaurants along the north and south sides of South 320th street west of I-5. 1 The South 320th Place community will consist of approximatley104 homes on 19.2 acres containing a mix of home with garages on the front side of the home ( front load homes) and homes where the garage is located on an alley in back of the house (alley loaded 1 homes). Lots sized vary from 2,664 sq ft to 8,823 sq ft with an average lot size of 1 approx. 3,300 sq. ft. The City of Federal Way zoning code, Chapter 22-667, allows a minimum lot size of 2,400 sq. ft. All lots in South 320'h Place will exceed the minimum Jlot size allowed by the Federal Way zoning code and will average about 3,300 sq. ft. Roads within South 320th Place are proposed to be public roads meeting the requirements of the Federal Way Small Lot development standards. A second entrance into the community is located on 32nd Ave South. The connection to 32" d Ave South will provide the second access required for emergency vehicles. A planter strip is located on both sides of all public roads that serve the site. Street trees located within the planter strip will create an attractive appearance to the neighborhood. In addition to the public roads, the site includes two road tracts and three alleys that provide access to homes not J M accessed by public roads which will be privately owned and maintained by the homeowners' association. The main entrance to the site will feature alley load homes on both sides of the main entrance street. Garages will be located on the back side of these homes. This will provide an attractive entrance with a traditional appearing streetscape. The streetscape for the main entrance is shown in the attached architectural rendering in the tab "Plans". The front elevation of the homes display a number of architectural features such as window grids, shutters and window boxes. Some of these architectural features will be standard on the South 320d'homes, while other features (such as the window boxes) can be selected by the home buyer at the time of purchase and will be added to the cost of the home. South 320d` Place has three native growth open space tracts, two active recreation tracts and two storm water detention pond tracts. Open space tract T-1 is located adjacent to and east of 32°d Ave South and may be used for storm water detention or as a native growth buffer. Open space tracts T-2 and T-3 are located along the north property line and are within the Bonneville Power Administration ("BPA") easement area and will be left in an undeveloped condition and will be maintained by BPA to conform to the terms and restrictions of the BPA easement. Open space tract T-4 contains two small wetland areas and associated buffers. This tract will be left in its current natural condition. Tract PT-1 will be cleared of brush and planted with grass to create an open level play area for active recreation use. It is unlikely that any physical structures will be placed in this park tract in accordance with the terms of the existing BPA easement. Active park tract PT-2 will be developed to include an array of active children's play equipment designed to serve different age groups. Tracts ST-1 and ST-2 will contain the two storm drainage detention facilities required for the South 320d` site. The exact size and location of the storm drainage facilities will be determined during the engineering phase of the project. Some of the required detention volume shown contained in ST-1 may be relocated to Tract T-1. Additional engineering analysis will need to occur during development of the preliminary plat application to determine the more precise details of the storm drainage system. Water and sewer service will be provided by Lakehaven Sewer District. Power and natural gas will be provided by PSE. The South 320'' Place neighborhood has been designed with sensitivity to adjacent properties, South 320d' Place has been designed to retain as much of the existing vegetated buffer along South 320t' Street as possible. A small retaining wall will prevent lot grading from extending into the native growth buffer area along South 320'h Street. A single wood PSE power pole will need to be relocated to enable the site entrance to align with Weyerhaeuser Way. The north margin of South 320`h Street will be improved with curb, gutter, sidewalk and planter area as part of the plat construction of South 320d' Place. The 100 foot wide BPA easement area along the north side of the site will provide a natural buffer to properties to the north. Tract T-4 will provide an approximately 130 foot wide vegetated buffer to the east. Tract T-1 will provide a 60 foot wide native vegetation buffer to the west or serve as an extension of the ST-1 storm water control facility. Site construction is expected to be typical for a single family project. The site slopes gently to the north from South 320th. A small wetland borders the easterly portion of the site and provides a buffer between the site and the adjoining fire station. The site is currently covered with a mix of second growth evergreen and alder. Soils are typical for a site in the Federal Way area. The South 320th Place land use plan was configured to conform with existing utility corridors. A Bonneville Power Administration power line corridor borders the site to the north. A single alignment of towers containing one circuit of 320 KV power lines is contained in the corridor. A 115 KV Puget Sound Energy line located on wood poles boarders the site to the South and provides power to an existing power substation lying south of 320th Street and west of Weyerhaeuser Way. The PSE power poles also contain a 12.5 KV circuit of local distribution power lines as well as telephone and cable TV franchise utility lines. An Olympic Pipe Line Corporation main traverses the site from north to south. A landscaped open space area has been placed along both sides of the pipe line. We have used native growth buffers where possible to mitigate the visual impact of these existing utilities. Quadrant Homes seeks to build an attractive and diverse community with values similar to those of the City of Federal Way. It is our intent to build communities that are compatible with neighboring properties and homes that are in scale with the lots on which they are built. South 320th Place will have a mix of housing types that provides for flexibility of family sizes and market conditions. All homes will be single-family two- story, detached dwellings. The demonstration project will highlight the Cottage Collection (22 to 26-foot wide) with homes ranging from approximately 1,000 to 1,800 square feet. We intend to offer up to ten different (10) front -loaded garage homes with one -car garages and four (4) different alley -loaded homes with one -car or two car -garage options. Other options in the floor plans such as guest rooms, additional baths or utility rooms are intended to meet diverse family needs and lifestyles. -1 Each lifestyle floor plan will have three (3) elevations. That is, the buyer will have a choice of three front facades for each plan which are designed to be pedestrian oriented J and provide visual interest. These elevations will vary in roof form, porch design and/or facade detailing. We have made every effort to create diversity in plans and elevations. The success of our communities is based upon this program of offering the buyer choices J that results in varied roof and porch forms, different textures from the siding and exterior elements, and a mixed color palette on siding, trim, and accents (doors and shutters). The primary ground floor entries will be oriented towards the streets. Furthermore, facades Jwill vary from one building to the next to further diversify the streetscape. We also ensure variety in elevations and scale by not allowing the same home elevation to be built on adjoining lots. In addition to the Cottage Collection, the site plan proposes ten (10) home sites that will allow for a limited number of larger homes. A limited offering of our Olympic (30-foot wide) homes will provide additional diversity in the neighborhood. These homes will be available with 2-car garage standard in approximately 1,500 to 3,000 sq. ft. Many of the same options are available in these floor plans as well. The South 320'h Place Home Owners Association will be an essential and important part of the Quadrant homeowner community. Quadrant Homes values the legacy we leave in a community. For that reason, we ensure that each community we develop has a capitalized, educated, functioning Homeowners Association at time of transition to homeowner control. The purpose of a Homeowners Association is to maintain and insure the common areas, preserve a consistent look throughout the community, and enhance the sense of community. It is intended to prevent neighbors from making changes to their homes and using their property in ways that negatively impact property values. To create that legacy, we use the following tools and techniques to help our HOAs run well: ■ Covenants, Conditions and Restrictions ("CC&Rs") include important use restrictions (such as restrictions on RV and boat parking), and empower the Board of Directors to enforce them, including the power to raise, spend and save money for the benefit of the community over the long term. ■ Rules and Covenant Enforcement Policy is in place before we open for sale. It restates the use restrictions in a format people will read. Our property managers make sure the Rules are enforced during developer control, establishing solid traditions of compliance. • The Property Improvement Handbook is a full -color, illustrated guide to what changes to the exterior of the property are and are not acceptable. Quadrant Homes uses an independent architect to manage the property improvement committee process (others may use the term "Architectural Control Committee" or "ACC") during development; to educate a Property Improvement Committee of homeowners before transition; and to provide ongoing services after transition if the Board wishes. • Property Managers and other key vendors, such as landscape maintenance contractors, are under contract to the HOA before the first home closes. Our goal is for these vendors to provide outstanding service and continue to work for the HOA before, during and after transition. ■ A Build -out Budget is established that includes vendor contracts, so income from assessments ("dues") is sufficient to cover necessary services without the need to steeply increase assessments after transition. In addition, we have a professional 1 reserve study performed before transition, and establish a reserve account. A } reserve study recommends the level of savings necessary to repair or replace all common area amenities over a 20 year time horizon, and helps ensure financial stability for the HOA. • Websites are established for each HOA, where the Rules, Covenant Enforcement Policy, Property Improvement Applications, Handbook, CC&Rs, and all other `1 important information are available to homeowners online. Other homeowner education includes welcome packets, homeowner skills workshops before transition, and board training afterwards. The Quadrant Homes Small Lot Demonstration Project application is in compliance with Federal Way City Code Section 20-155 and the Small Lot detached Dwelling Unit Use. See zoning code compliance chart in Tab "Code" Quadrant Homes, if selected as the Small Lot Demonstration builder, would like to entitle South 320t' Place in late 2007 and begin construction of the plat improvements in early spring of 2008. Home construction and sales would then commence in early 2009. The schedule is challenging and will require that the City proceed with parallel review of the engineering construction plans before final approval of the preliminary plat. A more detailed development schedule is included in the "Schedule" tab. Quadrant is a natural choice for the first Small Lot Demonstration project in Federal Way. We have over 35 years of land use development history with the City of Federal Way beginning with our parent company's corporate headquarters and continuing through the 15 year development of West Campus. Quadrant Homes has over 38 years of homebuilding experience in the five county Puget Sound area. Quadrant Homes prides itself on delivering compelling value to our homebuyers, many of whom are young families and first time homebuyers. We have an extensive array of small lot home plans that we have built and marketed in the Puget Sound area. These house plans have proven their value to our buyers. The wide array of house plans that Quadrant can offer and the range of options available to the buyer will create an attractive and varied streetscape within South 320`h Place. The streetscape views shown in the " Plan" tab illustrate how these different house plans will appear from the street. Quadrant Homes understands the goals and objectives of the City of Federal Way in j creating the Small Lot Development provision of the zoning code. Quadrant Homes is ready to demonstrate to the City of Federal Way that small lot housing with compelling value can be created in an attractive and sustainable community and still be accessible to young families and first time homebuyers. We urge the City to select Quadrant Homes to complete the first Small Lot Development Project in the City of Federal Way. South 320th Place Description of Maps and Drawings I) South 320th Place Site Plan The South 3201h Place Site plan is a graphic layout of the lots, road, open space tracts and location of the storm drainage detention ponds. The roads are intended to be public. Driveways are shown in light blue shading. The proposed road sections are shown in the upper left hand area of the drawing. A preliminary set of more detailed engineering drawings of the project site is attached to the application booklet. II) Alley Load Streetscape Drawing This drawing is a 3-dimensional representation of the main entrance to South 320th Place. It is a view of what might be seen from the second story window of lot 92 looking North East toward lots 7 through 12. The architectural rendering of the homes on lots 7 through 12 are created by using actual architectural plans for these Quadrant homes. All of the homes shown in this architectural rendering will be available for purchase by South 320th Place home buyers. The front elevation of the homes, display a number of architectural features such as window grids, shutters and window boxes. Some of these architectural features will be standard on the South 320th homes, while other features (such as the window boxes) can be selected by the home buyer at the time of purchase and will be added to the cost of the home. III) Front Load Streetscape Drawing This drawing is a 3-dimensional representation of the front load homes on lots i 38 through 45 along the cul-de-sac local access street. It is a view of what l might be seen from the second story window of the home on lot 33 looking westerly. The architectural rendering of the homes on lots 38 through 45 are created by using actual architectural plans for these Quadrant homes. All of the homes shown in this architectural rendering will be available for purchase by South 320th Place home buyers. The front elevation of the homes, display �j a number of architectural features such as window grids, shutters and window JJ boxes. Some of these architectural features will be standard on the South 320th homes, while other features (such as the window boxes) can be selected by the home buyer at the time of purchase and will be added to the cost of the home. 0 ria ar 5�.sg IMIN amC 48' RIGHT OF WAY I rt I 5�0.1L 54.5 zs' 10.5' PAR KALLEL A5 48' RIGHT-OF-WAY SECTION PROPOSED FEDERAL WAY —STANDARDS 48' iROW 34' (PAVEMENT 29' 24' WIDTH SIDEWALK WIDTH 5' 5' LANDSCAPE STRIP g 4• C6 Q v c N M F20' RCMT OF WAY ALLEY SECTION PROPOSED FEDERAL WAY STANDARDS ROW 16'-20' 20' PAVEMENT 16' 76' WIDTH SIDEWALK g g WIDTH LANDSCAPE p :STRIP y PT-1 h ACTIVE '!I OPEN SPACE (38,048 SF) I u i ---------- ---- a 40' RIGHT WAY 29'' 40' RIGHT-OF-WAY SECTION PROPOSED FEDERAL WAY STANDARDS IROW 40' 34' !PAVEMENT 29' 24' WIDTH SIDEWALK 5' 5 WIDTH LANDSCAPE 4' g STRIP 2 f. ilLE G EN �,P P 1 1 50• 1,49 i 48 52 ', r I l r 48' r,• 58 I I 1 li I 48' 40' - I I I' lin r I t6_ 1 I Ni O 1 25' FJ, 11 �\ �I 6?� S T-1 I i i (32.013 SF) I ff ' 95 96 I a-r--r-rir-.l..r.w-ar.t- arty CITY OF FEDERAL WAY R/W 1 53 P♦1 ►\�r.3 \ 1010, 3 37 - 5s� 1 1`38' 1' 39 40 _1'. . �'• .�� .,.4111 V..y �. \ 42 N . �. �: ■ ��3 '. >.. 1 N. . i ■ 44 !' • ` ACTIVE OPEN '32 , SPACE I r fT--`-L__----_T_. 0 25 50 50 HORIZ. Scale In Feet ASPHALT PAVEMENT SIDEWALKS / DRIVEWAYS LANDSCAPE STRIP I I I I I _i�`i ^i •f-'�'I I L I`I I - li` t •r" , � I I 1 t I! I I I I I I I I J.' N. 46 I 31 1 30 t 29 t 28 41 127 1 26 125 k 24 1 �28 I 22 I a1 I 20 I�' + - t i �i-A1 _i^L• i_ �L__ 1 f Q Lam- 85 = f �• T�-1 " . T 11 f 83 I _ �L 82 48' $1 E I.- 80 —_ t. 79 48' 97 9$ j 99 i OO i 01 j 02 j 103 •104; 1° 1 r I 1 rJ SOUTH 320th STREET 1601 2nd Avenue Suile 1000 Seattle• WA 98101 p. 206.441.18551 f. 206.448j167 Civil I Swctural I Planning I Survey 46' QUADRANT HONES DATE 14725 SE 36TH STREET SEPTEMBER 2007 BELLEVUE, WA 98009 1 SCALE 48' TM .L } �--•� I li DETENTION POND 13 14 115 �k 16 1 17 1 18 t i i i li ST-2 I { (17.839 SF) 16' r T— 4 OPEN SPACE (150,566 SF) SOUTH 320TH PLACE SITE PLAN JOB NUMBER 05809 sHEET NAME LAYGJT7 SHEET 1 OF 1 M I South 320th Place Development Schedule September 28, 2007 September 28, 2007 Apply for Pre -application Conference as a Small Lot Demonstration Project October 15, 2007- October 19, 2007 Meet with Development Review Committee October 30, 2007 Pre -application Letter Issued by City November 2, 2007 Quadrant Homes Submits for an Administrative Determination as a Small Lot Demonstration Project November 30, 2007 Submit preliulinary Plat application December 14, 2007 Letter of application completeness issued by City December 21, 2007 Community Development Services Director issues a written decision on selection of Small Lot Demonstration Project December 19, 2007 Submit engineering construction drawings March 1, 2008 Prelirninary Plat hearing April 1, 2008 Preliminary Plat apploval April 12, 2008 Engineering construction drawings approved by City April 14, 2008 Start construction October 1, 2008 ATB Paving completed February 1, 2009 Final Plat recorded March 1, 2009 for Home Sales -Ready Federal Way Zoning Code Requirements for Small Lot Detched Homes in RM 2400 Zone September 27, 2007 Zoning Code Requirement Federal Way Zoning Code Requirements in Chpt 22-667 Attached, Detached, Staked Dwelling units South 320th Place Lot Size 2400 Sq. Ft Min lot size Smallest lot 2,664 sq. ft. Approx. 3,300 sq. ft. Ave lot size 1.7 Parking spaces per dwelling unit 208 Parking Spaces Required Approx. 240 Maximum Ridge Ht 30 feet 27 feet Max. Lot Coverage No maximum lot coverage 45% Tv ical a� U f6 Q. C N N N .0 CL N (D C L Z ,O (U M ¢N] H : p U O U U I— E C O 0 O U) .... co C 7 O NCL a U o O a o v o a o a = m c Z O Q C N N v {] Of N o 0 0 p N O M L Cp 1� 06 N N 0 QQQ ce) CD co C¢ C U CM O C ~ O M ff� F- a U 0) O" i F- (0 a F- Q W W aCL a) m o U c o a M aa) o aD O O _ ca m a a w �o ~ � 0 m F�— IN LLJ Z N a 3 aa�r z�a p,r aYR �Q 7 o - 3:Z 3z J .0 ?:,G w tUL)t LLra❑ v❑g r rr z?;O W Qzil� p y m,yx r za s, y2 VI CN LJ W 2 s W yp7Z p% NLL a4��0 2 u� o= aP >p t- OwPx .f: qerg o R y uoa y aQvr� f z -tj mmz� nda d��g❑ �a $ w 'a-,� f "O w �uiQgQ w z O Q U LLF L I W *R c37V� J p Ql rl°4� G� nao,Wwrr $O roap�wy C"o QLLRo7r m�uaz ❑x; ❑aTto. aYr-0, pawF� iQr 5-�5 ;x Ir rz fr .way a� WLLr 30 Z4 � N n Z � ❑ ❑ NW❑4]Z 4� ag2 }r pr oAr ,10, pn a���� r❑ '4 0 UZ ZaN�w KV i �awaa mi W r a�ax� (fix ¢�m��Zigff pmIw0cn@wW c3Ir x w az o x� �❑QWZNar sQ?A 0.:) or F-Oul''wa z yWa x&ux M a grCx�oEo QaCA* �muQ�j�w c�a�33a`�xa'� FT0.wW�p❑ jga3oEsd �wz2aLao W. z 8 r f2 4 Orju� a JxwY Ixiawwti t' ��a� �S'.s,a„a �p yapm �l❑7 W=�=gm WmTWzaz �ar�Iatr'J N _1�oOtx•' ��Fv �►i Zr%ya Wa�❑upinn N- 3�` �'rr'3�ra z In �,auaia JW Z ❑j7Q i # ru�� amWyWaNzdyyid tlo ��3ppap Y .. a 4rrt'' oN N < NYVW�o<;: Ng I az-Ho AWz wWa 4 uo a�bz30.;e.:.Z a-; { Wa I .0i�ar W WtTp1OW'Qs I '--•.•: _ IYmp C]o 2az }'2 z&-i1QW ]L'd:3... NZh �� Q„po Vol Or_ CZ ofpl,y7il "'I ��yjy .- ir0_ a 'IZ " W W vY L1 fit.• p t+ W V WZIQ6 ❑ W— ,•F Sy a Z 7a(-Z4d aLot 0 x3o iii�i ti".:., Q yia W �w zg- SZq 4Qoaw w ti¢�x " F WWaaW ��lauyr { IL lam*_ cn W�UIIj aZI.�a y,� r . 1. IWi LI ��FWW pat p❑.ti y=v�t70'' $ fY a&W=4€ �.awd� u fi t� vQw �+Lam0 c CD �w❑�Zpq2�6 Y'fir 3+J�dyC IF-Wwz�x .•• �9NPer' d Sao,, = I _ w x;Q3� r4i� as��"xQ a j��oi• w9W '�LL�4ou J -� 0.aam'G1asz ,a,xr oFa'a� q x x xr 15 o 1WGF'.� FZ11 �8w idJW ay �Bw A r c9 L)14w x W H� cz to NN N N ' 0 Q F ` A .. ••Y •. y Q� •.:_w 7 `r• VC .!2�•• a Ate•• �,� {a i va's• s �� �? Llll � 2 rFw 1 O v3 f ��Ipp ¢ m� fr�Y�l .oil �g�-''e� �'••. i o 'fix n q. u jra bl I ]•� WffI J 40 (i 1q2 7i 4i t��y: M kG'r�� - �I Fit: O I� Z Z '��� • �� a �, e S6 fx Q Ii j 1 _ r ck ❑ 7 C. YV I m o?i r D y o c'x"�ilta x5� IL kS d Ulf : 4� tu J•�r�-11y9�f �q9•� vorL l i s 1 d SS ti mt a I _, 90✓f ro ji t_ J99.96 /99.96 ltlo-�Ivoc 199.96 /99.96 I [ aK b 61•S5 97 O! - 000 55.06 l73.33 C► o� o 0 19 r-. ,A IN 80.5.4 •, •26-oi.:'/ cv. • :l,b -fig •'• ` �� •-'� - 65Z.07 m to • , . ti 1 - 698.91 • . 200 I? 714.98 SQ4. 98 !I� 591.05 Xv� N OTES 1) LEGAL DESCRIPTION. CAMAENTS AND Rj5T9ICT10RS:ARE FFP-'A MNSA!PWA TITLE INSURANCE CO. ORIXTI NO. &%M DAIED.AyQg)sy 0, 1940 AND SUPPLEMENTAL DATIP AUGUST 14. 1990, * SUMOT To RESTRICTIONS CONTAINED IN SAIL PLAT '. NO E,61 OR PORTION OF A LOT IN 14S PLAT SHALL BE DIVIDED AND SOLD OR AVZLIi." O"Of-SHIP CHANGED OR TRANSFERRED MOREBY THE OWERISHIP OF ANY PORTION OF THIS PLAT WALL BE LESS THAN THE AREA REQUIRED FOR THE USE 0=- ON THIS PLAT, NAMELY 4WD SQUARE FEET. ALL LOTS 10 TPJS RESTRICTED 70 RESIDENCE USE, GOVERNED BY RESTRICTIONS, RULES AND REGULATIONS or COUNTY RESOLUTION NUMBER $494 AND ANY SUBSEGUENT CHANGES MADE THEREIN BY OFFICIAL COUNTY RESOLUTION 3) SUBJECT TO THE RIGHT OF MAK E 70 E NEARY SLOM FOR CUTS OR FILUS UPON SSAIDPREWSES IN THE W-PUBLICASONABLE ORK;rNCESSAL GRADING OF STRUM AVENUES, ALLEYS, AND ROADS AS DEDICATED IN THE PLAT. 4 "*IT TO MIGHT -OF -WAY PERMIT AND THE TERMS AND coww ns THEREOF PER NMUMENT FILED UNDER RECORDING NO. 76D6ISO245L 3) SUBJECTTO THE LACK OF A RECORM MEANS OF NORM OR EGRESS I PUBLIC ROAD FROM SAID PROPERTY. IT 10 ASSUMED THAT THERE "STS A VALE} AN:%: SL�0 EASEMENT FOR THAT PVW43GE OVER ADJOINING PROPERTIES. BUT "LE COMPA14Y DOES NOT INSURE AGAINST ANY RIGHTS BASED ON A CONTRARY STATE OF FACTS, BASIS OF HORIZONTAL DATUM,._ THAT RECORD OF SURVEY BY STEPAN AND ASSOCIATES INC. FILED IN VOLUME 52-'q SURVEYS. PAGE 187, RECORDING NO. 8612029004;.ItECORDS OF 5 �G COUNTY. WASHINGTON. SOUTH LINE OF THE SW 1/4 OF SECTION 10.--; N 119'44'54! LEGAL DESCRIPTION THAT PORTION OF TRACT 17SF MIDWAY SUBU4. PER PLAT %-C . DFIDEWIN r. SQUIRMY OF: WE VOLUME 38 OF PLATS. PAGE :40, RECORDS OF KING V" LYING BONNEVILLE POKER ADMINIMA&S COV?NGTON-TACOMA LERE MCHT-CfI-WAY.04 DESCRIBED UNDER ACCOSIONG _ ZIA �950, W5224A AND 4972635;,-1 SITUATE IN THE COUNTY OF KING, STATE: OR. WASHINGTON. 1 12 SURVEY INSTRUMENTATION SURVEYING PER CAK,.cZ: IN CO-wm,:IaJ WITH THIS RECORD OF SURVEY UTILIZED THE FOLLOWING ELWI-uENT AND PROZEFURES. 10" TOTAL STATION MAINTAINED TO MANUFACTURER'S SPECIFICATIONS AS REQUIRED BY WAC-332-130-100 PROCEDURE USED : FIELD TRAVERSE • V PER PLAT 17 1.223 ACRES (53,291 S.F.) PLAT *A 4 CENTER OF PO*m TOYER (FEBRUARY I "aw It �- SOUTHCRIY MARGIN 0 ADOITIONAI, EASEMENT "1125'�PIER A.F. NO. 4' t1ibR 3-HIRE FENCE mck ZT Op-THEEAST 100�, m ......... -16 --a9--4-54:--4 Si+*EM AND CAP ;ESM 0. 5661 -NA FOUND 2" C.D. IN PIPE FILLED MIN CONCRETE VATH TACK IN CASE (FEMARY IM) ��1��' 1 1� • - .. \j S R,N 89'44'54" W 2664.89' SOUTH 3207H STREET FOUND STONE MDMUWENT!e vm *as= Ir (FMVARY ISM 1A, RECFEE 2.00 RECD P- 10.00 C$)v MP S 26. 00 CASHSI- IX 55 n F '-N Aft 23 0 so too SCALM Ir - W .::'S-U,RVEYOR'S CERTIFICATE -n-lis MAP CORRECTLY REPRESENTS A SURVEY MADE BY ME OR UNDER MY UPRE(MON IN CONFORMANCE WMH THE REQUIREMENTS OF THE SURVEY RECORDING ACT AT THE REQUEST OF THE QUADRANT CORPORATION N ALICLIV, 1990. R. SCOTT MACINTOSH 9/tj�ft L.S. NO. 15661 .7 Q.rn1. ULMO RECORDING CERTIFICATE FILED FO "PI W�.RO THIS /7 -- JAY OF 1; 6 pf. • logo AT . IN VOCUME -Z-9— OF SURVEYS ON PAGE - —P— AT THE REQUM OF E-SM. INC, .... ...... :j. MANAGER SUPT. OF RECORDS RECORINK -ESM' !na.". A mt-EmmMM [AND SrmwmvFluw MmwDw 041 POYVP ,. AVENUE. II m,l 00 . RE ii^ WASMiNGTqtq 98065 pjk0NF 55215':' JOB NO. 1g1-3c-b0j. 1--DRAWN: DATE- AUFrQST 199Q-," L. SANFORD .SHEET 7 - OF 1 tie Av 7 2 5-l") 7A4 RECORD OF SURVEY SWI/4 SWI/4 RGE. 4 E W.M. OF THE OF SECTION 10 TWP. 21 N SEI/4 SWI/4 KING COUNTY, WASHINGTON Si LEGAL DESCIPINtOOK SAS6WHT9 ANOYFEBTATCEO XTR .9 TITLE LEGAL DESCRIPTION I ARE FROM NkAf INSLMNM ruwANt moes NO; 176-18a 04 IN SAID PLAT NO 1_01' OR PDATW a 4 6. S. 7, AND THAT PORTION CIF LOT 10 LYINS SOUTH OF THE 6 11IRSTRICTIOfIS CONTAIRM Ir T;? � A THIS PLAT q"AL�_ BE oivIbEg AND SqLd OR RESO�16 OF1.0WERSHIP BCNN.CVLt, POWER AIDNINISTRATION AISHT-OF-WAY. 0. ESTABLISHED BY EASEMENT CHARMO OR 7POLUSFERK8 WHEREBY THE OwNERSHIP.tDF ANY PORTION PP THIS PLAT RECURBJW UNOSR THECOROIND NUMBIER 3347081- MIDWAY SUBURBAN TRACTS, SHALL 06 LESS THAN fHF AREA Rk4KIPFD F40A 7Htf MISS QIST41Cr STATED ON THIS.. ACCC" TO THE PLAT IHMEOr AECOR= IN VOLUME -38 DF PLATS. PAGE 40. IN PLAT RARELY 60015�-.SqUARE F2E7. ALL YWTS IN TWS PLAN ARE HERF .Py" CTED 10 AESI 6OVERNEO By RESIrAICY;0S. RULES.,AND AEST61 112 HUMBEFf 15 494 AK-�AHY SVBMGLIENT Ck"GES RESUILILTIONS OF! COUNT -_pCepT THE VOLITH 250 FEET OF.LQT 14ADE THEREIN BY OFFICIAL COUNTY PESjXVjjOHL V.`kCES A�i SLOPES 11OR CUTS :4." �`;iT"EHHEO UNDER KIND "VNT`f SUPERIOR V SUBJECT TO THE RIGHT OF THE PUBLIC-19.XAM SMITH 40 FEET A* XT ES IN THE REAEIRABLE DRIAINAL BRACING or.,,'• FOR -NiO PFIMA HISHWAY MAWER 5; OR FILLS UPON SAID PnEmis ...... CAUSE NUMBE9�534%� # STREETS, AVENUES. ALLEYS, AND ROADS AS BEDIrA7EG IN THE FLAT, --,::_ANO EXCEPT PORM�4._WWEYCO 3)IE PISTE OF WASHINGTON FOR ROAD BY DEEDS BASIS OF HORIZONTAL DATUM *XOMED UNDER WCDUxlig EM'4imsm AND 4498s2a. THAT RECORD OF suAvEy BY STEPAN AND ASSOCIATES me. FILED IN V SURVEM p,jgS 197. RECORDING NO, e812029004. RECORDS OF WINS COUNTY. WASHINGTON- SOUTH LINE OF THE SW 114 OF SECTION 10 IN 99'44'54' W V HIG1,14-WIRE FENCE rR -.POWER TOWER, ITYP I FOUND CONCRETE MONUNFxr 130 WITH COPPER PLUG t SCA 100., 100 31:6 do, i0l� Alt M N 89' 11 0' IN 99'44'54" W 5D0_ ICCfOFR ID 3 DAD, E 0-25' AV W 0 kn 1W 1115-IIE'LID109 N 8744W W 2001OL 200, PER TAM 4M PER PLAT CoR 57005,0"1,0696 L.101 No. UPON Avj LI OF SMI, 04 SERVICE -7 FlF.BAR 11 CAP ,ua( imc. Lx. No, MIRICAL] 0 N 89'44'54' Wjk 600 N 02-04.45" S 40.02' ILI, "I I "I.OF 43002- N 89*44'54" W -11. S. 320TH MEET 15 FOUND Melt MOMINIENT FILLED V h.OL IRON P1 PE wIYN 11 Is= FILLED WITH CONCRETE WITH TACK, IN CASE (FEBRUARY, 19901 SURVEYOR'S. :-.-'CERTIFICATE - This map correct -19presents a survey made by me or under my direction In conformance with the requirements of the SURVEY RECORDING ACT at the request of THE QUADRANT CORPORATION In APRIL 19 90 M R SC077 MACINTOSH L S. NO. 15661 __At'CO3RD1NG CERTIFICATE F11*4 for j*c0fd This 2_2_dOy of �� _. is U at M. in Val..2L-of Sdvvys on POgs,--.jS% of % WoR!. Of R"rdt Abcotding No_ 941 Poweo,Ar*. S-W- suite .I11"WT0N,"I1!fASMNGT0N1 98035 Phone. (206).k28-5020 . 0 NO. I91_30_9DO DATE -'AP.RIL 19160 DRAWN L. SAW ORD I op' IL SHIM ............ 103922 SF 4.68 AC gm 153 10 4y .-. $11" L. 44 6858 SF 19000 SF 0040 owo 8000 SF ,6tSSp N 89-19-56 0020 SY 59.3i 91l �5 N 89-19-56 E _ ^ SO. 316TH ST, 30 hh\6 O 42992 SF 0106 KC. LLA, S91L0078 S �F 1 y4 1 om wlBO 2-72 AC 1 1 0120 26990 SF SSE` oov t17.55 t%Z VI _ 134-9} 11.13 561.25 S °h 75 BO i 60 60 60 5515 0 M DVl! Y S N T RA S VOL] i; b hh° o' ° h�hb 64 ° 17 18 II - 21 20 19 94273 SF / 0085 F f h44y 1,93 AC / on / 98 AC 13 0086� {C / 0089 3-1 AC 0065 ,l / •� O 12 253 / ' C�yy / LLA 585010 / 00 hhh° � fA /awlACF 95 0705 pWP - 1 / 398 AC 0095 �� 1 �C� ! 125 AC oow 3-31 AC 4.04 AC 0060 0060 at.58 10� Federal Way 1 / s / / / / hy4 o hyo}h ° / 1 .aD Z CI4 16B74 SF 18000 SF 18632 SF 0050 ONO 0070 85 9° 112 AI F0 1 16954 Sf o m 100000 5F 18000 SF 30 of .R q; N 89-19-560 LN 89-19-56 C _ SO. 316TH ST. 30 194.9f Mm I pp h5b 1 D 42992 SF yb° 0106 h�pp 1 KC LLA S91L0078 r o 17525 SF 0080 N V-51 r 1]i,93 r 1 0 1 r 2 50 AC I r 0= �tio r 411 NI 1 2 72 AC ow SS 26990 SF 001D :1_Sc � },8 E9 561.25 _ 1 _�- / / 21 20 19 04273 SF 1,93 AC 0100 O / / V tiS1 h / / 0 N/ / LLA 585010 / ss 854fl SF GPPNi X yj / /1.95 AC PGOpP / 3.98 AC Q / 0105 0095 a, n, I Federal Way / / r �, fi0 60 551530 MDW YS BW VOL3 40 .� W1 0� 5 - } 14866 SF JjIe ua` r� LOr 0077 ,� }9 9�y' 15ODD SF + tihy o t� . No `nG\SS 47189 SF , •, y Rny.O y■5 • W76 0130 41 / - o � tib / 17 / / / 18 0085 98 AC - 008B 0089 �. IJ �! / om ee S_ p61 d N D by � _?J 0 ow1 25 AC - t^ � IY0090 KC SP 1181047 hp0h 8312091A97r ni / 142803 SF / 3-26 AC ? / 0075 / -LOT 1 / 11 / r / ,547 1�1_ _ / SdL9G / / 1 MI_ 0D. O > > t80 ypDbD e / y'-,pbb 14 O \ LOT+gi 1 / 12500 S1 9071 155, / 16 0068 A LOT Be / MAF 12510 SF 9071 b° hh6 ° 13 `f J I AC 5 MAI A ba by��b l p 12 +0 O 331 AC " 13 4AC 4 04 0060 0 D IA 0 JO bD S�Dhbl l g1 3