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19-102097CITY OF Federal Way Centered on Opportunity August 6, 2019 Paul Noyes 31327 101' PI SW Federal Way, WA 98023 RE: Permit #19-102097-00-SM; Noyes Short Plat, 31327 loth Pl SW, Federal Way Dear Mr. Noyes: City Hall 33325 81h Avenue South Federal Way, WA 98003-6325 253-835-7000 www.cityoffedemlway. com Jim Ferrell, Mayor The City of Federal Way Public Works Department has considered your request to waive frontage improvements along SW 312th Street required by Federal Way Revised Code (FWRC) for the proposed seven -lot short plat of Lot 2 of the Noyes Short Plat completed in 2017. After evaluating the existing conditions along the referenced street, review of Federal Way Revised Code provisions (Section 19.135.00 through 19.135.070), and direction provided by the City Council, the Public Works Department herby waives the requirements for the street improvements. Code Section 19-135.070, Modifications, Deferments, and Waivers, allows the Public Works Department to grant a request to modify, defer, or waive the required street improvements only after careful consideration of four specific reasons. The reason most applicable here is contained in FWRC Section 19.135.070(2), "Unusual topographic or physical conditions preclude the construction of improvements as required". This is due to a large wetland and wetland buffer adjacent to SW 3121h Street and an abrupt 5-6-foot elevation drop into the wetland. Existing utility poles would also have to be relocated. The full right-of-way width was dedicated as a condition of the 2017 short plat. As a condition of approval, the applicant is required to construct full -street right-of-way improvements and dedicate the "Tract X" to extend 101h Place SW in order to serve the proposed development. The conditions of this right-of-way modification are applicable for one year from the date of this letter. If a complete short plat application is not submitted within this time period, this decision will be void and a new request for modification must be submitted. Should you have any questions, please do not hesitate to contact Ann Dower, Senior Engineering Plans Reviewer, at 253-835-2732. Sinc ly, sire6 Winkler, P.E. Deputy Public Works Director DW/Im/ce c: Cole Elliott, P.E.; Development Services Manager Project File (ad)(lan) Day file 19-102097-00-SM Doc LD. CITY OF ,Zk�. Federal Way Centered on Opportunity June 27, 2019 Paul Noyes 31327 1011' PI SW Federal Way, WA 98023 RE: Permit #19-102097-00-SM; Noyes Short Plat, 31327 loth PI SW, Federal Way Dear Mr. Noyes: City Hall 33325 81h Avenue South Federal Way, WA 98003-632S 253-835-7000 www_C+[ a �r?derrlwav-c'am Jim Ferrell, Mayor The City of Federal Way Public Works Department has considered your request to modify or waive frontage improvements along SW 3121h Street required by Federal Way Revised Code (FWRC) for the proposed seven -lot short plat of Lot 2 of the Noyes Short Plat completed in 2017. After evaluating the existing conditions along the referenced street, review of Federal Way Revised Code provisions (Section 19.135.00 through 19.135.070), and direction provided by the City Council, the Public Works Department herby modifies the requirements for the street improvements. Code Section 19-135.070, Modifications, Deferments, and Waivers, allows the Public Works Department to grant a request to modify, defer, or waive the required street improvements only after careful consideration of four specific reasons. The reason most applicable here is contained in FWRC Section 19.135.070(2), "Unusual topographic or physical conditions preclude the construction of improvements as required". This is due to a large wetland and wetland buffer adjacent to SW 3120, Street and an abrupt 5-6-foot elevation drop into the wetland. Existing utility poles would also have to be relocated. The full right-of-way width was dedicated as a condition of the 2017 short plat. As a condition of approval, the applicant is required to construct full -street right-of-way improvements and dedicate the "Tract X" to extend 100, Place SW in order to serve the proposed development. The conditions of this right-of-way modification are applicable for one year from the date of this letter. If the work is not completed within this time period, this decision will be void and anew request for waiver must be submitted. Should you have any questions, please do not hesitate to contact Ann Dower, Senior Engineering Plans Reviewer, at 253-835-2732. Sil►c Desired Winkler, P.E. Deputy Public Works Director DW/km/ce c: Cole Elliott, P.B.; Development Services Manager Project File (ad)(km) Day file 19.102097-00•SM D- To CITY OF Federal Way PUBLIC WORKS DEPARTMENT STREET MODIFICATION QUEST / ACTION Project Name Noyes Short Plat Permit # 19-102097-SM; 19-100506-00-PC Location 31327 loth PI SW Request The applicant is proposing a seven -lot short plat of Lot 2 of the Noyes Short Plat completed in 2017(see attached.) Although Lot 2 does not front directly on SW 312th Street, the entire previous short plat must be included in the proposed short plat due to joint ownership of the open space and wetland tracts. The applicant is requesting a waiver of improvements required along the SW 312th St frontage. These improvements were waived for the original short plat. Staff Analysis SW 312th Street is classified as a Minor Arterial corresponding to Federal Way Roadway Section "K' (see attachment.). The existing half -street improvements consist of a single 12-foot paved lane, 5-foot walkway separated by painted curb, and streetlights on utility poles within a 39-foot right-of-way. To achieve the required half -width cross section on SW 312th St, the applicant would need to construct 11 feet of pavement, curb, gutter, six-foot planter strip, eight -foot sidewalk, and streetlights for a distance of about 329 feet. Staff supports waiving the frontage improvements on SW 312th Street based on Federal Way Revised Code Section 19-135.070(2) "Unusual topographic or physical conditions preclude the construction of improvements as required". This is due to a large wetland and wetland buffer adjacent to SW 312th Street and an abrupt 5-6 foot elevation drop into the wetland. Existing utility poles would also have to be relocated. The full right-of-way width was dedicated as a condition of the 2017 short plat. Requirements / Conditions of Approval The applicant will be required to construct full -street right-of-way improvements and dedicate the "Tract V to extend loth Place SW. Staff Recommendation: Concur with Staff Analysis Initial Date Yes No Development Services Reviewer 9 M-' ❑ Development Services Manager ? Y EJ ❑ Traffic Division Reviewer i 5 H� ❑ Traffic Division Manager Za 1 I�� ❑ Deputy Director ��tio��t{ l-1 ❑ �� Zd� l `l ❑ Director Decision /2�/ RECEIVED To: Director of Public Works Subject: Request for Waiver (if needed) mg 01 2019 CITY OF FEDERAL WAY CDMMuNITY DEVELOPMENT Re: File #19-100506-00-PC Noyes Property Short Plat, 31327 10'b PL SW, Federal Way Enclosures: Plat of Lot 2., R/W Improvement Modification Request, A check for $105.50. A Pre -application meeting was held on March 22, on the proposed 7 lot short subdivision of Parcel 0721049249 (Lot 2. See attached plat). The meeting indicated the possibility of requiring improvements to 312' St. But this requirement was not definitive. Lot 2 does not border 312'b St. To improve 312'h St., it would be extremely expensive given the elevated nature of the street and the necessity to fill into a wetland and buffer. This requirement would make this proposal and any other, economically infeasible. Given the uncertainty of this potential requirement, the prospective buyer terminated the sale. Determination of no Waiver Required. Per the Pre-App meeting, the improvement of 312' St. would not be required if the adjacent parcel (0721049082) is not considered part of the development proposal. As one can see from the attached plat, 312'b St is actually not adjacent to nor traverses subject parcel. Nor is the adjacent parcel (Lot 1) part of the proposed project. Lot 1 would continue to have different ownership. For these reasons, we would ask that a determination to improvements to 312' St. not be required for subdivision of Lot 2. And therefore, a waiver is not required. Determination for need of Waiver. If it is determinded that 312'h improvements would generally be required in this situation, a waiver is requested. To improve 312' St, the costs would be prohibitive for any future subdivion. The extremely high costs of these improvement plus the relatively small size of the proposed development make an undue burden. This road section of 312' St is elevation 5 to 6 feet about the adjacent wetland and buffer. It would necessitate adverse impact to a sensitive area by filling a strip of wetland and buffer. This would relate to unusual conditions, item #2 of the R/W improvement modification request. (see attachment) A widened section would terminate before it reach the intersection with 10'h Pl. This improvement would not enhance safety, but on the contrary. It would create a traffic merging situation prior to reaching the intersection. This relates to safety, item #1 of the R/W improvement modification request. A sidewalk and curb now exists along that section of 312'' St. And functions quite well now for vehicular as well as pedestrian traffic. Additional Considerations. Requiring improvements to 312' St. would kill any prospects of future subdividing lot 2. By allowing for the subdivision of Lot 2, several benefits accuse to the City and surrounding neighborhoods. Such as: Connecting two existing deadend streets, (11' Pl and 10'b PI SW). There is presently no turnaround. Completing/ connecting the water main grid. Providing pedestrian access to the City's sports courts on the north side of 312'h. Enhancing pedestrian access to Lakota School for the neighborhoods to the south. Enhancing fire trucks access to southerly neighborhoods. The resulting seven new homes would provide jobs, economic activity and add to the tax base. I respectfully ask for you determination in this matter. Sincere! , aul Noyes Owner 31-;M7 Ib-� PL 51-1 F5+n,s 5 ee C0mca,s4-, 61& CITY OF Federal Way REVISED JUNE 2015 SHORT PLAT NO. 16-105655-00-SU CITY OF FEDERAL WAY KING COUNTY, WASHINGTON LINE7 TABLE LINE BEARING LENGTH Li S11'40'20"W 13.97' L2 SOO'76'40"E 26.47' L3 S00'44'56"E 34.57' L4 S11'3824"E 43.84' L5 S36TJD'23'E 50.21' L6 S79'54'21"E 42.43' L7 S64'47'02"E 17.29' LB S43-11'32"E 38.96' L9 S87'4B'54"E 26.94' Li0 S5954'10"E 4.72' L11 S30'54'01"E 26.33' L12 N87'11'59'E 53.61' L13 S86'42'18"E 5.12' L14 S46-09-21"E 11,36' L15 S67'49'SWE 29,78' L16 N11'40'20'E 18.95' L17 NOD'16'40"W 1994'. L18 N00'44'56'W 28-60' L19 N11'38'24'W 25.17' L20 N36-00'23"W 13.07' L21 N79.54'21 "W 25.83' L22 1 N65'30'13'W 22-36' L23 I N 2'28'1B"W 15 89, L24 I N43-11'32'W 24.53' L25 I N87'4W54"W 17-23' L.26 N59'54'10"W 14.63' L27 S 9'11'11"W 11,50' L28 N30'54'01"W 18.05' L29 S87'11'59"W 20.83' L30 N8642'18"W 30.48' L31 N46'09'21"W 15.82' L32 S69'00'00"W 5.17' L33 S69'00'00"W 17.31' CURVE TABLE CURVE DELTA RADIUS LENGTH C1 2*02'07" 328.00' 11.69, SURVEY NOTES 1. THE WETLAND AS ILLUSTRATED ON THIS SHORT PLAT WAS DELINEATED BY ALTMANN OLIVER ASSOCIATES, LLC ON JUNE 21, 2016. THE WETLAND DELINEATION WAS LOCATED BY LEROY SURVEYORS & ENGINEERS, INC. ON SEPTEMBER 13, 2016. THE WETLAND DELINEATION AND RATING FORM DATED OCTOBER 24, 2016 WAS REVIEWED BY LANDAU ASSOCIATES, THE CITY OF FEDERAL WAYS WETLAND CONSULTANT, UNDER FILE #16-103270-00-AD AND APPROVED AS STATED ON THE CITYS LETTER BY BECKY CHAPIN, ASSOCIATE PLANNER, DATED NOVEMBER 1,2016. 2. METHOD OF MONUMENT LOCATION WAS BY FIELD TRAVERSE. 3. EQUIPMENT USED: TRIMBLE S7 TOTAL STATION. 4. THIS SURVEY COMPLIES WITH THE STANDARDS AND GUIDELINES OF THE "SURVEY RECORDING ACT" CHAPTER 58.09 RCW AND WAC 332-130 LOT SIZE ORIGINAL BOUNDARY BEFORE 9' RIGHT OF WAY DEDICATION 206,218 SQUARE FEET NET AREA 9' DEDICATION 2,962.5 SF LOT 1 36,822.0 SF TRACT X 24,907.9 SF LOT 2 OVERALL B9,622.8 SF LOT 2 MINUS TRACT X 24,907.9 SF 64,714.9 SF LOT 2 NET 64,714.9 SF TRACT A 50.163.5 SF TRACT B 26 647.2 SF TOTAL 206,218 SF �R 0o (D OL ql° 0 poi p / / / H (\ O II 0-) O N Q 0 J U)D-= N � _ �} � Z (7wJ Z2� O o�L' NJ N IL N O -' O UZ N v, Z ---------- 0 0 M O Y Q J 0 0 d` (V O O N O 65.67 TRACT B USABLE OPEN SPACE SEE GENERAL NOTE 3 26,647 SF LW 312th STREET - - N88.F9 329.1r A19 20 329.16' A78 WRIGHT OF ' WAY DEDICATION I� 2,962SF Al RECORDING NO.20171025DO1277 I, Im TRACT A A16 WETLAND TRACT r I m CATEGORY 3 WETLAND 27,707 SF AA L21 A13 6p A14` Al2 F- AA- 60, 1 N<?p N OP A10�' %L27„A7 LB BU �C 'c A8 ��``� L29 L30 A3 cr �4 �FR A6 - S SPLIT RAIL FENCE WITH APPROVED �Llp r WETLAND SIGNAGE S40'24'46'E cs1w.' ,4. ---I 1 sy L12 r 14,70'1. 6 N87.4WS4-N•a S07'11'99'4Y 4 v r- -------'-- -------- 24.25' ', ' ` v PORTION OF LOT 2 •16 NORTH OFTRACT X ti` 9B. 8636SF zT7� LOT 1 P ��' - 36,822 SF 3132710TH PL. SW FEDERAL WAY, %VA SO= i m w r r ry y♦ \' / dQ .i. r tSi J / �r B � N43"6'I S2'W' 13.68' r � ti ti I ++i4• � f EXISTING GRAVEL DRIVEWAY TO BE efts RETAINED `' LOT 2 64,715SF NET �d6 e TRACT "X" 60' WIDE 24,9N SF RECORDING NO.20171025DO1278 • �I �I� �I 39 vX I 30' ------108.00'-------K.i .60.0D'i J.-- -] I� 20 o2p0 It RECORDING NO. I VOL./PAGE SCALE: 1 inch = 50 fk 0 25 50 75 100 125 PORTION OF NE 1 /4 OF SW 1 /4, S.7 T.21 N R.4E, W.M SURVEY REFERENCES j (R1) PLAT OF LAKOTA WOODS DIVISION NO.1 RECORDED OCTOBER 4.19M IN VOLUME 65 OF PLATS, AT PAGE 40. UNOER AUDITORS C6 FILE NO.5208720. m ^ W W (R2) PLAT OF LAKOTA DIVISION NO.2 RECORDED JUNE 26, 19621N AVOITOR'S FILE NO. W W `f QV VOLUME 70 OF PLATS, AT PAGE 40, UNDER Q z � (, v J W072 Q N _ J W = a (R3) PLAT OF MIRROR WOOD RECORDED MAY 15, 1984 IN VOLUME � Q f O 1270E PLATS, PAGES 11-13, UNDER AUDITOR'S FILE NO. H a 8405150497. { (R4) PLAT OF HIDDEN LAKE, RECORDED JULY 1, 19B6, IN VOLUME 134 OF PLATS, PAGES 38-40, UNDER AUDITORS FILE NO.8607010356 AND AMENDED BY THE PLAT OF HIDDEN LANE AMENDED, /),A RECORDED OCTOBER 14, 1987, IN VOLUME 138 OF PLATS, ON FOUND 1-112' BRASS MONUMENT IN CASE 0_T PA+GEES 87-89, UNDER AUDITOR'S FILE NO.8710141015. R2 BELOW SURFACE LEGEND Al I& WIDE NON-EXCLUSIVE EASEMENT FOR THE EXISTING SANTrA1:Y SEWER LINE, BEING S.OW ON BOTH SIDES OF THE CURRENT LOCATION, THE EASEMENT WILL AUTOMATICALLY TERMINATE AT SUCH TIME THAT THE SANITARY SEWER LINE IS RELOCATED INTO THE 60' WIDE NON-EXCLUSIVE INGRESS, EGRESS AND UTILITIES EASEMENT ♦ O EASEMENT FOR EXISTING UTiLI71ES AS SHOWN. THE EASEMENT WILL AUTOMATICALLY TERMINATE AT SUCH TIME THAT THE AS THE WATER LINE IS RELOCATED INTO THE 6V WIDE NON-EXCLUSIVE INGRESS AND m Y EGRESS AND UTILITIES EASEMENT gZti�' © 60.OD FOOT INGRESS/EGRESS EASEMENT FOR THE BENEFIT OF LOT 1. MAINTENANCE OF SAID EASEMENT SHALL BE THE RESPONSIBILITY OF THE OWNER OF LOT 1. EASEMENT SHALL BE RELINQUISHED UPON ,.[ ZJ IMPROVEMENT OF TR4CT'XC ------------- 76Q$8'-------- -- t 9 k89'00 26 W 28 98' [LL71 15 la° I Wppp I O16o 1 0 M1RRpR I p17o 1 015 ZONING IS RS7.2 (R3 6050) l COMPREHENSIVE PLAT = C55 8 SINGLE FAMILY HIGH DENSITY RECORD MATTERS- PER FIRST AMERICAN TITLE INSURANCE COMPANY SUBDIVISION GUARANTEE N0.2775955, DATED NOVEMBER 9, 2016 1. FACILITY CHARGES, IF ANY, INCLUDING BUT NOT LIMITED TO HOOK-UP, OR CONNECTION CHARGES AND LATECOMER CHARGES FOR SEWER, WATER AND PUBLIC FACILITIES OF WATER DISTRICT N0.124 AS DISCLOSED BY INSTRUMENT RECORDED UNDER RECORDING NO. 8106010916. 4. RIGHTTO MAKE NECESSARY SLOPES FOR CUTS OR FILLS UPON SAID PREMISES FOR SOUTH 312TH STREET AS GRANTED BY DEED RECORDED UNDER RECORDING N0.4693426. (NOTE- THE CITY OF FEDERAL WAY WAS NOT SUCCESSFUL IN PROCURING THIS STREET PLAN FROM KING COUNTY). 5. EASEMENT, INCLUDING TERMS AND PROVISIONS CONTAINED THEREIN: RECORDED. JANUARY06,1995 RECORDING INFORMATION: 9501080367 IN FAVOR OF: PUGET SOUND ENERGY, INC., A WASHINGTON CORPORATION FOR: ELECTRIC TRANSMISSION ANDIOR DISTRIBUTION SYSTEM GENERAL NOTES: 1. THE ADRESS FOR LOT 2 WILL BE DETERMINED AT THE TIME OF FUTURE DEVELOPMENT. 2 AREA OF LOT 2 NORTH OF TRACT "X' IS 8,638 SQUARE FEET. 3. TRACT 'B"-USABLE OPEN SPACE WITH WALKING PATH AND BENCH WITH ACCESS FROM TRACT"X 4. THERE SHALL BE NO ACCESS OFF SW 312TH STREET TRACT A WETLAND THE VVETLANDANETLAND BUFFER AREA 1S SET ASIDE AND RESERVED FOR PERMANENT OPEN SPACE OWNERSHIP AND MAINTENANCE OF TRACT A, INCLUDING FENCE AND SIGNAGE SHALL BE THE RESPONSIBILITY OF LOTS 1 AND 2. NATIVE PRESERVATION SHALL BE PRESERVED FOR THE PURPOSE OF PREVENTING HARM TO PROPERTY AND THE ENVIRONMENT, INCLUDING BUT NOT LIMITED TO, CONTROLLING SURFACE WATER RUNOFF AND EROSION, BUFFERING. AND PROTECTING PLANTS, FISH, AND ANIMAL HABITAT. REMOVAL OR DISTURBANCE VEGETATION AND LANDSCAPING WITHIN THE TRACT IS PROHIBITED, EXCEPT AS NECESSARY FOR MAINTENANCE OR REPLACEMENT WITH APPROVAL BY THE CITY OF FEDERAL WAY. TRACT B USABLE OPEN SPACE TRACT'B' IS DESIGNATED AS A PRIVATE OPEN SPACE TRACT. ALL OWNERS SHALL HAVE AN UNDIVIDED INTEREST IN SAID TRACT. THE OWNERS OF ALL . LOTS IN THE SHORT PLAT SHALL BE RESPONSIBLE FOR THE MAINTENANCE OF THE IMPROVEMENTS WITHIN THE TRACT. INCLUDING MAINTAINING THE TRAIL SYSTEM. REMOVAL OR DISTURBANCE OF ANY VEGETATION WITHIN THE OPEN SPACE TRACT IS PROHIBITED EXCEPT AS NECESSARY FOR MAINTENANCE OR REPLACEMENT OF REQUIRED PLANTINGS AS APPROVED IN WRITING BY THE CITY OF FEDERAL WAY. NO BUILDING IMPROVEMENTS SHALL BE PLACED WITHIN TRACT B AND SUCH TRACT SHALL NOT BE FURTHER SUBDIVIDED OR USED FOR FINANCIAL GAIN' o C'r'nonl=D'C !'CDTICI('ATIT I AND SURVEYOR'S CERTIFICATE NOTES SHORT PLAT RECORDING NO. VOL./PAGE CITY aF .. � Federal Way 6 CM LIN a - r SW 312th STREET - y REVISED JUNE 2015 7CWD �SHORT PLAT N�WD CWD 1"Y 1" CW�N0. 16-105655-00—SU21ALDERSC' 12C1Y0 2 1 ALDERS Z. / Al �10n c °ro 12- LD \ I f CITY OF FEDERAL WAY pLq- 0 0� , ��`;a� KING COUNTY, WASHINGTON ���� 00�' �►�� +f� JIVq "I\ r 00 3 72" ALDER c 6" ALDER `��. C C $" 'WD r - O 8" ALDER 1 '� [� 6� 16" AL ER 12" }ALpEFi} �\ 00 12" ALDER v 6'"CWD / d 14" All 16" ALDER w o 4 w vg A EI I 4" ALDER AL0L) 44� \8" CWD �0 ALDER 4" A DENS 'S L" ALDERS 2 12" ALDER �1 CSC" CvD \ ¢� 22 ' AL �pLpER -2976= - DER: WO \ ALDER f2" A�Cfi-r 7 2 �- R 2 2 �HE#1LOEK5 t- 14" ALDER 6- CHERRY 32.. CWD _ 14" HEASf.(f t � 2 6 / r �� 14" MADRO A CHERP,YS `�2-/ �ru•. ?� '2r16" RS �� 2 Q0 r______________ _ ,��-Fi?-- O F ` 6,22" ALDER �1 ���777 ri O j 4 12" MAPLES .p SURVEY NOTES THE TOPOGRAPHIC SURVEY WAS CONDUCTED BY DALEY-MORROW-POBLETTE, INC FOR THE PRELIMINARY PLAT OF NOYES 03-104054-OOSU AND WAS PROVIDED TO LEROY SURVEYORS AND ENGINEERS BY PAUL NOYES. SCALE: 1 inch = 50 ftnrm III I.- 0 25 50 75 100 125 PORTION OF NE 1 /4 OF SW 114, S.7 T. 2 1 N f'. 'r•I: , WA z UozQa RR00 j a O ,1 i T - FOUND 1.112"BRASS N�= MONUMENT IN CASE 0-T OER BELOW SURFACE A aq / o 22' ALDER CB -TYPE II o' +5 RIM = 292.20 1.E = 289.20(S) � MAPLE -6 / _ IM 292.22 O 1 14'%MAPLE `1 � / ,29a I.E.1= 290.67(S) II Ili �iy - '}-'} \ \ Bus L. j 289.82(N) 3`, `�-+� 14" MAPtg ,�;6�•- �-SHELTER r t Ik 4 OVAULT 9 `re4' i4':_ kPtE � O II Z i { �� 26 MA �-.� 4 MAPLE Fr 0 f �.4g�, 0 N Q $ F� 4 �.tX�� 1 a 3.5 f r1 B ;L Q z 6 1 } I �r�t4Qn cn o !i �xr�N B" EPAR I 6" P } 1` a w 1 1 G r/ E%ISTkVG GRAVEL I O 1nV 0x DRIVEWAYTOBE 1 (] r N C_ 1,J 12 _ �6 FIR zY 1 e e ':y:_,•• iE.58 (8" VC) REMOVED AT THE 1 O to>= 0 w J �$ y� y - - - TIME OF FUTURE 1 Ai�7t'"i r - - Z } DEVELOPMENT I r O 0 w � ZO a 1 �° 1A. > 4,i. !~ ti Q f Q z w a O PN 0o� �� �{ i b Joy o Z j /rN . I I$' APLE 1 o �,___ N !n I m, y 4 b ,r , i } d. `f U Z 77 \ 0 L Q ° 1 116' RIR O_ T - _Z 16_AkDER 1 22`� LEFIR .. �14 FIR (n 1 \ } 1 1D FIR / O 8" ALDER \ 1$. TILE 1 / 10 d.�1 TO BE AR , N 1>> g ' ` 1 I 10 FIR / 0 i O or 16" ALI?E \ MOVED A tom\ �1 , } ,s� i 2- di O G] Z 1210" FIR " ALOE ` 1\_ ° I1 Q FIR 292 •- +1 I �" O } 6" COTTON WQ006°10'02" ' N \ g 14"} MAPLti } \ 1 pi 4) FIR / 0 1.)N } I.}4" ALDER R=328.00' f- O 116" MAPLE L=92.55' I l j l i }( p -/ ----0----- I " ALDER 32" MAPLE ' + T CT'X' i 1 J, �/p 0� %IN Q1 3 S" ALDERS T \\ 1� I 60'WIDR24,908SF I F ,. / O o ° I / / \ RORDMG Nv.7�f7f82�0�is3 T�-�9� �i� FIR \\ -"I N I_ $ M `EAPPROXIMME LOCATION OF • ` I t4"II R, O _ 10" CEDAR 00 S" CEDAR \ f EXISTING CATCH BASINS. I T4' FIR 0 �F( LOCATED BY LSE / I \ 0 / �t2" ALDER �• cWD ( \ j I 6" CHERRYjj 1 CWD 1 14" FIR - \ ,� �� 1 ° ��__------ »,__ _ ------ � ;__------------_ __�J E 6' WOOD FENC�g 0 5SM / / I Aso, /• f 00� 6' IWOOD 0 5 N RIM - . 89.88 ❑ R 1 0170 \ ` I 0.1 50 0 2� I.E. -at.65 MC a I �,/11�� ZONING IS RS7.2 0200 STUB Ni fi! Rp] fCOMPREHENSIVE PLATa '' C� �t.F3 . SINGLE FAMILY HIGH DENSITY 35: 3 LF 8" CMP 0 1.75% LEGEND y D EX FIRE HYDRANT z EX. WATER GATE VALVE I$ EX WATER METER I EX BLOWOFF 4 EX UTILITY POLE EX. POWER POLE WILIGHT >------- < EX. STORM CULVERT ® EX. CATCH BASIN TYPE 11 -�-o-�- EX. CHAINLINK FENCE -�--�� EX WOOD FENCE 0 EX SANITARY SEWER MANHOLE V EX SIGN EX GAS METER o EX MAILBOX ® EX MONUMENT 0030 INDIVIDUAL TAX PARCEL No ■ PROPOSED CB (TYP ) • PROPOSED SSMH H.O.A. HOME OWNERS ASSOCIATION - - •� W EXISTING WATER LINE - _ ---- S S- EXISTING SANITARY SEWER LINE I ANIn c1 IO1:C\//lO1c /`Cr_>TICIr`ATC NOYES SHORT PLAT