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06-106250
CITY OF 4�. Federal January 16, 2007 Brant Schweikl Schweikl & Associates, PLLC 705 South 9"' Street, Suite 303 Tacoma, WA 98405 FILE CITY HALL 33325 8th Avenue South Mailing Address: PO Box 9718 Federal Way, WA 98063-9718 (253) 835-7000 www.cityoffederalway.com RE: File #06-106250-00-PC, PREAPPLICATION CONFERENCE SUMMARY Marie Short Plat, 33049 Military Road South, Federal Way Dear Mr. Schweikl: Thank you for participating in the preapplication conference with the City of Federal Way'. s Development Review Committee (DRC) held January 4, 2007: We hope that the information discussed at that meeting was helpful in understanding the general requirements for your project as submitted. This letter summarizes comments given to you at the meeting by the members of the DRC. The members who reviewed your project and provided comments include staff from the City's Planning and Building Divisions and Public Works Department, and representatives from Lakehaven Utility District and South King Fire and Rescue. Some sections of the Federal Way City Code (FWCC) and relevant information handouts are enclosed with this letter. Please be advised, this letter does not represent all applicable codes. In preparing your formal application, please refer to the complete FWCC and other relevant codes for all additional requirements that may apply to your project. The key contact for your project is Andy Bergsagel, 253-835-2644, andy.bergsagel@cityoffederalway.com. For specific technical questions about your project, please contact the appropriate DRC representative as listed below. Otherwise, any general questions about the preapplication and permitting process can be referred to your key contact. PROJECT DESCRIPTION Proposal to short plat one lot into four lots. Existing house to remain. MAJOR ISSUES Outlined below is a summary of the major issues of your project based'on the plans and information submitted for preapplication review. These issues can change due to modifications and revisions in the plans. These major issues only represent comments that the DRC consider most significant to your project and do not include the majority of the comments provided. The major issues section is only provided as a means to highlight critical requirements or issues. Please be sure to read the entire department comments made in the next section of this letter. Mr. Schweikl Page 2 January 16, 2007 Planning Division A ten -foot -wide landscape tract is required along the arterial road. ■ Public Works Development Services Division See Department Comments, below, for storm drainage Flow Control and Water Quality Requirements. Public Works Traffic Division 1. A Concurrency Application is required for the weekday PM peak hour. The estimated fee for this application is $315.00. The Concurrency Permit process will determine if any additional traffic analysis and/or traffic mitigation fees apply to the project. Please see the enclosed Concurrency handout. 2. City of Federal Way Code requires street frontage improvements and right-of-way dedication along Military Road South; see detailed comments. 3. The current proposal will need to meet access management standards and the proposed driveway should be modified. 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. A link to the Federal Way City Code (FWCC) can be found on-line at www.cityoffederalway.com. (From the City's home page, click on "Your City Services" in the banner.) PLANNING DIVISION (Andy Bergsagel, 253-835-2644, andy.bergsagel@cityoffederalway.com) Short Plat Process. Pursuant to FWCC Chapter, 20, Article II, Division 5, "Short Subdivision Plats," short plat applications (four or fewer lots) are administratively processed through the Department of Community Development Services under FWCC Section 20783, et seq. The Director of Community Development Services will issue a decision on the short subdivision request. After the Department determine's that the application is complete, public notice of the short plat proposal will be prepared (FWCC Section 20-90), and a 14-day public comment period will be provided. For a short plat there is not a mailing to the property owners in the vicinity, unless critical areas are involved. No public hearing is required, unless there is an appeal of the Director's decision. A master land use application, short plat handout, and code sections are enclosed. 2. Fees. The 2007 fee for a short plat application is $2,191.50 (for four lots or fewer). Additional utility fees, school impact fees, and engineering plan review fees may apply. The 2007 school mitigation fee for a single-family residence is $3,169 per unit. The school mitigation fees will be collected at the time of individual building permit applications. 3. Lot Size. The zoning for the subject site is Residential Single -Family, RS-9.6. Minimum lot size for all lots is 9,600 square feet. Should public right-of-way be dedicated to the City as part of this short plat, the affected area will not be included in the lot sizes. As depicted, it appears that your proposal File #06-106250-00-PC Doc ID 39132 Mr. Schweikl Page 3 January 16, 2007 satisfies the minimum lot size requirements. (Lot closure calculations are required, and must match the square footage shown on the short plat map.) 4. Design Criteria. Pursuant to FWCC Section 20-152, all lots should be of ample dimensions to provide a regular -shaped building area that meets required setbacks, all lots should be designed to provide access for emergency apparatus, and lots should abut a public street right-of-way. With the loss of space from the front lot, on account of.the landscape strip and right-of-way dedication, the front lot might not meet the criteria; therefore, you might want to construct the detention pond as a triangle to provide for a more regular -shaped front lot. 5. Setbacks and Lot Coverage. Future structures must conform to the following structural setback requirements of FWCC Section 22-631, "Detached Dwelling Units": 20-foot front yard, 5-foot side yard, and 5-foot rear yard. The 20-foot front setback is from the street or access point. Lot coverage for residential uses is limited to 60 percent and includes all impervious surfaces such as driveways, walkways, patios, and roof overhangs. 6. Driveways. Please be aware that driveways must meet a five-foot setback from side property lines for the area within the 20-foot front yard setback (per FWCC 1135). 7. Building Height. Single-family detached structures are allowed to a height of 30 feet. (Refer to FWCC Section 22-1 for definitions of "average building elevation" and "height of structure.") Enclosed you will find a height measurement diagram. 8. Open Space. Based on recent state case law, the City has determined that the open space requirements of FWCC Section 20-155 do not apply to.short plat applications. As such, no open space is required for a short plat application. 9. Critical Areas. The City of Federal Way Critical Area Map does not show any critical areas on your site. Your site is not located within a wellhead protection zone, so no "Hazardous Materials Inventory Statement" checklist is required. 10. SEPA (State Environmental Policy Act). Short plats are exempt from SEPA review (unless there are critical areas). 11. Significant Trees, Landscaping, Vegetation, and Grading.. A landscape plan.is required, pursuant to FWCC 20-186. The clearing limits must be shown on the landscape plan. During the short plat or full subdivision process, existing significant trees should be retained to the maximum extent possible, except for those which will be removed for improvements or grading as shown on approved engineering plans. Preservation of significant trees, pursuant to FWCC Section 22-1568, shall apply at the time that each building permit is applied for. However, as part of the short plat application, you must include a significant tree survey, if there are any such trees on the site; this may be part of the landscape plan. Please list the species and diameter of the trees. Some species are not considered "significant" trees. (Refer to the code for specifics.) A 10-foot-wide landscaped buffer is required along the arterial (FWCC Sections 20-178); it must be a separate landscape tract. File#06-106250-00-PC Doc ID 39132 Mr. Schweikl Page 4 January 16, 2007 The stormwater tract should have a vegetative screen (at least a five -foot -wide strip of landscaping around it). 12. Final Short Plat Process. There is not an official "final short plat" application form or fee. After the short plat infrastructure is installed, the applicant will submit the final short plat drawings for review. Upon approval of these drawings (and any conditions of approval), staff of the City will inform you of the King County recording fee. Upon receiving the fee, City staff will record the final short plat mylar with King County. 13. Miscellaneous. Please use a darker line weight for the lot lines. Also, please eliminate the superfluous " 1 " which is shown on Lot "2." PUBLIC WORKS DEVELOPMENT SERVICES DIVISION (Kevin Peterson, 253-835-2734, kevin.peterson@cityoffederalway.com) Land Use Issues — Stormwater Surface water runoff control and water quality treatment will be required per the 1998 King County Surface Water Design Manual (KCSWDM) and the City of Federal Way Addendum to the 1998 KCSWDM. This project meets the requirements for a Full Drainage Review. At the time of preliminary short 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 2 flow control area, thus the applicant must design the flow control facility to meet this 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. 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 facilities for short plats must be above ground (i.e. open pond.). Underground facilities are allowed only with approval from the City of Federal Way Stormwater Management Division. The pond design shall meet all design requirements of the KCSWDM for open ponds. 5. Show the proposed location and dimensions of the detention and water quality facilities on the preliminary plans. If more than one acre will be disturbed during construction, a National Pollutant Discharge Elimination System (NPDES) permit may be required. Information regarding this permit can be obtained from the Washington State Department of Ecology at http://www.ecy.wa.gov/programs/sea/pac/index.htm], or by calling 360-407-6437. File N06-106250-00-PC Doc ID 39132 Mr. Schweikl Page 5 January 16, 2007 Right -of -Way Improvements See the Traffic Division comments from Sanjeev Tandle, Contract Traffic Engineer, for traffic related items. 2. 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. 3. All stormwater treatment and detention requirements outlined above will be applied to new impervious area within the public right-of-way. 4. 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) Permit Issues Engineered plans are required for clearing, grading, road construction, and utility work. Plans must be reviewed and approved by the City. Engineering review fees are $753.00 for the first 12 hours of ` review, and $63 per hour for additional review time. A final TIR shall be prepared for the project and submitted with the engineering plans. Both the TIR and the plans will require the signature/seal of a professional engineer. registered/licensed in the State of Washington. 2. In addition to engineering approval, short plats and subdivisions are required to obtain a separate permit for grading. Details and fees may be obtained from the Federal Way Building Department. The Federal Way Development Standards Manual (including standard detail drawings, standard notes, and engineering checklists) is available on the City's website at www.cityoffederalway.com to assist the applicant's engineer in preparing the plans and TIR. 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 improvements. An administrative fee deposit will need to accompany the bond to cover any possible legal fees in the event the bond must be called. Upon completion of the installation of the improvements, and final approval of the Public Works 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 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 File il06-106250-00-PC Doc ID 39132 Mr. Schweikl Page 6 January 16, 2.007 private roads and drainage facilities, including short plats, remain the responsibility of the individual property owners. When topographic survey information is shown on the plans, the vertical datum block shall include the phrase "DATUM: N.G.V.D.-29" or "DATUM: K.C.A.S.," on all sheets where vertical elevations are called out. Drawings submitted for plan review shall be printed on 24" x 36" or 22" x 34" paper. All final approved drawings shall be drafted/plotted on 24" x 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. 9. 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. PUBLIC WORKS TRAFFIC DIVISION (Sanjeev Tandle, P.E., PTOE, 425-458-6200, Sanjeev.Tandle a cityoffederalway.com) Transportation Impact Analysis 1. The City has adopted new policies for traffic analysis and mitigation requirements effective January 1, 2007. 2. A Concun-ency Application is required for the weekday PM peak hour. Based on four single-family lots, the estimated fee for this application is $315.00. The Concurrency Permit process will determine if any additional traffic analysis and/or traffic mitigation fees apply to the project. The applicant would be expected to contribute pro-rata shares toward TIP projects impacted by 1 or more peak hour trips. Street Frontage Improvements 3. Per Federal YYay Cif)) Code (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 I1l-6 of the FWCP and Capital Improvement Program (CIP) shown as Table 11I-19. Based on the materials submitted, staff conducted a limited analysis to determine the required street improvements in meeting the FWCC. Based on the analysis and FWCC, the applicant would be expected to construct improvements on the following street to the City's planned roadway cross -sections: Military Road South is planned as a Type "K" street, consisting of a 44-foot street with two 8- foot sidewalks, two 6-foot planter strips, two 5-foot bike lanes, two 11-foot lanes, and one 12- foot center lane in a 78-foot right-of-way (ROW). Assuming a symmetrical cross section and consistent with adjacent properties, 20-foot ROW dedication and half street improvements are required and should be measured from the street centerline. Internal roadway access shall be a Type "Y" street consisting of a 24-foot street with two 5-foot sidewalks, in a 38-foot ROW. File N06-106250-00-PC Doc ID 39132 Mr. Schweikl Page 7 January 16, 2007 • Currently a 106-foot diameter cul-de-sac is required for roads greater than 150 feet in length or parcels abutting major arterials and collectors. 4. 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 improvements. Information about right-of-way modification requests is available through the assigned planner. Such requests have a set review fee. 5. FWCC Section 20-151(d) and FWCP Policy TP21, require block perimeters no longer than 1320 feet for non -motorized trips and 2640 feet for streets. The applicant may make a written request to the Public Works Director to modify, defer, or waive the requirements. Staff will support waiver of block perimeter requirements for this proposal. Access and Circulation 6. Access management standards are based on roadway safety and capacity requirements. FWCC Section 22-1543 provides access standards for streets based on planned roadway cross -sections. Please note that access classifications are per Drawing 3-1A in the Public Works Development Standards. For safety reasons and in order to meet minimum 150 feet spacing requirements, please re -align the proposed driveway with the existing driveway on the other side of Military Road South. BUILDING DIVISION (Scott Sproul, 253-835-2633 scott.sproul@cityoffederalway.com) No comments at this time. LAKEHAVEN UTILITY DISTRICT (Brian Asbury, 253-946-5407, bAsbury@lakehaven.org) A map of Lakehaven Utility District facilities at the site is enclosed, as well as Lakehaven application forms. Water Preliminary comments provided by South King Fire & Rescue indicate a new fire hydrant will be required for the proposed development. A developer extension agreement will be required to extend and/or construct mainline water distribution facilities to serve the site. Additional detail and/or design requirements can be obtained from Lakehaven by submitting a separate application to Lakehaven for either a pre -design meeting or a developer extension agreement (application copies enclosed). Lakehaven encourages the owner to apply for either of these processes early in the pre-design/planning phase to avoid -delays in overall project development. Sewer The development will have sewer service provided via four (4) 'individual sewer service connections across Military Road South connecting to new main under construction by an adjacent project. After the adjacent project is "accepted" by Lakehaven, a side sewer permit will be required for each new connection to the sanitary sewer system, in accordance with standards defined in Lakehaven's current `Fees and Charges Resolution'. These sewer service connections will be low-pressure sewer connections, with each new lot requiring its own private grinder pump. The low-pressure system was designed for each lot to utilize an E/One model grinder pump. Additional details and specifications can be obtained from Lakehaven by submitting application for service(s) to Lakehaven. File #06-106250-00-PC Doc 1D 39132 Mr. Schweikl Page 8 January 16, 2007 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 detail by submitting a separate application for a pre -design meeting or a developer extension agreement. • 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 current Capital Facilities Charge rates are $3,196/ERU for water and $2,768/ERU for sewer. • Credit may be available for this property from connection charges previously assessed for water and/or for sewer. Please contact Lakehaven for further detail by submitting a separate application for a pre -design meeting or a developer extension agreement. • All comments herein are valid for one (1) year and are based on the proposal(s) submitted and Lakehaven's current regulations and policies. Any change to either the development proposal(s) or Lakehaven's regulations and policies may affect the above comments accordingly. SOUTH KING FIRE AND RESCUE (Chris Ingham, 253-835-7244, Chris.Ingham@southkingfire.org) Water Supplies for Fire Protection One new hydrant is required for this project A Certificate of Water Availability shall be provided at the time of application indicating the fire flow available at the site. Fire hydrants shall be spaced 600 ft. or less apart. Every building lot shall have a fire hydrant within 300 ft. All measurements shall be made as vehicular travel distance. Fire hydrants 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. 3) When the occupancy exceeds 10,000 square feet. 4) When the building is classified as an over -water structure. 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 406-106250-00-PC Doc 1D 39132 Mr. Schweikl Page 9 January 16, 2007 As you know, this is a preliminary review only and does not take the place of the full revimv 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 to me, the key project contact. We look forward to working with you. Sincerely, Z4y��- fit. Andy Bergsagel Associate Planner enc: Master Land Use Application Short Plat Handout FWCC Chapter 20, Subdivision Height measurement diagram Map of Lakehaven Utility District facilities Lakehaven Utility District application forms c: Owner: Gerald Marie, 33049 Military Road South, Federal Way, WA 98001 Sanjeev Tand le, Contract Traffic Engineer Kevin Peterson, Engineering Plans Reviewer Chris Ingham, South King Fire Scott Sproul, Acting Building Official Brian Asbury, Lakehaven Utility District File k06-106250-00-PC Doc ID 39132 r+ ow 0 — 0. O N T Iv i /t,�7,T ,. 11 D M T x * 9 T d e � D m ;o D Q a m 0 T a In 0 n (o 3 Lo d 0 rt CITY OF FEDERAL WAY COMMUNITY DEVELOPMENT REVIEW COMMITTEE PreapplicationCon�ference Sign In Sheet Project Name: �� ril L D A- Address: uq 9 File # Date: c�1..r�u3vk NAME REPRESENTING 2 TELEPHONE NUMBER a53-m5- a�4 D-5 3 35 l - 59 o I 4. i�11 v� BJTSDv, �u�1��� ICS(D6, C2.4' V ems- �35, Z 5. SQ'I L V 0 0 Q 7. S-e417 A 73t 8. [ RN 5�j� R`' G-{I1� vet TIC. D1 S-T". �53-94-�- 9. 11, 12. A�kCITY OF Federal Way December 20, 2006 Brant A. Schweikl Schweikl & Associates, PLLC 1945 375`h Street Federal Way, WA 98003 RE: File #06-106250-00-PC; NOTICE OF PREAPPL[CATION MEETING Marie Short Plat, 33049 Military Road South, Federal Way Dear Mr. Schweikl: CITY HALL FILE 33325 8th Avenue South Mailing Address: PO Box 9718 Federal Way, WA 98063-9718 (253) 835-7000 www. cityoffederalway. com The above -referenced proposal has been assigned to me as project planner. At this time, the application has been routed to the members of the Development Review Committee. A meeting with the project applicant and Development Review Committee has been scheduled as follows: 9:00 a.m., Thursday, January 4, 2007 Hylebos Conference Room City Hall, 2"d Floor 33325 81h Avenue South Federal Way, WA 98003 We look forward to -meeting with you. Let me know if you will have more than five people attending the preapplication meeting so we can make arrangements for a larger room. This is the only notice sent out, so please coordinate directly with anyone else you would like to attend the meeting. Please call me at 253-835-2644 or email me at andy.bergsagel@cityoffederalway.com if you have any questions. Sincerely, Andy Bergsagel Associate Planner File No 06-106250 Doc I D 39131 CITY OF FEDERAL WAY DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES DEVELOPMENT REVIEW COMMITTEE TRANSMITTAL DATE: December 15, 2006 TO: Will Appleton, Development Services Manager - Development Services - Traffic Scott Sproul, Assistant Building Official Brian Asbury, Lakehaven Utility District Dave Mataftin, Federal Way Fire Department FROM: Andy Bergsagel FOR DRC MTG. ON: December 28, 2006 - Internal January 4, 2007, 9:00 a.m. - with applicant FILE NUMBER(S): 06-106250-00-PC RELATED FILE NOS.: None PROJECT NAME: MARIE SHORT PLAT PROJECT ADDRESS: 33049 MILITARY ROAD S. ZONING DISTRICT: RS 9.6 PROJECT DESCRIPTION: Proposal to short plat one lot into four lots. Existing house to remain. LAND USE PERMITS: Short Plat PROJECT CONTACT: SCHWEIKL & ASSOCIATES, PLLC 1945 375TH STREET FEDERAL WAY, WA 98003 253-815-1700 MATERIALS SUBMITTED: Conceptual short plat drawing Project Narrative F. .'CEiVED D L C 1 12006 A PITY OF F�I�ERAL WAY CITY OF BUILDING DEPT. Federal Way MASTER LAND USE APPLICATION DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES 33325 8`h Avenue South PO Box 9718 Federal Way WA 98063-9718 253-835-2607;Fax 253-835-2609 wnnv.cityo rrederalway_.com APPLICATION NO(S) _a, "/l/(a JV —0t0 v Date Project Name /" L �. Property Address/Location 157 !_` l, Parcel Number(s) 5V 04r1 ,�>/7 Project Description 3 I� fir % S/TJ 1 ' PI,F.ASF, PRINT Type of Permit Required Annexation Binding Site Plan Boundary Line Adjustment Comp Plan/Rezone Land Surface Modification Lot Line Elimination Preapplication Conference Process I (Director=s Approval) Process II (Site Plan Review) Process III (Project Approval) Process IV (Hearing Examiner's Decision) Process V (Quasi -Judicial Rezone) Process VI SEPA w/Project SEPA Only Shoreline: Variance/Conditional Use ror , i 1sion Subdivision Variance: Commercial/Residential Required Information KS Zoning Designation } Comprehensive Plan Designation '4'2-'fC,6aC Value of Existing Improvements 17,r34COO Value of Proposed Improvements International Building Code (IBC): Occupancy Type Construction Type Applicant L Name: 15r, T Pic Address: jct4_5 S. ---,15TM :5,1�er City/State: .rz/ C_ �41 • '70 j S , ") 3 Zip: `jam ' i Phone: w � Fax: Email: L�-f+0 �1 MC 1�1EI' V' le, Signature: Z ; _ rL a 7.- 5+' l_ �, Agent (if different than Applicant) Name: Address: City/State: Zip: Phone: Fax: Email: Signature: Owner Narne: 60--Lb ►AIW--[F— Address: A4 i�-}177i &-V P) City/slate: Zip: Phone: Fax:3 Email: - its'. Signature: Bulletin #003 — August 18, 2004 Page 1 of 1 k:\Handouts\Master Land Use Application iWSchweikl & Associates, pllc Civil Engineering, Project Management & Co ulttng Letter of Transmittal TO: City of Federal Way 33325 8t" Avenue South P.O. Box 9718 Federal Way, WA 98063-9718 WE ARE SENDING: RECEIVE® DEC 1 12006 CITY OF FEDERAL WAY BUILDING DEPT. 1945 South 3751h Street Federal Way,WA 98003 Phone: (253) 815-1700 Fax: (253) 815-1701 Project Name: Marie Short Plat Regarding: Pre- Application Submittal Project No. 06076 Date: 12/10/06 NO. COPIES DATE NO. DESCRIPTION 1 12/10/06 1 Master Land Use Application — Proposed Marie SP 7 12/10/06 1 Conceptual Site Plan - Marie SP 1 12/10/06 1 Project Description — Marie SP 1 12/10/06 1 Pre -Application Submittal Fee $410.50 THESE ARE TRANSMITTED: For your information Dear Sirs, Here is the Marie Short Plat pre -application submittal for your review in preparation of the Pre - Application meeting. Respective) ';J_ Brant A. Schweikl, P.E. Managing Member 1 Mv.:.... _l UAL Ii U (� 1945 S.375th Street ��A SChWeikl & A �ROF FEDERA LWAY Federal 253) 8 98703 SSOCIQt@S fiPiNCt Dtw Phone:(253) 815-1700 Civil Engineering, Project Management and Consulting Fax: (252) 815-1701 December 10, 2006 Project Narrative Project: Marie Preliminary Short Plat The following project narrative is provided to the City of Federal Way as part of the Pre - Application Conference submittal process for the proposed Marie Short Plat. The project is located at 33049 Military Road South on the west side of the Military Road right-of- way (ROW) across from the Plat of North Lake Rim subdivision under construction at this time. The overall proposed project consists o one existing parcel, Parcel No. 1521049012, which is approximately 1.63 acres in size. v, �_71 -_\ The current City of Federal Way zoning classification is RS 9.6 - Single -Family Residential, minimum lots size of 9600 sf. Currently the site has one single-family wood framed residential structure located on future Lot 1 and one out building, also on future Lot 1. Both structures will remain as part of the future Lot 1. The single-family residential structure has an existing two -car garage with its door oriented to the north and it will be relocated to the front of the house to the east. Initially City staff recommended that the project propose a "W" section, a 38-foot wide road right-of-way section. The section includes 28 feet of pavement and concrete curb gutter and sidewalks on both sides of the road that extends less than 150 lineal feet into the site. We are proposing that the access to the tract, Tract A, be via a concrete driveway approach that will deter the general public from turning onto the dead end residential street while they are attempting to find a through street to the west. The proposed surface water storm drainage system is proposed to be a concrete retaining walled structure located between Lot 4 and the Military Road South near the southeast' corner of the property. Access to the pond designed detention /wet pond facility will be via the Military Road South ROW, which is consistent away the North Lake Estates Detention pond just north of the project. Sanitary sewer service will be a low-pressure forcemain system connected to the proposed low pressure line on the east side of Military Road South that is being installed by the North Lake Rim developer. The domestic water system will extend an 8" 0 ductile iron main to a new hydrant located at the north side of the entrance to the proposed short plat. We have been working with the North Lake Rim developer and Lakehaven Utilities to have the utility service stubs extended beyond the extent of the proposed North Lake Rim paving on Military Road South. We are concerned with the City of Federal Way's strict overlay requirements and the potentially large financial impact upon a project the scale of ours. There is a 15-foot existing ingress/egress and utilities easement located along the south property line. The extent of the easement will have to be determined by the project surveyor, but it is approximately centered on the south property line. The surrounding properties have been dedicating 20-feet of additional right-of-way along the Military Road South ROW. The curb line maybe modified for a right=turn pocket lane at the 45t' Way South intersection to the south. Coordination with the City Traffic Engineer will be required to d6tennine the length of pocket and transition length. The contractor will most likely have portable Soh shack and there is the possibility that the developer may utilize one of the single-family dwellings as a model home display. If you should have any questions or require additional information please do not hesitate to cont4Vt me, Brant A. Schweikl, at (253) 815-1700, and I will provide you with the information that you require. �� �� ��>lr.ti,i� ��ovcf_ ✓1�i �Vlir��n �TO E-r�-i 1 Ca Ur ±" � OY�fIl1 ✓J�v ;c`�1i�S1�Y �iG�� Y/€ F/ , Kevin Peterson - RE:Mari® 5P -Conceptual Detention Pond _ Page , From: "Brant A. Schweiki" <bschweikl@msn.com> To: "'Kevin Peterson"' <Kevin. Peterson@cityoffederalway.com > Date: 2/8/2007 9:44:02 AM Subject: RE: Marie SP - Conceptual Detention Pond Kevin, The length of the pond is 126 If, LJ & Cku A(— t T`Y / j lj) Dead storage bottom is 9.8', _ S S Aq [� LJitT�J j D �� Width at bottom of live storage is 11.3' �1z6� = �1 sF 5 31� LF Von_ Width at the mid point of the 4.19' live storage is 12 feet / 3 >s{�OooC.F— Width at top of live storage is 12.7' t) I, , p 1,14 A F f L€ (Z Or Average width is 12 feet for live storage. ��'� Z" t�-`-s� AcL �s ass bvi%ow� o 4LL- I ca I w R-cm-i- ED Ati1D Pond Bottom is 126 x 9. - 1235 st e Cb . L O Av�A �2o w. �lC TOP OF rn4C POOD. --r dPP�X A�r'�H o� Po�� � Ic�•Z FAT Hope this assists you with my sketch. q•2 ' �-��/� DCWD • 1 ' SAD Thanks, �t o � ,V\ a tof Po 0 Brant L LASS TO : ► 0 Lc:r AN b ovTt-'Cr STR-ucc.TAR�c S �4,•�'4-+�Ggilr? � S NaL.I�'i" 1�� I PI aiz 1��' Brant A. Schweikl, P.E. Managing Member Schweikl and Associates, PLLC 705 S. 9th Street, Suite 303 V ,lA L T, : q GAL ---S S e-0 A b I& f C Tacoma, Washington 98405 Y'If�ta`J `V�r-p -RD T9e f -0t47V--0C-- sQ�c- A L dC 5� O to F- Ae.LP. �. S eo 1 t,17 PH: (253) 272-4451 FAX: (253) 272-4495 From: Kevin Peterson [mailto:Kevin.Peterson@cityoffederalway.com] I 6if ��1 L7tt�- c e _ 1'r� u �C �•-1 •�� 0 �4 T L e c:�Ite--VJEjt, sk Arta a►� i0 ?- �67 167 ��r7zc�ynr�U t0.2 AL I-Rcqdrding Requested by And Wj6a.:Recorded Mail To S I OL�ON 4wy 2003ON800i4iS K"Valle- 3900 F Suite 203 HANIS & OLSON R 23 00 -WA 980ST"' PAGE 001 OF 005 01/08/2003 It e2 KING COUNTY, UP S. el AGREEMk.NTFOR 0L1NQ.MSMV-NT'0F EASEMENT Reference numbers of related docift&enis. GTantorsl.* Kenheth Hawley Martha Am Hawley 4ant ys McbaA E. Quin Abbreviated Legal. S Y2, S V2 NW 1/4, SE.'1/4, 15�2-1-04 Assessor's Property Tax Parcel Account'Nut Recprding Requested by And Wh" 1. ecorded Marl To: gAQSBcO SON '3900 East:Valley Hwy., Suite 203 AGREtMk-N'T FOR RELINQUISHMENT OF EASEMENT THISAGREEMENT made this^ day of , 2002, by and between J - RICHARD KENNETH HAWLEY and -MAR'' L4:ANN HA"R .E , husband and wife, Grantors, and MICH EL; E, QUINTON, Grantee, to wit,. N'HEAEAS, :the Grantors are owners of that ceftam" prAperty legally described as follows: Est 5473 feet of the South %z ofe South of fhd Nortlxwest of the Southeast % of Section 15, Township 21 North, Range' 4 East, Uzi Sszg County, State of Washington, less the North 167 feet; Tagetiff.vith aA casement for ingress, egress and utilities over the South 20'feet of said.: SoLA %:.of South-:/Z of Northwest % of Southeast '/4 of Sect6n,.l.5; 1Xing East of said property above described and West of Military Roach. Tax Parcel No. 15210491..71. and WHERE4S, the Grantee is the owner df�ffie fakl bg described real property, to wit: The South 135 feet of the following described property: -` hat portion d the South % of the South %z of the Northwest-I%4 of the out# ea ti'/a of: Section 15, Township 21 North, Range 4 East, WV K Ku}g Comity, State of Washington, descn'bed as follows: r it a Lying Westerly of the Westerly margin of Military Road South;except the ,. West 534.73 feet thereof. (Also known as Lot 1, King County Lot Line N' ti Adjustment No. 8809005). s r :'TVA Parcel No 1521049155 `WH'ERE&.0 the Giaritors ctirrentjy`dhjoy ingress, egress and utility easements over both the North 15-ifeet 'aiid the South 20:1£ et of t>id` a�ovO described property owned by the Grantee; ,:. and Grantors and Granted wiSl to agree lta`airelivashment of the Grantors' easement over the South 20 feet of the Grantee's af beeFp pffty,'NOW, M.-EREFORE, IT IS HEREBYAGREI Aa' s fib Dow' s•:' ' 1. In consideration of Ten and 00/100-t13ollars {$1•�.0 in 1 paid other valuable: i onsideration, the Grantors, Richard Kennethllavvley aruf M aAnrf Ha,W1ey, hereby releasd, reluuiSh, and forever quit clam their ingress, egrress and ut.kx..easeirieni iriglits over the Soti'th 24 fbet,of the Crrazxtee's following described real property, to'wil: ,. The'Soutih:135 -feet of the following described property: T}iat .6rtion of the Sou'ofthe South %z of the Northwest'/4 of the Southeast'/4 of ,- Sec* 15 Tgwpship Z 1 • North, Range 4 East, W.M., in King County, State OfNashi'mgton, described as follows: Lyazig Westexl+ of the Weterly nn�cgin,of Military Road South; except the West 534.73 feet thereof (Also Lot 1, King County Lot Line Adjustment 14o. 88' 60605).; ` Tax Parcel No. 1521049155 2. By signature hereunder, dt4k6rs.-an4 Grantee reaffl m the existence of the Grantors' ingress, egress and utility easement over:'the;'North 1.5 feet of .tlie above xlescribed Grantee's property, and nothing contained herein shall in any way release, �elazzqwh or impair the . Grantors' easement over the North 15 feet of the Grantee's above rlescnbed PV6` - -2- h .1f ., 5 t' • STATE 9F.WASHINGTON ) �,- ) ss. r� � tO UII! TY OF I(ING ) ( tis: 'day personally alsgea7ced before me RICHARD KENNETH HAWLEY and :._MART` A AWN 144 LE Y, stand sand wife, to me known to be the individuals described in acid who executed: the: wntWn`and f&egowgitts rumens, and acknowledged that they signed the same *as. tl ei�. free ar voYbn#ary actipd need, for he uses and purposes therein mentioned. GIVEl_:under`my .�and end itfficial l.this' day of 2002. NO''ARY PUREIC,in arad.for the tate� �µ afWasliiwon resii3ing'at - liy commission epires::.�'Yr�Q - F. - STAT_ E O�VASIENGTON) COUNTY OFKCN ) r. On this`da" pe6oriaily appeared before me IvIICHAEL d. QUINTON to me known to be the indh�jdiiial described.' in and `who `executed the within and foregoing instrument, and acknowledged that & .signed`the same as'Ws free and voluntary act and deed, for the uses and purposes therein at GIVEN under my hand and,official seal:this day of I� , 2000. NOp Y PUBT.I and 0 t4e-Sfatp of Wasington;� residing at My cornrnassion epics: t o r < Sow►�Gi�l7 Gs� --� ROAD MAINTENANCE AGREEMENT — WHEREAS* -..,The parties hereto are the owners of certain parcels of real estate located in :King County, Washington, and ` WHEI�tASF larch party hereto in behalf of himself and his successors, heirs and assigns ) wi&lips. to contract for the perpetual maintenance of said roadway. 90W T$EREFORE: I6 consideration of mutual covenants contained herein and for other good and 416a,bT` consideration, receipt of which is hereby acknowledged, the parties hereto agree a's ftillpws: "+f r"� PARCEQ� OF -PROPERTY AFFECTED The follo4ing" i'fi 41' lfst ,af the parcels >•real property affected by this agreement. © Those individuals siping,-th_fs a.greement.41} a the primary interest as to the maintenance of the roads hereinafter ;'destribed under:•paragreph 1I. DESCRIPTION,OF%ISTiNG ROAO»A D7 The following is the description of t}re roadway which is,.'real property subject to this Read Maintenance Agreement; ' The north 20 feet of the 407 felt: of.:'the'<5out h Half of the South Half of the Northwest uar e o e outheast uarter.:in seciivi� 15, Tpx�nship 27 North, Range 4 CWM, LESS the West 254.13 feet thereof situated, in K,i`ng ;Courity,'Washington. AND EXCEPT that portion lying easterly of westerly margin'"6f-:Military R-bad. F[I E13' FfJR 'RECC3RD•' AT r r Auditor's F i ] e Number. 6693017 7RANSPME CEI �I II.E 1% :k 520 foatb Ave. ; III p.•p, SOX 14933 g WA MAINTENANCE OF ROADWAY ;. The part Les Aere6y 4gree that the roadway described 'atvv.e 49h01 ,be maintained in perpetuit- y Wlthin its present boundary or such boundaries as May, be."agreed to by all parties; hereto.:' The• 5urface•.of the- roadway shall be ma intaineri' so as to allow free and reasonable passage ofsuch vehicular traffic as may be reasonable'.and necessary in order that afl•, parties malt enjoy_ full and free use of the parcels of real property affected hereby. COST Df":MA]NTEHANCE OF ROADWAY The cost of maintaining-,th'e roadway described herein in the manner set forth in paragraph III above shall be borne by the ownership of each parcel of real property affected hereby. Richard K. and Martha `A. >. Hawley - are; responsible for one-third of cost while William and Maria Burress are'.responsibi•e for t'ivo-thirbs.of cost to maintain roadway that is used by Burco Concrete Cutftq ., ,,Pftc, ORDER FOI WORK = POOCEDUR£ This is to be mutually agreed between these 'undetsighed.parLies. U I tr E}(TRAORDINARY USE - COST r •In the event that the ownership of properties affected hereby:$h.ouI'd b ,their ute of; the roadway, cause it to be subjected to other than reasonable '•wear and- tear.,-Ahd s4puid 5urh= roadway be damaged by such use, the individuals subjecting the".,,roadway :to Such extraordinary use shall have the obligation to repair such damage u}ioo' demand by.any property owner affected hereby and to restore said roadway to 'the. copdition-exi•5rept prior to such use and all expenses therefrom shall be borne by such individuals:` This agreement shall be modified in the event that any other parties want to use _such' road and will be responsible for sharing the cost to maintain such roadway. Page 1 of 2 00"s Mir no saaoala AINRD SHIN ua M19s=]i 001-imufi :s .. .- _.... _..._ _ ' J........ i. ..._.».s..:.__ .._ . .. .. �..» r .. .. - ..� .env. • • a_N ' Page 2 of 2 i Vil BENEFIT OF COVENANT T14 rights and -...obligations set forth herein shall inure to and be binding upon the or assigns of the parties hereto and shall constitute a covenant �unriing with t-fie 'parc*.ls of real estate affected hereby. DAM. Thiriay of � 198Y. "7 STATE OF WASHINGTON) I ss. BOUNTY OF I= ) On this day personal y appeared, before. maa" 4- eu and �¢ tiLf} �• jC yam:., to me flown 'to, be' the IndividueEls described in and Who executed the ►within And fdrepaipg lnstrumeint•and ag4moyle4ged that they signed the same as their free and v63untary: apt and dee� rbr th6:uses ano. purposes therein mentioned. GIVEN under 'my hd" and official seal this-. oi'' ANTARYPuSL C in,aid for ,;the 'state of Gr Washington residing a;:' STATE' OF WASIUd71GT0) COUNTY':OF KIN ) is. �r (3EFORE ME WILLIAM BBURRESS, RlCHARD K HAWLEY, ON THIS DAY"pERSDNALLY AF`PEAkD AND MARTHA A HAWLEV TO ME•KROWN TO BE THE INDIVIDUALS DESCRIBED IN AND WHO EXECUTED THE WITHIN AND FOREGOING IgSTRUI•ENT.AH)} ACKNOWLEDGED THAT THEY SIGNED THE SAME AS THEIR FREE AND'VOLWTA*Y ACT AND• DEED FOR THE USES AND P9RPOSES THEREIN MENTIONED. GIVEN UNDER MY HAND AND OFF.'ICIAL••-`S,EAL THIS-' 26t.h day of March 1992 •, 0"V�'�:r ir4_ ��ttC:r t•, x F,- PP'2c}p 7b b,6S-- a' arl AFTER RECORDING MAIL TO: BRETT W. FORTENBERRY and ANIKA M. FORTP.,AIBERRY 33M MILITARY RD S. FEDERAL WAY, WA 98001 Fited fOr Rdadrd at- Req)mst;bf:' TicorTi lie Gdiripagy 20050615000885 TICOR NriTIOkpL l7t1 20.00 pAGEO@3 OF 002 05/15/2005 12:21S KING COUNTY, UP E2130863 KING C019NTY, ilA SALE CI10;008.00 PAGE001 OF 001 STATUTORY WARRANTY DEED THE GRANTOR{5}"J k ROBERT D. CASTONA, AiN URIVARRiED` 5-SgN ., for and in consideration of TEWIDOLIARS &,OT•HER VALgABLE'�CQNSIDERATION in hand paid, conveys, and warrants to .BRETT W. FORTENBERRY and AN{kA M. FORTENBEP,13Y HUSBAND AND WIFE the followl%described real estate, situated ill thjCounlyof Kinq State of Washington: The east 11 fi >eet of the west 534.73 feet of th o north 167,feet of the smith half of the sogth half of the northwest -quarter of the southeast quaaw.,gf Section:l5,:T'ownship 21:nor4fi, Range 4 east�W.M., in King County, Washington; :� GS✓A I o .1 TOG' ETHER WITFf easement for Ingress, egress and utilities ovier the north 2q feet of�aid south half of the south half of the northwest quarter of the southeast g6arter of Sect{an f5, lying east of Nam -5,,`/7DL said prdpeo:abo4 described and west of Military Road. �i�wt'G�r SUB IECT TO: EXIglBi.T"A" -:ATTACHED HERETO AND BY THIS REFERENCE:' MADE A PART HEREOF . Assessors Property:TaxrR&Oel/Account Number. 152104-9154-09 Dated: -tUNE 8, 20W l OBE T D. CASTONA STATE OF WASHINGTON COUNTY OF KING On this day personally appeared before me ROGER-T D. CA$TONA to me known to be the individual(s) described in and who executed the within and foregoing- inafrunt k-, and a6wtedged that he/she/they signed the same as his/her/their free and-"unfary act i nd deed;for the uses and purposes therein mentioned. 1 •l. Given under myVl^hhandand official seal, this the Yu� Notary Public in and for the Skate of Washington residing in King County My Commission Expires: q 'pqQW (SEAL) Escrow No.: 6351418-2 ufiTATE OwA$HINGro�y�. ti NOTARY , M1'COMM15310blE'P" pg,2• '. LPS�iO 7T: sn EXMrr "A" F -ASEt.AENT, AND THE TERMS AND CONDITIONS THEREOF: I?URI?0SE. Private road DISidLdSED BY: 5664396 "AREA AFFECTED`. "'- . North 20 feet of that portion of said premises lying within the east 335 feet of the So6th h6If ofthEY south h6if of the Porthwest quarter of the southeast quarter Of Section 15, Township 21 noRh. Fi2ng'o 4 east, W.M`; in i K irLV C-Ou0ty, Washington, lying westerly of Military Road as measured along the south lih Q-'of sgid'usOn enr AGREEMENT AND THE TEF MS AND CO DMIONS THEREOF: DATto�,* AOust 2%` .1969 RECORDED: e7l b- "8,1969 'p RECORDING NUMBE14 14 3 PURPOSE: Wato agreement AN EASEMENT AFFECTWG.,i PORTIO1 . D PREMISES FOR THE PURPOSES STATED THEREIN: IN FAVOR OF; " FOR, :Puget Sq4n Comp power L" DISCLOSED BY system INSTRUMENT RECORDED: Jahuary" 21,49$2 RECORDING NUMBER: 8201210386 AFFECTS: A right-6Way-'L10 fdet in width.havi6g &,jeet of such width.-Oin each side of the centerline as constructed, to be constructed, extended or: relocated NOTICE& SEWER AND/OR WATER CONN ECtON.diAAG E GIVEN SY: Water District No. 124 RECORDED: June 1, 1981 RECORDING NUMBER. 8106010916 Jr AGRE EMENT AND THE TERMS AND CONDITIONS THEREOF: RECORDED; October 21, 20D4 RECOROtNb NL,MBER: 20041021000099 PURPOSE: /L;itac6mer agreement regarding sanitary sewer and costs related thereto 4_1UJ (,. F-4- -AMR RECORDING RETURN TO; A. zng Qpnty Prop& ty Services Division 596 4th Ave., �L00%�-500A_._ S6td WA,`9801-4 R�cp -j-u s, 6t,,T�j 20030210002690 "I'S DEPT OF 1.10 22 00 PAGEODI of 003 02/1012003 15 24 KING COUNTY, �A - 7 E1937882 02/06/2003 09 57 KING COUNTY WA TAX 115.70 SALE $6,500 00 PAGE 001 OF 002 Reference No.::: Grantor: WCHAEL E.: as his separate estate Grantee: IM, &COUNT Legal Des: Portion of �E 04 �c I-S,:Twp 21 N,-,R4E, Tax ID 15210491-5548 J` W DEED The Grantor herein, MICHAEL E QUINTON, as .0epgate daca% on of property ..:for a public road right-of-way req=4,as"a 6ndifioir-J5f-granhni-- a plat,, -."far the consideration, UNf 'MAL BENEFITS conveys and watrant§ wbrqntee, 10r4G,tOUNTY, a pohtical subdivi6n 4f the State of Washington, all interest in" thO folio nfig 4*i�bed:real estate (the "PropatYly ihe--easterj-'24 feet, as measured perpendicularly to the westerly-',rnafgin of parcel el was 6f the following described parcel (which arc .e bed day deed recordqL-uhder. King County Recording No. 9806122412): Ttio soui� I35 feet praie foilo7ang described property That portion of the south half. .6f the smith.half of the northwest quarter of the-.sotithgast. quidd'of Section,-J5, Township 21 North, Range -4,,, East,,,VN. -`in 7,ing Cbuzity. Washington, described as follow Lying westerly of the wesferly.6bxgift of Mi, fttar� Road Soiith; EXCEPT the west 534 73 feet thpreotf. (ALSO KNOWN AS Lot 1, King County Lai, Luie Adjus6ent Number 8809005). The Property is depicted on the sketch that is attached hereto as Exhb Page 1 77, Da* thus day of January, A D. 2003. ?A&T%zL E,Qunsrm, as his separate estate STATE OF WASKV ' GTOR 'Y ss. S COUNTY OF KING 1 3 On this day personally appeaz6d befbii rite MICHAEL E.'QUINTON, to me known to be the individual described in and. ivhex&dted.ffie :within od. foregoing instrument, and acknowledged that he signed the same;'as his free an d voluptaxy apt and deed, for the uses and purposes therein mentioned. Witnessffiy.band and official hereto affixed tb,,&jarid'i Aov& wafteni' (print or typ6 name) Notary Public in and for the State of IX, Washington, residing at W My commission expires 10 It C \CM449\001lQum1on\R1GKT-0E-WAY WARRANTY J Page 2 Of . . . . . . . . . . j Lij EE Ld 0 C) -.4 < or p i7l 0., 0 0 14- ILS) >- LL.1 CC) <Z: LLJ ca L 9MI. tg LLA U-4 EAST L I NE WEST 534.73' m� w w — r -AtH ti. C J cr r 1 0`—>n s5 I Q_ cT s / S •� n�0 rl �Of vs, go H bA ,t h� 1� SV I,� o Ur 71 Ui Boa y � ll � J 1 ss .f � rz � � 19i dE-19-SGK i i i �I ��jj 7 CM .Ifs l 1i 4 x xl Z8 WI r55f f91 V� ` aura p6 co { I S 0 5 ;i •s co o I c I I I t8 I i� O O 00 W (0 Q� c� 0 co LL , .� N d a! cC � •� 0O Cd b 'd W U 'C ^ N -- ° 4. � � o $ � �� U M v) > r w y O O 7scn U L, UD y o o Ct 3 o41, W z cd U o to O � a\ GO)o a� oo-o a N C� Cd .Si ,� aj bA � '� U O ° O �+• W O O N O O'. i^ _+ c O V) ° c ° . c p w o�n 3 en o OQba o °o,` cq3 N � N O `V tn tb 4 oO O N N Z r..' 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