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14-101516etpudfYsuradOur Cnu9fry ps>znayy a 2 SnvaSB � ;Cl syr YNnaN3wHcawa�mcr Wnsdln4rra �.pur.aMrx.ryri.ww�rr.s. �'n C E Service Disabled Veteran Owner Small Business 3 April 2014 City of Federal Way Development Services Department 33325 8th Avenue South Federal Way, WA 98063 RE: 359th Street (Cherian) 3 Lot Short Plat Permit Submittal for the Property Located at 1320 S 359th St Federal Way. Wa. 98003. WA; Kina Countv. WA. Parcel No. 2921049071. Abbev Job #07- 179-2. Dear Development Services Department, On behalf of Jesse T. Cherian and Eric Hildebrandt (359th Street (Cherian) 3 Lot Short Plat) the Abbey Road Group Land Development Services Company, LLC is formally submitting a request and application for a 3 Lot Short Plat for the below referenced property in accordance with the City of Federal Way Codes and the attached short Plat Submittal requirements Property Information: o Property Owners: Jesse T. Cherian and Eric Hildebrandt o Project Name: 359th Street (Cherian) 3 Lot Short Plat o Property Location: 1320 S 35e St Federal Way, Wa. 98003 o Parcel Number: 2921049071 o Property Zoning: RS -15, Residential o Property Size: D Permit Submittal Items: As part of this submittal we are submitting the following information and items as required by the City of Federal Way for a Short Plat within the City of Federal. 1. Master Submittal Packet (8 Copies) o Permit Cover Letter o Master Land Use Application o Property Aerial Photo !qL V �,?i APR 03 2014 Abbey Road Group Land Development Services Company, LLC P. O. Box 1224, Puyallup, WA 98371 CITY OF FEDERAL WAY Phone:253-435-3699 Fax:253-446-3159 CDS www.abbeyroadgroup.com o' Property Vicinity Map o Site Photos from North, South, East and West o Short Plat Map (8'/ x 11) o Preliminary Engineer Plan (8 1/2 x 11) o Preliminary Clearing, Grading & Tree/Vegetation Retention Plan (8'/2 x 11) o Park 16 Approved Construction Plan Set (8'/z x 11) o City of Federal Way Short Plat Submittal Requirements (8'/ x 11) 2. Water Availability Certificate (2 Copies) 3. Sanitary Sewer Availability Certificate (2 Copies) 4. Title Report (2 Copies) 5. Preliminary Technical Information Report (2 Copies) 6. Geotechnical Report (2 Copies) 7. Short Plat Map ( 2 Sheets) (7 Copies) (24 x 36) 8. Short Plat Map ( 2 Sheets) (2 Copies) (11 x 17) 9. Lot Closure Calculations / Computations (2 Copies) 10. Preliminary Engineer Plan (2 Copies) (24 x 36) 11. Preliminary Clearing, Grading & TreeNegetation Retention Plan (2 Copies) (24 x 36) 12. Preliminary Engineer Plan (2 Copies) (11 x 17) 13. Preliminary Clearing, Grading & TreeNegetation Retention Plan (2 Copies) (11 x 17) 14. Park 16 Approved Construction Plan Set (8 Copies) (8 % x 11) 15. Permit Fee of: $2,416.50 Additional Information in regards to the submittal and short piat: Also as part of this submittal and for your information as part of the review the following information is also provided. o The proposed short plat site already has an active City of Federal Way Permit for Grading, Road Construction, Storm Drainage Construction, Sanitary Sewer Main Construction and Water Main Construction as part of the Park 16 Project. (See attached Sheets) o This property proposed to be short plated gave permission to Park 16 for the prior approved permits on their property. And Park 6 permitted the work so upon completion and approval of the short plat by the City of Federal Way the required Road Access, Road Storm Drainage, Sanitary Sewer and Water services will be provided to the new parcels as part of the Park 16 Project Construction permits. o Based on the Park 16 construction and there City of Federal Way approved permit there will be no additional Civil Permits required for this 3 Lot Short Plat until such time that individual Lot Building permits are filed with the City of Federal Way. Existing and Proposed Improvement Fees: On the application you can see that the proposed improvement fees have not increased from the existing improvement fees, this is because all such construction and permit fees were and are part of the Park 16 project at this time and thus have been paid for. If you have questions or need additional information, please do not hesitate to contact me at (253) 435- 3699, ext. 1510, or via email at Gil.Hulsmann@AbbeyRoadGroup.com. Sincerely, Gil Hulsmann,�� CEO - Director of Land Development Services Abbey Road Group Land Development Services Company LLC Enclosure: 1. Master Submittal Packet (8 Copies) 2. Permit Cover Letter 3. Master Land Use Application 4. Property Aerial Photo 5. Property Vicinity Map 6. Site Photos from North, South, East and West 7. Short Plat Map (8'/2 x 11) 8. Preliminary Engineer Plan (8'/2 x 11) 9. Preliminary Clearing, Grading & Tree/Vegetation Retention Plan (8'/2 x 11) 10. Park 16 Approved Construction Plan Set (8'/2 x 11) 11. City of Federal Way Short Plat Submittal Requirements (8'/2 x 11) 12. Water Availability Certificate (2 Copies) 13. Sanitary Sewer Availability Certificate (2 Copies) 14. Title Report (2 Copies) 15. Preliminary Technical Information Report (2 Copies) 16. Geotechnical Report (2 Copies) 17. Short Plat Map ( 2 Sheets) (7 Copies) (24 x 36) 18. Short Plat Map ( 2 Sheets) (2 Copies) (11 x 17) 19. Lot Closure Calculations / Computations (2 Copies) 20. Preliminary Engineer Plan (2 Copies) (24 x 36) 21. Preliminary Clearing, Grading & Tree/Vegetation Retention Plan (2 Copies) (24 x 36) 22. Preliminary Engineer Plan (2 Copies) (11 x 17) 23. Preliminary Clearing, Grading & Tree/Vegetation Retention Plan (2 Copies) (11 x 17) 24. Park 16 Approved Construction Plan Set (8 Copies) (8'/2 x 11) 25. Permit Fee of: $2,416.50 Cc: Jesse T. Cherian Eric Hildebrandt .4k CITY Federala. Way APPLICATION NO(s) MASTER LAND USE APPLICATION DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES 33325 8 h Avenue South Federal Way, WA 98003-6325 253-835-2607;Fax 253-835-2609 w w w.c i tyo f federal way, com Project Name 359 Street (Cherian) 3 Lot Short Plat Property Address/Location 1320 S 359th St Federal Way, Wa. 98033, Parcel Number(s) 2921049071 Date Project Description 3 Lot Short Plat on a lot that also has a road and utility extension (Water / Sanitary) as part of the Park 16 Project already under Construction PT.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 XX_ Short Subdivision Subdivision Variance: Commercial/Residential Required Information RS 15.0 Zoning Designation Residential Comprehensive Plan Designation $278.000 Value of Existing Improvements $278.000 Value of Proposed Improvements International Building Code (IBC): R-2 Occupancy Type Type VB Construction Type Applicant Name: Abbey Road Group Land Development Sev Co. Address: P. O. Box, 1042, Puyallup, Wa. 98371 City/State: Zip: 253-435-3699 Phone: 253-446-3159 Fax: Email: Gil.H Is ann AbbeyRoadGroup.com Signature: QN7 F u _ .. Agent (if different than Applicant) Name: Abbey Road Group Land Development Sev Co. Address: P. O. Box, 1042, Puyallup, Wa. 98371 City/State: Zip: 253-435-3699 ' Phone: Fax: 253-446-3159 i Email: Gil.H Ismann AbbeyRoadGroup.com Signature: Owner I --,- Name: Cherian Jesse Address: City/State: P. O. Box, 24630, Federal Way, Wa. 98093 Zip: (253) 735-2000 (Phone) Phone: (253) 261-1044 (Fax) Fax: Email: jesse@stfab.com Signature: GLccl Bulletin #003 —January 1, 2011 Page 1 of 1 k:\Handouts\Master Land Use Application WAP it) 2W Kin 9 C 0V nly Legend Highlighted Feature Aji.WjalS 2009 Color Ae: rial Photos (20 in) County Boundary Loa 2009 Color Aurial PI-totos,(12int) X MIDUntain Feaks Lakes a ind Large Rivers Highways Streams Streets Parcels tlighvffy Parks (cont) COMMENTS: #07-179, 359th ST FAB - Aerial Photo The Information included on this map has been compiled by KIN County staff from a v .1 to change wilhoul notice Kin ,tracy, cogie ,=urces. and is subject County makes no tepresenialiona oroarrmlies, express or implied. as to a timaline&s, or nighis to the Ltso of such inform intended This docurnm ni is not I nded for use as a survey product, KIN County shall not be 14ble for any general. spkiaP. Wirect, incidental, or ro sale of larr=in�ullrq Ilm -venues or IW fils ;,d contained on this map. rIr u'�"`�I LQ King County this not Ited (d. iosl re ta from the use or mlisLmb of " Infornitiftri c Jon on Lin. I mop 11, probIbIted ex" by =Ion m, *rt of King Ce%mty Date: 412/2014 Source: King County WAP - Property Information (hRp;/twww.meLrokc.goviGiSriMAP) WAP t f! C. f. i _ t y � 1 ji Hylebas Vktlands A $ �rli ST lr ', 4a. ,Ca 2!11 King aovniy ti 432ft Legend 99 Highlighted. Feature AT1WJdS County Boundary I_61l ^I X Mountain Peaks Lakes and lam lfivsrs Highways f Streams Streets Psresls 1Ii hwgy ❑ Parks (Cont) COMMENTS: #07- S 79, 359th ST FAB - Vicinity Map The ininrnallon included Orr this map has been complled by Khg County staff from a rarfelyy of sources and is subject to charge without nalix. King County makes no repr,senWlions or warranties, express or implled, as to accuracy, wmpleienuss, timennesv, or rights to the use of aunt intorrnalion- This dpcimrsnt is not Intended for use as a survey product. K? County shall not be Gable for etsy gener&!, special, indiraol, Irrddenlsl, oQ consequenllal huf not limited to. lost revenues: or last profits resulting from the use or misusethe mformaGon contained on This map. Any stile of�\�n (rdamagesinr3udffrg. King L-9 County h3; map or info mailon an thin map is prohlblled except by written pefrrOm ul of King County, g y tale: ennM Source- ling County [MAP - Property Information{nifpllw>;riy-niBlrpkc,govlGlSfiMAPj `L.. 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A u R "e�< a.t9, s �96, e c o N . � � � 3 � ry ! � Z } J •. ® T t 1 � 1 I a � [ h4 L, Y - � m U es 8 Q e eels @ e .— —� +-.�-err-w �.^� i•�'� ZC90 M' le ril�i�lL�7—; it .,w'I I� y'?��i_.I - ._�---� •_— -- I 1 a � � I i, '_ I L � �_� 1•II of �� `I. ;i• I— I•.. ... { w � `94L§k4LiS � i9 L��.4Sb� vvvv Yv SB �vVYvvvvvv 7sassassRc. 11c.kkcs �,oe000eve �e�"a�•sc�= �s�zzo3�a Fedem� CIITY OF cV/Va-y COMMUNITY & ECONOMIC DEVELOPMENT DEPARTMENT 33325 8"h Avenue South Federal Way WA 98003 253-835-2607;Fax 253-835-2609 www.ci o£Lederalwa .com SHORT SUBDIVISION SUBMITTAL REQUIREMENTS PURPOSE A short subdivision (short plat) is the division or re -division of land into nine or fewer lots for the purpose of sale, lease, or transfer of ownership. A short subdivision may be a conventional or cluster subdivision, cottage housing, zero -lot line townhouse development, or small lot detached development of nine or fewer lots, as well as a binding site plan. A short subdivision must be approved and recorded before newly created lots may be legally sold. WHO MAKES THE DECISION The director will make the decision on the short subdivision. The application is processed under the provisions of Chapter 18.30 FWRC, "Short Subdivision Plats." Your application will be evaluated on the basis of the information you provide, the criteria listed in the pertinent sections of the City's regulations, and inspection of the property. Short subdivisions shall be designed to the standards of FWRC 18.55.010 through 080, and 18.60.030 through 120. Upon determining that the short subdivision application is complete, the director (or his/her designee) shall distribute a notice of complete application. APPEALS Any decision issued by the director can be appealed. The City of Federal Way Hearing Examiner decides appeals of short subdivision decisions after a public hearing. See FWRC 18.30.140, et seq. for detailed information regarding appeals of short subdivision decisions. RECORDING The City records all approved short subdivisions with the King County Division of Records and Elections. A copy of the documents (referred to as a short plat), stamped with the recording number, is then distributed to the applicant, file, and King County Department of Assessments. All fees for such recording must be paid by the applicant before recording. Bulletin #010 —February 3, 2011 Page 1 of 5 k:\Handouts\Short Subdivision COMPLIANCE WITH SEPA Short subdivisions are usually exempt from the Washington State Environmental Policy Act (SEPA). However, a SEPA checklist and corresponding fee will be required if any of the following is associated with the short subdivision: 1) the site is subject to critical area review; 2) the short subdivision requires stormwater, sewer, or water lines larger than eight inches in diameter; 3) the short subdivision occurs on land covered by water; or 4) the short subdivision is a further subdivision of a previously exempted short subdivision. The director will determine the scope of the environmental review required by the application in order to comply with SEPA. For a detailed explanation of the City's environmental policy, refer to FWRC Title 14. CRITICAL AREAS Projects that involve work within critical areas (e.g., wetlands, streams, steep slopes, and lakes) may require that the City contract out for expert technical assistance. Pursuant to FWRC 19.150.030, the applicant is responsible for providing any information, mapping, studies, and materials, and for paying for inspections or review by a qualified professional acceptable to the City. You will be advised at an early point in the process if your project will be subject to these types of expenses. SHORELINES Short subdivision that are within 200 feet of the ordinary high water mark of Puget Sound, Steel Lake, North Lake, or Lake Kilarney require review under the city's Shoreline Master Program. Applicants should speak with department staff for further information regarding shoreline regulations prior to submitting a formal application. TRAFFIC -RELATED REQUIREMENTS All short subdivisions are subject to transportation concurrency and Traffic Impact Fee requirements. Refer to Concurrency Application Information and Traffic Impact Fee handouts for additional information. PREAPPLICATION CONFERENCE Applicants are encouraged to schedule a preapplication conference to become familiar with FWRC requirements, policies, and regulations. It is also an opportunity to coordinate with City departments and obtain their comments on the proposed subdivision. Refer to the City's preapplication conference handout for information on the process. HOW TO APPLY The applicant (owner or owner's appointed agent) files a complete application with the Community & Economic Development Department using the Master Land Use Application form which can be obtained at our office or on the City's website. A complete application is required before the City can proceed with technical analysis and make an informed decision on your application. Following is a list of materials that must be submitted with your application. Please do not turn in your application until all items on the list that apply to your proposal have been included. Consult with the Community & Economic Development Department if you have a question. All application materials become public information. Bulletin #010 — February3, 2011 Page 2 of 5 k:\Handouts\Short Subdivision SHORT SUBDIVISION SUBMITTAL REQUIREMENTS Project Name: Project Description: Applicant/Agent: File No(s): Rectuired Submitted Completed Master Land Use Application form including signature of persons ❑ ❑ with ownership interest in the property. Agent authorization is required if application is not signed by owners of all subject parcels. ❑ ❑ All application fees Two copies of a computation sheet (with surveyor's seal) that provides the ❑ ❑ square footage of all streets, individual lots and tracts, and total area contained within the subject parcels, i.e. lot closure calculations. Two copies of a title report for the subject property, prepared within 90 days, including any easements or restrictions affecting the properties with a ❑ ❑ description, purpose, and reference by auditor's file number and/or recording number; parties of interest; and any restrictions or covenants running with the ro ert . ❑ ❑ Two copies of certificate of water availability, signed within a year of the date of a lication(only required for vacant property). One copy of certificate of sewer availability, signed within a year of the date of application, unless the site is to be served by an on -site septic system; or ❑ ❑ One copy of the Seattle -King County Health Department approval of the proposed subdivision is required, if the project is to be served by an on -site septic sstem. ❑ ❑ Site photographs from each compass point (north, east, south, & west) with location of photo referenced on the site plan ❑ ❑ Two copies of a preliminary Technical Information Report (TIR), if required per the 2009 King County Surface Wafer Design Manual KCSWDM . Seven full size prints of the proposed short plat drawing as specified below and one copy on 8-1/2 by 1 1 inch paper. • Drawings shall be folded to 9 x 12 inches. ❑ • The drawing shall be 18" x 24" in size, drawn to a scale of 1 "=50' or larger on the City's standard short plat title block form (available on line), and must comply with the provisions of RCW 58.09 and WAC 332-130. • One set of reproducible mylar drawings will be required after the short plat is a proved, prior to siqnin_q and recording. ❑ ❑ Additional information as required by the Community & Economic Development and/or Public Works Departments. Bulletin #010 — February 3, 2011 Page 3 of 5 k:\Handouts\Short Subdivision SHORT SUBDIVISION SUBMITTAL REQUIREMENTS Pani droll 21 ihmif#crl ❑ ❑ Preliminary Engineering Drawing Two copies showing the location and size of all ditches, culverts, catchbasins, and other parts of the design for the control of surface water drainage. (This is a separate sheet from the short plat map.) ❑ ❑ Preliminary Clearing and Grading & Tree/Vegetation Retention Plan Two copies consistent with requirements of FWRC, Chapter 19.120.040 Clearing, Grading and Tree and Vegetation Retention. ❑ ❑ Short Subdivision Drawing including, but not limited to: o Proposed name of the short subdivision. (You may wish to check with the City to make sure the name has not been taken yet.) a Name, address, and phone number of each property owner. o Location by section, township, range, and/or other legal description. o Name, address, and phone number of developer o Name, address, and phone number of registered land surveyor. o Scale of drawing, north arrow, and date (subsequent resubmittals must have a revision date). Existing topography of the land indicated by contours of two foot intervals for slopes less than 15 percent and five foot intervals for slopes of 15 percent or greater. Vertical Datum (NVGD-29 or KCAS). e Location and extent of significant natural features on and immediately adjacent to the site. Such features shall include but are not limited to streams, wetlands, views, stands of trees, and water bodies to the extent that significant natural features and/or their associated buffers affect the short subdivision. Comprehensive plan and zoning classification of the proposed short subdivision site and adjoining properties. e Adjacent ownerships and the land or lot divisions of adjoining properties not in common ownership for a distance of at least 100 feet around the perimeter of the property proposed for subdivision. A separate list of names may be used for clarification purposes. ® Location, widths, and names of existing or prior streets, railroad, or utility rights -of -way or easements, access easements, parks and other public spaces, and existing permanent structures to be retained within and adjacent to the proposed short subdivision. Where the property has been previously subdivided, the original lots, blocks, streets, easements, etc., shall be shown by dotted lines. Show distance between existing structures to be retained and property lines. (Show pavement widths, planter strips, sidewalks, utility poles, etc.) a Existing and conceptually proposed water, sewer, and drainage facilities on, under, or over the land showing size, grades, and locations. o Location, widths, and names of proposed streets, utility rights -of -way, and easements. o Layout, number, lot sizes, and dimensions of proposed lots. Include the square footage of each lot. Bulletin #010 — February 3, 2011 Page 4 of 5 k:\Handouts\Short Subdivision SHORT SUBDIVISION SUBMITTAL REQUIREMENTS ❑ ❑ Short Subdivision Drawing (continued) • Parcels of land intended to be dedicated for public use, or reserved for use of owners of the property in the short subdivision. • A statement explaining how open space shall be provided. For a conventional short subdivision, open space in the amount of 15 percent of the gross land area of the subdivision site is required to be provided. If the City determines that the location, quality, or extent of the required open space would not fulfill the intent or purpose of useful common open space, a payment of an equivalent fee -in -lieu of the required project open space shall be paid pursuant to FWRC 18.55.060(2). • Total acreage of the site platted, prior to creation of any lots, tracts, or other dedications. • Acreage precluded from development due to the presence of critical areas, including: wetlands, streams, steep slopes, and other features (along with buffers), broken out by category, covered by critical areas regulations. • Acreage dedicated for public rights -of -way (for both newly created streets and expansions of existing streets), as well as private tracts, alleys, and ingress/ egress and utilities easement created for the purpose of providing access to lots within subdivisions. • Location and acreage of tracts (or other areas) dedicated for retention/detention/drainage facilities, open space and parks, or other on -site public facilities, broken out by category. • Calculation of net plat area, which is gross plat area minus critical areas, rights -of -way, private open space, and public purpose lands.' • Building setback lines. • Typical roadway sections including streetlights and street trees (existing and proposed). • Vicinity map with labeled streets and north arrow. • Basis of bearing, statement of equipment and procedures used, indication of perimeter boundary, lot, and right-of-way lines with a notation of bearings or azimuth from the north, distances, and curve data, as well as the location and description of all monuments, both found and set. • Statement of equipment and procedures used. • Existing addresses, if applicable. • Indication of perimeter boundary, lot, and right-of-way lines with a notation of bearings or azimuth from the north, distances, and curve data. • Location and description of all monuments, both found and set. • The City's file number will be assigned upon application. Include the file number on subsequent resubmittals. I Public purpose lands mean acreage of tracts (or other areas) dedicated for retention/detention/ drainage facilities, open space and parks, or other on -site public facilities. Bulletin #010 — February 3, 2011 Page 5 of 5 k:\Handouts\Short Subdivision CITY OF Federal March 12, 2015 Mr. Gil Hulsmann Abbey Road Group PO Box 1224 Puyallup, WA 98371 Way Re: File #14-101516-00-SU; PRELIMINARY SHORT PLAT APPROVAL 359" Street Cherian Short Plat,1320 South 359td Street, Federal Way Dear Mr. Hulsmann: CITY HALL 33325 8th Avenue South Federal Way, WA 98003-8.325 (253) 835-7000 www cityofiederalwa ,com Jim Ferrell, Mayor The Community Development Department has completed the administrative short subdivision review for the 359 h Street Cherian Short Plat. The applicant proposes to subdivide one single-family residential Iot into three single-family residential lots: The site is located along the north side of South 359'h Street near and east of its intersection with SR-99 (APN 292104-9071), The city received your application April 3, 2014, and deemed it complete August 8, 2014. The department hereby grants conditional preliminary approval of the 359th Street Cherian Short Plat. This preliminary approval corresponds, but is not limited to, the following documents submitted by the applicant: 1. Two -sheet Short Plat document; prepared by Abbey Road Group Land Development Services Company, LLC and date -stamped received November 5, 2014. 2. Preliminary Engineering Drawing Sheet & Preliminary Clearing and Grading & Tree/ Vegetation Retention Plan Sheet; both prepared by Abbey Road Group Land Development Services Company, LLC and date -stamped received February 17, 2015. CONCLUSION This Decision of the Director is based on the enclosed Stalement of Facts (Exhibit A) and is in accordance with the following criteria pursuant to Federal Way Revised Code (FWRC) 18.30.110(2): 1. The proposed short subdivision is consistent with the comprehensive plan; 2. The proposed short subdivision is consistent with all applicable provisions of this title; 3. The proposed short subdivision is consistent with the public health, safety, and welfare; 4. The proposed short subdivision is consistent with the ten item subdivision purpose statement listed in FWRC 18.05.020; and 5. It is consistent with applicable development standards listed in the subdivision code's design criteria, required improvements, other applicable ordinances or regulations of the city, and the Revised Cade of Washington (RCW) 58.17.060 and 58.17.110. Mr. Gil Hulsmann Page 2 of 3 March 12, 2015 CONDITIONS OF APPROVAL ary+ to eliminate or minimize any undesirable effects Of The following conditions are reasonably necesspart thegranting the application. The following conditions are hereby !incorporated ons shall be met prior to plat subdivision decision. Unless otherwise permitted in FWRC 18.30• (1) The final plat document shall provide fore is curreutility easements in no reservation foraccordance prd ate utility easevnent(s) 18.60.090 and remedy the following: there �s currently the northern lots for services for powerltelecomletc. from across the southern lots for the benefit of South 35Vh Street to the northern two lots. 2 Prior to plat recording, the applicant shall pay 15 percent of the most recent assessed land value of (} the subject property as the fee -in -lieu of open space. 3) The applicant shall pay a transportation impact fee, which shall be assessed and due at the time of ( plat recording. existing struc�ue�re� proposed for removal (detached garage, car—ports, (4) Prior to plat recording, all shed, a rockery, and driveway) shall be (5) Water and sewer service stub connections shall constructed along the property frontage, d and active prior to plat be complete (6) Thefollowing, modified, improvements shall . . i. Add four -feet of asphalt paving along the parcel frontage-, ii. Construct asphalt tapers/transitionsaleale norrth de f the widened roadway so that stormwater tii. Construct a shallow Swale along continues to drain to the west, as it does presently. (7) The street improvements shall be constructed ad accepted prior to final i and accepted prt plat rior t approval. (S) The on -site access roadway and drainage system short plat approval. ENGINEERING REQUIREMENTSte approval forvegetation Preliminary approval of the short plat does netre require permits from the city. Prior o construction of any removal, ar any other activities that otherwis q P roval and authorization to proceed for all road improvements, the applicant must receive engineering Oppor site improvements and storm drainage facilities. No Permitsin eerinaholanstitheto begin payment of all feecnand the work will be granted until the final approval of all e g a P submittal of performance securities, that may be required. RECORDING Upon completion and inspection of all required frontage improvements, stormwater facilities, and cther ent far infrastructure improvements, the applicant shablusubmit Plans payme t of outstanding fees, ancompletionlans to the Public Works of review. Following department approval of as applicable conditions of approval, the short subdivision mylar will be recorded by the city (at the expense of the applicant) with the Icing County Recorder's office. APPEAL PROCESS who is mailed a copy of this decision may appeal the decision Pursuant to FWRC 19.30.140, any person within 14 calendar days of the date of issuance. Tirreedecisionb0 p � e appealed �� 2015�at the following ng delivered to the Community Development Depart Y Doc 1 D. 67465 File 914-101516-00-SU Mr. Gil Hulsmann Page 3 of 3 March 12, 2015 address: 33325 81h Avenue South, Federal Way, WA 98003. An appeal letter must contain a clear reference to the matter being appealed, along with a copy of the decision. A statement of the alleged errors in the decision and required appeal fee must be included. Any additional requirements of FWRC 18.30.140 must be followed. STATE ENVIRONMENTAL POLICY ACT The proposal is exempt from a SEPA threshold determination pursuant to the.Washington Administrative Code (WAC) 197-11-800(6)(d). DURATION OF APPROVAL Short subdivision approval shall expire five years from the date of this decision. Opportunities for time extensions are available pursuant to criteria listed in FWRC 18.05.090. REQUESTS FOR CHANGE OF VALUATION Any affected property owners may request a change in valuation for property tax purposes, not withstanding any program of revaluation. CLOSING Any questions or concerns regarding this decision can be forwarded to Senior Planner Stacey Welsh at 253-835-2634, or stacey.welsh@cityoffederalway.com. Sincerely, Isaac Conlen Acting Director enc: Statement of Facts Short Plat Document Stamped "Preliminary Approval" c: Stacey Welsh, Senior Planner Kevin Peterson, Engineering Plans Reviewer Erik Preston, Senior Traffic Engineer Brian Asbury, Lakehaven Utility District Jesse Cherian &Eric Hildebrandt, 721 West Main Street, Auburn, WA 98001 (w/findings) File #14-101516-00-SU Doe 1 D. 67465 41k CITY OF � ,err Federal Way Exhibit A Statement of Facts Federal Way Revised Code (FWRC) Chapter 18.30, "Short Subdivision Plats" 359"' Street Cherian Short Plat — File 14-101516-00-SU The Planning Division hereby makes the following Findings and Conclusions pursuant to content requirements of the short subdivision written decision as set forth in Federal Way Revised Code (FWRC) 18.30.110(4). Proposal — The applicant proposes to subdivide one existing 1.2-acre single-family residential lot into three lots and ingress/egress and utility easements. As shown on the short plat, the following are total square footage (sq. ft.) for each lot: Lot 1—17,907 sq. ft.; Lot 2 — 17,341 sq. ft.; Lot 3—16,880 sq. ft.; and Easement Area — 4,686 sq. ft. 2. Review Process — Pursuant to FWRC 18.30, "Short Subdivision Plats," the proposed short plat is subject to administrative review and decision rendered by the Director of Community Development. The proposal has been reviewed by city staff, Lakehaven Utility District, and South King Fire and Rescue. City staff has used the following FWRC development regulations when reviewing the short subdivision application: Title 16, "Surface Water Management"; Title 18, "Subdivisions"; and Title 19, "Zoning and Development Code." 3. Site Profile — The subject property is located in the southeast portion of the city, along the north side of South 350 Street, near and east of its intersection with SR-99. The subject property is rectangular shaped, with 188 feet of right-of-way street frontage and 276 feet of depth. There is an existing single-family residence with a garage and a detached garage with carports, a shed, rockeries, and a driveway. The single family residence will remain, while the detached garage, carports, shed, rockery, and driveway will be removed. According to the submitted Geotechnical Investigation prepared by Stantec, February 14, 2014, "The Geologic Map of King County indicates that the site is underlain by glacial till." Additionally, "The NRCS maps for King County indicate that the east half of the site is underlain by Everett gravelly sandy loam (5 to 15 percent slopes) with a "Slight" to "Moderate" erosion potential in a disturbed state and that the west half of the site is underlain by Kitsap silt loam (2 to 8 percent slopes) with a "Slight" erosion potential in a disturbed state." Lastly, "The site slopes gently toward the west and southwest at magnitudes of less than 20 percent and a topographic relief of approximately 6 feet. The site is vegetated with grasses and sparse evergreen trees." The Preliminary Clearing and Grading & TreeNegetation Retention Plan identifies 13 fir trees on the subject property with a diameter at breast height range of 15 to 28 inches. The applicant proposes to retain all 13 existing trees. The 13 trees equates to 33 tree units, which exceeds the required 27 units for the property. 4. Comprehensive Plan & Zoning— The subject property is within the Single -Family Medium Density Residential and RS 15.0 designations. 5. Density & Dimensions — The minimum lot size in the RS 15.0 zoning designation is 15,000 square feet. The proposed three -lot short subdivision meets minimum standards of FWRC 19.200.010, "Detached dwelling unit." The short plat map details required yards meeting the 20-foot front, 5-foot side, and 5-foot rear. As Lot 1 is a corner lot, the 10-foot street side yard adjacent to South 359 h is accurately depicted. The existing single family home will remain on the newly created Lot 1 and complies with applicable setback requirements. Individual single-family building permit plans for Lots 2 and 3 will be required to incorporate the recorded short plat's building setback lines. 6. State Environmental Policy Act (SEPA) — The proposal is exempt from a SEPA threshold determination pursuant to the Washington Administrative Code (WAC) 197-11-800(6)(d). 7. Critical Areas — The city's critical areas inventory shows no environmentally sensitive areas. 8. Public Notice & Comment — A Notice of Land Use Application for the short subdivision was published in the Federal Way Mirror and posted at the subject property and city designated notice boards on August 15, 2014. No written comments were received regarding the short subdivision application. 9. Open Space — All residential land divisions are required to provide open space in the amount of 15 percent of the gross land area of the subdivision site. The applicant will provide a fee -in -lieu as allowed by FWRC 18.55.060(2). The Parks Department concluded that at the time of this request, the fee -in -lieu was calculated at 15 percent of $117,000 (2014 assessed land value of existing undivided parcel) for a total fee of $17,550, which could change at the time of final processing. The Parks Department asked that consideration be given to provide a voluntary letter authorizing the City of Federal Way to use the open space fee -in -lieu from the 359" Street Cklerian Short Plat in any of the Parks Planning Areas. The applicant responded in writing that they acknowledge this request. Prior to plat recording, the applicant will be required to pay 15 percent of the most recent assessed land value of the subject property per FWRC 19.100.070.1. 10. Tree & Vegetation Retention/Replacement— Single-family residential zones are required to maintain a minimum of 25 tree units per acre. The total required tree units for the subject property are based on the gross land area (1.2 acres) minus the access easement (I I -acre). The net area for retention/ replacements equals 1.09 acres; therefore, the applicant will be required to retain, replace, or augment tree coverage to result in 27 tree units. The Preliminary Clearing, Grading, and TreeNegetation Retention Plan identifies 13 fir trees on the subject property with a diameter at breast height range of 15 to 28 inches. The applicant proposes to retain all 13 existing trees. The 13 trees equates to 33 tree units, which exceeds the required 27 units for the property. Tree protection measures for the existing trees to be retained will be implemented during construction. 11. Clearing & Grading —The eastern portion of the property has already been cleared as part of the Park 16 project to accommodate utilities. The western portion of the property will have limited clearing associated with removal of the detached garage, carports, shed, rockery, driveway, and to accommodate water and sewer improvements to each lot. 12. Transportation — The city's Traffic Division reviewed the applicant's concurrency application and concluded the proposed short subdivision will generate three new peak hour trips. Traffic Division staff determined the one intersection impacted by the proposed development will maintain current level of service standards; therefore, a Capacity Reserve Certificate was issued December 12, 2014. 3591h Street Cherian Short Plat File #14-101516-00-SU / Doc ID 67433 Statement of Facts Page 2 of 4 In order to mitigate the impacts of new development on the city's street infrastructure, the applicant will be subject to the transportation impact fee. The fee is assessed and due at the time of plat recording. 13. Access Easement — Access to each of the lots will be via a 20-foot paved access easement with biofiltration swale. 14. Street Frontage Improvements --The applicant received a right-of-way modification from the Public Works Department on March 6, 2015. South 3591h Street corresponds to Federal Way Roadway Section "T." The result of the modification is the Public Works Department required that the following improvements be constructed along the property frontage: (1) Add four feet of asphalt paving along the parcel frontage; (2) Construct asphalt tapers/transitions at each end of the widened roadway section; (3) Construct a shallow swale along the north side of the widened roadway so that stormwater continues to drain to the west, as it does presently. The street improvements shall be constructed and accepted prior to final short plat approval. The on - site access roadway and drainage system shall be constructed and accepted prior to final short plat approval. The South 3591h Street improvement plans can be incorporated with the on -site road/ drainage plans. 15. Stormwater — The roof runoff for the two new homes will be treated by basic dispersion. The private road will serve the site and connect to the parcel to the north for emergency vehicle or maintenance vehicle access. There is a new sewer and water line that will be constructed in the private road and will serve the multi -family project to the north (Park 16). The private road runoff will be treated with basic dispersion for the road flowing north, and with a bioswale and stormwater CSF cartridge system for the road flowing south. 16. Fire Protection — South King Fire and Rescue reviewed the application materials. The submitted Certificate of Water Availability from Lakehaven Utility District indicates that water will be available to the site in sufficient quantity to satisfy fire flow standards for the proposed development. 17. Water & Sewer — The applicant proposes to serve the short subdivision with public water and sewer managed by Lakehaven Utility District. Separate Certificates of Water and Sewer Availability issued on March 31, 2014, indicate Lakehaven's capacity to serve the proposed development via mains located along the South 359 h Street frontage. In addition, new water and sewer lines associated with the Park 16 residential project to the north, of the site are located with an on -site 40-foot utility easement, which will serve the three lots. According to Lakehaven, final water & sewer service locations for the three lots have not yet been determined. It is Lakehaven's understanding that the property owner and adjacent developer/ contractor have an agreement for the adjacent development's contractor to install water and sewer service stub connections for the proposed short plat lots; however, these installations have not yet been performed/completed. The applicant will need to submit applications to Lakehaven for any necessary water and/or sewer service connections; however, these service connections cannot be activated for use until the adjacent development (Park 16) project is fully "accepted" by Lakehaven. 359`° Street Cherian Short Plat File # 14-101516-00-SU / Doc ID 67433 Statement of Facts Page 3 of 4 There is no reservation for private utility easement(s) across the southern two lots for the benefit of the northern two lots for services for power/telecom/etc. from South 359`h Street to the northern two lots. Per FWRC 18.60.090: (1) All lots in land divisions shall be served with electricity, telephone, cable television, and natural gas, if available. (2) All utilities shall be provided underground. (3) All easements shall be shown on the face of the final recorded document. The final plat document must provide for private utility easements in accordance with the above standard. 18. Engineering Requirements — The applicant must obtain authorization to proceed from the Public Works Department prior to construction of plat infrastructure. 19. Lot Addresses —The Building Division will assign addresses to the proposed lots. Addresses shall be depicted on the face of the final short plat document. 20. Conditions of Approval — Staff recommends the Director of Community Development include the following conditions of approval in the short subdivision decision. Unless otherwise permitted in FWRC 18.30.280, all conditions shall be met prior to plat recording: (1) The final plat document shall provide for private utility easements in accordance with FWRC 18.60.090 and remedy the following: there is currently no reservation for private utility easement(s) across the southern lots for the benefit of the northern lots for services for power/telecom/etc. from South 359`s Street to the northern two lots. (2) Prior to plat recording, the applicant shall pay 15 percent of the most recent assessed land value of the subject property as the fee -in -lieu of open space. (3) The applicant shall pay a transportation impact fee, which shall be assessed and due at the time of plat recording. (4) Prior to plat recording, all existing structures proposed for removal (detached garage, carports, shed, a rockery, and driveway) shall be removed. (5) Water and sewer service stub connections shall be completed and active prior to plat recording. (6) The following, modified, improvements shall be constructed along the property frontage: i. Add four feet of asphalt paving along the parcel frontage; ii. Construct asphalt tapers/transitions at each end of the widened roadway section; iii. Construct a shallow swale along the north side of the widened roadway so that stormwater continues to drain to the west as it does presently. (7) The street improvements shall be constructed and accepted prior to final short plat approval. (8) The on -site access roadway and drainage system shall be constructed and accepted prior to final short plat approval. These findings shall not waive compliance with future City of Federal Way codes, policies, and standards relating to this development. Prepared by: Stacey Welsh, Senior Planner Date: March 10, 2015 359`h Street Cherian Short Plat Statement of Facts File #14-101516-00-SU / Doc ID 67433 Page 4 of 4 CIT Federal Way R ES U B @' 1 ITTEDI),iRTMENT OF COMMUNITY DEVELOPMENT SERVICES 33325 8`h Avenue South FEB 17 2015 Federal Way, WA 98003-6325 253-835-2607;Fax 253-835-2609 CITY OF FEDERAL WAY www.cityoffederalway.com CDS RESUBMITTAL INFORMATION This completed form MUST accompany all resubmittals. "Please note: Additional or revised plans or documents for an active project will not be accepted unless accompanied by this completed form. Mailed resubmittals that do not include this form or that do not contain the correct number of copies will be returned or discarded. You are encouraged to submit a# items in person and to contact the Permit Counter prior to submitting ifyou are not sure about the number of copies required. ** ANY CHANGES TO DRAWINGS MUST BE CLOUDED. Project Number: t - 1 O I S— I L �v _ C) Project Name: y,1 Ks--t Project Address: Project Contact: v. Phone: a.- r i % RESUBMITTED ITEMS: # of Copies *` Detailed Description of Item Lea r rrl `T i'Y1 t ►nl u. s V � 4Qzrl ** Always submit the same number of copies as required foryour initial application." Resubmittal Requested by: Letter Dated to Member) OFFICE USE Oft Y RESUB #.' Dishibu#on Date. By. Dept/Div Name # bescription Building Planning PW Fire Other Bulletin #129—January 1, 2011 Page 1 of 1 k:\Elandouts\Resubmittal Information RESUBMITTED Minimum Tree Density Requirements for Vacant or Redeveloping Sites (Table 19.120.130-1) Land Use Designation Required Tree Unit Density2,3 BC, BN, CE, OP, PO 20 tree units/acre SF Residential zones 25 tree units/acre RM 1800, RM 2400, RM 3600 30 tree units/acre FEB 17 2015 CITY OF FEDERAL WAY CDS • The following table specifies the tree unit credits established for retained (existing) trees and planting of new (replacement) trees: Tree Unit Credits (Table 19.120.130-2) Existing Tree Category Tree Unit Credit Existing Tree 1" to 6" d.b.h. 1.0 tree units per tree Existing Tree >6" to 12" d.b.h. 1.5 tree units per tree Existing Tree >12" to 18" d.b.h. 2.0 tree units per tree Existing Tree >18" to 24" d.b.h. 2.5 tree units per tree Existing Tree > 24" d.b.h. 3.0 tree units per tree Replacement Tree Category Replacement Tree, Small Canopy Species (Mature canopy area < 450 SF) .50 tree units per tree planted Replacement Tree, Medium Canopy Species (Mature canopy area 450 to 1,250 1.0 tree units per tree planted Replacement Tree, Large Canopy Species (Mature canopy area > 1,250 SF) 1.5 tree units per tree planted *Refer to City of Federal Way Bulletin #068 for a listing of recommended tree species. What is the penalty for removing trees without proper approval? Removal of trees without proper approval is subject to civil penalties and additional fees of up to $1,000.00 for each tree removed, or up to the marketable value of each tree removed. In addition, restoration of any environmental and property damage is required. Refer to FWRC 19.120.270 for additional details. Relevant Definitions from the FWRC: Clearing means the destruction and removal of vegetation by manual, mechanical, or chemical methods. Critical root zone shall be defined as: an area equal to 12 inches radius for every one inch of tree diameter measured at four and one-half feet above ground. Diameter at Breast Height (dbh) means the diameter of a tree trunk as measured at 4.5 feet above the ground surface. 2 Trees that are damaged and/or diseased, are a hazard or nuisance, or invasive species shall not be credited towards satisfying the tree units per acre requirement as noted in Table 19.120.130-1. Provided, at the discretion of the city, damaged or diseased or standing dead trees may be retained and counted toward the tree requirement, if it is demonstrated that such trees will provide important wildlife habitat and are not classified as dangerous trees. 3 Trees located within critical area buffers shall be credited towards satisfying the tree units per acre requirement as noted in Table 19.120.130-1. Critical area buffers shall comply with the requirements set forth in FWRC Title 19, Division V. Bulletin #069 —January 1, 2011 Page 2 of 3 k:\Handouts\Tree and Vegetation Retention Requirements A�kCITY 4F Federal February 12, 2015 Jesse Cherian & Eric Hildebrandt 721 West Main Street Auburn, WA 98001 CITY HALL �� 8th Avenue South Federal Way, WA 98003-6325 (253) 835-7000 www. cityofiederalway.. com Re: File #14-101516-00-SU; NOTICE OF PENDING APPROVAL 359th Street Cherian Short Plat, 1320 South 359th Street, Federal Way Dear Mr. Cherian & Mr. Hildebrandt: FILE Our records indicate that on September 5, 2014, a technical review letter was sent to you pertaining to Short Plat Application #14-101516-00-SU. The letter described required street improvements and the ability to make a written request to the Public Works Director to modify, defer, or waive the required street improvements. The resubmittal received on November 5, 2014, responded to the city's street improvement comments by noting that, "A proposed waiver is being submitted based on the projects location to other street improvements and side walls." A check of the city's permit software shows no street modification submittal has been received. Repeated subsequent efforts to contact the consultant and owner have not yielded a street modification submittal. At this time, to keep the short plat application moving forward, a deadline for submission of the street modification request will be set. If a street modification request is not submitted for consideration within 30 days of the date of this letter, the city will move forward with the short plat approval based upon the application materials received to date. The city will have no other choice but to condition the project to provide street improvements. If you have any questions regarding this letter, please contact me at stace't,.welshCe[icirroffedeilrt+a�T.com, or 253-835-2634. Sincerely, Stacey Welsh, AICP Senior Planner enc: Technical Review Letter, September 5, 2014 G Erik Preston, Senior Traffic 1 n}rineer Jesse Cherian, PO Box 24630, Federal Way, WA 98093 Gil Flulsmann, Abbey Road Group, PO Box 1224, Puyallup, WA 98371 Doc. LD. 68007 PUBLIC WORKS DEPARTMENT CITY OF 33325 81h Avenue South Federal Way Federal Way 98003-6325 253-835-2700;Fax Fax 253-835-27092709 www.ci offederalwa .corn CAPACITY, RESERVE CERTIFICATE (CRC) This CONCURRENCY DETERMINATION is made this 12`h day of Decefyher 2014 by the City of Federal Way (COFW), a political subdivision of the State of Washington (hereinafter called the "City"). WHEREAS, the developer intends to develop the property described as 359 Street Cherian Short Plat reviewed under City file CN Number(s)14-103815-00-CN (hereinafter called the "development"); and WHEREAS, RCW 36.70A requires that the City adopt and enforce ordinances which prohibit development approval if the development causes the level of service on a transportation facility to decline below the standards adopted in the comprehensive plan, unless transportation improvements or strategies to accommodate the impacts of the development are made concurrent with the development; and WHEREAS, the City adopted its comprehensive plan in November 1995; and WHEREAS, Chapter 19 of the COFW Revised Code was amended by the creation of Chapter 19.90 Division III on June 10, 2006 by Ordinance 06-525 effective January 1, 2007; and NOW, THEREFORE, a concurrency certificate is issued for the development of Three 3 lots Short Plat based on the facts and conditions set forth herein. Development Parameters This CONCURRENCY DETERMINATION is based on the following development: Development type: Single Family Residential Development size: 3 Lots Property address: 1320 South 3591h Street Federal Way, WA 98003 Parcel No. (s): 292104-9071 Number of New PM Peak Hour Vehicles Trips Generated: 3 Validity of Concurrency Determination This CAPACITY RESERVE CERTIFICATE is valid only for the specific development approval consistent with the development parameters and the City file number contained within this certificate. If the development is changed, expired, cancelled or withdrawn, it will be subjected to reevaluation for concurrency purposes. Terms of the Capacity Reserve Certificate This CAPACITY RESERVE CERTIFICATE is valid until the underlying development permit expires, is withdrawn or cancelled, whichever occurs first. t Approved By: ZUDate: 12- kc e— 6,., zu i 4 Printed Name: Richard A. Perez. P.E Title: City Traffic Engineer CITY OF Public Works Department 33325 3th Avenue South Federal 11�ay Federal Way WA 93003-6325 253-33$-27UD:Fas 253-335-2609 www.cityoffederalway.com TRAFFIC CONCURRENCY TEST SUMMARY APPLICATION (NO(S): 14-103815-00-CN Date: December 12, 2014 Project Name Cherian Short Plat Property Address/Location 1320 South 359th Street, Federal Way, 98003 Parcel Number(s) 292104-9071 Project Description Three lots residential Short Plat Based on the traffic distribution, intersections impacted by at least one or more evening peak hour trips were analyzed for meeting concurrency LOS standards (v/c less than 1.0 with LOS E) consistent with the City of Federal Way Transportation Concurrency Management code as described in FWRC 19.90. Table 1 below shows a summary of the LOS analysis for the study intersections with V/C ratio above 0.70 at the anticipated build -out year. Where a performance measure does not apply to the entire intersection, the table shows the measure for the worst movement of the intersection. For all other study intersections and detailed LOS calculation, please contact the Public Works Traffic Division. Note: Anv changes to the develo ment oroiect that require additional review will be billed on an hourly basis. Table 1: Concurrency Level of Service (LOS) Intersection 2015 Background I LOS 2015 With -Project i LOS Conditions LOS V)C 1 Standard tiict'.' Conditions LOS V/C ; Standard Met? ID ;North -South Street East-West Street 5246 IPacific Hw S IS 356 St D i 0.73 Y D 0 l •---•------ ------- _.4-- -•-- -------- -------- All intersections met the City of Federal Way LOS standards: Concurrency Test Result: If "Fail", identify intersections and possible mitigation: ---------- For Staff 1 se 010�': Passed:, Fail: Concurrency Test performed by: Sarady Lon Date L:\DEPT\PW\TRA\Concurrency\14103815_Cherian SP\Concurrency LOS Test Summary 1/1 CITY OF FEDERAL WAY DEPARTMENT OF COMMUNITY DEVELOPMENT DEVELOPMENT REVIEW COMMITTEE TRANSMITTAL DATE: November 5, 2014 TO: Kevin Peterson, Engineering Plan Reviewer Erik Preston, Senior Traffic Engineer Scott Sproul, Assistant Building Official Brian Asbury, Lakehaven Utility District Chris Ingham, South King Fire & Rescue FROM: Stacey Welsh, Planning COMMENTS DUE: Please return comments/conditions by 11-20-14 FILE NUMBER(s) : 14-101516-00-SU RELATED FILE NOS.: None PROJECT NAME: 359th STREET CHERIAN SHORT PLAT PROJECT ADDRESS: 1320 S 359TH ST ZONING DISTRICT: RS 15.0 PROJECT DESCRIPTION: Proposal to subdivide a single lot into 3 lots LAND USE PERMITS: Short Plat PROJECT CONTACT: ABBEY ROAD GROUP GIL HULSMANN PO BOX 1042 PUYALLUP WA 98371 MATERIALS SUBMITTED: Resubmittal Sheet Response Letter Revised Short Plat Map Revised Preliminary Engineering Drawings Revised Preliminary Clearing/Grading/Tree Plan DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES R E S U B M ITT E D 33325 81h Avenue South CITY OF Federal Way, WA 98003-6325 253-835-2607; Fax 253-835-2609 FederalWay NOV 0 5 2014 wwwx4yoffederalway.com CITY OF FEDERAL WAY CDS RESUBMITTAL INFORMATION This completed form MUST accompany all resubmittals. "Pleasenote: Additional or revised plans or documents for an active project will not be accepted unless accompanied by this completed form. Mailed resubmittals that do not include this form or that do not contain the correct number of copies will be returned or discarded. You are encouraged to submit all items in person and to contact the Permit Counter prior to submitting if you are not sure about the number of copies required. ** ANYCHANGES TO DRAWINGS MUST BE CLOUDED. Project Number: 14 - 101516 - 00 - SU Project Name: 359t" Street Cherian Short Plat Project Address: 1320 S 359t" St Federal Way WA Project Contact: GIL HULSMANN RESUBMITTED ITEMS: Phone: 253-435-3699 ExT 1510 # of Copies ** Detailed Description of Item 6 Copies Updated Short Plat Ma 6 Copies Updated Preliminary Engineer Drawings 6 Copies Updated Preliminary Clearing/Grading Tree Plan ** Always submit the same number of copies as required foryour initial application.* Resubmittal Requested by: Stacey Walsh Letter Dated: 09/15/2014 (Staff Member) OFFICE USE ON Y r� RESUB #.- Distribution Date. l BK 1 Dept/Div Name # Description Building Planning PW Fire Other Bulletin # 129 — January 1, 2011 Page 1 of 1 k:\Handouts\Resubmittal Information City of Federal Way Attn: Stacey Welsh 33325 8th Ave South Federal Way, WA 98003 Qic dty Served Orrrcnun,,, tinrsn ty o1 y !X Si]iVaSS Servingaucc. YelannlServlcemm�harewaed Cmineu ■r R ES U B M T-ITC D Service Disabled Veteran Owned Small Business NOV 0 5 2014 November 3rd, 2014 CITY OF FEDERAL WAY CDS Subject: Re Submittal of the 3591h Street Cherian Short Plat, 1320 S 359TH St. Short Plat Permit # 14- 101516-00-SU Dear Stacey, On behalf of Jessie Cherian, Abbey Road Group Land Development Services LLC, is resubmitting the Permit Packet based on the comments from the City of Federal Way letter you sent dated September 5th 2014. The following items are being resubmitted in support of this application resubmittal form. 1. Updated Short Plat Map (6 copies) 2. Updated Preliminary Engineer Drawings (6 copies) 3. Updated Preliminary Clearing /Grading Tree Plan (6 copies) Planning Division Comments: The following are specific answers to your specific questions and/or comments. 1. Comments on Sheet 1: a. A number is missing from the parcel number listed under "Existing Lot Data." Answer: 2921049071 This has been revised on the map. b. A number is missing from the address listed under "Existing Lot Data," Answer: 359thThis has been revised on the map. c. The property to the north is zoned RM-2400; please correct. Answer: This has been revised on the map. d. Add another notary section since there are two property owners who will be signing the short plat document. Answer: This has been revised on the map. 2. Comments on Sheet 2: a. Show adjacent ownerships for a distance of at least 100' around the perimeter of the property. 1 Answer: This has been revised on the map. b. Are you establishing the access easement for Lots 2 and 3 as part of this short plat document? Answer: Easement has been added to the map. c. As previously noted in preliminary technical comments listed in the April 28, 2014, letter from the City, under comment 44: provide a table listed in the notes section that identifies acreage dedicated for easements. This will help clarify the net lot area numbers. Answer: This has been revised on the map. 3. Comments on the required preliminary clearing and grading and tree/vegetation retention plan: a. Show details of tree protection measures for tree "B" (FWRC 19.120.040.2,c). See FWRC 19.120.160, which addresses tree and vegetation protection during construction. Answer: See additional information on Plan. Please add the no disturbance zone to your site plan, in accordance with the standards contained in the code (enclosed). Answer: Added chain link fence at drip line to the plans b. Show the manner in which the cleared areas on the property will be reclaimed with vegetation and a timetable for replanting, (FWRC 19.120.040.2.e) Answer: Added "Tree Replacement Notes" to the plan Parks Department Comments: 1. See enclosed letter from Parks regarding fee -in -lieu proposal. Answer: We agree with the City's recommended approval 2. To clarify the amount, the code requires all residential subdivisions to provide open space in the amount of 15 percent of the gross land area of the subdivision site. The calculation you provided contains 66% of the assessed value of the site. According to King County, the most recent assessed value of the property is $117,000. Therefore, 15% of that valuation is $17,550.00. Answer: We acknowledge 3. Please note: The applicant shall provide the city's Parks Department a fee -in -lieu payment for open space in the amount of 15 percent of the most recent assessed land value of the subject property prior to recording the short plat document, Per FWRC 18.55.060, "The fee in lieu of open space shall be calculated on 15 percent of the most recent assessed value of the property. In the absence of an assessment, the market value shall be based on an appraisal conducted by a state -certified real estate appraiser. If the applicant offers to pay money in lieu of open space, and if the city accepts the offer, the amount shall be determined based upon the square footage of open space which otherwise would have been required to be provided, times the then current market value per square foot of similarly situated property." Answer: We acknowledge 4. Open space fee -in -lieu payment may be deferred per PWWWRC 19.100.010(1), but shall be paid to the City of Federal Way no later than the closing of sale of each individual house or five years from deferment of the fee, whichever is earlier and a covenant, prepared by the city, to enforce payment of deferred open space fees, shall be recorded at the applicant's expense on each lot at the time of short plat recording. Answer: We acknowledge Public Works Comments: 1. Transportation Impact Fees (TN) (FWRC 19.91)Residendal Land Divisions - Based on the submitted materials for 2 new single family lots, the estimated traffic impact fee is $6,410.64. The actual fee will be calculated and paid at the time of plat recording. Answer: We Acknowledge 2. The applicant may defer part (or all) of the impact fee payment amount to either building permit issuance, or to the closing of the sale of the first single family home or lot. if this option is selected, covenants prepared by the city to enforce payment of the deferred fees will be recorded at the applicant's expense on each lot at the time of plat recording for residential land divisions. Answer: We Acknowledge Street Frontage Improvements (FWRC 19.135) 1. The applicant/owner would be expected to construct street improvements consistent with the planned roadway cross -sections as shown in Map 111-6 of the FWCP and Capital Improvement Program (CIP) shown as Table 111-19 (FWRC 19.135,040). Based on the materials submitted, staff conducted a limited analysis to determine the required street improvements. The applicant would be expected to construct improvements on the following streets to the City's planned roadway cross -sections: S 350 Street is a Minor Collector planned as a Type "T" street, consisting of a 28- foot street with shoulder, 8-foot ditch, and 5-foot sidewalks in a 60-foot right-of-way (ROW). Assuming a symmetrical cross section, half -street improvements are required with no ROW dedication as measured from the street centerline. Answer: A proposed waiver is being submitted based on the projects location to other street improvements and side walls. 2. The applicant may make a written request to the Public. Works Director to modify, defer, or waive the required street improvements (13WRC 19.135.070). Information about right-of- way modification requests is available through the Public Works Development Services Division. These modification requests have a nominal review fee currently at $105.50. Public Works staff would be supportive of such a request to waive the required frontage improvements that do not fit with the character of the surrounding properties. Answer: Answer: A proposed waiver is being submitted based on the projects location to other street improvements and side walls. Lakehaven Utility District Comments: Water 1. Lakehaven issued a Certificate of Availability for this proposed short plat on 3/31/14. 3 Answer: We acknowledge. 2. Specific water system hydraulic model information for this site/area are not available, however based on the size of the existing system facilities it would be reasonable to presume that typical residential fire flow of 1,000 GPM would be available, Fire flow capacities greater than 1,000 GPM may be accommodated through water system improvements. Answer: We acknowledge. 3. The site has one (1) existing domestic service connection. Answer: We acknowledge. 4. A water service connection application (form enclosed) submitted separately to Lakehaven 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.), in accordance with -standards defined in Lakehaven's current Tees and Charges Resolution. Answer: This is being done as part of the Park 16 project. 5. For any new water service connections made to water main on the subject property, the adjacent Developer Extension Agreement must Achieve a point of Acceptance, as determined by Lakehaven, prior to activating any new water service connections for this subject site Answer: This is being done as part of the Park 16 project. Sewer 1. Lakehaven issued a Certificate of Availability for this proposed short plat On 3/31/14. Answer: We acknowledge. 2. The site does not have an existing sewer service connection. Answer: We acknowledge. 3. A separate Lakehaven sewer service connection permit (application form enclosed) is required for each new connection to -the sanitary sewer system, in accordance with standards defined in Lakehaven's current 'Fees and Charges Resolution'. Minimum pipe slope for gravity sewer service connections is 2%. Answer: We acknowledge. 4. For any new sewer service connections made to sewer main on the subject property, the adjacent Developer Extension Agreement must achieve a point of Acceptance, as determined by Lakehaven, prior to activating any new sewer service connections for this subject site. Answer: We acknowledge. General 1. Utility conflicts should be identified and coordination should occur as early as possible in the planning process. Project will need to avoid encroachment with new facilities & existing Lakehaven easement(s). 51 Answer: We acknowledge. 2. 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. Answer: We acknowledge. We thank you for your assistance on this project and if you have any questions or comments please contact me at 253-435-3699 ext 1510. Sin l rely. Giles (Gil) F. Hulsmann III CEO -Director of Land Development Services Abbey Road Group Land Development Services Company, LLC 253-435-3699Phone 253-446-3159 Fax Gil.Hulsmann Abbe RoadGrou .corn www. abb eyroa dgroup. com GH/dm Job # 07-179-02 Projectfiles(Active)\07-179-02\Permitting\ResubmittalComments Enclosures: 1. Updated Short Plat Map (6 copies) 2. Updated Preliminary Engineer Drawings (6 copies) 3. Preliminary Clearing /Grading Tree Plan (6 copies) CITY of Federal September 5, 2014 Gil Hulsmann Abbey Road Group PO Box 1224 Puyallup, WA 98371 CITY HALL 33325 8th Avenue South Way Federal Way, WA 98003-6325 (253) 835-7000 www.c4vffederalway.. corn RE: FILE #14-101516-00-SU; TECHNICAL COMMENT LETTER 359 Street Cherian Short Plat, S 359T'9 St., Federal Way Dear Mr. Hulsmann: The Community Development Department has reviewed your July 29, 2014, resubmittal of documents related to the Cherian Short Subdivision application. City departments have provided the following comments that will need to be addressed prior to preliminary approval of your application, or as otherwise noted. Questions regarding the technical review comments should be addressed to the referenced staff representative. Stacey Welsh, Planning Division, 253-835-2634, stacey.wels]iAcityoffederalway.com 1. Comments on Sheet 1: a. A number is missing from the parcel number listed under "Existing Lot Data." b. A number is missing from the address listed under "Existing Lot Data." c. The property to the north is zoned RM-2400; please correct. d. Add another notary section since there are two property owners who will be signing the short plat document. Comments on Sheet 2: a. Show adjacent ownerships for a distance of at least 100' around the perimeter of the property. b. Are you establishing the access easement for Lots 2 and 3 as part. of this short plat document? c. As previously noted in preliminary technical comments listed in the April 28, 2014, letter from the City, under comment #4: provide a table listed in the notes section that identifies acreage dedicated for easements. This will help clarify the net lot area numbers. Comments on the required preliminary clearing and grading and tree/vegetation retention plan: a. Show details of tree protection measures for tree `B" (F)vVRC 19.120.040.2.c). See FWRC 19.120.160, which addresses tree and vegetation protection during construction. Please add the no disturbance zone to your site plan, in accordance with the standards contained in the code (enclosed). b. Show the manner in which the cleared areas on the property will be reclaimed with vegetation and a timetable for replanting (F)A[RC 19.120.040.2.e). Mr. Hulsmann September 5, 2014 Page 2 Steve Ikerd, Parks, 253-835-6911, steve.ikerd(alcityoffederalway.com 1. See enclosed letter from Parks regarding fee -in -lieu proposal. 2. To clarify the amount, the code requires all residential subdivisions to provide open space in the amount of 15 percent of the gross land area of the subdivision site. The calculation you provided contains 66% of the assessed value of the site. According to King County, the most recent assessed value of the property is $117,000. Therefore, 15% of that valuation is $17,550.00. Please note: The applicant shall provide the cty's Parks Department a fee -in -lieu payment for open space in the amount of 15 percent of the most recent assessed land value of the subject property prior to recording the short plat document. Per FWRC 18.55.060, "The fee in lieu of open space shall be calculated on 15 percent of the most recent assessed value of the property. In the absence of an assessment, the market value shall be based on an appraisal conducted by a state -certified real estate appraiser. If the applicant offers to pay money in lieu of open space, and if the city accepts the offer, the amount shall be detennined based upon the square footage of open space which otherwise would have been required to be provided, times the then current market value per square foot of similarly situated property." 4. Open space fee -in -lieu payment may be deferred per FWRC 19.100.070(1), but shall be paid to the City of Federal Way no later than the closing of sale of each individual house or five years from deferment of the fee, whichever is earlier and a covenant, prepared by the city, to enforce payment of deferred open space fees, shall be recorded at the applicant's expense on each lot at the time of short plat recording. Erik Preston, PE, Public Works Traffic Division, 253-835-2744, erik.preston@citvoffederalway.com Transportation Impact Fees (TIF) (FWRC 19.91) Residential Land Divisions - Based on the submitted materials for 2 new single family lots, the estimated traffic impact fee is $6,410.60. The actual fee will be calculated and paid at the time of plat recording. The applicant may defer part (or all) of the impact fee payment amount to either building permit issuance, or to the closing of the sale of the first single family home or lot. If this option is selected, covenants prepared by the city to enforce payment of the deferred fees will be recorded at the applicant's expense on each lot at the time of plat recording for residential land divisions. Street Frontage IMprovements (FWR(_'19.135) 1. 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 FWCP and Capital Improvement Program (CIP) shown as Table III-19 (FWRC 19.135.040). Based on the materials submitted, staff conducted a limited analysis to determine the required street improvements. The applicant would be expected to construct improvements on the following streets to the City's planned roadway cross -sections: ■ S 359`h Street is a Minor Collector planned as a Type "T" street, consisting of a 28-foot street with shoulder, 8-foot ditch, and 5-foot sidewalks in a 60-foot right-of-way (ROW). Assuming a symmetrical cross section, half -street improvements are required with no ROW dedication as measured from the street centerline. 14-101516 Doc. I.D. 66439 Mr. Hulsmann September 5, 2014 Page 3 The applicant may make a written request to the Public Works Director to modify, defer, or waive the required street improvements (FWRC 19.135.070). Information about right-of-way modification requests is available through the Public Works Development Services Division. These modification requests have a nominal review fee currently at $105.50. Public Works staff would be supportive of such a request to waive the required frontage improvements that do not fit with the character of the surrounding properties. Brian Asbury, Lakehaven Utility'District, 253-946-5407, BAsburyQlakehaven.or� Water 1. Lakehaven issued a Certificate of Availability for this proposed short plat on 3/31/14. 2. Specific water: system hydraulic model information for this site/area are not available, however based on the size of the existing system facilities it would be reasonable to presume that typical residential fire flow of 1,000 GPM would be available. Fire flow capacities greater than 1,000 GPM may be accommodated through water system improvements. 3. The site has one (1) existing domestic service connection. 4. A water service connection application (form enclosed) submitted separately to Lakehaven 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.), in accordance with. standards defined in Lakehaven's current `Fees and Charges Resolution'. 5. For any new water service connections made to water main on the subject property, the adjacent Developer Extension Agreement must achieve a point of Acceptance, as determined by Lakehaven, prior to activating any new water service connections for this subject site. Sewer 1. Lakehaven issued'a Certificate of Availability for this proposed short plat on 3/31/14. 2. The site does not have any existing sewer service connection. A separate Lakehaven sewer service connection permit (application form enclosed) is required for each new connection to the sanitary sewer system, in accordance with standards defined in Lakehaven's current `Fees and Charges Resolution'. Minimum pipe slope for gravity sewer service connections is 2%. 4. For any new sewer service connections made to sewer main on the subject property, the adjacent Developer Extension Agreement must achieve a point of Acceptance, as determined by Lakehaven, prior to activating any new sewer service connections for this subject site. General 1. Utility conflicts should be identified and coordination should occur as early as possible in the planning process. Project will need to avoid encroachment with new, facilities & existing Lakehaven easement(s). 14-101516 Doc. l-D.66439 Mr. Hulsmann September 5, 2014 Page 4 2. 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. CLOSING Please make the following corrections and resubmit six copies of the short plat drawing accompanied by the completed "Resubmittal Information Form." Pursuant to 18.05.080, if an applicant fails to provide additional information to the City within, 180 days of being notified that such information is requested, the application shall be deemed null and void and the City shall have no duty to process, review, or issue any decisions with respect to such an application. If you have any questions regarding this letter, please contact me at 253-835-2634 or stacu.wel,;h@citvoffederatwai.com. Sincerely, Stacey Welsh, AICP Associate Planner enc: Resubmittal Information Form FWRC 19.120.160 Memo from Steve Ikerd, dated September 4, 2014 Lakehaven Utilities Handouts c: Jesse Clierian & Eric Hildebrandt, 721 W. Main St., Auburn, WA 98001 Steve Ikerd, Parks Deputy Director Erik Preston, Senior Traffic Engineer Brian Asbury, Lakehaven Utility District 14-101516 Doc, I.D. 66439 1�kCITY OF Federal Way September 5, 2014 Gil Hulsmann Abbey Road Group PO Box 1224 Puyallup, WA 98371 RE: FILE #14-101516-00-SU; TECHNICAL COMMENT LETTER 359 Street Cherian Short Plat, 1320 S 359TH St., Federal Way Dear Mr. Hulsmann: FILE CITY HALL 33325 8th Avenue South Federal Way, WA 98003-6325 (253) 835-7000 www.cityoffederalway.com The Community Development Department has reviewed your July 29, 2014, resubmittal of documents related to the Cherian Short Subdivision application. City departments have provided the following comments that will need to be addressed prior to preliminary approval of your application, or as otherwise noted. Questions regarding the technical review comments should be addressed to the referenced staff representative. Stacey Welsh, Planning Division, 253-835-2634, stacey.welsh(ii),cityoffederalway.coni 1. Comments on Sheet 1: a. A number is missing from the parcel number listed under "Existing Lot Data." b. A number is missing from the address listed under "Existing Lot Data." c. The property to the north is zoned RM-2400; please correct. d. Add another notary section since there are two property owners who will be signing the short plat document. 2. Comments on Sheet 2: a. Show adjacent ownerships for a distance of at least 100' around the perimeter of the property. b. Are you establishing the access easement for Lots 2 and 3 as part of this short plat document? c. As previously noted in preliminary technical comments listed in the April 28, 2014, letter from the City, under comment #4: provide a table listed in the notes section that identifies acreage dedicated for easements. This will help clarify the net lot area numbers. 3. Comments on the required preliminary clearing and grading and tree/vegetation retention plan: a. Show details of tree protection measures for tree `B" (F)VRC 19.120.040.2.c). See FWRC 19.120.160, which addresses tree and vegetation protection during construction. Please add the no disturbance zone to your site plan, in accordance with the standards contained in the code (enclosed). b. Show the manner in which the cleared areas on the property will be reclaimed with vegetation and a timetable for replanting (FWRC 19.120.040.2.e). Mr. Hulsmarm September 5, 2014 Page 2 Steve Ikerd, Parks, 253-835-6911, steve.ikerdAcityoffederalway.com 1. See enclosed letter from Parks regarding fee -in -lieu proposal. 2. To clarify the amount, the code requires all residential subdivisions to provide open space in the amount of 15 percent of the gross land area of the subdivision site. The calculation you provided contains 66% of the assessed value of the site. According to King County, the most recent assessed value of the property is $117,000. Therefore, 15% of that valuation is $17,550.00. Please note: The applicant shall provide the city's Parks Department a fee -in -lieu payment for open space in the amount of 15 percent of the most recent assessed land value of the subject property prior to recording the short plat document. Per FWRC 18.55.060, "The fee in lieu of open space shall be calculated on 15 percent of the most recent assessed value of the property. In the absence of an assessment, the market value shall be based on an appraisal conducted by a state -certified real estate appraiser. If the applicant offers to pay money in lieu of open space, and if the city accepts the offer, the amount shall be determined based upon the square footage of open space which otherwise would have been required to be provided, times the then current market value per square foot of similarly situated property." 4. Open space fee -in -lieu payment may be deferred per FWRC 19.100.070(1), but shall be paid to the City of Federal Way no later than the closing of sale of each individual house or five years from deferment of the fee, whichever is earlier and a covenant, prepared by the city, to enforce payment of deferred open space fees, shall be recorded at the applicant's expense on each lot at the time of short plat recording. Erik Preston, PE, Public Works Traffic Division, 253-835-2744, erik.preston(ir),cityoffederalway.com Transportation Impact Fees (TIF) (FWRC 19.91) Residential Land Divisions - Based on the submitted materials for 2 new single family lots, the estimated traffic impact fee is $6,410.60. The actual fee will be calculated and paid at the time of plat recording. The applicant may defer part (or all) of the impact fee payment amount to either building permit issuance, or to the closing of the sale of the first single family home or lot. If this option is selected, covenants prepared by the city to enforce payment of the deferred fees will be recorded at the applicant's expense on each lot at the time of plat recording for residential land divisions. Street Frontage Improvements (FWRC 19.135) 1. 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 FWCP and Capital Improvement Program (CIP) shown as Table III-19 (FWRC 19.135.040). Based on the materials submitted, staff conducted a limited analysis to determine the required street improvements. The applicant would be expected to construct improvements on the following streets to the City's planned roadway cross -sections: ■ S 359`' Street is a Minor Collector planned as a Type "T" street, consisting of a 28-foot street with shoulder, 8-foot ditch, and 5-foot sidewalks in a 60-foot right-of-way (ROW). Assuming a symmetrical cross section, half -street improvements are required with no ROW dedication as measured from the street centerline. 14-101516 Doc, I,D. 66439 _-k Mr_ Hulsmann September 5, 2014 Page 3 2. The applicant may make a written request to the Public Works Director to modify, defer, or waive the required street improvements (FWRC 19.135.070). Information about right-of-way modification requests is available through the Public Works Development Services Division. These modification requests have a nominal review fee currently at $105.50. Public Works staff would be supportive of such a request to waive the required frontage improvements that do not fit with the character of the surrounding properties. Brian Asbury, Lakehaven Utility District, 253-946-5407, BAsburyaa,lakehaven.are Water 1. Lakehaven issued a Certificate of Availability for this proposed short plat on 3/31/14. 2. Specific water system hydraulic model information for this site/area are not available, however based on the size of the existing system facilities it would be reasonable to presume that typical residential fire flow of 1,000 GPM would be available. Fire flow capacities greater than 1,000 GPM may be accommodated through water system improvements. 3. The site has one (1) existing domestic service connection. 4. A water service connection application (form enclosed) submitted separately to Lakehaven 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.), in accordance with. standards defined in Lakehaven's current `Fees and Charges Resolution'. 5. For any new water service connections made to water main on the subject property, the adjacent Developer Extension Agreement must achieve a point of Acceptance, as determined by Lakehaven, prior to activating any new water service connections for this subject site. Sewer 1. Lakehaven issued a Certificate of Availability for this proposed short plat on 3/31/14, 2. The site does not have any existing sewer service connection. 3. A separate Lakehaven sewer service connection permit (application form enclosed) is required for each new connection to the sanitary sewer system, in accordance with standards defined in Lakehaven's current `Fees and Charges Resolution'. Minimum pipe slope for gravity sewer service connections is 2%. 4. For any new sewer service connections made to sewer main on the subject property, the adjacent Developer Extension Agreement must achieve a point of Acceptance, as determined by Lakehaven, prior to activating any new sewer service connections for this subject site. General 1. Utility conflicts should be identified and coordination should occur as early as possible in the planning process. Project will need to avoid encroachment with new. facilities & existing Lakehaven easement(s). 14-101516 Doc. I D. 66439 Mr. Hulsmann September 5, 2014 Page 4 2. 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. CLOSING Please make the following corrections and resubmit six copies of the short plat drawing accompanied by the completed "Resubmittal Information Form." Pursuant to 18.05.080, if an applicant fails to provide additional information to the City within 180 days of being notified that such information is requested, the application shall be deemed null and void and the City shall have no duty to process, review, or issue any decisions with respect to such an application. If you have any questions regarding this letter, please contact me at 253-835-2634 or stacey.welsb@ciVoffederaiway.coin. Sincerely, Stacey Welsh, AICP Associate Planner enc., Resubmittal Information Form FWRC 19.120.160 Memo from Steve Ikerd, dated September 4, 2014 Lakehaven Utilities Handouts c: Jesse Cherian & Eric Hildebrandt, 721 W. Main St., Auburn, WA 98001 Steve Ikerd, Parks Deputy Director Erik Preston, Senior Traffic Engineer Brian Asbury, Lakehaven Utility District 14-101516 Doc. I.D. 66439 CITY OF Federal Way NOTICE OF MASTER LAND USE APPLICATION Project Name: 35W1' Street Cherian Short Plat Project Description: Proposed short subdivision of one existing 1.20-acre single-family lot into three single-family lots. Applicant: Abbey Road Group Land Development Services Co., LLC Project Location: 1320 S 359`' St, Federal Way, WA 98033. Tax Parcel ID #292104-9071 Date of Application: April 3, 2014 Date Determined Complete: August 8, 2014 Date of Notice of Application: August 15, 2014 4 � f sugecl ale. 9 Requested Decision and Other Permits: The applicant requests a short subdivision decision (File 414- 101516-SU) issued by the Director of Community Development pursuant to Federal Way Revised Code (FWRC) Chapter 18.30. Additional permits and/or approvals in conjunction with the short subdivision decision include Concurrency (File #14-103815-CN), and yet to be filed Engineering Review. The department has determined the application is categorically exempt from threshold determination procedures pursuant to State Environmental Policy Act (SEPA) Rules WAC 197-11-800(6). Environmental Documents: Preliminary Technical Information Report, Arborist Report, Geotechnical Report. Development Regulations to Be Used for Project Mitigation: Title 18 `Subdivisions;' Title 19 `Zoning and Development Code.' Consistency with Applicable City Plans and Regulations: The project will be reviewed for consistency with all applicable codes and regulations including the Federal Way Revised Code; 2009 King County Surface Water Design Manual as amended by the City of Federal Way, and Public Works Department Development Standards. Public Comment & Appeals: The official project file is available for public review at the Community Development Department (address below). Any person may submit written comments on the short subdivision application to the Director of Community Development by September 2, 2014. Only persons who submit written documents to the Director, or specifically request a copy of the original decision may appeal the Director's decision. Availability of File and Environmental Documents: The official project file and referenced environmental documents are available for public review during normal business hours at the Community Development Department, 33325 8`' Avenue South, 2"" Floor, Federal Way, WA 98003. Staff Contact: Stacey Welsh - Associate Planner, 253-835-2634 Doc I.D. 66393 z DEPARTMENT OF COMMUNITY DEVELOPMENT 33325 8th Avenue South Federal Way WA 98003-6325 CITY OF 253-835-7000; Fax 253-835-2609 Federal Way www•citvoffederolway.com DECLARATION OF DISTRIBUTION I, Ka/on Thomas hereby declare, under penalty of perjury of the laws of the State of Washington, that a: IM Notice of Land Use Application/Action ❑ Notice of Determination of Significance (DS) and Scoping Notice ❑ Notice of Environmental Determination of Nonsignificance (SEPA, DNS) ❑ Notice of Mitigated Environmental Determination of Nonsignificance (SEPA, MDNS) ❑ Notice of Land Use Application & Optional DNS/MDNS ❑ FWRC Interpretation ❑ Other ❑ Land Use Decision Letter ❑ Notice of Public Hearing before the Hearing Examiner ❑ Notice of Planning Commission Public Hearing ❑ Notice of LUTC/CC Public Hearing ❑ Notice of Application for Shoreline Management Permit ❑ Shoreline Management Permit ❑ Adoption of Existing Environmental Document was ❑ mailed ❑ faxed ❑ e-mailed and/or 10posted to or at each of the attached addresses on August 15 2014. Project Name 359th Street Cherian Short Plat File Number(s) 14-101516-00-SU & 14-103815-00-CN Signature Date 0,� J Zcvl4 :\Documents\Declaration of Distribution\3591h Street Cherion Short Plat.doc Posting Sites: Federal Way City Hall - 33325 8th Avenue Federal Way Regional Library - 34200 1 It Way South Federal Way 3201h Branch Library - 848 South 320th Street Subject Site -1320 South 359th St, Federal Way, WA 98033 (Tax Parcel ID #292104-9071) I:\Documents\Declaration of Distribution\359th Street Chedon Short Plot.doc CITY OF Federal Way NOTICE OF MASTER LAND USE APPLICATION Project Name: 359`' Street Cherian Short Plat Project Description: Proposed short subdivision of one existing 1.20-acre single-family lot into three single-family lots. Applicant: Abbey Road Group Land Development Services Co., LLC Project Location: 1320 S 359`' St, Federal Way, WA 98033. Tax Parcel ID #292104-9071 Date of Application: April 3, 2014 Date Determined Complete: August 8, 2014 Date of Notice of Application: August 15, 2014 Requested Decision and Other Permits: The applicant requests a short subdivision decision (File #14- 101516-SU) issued by the Director of Community Development pursuant to Federal Way Revised Code (FWRC) Chapter 18.30. Additional permits and/or approvals in conjunction with the short subdivision decision include Concurrency (File #14-103815-CN), and yet to be filed Engineering Review. The department has determined the application is categorically exempt from threshold determination procedures pursuant to State Environmental Policy Act (SEPA) Rules WAC 197-11-800(6). Environmental Documents: Preliminary Technical Information Report, Arborist Report, Geotechnical Report. Development Regulations to Be Used for Project Mitigation: Title 18 `Subdivisions;' Title 19 `Zoning and Development Code.' Consistency with Applicable City Plans and Regulations: The project will be reviewed for consistency with all applicable codes and regulations including the Federal Way Revised Code; 2009 King County Surface Water Design Manual as amended by the City of Federal Way, and Public Works Department Development Standards. Public Comment & Appeals: The official project file is available for public review at the Community Development Department (address below). Any person may submit written comments on the short subdivision application to the Director of Community Development by September 2, 2014. Only persons who submit written documents to the Director, or specifically request a copy of the original decision may appeal the Director's decision. Availability of File and Environmental Documents: The official project file and referenced environmental documents are available for public review during normal business hours at the Community Development Department, 33325 8`f' Avenue South, 2n1 FIoor, Federal Way, WA 98003. Staff Contact: Stacey Welsh - Associate Planner, 253-835-2634 Doc. I.D. 66393 CITY OF Federal Way DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT 33325 8th Avenue South Federal Way WA 98003 253-835-7000; Fax 253-835-2609 www.citvoffederalway.com DECLARATION OF DISTRIBUTION I, s _ hereby declare, under penalty of perjury of the laws of the State of Washington, that a: El Notice of Land Use Application/Action ❑ Notice of Determination of Significance (DS) and Scoping Notice ❑ Notice of Environmental Determination of Nonsignificance (SEPA, DNS) ❑ Notice of Mitigated Environmental Determination of Nonsignificance (SEPA, MDNS) ❑ Notice of Land Use Application & Optional DNS/MDNS ❑ FWRC Interpretation ❑ Other ❑ Land Use Decision Letter ❑ Notice of Public Hearing before the Hearing Examiner ❑ Notice of Planning Commission Public Hearing ❑ Notice of LUTC/CC Public Hearing ❑ Notice of Application for Shoreline Management Permit ❑ Shoreline Management Pelmit ❑ Adoption of Existing Environmental Document was ❑ mailed ❑ faxed t(e-mailed and/or ❑ posted to or at each of the attached addresses on AjXa (� ,2014. Project Name File Number(s) -W 5, Signatur e �A,— 72Date 13-/3 -1 K:\CD Administration Files\Declaration of Distribution.doc/Last printed 1 /22/2014 2:40:00 PM Tamara Fix From: Jennifer Anderson <jnderson@soundpublishing.com> Sent: Wednesday, August 13, 2014 10:10 AM To: Tamara Fix Subject: Re: 359th St Legal Notice Got it, thanks! Sent from my iPhone On Aug 13, 2014, at 10:07 AM, Tamara Fix <Tamara.Fix@cityoffederalway.com> wrote: Please publish the following legal notice (359th St Cherian NOA, 14-101516) in Friday's (Aug 151h) issue. Please confirm and issue an affidavit of publication. I know I for sure have one more notice coming. <image002.jpg> NOTICE OF MASTER LAND USE APPLICATION Project Name: 359th Street Cherian Short Plat Project Description: Proposed short subdivision of one existing 1.20-acre single-family lot into three single-family lots. Applicant: Abbey Road Group Land Development Services Co., LLC Project Location: 1320 S 359th St, Federal Way, WA 98033. Tax Parcel ID #292104-9071 Date of Application: April 3, 2014 Date Determined Complete: August 8, 2014 Date of Notice of Application: August 15, 2014 Requested Decision and Other Permits: The applicant requests a short subdivision decision (File #14- 101516-SU) issued by the Director of Community Development pursuant to Federal Way Revised Code (FWRC) Chapter 18.30. Additional permits and/or approvals in conjunction with the short subdivision decision include Concurrency (File #14-103815-CN), and yet to be filed Engineering Review. The department has determined the application is categorically exempt from threshold determination procedures pursuant to State Environmental Policy Act (SEPA) Rules WAC 197-11-800(6). Environmental Documents: Preliminary Technical Information Report, Arborist Report, Geotechnical Report. Development Regulations to Be Used for Project Mitigation: Title 18 'Subdivisions;' Title 19 'Zoning and Development Code.' Consistency with Applicable City Plans and Regulations: The project will be reviewed for consistency with all applicable codes and regulations including the Federal Way Revised Code; 2009 King County Surface Water Design Manual as amended by the City of Federal Way, and Public Works Department Development Standards. Public Comment & Appeals: The official project file is available for public review at the Community Development Department (address below). Any person may submit written comments on the short subdivision application to the Director of Community Development by September 2, 2014.Only persons who submit written documents to the Director, or specifically request a copy of the original decision may appeal the Director's decision. Availability of File and Environmental Documents: The official project file and referenced environmental documents are available for public review during normal business hours at the Community Development Department, 33325 8th Avenue South, 2"d Floor, Federal Way, WA 98003. Staff Contact: Stacey Welsh - Associate Planner, 253-835-2634 RECEI`JED BY FEDERALCOMMUNITY & ECONOMIC : - -- - DEVELOPMENT DEPARTMENT 31919 1 st Ave S, Suite 101 Federal, Way, A 98003 1253.925.5565 1253.925.5750 (f) Affidavit of Publication Rudi Alcott, being first duly sworn on oath, deposes and says that he is the Publisher of The Federal Way Mirror, a weekly newspaper. That said newspaper is published in the English language continually as a weekly newspaper in Federal Way, King County, Washington, and is now and during all of said time has been printed in an office maintained by the aforementioned place of publication of said newspaper. That the annexed is a true copy of a legal advertisement placed by City of Federal Way- Economic Development as it was published in regular issues (and not in supplemental form) of said newspaper once each week for a period of one consecutive weeks(s), commencing on the 15th day of August 2014 , and ending on the 15th day of August 2014, both dates inclusive, and that such newspaper was regularly distributed to its readers during all of said period. That the full amount of the fee charged for the foregoing publication is the sum of 109.59, which amount has been paid in full, or billed at the legal rate according to RCW 65.16.020. Subscribed to and sworn before me this 29th day of August 2014. Notary Public in and for the State of Washington, Residing at Buckley H'jJ�j�I A A /V U NOTARY PUBLIC ? z + a + Federal Way NOTICE OF MASTER LAND USE APPLICATION Project Name: 359th Street Cherian Short Plat Project Description: Proposed short subdivision of one existing 1.20-acre single-family lot into three single-family lots. Applicant: Abbey Road Group Land Development Services Co., LLC Project Location: 1320 S 359th St, Federal Way, WA 98033. Tax Parcel ID #292104-9071 Date of Application: April 3, 2014 Date Determined Complete: August 8, 2014 Date of Notice of Application: August 15, 2014 Requested Decision and Other Permits: The appli- cant requests a short subdivision decision (File .14-101516-SU) issued by the Director of Com- munity Development pursuant to Federal Way Re- vised Code(FWRC) Chapter10.30. Additional per- mits and/or approvals in conjunction with the short subdivision decision include Concurrency (File #14-103815-CN), and yet to be filed Engineering Review. The department has determined the appli- cation is categorically exempt from threshold de- termination procedures pursuant to State Environ- mental Policy Act (SEPA) Rules WAC 197-11- 800(6). Environmental Documents: Preliminary Technical Information Report, Arborist Report, Geotechnical Report. Development Regulations to Be Used for Project Mitigation: Title 18 'Subdivisions;' Title 19 `Zoning and Development Code.' Consistency with Applicable City Plans and Regula- tions: The project will be reviewed for consistency with all applicable codes and regulations including the Federal Way Revised Code; 2009 King County Surface Water Design Manual as amended by the City of Federal Way, and Public Works Department Development Standards. Public Comment & Appeals: The official project file is available for public review at the Community De- velopment Department (address below). Any per- son may submit written comments on the short subdivision application to the Director of Commu- nity Development by September 2, 2014. Only per- sons who submit written documents to the Direc- tor, or specifically request a copy of the original decision may appeal the Director's decision. Availability of File and Environmental Documents: The official project file and referenced environmen- tal documents are available for public review dur- ing normal business hours at the Community De- velopment Department, 33325 8th Avenue South, 2nd Floor, Federal Way, WA 98003. Staff Contact: Stacey Welsh - Associate Planner, 253-835-2634 Published in the Federal Way Mirror, August 15, 2014 FWM 2157 CITY OF � Federal Way August 8, 2014 Gil Hulsmann Abbey Road Group PO Box 1224 Puyallup, WA 98371 RE: FILE #14-101516-00-SU; LETTER OF COMPLETE APPLICATION 359 Street Cherian Short Plat, 1320 S 359th St, Federal Way Dear Mr. Hulsmann: CITY HALL FILE 33325 8th Avenue South Federal Way, WA 98003-6325 (253) 835-7000 www. cityoffederalway. com The Community Development Department is in receipt of your July 29, 2014, resubmittal of items identified in a prior incomplete application letter, dated April 28, 2014. Your proposed project includes the short subdivision of one existing single-family residential lot into three single-family residential lots. NOTICE OF COMPLETE APPLICATION Please consider this correspondence a formal Letter of Complete Application. Pursuant to Federal Way Revised Code (FWRC) 18.30.050, the application is deemed complete as of the date of this letter. The complete application determination is based on a review of your submittal relative to those requirements as set forth in FWRC 18.30.030. The submittal requirements are not intended to determine if an application conforms to the City of Federal Way codes; they are used only to determine if all required materials have been submitted. CLOSING Formal processing and review of your application will now begin. Technical review comments will follow at a later date. A Notice of Application will be posted on site, published in the Federal Way Mirror, and posted on the city's official notice boards within 14 days of this letter. Any questions concerning your short subdivision application may be directed to me at 253-835-2634 or stacey.welsh@cityoffederalway.com. Sincerely, Stacey Welsh, AICP Associate Planner c: Jesse Cherian & Eric Hildebrandt, 721 W. Main St., Auburn, WA 98001 Kevin Peterson, Development Services Erik Preston, Traffic Brian Asbury, Lakehaven Utility District Chris Ingham, South King Fire & Rescue Doc, M 66392 4CITY of s,, Federal Way Parks & Recreation Department Date: September 4, 2014 To: Stacey Welsh, AICP, Associate Planner From: Stephen Ikerd, Parks Deputy Director Subject: Fee -in -Lieu approval Following consideration of the open space and recreation requirements of Federal Way City Code 20-156, the parks dept. accepts the applicant's fee -in -lieu of open space proposal for the 359th Street Cherian Short Plat; (file # 14- 101516-00-SU). It is understood that at the time of this request the fee -in -lieu is calculated at 15% of $117,000 (2014 assessed land value of existing undivided parcel) for a total fee of $17,550, which could change at the time of final processing. The Parks Department would ask that consideration be given to provide a voluntary letter authorizing the City of Federal Way to use the open space fee -in - lieu from the 359th Street Cherian Short Plat in any of the Parks Planning Areas the City wishes. CC: John Hutton, Director of Parks. CITY OF FEDERAL WAY DEPARTMENT OF COMMUNITY DEVELOPMENT DEVELOPMENT REVIEW COMMITTEE TRANSMITTAL Resubmittal DATE: August 4, 2014 TO: Kevin Peterson, Engineering Plan Reviewer Erik Preston, Senior Traffic Engineer Scott Sprou•1, Assistant Building Official Brian Asbury, Lakehaven Utility District Chris Ingham, South King Fire & Rescue FROM: COMMENTS DUE: FILE NUMBER (s) RELATED FILE NOS.: PROJECT NAME: PROJECT ADDRESS: ZONING DISTRICT: PROJECT DESCRIPTION: LAND USE PERMITS: PROJECT CONTACT: MATERIALS SUBMITTED: Stacey Welsh, Planning Please return comments by 8-20-14 14-101516-00-SU None 359th STREET CHERIAN SHORT PLAT 1320 S 359TH ST RS 15.0 Proposal to subdivide a single lot into 3 lots. Short Plat ABBEY ROAD GROUP GIL HULSMANN PO BOX 1224 PUYALLUP WA 98371 1. Resubmittal Sheet/Response Letter 2. Master Land Use Application 3. Revised Short Plat Map 4. Revised Preliminary Engineering Plan 5. Revised Preliminary Clearing, Grading & Tree/Vegetation Removal Plan 6. Revised Lot Closure Calculations 7. Traffic concurrency application & fee (separate application submittal) 8. Letter request for fee in lieu open space requirement 9. Tree calculation sheet 10. Arborist report 11. Supplemental Title Report DEPARTMENT OF CONIAIUNIT\' DEN ELOP�MEN I' SERVICES N RES U B M IET) 33325 8ih Avenue South Federal Way, WA 98003 6325 CITY OF 253-835-2607; Fax 253-835-2609 Fe d e ra ' /' V y J U L 2 9 2014 ►►►m.61Nvffcderahvay.rc3nt CTFY OF FEDERAL VVA� CD` RESUBMITTAL INFORMATION This completed form MUST accompany all resubmittals. "Please note: Additional or revised plans or documents for an active project will not be accepted unless accompanied by this completed form. Mailed resubmiltals that do not include U�is form or that do not contain the correct number of copies will be returned or discarded. You are encouraged to submit all items in person and to contact the Permit Counter prior to submitting ifyou are not sure about the number of copies required. ** ANYCHANGES TO DRAWINGS MUST BE CLOUDED. Project Number: ! - Project Name: a-�- f �,-- O �- SiJ Project Address: 13 15�� 3 57 -44 S�✓�c } Project Contact: i wc,15,",aPhone: RESUBMITTED ITEMS: # of Copies "* Detailed Description of Item q 3S - 3�- "* Always submit the same number of copies as required for your initial application.* k Resubmittal Requested by : A ` I nW1'Letter Dated: I I to em er) I OFFICE USE Oft RESUB A• F Distributlon Date: 7 By- Dept/Div Name # Description Buildin Plannin PW Fire Other v Bulletin 9129 —January I, 2011 Page I of I kMandou ts\Resubmittal I n fonnat ion 1p Served Our � Q �f -2? mtasan �w`�m Sl]VOSS 5erying Our rirrrJirrrlw..�Mw Cww Service Disabled Veteran Owner Small Business 29 July 2014 City of Federal Way Development Services Department 33325 8th Avenue South Federal Way, WA 98063 RE: 359th Street (Cherian) 3 Lot Short Plat Permit Submittal for the Property Located at 1320 S 359th St Federal Way, Wa. 98003, WA; Icing County, WA. Parcel No. 2921049071, Abbey Job #07- 179-2. Dear Development Services Department, On behalf of Jesse T. Cherian and Eric Hildebrandt (3591h Street (Cherian) 3 Lot Short Plat) the Abbey Road Group Land Development Services Company, LLC is submitting the material requested in your a request and application for a 3 Lot Short Plat for the below referenced property in accordance with the City of Federal Way Codes and the attached short Plat Submittal requirements • Property Information: o Property Owners: Jesse T. Cherian and Eric Hildebrandt o Project Name: 359th Street (Cherian) 3 Lot Short Plat o Property Location: 1320 S 359" St Federal Way, Wa. 98003 o Parcel Number: 2921049071 o Property Zoning: RS -15, Residential o Property Size: 1.2 acres • Permit Submittal Items: As part of this submittal we are submitting the following information and items as required by the City of Federal Way for a Short Plat within the City of Federal. Master Submittal Packet (8 Copies) o Master Application signed by Mr. Hildebrandt o Revised Short Plat Map (8 %2 x 11) o Revised Preliminary Engineer Plan (8 % x 11) o Revised Preliminary Clearing, Grading & Tree/Vegetation Retention Plan (8 %x 11) REST BMI17ED 2. Revised Short Plat Map( 2 Sheets) (7 Copies) (18 x 24) Abbey Road Group Land Development Services Company, LLC JUL 2 9 2014 P. O. Box 1224, Puyallup, WA 98371 CITY Phone: 253-435-3699 Fax: 253-446-3159 OF FEO�'s WAY CD5 www.abbeyroadgroup.com 3. Revised Short Plat Map ( 2 Sheets) (2 Copies) (11 x 17) 4. Revised Lot Closure Calculations / Computations (2 Copies) 5. Preliminary Engineer Plan (2 Copies) (24 x 36) 6. Preliminary Clearing, Grading & TreeNegetation Retention Plan (2 Copies) (24 x 36) 7. Preliminary Engineer Plan (2 Copies) (11 x 17) 8. Preliminary Clearing, Grading & TreeNegetation Retention Plan (2 Copies) (11 x 17) 9. Traffic concurrency application with short plat map. (1 copy) 10. Traffic Concurrency application fee check $344.50 11. Letter request for fee in lieu of open space requirement. (2 copies) 12. Tree Calculation Sheet (2 Copies) 13. Hugh B. Doran, Arborist Report (2 copies) 14. Title Supplemental Report #2 dated May 4, 2014 Sincerely, Gil Hulsma�- CEO - Director of Land Development Services Abbey Road Group Land Development Services Company LLC Enclosure: 1. Master Submittal Packet (8 Copies) 2. Master Land Use Application Mr. Hilebrandt 3. Revised Short Plat Map (8'/2 x 11) 4. Revised Preliminary Engineer Plan (8 % x 11) 5. Revised Preliminary Clearing, Grading & TreeNegetation Retention Plan (8'/2 x 11) 6. Revised Short Plat Map ( 2 Sheets) (7 Copies) (24 x 36) 7. Revised Short Plat Map ( 2 Sheets) (2 Copies) (11 x 17) 8. Revised Lot Closure Calculations / Computations (2 Copies) 9. Revised Preliminary Engineer Plan (2 Copies) (24 x 36) 10. Revised Preliminary Clearing, Grading & TreeNegetation Retention Plan (2 Copies) (24 x 36) 11. Revised Preliminary Engineer Plan (2 Copies) (11 x 17) 12. Revised Preliminary Clearing, Grading & TreeNegetation Retention Plan (2 Copies) (11 x 17) 13. Traffic concurrency application with short plat map. (1 copy) 14. Traffic Concurrency application fee check $344.50 15. Letter request for fee in lieu of open space requirement. 16. Tree Calculation Sheet (2 Copies) 17. Hugh B. Doran, Arborist Report (2 copies) Cc: Jesse T. Cherian Eric Hildebrandt ' A-. CITY OF Feder II/ally/ APPLICATION NO(S) MASTER LAND USE APPLICATION DEPARTMENT OF COMMUNITY DEVELOPNI ENT SERVICES 33325 8"' Avenue South Federal Way, WA 98003-6325 253-835-2607;Fax 253-835-2609 n•ww.cily Irfederalway.onm Project Name 359 Street (Cherian) 3 Lot Short Plat Property Address/Location 1320 S 359th St Federal Way, Wa. 98033, Parcel Number(s) 2921049071 Date Project Description 3 Lot Short Plat on a lot that also has a road and utility extension (Water / Sanitary) as part of the Park 16 Project already under Construction PLEASC 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 Nv/Project SEPA Only Shoreline: Variance/Conditional Use -XX- Short Subdivision Subdivision Variance: Commercial/Residential Required Information RS 15.0 Zoning Designation Residential Comprehensive Plan Designation $278.000 Value of Existing Improvements _ $278.000 Value of Proposed Improvements International Building Code (IBC): R-2 Occupancy Type TyFP-g Ilya Construction Type Applicant Name: Abbey Road Group Land Development Sev Co. Address: P. O. Box, 1042, Puyallup, Wa. 98371 City/State: Zip: 253-435-3699 Phone: 253-446-3159 Fax: Email: Gil.Hulsmann@AbbeyRoadGroup.com Signature: Agent (if different than Applicant) Name: Abbey Road Group Land Development Sev Co. Address: P. O. Box, 1042, Puyallup, Wa. 98371 City/State: Zip: 253-435-3699 Phone: Fax: 253-446-3159 Email: Gil.Hulsmann@AbbeyRoadGroup.com Signature: Owner Name: Eric L. Hildebrandt Addles: City/State: 721 W Main St. Auburn, WA. 98001 Zip: (253) 735-2000 (Phone) Phone' (253) 261-1044 (Cell) Fax: Email: enC Stfab.com Signature: Bulletin 4003 —January 1, 20l I Page 1 of 1 kAHandoutATAaster Land Use Application Abbey Road Group P.O. Box 1224 Puyallup WA 98371 253.435.3699 Friday, July 25, 2014 2:54:15 PM PROJECT: 7-179-02 359th ST FW-ST FAB\SURVEY\Terramodel\07-179-02 Short Plat.pro -------------------------------------------------------------------------------- CLOSURE REPORT Coordinate values shown are computed based on the rounded bearing and distance, or chord bearing and chord lengths as indicated herein. Boundary Name: SP BOUNDARY Point Number Description Sta Northing Easting Elevation Bearing Distance ------------------------------------------------------------------------------- 815 0+00.00 105687.97199 1272129.07226 NO1021'50"E 277.03 ft 1468 2+77.03 105964.92350 1272135.66615 S88031'22"E 188.50 ft 816 4+65.53 105960.06406 1272324.10351 SO1021'50"W 276.09 ft 742 7+41.61 105684.05228 1272317.53198 N88048'40"W 188.50 ft 815 9+30.11 105687.96338 1272129.07256 ------------------------------------------------- Closing latitude =-0.00861 Closing departure = 0.00031 Closing bearing = N0200115911W Closing distance = 0.00861 Total traverse length = 930.12 (930.11) Total error of closure = 1/107965 Error of closure in latitude = 1/108033 Error of closure in departure = 1/3043157 Area = 52130.27 SQ FT Area = 1.20 ACRES Abbey Road Group P.O. Box 1224 Puyallup WA 98371 253.435.3699 Friday, July 25, 2014 2:54:15 PM PROJECT: 7-179-02 359th ST FW-ST FAB\SURVEY\Terramodel\07-179-02 Short Plat.pro -------------------------------------------------------------------------------- CLOSURE REPORT Coordinate values shown are computed based on the rounded bearing and distance, or chord bearing and chord lengths as indicated herein. Boundary Name: LOT 1 Point Number Description Sta Northing Easting Elevation Bearing Distance -------------------------------------------------------------------------------- 742 0+00.00 105684.06093 1272317.52846 N01021150"E 94.53 ft 1154 0+94.53 105778.56415 1272319.77847 N88031'22"W 188.50 ft 1153 2+83.03 105783.42360 1272131.34112 SO1021'50"W 95.48 ft 1152 3+78.50 105687.97065 1272129.06850 S88048140"E 188.50 ft 742 5+67.00 105684.05955 1272317.52792 ------------------------------------------------------------------------ Closing latitude =-0.00139 Closing departure =-0.00054 Closing bearing = N21023143"E Closing distance = 0.00149 Total traverse length = 567.01 (567.00) Total error of closure = 1/380466 Error of closure in latitude = 1/408626 Error of closure in departure = 1/1042941 Area = 17907.83 SQ FT Area = 0.41 ACRES Abbey Road Group P.O. Box 1224 Puyallup WA 98371 253.435.3699 Friday, July 25, 2014 2:54:15 PM PROJECT: 7-179-02 359th ST FW-ST FAB\SURVEY\Terramodel\07-179-02 Short Plat.pro -------------------------------------------------------------------------------- CLOSURE REPORT Coordinate values shown are computed based on the rounded bearing and distance, or chord bearing and chord lengths as indicated herein. Boundary Name: LOT 2 Point Number Description Sta Northing Easting Elevation Bearing Distance -------------------------------------------------------------------------------- 1153 0+00.00 105783.42285 1272131.34484 NO1021'50"E 92.00 ft 1150 0+92.00 105875.39679 1272133.53464 S8803112211E 188.50 ft 1151 2+80.50 105870.53734 1272321.97199 S01021'50"W 92.00 ft 1154 3+72.50 105778.56341 1272319.78220 N88031122"W 188.50 ft 1153 5+60.99 105783.42285 1272131.34484 ---------------------------------------------------------------- Closing latitude = 0.00000 Closing departure = 0.00000 Closing bearing = N90000'00"W Closing distance = 0.00000 Total traverse length = 561.00 (560.99) Total error of closure = 1/999999 Error of closure in latitude = 1/999999 Error of closure in departure = 1/999999 Area = 17341.66 SQ FT Area = 0.40 ACRES Abbey Road Group P.O. Box 1224 Puyallup WA 98371 253.435.3699 Friday, July 25, 2014 2:54:15 PM PROJECT: 7-179-02 359th ST FW-ST FAB\SURVEY\Terramodel\07-179-02 Short Plat.pro ------------------------------------------------------------------------------- CLOSURE REPORT Coordinate values shown are computed based on the rounded bearing and distance, or chord bearing and chord lengths as indicated herein. Boundary Name: LOT 3 Point Number Description Sta Northing Easting Elevation Bearing Distance 1151 0+00.00 105870.53803 1272321.96829 N01021'50"E 89.56 ft 1469 0+89.56 105960.07265 1272324.10000 N88031'22"W 188.50 ft 817 2+78.05 105964.93210 1272135.66265 SO1021'50"W 89.56 ft 1150 3+67.61 105875.39747 1272133.53094 S88031'22"E 188.50 ft 1151 5+56.10 105870.53803 1272321.96829 -------------------------------------------------------------- Closing latitude = 0.00000 Closing departure = 0.00000 Closing bearing = N90000100"W Closing distance = 0.00000 Total traverse length = 556.12 (556.10) Total error of closure = 1/999999 Error of closure in latitude = 1/999999 Error of closure in departure = 1/999999 Area = 16880.78 SQ FT Area = 0.39 ACRES ,,loudly Served Our Co,,, I-rk �p",an Q,y sDvos41 s w Service Disabled Veteran Owner Small Business 29 July 2014 City of Federal Way Parks, Recreation and Cultural Serviced Department Mr. John Hutton 33325 8th Avenue South Federal Way, WA 98063 RE: 3591h Street (Cherian) 3 Lot Short Plat Fee in Lieu of Park for the Property Located at 1320 S 359th St Federal Way, Wa. 98003, WA; King County, WA. Parcel No. 2921049071, Abbey Job #07- 179-2. Dear Mr. Hutton: On behalf of Jesse T. Cherian and Eric Hildebrandt (359th Street (Cherian) 3 Lot Short Plat) the Abbey Road Group Land Development Services Company, LLC is requesting the City accept a fee in lieu of park space for the short plat. The short plat is 52,130.27 square feet in size. The existing house will be on 17,907.83 acres and the two new lots will be on the remainder totaling 34,222.44 square feet. The new lot area is 66% of the total site area. The 15% park area based on the 34,222.44 square feet would be 5,133.37 square feet in size and would be a very small area for a ark. The park area would not be able to connect to any other park area since there is a road, South 359 h Street, to the south and existing single family dwellings on the east and west, and a new apartment complex being constructed on the north side of the project. Since the park area would be small and not connected to other park areas it would be a good project to use fee in lieu of instead of park space. The fee in lieu cost is based on 15% of the property's assessed value. Currently the land for the parcel is assessed at $108,000 for the entire 52,130.27 square feet. The assessed value of the new lot area would be 66% or $71,280. The 15% fee would then be $10,692. It is acknowledged that the fee is based on the assessed value at time of recording so there will be some deviation from the listed amount but it should provide a ball park number for the fee to be paid to the City. We would also like to confirm that the fee would be paid at building permit approval / pick up from the City. Thank you for considering fee in lieu for this short plat project. If you have any questions please contact me at the numbers below. Sincerely, Gil Hulsmann, CEO - Director of Land Development Services RESUBMITTED Abbey Road Group Land Development Services Company LLC Cc: Jesse T. Cherian JUL 2 9 2014 Eric Hildebrandt Abbey Road Group Land Development Services Company, LLC CITY OF FEDERAL WAY P. O. Box 1224, Puyallup, WA 98371 CDS Phone:253-435-3699 Fax:253-446-3159 www.abbeyroadgroup.com DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES 33325 81h Avenue South CITY OF -. Federal Way, WA 98003-6325 Fed' erN Way 253-835-2607; Fax 253-835-2609 www.ciLyoffederalway.com CALCULATING TREE UNITS (IN RS ZONES) (Chapter 19.120 Federal Way Revised Code) ■ To determine the minimum tree units required for your site: 52,130.27 _ _ 43,560 (sf/acre) _ _ 1.20 _ x 25 (units/acre) = 30 tree units (lot size in square feet) (lot size in acres) (minimum tree units) Example: Lot Size = 9,723 square feet 9,723143,560 = .22 acres .22 x 25 = 5.5 = 6 tree units ■ To determine number of existing or replacement tree units: Existing Trees Includes all trees except invasive species and hazard trees Tree Size (diameter at breast height 14.51) # of Trees Tree Units Total Units 1" to 6" dbh x 1.0 = > 6" to 12" dbh x 1.5 = > 12" to 18" dbh 1 x 2.0 = 2.0 > 18" to 24" dbh 1 x 2.5 = 2.5 > 24" dbh x 3.0 = Total Existing Tree Units Replacement Trees Evergreen Trees — minimum 6' in height at planting Deciduous Trees — minimum 2" caliper at planting Species Tree Units Small Canopy (mature canopy area <450 square feet) 0.5 Examples: Japanese Maple, Black Hawthorne, Western Crabapple Medium Canopy (mature canopy area 450 —1,250 square feet) 1.0 Examples: Western White Pine, Choke Cherry, Honey Locust Large Canopy (mature canopy area > 1,250 square feet) 1.5 Examples: Douglas Fir, Tulip Tree, Western Red Cedar For a complete list of recommended replacement trees, see Bulletin #068 Bulletin #073 — January 1, 2011 Page 1 of 1 k:\Handouts\Calculating Tree Units 14243 Olympic Dr. SLR Olalla, SVA 98359-9494 253-857-5070 H*B.D4mLS.A�I�edAlbolisi&TtL�RFS�cf�. . ,Bor PhL To: Gil Hulsmann Abbey Road Group Land Development Services, Co LLC 923 Shaw Rd, Ste. A Puyallup, WA 98372 Date: June 26, 2014 Project: Cherian short plat tree risk assessment Site Location: King Co. Parcel No. 2921049071 1320 S. 359" St., Federal Way, WA Tree: Douglas fir, Pseudotsuga inenziesii t� Dear Gil: The following are my observations and recommendations regarding my risk assessment of the subject trees per your request: Observations } The subject trees are a planted row of 11 mature Douglas firs along the west Inv p10 ert3 line. They range from marginal to acceptable in vigor. Trees #1sG„ 9 and 11 show what may be early stress signs in the form of heavy cone production and stress pitch flow. Tree #4 shows what appears to be stress fractures in the lower third of the trunk height. Tree #3 has irregular trunk surface conditions in the form of swellings and bulges. Resonance test with a mallet did not detect and contained cavities or decay pockets. All the trees have very good live crown ratios of greater than 60%. The trees are in a mixed ruraVresidential setting with an open informal lawn from the base of the trees east. Along the west side, the trees are 2' to 3' from an old grade cut/informal rock terrace that drops 3.5' to a paved driveway, formal landscape and residential structures. There are a few indications of root related pavement heaving and rock terrace displacement. Risk Assessment (see Appendix A for individual tree details) The risk rating for the trees ranged from 8 to 10. These are moderate to high ratings. A rating of 12 is considered "extreme" requiring inuiiediate action. None of the trees appeared to be an imminent risk to the surroundings requiring immediate action. Five trees have a rating of 10 warranting the establishment of a firm time -line for removal within the year. Five trees have a rating of 9 and one rates an 8. ........................... RESUBMITTED JUL 2 9 2014 CITY OF FEDERAL WAY CDS Cherian IAbbevR G Tree RiskAsmnt June 26, 2014 Page 2 of 4 The rating results for these six trees ultimately leads to removals with perhaps a little more time flexibility. However, any changes to the site — even the removal of those trees rating 10 -- will impact these remaining trees. Such an impact could raise their rating to a Ievel requiring immediate action. Recommendations Trees of this size require all their components — roots, stem/vascular and crown foliage — to be functioning efficiently in order to sustain and effectively support themselves. To the extent that solne stress source impacts one br several of these components, then the tree's integrity is eompronilsed. This may affect howwell the trees roots anchor the tree or how structurally sound the trunk is. Generally, when mature trees, such as the subject trees, display stress signs visible to the eye, it is too late to restore them to good vigor. There is no certain time frame for how long a stressed tree is "safe" or when root or stein failure may occur. It is nuy opinion that due to the presence of several high value targets in the form of residences and traffic thoroughfare, these trees should have risk rAtings no higher than 8. I therefore recommend removal of the subject trees within the year of this assessment. Please contact me if there are questions regarding this report or if additional information is needed. Sincerely, 4 U �i ig1 ni4-� Rugh B. Doran, I5A Certified Arborist Cherian/Abbey R G Tree Risk Asnint June 26, 2014 Page 3 of J Assumptions and Limiting Conditions 1. Any legal description provided to the consultant/appraiser is assumed to be correct. Any titles and ownerships to any property are assumed to be good and marketable. No responsibility is assumed for matters legal in character. Any and all property is appraised or evaluated as though free and clear, under responsible otwnership and competent management. 2. It is assumed that any property is not in violation of any applicable codes, ordinances, statutes, or other governmental regulations. 3. Care has been taken to obtain all information from reliable sources. All data has been verified insofar as possible; however, the consultant/appraiser can neither guaranty nor be responsible for the accuracy on information provided by others. 4. Unless stated otherwise: A) information contained in this report covers only those trees that were examined and reflects the condition of those trees at the time of inspection; and 13) the inspection is limited to visual examination of the subject trees without dissection, excavation, probing or coring. There is no warranty or guarantee, expressed or implied that problems or deficiencies of the subject trees may not arise in the future. 5. All trees possess the risk of failure. Trees can fail at any time, with or without obvious defects, and with or without applied stress. A complete evaluation of the potential for this requires pneumatic (air) excavation and examination of the critical root zone (min. radius of 6') of subject trees and may require advanced internal hunk structure analysis. Such procedures exceed the scope and limits of this report. See 44 —B. 6. Other trees with defects or questionable conditions are standing in the neighborhood and have been for some time. I cannot predict nor guarantee their stability or failure. 7. The consultant/appraiser shall not be required to give testimony or to attend court or related hearings by reason of this report unless subsequent contractual arrangements are made, including payment of an additional fee for such services. 8. Loss or alteration of any part of this report invalidates the entire report. 9. Possession of this report or a copy thereof does not imply right of publication or use for any purpose by any other than the person to whom it is addressed, without prior expressed written or verbal consent of the consultant/appraiser. City, county and state governments are exempt. 10, Neither all nor any part of the contents of this report, nor copy thereof, shall be conveyed by anyone, including the client, to the public through advertising, public relations, news, sales, or media, without the prior expressed written or verbal consent of the consultant/appraiser — particularly as to the value conclusions, identity of tlue consultant/appraiser, or any reference to any professional society of institute or any initialed designation conferred upon the consul tant/appraiser as stated in his qualifications. City, county and state governments are exempt. Hugh B. Doran, ISA Certified Arborist CherianlAb&y R G Tree Risk Asnint June 26, 2014 Page 4of4 Tree Risk Assessment Rating Scale Risk Rating Scale: per Tree Risk Assessment in Urban Areas and the Urban/Rural Interface, 2007 (updated 2009); Tree Hazard Evaluation Guide, N. Matheny and J. Clark, 1994 A. Potential for failure: I - low, 5- extreme B. Potential target in the event of failure: 1— occasional use, undeveloped property, e.g. trail 2 — intermittent use, e.g, street, day -use parking 3 — frequent use, secondary development, e.g, street, landscaped yard/property, entry/drive 4 — constant use, primary structures, e.g, street, property, residentiaUconunercial building C. Size of tree part affected by defect or failure: I — four inches diameter 2 — four to twenty inches diameter 3 - hventy inches diameter and greater D. Risk Rating = A + B + C with 12 being the highest score Hugh B. Doran, ISA Certified Arborist 0IM2014 AV'VrMvA Chcd.n5hai Plat a' Tree # S. to IJ- Soerles Trunk Da to Height Est m Moor Comments " m " r n A x RewMmendal;on 1 Douglasfir 28 120 2 early stress signs: stress cone production; silelroot zone concerns 3 4 3 10 Cautionary retention until removal 2 Douglas fu 24 f20 2 No visibla defects; site I root zone concerns 2 4 3 9 Cautionaryrelenlion 3 Doug%a to 23 1 120 3 hunk abnormalities: swellings, irregular form; silelroot zone concerns 3 4 3 10 Cautionary retention un61 removal 4 0"las fir 21 120 3 Apparent stress fractures In trunk; sitelroot zone concems 3 4 3 10 Cautionary relention untl removal 5 IDouglas fir 22 120 3 No vlsMe defects; site I rootzone concerns 2 4 3 9 Cautionary retention S Douglas fir 18 70 2 Suppressed; stress cone production 3 4 2 9 Cautionary retention until removal 7 Douglas fit 24 120 3 tov,sible defects; site I root zone concerns 2 4 3 9 Cautionaryrelention 8 Douglas fit 21 120 3 No visible defects; site I root zone concerns 2 4 3 9 Cautionary retention 9 Douglas fit 29 J20 2 Eadystress signs: stress cone production 3 4 3 10 Cautionary retention until removal 10 Douglas fir 20 120 2 '4o visible defects; site / root zone concerns 2 4 2 8 Cautionary relenil" 11 Douglas fir 25 120 2 :arty stress signs: stress cone production; site mot zone concems 3 4 3 10 Cautionary retention until removal NOTES Recontmandidton: Cautionary retention =establsheddefects orissues or concernwarranting regular Inspection and tree protection measures if retention 51t0redor Una removal Vigor 1 = poor, 4 = good Disk 5 A_ Potential for fatJure, I -low, 5 - extreme B. Potential target in the event orfalure:1to4 1-0aras.Ftnal arse, wwo%'efe lin @ . troll 2—Inlemlfllentuse, e.1 stree day -use padft 3—frequent use. secondary development a - streak landscaped yardIpfoperty.e ldriv0 4—constant use, 'ma structures. e..street preftresldenliaUmmmerrialbuikd G. Stze of tree part affected by tential failure or evident derect 1 to 3 i — Y2 to four inches diameter 2—four totkvsn inchesdiameter 3— Rreater than Me nty Inches dam star disk Racnn = A + B + G W'iih 12 baby the 419 hest score ailreme risk) Hugh B. Doren, FSA Certified Arborist 9/26/2014 Appendix A 1 of 1 Chen -an Short Plat Tree # S. arias Trunk Dig in Height Est- ft V or Comments-- � o d m 1° N Q- w `° m N (n tl d .J °' c — of — Recommendalion 1 IDouglas fir 28 120 2 iEarly stress signs: stress cone production; site/root zone concerns 3 4 3 10 Cautionary retention until removal 2 IDouglas fir 24 120 2 No visible defects; site / root zone concerns 2 4 3 9 Cautionary retention 3 Douglas fir 23 120 3 irrunk abnormalities: swellings, irregular form; site/root zone concerns 3 4 3 10 Cautionary retention until removal 4 Douglas fir 21 120 3 p\pparent stress fractures in trunk; site/root zone concems 3 4 3 10 Cautionary retention until removal 5 Douglasfir 22 120 3 No visible defects; site / root zone concerns 2 4 3 9 Cautionary retention 6 Douglas fir 18 70 2 Suppressed; stress cone production 3 4 2 9 Cautionary retention until removal 7 Douglas fir 24 120 3 No visible defects; site / root zone concerns 2 4 3 9 Cautionary retention 8 Douglas fir 21 120 3 No visible defects; site I root zone concerns 2 4 3 9 Cautionary retention 9 Douglas fir 29 120 2 Early stress signs: stress cone production 3 4 3 10 Cautionary retention until removal 10 Douglas fir 20 120 2 No visible defects; site / root zone concerns 2 4 2 8 Cautionary retention 11 Douglas fir 25 120 2 Early stress signs: stress cone production; site/root zone concerns 3 4 3 10 1 Cautionary retention until removal NOTES Rocomrnendation: Cautionary retention = established defects or issues of concern warranting regular inspection and tree protection measures if retention s required or until removal 'Vigor. 1 = poor, 4 = good Risk RatingI A. Potential for failure: 1 - low, 5 - extreme B. Potential target in the event of failure: 1 to 4 1— occasional use undeveloped property, e.. trail 2—intermittent use, e.a. street, day -use parking 3 —frequent use, secondary development, e.a, street. landscaped yard/property. entry/drive 4— constant use, primastructures. e.. street, property. residential/commercial building C. Size of tree part affected by 2otenrial failure or evident defect: 1 to 3 1 — up to four inches diameter 2 —four to twenty inches diameter 3 — grealar than twenty inches diameter IRisk Rating = A + B + C with 12 bein the highest score (extreme risk) Hugh B. Doran, ISA Certified Arborist 0002�11-t WINI-4 CITY OF L Federal Way April 28, 2014 Gil Hulsmann Abbey Road Group PO Box 1042 Puyallup, WA 98371 CITY HALL 33325 8th Avenue South Federal Way, WA 98003-6325 (253) 835-7000 www.cityoffederalway.com RE: FILE #14-101516-00-SU; INCOMPLETE APPLICATION 359'h Street Cherian Short Plat, 1320 South 3591h Street, Federal Way Dear Mr. Hulsmann: The Community Development Department has received your Master Land Use application proposing to short subdivide one existing single-family lot into three single lots located at 1320 South 359`h Street. The department is unable to begin processing your application until the following materials are submitted: 1. Signature of all persons with ownership interest in the property on the Master Land Use application per FWRC 18.30.030. Please submit an application signed by Eric Hildebrandt as he is shown to have ownership interest per King County Assessor records. 2. Transportation Concurrency application and associated fee pursuant to FWRC 19.90.040 and 19.90.050(4). 3. Title Report prepared within 90 days as identified in Bulletin #010 and content requirements of FWRC 18.30.030. The application will be complete following submittal of the above -referenced items. Within 14 days of submitting the items you will receive a formal notice of complete application and the department will begin processing the application. TECHNICAL COMMENTS City Planning, South King Fire and Rescue District, and Lakehaven Utility District have identified the following technical items during complete application review that will need to be addressed prior to preliminary approval. Additional comments will likely follow as a full technical analysis will be conducted after the application has been deemed complete. Planning Division, Matthew Herrera, 253.835.2638, matt.herrera@cityoffederalway.com 1. Lot Area — The areas for lots 2 and 3 include the areas of the ingress, egress, and utility easement. Pursuant to FWRC 19.05.120, the area of a vehicular access easement, private tract, flag pole, or access panhandle shall not be credited in calculation of minimum lot area. Please correct the short plat to include the "net" lot area, which does not include the easement. Mr. Hulsmann April 28, 2014 Page 2 2. Tree/Vegetation Retention Plan — The plan contains the note "The existing lot is fully cleared. There is landscaping and grass covering the entire site" but contains 11 mature fir trees on the sheet. The following items need attention: a. Clarify what is proposed to remain and what is proposed to be removed. b. Provide information on the plan as indicated within the content requirements of FWRC 19.120.040(2). c. Identify how the subject property will meet the city's tree density requirement of 25 tree units per acre pursuant to FWRC 19.120.130. 3. Open Space — Pursuant to FWRC 18.55.060(2), all residential subdivisions shall be required to provide open space in the amount of 15 percent of the gross land area of the subdivision site. A fee - in -lieu payment may be made to satisfy open space requirements at the discretion of the parks director. The fee in lieu of open space is calculated on 15 percent of the assessed value of the property at the time of recording. With your resubmittal package, please choose from the following: a. Provide a written request to satisfy the open space requirement via fee -in -lieu to Interim Parks Director Ken Miller; or b. Provide onsite open space in the amount of 15 percent; or c. Provide a mix of onsite and fee in lieu resulting in the 15 percent requirement. 4. Short Plat Content — The following corrections to the short plat document are needed to meet content requirements of FWRC 18.30.030: a. Name of short plat and file number in title block. b. Remove King County Health Department title block as no septic service is proposed. c. Name, address, and phone number of each property owner. d. Comprehensive Plan and zoning classification of the site and adjoining properties. e. A table listed in the notes section that identifies: i. Total acreage of the site platted, prior to the creation of any lots, tracts or other dedications. ii. Acreage dedicated for public rights -of -way and easements. iii. Calculation of net plat area (minus ROW dedication, if any) f. Ingress/egress and utility easement section. g. Existing address and parcel number. Fire District - Vince Faranda, Deputy Fire Marshal, 253.946.7242, vince.faranda aAsouthkingfire.org 1. Fire hydrants in subdivisions shall be spaced 700 ft. or less apart. Every building lot shall have a fire hydrant within 350 ft. All measurements shall be made as vehicular travel distance. 2. Fire hydrants shall be in service prior to and during construction. 3. 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 ft. from fire apparatus vehicle access. a. Fire apparatus access roads: i. Shall have an unobstructed width of not less than 20 feet and an unobstructed vertical clearance of not less than 13 feet 6 inches. ii. Shall be designed and maintained to support the imposed load of a 75,000-pound fire apparatus and shall be provided with a surface so as to provide all-weather driving capabilities. 14-101516 Doe 1 D. 65455 Mr. Hulsmann April 28, 2014 Page 3 iii. Shall be not less than a 32-foot inside turning radius and not less than a 40-foot outside turning radius. iv. With a dead-end in excess of 150 feet in length shall be provided with a cul-de-sac at the dead end. All such cul-de-sacs shall be not less than 80 feet in diameter. v. Gradient shall not exceed 15 percent. EXCEPTION: When buildings are completely protected with an approved automatic fire sprinkler system, the travel distance can be increased 20 percent. 4. Access road gates shall comply with South King Fire and Rescue Administrative Policy Guideline No. 10.001. 5. An automatic fire sprinkler system shall be installed in Group R, Division 3 occupancies: a. Without adequate fire flow. b. Without approved fire department access. Water/Sewer, Brian Asbury, 253.946.5407, basburyAlakehaven.ary 1. Applicant has completed and submitted to Lakehaven an application for Certificates of Availability (water & sewer), and Lakehaven issued those Certificates on 3/31/14. Unless additional/new hydrant is required, Applicant will simply need to submit applications to Lakehaven for any necessary water and/or sewer service connections. 2. Water & sewer mains installed on the subject property by the adjacent Park 16 Multifamily development will provide water & sewer service connection points for the existing &/or new lots, once the adjacent development's project has been "accepted" by Lakehaven. 3. There is an existing Lakehaven water & sewer easement along the east side of the subject property. 4. Private easement on a portion of the proposed Lot 2's stem will be required for the water supply & sewer service lines for the proposed Lot 1. 5. The existing residence is not connected to sewer. CLOSING Following the submittal of the three completeness items, staff will begin processing your application. Completeness items must be submitted within 180 days of this letter or the application is void. Technical items may be addressed at a later date if you wish to delay responding until you receive comments from Development Services and Traffic division. You may contact me at 253.83 5.263 8 or rnatt.herre!j@cityoffederalway.com for any questions regarding this letter. Since Matthew Herrera, AICP Senior Planner 14-101516 Doc. I.D. 65455 Mr. Hulsmann April 28, 2014 Page 4 enc: Resubmittal Form Kevin Peterson, Engineering Plans Reviewer Erik Preston, Senior Traffic Engineer Vince Faranda, South King Fire & Rescue Brian Asbury, Lakehaven Utility District 14-101516 Doc. I.D. 65455 CITY OF FEDERAL WAY DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES DEVELOPMENT REVIEW COMMITTEE TRANSMITTAL DATE: ,o: FROM: FOR DRC MTG. ON: FILE NUMBER(s): RELATED FILE NOS.: PROJECT NAME: PROJECT ADDRESS ZONING DISTRICT.• PROJECT DESCRIPTION: LAND USE PERMITS: PROJECT CONTACT: April 11, 2014 Ann Dower, Development Services Manager Development Services • Traffic Scott Sproul, Assistant Building Official Brian Asbury, Lakehaven Utility District Chris Ingham, South King Fire & Rescue Matt Herrera — Planning Division Thursday April 24 — Internal Completeness and Preliminary Review 14-101516-00-SU None 359 STREET CHERIAN SHORT PLAT 1320 S 359TH ST RS 15.0 Proposal to subdivide a single lot into 3 lots Short Subdivision ABBEY ROAD GROUP GEL HULSMANN PO BOX 1042 Puyallup, WA 98371 MATERMLS SUBMITTED: 1. Signed MLU 2. Narrative Packet (7) 3. Short Plat (7) 4. Short Plat I Ixl7 (4) 5. Preliminary Engineering Drawing (2) 6. Preliminary Engineering Drawing I Ixl7 (4) 7. Preliminary Clearing, Grading and TreeNegetation Retention Plan (2) 8. Geotechnical Report (2) 9. Park 16 Water/Sewer Plan 8 '/2 xl 1 (5) 10. Preliminary TIR (2) 11. Water/Sewer Availability (2) 12. Lot Closures (2) 13. Title Report (2) Abbey Road Group P.O. Box 1224 Puyallup WA 98371 253.435.3699 Wednesday, April 02, 2014 4:25:18 PM PROJECT: (ACTIVE)\07-179-02 359th ST FW-ST FAB\DESIGNS\07-179-02 Short Plat.pro -------------------------------------------------------------------------------- CLOSURE REPORT Coordinate values shown are computed based on the rounded bearing and distance, or chord bearing and chord lengths as indicated herein. Boundary Name: Point Number Description Sta Northing Easting Elevation Bearing Distance 815 r^`^ 0+00.00 105687.97199 1272129.07226 N01021'50"E 277.03 ft 1468 2+77.03 105964.92350 1272135.66615 S8803112211E 188.50 ft 816 4+65.53 105960.06406 1272324.10351 S0102115011W 276.09 ft 742 7+41.61 105684.05228 1272317.53198 N8804814-0"W 188.50 ft 815 9+30.11 105687.96338 1272129.07256 ------------------------------------------- Closing latitude =-0.00861 Closing departure = 0.00031 Closing bearing = N02001159"W Closing distance = 0.00861 Total traverse length = 930.12 (930.11) Total error of closure = 1/107965 Error of closure in latitude = 1/108033 Error of closure in departure = 1/3043157 Area = 52130.27 SQ FT Area = 1.20 ACRES f it1' '�•� �yljJi,S �` ii 2- -.1� �r APR 0 3 2014 CITY OF FEDERAL WAY CDS Abbey Road Group P.O. Box 1224 Puyallup WA 98371 253.435.3699 Wednesday, April 02, 2014 4:10:00 PM PROJECT: (ACTIVE)\07-179-02 359th ST FW-ST FAB\DESIGNS\07-179-02 Short Plat.pro CLOSURE REPORT Coordinate values shown are computed based on the rounded bearing and distance, or chord bearing and chord lengths as indicated herein. Boundary Name: LOT 1 Point Number Description Sta Northing Easting Elevation Bearing Distance 1474 0+00.00 105814.96896 1272132.09593 S88031'22"E 148.50 ft 1473 1+48.50 105811.14070 1272280.54657 S01021'50"W 126.29 ft 1472 2+74.78 105684.88648 1272277.54060 N88048'40"W 148.50 ft 815 4+23.28 105687.96764 1272129.07257 N01021'50"E 127.03 ft 1474 5+50.31 105814.96165 1272132.09615 ------------------------------------------------- Closing latitude =-0.00731 Closing departure = 0.00023 Closing bearing = N01047113"W Closing distance = 0.00732 Total traverse length = 550.32 (550.31) Total error of closure = 1/75216 Error of closure in latitude = 1/75252 Error of closure in departure = 1/2412010 Area = 18808.41 SQ FT Area = 0.43 ACRES Abbey Road Group P.O. Box 1224 Puyallup WA 98371 253.435.3699 Wednesday, April 02, 2014 4:10:00 PM PROJECT: (ACTIVE)\07-179-02 359th ST FW-ST FAB\DESIGNS\07-179-02 Short Plat.pro ----------------------------------------------------------------- CLOSURE REPORT Coordinate values shown are computed based on the rounded bearing and distance, or chord bearing and chord lengths as indicated herein. Boundary Name: LOT2 Point Number Description Sta Northing' Easting Elevation Bearing Distance -------------------------------------------------------------------------------- 1470 0+00.00 105880.09033 1272322.19572 S01021'50"W 196.08 ft 1471 1+96.08 105684.06588 1272317.52860 N8804814011W 40.00 ft 1472 2+36.09 105684.89582 1272277.53721 NO102115011E 126.29 ft 1473 3+62.37 105811.15004 1272280.54318 N88031122"W 148.50 ft 1474 5+10.87 105814.97830 1272132.09253 N01021'50"E 70.00 ft 1467 5+80.87 105884.95847 1272133.75868 S88031122"E 188.50 ft 1470 7+69.36 105880.09903 1272322.19603 -------------------------------------------------------------------------------- Closing latitude = 0.00870 Closing departure = 0.00032 Closing bearing = S02004'36"W Closing distance = 0.00871 Total traverse length = 769.37 (769.36) Total error of closure = 1/88369 Error of closure in latitude = 1/88427 Error of closure in departure = 1/2438527 Area = 18242.16 SQ FT Area = 0.42 ACRES Abbey Road Group P.O. Box 1224 Puyallup WA 98371 253.435.3699 Wednesday, April 02, 2014 4:10:00 PM PROJECT: (ACTIVE)\07-179-02 359th ST FW-ST FAB\DESIGNS\07-179-02 Short Plat.pro -------------------------------------------------------------------------------- CLOSURE REPORT Coordinate values shown are computed based on the rounded bearing and distance, or chord bearing and chord lengths as indicated herein. Boundary Name: LOTS Point Number Description Sta Northing Easting Elevation Bearing Distance ------------------------------------------------------------------------------- 1467 0+00.00 105884.94927 1272133.76208 NO1021'5011E 80.00 ft 1468 0+80.00 105964.92660 1272135.66625 S88031122"E 188.50 ft 1469 2+68.50 105960.06716 1272324.10360 S01021'50"W 80.00 ft 1470 3+48.50 105880.08982 1272322.19944 N88031122"W 188.50 ft 1467 5+36.99 105884.94927 1272133.76208 -------------------------------------------------------------------------------- Closing latitude = 0.00000 Closing departure = 0.00000 Closing bearing = N90000'00"W Closing distance = 0.00000 Total traverse length = 537.00 (536.99) Total error of closure = 1/999999 Error of closure in latitude = 1/999999 Error of closure in departure = 1/999999 Area = 15079.70 SQ FT Area = 0.35 ACRES 0 Abbey Road Group P.O. Box 1224 Puyallup WA 98371 253.435.3699 Tuesday, March 11, 2014 11:06:35 AM PROJECT: (ACTIVE)\07-179-02 359th ST FW-ST FAB\DESIGNS\07-179-02 Short Plat.pro CLOSURE REPORT Coordinate values shown are computed based on the rounded bearing and distance, or chord bearing and chord lengths as indicated herein. Boundary Name: LOT 1 Point Number Description Bearing Distance --------------------------- 1474 S88031122"E 148.50 ft 1473 S01021'50"W 126.29 ft 1472 N88048'40"W 148.50 ft 815 N01021'50"E 127.03 ft 1474 Closing latitude Closing departure Closing bearing Closing distance Total traverse length Total error of closure Error of closure in latitude Error of closure in departure Area Area Sta Northing Easting Elevation ---------------------------------- 0+00.00 105814.96896 1272132.09593 1+48.50 105811.14070 1272280.54657 2+74.78 105684.88648 1272277.54060 4+23.28 105687.96764 1272129.07257 5+50.31 105814.96165 1272132.09615 =-0.00731 = 0.00023 = N01047'13"W = 0.00732 = 550.32 (550.31) = 1/75216 = 1/75252 = 1/2412010 = 18808.41 SQ FT = 0.43 ACRES APR 03 2014 CITY OF FEDERAL WAY CDS Abbey Road Group P.O. Box 1224 Puyallup WA 98371 253.435.3699 Tuesday, March 11, 2014 11:06:35 AM PROJECT: .(ACTIVE)\07-179-02 359th ST FW-ST FAB\DESIGNS\07-179-02 Short Plat.pro CLOSURE REPORT Coordinate values shown are computed based on the rounded bearing and distance, or chord bearing and chord lengths as indicated herein. Boundary Name: LOT2 Point Number Description Sta Northing Easting Elevation Bearing Distance 1470 0+00.00 105880.09033 1272322.19572 SO1021150"W 196.08 ft 1471 1+96.08 105684.06588 1272317.52860 N88048140"W 40.00 ft 1472 2+36.09 105684.89582 1272277.53721 N01021'50"E 126.29 ft 1473 3+62.37 105811.15004 1272280.54318 N88031122"W 148.50 ft 1474 5+10.87 105814.97830 1272132.09253 NO1021150"E 70.00 ft 1467 5+80.87 105884.95847 1272133.75868 S88031122"E 188.50 ft 1470 7+69.36 105880.09903 1272322.19603 -------------------------------------------------------------------------------- •Closing latitude = 0.00870 Closing departure = 0.00032 Closing bearing = S02004136"W Closing distance = 0.00871 Total traverse length = 769.37 (769.36) Total error of closure = 1/88369 Error of closure in latitude = 1/88427 Error of closure in departure = 1/2438527 Area = 18242.16 SQ FT Area = 0.42 ACRES t Abbey Road Group ' P.O. Box 1224 Puyallup WA 98371 253.435.3699 Tuesday, March 11, 2014 11:06:35 AM PROJECT: (ACTIVE)\07-179-02 359th ST FW-ST FAB\DESIGNS\07-179-02 Short Plat.pro -------------------------------------------------------------------------------- CLOSURE REPORT Coordinate values shown are computed based on the rounded bearing and distance, or chord bearing and chord lengths as indicated herein. Boundary Name: LOT3 Point Number Description Sta Northing Easting Elevation Bearing Distance 1467 0+00.00 105884.94927 1272133.76208 NO1021150"E 80.00 ft 1468 0+80.00 105964.92660 1272135.66625 S8803112211E 188.50 ft 1469 2+68.50 105960.06716 1272324.10360 S01021'50"W 80.00 ft 1470 3+48.50 105880.08982 1272322.19944 N88031122"W 188.50 ft 1467 5+36.99 105884.94927 1272133.76208 Closing latitude = 0.00000 Closing departure = 0.00000 Closing bearing = N9000010011W Closing distance = 01.00000 Total traverse length = 537.00 (536.99) Total error of closure = 1/999999 Error of closure in latitude = 1/999999 Error of closure in departure = 1/999999 Area = 15079.70 SQ FT Area = 0.35 ACRES ,i 7�y— 13 W04 Web date: 11109/2012 Water Availability King County King County Certificate of Department of Permitting Water Availability Rt] -2- and Environmental Review 35030 SE Douglas Street, Suite 210 Snoqualmle, WA 98065-9266 PE v� 206-296-6600 M Relay: 711 For alternate formats, call 206-296-6600. www.kingcounty,gov This certificate provides the Public Health - Seattle& King County Department and the Department of C Permitting and Environmental Review with information necessary to evaluate development proposals. Do not write in this box P-11 I�� Number _ - Name _ ❑ Building Permit ❑ Preliminary Plat or PUD� %Short Subdivision ❑ Rezone or other: � ,i Applicant's name: $? Proposed use: ( P g Paft- r7ca?! . I3a� S 3 7V ST `' .r. �/ Location attach ma and legal description If necessary): �F7 la pr1 �3 �-FwfL6 413 _iy(����� �c]�? ^a oa© I b W f 1. 4� a. Watelcan be provided by service connection only to an existing INCt-1 D1 A•['`l, (size) water main that is t.g 1 - 2-0 feet from the site. � OR El b. Water service will require an Improvement to the water system of: ❑ (1) feet of water main to reach the site; and/or ❑ (2) The construction of a distribution system on the site; and/or ❑ (3) Other (describe): - 2. R a. The water system is In conformance with a County.approved water comprehensive plan. OR ❑ b. The water system improvement Is not in conformance with a County approved water comprehensive plan and will require a water comprehensive plan amendment. (This may cause a delay in issuance of a permit or approval.) 3. Its a. The proposed project Is within the corporate limits of the district, or has been granted Boundary Review Board approval for extension of service outslde the district or city, or Is within the County approved service area of a private water purveyor. OR ❑ b. • Annexation or Boundary Review Board (BRB) approval will be necessary to provide service. ✓ 4. 0 a. Water is orwill be available at the rate of flow and duration indicated below at no less than 20 psi measured at the nearest fire hydrant } f- I q 157 feet from the building/property (or as marked on the attached map): Rate of flow at Peak Demand: []less than 500 gpm (approx. gpm) ❑ 50010 999 gpm 491000 gpm or more ❑ flow lest of }pros ❑ calculation of gpm, Duration: ❑ less than 1 hour [--I1 hour to 2 hours 0 2 hours or more Other. (Note: Commercial building permits which include multifamily structures require flow test or calculation.) OR ❑ b. Water system is not capable of providing fire flow. ✓ 5 a. Water system has certificates of water rights or water right claims sufficient to provide service. OR ❑ b. Water system does no i.currenlly have necessa -watef rights or water fight claims.. flit lac+5z1NUI�IC- mAyti7iT P� AV(,CkQ/Wr-- /k n L1tc� tj4� m t� �ue+L�P�fC-p 000(-r� ✓ Comments/conditions: , s�,rs ptOn2DIt�L cr]!•. WA —1 SLNL(.r C�rJr1 �.�.�n� f Fl tc j3pt-�� 9-eOo ky'W. I certify that the above water purveyor information is true. This certification shall be •• valid for one year from date of signature. LAKEHAVEN UTILITY DISTRICT Agency name Signat to y name r �Jaw,f Title Signature ✓ �� J� Jr� f. Date - _ Highest 12, I %d Min. -- —� �a`? In �sn Pressure Zone; Lowest Elevation of Property - ; Est. may. Pressure - psi ' Wale rAvailabililyFORM.doc b-cert-water.pdr W04 11/09/2012 Page 1 of 1 AIL keliaven LITI DV WaterCr Water main -- Water service lines Hydrants 2921049095 19091 2921049089 2921049072 +J- 20 Fee 2921049136 1 2921049137 2921049071 2921049138 Water Availability Map Development Engineering 2921049.107 2921049062 2921049079 12921049063 1 2921049D70 2921049132 +/- 145 Fiaet 6093300010 6093300060 Co 4 2921 6093300020 e- 6093300050 NOTE: Lakehaven Utility District neither warrants nor guarantees the accuracy of any facility information shown. Facility locations and conditions are subject to field verification. King County Department of Permitting and Environmental Review 35030 SE Douglas Street, Suite 210 Snoqualmie, WA 98065-9266 206-296-6600 M Relay: 711 www.kingcounty.gov ✓ � I �3 S06 Web date: 11/09/2012 ReCMED —. .. Sewer Availability: APR 0 3'.014 King County Certificate of Sewer Availability Et�u 3 CIiY OF FEDERAL WAY - ------ CD5 For alternate formats, call 206-296-6600. This certificate provides the Public Health - Seattle & King County Department and the Department of Permitting and Environmental Review with information necessary to evaluate development proposals. Do not write in this box Number Name ❑ Building Permit ❑ Preliminary Plat or PUD fgLShort Subdivision ❑ Rezone or other. ✓ Applicanrs name: !:�5SE C 6F Fkt- V Proposed use: -- Location (attach map and legal description if necessary): APP 62 a f 6L — 110 17 f Ka a S • - r!f S I/ 1. 0 a. sewer service be provided by side sewer connection only to an existing Iz INC,0 NO size sewer -1_/ — ZS feet from the site and the sewer system has the capacity to serve the proposed use. OR ❑ b. Sewer service will require an improvement to the sewer system of: ❑ (1) — Y feet of sewer trunk or lateral to reach the site; and/or ❑ (2) The construction of a collection system on the site; and/or ❑ (3) Other (describe): ✓ 2. a. The sewer system improvement is in conformance with a County approved sewer comprehensive plan. OR ❑ b. The sewer system Improvement will require a sewer comprehensive plan amendment. ✓ 3. Q a. The proposed project is within the corporate limits of the district or has been granted Boundary Review Board approval for extension of service outside the district or city. OR ❑ b. Annexation or Boundary Review Board (BRB) approval will be necessary to provide service. / 4. Service is subject to the following: . _ a. Connection ch b. Easement(s): C. Other: * The District, at Its sole discretion, reserves the right to delay or deny sewer service based neon capacity limitations in District and Other Purveyor -facilities. * certify that the above sewer agency information is true. This certification shall be valid for one year from date of signature. LAKEHAVEN UTILITY DISTRICT Agency name _ SignateFy name Title 5ignattlre . Date SewerAvailabllilyFORIVl.doc b-cerl-sewer.pdf S06 11109120,12 Page 1 of 1 k-) �I'LITY DISTI;IGr Sewer Availability Map Sewer Main ........ Sewer Manholes 0 Development Engineering Nil T E: Lakehaven Utility District neither warrants nor guarantees the accuracy of any facility information shown. Facility locations and conditions are subject to field verification. APR 0 3 2014 MASTER LAND USE APPLICATION CITY OF FEDERAL WAY DEPARTMENT OF COMMUNITY DEVELOPMENT 8"' venue South I ES uth 41k 33325 8`� Avenue South CITY OF CDS Federal Way, WA 98003-6325 Federal Way 253-835-t Fax 253-835-2609 www.ciw.cit ofFederalwa .cam APPLICATION NO(S) — ` S r Oo S" Date Project Name 359 Street (Cherian) 3 Lot Short Plat Property Address/Location 1320 S 359th St Federal Way, Wa. 98033, Parcel Number(s) 2921049071 Project Description 3 Lot Short Plat on a lot that also has a road and utility extension (Water / Sanitary) as part of the Park 16 Project already under Construction Pr.rAC%: 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 xX_ Short Subdivision Subdivision Variance: Commercial/Residential Required Information RS 15.0 Zoning Designation Residential Comprehensive Plan Designation $278.000 Value of Existing Improvements 278.000 Value of Proposed Improvements International Building Code (IBC): R-2 Occupancy Type Construction Type Applicant Name: Abbey Road Group Land Development Sev Co. Address: P. O. Box, 1042, Puyallup, Wa. 98371 City/State: Zip: 253-435-3699 Phone: 253-446-3159 Fax: Email: Gi1.H" is ann AbbeyRoadGroup.com Signature: 42/ ij,�, � Agent (if different than Applicant) Name: Abbey Road Group Land Development Sev Co. Address: P. O. Box, 1042, Puyallup, Wa. 98371 City/State: Zip: 253-435-3699 ' Phone: Fax: 253-446-3159 Email: Gil.H tsmann@AbbeyRoadGroup.com Signature: Owner Name: Cherian Jesse Address: P. O. Box, 24630, Federal Way, Wa. 98093 City/State: Zip: (253) 735-2000 (Phone) Phone: (253) 261-1044 (Fax) Fax: Email: jesse@stfab.com Signature: Bulletin #003 —January 1, 2011 Page 1 of 1 k:\Handouts\Master Land Use Application PRELIMINARY TECHNICAL INFORMATION REPORT 359TH STREET SHORT PLAT 1320 S 359th Street Federal Way Washington Accessor's Parcel Numbers: 292104-9071 Job #07-179-02 February 2014 Prepared for: Jessie Cherian 1320 S 359th St. Federal Way, WA 98003 923 Shaw Road, Puyallup, WA 98372 P.O. Box 1224, Puyallup, WA 98371 (253) 435-3699 / Fax (253) 446-3159 APR 0 3 Z014 CITY OF FEDERAL WAY CDs TABLE OF CONTENTS 1.0 PROJECT OVERVIEW Figure 1 — Technical Information Report (TIR) Worksheet Figure 2 — Vicinity Map Figure 3 — Soils 2.0 CONDITIONS AND REQUIREMENTS SUMMARY 3.0 OFF -SITE ANALYSIS 4.0 FLOW CONTROL AND WATER QUALITY FACILITY ANALYSIS AND DESIGN A. Existing Site Hydrology Figure 4 — Predeveloped Basin Map B. Developed Site Hydrology Figure 5 — Developed Basin Map C. Performance Standards D. Flow Control System E. Water Quality System 5.0 CONVEYANCE SYSTEM ANALYSIS AND DESIGN 6.0 OTHER PERMITS 7.0 TESC ANALYSIS AND DESIGN 9.0 BOND QUANTITIES, FACILITY SUMMARIES, AND DECLARATION OF COVENANT 10.0 OPERATIONS AND MAINTENANCE MANUAL 1.0 PROJECT OVERVIEW 1.0 PROJECT OVERVIEW The S 359tn Street Short Plat project area is located on a single parcel (KC APN292104-9071) of approximately 1.20 acres. The project is located at 1320 S. 359cn Street in Federal Way, Washington and is situated in northeast quarter of Section 29, Township 21 North, Range 4 East. Please see Figure 2 for a more accurate depiction of the location of the project site. The site currently has a single family residence with detached garage and a larger detached garage on the north end of the site. The parcel does not contain any wetlands. The site is cleared and is planted with landscaping and grass over the entire site. The soils are designated as Everett Gravelly Sandy Loam and Kitsap Silt Loam by NRCS mapping. See Figure 3. The project will leave the existing home with detached garage, remove the large detached garage on the north end of the property and create two additional lots for single family residences by short platting the existing lot. The roof runoff for the two new homes will be treated by basic dispersion. The private road will serve the site and connect to the parcel to the north for emergency vehicle or maintenance vehicle access. There is a new sewer and water line that will be constructed in the private road and will serve the multi -family project to the north. The private road runoff will be treated with basic dispersion for the road flowing north and with a bioswale and Stormfilter CSF cartridge system for the road flowing south. Approximately 7,260 square feet of impervious private road will be created by the entire project The site slopes gently to the west and has a ridge approximately 80 feet from the north property line. The area north of this ridge flows overland to the northwest and connects to the Hylebos Creek watershed. The area south of the ridge flows to the southwest to S. 359tn St. and continues along S 359tn St. and flows to the Hylebos Creek watershed. The two flow paths do not converge within % mile and therefore are two different watersheds in the calculations. See Level 1 Analysis. This preliminary Technical Information Report identifies how the proposed site development will meet the minimum requirements of the 2009 King County Surface Water Design Manual (KCSWDM). FIGURE 1 TECHNICAL INFORMATION REPORT (TIR) WORKSHEET King County Department of Development and Environmental Services TECHNICAL INFORMATION REPORT (TIR) WORKSHEET Part 1 PROJECT OWNER AND PROJECT ENGINEER Project Owner Jessie Cherian Address 1320 S 359t" St. Federal Wav, WA 98003 . Phone Project Engineer John Robert Caris, PE Abbey Road Group Land Development Company Services Co. Address/Phone 923 Shaw Road, Suite A Puyallup, WA 98372 / 253 208-0924 Part 3 TYPE OF PERMIT APPLICATION ❑ Subdivision HPA ® Short Subdivision ❑ Grading ❑ Commercial ❑ Other Part 5 SITE COMMUNITY AND DRAINAGE BASIN Community Federal Way Drainage Basin Hylebos Basin l Part 6 SITE CHARACTERISTICS ❑ River ❑ Stream ❑ Critical Stream Reach ❑ Depressions/Swales ❑ Lake ❑ Steep Slopes Part 2 PROJECT LOCATION AND DESCRIPTION Project Name Cherian Short Plat Location Township 21 N Range 4 E Section 29 Part4 OTHER REVIEWS AND PERMITS ❑ DFW HPA ❑ Shoreline Management ❑ COE 404 ❑ Rockery ❑ DOE Dam Safety ❑ Structural Vaults ❑ FEMA Floodplain ❑ Other ❑ COE Wetlands ❑ Floodplain ❑ Wetlands ❑ Seeps/Springs ❑ High Groundwater Table ❑ Groundwater Recharge ❑ Other 1 FIGURE 1 Part 7 SOILS Soil Type Everett Gravelly Sandy Loam Kitsau Silt Loam Additional Sheets Attached Slopes 5% to 15% 2% to 8% Erosion Potential Slight Slight to Moderate Part 8 DEVELOPMENT LIMITATIONS REFERENCE LIMITATION/SITE CONSTRAINT ❑ Additional Sheets Attached Erosive Velocities Part 9 ESC REQUIREMENTS MINIMUM ESC REQUIREMENTS MINIMUM ESC REQUIREMENTS DURING CONSTRUCTION AFTER CONSTRUCTION ❑ Sedimentation Facilities ® Stabilize Exposed Surface ® Stabilized Construction Entrance ® Remove and Restore Temporary ESC Facilities ® Perimeter Runoff Control ® Clean and Remove All Silt and Debris ❑ Clearing and Grading Restrictions ❑ Ensure Operation of Permanent Facilities ® Cover Practices ❑ Flag Limits of SAO and Open Space Preservation Areas ® Construction Sequence ❑ Other ❑ Other Part 10 SURFACE WATER SYSTEM ® Grass Lined Channel ❑ Tank ❑ Infiltration Method of Analysis ❑ Pipe System ❑ Vault ❑ Depression KCRTS ❑ Open Channel ❑ Energy Dissipater ❑ Flow Dispersal Compensation/Mitigation ❑ Dry Pond ❑ Wetland ❑ Waiver of Eliminated Site Storage ❑ Wet Pond ❑ Stream ❑ Regional Detention Brief Description of System Operation Storm water from the road will be treated with a narrow area filter strip and house runoff will be treated by basic dispersion. Facility Related Site Limitations Reference Facility Limitation -2- Part11 STRUCTURAL ANALYSIS Part 12 EASEMENTSITRACTS ❑ Cast in Place Vault ❑ Drainage Easement ❑ Retaining Wall ❑ Access Easement ❑ Rockery > 4' High ❑ Native Growth Protection Easement ❑ Structural on Steep Slope ❑ Tract ❑ Other ❑ Other Part 13 SIGNATURE OF PROFESSIONAL ENGINEER I, or a civil engineer under my supervision, have visited the site. Actual site conditions as observed were incorporated into this worksheet and the attachments. To the best of my knowledge the information provided here is accurate. -3- FIGURE 2 SITE LOCATION FIGURE 2 I— I County Boundary x Mountain Peaks Highwap. Pares' ar �PFaduetiisr Distriet a Agricultural Production District Boundary t. Urhan Growth Area Line A/ Inearplprate:d Area Streets 1li�fi•r,�� � :f Arierlais Letial Lakes ,and: Lards Rivers ,i Streams Tribal Lands Parcels Legend Parks ltniril;orparated KC Zoning � A•1�2=.��ri�nttu.rul,canarGU�ri;l�_-es A-s5,Agr1<uhurai,one Gupar 35 _rs F=Fe resi j 1 M Mineral t Rx-2:5 = Aural Area, one D U per s mr RA,5 , Rural Arm, ane D U )l_r 5 a_res i I RA,lb � Rvisl Arm, ono G U per 10 3_r s UR-Urla3n:R .crrc,onoflUpar 5a_t-s R-1=R tlidfiniial,OndGUOUTacre RA Resldenii- ADU;P--ra-sra RT6 = Rasidc-rifal, S U U p£r a•_re R=S='Residenii3l,8DU p>ir acres Rcmi0ewCol,12 fill per amr_ R-1S=RasiSeniia1,18:GU p�rar.nu n R-24 = Residenibl, 24 GU per acre ElR=,dB = aski:enibl, 430 U per a_re (Cont) 1 :Fl13 Nel hbarli nd rlummets f...l �^ C(i=Cen rnunilY➢usiness ElIRUG RegbnalGuniness � ! 1=:lndu,1631 h Bon miller 20D9 Color Aerial Phntas (Gin) 2009 Color Aerial Photos (12in) The 7MwmaElon included ore this map has been compiled by ling County slHlf from a Varlely of sources antl �: ,uajEcl cnange wluroul Hoare. wng County makes no represenlativns wwarranties, express or impAed, as m¢ accuracy, campielenexs, IimeLrtess, or dghts to the use of such inTormatlon. 11ris pocumenS rs Hal intended far use as a survey product #On CauMX shay not be Gobi¢ for any geroeral, special, indirect, incidental, of consequential a damages Ncludfng, hul not limited lo, itlsl revenues or last pru 9s resulting from the van or misuse tlf the fnrtlfrnat+on cvnlsined on this map. Arty sale of King County IfJs map a Inrorrnaston on this map is prahlhlled sxcepl by wdlten permission of iGng Camty. Date: 12126/2013 Source: King County NAP - Property Information (hltp:l/www.melrokc gov/GIS(MAP) FIGURE 3 SOILS Soil Map —King County Area, Washington 47' 19 SO" N 47' 16 47N 551650 551660 551670 551680 551690 3 Map Scale: 1:491 & printed on A portrait (85" x 11") sheet Meters N 0 5 10 20 30 k Feet 0 20 40 80 120 Map projection: Web Mercator Comer coordinates: WGS84 Edge tics: LrrM Zone ION WGS84 USDA Natural Resources Web Soil Survey Conservation Service National Cooperative Soil Survey 551700 551710 47' 16' 50" N n n 0 i n n n g 47' 16' 47' N 551/1U to 3 In FIGURE 3 2/18/2014 Page 1 of 3 Z 'w V w J a5 G ci m N C) O) C C O w 7 a) O O O) a) U N O w N a) O w a) Ca (a ¢ C �a C >, O N n Z a3 U a) C)a) O. "O (a U U w O w L N N O w a3 p c al (0 v n m 10 U U,)O CO a7 I� N •f] U O [a (A m O ai as d) (a co A a) a) 2, Cl) E w o w d m a CO a)Z> c' m w U t a � m w E m m N N Z� w ZZ caa) Q as coi mcL as L w m o n c Q (Ln to Cc: ¢ aci � 'a w 3 N U O m a) Q a) a) 01 Q ,— uj O m a) ..- O C N 7 d) ca U p (0 , >, a3 O a] n N > > oL 3 c o� m e m 3 moo n o E? a) a) m E p a)v Nw E p E ca �� o o L)i mL (n a) o.`o o� rnN a `a) awi E aa)i � o a) m� c () a) 3 � o w U n F n 0 a7 ca cn awi Q co L) c` w Y> ) L o c m O p 0> - Z � U (a m= m o p m .L.. Q O) E a5 a) _ E a) Q a7 as w a) .w.. 6 N a) p '6 a3 E C L A -2 � = a) a) as O) a) C > 6LvL� c of a°) T w (� E ca0a� y �� `m E o� Ca 0 Z o c m� 0 O m o 3 10 6� Q o m t c a� 0 U) a) N U E �U a) E (a 0 0 4 oQas. o) m a) m 2 O 'o c o o a) m p Z Q Q a`) L U m C. Q N ` aI 'L"' N N U Ul "a w U C` Q> (A N E O Q a) m O a] a) N U w a3 a7 7 L p ,.a) a a) U N> — Z —ca +O. O E m E L C ._ ca '� N a) p N p a] O w a) a) 6 7 O a1 —p L p w E Qw a E U)9U 2 n'v¢ L) H � U) U) U) `o ❑N I— U.!= o w `) w (a n U- C U ca a1 L _- CO m 'wo Oo m 0 d CO U)CL Q J m '� N E a) f6 w 'o 0 W `o � L a r Z w i2 no m .o U) U) > O (n 01 co C a_ is c �7d k1.4 m W C C F ca w c w C O o_ a) 0 O w O o- 1D7LI CL w w E ? w a) m o c c m c c m m ` i0 o a a m .- o n — 3 w o o a7 O of m' w o (n o W _a 0 (n Q p a) (i 3 o a N > a) a as w ao U d a a) Y api U 'O N d" Q .O co .o .O (n O C o o m O co U o U (6 (D a) CD J > ca J C_ w a) o_ L) o w •— a3 w C a) m > a) co C co "O w c O m c a m zi cn Q UJ V m N O N � a) O; N 00. a m 2 U > U � a) U w m •o � U Q O O m o N 0 Soil Map —King County Area, Washington Map Unit Legend King County Area, Washington (WA633) Map Unit Symbol Map Unit Name Acres in AOI Percent of AOI EvC Everett gravelly sandy loam, 5 0.7 71.3% to 15 percent slopes KpB Kitsap silt loam, 2 to 8 percent 0.3 28.7% slopes Totals for Area of Interest 1.0 100.0% USDA Natural Resources Conservation Service Web Soil Survey National Cooperative Soil Survey Page 3 of 3 2.0 CONDITIONS AND REQUIREMENTS SUMMARY 2.0 CONDITIONS AND REQUIREMENTS SUMMARY The following is a response to each of the core requirements delineated in the 2009 KCSWDM: Core Requirement No. 1 — Discharge at the Natural Location: The project site will discharge stormwater at the two natural locations to the northwest and southwest corners of the site. Core Requirement No. 2 — Off -Site Analysis: The Level 1 Off -Site Drainage Analysis is provided in Section 3.0 of this report. Core Requirement No. 3 — Flow Control: The project is in the Basic Flow Control area. The northerly project area is small and will follow the Small Project Drainage requirements. Basic Dispersion will be used for roof areas and new road area. The southerly project area has less than a 0.1cfs difference between existing and proposed design for the 100 year peak flow and is therefore exempt from the facility requirement for Basic Flow Control Area. Flow control BMP's from Section 5.2 will be utilized and will be Basic Dispersion for roof areas and a bioswale will be used for private road runoff. Core Requirement No. 4 — Conveyance System: The site stormwater conveyance network is comprised of a shallow swale to convey water to the north. To the south from the road high point a bioswale with culverts at the driveways will convey runoff to the south. These shallow swales, and bioswale with culverts will then discharge water at the natural locations. Core Requirement No. 5 — Erosion and Sediment Control: Temporary erosion and sedimentation control plans will be prepared at the time of the site development permit application. These drawings will indicate the clearing limits, temporary and permanent erosion control measures, perimeter/off-site protection (silt fence) along the downstream edge of the site, construction traffic stabilization (rock construction entrance), and other perti.nent temporary erosion and sediment control measures. Core Requirement No. 6 — Maintenance and Operations: The site owners will assume the maintenance and operation of the stormwater facilities located within the project. Core Requirements No. 7 — Financial Guarantee and Liability: Financial guarantees will be sufficiently instituted to cover the cost of correcting, if necessary, incomplete or substandard drainage facility construction work and to warrant for 2 year the satisfactory performance of the newly constructed drainage facilities. Core Requirement No. 8 — Water Quality: The northerly potion of the project is designed under the small project drainage requirements. The southerly discharge area has 4,500sf of new PGIS and 23,956sf of PGPS. The project is within the Hylebos Drainage Plan will be designed to enhanced basic water quality standards. This will be accomplished with a bioswale and a Stormfilter with CSF Inserts. Special Requirement No. 1 — Other Adopted Area Specific Requirements: The site is a part of the Hylebos drainage basin and the City of Federal Way requires Enhanced Basic Water Quality Standards for this watershed. Special Requirement No. 2 — Developments Within a Floodplain or Floodway of Stream: The site is not located in or adjacent to a floodplain or floodway of a stream. Special Requirement No. 3 — Flood Protection Facilities: The site does not rely on any flood protection facilities. Special Requirement No. 4 — Source Controls: The site is a residential project and is not subject to this requirement. Special Requirement No. 5 — Oil Control: The proposed development is not currently classified as a high use site. 3.0 OFF -SITE ANALYSIS 3.0 OFF -SITE ANALYSIS LEVEL. 1 OFFSITE ANALYSIS 359 T" STREET SHORT PLAT 1320 S. 359th Street Federal Way, Washington 98003 Assessor's Parcel Numbers: 292104-9071 Job #07-179-02 December 2013 Prepared for: Jessie Cherian 1320 S 359th St. Federal Way, WA 98003 923 Shaw Road, Puyallup, WA 98372 P.O. Box 1224, Puyallup, WA 98371 (253) 435-3699 / Fax (253) 446-3159 TABLE OF CONTENTS INTRODUCTION Task 1 — Study Area Definition and Map Task 2 — Resource Review Task 3 — Field Inspection Task 4 — Drainage System Description and Problems APPENDICIES Figure 1 — Site Map / Aerial Photo Figure 2 — Sensitive Area Map Figure 3 — Drainage Complaint Map Figure 4 - Basin Condition Map Figure 6 - Groundwater Contamination Map Figure 6 - King County Water Feature Map Figure 7 — NRCS Web Survey Map Figure 8 — Downstream Flow Path INTRODUCTION The S 359th Street Short Plat project area is located on a single parcel (KC APN292104-9071) of approximately 1.20 acres. The project is located at 1320 S. 359th Street in Federal Way, Washington. The site currently has a single family residence with detached garage and a larger detached garage on the north end of the site. The parcel does not contain any wetlands. The proposal is to leave the existing home with detached garage, remove the large detached garage on the north end of the property and create two additional lots for single family residences. The roof runoff for the new homes will be treated by basic dispersion. The private road runoff will be treated with a narrow area filter strip along the west side of the private road. Approximately 7,260 square feet of impervious private road will be created by the project. Task 1 — Study Area Definition and Map Existing Site Conditions The total site area is 52,129 square feet (1.20 acres) on Assessor Parcel No. 2921004-9071 in King County Washington, See Figure 1. The site currently has a residential home with detached garage and a larger detached garage at the north end of the site. The northerly detached garage will be demolished as a part of the project. There are two drainage basins on the site. The site generally drains from the east to west but there is a small ridge in the northerly quarter of the site where runoff flows to the northwest while the remainder of the site drains toward the south west. Both of these drainage basins flow to the west to the Hylebos Creek system and then to the Hylebos Waterway approximately 3.5 miles south of the site. The downstream flow paths do not intersect within a % mile and therefore are therefore two separate watersheds. Developed Site Conditions The developed site proposes to retain the existing single family house and detached garage. A new private road will be constructed and two new homes will be constructed in the future. The private road with 7,260 square feet of impervious and will be treated with a narrow area filter strip along the east side of the road. The runoff from the new homes will be treated by basic dispersion. Task 2 — Resource Review The following is a summary of the resources that have been reviewed for the Level 1 Off -site drainage analysis. Please see Appendix for maps and Figures. Sensitive Area Information King County iMap sensitive area mapping was reviewed to identify any potential sensitive areas in the proximity to the site. © Wetlands: iMap does not show any wetlands on the site. Streams and 100 year Floodplains: IMap does not show any streams or floodplains within or near the project Erosion Hazard Areas: iMap identifies no erosion hazard areas on the site. Seismic Hazard Areas: iMap identifies no seismic hazard areas on the site. Coal Mine Hazard Areas: iMap identifies no coal mine hazard areas on the site. Critical Area Recharge Areas: iMap identifies no critical aquifer recharge on the site. Basin Condition Map: iMap identifies shows the project site basin condition as low. ID Areas Susceptible to Groundwater Contamination: iMap shows the site to being medium for susceptibility of groundwater contamination. Soils Survey The soils on the site are characterized by the National Resources Conservation Service, Web Soil Survey as: Everett gravelly sandy loam(EvC), 5-15% slopes ® Kitsap Silt Loam(KpB), 2-8% slopes Basin Map King County Water Features map shows the site is located within the Puyallup River Basin and more specifically within the Hylebos Creek Watershed. Task 3 — Field Inspection A field inspection was conducted on January 6, 2014 an overcast, dry day with the temperature approximately 35 degrees. Below are the descriptions of the onsite, downstream and upstream drainage basins. Onsite Drainage Basins The site consists of two drainage basins, one draining to the northwest and the other to the southwest. The northwest drainage basin consists of 0.36 acres of primarily lawn, and rooftop. The slope is 1.5%-14% and is overland flow to the northwest. The flow continues offsite by overland flow to the west to the Hylebos Creek and ultimately to the Puyallup River. The southwest drainage basin consists of 0.84 acres of primarily lawn, roofs and driveways. Runoff flows to the southwest to S 259th Street then in the minor ditch along the north side of the street to a catch basin on the north side of S 259th Street approximately 450 feet west of the project. The flow is conveyed under S 259th Street in a 45' long 18" CMP to a drainage swale to the Hylebos Creek and ultimately to the Puyallup River. Upstream Drainage Basin The site is expected to have minimal runoff from upstream. There is a single family home on the upstream/east side of the site. The majority of the runoff from this site will flow to the south along the driveway to S 259th Street and not enter the project site. Downstream Drainage Basin The northwest basin flows west to Hylebos Creek and generally south to the Puyallup River. There is a single structure on the Hylebos Creek within % mile downstream of the site. The structure is located at the S 259th Street crossing and consists of an 8' diameter riser with a 75' - 60" CMP outlet under S 259th Street and a 24" cored inlet in the north side of the riser. The structure has an 8' diameter birdcage on the top of the structure. The creek on both upstream and downstream of the structure was flowing approximately 4' wide with a 4" depth. There were no signs of erosion along the banks of the creek. The southwest basin flows to the north edge of S 259th Street and then in a shallow swale/ditch along the north side of the street for approximately 420 feet to a Type 1 catch basin. The catch basin is in a depression and flows to the catch basin are picked up and conveyed in a 45' - 18" CMP to the south side of S 259th Street. The flow then continues southeast in a drainage swale to the Hylebos Creek. The flows in the swale were approximately 2' wide and 6" deep. There were no signs of erosion along the swale. There was settling around the Type 1 catch basin on the north side of S 259th Street but since the structure was in a depression the settlement does not affect performance of the catch basin. Task 4 — Drainage System Description and Problem Descriptions. As previously described the site has two drainage basins. The northwest basin is approximately 0.36 acres and flows to the west to Hylebos Creek and then south to the Puyallup River. The southwest basin flows to the swale/ditch along the north side of S 259'h Street to a catch basin on the north side of the street. The outlet to the catch basin is a 18" CUT which conveys flows under S 259t' Street and then the flows continue southwest through a natural Swale to Hylebos Creek and then south to the Puyallup River. FIGURE 1 I— ®I County Boundary X Mountain Peaks Highways Forest Production District Boundary Agricultural Production trict Boundary District Urban Grinyth Area Line incorporated Area Streets 11:tgitlera�r Arterials local Lakes and Larga Rivers Streams Tribal Lands Parcels WAP Legand Parks Unincorporated KC Zoning A• 16 T Agricultural, one DU per 10 acres ❑ A•35 = AgricuHural, one D 11 par M acres Ell F * forest 111 mineral RA=23 � Rural Area. one D u per 5 acres RA•5 = R u ral Ama, one D tl per.5 acres RA•10 * Rural Aron, one D'll per 10 acres 'tl R = Mort Reserae, one D u par 5 acres R4R'Ro Identii,il,oneDl1Peracre R�4 = Resideniail, 4 Du per acra R=6 = Residential, 6'D u per acre R-13 = Rcsidential, 6 D u par acre RT12 T Rcsidarr ia1,12 D u per acre R18 * Residential, M D 11 per acre C._ 1 ❑ R-24 r Residential, 24 D 11 per acre Q R•45 z Residential, 48 D 11 W acre (cant) N B - Ncig:klrorhood Business CB Community Business E] RC= Regional 0usiness 0, Office 1- Industrial other !�J 2009 Color Aarial Photos (61n) 2009 Color Aerial Photos :(12in) The WommIjon included on this map has bran compiled by King County stall Tram a Yarreiy or sources anti* 511oJecl m rnaatge Htllnabl notice. lllflg County makes no iepresenlatVpre;.arwsrranties, express or rrnplied, as to accuracy, comp[vtoness, timeliness, or rights to the use aQ surh Informetiolr. This docurnarkl is not intended for use as a survey product Kingg County shop not be liable for any generel, speae[, mdfrecl, incidents}, or: r flonsequdntlal damages Including, but not limited lo, lost rovonues or loll profItG recut ng fmm the use a misuse of IhQ information contained on Ihia map. Any sale of King County this map or Information on this map is prohibited except bywrinen permission of Kirg County. LQ Dale: 12/2612013 Source: King County MAP - Property Information (hltp://www metrokc gov/GISAMAP) WAP Jr k try- .r r •S �i rC] 2009 King County r.•r -'tc' ! COMMENTS: Sensitive Areas The inforrnslton Included - this map ban been complied try Kln� Counly slat[ born a Nadel, of sources and is subject ttr change vnlhoul notice. King County makes rw represeMaliw,.s tx warrans<es, express a Irnp]ied, ss le 8011, ey, wmple[eness, ttmellness, nr rights to the use aI such informatior!- This document is rw. Intended For use as a survey product. IGng Ceunlryy shall oat bts liable far any general, special, indirect, incidental, or ponsequenlial W damages including, but not limited 10, lost revenues or lost Wa gle resoling from Iho use or misuse of the hr{onnstion vonleined on this map, Any sale ofKing County (his map or information on this map is prohibited except by written permission of King County. -Date: 12/2612013 Source: King County iMAP - Sensitive Areas(http:flwww.metrokc-govIGIStiMAP) FIGURE 2 11 _1 County Boundary X Mouritain Peaks CAD Shoreline Condition. 11lodwn Low Highways (y{ Iricorporated Area Streets l l igilway aoa] MAP Lend Parcels Lakes and Large Rivers f Streams Critical Aquifer Recharge Area ( ( Category 1 Category 3 SWCh1 Landslide Hazards Landslide l lmtrd Landslide ] I&Ard DTainage SWIM Water Quality basic Water Quality Taeaimreni (oont) -- � $ensiiive'La'keTreatrfxini 1 Rag U rainage Arto SWAM Flow Control 9asic Flow Control Conservation flaw Con W] I_ iF4a43d Problem Fknw Control 2009 Color Aerial Photos (iiin) 2009 Color Aerial :Photos 112ir The information included an this map has been campRad by Kinrrgg County staff from a� vwfety of sources and is wbjecl to change without nobcs. icing Caun[yy makes na represantatfons or warranties. express or impilad, ae to accuracy, completeness, hm0n&$9, of rights la the use of wth Information. Thi9 document hj mat intended for use as a survey produCL W?r�g County stwll not be liable for any ganml, special, indveet. Ineldemal, or consequentlal LQ /+ damagesinctuding, but rwl Itmlted to, lost revenues or lost pmfits resulting from the use or misuse of She Wormatlon contained on JbIs map. Any sate of King C011nt this map or information on Ibis map Is prohlbiled oxcepl >.ry Wn11an permission of Who County. J y Date: 12/26/2013 Source: Kng County MAP - Sensitive Areas (hltpJAvww.metrokc.gov/GISAMAP) FIGURE 3 County Boundary 1*,e X Mountain Peaks A Drainage Studies 0 Neighborhood Drainage Projects Regional Stormwater Facilities Residential Stormwater Facilities Commercial Stormwater Facilities Highways King County Watt Resource Inventory Areas El King County Drainage Basins Inuorporated Area Streets ,Iligttway (cunt) A 7- s Legend Afterials Loml Parcels Floodways 100 Year Floodplain C7 Lakes and Large Rivers Streams I Wetlands (1990 Survey) Bra!riage GUM plaints Channel Migration Hazard Areas MODERATE ct SEVER 2009 Color Ae ria l P hotos (6 i n) 2009 Color Aerial Photos (72in) The Infarma6on Inciuded on INS map has been oomplted by icing County stall from a variety of sources and Is subject to orange MViDW nonce. ecrng Caunly makes no represesda lone or warranhe5, express Dr imphad, ss to accuracy, completeness, iimetiness, De ni hls to the use of such tnrorrtialien. Ill Ic:umenl is not ilrtcmled for use as a sunny produel. King County shall not be Gable for any general, spacial, indkxcl, ln:identat, or cdnsaquenlial L-9 damages including, but notlimited to, lastrevenues.or last profits rusul4nq from the use or mEsuse othe infdfriratfon contained on INS map. Anysale.0King County this map or information on this map is prnhibUd except by wrillen pormissmn of King County. Dale: 12126/2013 Source: King County MAP - Slormwater (httpJ/www.metrokc.gov/G[SriMAP) WAP :S 351ST ST S352ta0ST Broak Lake s r � S 356TH Si a ca Federal Way � dr i n `fit- '•. 'S' ' tv ' S3wTFIST ; • rSyt ,Q Mid Lake X l r � �� iCj20.'191(intgCounty G $ 0 Legend ' -I County Boundary Local ❑ Medium X Mountain Peaks Parcels � Low Highways ❑ Lakes and Large Rivers Incorporated Area r. Streams Streets GAO Basin Condition Ilig:h-way F-1 Iligh F4rieriaks (cont) cant COMMENTS: Basin Condition Map The Intamralion Included on this map has been compiled b1' King County stall from a variety tit sources And is sUbjec! to rllange without nol - King County makes na represemtatlors ar vramanties, e><pre5s or Implied, as to auuracy, camplelaness, timefurea5, dr rights to the use of such infartialior. This document rs not intended for u6e as a survey product. K�ny Counttyy shag rwt ba liable far arty general, special, ind{root, incidental, or consequential damages Including, but not limited to, lost revenues or Iasi pro fs resulGmg fmm the u5a or misuse.of d,a infdmtaliGm ronlarned on this map. Any sak a! a .' Km Count this map or information on this map is prohibited except by wrillen permission of King County. g Y Date: 1/6/2014 Source: King County iMAP - Sensitive Areas (http://v+ metrokc.gov/GIS/i MAP) FIGURE 4 FIGURE 5 ram, o ci w Ajf �• b T 14 jj 1 ` • J J��` �i o i r �a_s` y •�a ( r ` - . '� � ' � s � y�' - ,�; f ` 11 J )■s \ 1 �'-�`-•f`-.C�{n. ff LZ• �.i Jam'.''. !'�• ;.�s- ,, .�'•\ ;; , •iY i } y- � yI '�'r},s• -� � F-�, 4. .F 1 r._ ' i� - i� ice- .1 F.1, �:. =:�.� .--f`?..�. `ti �• �',�, 1_ 1.1 i 1 �- '� ,1i. r� •ter`;?e.,- y•.. � f{ '�j'i �� '� i-r �._ R'��,''}1 •�• Q .- 2' f�. •a. `�,i�„ys. l + ri; ft c•}•'�u 1•_.1 f_' fr�ti ..?.-,/1r �':,'. � ti I.•, - �- Ay �''Y�s pyr � � .. �� f••�; _ �• �!'- r7•'•[r of„� rl• � ��PJJ I F �,�• • i Y. yh. ...,�,r•ie ��` :n -�±�•' wsT3.}1 `��� �; `•LDS :�: ';gyp, ,. t�l � .- _ : ,, !',• ..'r N L C D 0] N L D N � D Oci D A m E `t a Cc RIC,I IRF F, 47° 16' 51" 47' 16' 47" Soil Map —King County Area, Washington (7-179-02 359th St FW-ST-FAB) 47' 1651" 47° 16' 47" Map Scale: 1:520 if printed on A size (6.5" x 11") sheet zo N Meters m n 0 5 10 20 30 Feet N 0 20 40 60 120 USDA Natural Resources Web Soil Survey 2/22/2012 3� Conservation Service National Cooperative Soil Survey Page 1 of 3 FIGURE 7 0 a) C^ L Q y LL y a] j N a N C L 3cn o to U C, p N cp Y � co cam C v 0 Z LU 0 LU J a m C p O O N y yca a3 0 O C m U y L) U oa C U N N n-0 ma) 0 ai C a y E a) m � o c N 0 N 'Q E m m a- m as a m 3 m m a) — O C > w O t 3 a) —_ y o L C O O co > a c c C: o o a) NN rL-• y L E mcm> m E EcG `o �La 'o m F 0 y a)c0) o) E o o c rn E ca y U y as W E nw n OCA C E E �' L a) >ca o 'o N a y 3 c o U 61 Z m N y 3 C_ N Cn 7 C)c C)— o) E U a) L) U O N w O C 7 N 9 O O O y L >' ap . 11 L C) > dC Q i a3 N L Ep N E y Z U O N L y U) 0 n a 7 0 a) Q a) UN m� N Q o a y> () 3 c 0` Z, 0 m na) E 0 a) o n N [Y=tea E o o o c U° n o 0 E a o m m o y m U N n `m j m O m u) O Y� m N .L- y L c a) z E c a aai ° .NN O `a3 a) "U" m iu a) a3 E a oa To c O c a. > m =to �u w a Q 0 m as r C a� -E —> E ° O o 0 Z a o O C) 7 `) 0 0 y y O C oU• a `o O` n o > > a) N L C �,_ n ono m M m � a n> CD — 2 °1 EmE d UL)u u) c LoE m y � a ° c U 3a t rn m = m m O U O 0.W w O coE al N m 0ow ° O N > O L m O (7 0 U) L O ao, U a1 in c (a c N C) O O O J J LL N pp t< < Y a a :) y o IL m 3: C+ f- 1 1 0 0 � y m w y cEa m n a o m ° O 3 m O c ° a n W o m o O m 3 -° — LL O E O T a) p `O In Q (n Q m LL 3 o T w > > a m m o U aa)) Y •-°-° •o c w °) •a ct o o m o m m m m `m c w d o m m a) c o n ° Q U 'Q m m U U C7 C7 J J a. w U U) co U U) U co U) m a A a0 ❑ N J ® X + O O > + .. ICI O d7, III t� Q CA O 0 N N N O N m N as a N O Z L) 7 N Cn w E2 0 N y n L O O O ?� U c 0 Z Soil Map —King County Area, Washington Map Unit Legend 7-179-02 359th St FW-ST-FAB King County Area, Washington (WA633) Map Unit Symbol Map Unit Name Acres in AOI Percent of AOI EvC Everett gravelly sandy loam, 5 to 15 percent slopes 0.7 62.3% KpB Kitsap silt loam, 2 to 8 percent slopes 0.4 37.7% Totals for Area of Interest 1.2 100.0% USDA Natural Resources Web Soil Survey 2/22/2012 ® Conservation Service National Cooperative Soil Survey Page 3 of 3 i MAP �j Hyrrebos 4LSetla +.Y r �rf'�• f 2 8 k � � S T� UC-t U E 'I, fW {C) 2W9 King Countyy r i�9 3175it COMMENTS: Downstream Flow Paths nl The knformaHon [ricludecl an this map has heed compiled by ]Cn� County star1 tram s variety of sources and !s subject to change wllhoul not ce. IGng County nukes no represenlat on s or warranties, express or rmpirod, as to ecpnecy, completeness, timeliness, or rights to the use or such inr=tipn. This documsnl is not mier+ded for use as a survey product Kin Counly shall not be WOW for any general, special, indirect, incidental, or consequential LQ � damages including, but not thniied to, fast revenues a iosi p[of s resulting from the use of misuse oT the Intom alion cunlained on this map, Any saia of King County this map or Information on Ihls map is pmhlhiled except by written permission of King County. Date: 2/17/2014 Source: King County NAP - Property Information (http://www.metrokc,gov/GISAMAP) FIGURE 8 4.0 FLOW CONTROL AND WATER QUALITY FACILITY ANALYSIS AND DESIGN 4.0 FLOW CONTROL AND WATER QUALITY FACILITY ANALYSIS AND DESIGN 4.1 Existing Site Hydrology The existing site is rectangular in shape and the site slopes gently from east to west. There is a small ridge approximately 80 feet from the north property line. The area north of this ridge flows overland to the northwest and connects to the Hylebos Creek watershed. The area south of the ridge flows to the southwest to S. 359th St. and continues along S 359th St. and flows to the Hylebos Creek watershed. The two flow paths do not converge within % mile and therefore are two different watersheds in the calculations. Upstream water drains to S 359th Street from the driveway on the parcel to the east. The site currently has a single family residence with detached garage and a larger detached garage on the north end of the site. The parcel does not contain any wetlands. The site is cleared and is planted with landscaping and grass over the entire site. 4.2 Developed Site Hydrology The project will leave the existing home with detached garage, remove the large detached garage on the north end of the property and create two additional lots for single family residences by short platting the existing lot. The drainage basins will continue to flow to the northwest and southwest. The new road will have a highpoint to convey flows in their historic direction. The flows to the northwest will be developed per the Small Project Drainage Requirements and will use Basic Dispersion for both the new roof area and street area. The flows to the southwest will be developed per Full Drainage Review criteria and with Enhanced Basic Water Quality Standards per the City of Federal Way Water Quality Applications Map. The southerly road runoff will be treated with a bioswale and then a Stormfilter CSF cartridge filter. 4.3 Performance Standards The flows to the northwest will be developed per the Small Project Drainage Requirements and will use Basic Dispersion for both the new roof area and street area. The flows to the southwest will be developed per Full Drainage Review criteria and with Enhanced Basic Water Quality Standards per the City of Federal Way Water Quality Applications Map. The southerly road runoff will be treated with a bioswale and then a Stormfilter CSF cartridge filter. Flow Control requirements are designed to meet the King County Surface Water Design Manual Flow Control requirements for Full Drainage Review and the Water Quality Criteria is Enhanced Basic Water Quality Standards per the City of Federal Way Water Quality Applications Map Water quality design flows have been calculated using 60 percent of the developed 2- year peak flow rate from the developed site. Please refer to the stormwater facility sizing calculations within this section. 4.4 Flow Control System The flows to the northwest will be developed per the Small Project Drainage Requirements and will use Basic Dispersion for both the new roof area and street area. The southerly portion of the site has less than 0.1 cfs increase in flow and therefore is not required to provide detention or infiltration. Existing Q100 = 0.211cfs and the developed Qloo = 0.254 cfs. The requirements for Basic Flow Control Section 5.2 is met by providing a bioswale. 4.5 Water Quality System The flows to the northwest will be developed per the Small Project Drainage Requirements and will use Basic Dispersion for both the new roof area and street area. The southerly portion of the site is required to meet Enhanced Basic Water Quality standards per the City of Federal Way Water Quality Applications Map. The first facility in the treatment train is linear bioswale. Water Quality storm event is 60% of the 2 year event 15min time steps. The second facility in the treatment train is a Stormfilter CSF cartridge system. FIGURE 4 EXISTING SITE HYDROLOGY 715 LO d3 l 079.7 SQ FT 1 / \zzp EX. BLDG. ` BE REMOI \ I I CARPORT 1 I SHED I RP-T � l GARAGE EX. TO 4LOT2 BE REM �42165Q FT 22" FlR C RRY I 78" FIR� �' GARAGE 30" FIR ' L7 6 A I I� 35" FlR HOUSE/ 18' FlR ' ,2 \ LOT 3 " \ \ ROCK4Y 18808.41SQ FT I:4' SPLIT ` \ \ FIR +AV � \ t 24" I'll r_ - 15" FlR \ 24" Fl -� TO Eg R_ _0 �y5 +N \ a FlR \ \ \O BE REMOVED \ PED FIGURE 4 FIGURE 5 DEVELOPED SITE HYDROLOGY hrtz�;:. PS I EV15T 6-vich'tit oP-2 V In " P, 13i4+ I 16t- 2q-7s 5F� Kl%, AC Sbr- 3 163) FIR 36" It L013 1—%�N PRI \T TI 41 40' 15079.70SQ FT c DRIVEWV\ y T y L- ki AND UT[ I ASEME0 of WEN co I EX. BLDG. a�lssys BE REMO CARPORTS PRIVATE STREET INGRESS/EGRESS UTILITY AND EMERGENCY SHED ACCESS EASEMENT DWG NO. 3-2DD _56831'22"E 188,50, CARPORT GARAGE —HIM, PMT STk 21� EL 22Z To LOT2 TO �XEREM ni-_ % --t�t42,16SQ FT AwA N8 31'225W IV.50'- KEY scoe- W IR Ir II GARAGE 2 \�O" FIR Al .•,'..1-. 22-71' HOUSE N I W FlR� LOT 3 ROCK4Y 118808.41-0 1 I't! 3if4sF :41, spur 82' sol SE —R--32' ovw A 0+00.00 FIGURE 5 KCRTS Command ------------- CREATE a new Time Series Production of Runoff Time Series Project Location Sea-Tac Computing Series 07-172ex.TSF Regional Scale Factor 1.00 Data Type Reduced Creating Hourly Time Series File Loading Time Series File:C:\KC SWDM\KC DATA\STTG60R.rnf Till Grass _ 0.71 acres Loading Time Series File:C:\KC SWDM\KC DATA\STEI60R.rnf s Imperviou_ 0.13 acres -------------- Total Area 0.84 acres Peak Discharge: 0.211 CFS at 6:00 on Jan 9 in Year 8 Storing Time Series File:07- 172ex.TSF Time Series Computed KCRTS Command ------------- CREATE a new Time Series Production of Runoff Time Series Project Location Sea-Tac Computing Series 07-172 dev.TSF Regional Scale Factor 1.00 Data Type Reduced Creating Hourly Time Series File Loading Time Series File:C:\KC SWDM\KC DATA\STTG60R.rnf Till Grass^ 0.55 acres Loading Time Series File:C:\KC SWDM\KC DATA\STEI60R.rnf Impervious 0.29 acres -------------- Total Area 0.84 acres Peak Discharge: 0.254 CFS at 6:00 on Jan 9 in Year 8 Storing Time Series File:07-172 dev.TSF Time Series Computed KCRTS Command ------------- Enter the Analysis TOOLS Module ------------------------------- Analysis Tools Command Compute PEAKS and Flow Frequencies Loading Time Series File:07- 172ex.tsf Flow Frequency Analysis -------------------------------------------------------- Time Series File:07-172ex.tsf Project Location:Sea-Tac Frequencies & Peaks saved to File:07- 172ex.PKS Analysis Tools Command ---------------------- Compute PEAKS and Flow Frequencies Loading Time Series File:07-172 dev.tsf Flow Frequency Analysis ------------------------------------------- Time Series File:07-172 dev.tsf Project Location:Sea-Tac 172dev.PKS Frequencies & Peaks saved to File:07- Analysis Tools Command ---------------------- RETURN to Previous Menu ----------------------- KCRTS Command ------------- eXit KCRTS Program ------------------ Flow Frequency Analysis Time Series File:07-172ex.tsf Project Location:Sea-Tac ---Annual Peak Flow Rates --- Flow Rate Rank Time of Peak (CFS) 0.094 4 2/09/01 2:00 0.060 6 1/05/02 16:00 0.117 2 2/27/03 7:00 0.045 8 8/26/04 2:00 0.058 7 10/28/04 16:00 0.098 3 1/18/06 16:00 0.090 5 11/24/06 3:00 0.211 1 1/09/08 6:00 Computed Peaks Flow Frequency Analysis Time Series File:07-172 dev.tsf -----Flow Frequency Analysis------- - - Peaks - - Rank Return Prob (CFS) Period 0.211 1 100.00 0.990 0.117 2 25.00 0.960 0.098 3 10.00 0.900 0.094 4 5.00 0.800 0.090 5 3.00 0.667 0.060 6 2.00 0.500 0.058 7 1.30 0.231 0.045 8 1.10 0.091 0.180 50.00 0.980 Project Location:Sea-Tac ---Annual Peak Flow Rates --- Flow Rate Rank Time of Peak (CFS) 0.120 4 2/09/01 2:00 0.087 7 1/05/02 16:00 0.146 2 2/27/03 7:00 0.083 8 8/26/04 2:00 0.102 6 10/28/04 16:00 0.126 3 1/18/06 16:00 0.120 5 10/26/06 0:00 0.254 1 1/09/08 6:00 Computed Peaks -----Flow Frequency Analysis------- - - Peaks - - Rank Return Prob (CFS) Period 0.254 1 100.00 0.990 0.146 2 25.00 0.960 0.126 3 10.00 0.900 0.120 4 5.00 0.800 0.120 5 3.00 0.667 0.102 6 2.00 0.500 0.087 7 1.30 0.231 0.083 8 1.10 0.091 0.218 50.00 0.980 KCRTS Command ------------- CREATE a new Time Series ------------------------ Production of Runoff Time Series Project Location Sea-Tac Computing Series 07-172 dev15.TSF Regional Scale Factor 1.00 Data Type Reduced Creating 15-minute Time Series File Loading Time Series File:C:\KC_SWDM\KC_DATA\STTG15R.rnf Till Grass 0.55 acres Loading Time Series File:C:\KC_SWDM\KC_DATA\STEI15R.rnf Impervious 0.29 acres -------------- Total Area 0.84 acres Peak Discharge: 0.620 CFS at 6:30 on Jan 9 in Year 8 Storing Time Series File:07-172 dev15.TSF Time Series Computed KCRTS Command Enter the Analysis TOOLS Module ------------------------------- Analysis Tools Command ---------------------- Compute PEAKS and Flow Frequencies ---------------------------------- Loading Stage/Discharge curve:07-172 devl5.tsf Flow Frequency Analysis -------------------------------------------------------- Time Series File:07-172 devl5.tsf Project Location:Sea-Tac Frequencies & Peaks saved to File:07- 172devl5.PKS Analysis Tools Command ---------------------- RETURN to Previous Menu ----------------------- KCRTS Command ------------- eXit KCRTS Program 07-172dev15 Flow Frequency Analysis Time Series File:07-172 devl5.tsf Project Location:Sea-Tac ---Annual Peak Flow Rates--- -----Flow Frequency Analysis------- FlowRate Rank Time of Peak - - Peaks - - Rank Return Prob (CFS) (CFS) Period 0.149 6 2/09/01 12:30 0.620 1 100.00 0.990 0.117 7 1/05/02 15:00 0.382 2 25.00 0.960 0.382 2 12/08/02 17:15 0.291 3 10.00 0.900 0.114 8 8/26/04 0:45 0.205 4 5.00 0.800 0.291 3 11/17/04 5:00 0.191 5 3.00 0.667 0.191 5 10/27/05 10:45 0.149 6 2.00 0.500 0.205 4 10/25/06 22:45 0.117 7 1.30 0.231 0.620 1 1/09/08 6:30 0.114 8 1.10 0.091 Computed Peaks 0.541 50.00 0.980 Page 1 Ghe" ►aw 15P 95 "'t /a z. !4. zeul /JlDS w Ile oz. f o-/y9e s I{ 1,67 V w� = A Aw$ = Z. 4- 3 C'•a.c�) zs 6 �g �-= 10f3o o, c zx�b Q'lb� _ (2, 3 4- 1, U) moo, z p s F 35502 z-1 el, zxz r-L,cAJc Le%46�j 7, < A ,h zip r �,G (o rid + 3<. �'�) = o• as oq5 Z N U K Q K r ww7� N p Q ❑ U H ~ W m N p � � w Z Q IW- Z u w i OJ w wg i e� Z j¢ _ w-ALLI Q zNOY ZapU oQma W U W m W p>XU EE y H = yFKW U cga0z pUaO x U�Z UO EE E LL x3mr rZ❑N W o� N J LL o❑xx oy3g z2�3 OCONfY/1jW LLwmo �:c7'¢ Upar < _ FzW WraW'U � � 3L� u7 iz�a z ❑ � "'� z ¢OZU Vr73O��a W.M.Q, N GLm qa NmZKcy 1µJl KaUY¢cy ¢ �r/liUaK ¢ z W O 0 r m Z Q 6N W W K ❑� OK 2 O z a O Z U y o a pm Nu O> N U' z d Za z hZ mU y. 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The conveyance system will designed in accordance with the 2009 KCSWDM. 6.0 SPECIAL REPORTS AND STUDIES 6.0 OTHER REPORTS ■ Stantec Proposed Residential Short Plat, 1320 S 359'h Street Federal Way, WA Geotechnical Investigation dated February 14, 2014. Sntec PROPOSED RESIDENTIAL SHORT PLAT 1320 S. 359T" STREET FEDERAL WAY, OVA Geotechnical Investigation Prepared for.• Abbey Road Group Attn: Mr. Robert Caris P.O. Box 1224 Puyallup, Washington 98371 Prepared by: Stantec Consulting Services, Inc. 11130 NE 33rd Place, Suite 200 Bellevue, WA 98004 Tel: (425) 869-9448 Fax: (425) 869-1190 Project No.. 185750193 February 14, 2014 Table of Contents 1 Introduction...........................................................................................................................1 2 Project Description................................................................................................................1 3 Site Description......................................................................................................................1 4 Geotechnical Subsurface Investigation...............................................................................2 4.1 Site Investigation Program............................................. ..........,.................................._2 5 Soil and Groundwater Conditions........................................................................................2 5.1 Area Geology ................. :............................................................ ............... 1...,......... ,.......2 5.2 Soil Conditions..................................................................................................... ......2 6 Geological Hazards................................................................................................................3 6.1 Erosion Hazard...............................................................................................................3 6.2 Seismic Hazard...............................................................................................................3 7 Discussion..............................................................................................................................4 8 Recommendations.............................................................................................a..................4 8.1 Site Preparation.........................,.,,...................................................................................4 8.3 Erosion and Sediment Control......................................................................,.... ...--6 8.4 Foundation Design.........................................................................................................7 8.5 Slab-on-Grade............................................................................ ..............................8 8.6 Utilities......................................................................................... ..............................8 8.7 Infiltration........................................._.........._...................................................................9 8.8 Concrete Retaining Walls................................................................... ..........................9 8.9 Pavement Design ......................... ..................... ...................... ,.................11 9 Construction Field Reviews................................................................................................12 10 Closure . ......................................................................................................................13 List of Appendices Appendix A........................................4...................... Statement of General Conditions AppendixB........................................................................... .............. Vicinity Map; Site Map AppendixC.......... ................. ................. ........... I ............. .......... ..................... Test Pit Log Records Federal Way, WA Geotechnical Investigation Section 1: Introduction 1 MTRODUCTION In accordance with your authorization, Stantec has completed a geotechnical investigation for the proposed residential short plat located at 1320 S. 359th Street in Federal Way, Washington (Figure 1). The purpose of the geotechnical investigation was to identify subsurface conditions and to provide geotechnical recommendations for design and construction of the proposed residential structures, stormwater facility, utilities, and associated asphalt paved roadways. The scope of work for the geotechnical investigation consisted of a site investigation followed by engineering analyses to prepare this report. Recommendations presented herein pertain to various geotechnical aspects of the proposed development. 2 PROJECT DESCROPTION We have reviewed aerial photographs of the property and have discussed the general proposed site layout with the Abbey Road Group. We understand that two new residences will be located in the western portion of the property, north of the existing home. A driveway will extend north from S. 3591h Street along the eastern portion of the property to provide access for the two new residences. We anticipate that the structures will be wood framed and supported on shallow continuous footing elements. We anticipate that footing loads will be light, on the order of 1.5 to 2.5 kips per square foot (ksf). We anticipate that site grading will include cuts and/or fills on the order of 2 feet or less. Deeper excavations, on the order of 8 to 10 feet, may be performed as part of the stormwater management system construction and utility placement. 3 SITE DESCRIPTION The site is located at 1320 S. 359th Street in Federal Way, Washington (Parcel No. 2921049071). The property is rectangular with a total area of 51,400 square feet. The property is currently developed with a single family residence and several outbuildings. The site is slopes gently toward the west and southwest at magnitudes of less than 20 percent and a topographic relief of approximately 6 feet. The site is vegetated with grasses and sparse evergreen trees. Just north of the existing residence is a rockery and landscaping water feature. The property is bordered to the south by S. 359th Street, to the east and west by residential properties, and to the north by a large parcel in the early stages of development. We understand that this site will be developed with apartment buildings and that stormwater runoff will be collected into below grade vault structures located northwest of the subject site with outflow into existing wetlands. February 14, 2014 Stantee Project No. 185750193 Federal Way, WA Geotechnical Investigation Section 4: Geotechnical Subsurface Investigation 4 GEO TECHNICAL SUBSURFACE INVESTIGATION 4.1 Site Investigation Program The geotechnical field investigation program was completed on February 6, 2014 and included excavating and sampling five shallow test pits. A Stantec field representative directed the subsurface investigation program, collected disturbed soil samples, classified the encountered soils, kept a detailed log of each test pit, and observed and recorded pertinent site features. The results of the test pit and sampling program are presented on the test pit logs enclosed in Appendix C. 5 SOIL AND GROUNDWATER CONDMONS 5.1 Area Geology The site lies within the Puget Lowland. The lowland is part of a regional north -south trending trough that extends from southwestern British Columbia to near Eugene, Oregon. North of Olympia, Washington, this lowland is glacially carved, with a depositional and erosional history including at least four separate glacial advances/retreats. The Puget Lowland is bounded to the west by the Olympic Mountains, and to the east by the Cascade Range. The lowland is filled with glacial and nonglacial sediments consisting of interbedded gravel, sand, silt, till, and peat lenses. The Geologic Map of King County indicates that the site is underlain by Glacial Till. Vashon Glacial Till is typically characterized by an unsorted, nonstratified mixture of clay, silt, sand, gravel, cobbles and boulders in variable quantities. These materials are typically dense and relatively impermeable. The poor sorting reflects the mixing of the materials as these sediments were overridden and incorporated by the glacial ice. 5.2 Soil Conditions Details of the encountered soil conditions are presented on the test pit logs in Appendix C. The detailed soil description on these logs should be referred to in preference to the generalized descriptions below. Test Pits All of the test pits encountered approximately 6 inches of grass and topsoil underlain by 2 to 3 feet of loose to medium dense, silty -fine to medium grained sand with variable amounts of gravel (weathered Glacial Till). This layer was underlain by dense to very dense, silty -fine to medium grained sand with variable amounts of gravel (Glacial Till), which extended to the termination depths of the test pits. February 14, 2014 2 SL n1ec Project No. 185750193 Federal Way, WA Geotechnical Investigation Section 6: Geological Hazards Groundwater At the time of our investigation, groundwater was not observed in any of the explorations. However, some soil mottling was observed in the explorations within the upper 4 feet, indicating that a perched water table may develop during extended periods of wet weather. Water table elevations often fluctuate over time. The groundwater level will depend on a variety of factors that may include seasonal precipitation, river fluctuations and local flooding, land use, climatic conditions and soil permeability. Water levels at the time of the field investigation may be different from those encountered during the construction phase of the project. Groundwater monitoring wells were not installed as part of this investigation, therefore determining long term groundwater fluctuations is beyond the scope of this report. 6 GEOLOGICAL HAZARDS 6.1 Erosion Hazard The Natural Resources Conservation Services (NRCS) maps for King County indicate that the east half of the site is underlain by Everett gravelly sandy loam (5 to 15 percent slopes) with a "Slight" to "Moderate" erosion potential in a disturbed state and that the west half of the site is underlain by Kitsap silt loam (2 to 8 percent slopes) with a "Slight" erosion potential in a disturbed state. It is our opinion that soil erosion potential at this project site can be reduced through landscaping and surface water runoff control. Typically erosion of exposed soils will be most noticeable during periods of rainfall and may be controlled by the use of normal temporary erosion control measures, such as silt fences, hay bales, mulching, control ditches and diversion trenches. The typical wet weather season, with regard to site grading, is from October 31s'to April 1st. Erosion control measures should be in place before the onset of wet weather. 6.2 Seismic Hazard We encountered generally medium dense soils at the project site. The overall subsurface profile corresponds to a Site Class D as defined by Table 1613.5.2 of the 2009 International Building Code (2009 IBC). A Site Class D applies to a profile consisting of medium dense/stiff to very dense/hard materials within the upper 100 feet. We referenced the U.S. Geological Survey (USGS) Earthquake Hazards Program Website to obtain values for SS, S,, Fa, and F,,. The USGS website includes the most updated published data on seismic conditions. The site specific seismic design parameters and adjusted maximum spectral response acceleration parameters are as follows: February 14, 2014 I 3 ( L Stac-v Project No. 185750193 Federal Way, WA Geotechnical Investigation Section 7: Discussion PGA (Peak Ground Acceleration, in percent of g) 30.95 (10% Probability of Exceedence in 50 years) 54.70 (2% Probability of Exceedence in 50 years) SS 121.30% of g S, 41.40% of g FA 1.015 Fv 1.586 Additional seismic considerations include liquefaction potential and amplification of ground motions by soft soil deposits. The liquefaction potential is highest for loose sand with a high groundwater table. The relatively dense, fine-grained soil materials that underlie the site have a low potential for liquefaction and/or amplification of ground motions. 7 DISCUSSION It is our opinion that the proposed residential structures may be supported on shallow foundation systems bearing on medium dense or firmer native soils, or on structural fill placed on the suitable native soils per the recommendations in Section 8.1 of this report. We anticipate that local over -excavation or re -compaction of footing elements, on the order of 1 to 2 feet, may be necessary in order to achieve suitable bearing materials depending on the proposed footing subgrade elevations and weather conditions during footing placement. This would be more likely during/following periods of rain and/or if excavation work takes place during the wetter months of the year (generally October through May). Any overexcavations should be backfilled and compacted according to the recommendations in this report. Any filled areas beneath foundation elements should extend a lateral distance equal to the depth of the overexcavation in all directions from the faces of the footings. The native soils are highly moisture sensitive and we anticipate that they will be difficult to dry to a suitable moisture content that will be conducive to achieve the required compaction levels. Imported structural fill may be necessary for use as structural fill. 8 RECOMMENDATIONS 8.1 Site Preparation Trees, shrubs and other vegetation should be removed prior to stripping of surficial organic -rich soil. Based on observations from the site investigation program and the results of the exploration program, it is anticipated that the stripping depth will generally be less than 6 inches within the proposed building footprints and the asphalt pavement areas. The excavated topsoil material is not suitable as fill material within the proposed building envelope or the proposed parking areas, but could be used as fill material in non -settlement sensitive areas such as landscaping. February 14, 2014 4 Stantec Project No. 185750193 Federal Way, WA Geotechnical Investigation Section 8: Recommendations In these non -settlement sensitive areas, the fill should be placed in maximum 12 inch thick lifts that should be compacted to at least 90 percent of the modified proctor maximum dry density (ASTM D 1557 Test Method). After stripping operations and removal of any loose soils or undocumented fill that may impact the development of the site, the building pad areas should be visually inspected to identify any loose areas. Any remaining loose soils should be overexcavated to the elevation of the medium dense native soils. The resulting excavations should be filled with approved on site material, or imported structural fill. Structural fill material should be within ± 2 percent of the optimum moisture content, and the soils should be compacted to a minimum of 95 percent of the maximum dry density based on ASTM Test Method D1557. During wet weather conditions, which typically occur from October through May, subgrade stability problems and grading difficulties may develop due to excess moisture, disturbance of sensitive soils and/or the presence of perched groundwater. Construction during the extended wet weather periods will likely create the need to overexcavate exposed soils as they become disturbed and cannot be recompacted due to elevated moisture contents. The near -surface on site soils have relatively high silt contents that could result in moisture sensitivity for these materials. If earthwork occurs during the months of October through May, additional overexcavation may be necessary to achieve proper bearing surfaces for pavements and foundations. If overexcavation is necessary, it should be confirmed through monitoring and testing by a qualified geotechnical engineer or senior geologist. Soils that have become unstable may require drying and recompaction. Selective drying may be accomplished by scarifying or windrowing surficial material during extended periods of dry, warm weather (typically during the summer). If the soils cannot be dried back to a suitable moisture content, remedial measures may be required. General project site protection during wet weather should include the placement of aggregate base and the protection of exposed soils during the construction phase. If the native soils are used as structural fill, we recommend that the soils are relatively free of organic material and debris, and that the materials are within ±2 percent of the optimum moisture content. Aeration and drying of the native soils may be necessary to achieve near optimum moisture conditions. Furthermore, the weathered glacial till will be over -optimum in moisture content and may not be able to be dried during a typical summer. If the native soils are stockpiled for later use as structural fill, the stockpiles should be covered to protect the soil from wet weather conditions. We recommend that a representative of Stantec be on site during the excavation work to determine which soils are suitable for structural fill. Imported structural fill material should consist of well -graded gravel or a sand and gravel mixture with a maximum grain size of 3 inches and less than 5 percent fines (material passing the U.S. Standard No. 200 Sieve). All structural fill material should be submitted for approval to the geotechnical engineer prior to delivery to the site. Fill soils should be placed in horizontal lifts not exceeding 10 inches loose thickness, moisture - conditioned as necessary, (moisture content of soil shall not vary by more than ±2 percent of optimum moisture) and the material should be compacted to at least 95 percent of the maximum dry density based on ASTM Test Method D1557. In place density tests should be performed on all structural fill to verify proper moisture content and adequate compaction. February 14, 2014 5 Stantec Project No. 185750193 Federal Way, WA Geotechnical Investigation Section 8: Recommendations Additional lifts should not be placed if the previous lift did not meet the compaction requirements or if soil conditions are not considered stable. Observations of fill materials could indicate excessively wet, pumping soils which would warrant non -passing evaluation, even if the minimum compaction requirement is met. 8.2 Temporary Excavations Based on our understanding of the project, we anticipate that the grading will include local cuts and/or fills on the order of approximately 4 feet or less. Any temporary excavations deeper than 4 feet should be sloped no steeper than 1 H:1 V (Horizontal:Vertical) in medium dense to dense native soils. If an excavation is subject to heavy vibration or surcharge loads, we recommend that the excavations be sloped no steeper than 1.5H:1 V, where room permits. All temporary cuts should be in accordance with the Washington Administrative Code (WAC) Part N, Excavation, Trenching, and Shoring. The temporary slopes should be visually inspected daily by a qualified person during construction activities and the inspections should be documented in daily reports. The contractor is responsible for maintaining the stability of the temporary cut slopes and reducing slope erosion during construction. The temporary cut slopes should be covered with visqueen to help reduce erosion during wet weather, and the slopes should be closely monitored until the permanent retaining systems or slope configurations are complete. Materials should not be stored or equipment operated within 10 feet of the top of any temporary cut slope. Soil conditions may not be completely known from the geotechnical investigation. In the case of temporary cuts, the existing soil conditions may not be completely revealed until the excavation work exposes the soil. Typically, as excavation work progresses the maximum inclination of the temporary slopes will need to be re-evaluated by the geotechnical engineer so that supplemental recommendations can be made. Soil and groundwater conditions can be highly variable. Scheduling for soil work will need to be adjustable, to deal with unanticipated conditions, so that the project can proceed and required deadlines can be met. If any variations or undesirable conditions are encountered during construction, Stantec should be notified so that supplemental recommendations can be made. If room constraints or groundwater conditions do not permit temporary slopes to be cut to the maximum angles allowed by the WAC, temporary shoring systems may be required. The contractor should be responsible for developing temporary shoring systems, if needed. We recommend that Stantec and the project structural engineer review temporary shoring designs prior to installation, to verify the suitability of the proposed systems. 8.3 , Erosion and Sediment Control Erosion and sediment control (ESC) is used to reduce the transportation of eroded sediment to wetlands, streams, lakes, drainage systems, and adjacent properties. Erosion and sediment control measures should be implemented and these measures should be in general accordance with local regulations. At a minimum, the following basic recommendations should be incorporated into the design of the erosion and sediment control features for the site: February 14, 2014 6 StwYlc-r' Project No. 185750193 Federal Way, WA Geotechnical Investigation Section 8: Recommendations Schedule the soil, foundation, utility, and other work requiring excavation or the disturbance of the site soils, to take place during the dry season (generally May through September). However, provided precautions are taken using Best Management Practices (BMP's), grading activities can be undertaken during the wet season (generally October through April). Wet season grading and foundation and utility excavation work typically results in an increased construction cost. C All site work should be completed and stabilized as quickly as possible. Additional perimeter erosion and sediment control features may be required to reduce the possibility of sediment entering the surface water. This may include additional silt fences, silt fences with a higher Apparent Opening Size (AOS), construction of a berm, or other filtration systems. Any runoff generated by dewatering discharge should be treated through construction of a sediment trap if there is sufficient space. If space is limited other filtration methods will need to be incorporated. 8.4 Foundation Design We recommend that the proposed residential structures be supported on shallow spread footing foundation systems bearing on undisturbed medium dense or firmer native soils or on properly compacted structural fill placed on the suitable native soils. If structural fill is used to support foundations, then the zone of structural fill should extend beyond the faces of the footing a distance at least equal to the thickness of the structural fill. We anticipate that local overexcavation on the order of 1 to 2 feet may be necessary depending on the conditions encountered and season when the work takes place. For shallow foundation support, we recommend widths of at least 18 and 24 inches, respectively, for continuous wall and isolated column footings supporting the proposed structure. Provided that the footings are supported as recommended above, a net allowable bearing pressure of 2,500 pounds per square foot (psf) may be used for design. A 1/3 increase in the above value may be used for short duration loads, such as those imposed by wind and seismic events. Structural fill placed on bearing, native subgrade should be compacted to at least 95 percent of the maximum dry density based on ASTM Test Method D1557. Footing excavations should be inspected to verify that the foundations will bear on suitable material. Exterior footings should have a minimum depth of 18 inches below pad subgrade (soil grade) or adjacent exterior grade, whichever is lower. Interior footings should have a -minimum depth of 12 inches below pad subgrade (soil grade) or adjacent exterior grade, whichever is lower. If constructed as recommended, the total foundation settlement is not expected to exceed 1 inch. Differential settlement, along a 25-foot exterior wall footing, or between adjoining column footings, should be less than inch. This translates to an angular distortion of 0.002. Most settlement is expected to occur during construction, as the loads are applied. However, additional post - construction settlement may occur if the foundation soils are flooded or saturated. February 14, 2014 7 Stantec Project No. 185750193 Federal Way, WA Geotechnical Investigation Section 8: Recommendations Resistance to lateral footing displacement can be determined using an allowable friction factor of 0.30 acting between the base of foundations and the supporting subgrades. Lateral resistance for footings can also be developed using an allowable equivalent fluid passive pressure of 250 pounds per cubic foot (pcf) acting against the appropriate vertical footing faces (neglect the upper 12 inches below grade in exterior areas). The allowable friction factor and allowable equivalent fluid passive pressure values include a factor of safety of 1.5. The frictional and passive resistance of the soil may be combined without reduction in determining the total lateral resistance. A 1/3 increase in the above values may be used for short duration transient loads. 8.5 Slab -on -Grade We recommend that at least 12 inches of the existing subgrade be removed in loose soil areas underlying building floor slab sections (if slab -on -grade is proposed). The over -excavated areas should be compacted and backfilled to the planned floor slab subgrade level with structural fill. Note: The overexcavated floor slab subgrade area should be compacted and proof rolled prior to structural fill placement. Often, a vapor barrier is considered below concrete slab areas. However, the usage of a vapor barrier could result in curling of the concrete slab at joints. Floor covers sensitive to moisture typically require the usage of a vapor barrier. A materials or structural engineer should be consulted regarding the detailing of the vapor barrier below concrete slabs. The American Concrete Institutes ACI 36OR-06 Design of Slabs on Grade and ACI 302.1 R-04 Guide for Concrete Floor and Slab Construction are recommended references for vapor barrier selection and floor slab detailing. Slabs on grade may be designed using a coefficient of subgrade reaction of 190 pounds per cubic inch (pci) assuming the slab -on -grade base course is underlain by structural fill placed and compacted as outlined in Section 8.1. 8.6 Utilities Utility trenches should be excavated according to accepted engineering practices following OSHA (Occupational Safety and Health Administration) standards, by a contractor experienced in such work. The contractor is responsible for the safety of open trenches. Traffic and vibration adjacent to trench walls should be reduced; cyclic wetting and drying of excavation side slopes should be avoided. Depending upon the location and depth of some utility trenches, groundwater flow into open excavations could be experienced, especially during or shortly following periods of precipitation. In general, silty soils were encountered at shallow depths in the test pits at this site. These soils have variable cohesion and can have a tendency to cave in excavations. Shoring or sloping back trench sidewalls may be required within these soils. Shoring boxes will be necessary in these areas and dewatering may be required depending on the season in which the construction takes place. All utility trench backfill should consist of imported structural fill or suitable on -site material. Utility trench backfill placed in or adjacent to buildings and exterior slabs should be compacted to at least 95 percent of the maximum dry density based on ASTM Test Method D1557. The upper 5 feet of utility trench backfill placed in pavement areas should be compacted to at least 95 percent of the maximum dry density based on ASTM Test Method D1557. February 14, 2014 8 Rantec Project No. 185750193 Federal Way, WA Geotechnical Investigation Section 8: Recommendations Below 5 feet, utility trench backfill in pavement areas should be compacted to at least 90 percent of the maximum dry density based on ASTM Test Method D1557. Pipe bedding should be in accordance with the pipe manufacturer's recommendations. The contractor is responsible for removing all water -sensitive soils from the trenches regardless of the backfill location and compaction requirements. The contractor should use appropriate equipment and methods to avoid damage to the utilities and/or structures during fill placement and compaction procedures. 8.7 Infiltration We understand that it is preferable to utilize on -site infiltration of stormwater runoff from the proposed impervious surfaces. In our explorations, we encountered glacial till which became more dense with depth. Typically, infiltration rates in weathered glacial till average less than 0.1 inches/hour. Infiltration rates in unweathered glacial till vary depending on the composition of the till; however, they are typically 1 to 2 factors of 10 lower than that of weathered till (0.02 to 0.002 inches/hour). We performed infiltration tests in accordance with the EPA Falling Head Test Method to determine suitable infiltration rates for the site soils near the location of Test Pits TP-4 and TP-5. At a depth of 3 feet below grade, the observed infiltration rate (short term) was on the order of 0.2 inches/hour (no factor of safety). Groundwater could be encountered at shallower depths during wet season construction, perched on less permeable strata. The presence of perched groundwater will also decrease the effectiveness of infiltration. Based on our review of the plans and site observations, we anticipate that stormwater management could include bioretention facilities, rain gardens, area ditches with dispersion into existing forested areas, or into utility infrastructure (if available). Stormwater infiltration does not appear to be feasible based on the soil conditions at the site. 8.8 Concrete Retaining Walls If any cast in place concrete retaining walls or below grade walls are planned, the recommendations in this section should apply. The following table, titled Wall Design Criteria, presents the recommended soil related design parameters for retaining walls with level (horizontal) backfill/backslope. Contact Stantec if an alternate retaining wall system is used. February 14, 2014 9 Stanlr� Project No. 185750193 Wall Design Criteria "At -rest" Conditions (Lateral Earth Pressure — EFD+) "Active" Conditions (Lateral Earth Pressure — EFD') Seismic Increase for "At -rest" Conditions (Lateral Earth Pressure) Seismic Increase for "Active" Conditions (Lateral Earth Pressure) Federal Way, WA Geotechnical Investigation Section 8: Recommendations 55 pcf (Equivalent Fluid Density) 35 pcf (Equivalent Fluid Density) 18H* (Uniform Distribution) 6H* (Uniform Distribution) Passive Earth Pressure on Low Side of Wall I Neglect upper 2 feet, then 250 pcf (Allowable, includes F.S. = 1.5) ! EFD+ Soil -Footing Coefficient of Sliding Friction (Allowable; includes 0.30 F.S. = 1.5) .H is the height of the wall; Increase based on one in 2,500 year seismic event (2 percent probability of being exceeded in 50 years), ' EFD — Equivalent Fluid Density The stated lateral earth pressures do not include the effects of hydrostatic pressure generated by water accumulation behind the retaining walls or loads imposed by construction equipment, foundations, earth backslope, rockeries above or roadways (surcharge loads). Uniform horizontal lateral active and at -rest pressures on the retaining wall from vertical surcharges behind the wall may be calculated using active and at -rest lateral earth pressure coefficients of 0.3 and 0.5, respectively. The soil unit weight of 120 pcf may be used to calculate vertical earth surcharges. To reduce the potential for the buildup of water pressure against the walls, continuous footing drains (with cleanouts) should be provided at the bases of the walls. The footing drains should consist of a minimum 4-inch diameter perforated pipe, sloped to drain, with perforations placed down and enveloped by a minimum 6 inches of pea gravel in all directions and filter fabric to reduce the migration of fines into the drainage zone. The backfill adjacent to and extending a lateral distance, behind the walls, of at least 2 feet should consist of free -draining granular material. All free draining backfill should contain less than 3 percent fines (passing the U.S. Standard No. 200 Sieve) based upon the fraction passing the U.S. Standard No. 4 Sieve with at least 30 percent of the material being retained on the U.S. Standard No. 4 Sieve. The primary purpose of the free -draining material is the reduction of hydrostatic pressure. Some potential for the moisture to contact the back face of the wall may exist, even with treatment, which may require that more extensive waterproofing be specified for walls, which require interior moisture sensitive finishes. We recommend that the backfill be compacted to at least 95 percent of the maximum dry density based on ASTM Test Method D1557. In place density tests should be performed to verify adequate compaction. Soil compactors place transient surcharges on the backfill. Consequently, only light February 14, 2014 10 Stantec Project No. 185750193 I 1 Federal Way, WA Geotechnical Investigation Section 8: Recommendations hand operated equipment is recommended within 3 feet of walls so that excessive stress is not imposed on the walls. 9.9 Pavement Design The near surface subgrade soils generally consist of silty sand with variable amounts of gravel. These soils are rated as good for pavement subgrade material (depending on silt content and moisture conditions). We estimate that the subgrade will have a California Bearing Ratio (CBR) value of 10 and a modulus of subgrade reaction value of k = 190 pci, provided the subgrade is prepared in general accordance with our recommendations. We recommend that, at a minimum, 12 inches of the existing subgrade material be moisture conditioned (as necessary) and re -compacted to prepare for the construction of pavement sections. Deeper levels of recompaction may be necessary in areas where existing utilities and/or fill are present. The subgrade should be compacted to at least 95 percent of the maximum dry density as determined by ASTM Test Method D1557. In place density tests should be performed to verify proper moisture content and adequate compaction. However, if the subgrade soil consists of firm and unyielding native glacial soils a proof roll of the pavement subgrade soil may be performed in lieu of re -compacting the subgrade and compaction tests. The recommended flexible and rigid pavement sections are based on design CBR and modulus of subgrade reaction (k) values that are achieved, only following proper subgrade preparation. It should be noted that subgrade soils that have relatively high silt contents will likely be highly sensitive to moisture conditions, The subgrade strength and performance characteristics of a silty subgrade material may be dramatically reduced if this material becomes wet. During the wetter months of the year, the use of a geotextile may be useful or necessary and could reduce the depth of overexcavation in parking/drive areas. We preliminarily recommend the use of Mirafi 500x in areas requiring overexcavation due to instability caused by moisture/traffic. We recommend that at least 12 inches of sub -base rock or approved structural fill be placed over the geotextile. The depth of overexcavations should be determined in the field by Stantec during construction. We anticipate that up to 12 inches of overexcavation could be necessary depending on the weather conditions and construction traffic loading. Based on our knowledge of the proposed project, we expect the traffic to range from light duty (passenger automobiles) to heavy duty (fire trucks). The following tables show the recommended pavement sections for light duty and heavy duty use. ASPHALTIC CONCRETE (FLEXIBLE) PAVEMENT LIGHT DUTY Asphaltic Concrete Aggregate Base* Compacted Subgrade* ** 2.0 in. 6.0 in. 12.0 in. * 95% compaction based on ASTM Test Method D1557 ** A proof roll may be performed in lieu of in place density tests February 14, 2014 11 Stantec Project No. 185750193 Federal Way, WA Geotechnical Investigation Section 9: Construction Field Reviews HEAVY DUTY Asphaltic Concrete Aggregate Base* Compacted Subgrade* ** 3.0 in. I 6.0 in: 12.0 in. * 95% compaction based on ASTM Test Method D1557 ** A proof roll may be performed in lieu of in place density tests PORTLAND CEMENT CONCRETE (RIGID) PAVEMENT Min. PCC Depth Aggregate Base* Compacted Subgrade* ** 6.0 in. 6.0 in. 12.0 in. * 95% compaction based on ASTM Test Method D1557 ** A proof roll may be performed in lieu of in place density tests The asphaltic concrete depth in the flexible pavement tables should be a surface course type asphalt, such as Washington Department of Transportation (WSDOT)'/2 inch HMA. The rigid pavement design is based on a Portland Cement Concrete (PCC) mix that has a 28 day compressive strength of 4,000 pounds per square inch (psi). The design is also based on a concrete flexural strength or modulus of rupture of 550 psi. 9 CONSTRUCTM FIELD REVIEWS Stantec should be retained to provide part time field review during construction in order to verify that the soil conditions encountered are consistent with our design assumptions and that the intent of our recommendations is being met. This will require field and engineering review to: Confirm removal of vegetation, topsoil and forest duff within building pads and parking areas Verify the soil bearing at footing locations © Density testing to verify compaction of structural fills Density testing/proof rolls to verify compaction below slab -on -grade * Inspection of roadway subgrade areas prior to fill placement * Inspection of proof -roll testing 12 Inspection of subgrade and density testing to verify compaction of sub -base and base layers in pavement areas Geotechnical design services should also be anticipated during the subsequent final design phase to support the structural design and address specific issues arising during this phase. Field and engineering review services will also be required during the construction phase in order to provide a Final Letter for the project. February 14, 2014 12 Stantee Project No. 185750193 Federal Way, WA Geotechnical Investigation Section 10: Closure 10 CLOSURE This report was prepared for the exclusive use of the Abbey Road Group and their appointed consultants. Any use of this report or the material contained herein by third parties, or for other than the intended purpose, should first be approved in writing by Stantec. The recommendations contained in this report are based on assumed continuity of soils with those of our test holes, and assumed structural loads. Stantec should be provided with final architectural, civil, and structural drawings when they become available in order that we may review our design recommendations and advise of any revisions, if necessary. Use of this report is subject to the Statement of General Conditions provided in Appendix A. It is the responsibility of the Abbey Road Group, who is identified as "the Client" within the Statement of General Conditions, and its agents to review the conditions and to notify Stantec should any of these not be satisfied. Respectfully submitted, Stantec Consulting Services, Inc. V 4.71. ti mr, arrr" 177 Original signed by. Original signed by: Phil Haberman, P.G., P.E.G. Gopal A. Singam, P.E. Senior Engineering Geologist Senior Geotechnical Engineer PH/gs February 14, 2014 13 1 Stantec Project No. 185750193 1 APPENDIX Statement of General Conditions STATEMENT OF GENERAL CONDITIONS USE OF THIS REPORT: This report has been prepared for the sole benefit of the Client or its agent and may not be used by any third party without the express written consent of Stantec Consulting Services, Inc. and the Client. Any use which a third party makes of this report is the responsibility of such third party. BASIS OF THE REPORT: The information, opinions, and/or recommendations made in this report are in accordance with Stantec Consulting Services present understanding of the site specific project as described by the Client. The applicability of these is restricted to the site conditions encountered at the time of the investigation or study. If the proposed site specific project differs or is modified from what is described in this report or if the site conditions are altered, this report is no longer valid unless Stantec Consulting Services, Inc. is requested by the Client to review and revise the report to reflect the differing or modified project specifics and/or the altered site conditions. STANDARD OF CARE: Preparation of this report, and all associated work, was carried out in accordance with the normally accepted standard of care in the state of execution for the specific professional service provided to the Client. No other warranty is made. INTERPRETATION OF SITE CONDITIONS: Soil, rock, or other material descriptions, and statements regarding their condition, made in this report are based on site conditions encountered by Stantec Consulting Services, Inc. at the time of the work and at the specific testing and/or sampling locations. Classifications and statements of condition have been made in accordance with normally accepted practices which are judgmental in nature; no specific description should be considered exact, but rather reflective of the anticipated material behaviour. Extrapolation of in situ conditions can only be made to some limited extent beyond the sampling or test points. The extent depends on variability of the soil, rock and groundwater conditions as influenced by geological processes, construction activity, and site use. VARYING OR UNEXPECTED CONDITIONS: Should any site or subsurface conditions be encountered that are different from those described in this report or encountered at the test locations, Stantec Consulting Services, Inc. must be notified immediately to assess if the varying or unexpected conditions are substantial and if reassessments of the report conclusions or recommendations are required. Stantec Consulting Services, Inc. will not be responsible to any party for damages incurred as a result of failing to notify Stantec Consulting Services, Inc. that differing site or sub -surface conditions are present upon becoming aware of such conditions. PLANNING, DESIGN, OR CONSTRUCTION: Development or design plans and specifications should be reviewed by Stantec Consulting Services, Inc., sufficiently ahead of initiating the next project stage (property acquisition, tender, construction, etc), to confirm that this report completely addresses the elaborated project specifics and that the contents of this report have been properly interpreted. Specialty quality assurance services (field observations and testing) during construction are a necessary part of the evaluation of sub -subsurface conditions and site preparation works. Site work relating to the recommendations included in this report should only be carried out in the presence of a qualified geotechnical engineer; Stantec Consulting Services, Inc. cannot be responsible for site work carried out without being present. APPENDIX B Figures: Vicinity Map; Site Map Ili 0 NATIONAL Pau t 0 t Y 7m +RA YA[+ GEOGRAPHIC _ fit]>xiNkff t Proposed Short Plat, 1320 S. 359th Street, Federal Way, WA Feb. 8, 2014 1 Drawn By: PAH I Checked By: GS I Client: Abbey Road Group Z O O O %D .-1 0 n TN MN 16. 02/13/14 Figure 1 Vicinity Map 15 411 r r 'Ar J& TP-4 '" • TP-5 �• . ' TP-3 , 1 { F1 'Y - 1 f �. � 1 •T �. i +rr { T Existing SFR TP-1 �. I i ILjsj'�- -� � rl+, ,- .. ' � . � • �- — � [: _ .� � .�_. •_ • INN 1�.� - •ter=f-ay�J�r TP-1 Approximate Test Pit Location ll Not to Scale 4Proposed Short Plat, 1320 S. 359th Street, Federal Way, WA Figure 2 Site Plan Feb. 8, 2014 Drawn By: PAH Checked By: GS Client: Abbey Road Group Test Pit Log Records PROJECT: Proposed Short Plat S. 359th Street, Federal Way WELL / PROBEHOLE / BOREHOLE NO; Stant@C LOCATION:1320 TP-3 PROJECT NUMBER:185760193 PAGE 1 OF 1 NORTHING (ft): EASTING (ft): DRILLING / INSTALLATION: STARTED 2/6/14 COMPLETED; 2/6/14 LAT: LONG: GROUND ELEV (ft): TOC ELEV (ft): DRILLING COMPANY: INITIAL DTW (ft): Not Encountered WELL DEPTH (ft); --- DRILLING EQUIPMENT: STATIC DTW (ft): Not Encountered BOREHOLE DEPTH (ft): 4.0 DRILLING METHOD: Test Pits WELL CASING DIA. (in): --- BOREHOLE DIA. (in): 6 SAMPLING EQUIPMENT: Grab LOGGED BY: PM CHECKED BY: GS U a o v N Description E P N 0> Time U) a� o o a c Sample !D �' m a F o U p GrasstTopsoil SM 5M7, Loose to medium dense, fne to medium grained sand with gravel, yellowish brown and mottled, moist, (Weathered Glacial Till) SM SM; Medium dense to dense, fine to medium grained sand with gravel, yellowish brown and mottled, moist. (Glacial Till) i� o Borehole terminated at 4 feet. c? 0 S LU 5 W 5 W 5 z 9 N R 0. 6 tj W v K O LL O W O 7.0 OTHER PERMITS 7.0 OTHER PERMITS 8.0 ESC ANALYSIS AND DESIGN 8.0 TESC ANALYSIS AND DESIGN The Temporary Erosion and Sediment Control (TESC) analysis and design will be in accordance with the City of Federal Way standards at the time of site development permitting. The task elements are addressed as follows: ➢ Clearing Limits: The clearing limits will be shown on the engineering plans and will be flagged in the field. ➢ Cover Measures: Cover measures will consist of mulching, erosion control blankets and/or plastic covering. Cover measures will be specified on the TESC plans as a part of each site development permit. ➢ Perimeter Protection: Perimeter protection will be shown on the engineering plans (silt fencing) as a part of the site development permit. ➢ Traffic Area Stabilization: Stabilized gravel construction entrances will be shown on the engineering plans. ➢ Sediment Retention: All sediment controls will be shown on the engineering plans as a part of the site development permit. ➢ Surface Water Control: Interceptor ditches and check dams will be shown on the engineering plans and implemented, if needed. ➢ Dust Control: Dust control by sprinklering will be utilized, if needed. ➢ Construction Within Sensitive Areas and Buffers: All construction near sensitive areas or buffers will comply with City regulations. ➢ Maintenance: Maintenance requirements will be detailed in the TESC notes on the engineering plans. ➢ Final Stabilization: Upon completion of the project, all disturbed areas will be stabilized and Best Management Practices removed, if appropriate. 9.0 BOND QUANTITIES, FACILITY SUMMARIES9 AND DECLARATIONS OF COVENANT 9.0 BOND QUANTITIES, FACILITY SUMMARIES, AND DECLARATION OF COVENANT 10.0 OPERATIONS AND MAINTENANCE MANUAL 10.0 OPERATIONS AND MAINTENANCE MANUAL The drainage facilities on this project will be private facilities owned and maintained by the home owners. cz- VI First American Title 1. CLTA 14 Subdivision Guarantee - WA First Amcric n First American Title Insurance Company 818 Stewart St, Ste 800 Seattle, WA 98101 December 10, 2013 Rick Shaffer Abbey Road Group, LLC 923 Shaw Road, Suite A Puyallup, WA 98372 Phone:(253)446-3521 Fax: Title Officer: Kelly Cornwall Phone: (206)336-0725 Fax No.: (866)561-3729 E-Mail: kcornwall@firstam.com Order Number: 2187398 Escrow Number: 2187398 Buyer: Owner: Cherian Property: 1320 South 359th Street Federal Way, Washington 98003 Attached please find the following item(s): Guarantee Thank You for your confidence and support. We at First American Title Insurance Company maintain the fundamental principle: Customer First. RECEArED APR 0 3 2014 CITY OF FEDERAL WAY CDS First American Title T" First American Guarantee Subdivision Guarantee ISSUED BY First American Title Insurance Company GUARANTEE NUMBER 5003353-2187398 SUBJECT TO THE EXCLUSIONS FROM COVERAGE, THE LIMITS OF LIABILITY AND THE CONDITIONS AND STIPULATIONS OF THIS GUARANTEE, FIRST AMERICAN TITLE INSURANCE COMPANY a California corporation, herein called the Company GUARANTEES the Assured named in Schedule A against actual monetary loss or damage not exceeding the liability stated in Schedule A, which the Assured shall sustain by reason of any incorrectness in the assurances set forth in Schedule A. K •� SfPIEWHO 2 C444 01t FirstAmerican T itle Insurance Company Dennlsa. GillYlore TlmothyKernp President Secretary This jacket was created electronically and constitutes an original document First American Title SCHEDULE OF EXCLUSIONS FROM COVERAGE OF THIS GUARANTEE 1. Except to the extent that specific assurances are provided in (a) Defects, liens, encumbrances, adverse claims or other matters Schedule A of this Guarantee, the Company assumes no affecting the title to any property beyond the lines of the land liability for loss or damage by reason of the following: expressly described in the description set forth in Schedule (A), (a) Defects, liens, encumbrances, adverse claims or other (C) or in Part 2 of this Guarantee, or title to streets, roads, matters against the title, whether or not shown by the avenues, lanes, ways or waterways to which such land abuts, public records. or the right to maintain therein vaults, tunnels, ramps or any (b) (1) Taxes or assessments of any taxing authority that structure or improvements; or any rights or easements therein, levies taxes or assessments on real property; or, (2) unless such property, rights or easements are expressly and Proceedings by a public agency which may result in taxes specifically set forth in said description. or assessments, or notices of such proceedings, whether (b) Defects, liens, encumbrances, adverse claims or other matters, or not the matters excluded under (1) or (2) are shown whether or not shown by the public records; (1) which are by the records of the taxing authority or by the public created, suffered, assumed or agreed to by one or more of the records. Assureds; (2) which result in no loss to the Assured; or (3) (c) (1) Unpatented mining claims; (2) reservations or which do not result in the invalidity or potential invalidity of exceptions in patents or in Acts authorizing the issuance any judicial or non -judicial proceeding which is within the thereof; (3) water rights, claims or title to water, scope and purpose of the assurances provided. whether or not the matters excluded under (1), (2) or (c) The identity of any party shown or referred to in Schedule A. (3) are shown by the public records. (d) The validity, legal effect or priority of any matter shown or 2. Notwithstanding any specific assurances which are provided referred to in this Guarantee. in Schedule A of this Guarantee, the Company assumes no liability for loss or damage by reason of the following: GUARANTEE CONDITIONS AND STIPULATIONS 1. Definition of Terms. 4. Company's Option to Defend or Prosecute Actions; Duty of The following terms when used in the Guarantee mean: Assured Claimant to Cooperate. (a) the "Assured": the party or parties named as the Even though the Company has no duty to defend or prosecute as Assured in this Guarantee, or on a supplemental writing set forth in Paragraph 3 above: executed by the Company. (a) The Company shall have the right, at its sole option and cost, (b) "land": the land described or referred to in Schedule to institute and prosecute any action or proceeding, interpose (A)(C) or in Part 2, and improvements affixed thereto a defense, as limited in (b), or to do any other act which in its which by law constitute real property. The term "land" opinion may be necessary or desirable to establish the title to does not include any property beyond the lines of the the estate or interest as stated herein, or to establish the lien area described or referred to in Schedule (A)(C) or in rights of the Assured, or to prevent or reduce loss or damage Part 2, nor any right, title, interest, estate or easement in to the Assured. The Company may take any appropriate action abutting streets, roads, avenues, alleys, lanes, ways or under the terms of this Guarantee, whether or not it shall be waterways. liable hereunder, and shall not thereby concede liability or (c) "mortgage": mortgage, deed of trust, trust deed, or waive any provision of this Guarantee. If the Company shall other security instrument. exercise its rights under this paragraph, it shall do so diligently. (d) "public records": records established under state (b) If the Company elects to exercise its options as stated in statutes at Date of Guarantee for the purpose of Paragraph 4(a) the Company shall have the right to select imparting constructive notice of matters relating to real counsel of its choice (subject to the right of such Assured to property to purchasers for value and without knowledge. object for reasonable cause) to represent the Assured and shall (e) "date": the effective date. not be liable for and will not pay the fees of any other counsel, 2. Notice of Claim to be Given by Assured Claimant. nor will the Company pay any fees, costs or expenses incurred An Assured shall notify the Company promptly in writing in by an Assured in the defense of those causes of action which case knowledge shall come to an Assured hereunder of any allege matters not covered by this Guarantee. claim of title or interest which is adverse to the title to the (c) Whenever the Company shall have brought an action or estate or interest, as stated herein, and which might cause interposed a defense as permitted by the provisions of this loss or damage for which the Company may be liable by Guarantee, the Company may pursue any litigation to final virtue of this Guarantee. If prompt notice shall not be given determination by a court of competent jurisdiction and to the Company, then all liability of the Company shall expressly reserves the right, in its sole discretion, to appeal terminate with regard to the matter or matters for which from an adverse judgment or order. prompt notice is required; provided, however, that failure to (d) In all cases where this Guarantee,permits the Company to notify the Company shall in no case prejudice the rights of prosecute or provide for the defense of any action or any Assured unless the Company shall be prejudiced by the proceeding, an Assured shall secure to the Company the right failure and then only to the extent of the prejudice. to so prosecute or provide for the defense of any action or 3. No Duty to Defend or Prosecute. proceeding, and all appeals therein, and permit the Company The Company shall have no duty to defend or prosecute any to use, at its option, the name of such Assured for this action or proceeding to which the Assured is a party, purpose. Whenever requested by the Company, an Assured, notwithstanding the nature of any allegation in such action or at the Company's expense, shall give the Company all proceeding. First American Title GUARANTEE CONDITIONS AND STIPULATIONS (Continued) reasonable aid in any action or proceeding, securing evidence, obtaining witnesses, prosecuting or defending the action or lawful act which in the opinion of the Company may be necessary or desirable to establish the title to the estate or interest as stated herein, or to establish the lien rights of the Assured. If the Company is prejudiced by the failure of the Assured to furnish the required cooperation, the Company's obligations to the Assured under the Guarantee shall terminate. 5. Proof of Loss or Damage. In addition to and after the notices required under Section 2 of these Conditions and Stipulations have been provided to the Company, a proof of loss or damage signed and sworn to by the Assured shall be furnished to the Company within ninety (90) days after the Assured shall ascertain the facts giving rise to the loss or damage. The proof of loss or damage shall describe the matters covered by this Guarantee which constitute the basis of loss or damage and shall state, to the extent possible, the basis of calculating the amount of the loss or damage. If the Company is prejudiced by the failure of the Assured to provide the required proof of loss or damage, the Company's obligation to such assured under the Guarantee shall terminate. In addition, the Assured may reasonably be required to submit to examination under oath by any authorized representative of the Company and shall produce for examination, inspection and copying, at such reasonable times and places as may be designated by any authorized representative of the Company, all records, books, ledgers, checks, correspondence and memoranda, whether bearing a date before or after Date of Guarantee, which reasonably pertain to the loss or damage. Further, if requested by any authorized representative of the Company, the Assured shall grant its permission, in writing, for any authorized representative of the Company to examine, inspect and copy all records, books, ledgers, checks, correspondence and memoranda in the custody or control of a third party, which reasonably pertain to the loss or damage. All information designated as confidential by the Assured provided to the Company pursuant to this Section shall not be disclosed to others unless, in the reasonable judgment of the Company, it is necessary in the administration of the claim. Failure of the Assured to submit for examination under oath, produce other reasonably requested information or grant permission to secure reasonably necessary information from third parties as required in the above paragraph, unless prohibited by law or governmental regulation, shall terminate any liability of the Company under this Guarantee to the Assured for that claim. 6. Options to Pay or Otherwise Settle Claims: Termination of Liability. In case of a claim under this Guarantee, the Company shall have the following additional options: (a) To Pay or Tender Payment of the Amount of Liability or to Purchase the Indebtedness. The Company shall have the option to pay or settle or compromise for or in the name of the Assured any claim which could result in loss to the Assured within the coverage of this Guarantee, or to pay the full amount of this Guarantee or, if this Guarantee is issued for the benefit of a holder of a mortgage or a lienholder, the Company shall have the option to purchase the indebtedness secured by said mortgage or said lien for the amount owing thereon, together with any costs, reasonable attorneys' fees and expenses incurred by the Assured claimant which were authorized by the Company up to the time of purchase. Such purchase, payment or tender of payment of the full amount of the Guarantee shall terminate all liability of the Company hereunder. In the event after notice of claim has been given to the Company by the Assured the Company offers to purchase said indebtedness, the owner of such indebtedness shall transfer and assign said indebtedness, together with any collateral security, to the Company upon payment of the purchase price. Upon the exercise by the Company of the option provided for in Paragraph (a) the Company's obligation to the Assured under this Guarantee for the claimed loss or damage, other than to make the payment required in that paragraph, shall terminate, including any obligation to continue the defense or prosecution of any litigation for which the Company has exercised its options under Paragraph 4, and the Guarantee shall be surrendered to the Company for cancellation. (b) To Pay or Otherwise Settle With Parties Other Than the Assured or With the Assured Claimant. To pay or otherwise settle with other parties for or in the name of an Assured claimant any claim assured against under this Guarantee, together with any costs, attorneys' fees and expenses incurred by the Assured claimant which were authorized by the Company up to the time of payment and which the Company is obligated to pay. Upon the exercise by the Company of the option provided for in Paragraph (b) the Company's obligation to the Assured under this Guarantee for the claimed loss or damage, other than to make the payment required in that paragraph, shall terminate, including any obligation to continue the defense or prosection of any litigation for which the Company has exercised its options under Paragraph 4. Determination and Extent of Liability. This Guarantee is a contract of Indemnity against actual monetary loss or damage sustained or incurred by the Assured claimant who has suffered loss or damage by reason of reliance upon the assurances set forth in this Guarantee and only to the extent herein described, and subject to the Exclusions From Coverage of This Guarantee. The liability of the Company under this Guarantee to the Assured shall not exceed the least of: (a) the amount of liability stated in Schedule A or in Part 2; (b) the amount of the unpaid principal indebtedness secured by the mortgage of an Assured mortgagee, as limited or provided under Section 6 of these Conditions and Stipulations or as reduced under Section 9 of these Conditions and Stipulations, at the time the loss or damage assured against by this Guarantee occurs, together with interest thereon; or (c) the difference between the value of the estate or interest covered hereby as stated herein and the value of the estate or interest subject to any defect, lien or encumbrance assured against by this Guarantee. 8. Limitation of Liability. (a) If the Company establishes the title, or removes the alleged defect, lien or encumbrance, or cures any other matter assured against by this Guarantee in a reasonably diligent manner by First American Title 9. 10. 11. GUARANTEE CONDITIONS AND STIPULATIONS (Continued) any method, including litigation and the completion of any appeals therefrom, it shall have fully performed its obligations with respect to that matter and shall not be liable for any loss or damage caused thereby. (b) In the event of any litigation by the Company or with the Company's consent, the Company shall have no liability for loss or damage until there has been a final determination by a court of competent jurisdiction, and disposition of all appeals therefrom, adverse to the title, as stated herein. (c) The Company shall not be liable for loss or damage to any Assured for liability voluntarily assumed by the Assured in settling any claim or suit without the prior written consent of the Company. Reduction of Liability or Termination of Liability. All payments under this Guarantee, except payments made for costs, attorneys' fees and expenses pursuant to Paragraph 4 shall reduce the amount of liability pro tanto. Payment of Loss. (a) No payment shall be made without producing this Guarantee for endorsement of the payment unless the Guarantee has been lost or destroyed, in which case proof of loss or destruction shall be furnished to the satisfaction of the Company. (b) When liability and the extent of loss or damage has been definitely fixed in accordance with these Conditions and Stipulations, the loss or damage shall be payable within thirty (30) days thereafter. Subrogation Upon Payment or Settlement. Whenever the Company shall have settled and paid a claim under this Guarantee, all right of subrogation shall vest in the Company unaffected by any act of the Assured claimant. The Company shall be subrogated to and be entitled to all rights and remedies which the Assured would have had against any person or property in respect to the claim had this Guarantee not been issued. If requested by the Company, the Assured shall transfer to the Company all rights and remedies against any person or property necessary in order to perfect this right of subrogation. The Assured shall permit the Company to sue, compromise or settle in the name of the Assured and to use the name of the Assured in any transaction or litigation involving these rights or remedies. If a payment on account of a claim does not fully cover the loss of the Assured the Company shall be subrogated to all rights and remedies of the Assured after the Assured shall have recovered its principal, interest, and costs of collection. 12. Arbitration. Unless prohibited by applicable law, either the Company or the Assured may demand arbitration pursuant to the Title Insurance Arbitration Rules of the American Land Title Association. Arbitrable matters may include, but are not limited to, any controversy or claim between the Company and the Assured arising out of or relating to this Guarantee, any service of the Company in connection with its issuance or the breach of a Guarantee provision or other obligation. All arbitrable matters when the Amount of Liability is $2,000,000 or less shall be arbitrated at the option of either the Company or the Assured. All arbitrable matters when the amount of liability is in excess of $2,000,000 shall be arbitrated only when agreed to by both the Company and the Assured. The Rules in effect at Date of Guarantee shall be binding upon the parties. The award may include attorneys' fees only if the laws of the state in which the land is located permits a court to award attorneys' fees to a prevailing party. Judgment upon the award rendered by the Arbitrator(s) may be entered in any court having jurisdiction thereof. The law of the situs of the land shall apply to an arbitration under the Title Insurance Arbitration Rules. A copy of the Rules may be obtained from the Company upon request. 13. Liability Limited to This Guarantee; Guarantee Entire Contract. (a) This Guarantee together with all endorsements, if any, attached hereto by the Company is the entire Guarantee and contract between the Assured and the Company. In interpreting any provision of this Guarantee, this Guarantee shall be construed as a whole. (b) Any claim of loss or damage, whether or not based on negligence, or any action asserting such claim, shall be restricted to this Guarantee. (c) No amendment of or endorsement to this Guarantee can be made except by a writing endorsed hereon or attached hereto signed by either the President, a Vice President, the Secretary, an Assistant Secretary, or validating officer or authorized signatory of the Company. 14. Notices, Where Sent. All notices required to be given the Company and any statement in writing required to be furnished the Company shall include the number of this Guarantee and shall be addressed to the Company at First American Title Insurance Company, Attn: Claims National Intake Center, 1 First American Way, Santa Ana, California 92707 Claim s.NIC@firstam.com Phone: 888-632- 1642 Fax: 877-804-7606 A M 8 C, �r r 1 First American Title First American Title First American Schedule A Order No.: 2187398 Name of Assured: Abbey Road Group, LLC Date of Guarantee: December 05, 2013 Subdivision Guarantee ISSUED BY First American Title Insurance Company GUARANTEE NUMBER 121517,202 Liability: $1,000.00 The assurances referred to on the face page hereof are: 1. Title is vested in: Fee: $350.00 Tax: $33.25 ERIC L. HILDEBRANDT AND JESSE CHERIAN, EACH AS THEIR OWN SEPARATE ESTATE 2. That, according to the public records relative to the land described in Schedule C attached hereto (including those records maintained and indexed by name), there are no other documents affecting title to said land or any portion thereof, other than those shown under Record Matters in Schedule B. 3. The following matters are excluded from the coverage of this Guarantee A. Unpatented Mining Claims, reservations or exceptions in patents or in acts authorizing the issuance thereof. B. Water rights, claims or title to water. C. Tax Deeds to the State of Washington. D. Documents pertaining to mineral estates. 4. No guarantee is given nor liability assumed with respect to the validity, legal effect or priority of any matter shown herein. 5. This Guarantee is restricted to the use of the Assured for the purpose of providing title evidence as may be required when subdividing land pursuant to the provisions of Chapter 58.17, R.C.W., and the local regulations and ordinances adopted pursuant to said statute. It is not to be used as a basis for closing any transaction affecting title to said property. 6. Any sketch attached hereto is done so as a courtesy only and is not part of any title commitment, guarantee or policy. It is furnished solely for the purpose of assisting in locating the premises and First American expressly disclaims any liability which may result from reliance made upon it. First American Title Schedule B Subdivision Guarantee T ISSUED BY First American Title Insurance Company GUARANTEE NUMBER 2187398 RECORD MATTERS 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 as disclosed by instrument recorded under recording no. 9301190272. 2. Deed of Trust and the terms and conditions thereof. Grantor/Trustor: Eric L. Hildebrandt, a married man as his sole and separate and Jesse Cherian, a married man as his sole and separate Grantee/Beneficiary: Mortgage Electronic Registration Systems, Inc., "MERS" solely as a nominee for Sterling Savings Bank, its successors and assigns Trustee: First American Title Insurance Company Amount: $292,000.00 Recorded: October 31, 2011 Recording Information: 20111031001798 3. Covenants, Conditions and/or Restrictions contained in the following instrument: Executed by: Hans Olsen and Carrie Olsen, husband and wife Recorded: Recording No.: May 7, 1947 3684147 Including but not limited to the following: Grantors reserve all water having its source on the above described lands in excess of all amounts used by grantees, their heirs and assigns for agricultural and domestic purposes in connection with the land conveyed herein 4. Memorandum of Purchase Option Agreement and the terms and conditions thereof: Between: Joan Brown, an unmarried woman And: Dominion Holdings, L.L.C., a Washington limited liability company Recording Information: 20100827000457 5. The terms and provisions contained in the document entitled "Grant of Easements" Recorded: December 02, 2013 Recording No.: 20131202001507 6. Easement, including terms and provisions contained therein: Recording Information: 20131202001508 In Favor of: Lakehaven Utility District, a municipal corporation of King County, Washington For: Water and sewer facilities Informational Notes, if any First American Title A. General taxes for the year 2013, which have been paid. Tax Account No.: 292104-9071-03 Code Area: 1205 Amount: $ 5,881.20 Assessed Land Value: $ 108,000.00 Assessed Improvement Value: $ 251,000.00 First American Title ,,r First Americas Schedule C Subdivision Guarantee ISSUED BY First American Title Insurance Company GUARANTEE NUMBER 2187398 The land in the County of King, State of Washington, described as follows: That portion of the southeast quarter of the northeast quarter of Section 29, Township 21 North, Range 4 East, W.M., records of King County, Washington, described as follows: Beginning at the east quarter corner of said Section 29; running thence north 0014'15" west along the easterly line of said subdivision 391.15 feet; thence south 89035'15" west along the northerly margin of the Neil County Road, 669.0 feet to the true point of beginning of the tract herein described; thence north 0114'15" west 279.44 feet; thence north 89051'35" west 188.5 feet; thence south 0014'15" east 281.27 feet to the northerly margin of said Neil County Road, thence north 89035'15" east, along said northerly margin 188.5 feet to the true point of beginning. Situate in the County of King, State of Washington. First American Title 2. Map -Customer A�gO SS'OZ e M fC'LZET fl � o rn Z 7'SOT OE 0- i n =i ,rA�ln ml _ TE'E91 g �- 6 9AH'H191 i v I mOE W TEE OE VJ�x S LL 4T M W2 SZ-SE-T u y N Z a F z �1 � O g� p `om w a+ N c M m N First American Title 3. Vesting_01_20111031001795 _AI AFTER RECORDING MAIL TO: Eric L. Hildebrandt 27252 33rd Place South Federal Way, WA 98032 OF 003 .¢:� �8'M�rw E25155960011 15:24 KING COUNTY, URTAY $gfi,502.00 SALE $365,000.00 PAGE-001 OF 081 Filed for Record at Request of: Sp" above MisAnefor RmVidmsM017ty First American Title Insurance Company STATUTORY WARRANTY DEED dijo File No: 4204-1752844 (CMN) Date: October 27, 2011 Grantor(s): Joan Brown Grantee(t): Eric L. Hildebrandt and Jesse Cherian Abbreviated Legal: PTN. SEC. 29, TWP. 21N, RGE. 4E, NE QTR., SE QTR., W.M., KING COUNTY f, Additional Legal on page: n����i Assessor's Tax Parcel No(s): 292104-9071-03 WAN THE GRANTOR(S) Joan M. Brown who also appears of record as Joan Marie Brown, as her sole and separate property for and in consideration of Ten Dollars and other Good and Valuable Consideration, in hand paid, conveys, and warrants to Eric L. Hildebrandt, a married man as his sole and separate property and Jesse Cherian, a married man as his sole and separate property, the following described real estate, situated in the County of King, State of Washington. LEGAL DESCRIPTION: Real property in the County of King, State of Washington, described as follows: That portion of the southeast quarter of the northeast quarter of Section 29, Township 21 North, Range 4 East, W.M., records of King County, Washington, described as follows: Beginning at the east quarter corner of said Section 29; running thence north 0014'15" west along the easterly line of said subdivision 391.15 feet; thence south 89035'15" west along the northerly margin of the Neil County Road, 669.Q feet to the true point of beginning of the tract herein described; thence north 0014'15" west 279.44 feet; thence north 89051'35" west 188.5 feet; thence south 0014'15" east 281.27 feet to the northerly margin of said Neil County Road, thence north 89035115" east, along said northerly margin 188.5 feet to the true point of beginning. Page 1 of 3 LPB 10-05 First American Title APN: 292104-9071-03 Statutory Warranty Deed File No.: 4204-27523" (CMN) -continued Situate in the County of King, State of Washington. Subject To: This conveyance is subject to covenants, conditions, restrictions and easements, if any, affecting title, which may appear in the public record, including those shown on any recorded plat or survey. Page 2 of 3 LPB 10-05 First American Title APN: 292104-9071-03 Statutory Warranty Deed File No.: 4204-1752844 (CMN) -continued J0 +6 Brown STATE OF Washington ) )-ss COUNTY OF King ) I certify that I know or have satisfactory evidence that 3aart Brown, the person" who appeared before me, and said pe,�rson�(o�j acknowledged that 01do Aso this instrument and acknowledged it to be I "free and voluntary act For the uses and purposes mentioned in this Instrument. Dated; ID Christina M. Nordyke Notary Public in and for the State of Washington Residing at: Sumner My appointment expires: 10-9-11 A NA M. NORDYKEF WASHINGTONRY PUBLICISSION EXPIRES0-M15 Page 3 of 3 LPB 10.05 First American Title 4. Vesting_02_20111031001796 . . AFTER RECORDING MAIL TO: Eric Hildebrandt 27252 33rd Place S. Federal Way, WA 98032 Filed for Record at Request of: First American Title Insurance Company File No: 4204-1752844 (CMN) I I 201110310 FIRST RMjFRICAN ACD j 0� � 10/31Y22031 315 za KING COUNTY, M QUIT CLAIM DEED 4s ('03 Date: October 27, 2011 Grantor(s): Mingrey Hildebrandt Grantee(s): Eric L. Hildebrandt Abbreviated Legal: PTN. SEC. 29, TWP. 21N, RGE. 4E, NE QTR., SE QTR., W.M., KING COUNTY Additional Legal on page: Assessor's Tax Parcel No(s): 292104-9071-03 AMERICAN + THE GRANTOR(S) Mingrey Hildebrandt, wife of Grantee for and in consideration of establish separate property In hand paid, conveys and quit claims to Eric L. Hildebrandt, a married man as his sole and separate, the following described real estate, situated in the County of King, State of Washington, together with all after acquired title of the grantor(s) herein: LEGAL DESCRIPTION: Real property in the County of King, State of Washington, described as follows: That portion of the southeast quarter of the northeast quarter of Section 29, Township 21 North, Range 4 East, W.M., records of King County, Washington, described as follows: Beginning at the east quarter corner of said Section 29; running thence north 0014'15" west along the easterly line of said subdivision 391.15 feet; thence south 89935'15" west along the northerly margin of the Neil County Road, 669.0 feet to the true point of beginning of the tract herein described; thence north 0014'15" west 279.44 feet; thence north 89051'35" west 188.5 feet; thence south 0014'15" east 281.27 feet to the northerly margin of said Neil County Road, thence north 89035'iS" east, along said northerly margin 188.5 feet to the true point of beginning. Situate in the County of King, State of Washington. Page 1 of 2 LPB 12-05 E2516591 10/31/2011 15:24 KING COUNTY, UA STAX RLE $10.00 y0.0O PAGE-001 OF 001 First American Title ti APN: 292104-9071-03 Quitclaim Deed - continued File No.: 4204-1752844 (CNN) Date: 10/27/2011 A qA I Nlingrey Hildebrandt STATE OF Washington ) COUNTY OF King ) I certify that I know or have satisfactory evidence that Mingrey Hildebrandt, Is/are the person(s) who appeared before me, and said person(s) acknowledged that he/shelth signed this instrument and acknowledged it to be his/h7lt it free and voluntary act f e uses and purposes mentioned in this instrument. Dated: Christina M. Nordyke Notary Public in and for the State of Washington Residing at: Sumner My appointment expires: 10-9-11 P PJST'NA &I- NORMEATE OF WASHINGTONQTARY PUBLICOMMISVON EXpIpEs 10-MI5 Page 2 of 2 LPB 12-05 First American Title 5. Vesting_03_20111031001797 _ 4 AFTER RECORDING MAIL TO: Mr. Cherian 26407 52nd Ln S. Kent, WA 98032 Fled for Record at Request of: First American Title Insurance Company File No: 4204-1752844 (CMN) 20111o3100 797 FIRST PNrRICAN QCD 63.00 pAre-00t Or a02 I0131/2911 15:26 KING COUNTY, IJA QUIT CLAIM DEED Spx ado`e Misfx fv R—d—use my Z14�.5 Date: October 27, 2011 Grantor(s): KimberlyJ. Cherian, Grantee(s): Jesse Cherian Abbreviated Legal: PTN. SEC. 29, TWP. 21N, RGE. 4E, NE QTR., SE QTR., W.M., KING COUNTY Additional Legal on page: Assessor's Tax Parcel No(s): 292104-9071-03 Fw, THE GRANTOR(S) Kimberly J. Cherian, wife of Grantee for and in consideration of establish separate property in hand paid, conveys and quit claims to Jesse Cherian, a married man as his sole and separate, the following described real estate, situated in the County of King, State of Washington, together with all after acquired title of the grantor(s) herein: LEGAL DESCRIPTION: Real property in the County of King, State of Washington, described as follows: That portion of the southeast quarter of the northeast quarter of Section 29, Township 21 North, Range 4 East, W.M., records of King County, Washington, described as follows: Beginning at the east quarter corner of said Section 29; running thence north 0014'15" west along the easterly line of said subdivision 391.15 feet; thence south 89035'15" west along the northerly margin of the Neil County Road, 669.0 feet to the true point of beginning of the tract herein described; thence north 0014'15" west 279.44 feet; thence north 89051'35" west 188.5 feet; thence south 0014'15" east 281.27 feet to the northerly margin of said Neil County Road, thence north 89035'15" east, along said northerly margin 188.5 feet to the true point of beginning. Situate in the County of King, State of Washington. Page 1 of 2 LPB 12-05 10/31/7011 15:24 KING COUNTY. 144 $10.00 90GE-001 OF 001 TRIA SALE First American Title APN: 292104-9071-03 Quitclaim Deed - continued File No.: 4204-1752844 (CMN) Date: 10/27/2011 117beriy I ChrAd STATE OF Washington ) )-ss. COUNTY OF King ) I certify that I know or have satisfactory evidence that limberly J. Cherian,4 rerithe persoDW who appeared before me, and said person(W acknowledged that )4 64� signed this instrument and acknowledged it to be Xs free and voluntary act for the uses and purposes mentioned in this instrument. Dated: / 0 Christina M. Nordyke Notary Public in and for the State of Washington Residing at: Sumner My appointment expires: 10-9-11 PMy fSTINA,M.NORdYKE IE OF WASHINGTorVOTARY PUBLIC �L' S' pO ►EjfPiRES 1�9-15 Page 2 of 2 LPB 12-05 U) 14. CD I 0' CD pmm i G S a 7•:'� v > roe % Co W ei r ^ 0 C. 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IF IHL UULUMLNI IN MIS FNAML IS LESS ULLAN IHAN IHIS NU U UL IT IS 00F T6 THE QU MI.'IF 'ry UMENT. 4 l I 7 a- 1 (O N First American Title 8. Exception_05_20131202001507 1312020N 07 FIRSTPAse-00I of ez0EAs /�� ai.ea V C.S— ,7 7 Ya%—WcV KING COUNTY, AFTER RECORDING MAIL TO: Name Abbey Road Group Land Development Services Co Address PO Box 1224 City/State Puyallup, WA 98371 Document Title(s): 1. Grant of Easements Reference Number(s) of Documents Assigned or released: Grantor(s): 1. Jess Cherian 2. Eric Hildebrandt ] Additional information on page of document Grantee(s): 1. Park 16, LLC 2. ] Additional Information on page of document Abbreviated Legal Description: Ptn Sec 29 Twp 21N Rge 04E, SE Qtr NE Qtr Tax Parcel Number(s): 292104-9107-01 ] Complete legal description is on page of document 20131202001507.001 EXCISE TAX NOT REQUIRED King Caunty Recor Division By Dep4 I am requesting an emergency nonstandard recording for an additional fee as provided in RCW 36,18,010, I understand that the recording processing requirements may cover up or otherwise obscure some part of the text of the original document. First American Title f AFTER RECORDING, RETURN TO: Abbey Road Group Land Development Services Company, LLC P. O. Box 1224, Puyallup, Wa. 98371 Document Title, Grant of Easements Grantor: Jesse Cherian (Owner), 27252 33" Place South, Kent, WA 98032 Eric Hildebrandt (Owner), 27252 33r" Place South, Kent, WA 98032 Grantee: Park 16, LLC, a Washington Limited Liability Company Legal Description: Section 29, Township 21 N, Range 04E, Additional Legal Description on Pages 1 and 2 of document. Assessor's Property Tax Parcels: 292104-9071 20131202001507.002 GRANT OF EASEMENTS First American Title 20131202001507.003 GRANT OF EASEMENTS THIS GRANT OF EASEMENTS ("Grant of Easements") is made this 1.94k day of Aug 2013 by and between Jesse Cherian ("Grantor"), and Eric Hildebrandt ("Grantor"), and Park 16 LLC, a Washington limited liability company ("Grantee") and sometimes collectively referred to herein as the "Parties". RECITALS A. Grantor represents and warrants that it is the owner of the real property commonly known as Jesse Cherian ("Grantor"), and Eric Hildebrandt ("Grantor") Property, Parcel No. 292104-9071 and legally described as follows: Parcel Number: 292104-9071 (Owner's, Jesse Cherian, and Eric Hildebrandt) POR OF SE'/4 0 NE'/ DAF-BEG AT E % COR OF SEC TH N 00-14-15 W ALG E-LN OF SD SUBD 391.15 FT TH 89-35-15 W ALG N LN NEIL CO RD 669 FT TO TRUE BEG TH N 00-14-15 W 279.44 FT TH N 89-51-35 W 375.5 FT TH 8 00-14-15 E 283.09 FT TO NLY NEIL CO RD TH N 89-35-15 E ALG SD NLY LN 375.5 FT TO TRUE BEG LESS W 187 FT Hereinafter the "Grantor's Parcel". B. Both Grantor and Grantee intend to develop their parcels In the future. In the interest of saving costs and improving the value of each parcel, the Parties wish to create easements and provide for the construction, maintenance, repair and improvement of the easements as provided in this Grant of Easements. GRANT OF EASEMENTS First American Title 20131202001507.004 NOW, THEREFORE, in consideration of the mutual promises contained herein and other good and valuable consideration, the parties agree as follows: GRANT OF EASEMENTS Incorporation of Recitals. The foregoing recitals are incorporated in this Grant of Easements as if fully rewritten here. 2. Grant and Purpose of Easements. A. Access Easement: Grantor hereby grants and conveys to Grantee, its tenants and subtenants, employees, agents, customers and Invitees and its successors and assigns, a permanent nonexclusive easement for the purposes of ingress and egress, the construction, maintenance, repair, improvement and use of road and driveway access, curb cuts, and walkways for vehicular and pedestrian access, including semi -tractor trailers and any other vehicles necessary for the use of Grantee's Parcel, beginning on South 359t' St at the Grantor's South property line as legally described and depicted on the attached Exhibits A and B respectively (the "Access Road"). No parking shall be allowed within the Access Road and the area shall remain free of equipment and materials at all times, except when workers are actively working within the area. B. Tem orar /Constructlon Easement: Grantor hereby grants and conveys to Grantee, its tenants and subtenants, employees, agents, customers and invitees and its successors and assigns, a perpetual exclusive easement for the purposes of the construction, maintenance, repair and improvement of landscaping, including lighting and irrigation, over a portion of the Grantor's north property line, as depicted on the attached Exhibit C and ❑ (the "Temporary Construction"). C. Utility Easement; Grantor hereby grants and coneys to Grantee, its tenants and subtenants, employees, agents, customers and Invitees and its successors and assigns, a permanent nonexclusive easement for the purposes of the construction, maintenance, repair and improvement of utilities adjacent to Grantor's eastern property line as legally described and depicted on the attached Exhibits A and B. Utilities Include, but are not limited to, power, water, sewer, storm, gas, cable TV & telecommunications. Grantor agrees that upon, Grantee's request Grantor will also convey a public utility easements to the City of Federal Way, Lakehaven Utility District, or such other entity having jurisdiction over the utilities in the necessary form of respective governing jurisdictions as may be required for their approval of said public utilities within the easement area depicted in Exhibits A and B as described herein. GRANT OF EASEMENTS First American Title 20131202001507.005 D. Construction within the Easements: The Parties agree to take reasonable steps not to materially interfere with or obstruct or delay the other party's use and enjoyment of the easements during construction, maintenance, repair or improvement. 3. Access Road Construction, Maintenance and Repair. A. The Parties agree to keep the Access Road in good condition and repair by maintaining, restriping, repairing and resurfacing the Access Road, when necessary, in a level, smooth and evenly covered condition with the type of surfacing material as originally installed, or such substitute as shall in all respects be equal to or superior in quality, use and durability. This also includes, without limitation, removing all papers, debris and refuse and washing or thoroughly sweeping the Access Road to the extent reasonably necessary to keep the area In a neat, clean and orderly condition. B. Grantee shall be solely responsible for the maintenance and repair of the Access Road until such time as Grantor begins development of Its property at which time the parties shall share in the cost of maintenance, repair and improvement of the Access Road in proportion to their usage. C. In the event that one of the parties hereto should by their use of the Access Road cause It to be subjected to other than reasonable wear and tear and should the Access Road be damaged by such use, the party subjecting the road to such extraordinary use shall have the obligation to repair the Access Road to the condition existent prior to such use, or better, and all expense there for shall be borne by such party. 4. Utility Construction, Maintenance and Repair. Grantee shall be solely responsible for the maintenance and repair of the utilities until such time as Grantor begins use of those utilities at which time the Parties shall share the cost of maintenance, repair and Improvement of the utilities in proportion to their respective usage. The parties agree to keep the utilities in good condition and repair. In the event that one of the parties hereto should by their use of the utilities cause them to be subjected to other than reasonable wear and should the utilities be damaged by such use, the party subjecting the utilities to such extraordinary use shall have the obligation to repair the utilities to the condition existent prior to such use, or better, and all expense there for shall be borne by such party. GRANT OF EASEMENTS First American Title 20131202001507.006 v. Method for Approval of Work and Work Standards. A. Approval Prior To _Work: When it becomes necessary for any maintenance, repair or Improvement work to be performed within the Access Easement or Utility Easement, the Parties shall meet and confer over the necessity to effect such maintenance, repair or improvement. If the parties cannot agree, the conflict shall be resolved according to paragraph 6, Claims and Disputes. If the parties agree that maintenance, repair or improvement work is necessary, but cannot agree on the contractor or the price for the work, each party may obtain a written fixed bid for the work from a contractor registered in the State of Washington and the lowest and hest bid shall be determinative of who performs the work and at what cost. B. No Liens; All work performed or caused to be performed in the easement areas for the purposes provided for herein snail be completed in a careful and workmanlike manner, free and clear of all claims or liens. C. Access Interference: In the event any work is contemplated to prevent access to the Grantor's or Grantees property, the Parties small meet and confer to determine what reasonable measures may be Implemented to reduce or minimize disruption to the Parties. 6, Liens, Claims and Disputes. A. Liens. If either party fails to pay for Its share of the work as required under this Grant of Easements, the non -defaulting party may record a lien against the defaulting party's parcel for those costs. Such lien may be foreclosed as a mechanics' lien pursuant to Chapter 60.04 RCW or its successor statute. B. Dispute Resolution, In the event that a claim or dispute arises between or among the Grantor or Grantee, the Parties will make a good faith effort to resolve the dispute without resort to litigation. In the event the claim or dispute cannot be resolved, a party may issue a demand that the matter be resolved by arbitration. The Parties shall select an arbitrator from either the Washington Arbitration and Mediation Services (WAMS) or the Judicial Arbitration and Mediation Services (JAMS). The Parties agree that the arbitrator shall have the authority to determine the amount, validity and enforcement of any matter in dispute with respect to the terms and conditions of this Grant of Easements. 'rhis includes the ability of the arbitrator to award equitable relief. Any award by the arbitrator may be filed and enforced in the Pierce County Superior Court. GRANT OF EASEMENTS First American Title 7, Mutual Indemnity. 20131202001507.007 A. Grantee shall indemnify and hold Grantor harmless from any loss, damage, injury, cause of action or claim resulting from any and all negligent or willful acts or omissions of Grantee, its agents, guests, or other persons or entities on or utilizing the easements provided for herein, except to the extent caused by the negligence or willful act or omission In whole or in part of Grantor. B. Grantor shall Indemnify and hold Grantee harmless from any loss, damage, injury, cause of action or claim resulting from any and all negligent or willful acts or omissions of Grantor, Its agents, guests, or other persons or entities on or utilizing the easements proved for herein, except to the extent caused by the negligence or willful act or omission in whole or In part of Grantee. B. Grantee's Creation of Pads 1 No Other Parcels. A. Grantee anticipates creating separate parcels or 'pads" within its Parcel that may be sold to third parties for development and use. The easements created herein shall be for the benefit of each new parcel or pad and each parcel or pad shall be, subject to the terms, conditions, covenants and agreements contained herein. B. Grantee is investing a substantial sum to perform all of the permitting and construction work contemplated In this Grant of Easements. For that reason, the Parties agree that no properties or parcels other than the Grantor's Parcel and the Grantee's Parcel as legally described in this Grant of Easements may be granted any easements or allowed use of or access to the Access Road, landscaping or utilities without the prior written approval and consent of the Grantee, which approval and consent may be withheld for any reason. Provided, however, that the Grantee may, without the consent of Grantor, sell to an adjoining property owner the right to use the Access Road, landscaping and utilities easements and Grantor agrees to execute such documents as are reasonably necessary to confer those rights upon such other property owner. Any additional properties or parcels shall be subject to the terms, conditions, covenants and agreements contained herein. GRANT OF EASEMENTS First American Title 20131202001507.008 9. Notices. All notices, requests, demands and other communications under this Grant of Easements shall be in writing and shall be deemed given: (i) if personally delivered; (0) three (3) Business days after being placed In the United States' mall, certified, return receipt requested; or (III) one day after being placed for delivery with a nationally recognized overnight courier, in each case addressed to the addresses on file with the Pierce County Assessor -Treasurer or such other address as the Parties have provided In writing to the other. 10. Injunctive Relief. In the event of any violation or threatened violation by any person of any of the provisions of this Grant of Easements, either of the Parties or their tenants or sub -tenants shall have the right to enjoin such violation or threatened violation in Pierce County Superior Court. The right of injunction shall be in addition to all other remedies set for In this Grant of Easements or provided by law. 11. Speclflc Enforcement. The terms of this Grant of Easements shall be specifically enforceable by the parties or their successors and assigns. 12. Breach Shall Not Permit Termination. It is expressly agreed that no breach of this Grant of Easements shall entitle any party to terminate this Grant of Easements, but such limitation shall not affect in any manner any other rights or remedies which such party may have hereunder by reason of any breach of this Grant of Easements. 13. Waiver. The waiver by either party of any term, covenant or condition herein contained shall not be deemed to be a continuing waiver of such term, covenant or condition or a waiver as to any subsequent breach of the same or any other term, covenant or condition herein contained. 14. Lender Protection. This Grant of Easements and the rights, privileges, covenants, agreements and easement hereunder with respect to each party and each parcel, shall be superior and senior to any lien hereafter placed upon any parcel, Including the lien of any mortgage or deed of trust. Notwithstanding the foregoing, no breach hereof shall defeat, render invalid, diminish or impair the lien of any mortgage or deed of trust made in good faith and for value, but all of the covenants and restrictions, easements and conditions and other provisions, terms and conditions contained in this Grant of Easements shall be binding upon and effective against any person or entity (Including any mortgagee or beneficiary under a deed of trust) who acquires title to any parcel or any portion thereof by foreclosure, trustee's sale, deed in lieu of foreclosure or otherwise. 15. Not a Partnership. The provisions of this Grant of Easements are not Intended to create, nor shall they be In any way interpreted or construed to create, a joint venture, partnership, or any other similar relationship between the parties, GRANT OF EASEMENTS First American Title 20131202001507.009 16. No Third Party Beneficiary Rights, This Grant of Easements is not intended to create, nor shall it be in any way interpreted or construed to create, any thlyd party beneficiary rights In any person not a party hereto. Additionally, the easements created herein are not Intended to confer any rights or benefits upon the public generally or upon any governmental agency or body except as described in 2. A. of this agreement. 17. Attorneys' Fees. In the event a suit, action or proceeding is brought to enforce any of the provisions of this Grant of Easements, costs, expenses and reasonable attorneys' fees shall be awarded to the prevailing party. 18. Successors and Assigns. All of the terms and eondillons of this Grant of Easements shall run with the land as described herein, and shall Inure to the benefit of and be binding upon the heirs, personal representatives, successors and assigns of the Parties hereto. The singular number includes the plural and any gender includes all other genders. 19. Captions and Headings, The captions and headings in this Grant of Easements are for reference only and shall; not be deemed to define or limit the scope or intent of any of the terms, covenants, conditions or agreements contained herein. 20. Negotiation and Construction. This Grant of Easements was negotiated by the Parties with the assistance of their own counsel and, therefore, shall not be interpreted strictly for or against any party. This Grant of Easements shall be construed and interpreted in accordance with the laws of the State of Washington. 21. Time. Time is of the essence of this Grant of Easements and of every term and provision hereof. 22, Invalid Provision. If any provision of this Grant of Easements is held to be illegal, invalid or unenforceable under present or future laws, such provision shall be fully severable; this Grant of Easements shall be construed and enforced as if such Illegal, invalid or unenforceable provision had never comprised a pars of this Grant of Easements; and the remaining provisions of this Grant of Easements shall remain in full force and effect and shall not be affected by such illegal, invalid or unenforceable provision or by its severance from this Grant of Easements. 23. Exhibits. The following exhibits are attached hereto and by this reference made part of this Grant of Easements as if fully set forth herein: Exhibit A - Emergency road Ingress, egress and permanent utility easement Exhibit 13 - Diagram Emergency road ingress, egress permanent utility easement Exhibit C - Temporary Construction Easement Exhibit D - Temporary Construction Easement Drawing Description Exhibit E - Road & utility Layout Drawing Description GRANT OF EASEMENTS First American Title 20131202001507.010 24. Entire Agreement. This Grant of Easements constitutes the entire agreement of the Parties with respect to the subject matter herein and supersedes all written or oral agreements or understandings, if any. This Grant of Easements may be modified only in writing signed by all Parties. IN WITNESS WHEREOF this Grant of Easements is executed as of the date and year first above written. GRANTOR: Jesse Chedan (Owner) An individual, By: 4Cherian GRANTOR: Eric Hildebrandt (Owner), An Individual, /.r �- .. . GRANTEE: Park 16, LLC A Washington limited Liability Company By: Evan J. Hunden (Managing Member) Park 16, LLC GRANT OF EASEMENTS First American Title 20131202001507.011 24. Entire Agreement. This Grant of Easements constitutes the entire agreement of the Parties with respect to the subject matter herein and supersedes all written or oral agreements or understandings, if any. This Grant of Easements may be modified only in writing signed by all Parties. IN WITNESS WHEREOF this Grant of Easements Is executed as of the date and year first above written. GRANTOR: Jesse Cherian (Owner) An Individual, By: Jesse Cherian GRANTOR: Eric Hildebrandt (Owner), An Individual, BY' Eric Hildebrandt GRANTEE - Park 16, LLC A Washington limited Liabllity Company By: Evan J. fudn6d�ena�naging�Memb3er) Park 16, LLC GRANT OF EASEMENTS First American Title 20131202001507.012 (Individual) STATE OF WASHINOTON } SS. County of King } 1 certify that I know or have satisfactory evidence that Eric Hilderbrandt islare the person(s) who appeared before me, and said person(s) acknowledged that he/she/they signed this instrument and acknowledged it to be his/her/their free and voluntary act for the uses and purposes mentioned in this instrument. DATED: August 1 b, 2013 Name (typed or printed): Laura Lau • -• := ri .;"++sir NOTARY PUBLIC in and for the State of WA Residing at Seattle rr'?L'Vi, My appointment expires: April 13, 2014 G );F .4 nd �nO15 'r flyl First American Title 20131202001507.013 (Individual) STATE OF WASHINGTON } } SS. County of King ) I certify that I know or have satisfactory evidence that Jesse Cherian is/are the person(s) who appeared before me, and said person(s) acknowledged that he/she/they signed this instrument and acknowledged it to be his/her/their free and voluntary act for the uses and purposes mentioned in t is instrument. DATED: August jj, 2013 ame (typed or printed), Laura Lau F ���,��•�w�utss�,i, NOTARY PUBLIC in and for the State of WA Residing at Seattle My appointment expires: April 13, 2014 D 'S First American Title STATE OF WASHINGTON ) ss. COUNTY OF KING 20131202001507.014 ersonally appeared Orr this day of Aug 2013, before me P tan :�: �'� ►� %'� to me Known to be the �a �q,�Washing that executed the foregor nd dead of said corporation, for the usesrand n o be the free and voluntary act a purposes therein mentioned, and on oath stated that HelShe was authofized to execute said instrument. IVEN under my hand and official seal this 4 day of Aug 2013- G NOTARY PUBLIC in and for the St a of Washington, residing at zo My comrolsslon expires: � fed., Printed Name:: sr; E-- NOTAR PUBLIC 8-9-15 , STATE OF WASHINGTON COUNTY OF KING On this day of Aug 2013, before me personally appeared that to me known to be the executed the foregoing instrument, and acknov�ledged said instrument e uses and purposes e tree and voluntary act and deed. ofa a dlla the was authorised to execute said therein mentioned, and on oathinstrument. GIVEN under my hand and official seat this _ day of Aug 2013• NOTARY PUBLIC in and for the State of Washington, residing at MY commission Printed expires: -- Printed Name: ,RANT OF EASEMENTS First American Title STATE OF WASHINGTON ) } ss. COUNTY O ING On this _ day of Aug 2013, before me personally appeared to me known to be the \ a Washington , that executed the foregoi instrument, and acknowledged said instrument to be the free and voluntary act a d deed of said corporation, for the uses and purposes therein mentioned, and oath stated that He/She was authorized to execute said instrument. GIVEN under my hand and official seal this Xday of Aug 2013, NOTARY PUBLIC in ark Washington, reslding at My commission expires: Printed Name: for the State of 20131202001507.015 GRANT OF EASEMENTS Page 11 of 16 First American Title Exhibit A Emergency road ingress, egress and permanent utility easement LEGAL DESCRIPTION: 20131202001507.016 THAT PORTION OF THE SOUTHEAST QUARTER OF THE NORTHEAST QUARTER OF SECTION 29, TOWNSHIP 21 NORTH, RANGE 4 EAST, W.M., IN KING COUNTY, WASHINGTON, DESCRIBED AS FOLLOWS: COMMENCING ATTHE EAST QUARTER CORNER OF SAID SECTION 29; RUNNING THENCE NORTH 01'2f50" EAST ALONG THE EASTERLY LINE OF SAID SUBDIVISION 391.15 FEET; THENCE NORTH 88'48'40" WESTALONG THE NORTHERLY MARGIN OF THE NEIL COUNTY ROAD (SOUTH 359THSTREET), 669.0 FEET TO THE TRUE POINT OF BEGINNING; COMMENCING AT THE POINT OF BEGINNING; THENCE CONTINUING ALONG THE NORTHERLY MARGIN OF THE NEIL COUNTY ROAD (SOUTH 359niSTREET) NORTH 88'48'40" WEST, A DISTANCE OF 56.24 FEET; THENCE NORTH 24-51-39" EAST, A DISTANCE OF 40.72 FEET; THENCE NORTH 01'21'50" EAST, A DISTANCE OF 160.84 FEET; THENCE NORTH 45'14'29" WEST, A DISTANCE OF 27.52 FEET, THENCE NORTH 63-44-15" WEST, A DISTANCE OF 12.59 FEET TO THE BEGINNING OF A CURVE TANGENT TO SAID LINE; THENCE NORTHWESTERLY AND NORTHERLY A DISTANCE OF 45.13 FEET ALONG THE CURVE CONCAVE TO THE NORTHEAST, HAVING A RADIUS OF 54.50 FEET AND A CENTRAL ANGLE OF 47°26'31"; THENCE NORTH 45°14'29" WEST, A DISTANCE OF 7.01 FEET; THENCE NORTH 01'28'26" EAST, A DISTANCE OF 16.36 FEET; THENCE SOUTH 88'31'22" EAST, A DISTANCE OF 42.50 FEET; THENCE SOUTH 01'28'26" WEST, A DISTANCE OF 4.90 FEET TO THE BEGINNING OF A CURVE CONCAVE TO THE NORTHEAST HAVING A RADIUS OF 14.50 FEETAND A CENTRAL ANGLE OF 63'44'15" AND BEING SUBTENDED BY A CHORD WHICH BEARS SOUTH 31652'08" EAST 15.31 FEET; THENCE SOUTHERLY AND SOUTHEASTERLY ALONG SAID CURVE, A DISTANCE OF 16.13 FEET; THENCE SOUTH 63'44115" EASTTANGENT TO SAID CURVE, A DISTANCE OF 24.07 FEET TO THE BEGINNING OF A CURVE TANGENTTO SAID LINE; THENCE SOUTHEASTERLY A DISTANCE OF 46.38 FEET ALONG THE CURVE CONCAVE TO THE SOUTHWEST, HAVING A RADIUS OF 69.50 FEET AND A CENTRAL. ANGLE OF 38'14'17"; THENCE SOUTH 01'21'50" WEST, A DISTANCE OF 216.73 FEET TO THE POINT OF BEGINNING. Grant of Easement Page 12 of 16 First American Title Exhibit B Diagram Emergency road ingress, egress permanent utility easement I�aysy•sgg�rr P sal',{O ' a3� tJil3S1'24' {£AFo `•�` ti;er 1 V l r I i I I f t + �ra RADIUS i i I o� WALE- 11e4 a 20 40 so ; 4 I l r rry l s'oa Lf Sf1H'fa';Q E 106,W M6 sIT9�5'1S'E 188.w C _ x O lars'4a'an c' seo.pa a�sEAS? SfS9'35y15'E LC�1 3i EMIBIT B ENENDICY ROAD INGRESS, EGRESS. PERMANENT VAUTY EASEMENT iiFrE EF_AililiG �l5TANCF 1-2Irza �i sa r; 4s7.7�' l,4 H18'14'26 Y 27.52 La i18S4419 Y 1P�39 i '[ Y+ L7 IiUi�829'E SQ.3$' 4 Y. L3 5v}28'x9`Y CPLit Oge s .07 !SI SO1�168'Y+ Zi6.73 C1 47'�Ze Sf 54.94 4.9.15 2 I G] 39`1417 f39.5�` flS,3 20131202001507.017 Grant of basement Page 13 of 16 20131202001507.017 Grant of basement Page 13 of 16 First American Title 20131202001507.018 Exhibit C Temporary Construction Easement LEGAL DESCRIPTION THE NORTH SO FEET OF THE FOLLOWING DESCRIBED TRACT: THAT PORTION OF THE SOUTHEAST QUARTER OF THE NORTHEAST QUARTER OF SECTION 29, TOWNSHIP 21 NORTH, RANGE 4 EAST, W.M., IN KING COUNTY, WASHINGTON, DESCRIBED AS FOLLOWS: BEGINNING AT THE EAST QUARTER CORNER OF SAID SECTION 29; RUNNING THENCE NORTH 00°14'15" WEST ALONG THE EASTERLY LINE OF SAID SUBDIVISION 391.15 FEET; THENCE SOUTH 89"35'15" WEST ALONG THE NORTHERLY MARGIN OF THE NEIL COUNTY ROAD (SOUTH 359Tx STREET), 669.00 FEET TO THE TRUE POINT OF BEGINNING OF THE TRACT HEREIN DESCRIBED; THENCE NORTH 0°14'15" WEST 279.44 FEET; THENCE NORTH 89-51-35" WEST 188.50 FEET; THENCE SOUTH 0-14-15" EAST 281.27 FEET TO THE NORTHERLY MARGIN OF SAID NEIL COUNTY ROAD; THENCE NORTH 89"35'15" EAST, ALONG SAID NORTHERLY MARGIN 188.50 FEET TO THE TRUE POINT OF BEGINNING. Grant of Easement Page 14 of 16 First American Title Exhibit D Temporary Construction Easement Drawing Description I'll aSrr EEO) tf83--- $fq a, 50' TVAPORARY CONSIRUCT►ON MEMENT �N M1i N iirr�` `I Q �y 0 2U 40 13q F L77 saa svea5' �'I: Wd.50 OEM) h b Irl3eaa'{E3�v sES9,alriq h EXHIBITD TEMPORARY CONSTRUCTION EASEMENT pRllllWB +JESCAIPTICN Grant of Easement 20131202001507.019 Page 15 of 16 First American Title Exhibit E Road & Utility Layout Drawing Description err $ F14111 r&=T 2921049095 I ewno�a sEre�eai I Lo73 , li 15070.7050 FT 1 �•- I � f 6ULdKo SEICAa 11MC _ _ % I w yaL41i9 $( i9a6c ME I 2921049071 I ; ►� I LOT2014LIM FT I I scwtA F 1 _ — — w etaiowa sxseNac Lin I - ---,--4LLIYL_w�rw�suVKX uuwul0 scMACK Uhl •� — y � , LOT 3 I Esivra aAR 186OL41so FT I � IN IN I I 1 OOST1eo House a I� I I I I •� �s• uswFxr. lr:Nr---..I --W PAYMENT. I I ►r+�i eutvse� y • .. I 1 L .� _„^6W.M14 YipAtit t1Ax R _ 1� �x �s I Ix s 1 20131202001507.020 Grant of Easement Page 16 of 16 First American Title 9. Exception_06_20131202001508 1T AM .s� ��ai—�✓r Return Address: Laicehaven Utility District Development Engineering P. O. Box 4249 Federal Way, WA 98063-4249 20131202001508 FIRST AMERICAN EAS 78.00 PAGE-001 OF 007 12/02/2013 15:12 KING COUNTY, WA EXCISE TAX NOT REQUIRED King ReCoF s iSiOn 6 Cou PONY COVER SHEET Document Title: Easement for Water and Sewer Facilities Reference Number(s): Grantor(s): Eric L. Hildebrandt (Individual) and Jesse Cherian (Individual) G rantee(s): Lakehaven Utility District Legal Description: Pot SE 114, Section 29, T2IN, ME, W.M., King County, Washington. Additional legal description is on Exhibit "A" of document Assessor's Property Tax Parcel/Account Number: 292104-9071 20131202001508.001 DISTRICT USE ONLY BELOW THIS LINE Account Number: Project Number: 6313007 Fund: Amount: S JOINT Esml-Offsite Wtr and Swr-6313007.pdf (Fomi Rev. 2/11/13) First American Title EASEMENT FOR WATER AND SEWER FACILITIES 20131202001508.002 THIS AGREEMENT by and between Lakehaven Utility District, a municipal corporation of King County, Washington, its successors, agents, designees or assigns, hereinafter termed "Grantee" and ERIC L. I D D JESSE. CHERIA , Its successors, agents, designees or assigns, hereinafter termed "Grantor". WITNESSETH: That Grantor, for and in consideration of One Dollar ($1.00) or other valuable consideration, the receipt of which Is hereby acknowledged, hereby conveys to the Grantee: A perpetual, non-exclusive easement and right-of-way, hereinafter termed "easement," for water and/or sewer facilities of the Grantee, and all appurtenances related thereto, hereinafter termed "Grantee's facilities," through, over and across the real property described In Exhibit "A," attached hereto and incorporated herein by reference. The location of said easement shall be as described in Exhibit "B," and as depicted In Exhibit "C," both of which are attached hereto and incorporated herein by reference. The Grantor and Grantee hereby covenant and agree to the following terms, provisions and conditions: Grantee shall have the right at such time as Grantee deems necessary, without prior institution of any suit or proceeding at law and without prior notice to Grantor, to Install, repair, reconstruct, operate and/or maintain Grantee's facilities within said easement, and to enter upon said real property described in Exhibit "A" for the purposes described herein, without Incurring any legal obligation or liability therefore, provided that such shall be accomplished in such manner that existing private improvements shall not be disturbed or destroyed, except as provided hereunder, Grantor hereby agrees that no building, wall, fence, rockery, tree or structure of any kind shall be erected or planted, and no fill material shall be placed, within said easement. Grantor further agrees that no excavation shall be made within three feet (3') of Grantee's facilities and that the level of the ground surface within said easement shall be maintained at the elevation existing at the time said facilltles were installed, except for temporary disturbances not affecting Grantee's facilities. Grantor hereby agrees that no water and/or sewer system facility or appurtenance of any kind shall be constructed or located by Grantor, or any third party acting under authority of Grantor, within or proximate to said easement, unless such installation Is approved by Grantee and is in conformance with the then -current edition of the "Criteria for Sewage Works Design" published by the Washington State Department of Ecology. Grantor hereby further agrees that no other utility facility or appurtenance of any kind, including utility service connections, shall be constructed or located by Grantor, or any third party acting under authority of Grantor, within three feet (3'), measured horizontally Park 16 Multifamily Proj #6313007 Easement No(s). - 5 - UT-313- 3 Esmt-Offslte Wtr and Swr-6313007.docx (Form Rev. 12/21/10) First American Title 20131202001508.003 for parallel alignments, or within six inches (6"), measured vertically for crossing or perpendicular alignments, of any portion of the Grantee's facilities. Grantor hereby grants to the Grantee the use of such additional area immedlately adjacent to said easement as shall be reasonably required for installation, repair, reconstruction, operation and/or maintenance of Grantee's facilities within said easement. Grantor hereby agrees to not in any way block, restrict or impede access to or from, or full use of, said easement by Grantee; or convey to a third party any easement, or other Interest or right of use of said real property subject to such easement, that would Impair or limit the easement rights granted herein. Grantor hereby agrees that In the event of any such encroachment, as set forth herein, upon said easement and/or Grantee's facilities, the Grantee shall have the right to require removal of such encroachment, and same shall be accomplished within a reasonable period of time by and at Grantor's expense. Failure of Grantee to so exercise its right to require removal of any such encroachment shall neither constitute waiver of this right, nor preclude other remedies available to the Grantee. The Grantee agrees that any existing improvements on said real property that neither encroach upon, nor conflict with, the rights conveyed to Grantee as set forth herein, that may be disturbed or destroyed by Grantee's facilities, or Grantee's activities related to such facilities, will be replaced, repaired, or otherwise restored as reasonably practicable, to the pre -event condition by and at Grantee's expense. This Agreement and each of the terms, provisions, conditions and covenants herein shall be binding upon and apply to the benefit of the parties hereto and their respective successors, agents, designees, or assigns. Park 16 Multifamily Proj *6313007 Easement No(s). 113-1058-FUTIEUT-113-1530 Esmt-Offsite wtr and Swr-6313007.docx (Form Rev. 12/21/10) First American Title 20131202001508.004 G-1 � � _ltlti•1! 3es7an STATE OF } S: County of I certify that I know or have satisfactory evidence that Eric L. N"ldebrar& and Jesse C e a signed this instrument and acknowledged it to be thei free and voluntary act for the uses and purposes mentioned In the Instrument. DATED: `••�S{n���r ] Nota Public Title v,s j My appointment expires 4 [ ryrrtff rrdir ��$��A � C) _ 13_ [ a For recording in the State of Washington, the Notarial Seal must be fully legible and cannot Intrude Into document margins. Please afFlx seal In the space provided. Park 16 Multifamily Proj #6313007 Easement No(s). )13-158-FUT / FUT-]13-1530 Esmt-4ffs1te Wtr and Swr-6313007.docx (Form Rev. 12/21/10) First American Title EXHIBIT "A" fir._! aa-r �' - !i •� 20131202001508.005 THAT PORTION OF THE SOUTHEAST QUARTER OF SECTION 29, TOWNSHIP 21 NORTH, RANGE 4 EAST, W.M.. IN KING COUNTY, WASHINGTON, DESCRIBED AS FOLLOWS; BEGINNING AT THE EAST QUARTER CORNER OF SAID SECTION 29; RUNNING THENCE NORTH 001415" WEST ALONG THE EASTERLY LINE OF SAID SUBDIVISION 319.15 FEET; THENCE SOUTH 89035'15" WEST ALONG THE NORTHERLY MARGIN OF THE NEIL COUNTY ROAD, 669.0 FEET TO THE TRUE POINT OF BEGINNING OF THE TRACT HEREIN DESCRIBED; THENCE NORTH 0"14'15" WEST 279.44 FEET; THENCE NORTH 89051'35" WEST 188.5 FEET; THENCE SOUTH 0014'15" EAST 281.27 FEET TO THE NORTHERLY MARGIN TO SAID NEIL COUNTY ROAD; THENCE NORTH 89035'15" EAST, ALONG SAID NORTHERLY MARGIN 188.5 FEET TO THE TRUE POINT OF BEGINNING. TAX PARCEL NO. 292104-9071. Park 16 Multifamily Proj #6313007 Easement No(s). 113-1058-FUT / FUT-)13-1530 Esmt-Offsite Wtr and Swr-6313007.docx (Farm Rev. 12/21/10) First American Title 20131202001508.006 EXHIBIT "B" asemp ,.nt 12escription THAT PORTION OF THE SOUTHEAST QUARTER OF THE NORTHEAST QUARTER OF SECTION 29, TOWNSHIP 21NORTH.RANGE 4 EAST,W.M.,IN KING COUNTY, WASHINGTON, DESCRIBED AS FOLLOWS: COMMENCING AT THE EAST QUARTER CORNER OF SAID SECTION 29;RUNNING THENCE NORTH 01'21'50" EAST ALONG THE EASTERLY LINE OF SAID SUBDIVISION 391.15 FEE=T;THENCE NORTH 88'48'40" WEST ALONG THE NORTHERLY MARGIN OF THE NEIL COUNTY ROAD (SOUTH 359TH STREET), 669.0 FEET TO THE TRUE POINT OF BEGINNING; COMMENCING AT THE POINT OF BEGINNING; THENCE CONTINUING ALONG THE NORTHERLY MARGIN OF THE NEIL COUNTY ROAD (SOUTH 359TH STREET) NORTH 88'48'40" WEST,A DISTANCE OF 56.24 FEET; THENCE NORTH 24'61'39" EAST,A DISTANCE OF 40.72 FEET; THENCE_ NORTH 01'21'50* EAST, A DISTANCE OF 160.84 FEET; THENCE NORTH 45' 14'29" WEST,A DISTANCE OF 27.52 FEET; THENCE NORTH 63'44'15' WEST,A DISTANCE OF 12.59 FEET TO THE BEGINNING OF A CURVE TANGENT TO SAID LINE -,THENCE NORTHWESTERLY AND NORTHERLY DISTANCE OF 45.13 FEETALONG THE CURVE CONCAVE TO THE NORTH EAST,HAVI NG A RADIUS OF 54.50 FEET AND A CENTRAL ANGLE OF 47'26'31 "; THENCE NORTH 45114'29" WEST,A DISTANCE OF 7.01 FEET: THENCE NORTH 01'2826" EAST,A DISTANCE OF 16.36 FEET; THENCE SOUTH 88"31'22"EAST, A DISTANCE OF 42.50 FEET; THENCE SOUTH 01'28'26" WEST,A DISTANCE OF 4.90 FEET TO THE BEGINNING OF A CURVE CONCAVE TO THE NORTHEAST HAVING A RADIUS OF 14.50 FEET AND A CENTRAL ANGLE OF 63'44'15" AND BEING SUBTENDED BY A CHORD WHICH BEARS SOUTH 31' 52'08" EAST 15.31FEET; THENCE SOUTHERLY AND SOUTHEASTERLY ALONG SAID CURVE,A DISTANCE OF 16.13 FEET; THENCE SOUTH 63'44'15" EAST TANGENT TO SAID CURVE,A DISTANCE OF 24.07 FEET TO THE BEGINNING OF A CURVE TANGENT TO SAID LINE; THENCE SOUTHEASTERLY A DISTANCE OF 46.38 FEET ALONG THE CURVE CONCAVE TO THE SOUTHWEST,HAVING A RADIUS OF 69.50 FEET AND A CENTRAL ANGLE OF 38114'17"; THENCE SOUTH 01'21'50" WEST,A DISTANCE OF 216.73 FEET TO THE POINT OF BEGINNING. Park 16 Multifamily Proj #6313007 Easement No(s). 13-10S13-FUT F - 13-i 30 6smt-Offslte Wtr and Swr-6313007.docx (Farm Rev. 12/21/10) First American Title 20131202001508.007 Np a3N NN PL test �S. pop� EXHISIT "C" 9 186.50' (DEED 1 188,50' WEAE LONE OELIA RADIUS 472531 54.50' ARC 45AY C1 C2 63'405` 14.50' C3 38'107' 59.50' 46.38' SCALE 10=40' 0 20 40 80 S88'48'40"E 168.50' (1dEAS) 589'35)5"E 188.5Cr DEEO 80. 359TH ST. ►.7 Lt I�i w w � O N88'40'40"w 559.00' {FAEAs) SSS'35'15"E (DEED) WLn� —:,o on � Sr 0 0 z z Park 16 Multifamily Proj #6313007 Easement Na(s). - U - •� Esmt-Offsite Wtr and Swr-6313007.docx (Form Rev. 12/21/10) ..:. . : !, ! j I .. t i ;;I! t. . :.!.,: 1: I i, .1 t ji 41' cn D CDs v CD I a x o CD o � Q. co' c = y �O N aq A w p 0 �1 y C cr � O V.' CD O O � A � ='• CD "I �'. M. z' c 0 .-; � 4 Z M CD w O c CT R. CJ a• (D ^s l9 a -%'t3 `T1 •� G A CCD � 'O A p7 A o = •'OG S A v y N Co 8 Q.CD O aC CIA fD S3 o CD �' n ._CD > =. = O G. h 3 ^ On rD cDo �. 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Invoice - 420973661 45t J. �l CkI CK 4 First American First American Title Insurance Company 818 Stewart St, Ste 800 Seattle, WA 98101 Phone: (206)728-0400/Fax: PR: NWEST Final Invoice To: Abbey Road Group, LLC 923 Shaw Road Suite A Puyallup, WA 98372 Attention: Rick Shaffer Your Reference No.: Cherian SPL RE: Property: 1320 South 359th Street, Federal Way, WA 98003 Buyers: Sellers: Jesse Cherian Ofc: 4209 (874) Invoice No.: 874 - 420973661 Date: 12/10/2013 Our File No.: 4209-2187398 Title Officer: Kelly Cornwall Escrow Officer: Customer ID: WA085990 Liability Amounts Owners: Lenders: Description of Charge Invoice Amount Guarantee: Subdivision/Plat Certificate $350.00 Sales Tax C $33.25 Comments: INVOICE TOTAL $383.25 Thank you for your business! To assure proper credit, please send a copy of this Invoice and Payment to: Attention: Accounts Receivable Department 818 Stewart St, Ste 800 Seattle, WA 98101 POLICY NO. 501 Abbey Road Group Land Development Services Company USE OF COMPANY OWNED VEHICLES The use of a Company Vehicle is a privilege and it is Abbey Road Group Land Development Services Company's policy to insist that its employees operate vehicles owned or leased by Abbey Road Group Land Development Services Company in a safe and economical manner. This document is intended to help you comply with that policy and summarize the controls that make up this policy. Driver Qualification Staff must provide a driving abstract and sign a vehicle use policy acknowledgement prior to driving the company vehicle. Driver's abstracts are available from DVM and are reimbursable. Drivers abstracts will be forwarded to the company's insurance carrier and a copy will be filed in the staff member's human resources folder. Abstracts must be no older than 30 days upon submittal. A copy of the abstract will be kept on file as part of this agreement. 1. You must have and maintain a valid Washington State Drivers license, and present proof of the license. You must also provide new verification upon expiration of your license. A copy of your driver's license will be kept on file as part of this agreement. 2. You must have and maintain a clean driving record and be willing to permit a periodic review of your driving record. Staff members are not allowed to operate company vehicles until they have been approved by the Company CEO and insurance carrier. Operational Rules 1. Only Abbey Road Group Land Development Services Company employees who have been pre - approved by the office may operate a company vehicle. 2. Company vehicles are intended to be operated for company business only. Personal use of the vehicle is only permitted with prior written approval. 3. Company vehicles must be in safe mechanical/working condition at all times. Any physical or mechanical problems need to be reported to the Company's Business Manager as soon as they are discovered. 4. Drivers must be mentally and physically able to drive safely. The vehicle may not be operated under the influence of alcohol or drugs per local, -state and federal laws. 5. Drivers must conform to all local, state and federal traffic laws, signals, and markings, and drivers must make proper allowances for adverse weather and traffic conditions. 6. Drivers must be courteous at all times, respecting the rights of other drivers and pedestrians. 7. The driver and all passengers must wear seatbelts and all other available active restraints. 8. Smoking is not allowed in company vehicles. 9. The driver may not use cell phones, palms and/or computers while operating the vehicle. Passengers: Only Abbey Road Group Land Development Services Company staff may operate or be a passenger in company vehicles. Accidents: If the company vehicle you are driving is involved in an accident you must notify the Company's Business Manager immediately. In the case of any accident, the police should be notified so that a proper report may be taken. Exchange information with the other driver(s), and if possible take pictures of the site with your camera. (A disposable camera and accident form will be kept in the glove compartment of each vehicle.) Traffic Violations: Drivers must conform to all local, state and federal traffic laws, signals, and markings, and drivers must make proper allowances for adverse weather and traffic conditions. Resolution and payment of any moving violations or oarkina tickets is the responsibility of the driver. Abbey Road Group Land Development Services Company Security: Vehicles must remain locked at all times while unoccupied. Do not leave valuables in the truck. It is the driver's responsibility to lock and secure the truck when finished for the day. Return keys to the Company's Receptionist. Do not assume that someone else will lock the truck up. Vehicle Fuel Card: A fuel card (if provided) will be checked out with the keys to the vehicle. Please save fuel receipts and turn them in with mileage forms. The vehicle must be filled with fuel when it reaches a'h tank. Maintenance: The vehicle must be in safe mechanical condition at all times. Any physical or mechanical problems need to be reported to the Company's Business Manager as soon as they are discovered. SCOPE: This policy applies to all Abbey Road Group Staff Members. RESPONSIBILITY: It is the responsibility of each Staff Member to know and follow the rules outlined in the policy. I CERTIFY THAT I HAVE READ, UNDERSTAND, AND AGREE TO THE ABOVE PROVISIONS. Printed Name Date Approval to Operate Company Vehicle: Approved by Insurance Company: Vehicle Assigned Color: License Plate: Vin#: Date: ❑ Drivers Abstract ❑ Copy of Current Drivers License ❑ Gas Card Issued ❑ Insurance Card Issued Signature Gil Hulsmann, CEO POLICY NO. 501 Abbey Road Group Land Development Services Company USE OF COMPANY OWNED VEHICLES The use of a Company Vehicle is a privilege and it is Abbey Road Group Land Development Services Company's policy to insist that its employees operate vehicles owned or leased by Abbey Road Group Land Development Services Company in a safe and economical manner. This document is intended to'help you comply with that policy and summarize the controls that make up this policy. Driver Qualification Staff must provide a driving abstract and sign a vehicle use policy acknowledgement prior to driving the company vehicle. Driver's abstracts are available from DVM and are reimbursable. Drivers abstracts will be forwarded to the company's insurance carrier and a copy will be filed in the staff member's human resources folder. Abstracts must be no older than 30 days upon submittal. A copy of the abstract will be kept on file as part of this agreement. 1. You must have and maintain a valid Washington State Drivers license, and present proof of the license. You must also provide new verification upon expiration of your license. A copy of your drivers license will be kept on file as part of this agreement. 2. You must have and maintain a clean driving record and be willing to permit a periodic review of your driving record. Staff members are not allowed to operate company vehicles until they have been approved by the Company CEO and insurance carrier. Operational Rules 1. Only Abbey Road Group Land Development Services Company employees who have been pre - approved by the office may operate a company vehicle. 2. Company vehicles are intended to be operated for company business only. Personal use of the vehicle is only permitted with prior written approval. 3. Company vehicles must be in safe mechanical/working condition at all times. Any physical or mechanical problems need to be reported to the Company's Business Manager as soon as they are discovered. 4. Drivers must be mentally and physically able to drive safely. The vehicle may not be operated under the influence of alcohol or drugs per local, state and federal laws. 5. Drivers must conform to all local, state and federal traffic laws, signals, and markings, and drivers must make proper allowances for adverse weather and traffic conditions. 6. Drivers must be courteous at all times, respecting the rights of other drivers and pedestrians. 7. The driver and all passengers must wear seatbelts and all other available active restraints. 8. Smoking is not allowed in company vehicles. 9. The driver may not use cell phones, palms and/or computers while operating the vehicle. Utilization: It is preferable to use the company vehicles instead of personally owned vehicles whenever possible. Scheduling: Please use the reservations calendar in Outlook to reserve company vehicle. Trips of more than 30 miles may be scheduled at any time and are given priority. Shorter trips may be scheduled the day of the reservation. Please leave one hour in between reservations to account for traffic delays, long meetings, and fuel fill ups. If you are unable to make it back to the office before the next reservation, please call the office (if driving, pull over) to give notice that you are running behind. Passengers: Only Abbey Road Group Land Development Services Company staff may operate or be a passenger in company vehicles. Abbey Road Group Land Development Services Company Accidents: If the company vehicle you are driving is involved in an accident you must notify the Company's Business Manager immediately. In the case of any accident, the police should be notified so that a proper report may be taken. Exchange information with the other driver(s), and if possible take pictures of the site with your camera. (A disposable camera and accident form will be kept in the glove compartment of each vehicle.) Traffic Violations: Drivers must conform to all local, state and federal traffic laws, signals, and markings, and drivers must make proper allowances for adverse weather and traffic conditions. Resolution and payment of any moving violations or parking tickets is the responsibility of the driver. Security: Vehicles must remain locked at all times while unoccupied. Do not leave valuables in the truck. It is the driver's responsibility to lock and secure the truck when finished for the day. Return keys to the Company's Receptionist. Do not assume that someone else will lock the truck up. Recording Keeping; ' Drivers must track beginning and ending mileage and vehicle. (See attached Vehicle Utilization Tracking sheet) by the Company's Receptionist. Vehicle Fuel Card: the purpose of your trip on the form located in the . The form will be collected and replaced each Friday A fuel card (if provided) will be checked out with the keys to the vehicle. Please return fuel receipts along with the keys and fuel card to the office promptly after your trip. The vehicle must be filled with fuel when it reaches a'/ tank. It is the driver's responsibility to fuel the vehicle and to leave at least 'h tank for the next driver. Maintenance: The vehicle must be in safe mechanical condition at all times. Any physical or mechanical problems need to be reported to the Company's Business Manager as soon as they are discovered. SCOPE: This policy applies to all Abbey Road Group Staff Members. RESPONSIBILITY: It is the responsibility of each Staff Member to know and follow the rules outlined in the policy. I CERTIFY THAT I HAVE READ, UNDERSTAND, AND AGREE TO THE ABOVE PROVISIONS. Printed Name Date Approval to Operate Company Vehicle: Approved by Insurance Company: Signature Gil Hulsmann, CEO ❑ Drivers Abstract ❑ Copy of Current Drivers License L5 iN:4f r_ "ti r14� FirstAlmerican Title Insurance Company 818 Stewart St, Ste 800 Seattle, WA 98101 Phn-(206)728-0400 (800)826-7718 Fax - King County Title Team 818 Stewart St, Ste. 800, Seattle, WA 98101 Fax No. (866) 904-2177 Fax No. (866) 561-3729 EMAIL: TITLEKINGWA@firstam.com Pat Fullerton (206) 615-3055 Kelly Cornwall (206) 336-0725 , Jennifer Salas (206) 615-3011 Peter Child (206) 336-0726 Tina Kotas (206) 615-3012 Kathy Turner (206) 336-0724 Curtis Goodman (206) 615-3069 Municipality Title Officer To: Abbey Road Group, LLC 923 Shaw Road, Suite A Puyallup, WA 98372 Attn: Rick Shaffer File No.: 4209-2187398 Your Ref No.: Cherian SPL Re: Property Address: 1320 South 359th Street, Federal Way, WA 98003 Supplemental Report 2 Dated: May 01, 2014 at 8:00 A.M. Commitment/Preliminary Report No, 4209-2.187398 dated as of December 05, 2013 (including any supplements or amendments thereto) relating to the issuance of an American Land Title Association Form Policy is hereby modified and/or supplemented as follows: There has been no change in the title to the property covered by our Commitment/Preliminary Report dated 12/05/2013 at 7:30 a.m. except as noted below and the Commitment date has been extended to May 1, 2014: Matters as disclosed on Supplemental No 1 previously issued. RESU BM UFTED JUL 2 9 2014 CITY OF FEDERAL WAY CDS Page 1 of 2 Date: May 06, 2014 File No.: 4209-2187398 (kac) The following paragraph no(s). 8 has/have been added to our Commitment/Preliminary Report to read as follows: 8. General Taxes for the year 2014. The first half becomes delinquent after April 30th. The second half becomes delinquent after October 31st. Tax Account No.: 292104-9071-03 1st Half Amount Billed: $ 2,838.81 Amount Paid: $ 2,838.81 Amount Due: $ 0.00 Assessed Land Value: $ 108,000.00 Assessed Improvement Value: $ 247,000.00 2nd Half Amount Billed: $ 2,838.80 Amount Paid: $ 0.00 Amount Due: $ 2,838.80 Assessed Land Value: $ 108,000.00 Assessed Improvement Value: $ 247,000.00 FirstAmerican Title Insurance Company \-� 6 Qmv-'�M4 Kelly Cornwall, Title Officer Page 2 of 2 NVId NOMM NOI1V1333A 133di V 9Ni 4usaNVONGt1d3•kOAt Arm 1Md IdOHS NVld3HO 6S16-9CD ( 1md'6696`*'S4 Ci'SZ! t eo t LLM VM'driOArd' W Zl -S'O 'd 5u2 and SMVM'bMPM%l ZLMVM'd"WAnd'W021MVHSM 069b wand NVlH3HO 3SS3f 011 'OO SeolnieS juawdolene(3 ei "Le au pur)-1 dnolg pooa AeggV m, VIN 'M UM IN3V& - /N •r,e ame __... aa-act-[o al o cu Q d `• - - - �: LL mU L= p o n a 3 Wa P.u• 3 H 3 w sue/ F z� u m� A ol z N N W iL mo -111.21 S WZ c m O �rm H r F 'q N Nm LIN - - - - - -- ----� _ _ - t IjIj .q I t 7 tip i Va I- -" - - - J L - - - - - - - IRL- s� .f0'LLZ M_05.1L105 .v �! ti First American Title 1. CLTA 14 Subdivision Guarantee - WA First American First American Title Insurance Company 818 Stewart St, Ste 800 Seattle, WA 98101 December 10, 2013 Rick Shaffer Abbey Road Group, LLC 923 Shaw Road, Suite A Puyallup, WA 98372 Phone:(253)446-3521 Fax: Title Officer: Kelly Cornwall Phone: (206)336-0725 Fax No.: (866)561-3729 E-Mail: kcornwall@firstam.com Order Number: 2187398 Escrow Number: 2187398 Buyer: Owner: Cherian Property: 1320 South 359th Street Federal Way, Washington 98003 Attached please find the following item(s): Guarantee Thank You for your confidence and support. We at First American Title Insurance Company maintain the fundamental principle: Customer First. RESUBMITTED JUL 29 2014 CITY OF FEDERAL WAY CDS I-irst American i Itle First American Subdivision Guarantee •, ISSUED BY Guarantee First American Title Insurance Company GUARANTEE NUMBER 5003353-2187398 SUBJECT TO THE EXCLUSIONS FROM COVERAGE, THE LIMITS OF LIABILITY AND THE CONDITIONS AND STIPULATIONS OF THIS GUARANTEE, FIRST AMERICAN TITLE INSURANCE COMPANY a California corporation, herein called the Company GUARANTEES the Assured named in Schedule A against actual monetary loss or damage not exceeding the liability stated in Schedule A, which the Assured shall sustain by reason of any incorrectness In the assurances set forth in Schedule A. First American Title Insurance Company �* IN r6,LU i s� tee/ DennisJ. Gilmore ........ President Timothy Kemp Secretary This jacket was created electronically and constitutes an original document First American Title 1. 2. 1. 2. 3. SCHEDULE OF EXCLUSIONS FROM COVERAGE OF THIS GUARANTEE Except to the extent that specific assurances are provided in (a) Defects, liens, encumbrances, adverse claims or other matters Schedule A of this Guarantee, the Company assumes no affecting the title to any property beyond the lines of the land liability for loss or damage by reason of the following: expressly described in the description set forth in Schedule (A), (a) Defects, liens, encumbrances, adverse claims or other (C) or in Part 2 of this Guarantee, or title to streets, roads, matters against the title, whether or not shown by the avenues, lanes, ways or waterways to which such land abuts, public records. or the right to maintain therein vaults, tunnels, ramps or any (b) (1) Taxes or assessments of any taxing authority that structure or improvements; or any rights or easements therein, levies taxes or assessments on real property; or, (2) unless such property, rights or easements are expressly and Proceedings by a public agency which may result in taxes specifically set forth in said description. or assessments, or notices of such proceedings, whether (b) Defects, liens, encumbrances, adverse claims or other matters, or not the matters excluded under (1) or (2) are shown whether or not shown by the public records; (1) which are by the records of the taxing authority or by the public created, suffered, assumed or agreed to by one or more of the records. Assureds; (2) which result in no loss to the Assured; or (3) (c) (1) Unpatented mining claims; (2) reservations or which do not result in the invalidity or potential invalidity of exceptions in patents or in Acts authorizing the issuance any judicial or non -judicial proceeding which is within the thereof; (3) water rights, claims or title to water, scope and purpose of the assurances provided. whether or not the matters excluded under (1), (2) or (c) The identity of any party shown or referred to in Schedule A. (3) are shown by the public records. (d) The validity, legal effect or priority of any matter shown or Notwithstanding any specific assurances which are provided referred to in this Guarantee. in Schedule A of this Guarantee, the Company assumes no liability for loss or damage by reason of the following: GUARANTEE CONDITIONS AND STIPULATIONS Definition of Terms. 4. Company's Option to Defend or Prosecute Actions; Duty of The following terms when used in the Guarantee mean: Assured Claimant to Cooperate. (a) the "Assured": the party or parties named as the Even though the Company has no duty to defend or prosecute as Assured in this Guarantee, or on a supplemental writing set forth in Paragraph 3 above: executed by the Company. (a) The Company shall have the right, at its sole option and cost, (b) "land": the land described or referred to in Schedule to institute and prosecute any action or proceeding, interpose (A)(C) or in Part 2, and improvements affixed thereto a defense, as limited in (b), or to do any other act which in its which by law constitute real property. The term "land" opinion may be necessary or desirable to establish the title to does not include any property beyond the lines of the the estate or interest as stated herein, or to establish the lien area described or referred to in Schedule (A)(C) or in rights of the Assured, or to prevent or reduce loss or damage Part 2, nor any right, title, interest, estate or easement in to the Assured. The Company may take any appropriate action abutting streets, roads, avenues, alleys, lanes, ways or under the terms of this Guarantee, whether or not it shall be waterways. liable hereunder, and shall not thereby concede liability or (c) "mortgage": mortgage, deed of trust, trust deed, or waive any provision of this Guarantee. If the Company shall other security instrument. exercise its rights under this paragraph, it shall do so diligently. (d) "public records": records established under state (b) If the Company elects to exercise its options as stated in statutes at Date of Guarantee for the purpose of Paragraph 4(a) the Company shall have the right to select imparting constructive notice of matters relating to real counsel of its choice (subject to the right of such Assured to property to purchasers for value and without knowledge. object for reasonable cause) to represent the Assured and shall (e) "date": the effective date. not be liable for and will not pay the fees of any other counsel, Notice of Claim to be Given by Assured Claimant. nor will the Company pay any fees, costs or expenses incurred An Assured shall notify the Company promptly in writing in by an Assured in the defense of those causes of action which case knowledge shall come to an Assured hereunder of any allege matters not covered by this Guarantee. claim of title or interest which is adverse to the title to the (c) Whenever the Company shall have brought an action or estate or interest, as stated herein, and which might cause interposed a defense as permitted by the provisions of this loss or damage for which the Company may be liable by Guarantee, the Company may pursue any litigation to final virtue of this Guarantee. If prompt notice shall not be given determination by a court of competent jurisdiction and to the Company, then all liability of the Company shall expressly reserves the right, in its sole discretion, to appeal terminate with regard to the matter or matters for which from an adverse judgment or order. prompt notice is required; provided, however, that failure to (d) In all cases where this Guarantee permits the Company to notify the Company shall in no case prejudice the rights of prosecute or provide for the defense of any action or any Assured unless the Company shall be prejudiced by the proceeding, an Assured shall secure to the Company the right failure and then only to the extent of the prejudice. to so prosecute or provide for the defense of any action or No Duty to Defend or Prosecute. proceeding, and all appeals therein, and permit the Company The Company shall have no duty to defend or prosecute any to use, at its option, the name of such Assured for this action or proceeding to which the Assured is a party, purpose. Whenever requested by the Company, an Assured, notwithstanding the nature of any allegation in such action or at the Company's expense, shall give the Company all proceeding. First American Title S. 6. GUARANTEE CONDITIONS AND STIPULATIONS (Continued) reasonable aid in any action or proceeding, securing evidence, obtaining witnesses, prosecuting or defending the action or lawful act which in the opinion of the Company may be necessary or desirable to establish the title to the estate or interest as stated herein, or to establish the lien rights of the Assured. If the Company is prejudiced by the failure of the Assured to furnish the required cooperation, the Company's obligations to the Assured under the Guarantee shall terminate. Proof of Loss or Damage. In addition to and after the notices required under Section 2 of these Conditions and Stipulations have been provided to the Company, a proof of loss or damage signed and sworn to by the Assured shall be furnished to the Company within ninety (90) days after the Assured shall ascertain the facts giving rise to the loss or damage. The proof of loss or damage shall describe the matters covered by this Guarantee which constitute the basis of loss or damage and shall state, to the extent possible, the basis of calculating the amount of the loss or damage. If the Company is prejudiced by the failure of the Assured to provide the required proof of loss or damage, the Company's obligation to such assured under the Guarantee shall terminate. In addition, the Assured may reasonably be required to submit to examination under oath by any authorized representative of the Company and shall produce for examination, inspection and copying, at such reasonable times and places as may be designated by any authorized representative of the Company, all records, books, ledgers, checks, correspondence and memoranda, whether bearing a date before or after Date of Guarantee, which reasonably pertain to the loss or damage. Further, if requested by any authorized representative of the Company, the Assured shall grant its permission, in writing, for any authorized representative of the Company to examine, inspect and copy all records, books, ledgers, checks, correspondence and memoranda in the custody or control of a third party, which reasonably pertain to the loss or damage. All information designated as confidential by the Assured provided to the Company pursuant to this Section shall not be disclosed to others unless, in the reasonable judgment of the Company, it is necessary in the administration of the claim. Failure of the Assured to submit for examination under oath, produce other reasonably requested information or grant permission to secure reasonably necessary information from third parties as required in the above paragraph, unless prohibited by law or governmental regulation, shall terminate any liability of the Company under this Guarantee to the Assured for that claim. Options to Pay or Otherwise Settle Claims: Termination of Liability. In case of a claim under this Guarantee, the Company shall have the following additional options: (a) To Pay or Tender Payment of the Amount of Liability or to Purchase the Indebtedness. The Company shall have the option to pay or settle or compromise for or in the name of the Assured any claim which could result in loss to the Assured within the coverage of this Guarantee, or to pay the full amount of this Guarantee or, if this Guarantee is issued for the benefit of a holder of a mortgage or a lienholder, the Company shall have the option to purchase the indebtedness secured by said mortgage or said lien for the amount owing thereon, together with any costs, reasonable attorneys' fees and expenses incurred by the Assured claimant which were authorized by the Company up to the time of purchase. Such purchase, payment or tender of payment of the full amount of the Guarantee shall terminate all liability of the Company hereunder. In the event after notice of claim has been given to the Company by the Assured the Company offers to purchase said indebtedness, the owner of such indebtedness shall transfer and assign said indebtedness, together with any collateral security, to the Company upon payment of the purchase price. Upon the exercise by the Company of the option provided for in Paragraph (a) the Company's obligation to the Assured under this Guarantee for the claimed loss or damage, other than to make the payment required in that paragraph, shall terminate, including any obligation to continue the defense or prosecution of any litigation for which the Company has exercised its options under Paragraph 4, and the Guarantee shall be surrendered to the Company for cancellation. (b) To Pay or Otherwise Settle With Parties Other Than the Assured or With the Assured Claimant. To pay or otherwise settle with other parties for or in the name of an Assured claimant any claim assured against under this Guarantee, together with any costs, attorneys' fees and expenses incurred by the Assured claimant which were authorized by the Company up to the time of payment and which the Company is obligated to pay. Upon the exercise by the Company of the option provided for in Paragraph (b) the Company's obligation to the Assured under this Guarantee for the claimed loss or damage, other than to make the payment required in that paragraph, shall terminate, including any obligation to continue the defense or prosection of any litigation for which the Company has exercised its options under Paragraph 4. 7. Determination and Extent of Liability. This Guarantee is a contract of Indemnity against actual monetary loss or damage sustained or incurred by the Assured claimant who has suffered loss or damage by reason of reliance upon the assurances set forth in this Guarantee and only to the extent herein described, and subject to the Exclusions From Coverage of This Guarantee. The liability of the Company under this Guarantee to the Assured shall not exceed the least of: (a) the amount of liability stated in Schedule A or in Part Z; (b) the amount of the unpaid principal indebtedness secured by the mortgage of an Assured mortgagee, as limited or provided under Section 6 of these Conditions and Stipulations or as reduced under Section 9 of these Conditions and Stipulations, at the time the loss or damage assured against by this Guarantee occurs, together with interest thereon; or (c) the difference between the value of the estate or interest covered hereby as stated herein and the value of the estate or interest subject to any defect, lien or encumbrance assured against by this Guarantee. S. Limitation of Liability. (a) If the Company establishes the title, or removes the alleged defect, lien or encumbrance, or cures any other matter assured against by this Guarantee in a reasonably diligent manner by First American Title GUARANTEE CONDITIONS AND STIPULATIONS (Continued) any method, including litigation and the completion of any appeals therefrom, it shall have fully performed its obligations with respect to that matter and shall not be liable for any loss or damage caused thereby. (b) In the event of any litigation by the Company or with the Company's consent, the Company shall have no liability for loss or damage until there has been a final determination by a court of competent jurisdiction, and disposition of all appeals therefrom, adverse to the title, as stated herein. (c) The Company shall not be liable for loss or damage to any Assured for liability voluntarily assumed by the Assured in settling any claim or suit without the prior written consent of the Company. 9. Reduction of Liability or Termination of Liability. All payments under this Guarantee, except payments made for costs, attorneys' fees and expenses pursuant to Paragraph 4 shall reduce the amount of liability pro tanto. 10. Payment of Loss. (a) No payment shall be made without producing this Guarantee for endorsement of the payment unless the Guarantee has been lost or destroyed, in which case proof of loss or destruction shall be furnished to the satisfaction of the Company. (b) When liability and the extent of loss or damage has been definitely fixed in accordance with these Conditions and Stipulations, the loss or damage shall be payable within thirty (30) days thereafter. 11. Subrogation Upon Payment or Settlement. Whenever the Company shall have settled and paid a claim under this Guarantee, all right of subrogation shall vest in the Company unaffected by any act of the Assured claimant. The Company shall be subrogated to and be entitled to all rights and remedies which the Assured would have had against any person or property in respect to the claim had this Guarantee not been issued. If requested by the Company, the Assured shall transfer to the Company all rights and remedies against any person or property necessary in order to perfect this right of subrogation. The Assured shall permit the Company to sue, compromise or settle in the name of the Assured and to use the name of the Assured in any transaction or litigation involving these rights or remedies. If a payment on account of a claim does not fully cover the loss of the Assured the Company shall be subrogated to all rights and remedies of the Assured after the Assured shall have recovered its principal, interest, and costs of collection. 12. Arbitration. Unless prohibited by applicable law, either the Company or the Assured may demand arbitration pursuant to the Title Insurance Arbitration Rules of the American Land Title Association. Arbitrable matters may include, but are not limited to, any controversy or claim between the Company and the Assured arising out of or relating to this Guarantee, any service of the Company in connection with its issuance or the breach of a Guarantee provision or other obligation. All arbitrable matters when the Amount of Liability is $2,000,000 or less shall be arbitrated at the option of either the Company or the Assured. All arbitrable matters when the amount of liability is in excess of $2,000,000 shall be arbitrated only when agreed to by both the Company and the Assured. The Rules in effect at Date of Guarantee shall be binding upon the parties. The award may include attorneys' fees only if the laws of the state in which the land is located permits a court to award attorneys' fees to a prevailing party. Judgment upon the award rendered by the Arbitrator(s) may be entered in any court having jurisdiction thereof. The law of the situs of the land shall apply to an arbitration under the Title Insurance Arbitration Rules. A copy of the Rules may be obtained from the Company upon request. 13. Liability Limited to This Guarantee; Guarantee Entire Contract. (a) This Guarantee together with all endorsements, if any, attached hereto by the Company is the entire Guarantee and contract between the Assured and the Company. In interpreting any provision of this Guarantee, this Guarantee shall be construed as a whole. (b) Any claim of loss or damage, whether or not based on negligence, or any action asserting such claim, shall be restricted to this Guarantee. (c) No amendment of or endorsement to this Guarantee can be made except by a writing endorsed hereon or attached hereto signed by either the President, a Vice President, the Secretary, an Assistant Secretary, or validating officer or authorized signatory of the Company. 14. Notices, Where Sent. All notices required to be given the Company and any statement in writing required to be furnished the Company shall include the number of this Guarantee and shall be addressed to the Company at First American Title Insurance Company, Attn: Claims National Intake Center, 1 First American Way, Santa Ana, California 92707 Claims.NICAfirstam.com Phone: 888-632- 1642 Fax: 877-804-7606 AM E�Ic �fbol First American Title First American Title First American ` .r Schedule A Order No.: 2187398 Name of Assured: Abbey Road Group, LLC Date of Guarantee: December 05, 2013 Subdivision Guarantee ISSUED BY First American Title Insurance Company GUARANTEE NUMBER 2187398 Liability: $1,000.00 The assurances referred to on the face page hereof are: 1. Title is vested in: Fee: $350.00 Tax: $33.25 ERIC L. HILDEBRANDT AND JESSE CHERIAN, EACH AS THEIR OWN SEPARATE ESTATE That, according to the public records relative to the land described in Schedule C attached hereto (including those records maintained and indexed by name), there are no other documents affecting title to said land or any portion thereof, other than those shown under Record Matters in Schedule B. The following matters are excluded from the coverage of this Guarantee A. Unpatented Mining Claims, reservations or exceptions in patents or in acts authorizing the issuance thereof. B. Water rights, claims or title to water. C. Tax Deeds to the State of Washington. D. Documents pertaining to mineral estates. 4. No guarantee is given nor liability assumed with respect to the validity, legal effect or priority of any matter shown herein. 5. This Guarantee is restricted to the use of the Assured for the purpose of providing title evidence as may be required when subdividing land pursuant to the provisions of Chapter 58.17, R.C.W., and the local regulations and ordinances adopted pursuant to said statute. It is not to be used as a basis for closing any transaction affecting title to said property. 6. Any sketch attached hereto is done so as a courtesy only and is not part of any title commitment, guarantee or policy. It is furnished solely for the purpose of assisting in locating the premises and First American expressly disclaims any liability which may result from reliance made upon it. First American Title First American Schedule B Subdivision Guarantee ISSUED BY First American Title Insurance Company GUARANTEE NUMBER 2187398 RECORD MATTERS 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 as disclosed by instrument recorded under recording no. 9301190272. 2. Deed of Trust and the terms and conditions thereof. Grantor/Trustor: Eric L. Hildebrandt, a married man as his sole and separate and Jesse Cherian, a married man as his sole and separate Grantee/Beneficiary: Mortgage Electronic Registration Systems, Inc., "MERS" solely as a nominee for Sterling Savings Bank, its successors and assigns Trustee: First American Title Insurance Company Amount: $292,000.00 Recorded: October 31, 2011 Recording Information: 20111031001798 3. Covenants, Conditions and/or Restrictions contained in the following instrument: Executed by: Hans Olsen and Carrie Olsen, husband and wife Recorded: May 7, 1947 Recording No.: 3684147 Including but not limited to the following: Grantors reserve all water having its source on the above described lands in excess of all amounts used by grantees, their heirs and assigns for agricultural and domestic purposes in connection with the land conveyed herein 4. Memorandum of Purchase Option Agreement and the terms and conditions thereof: Between: Joan Brown, an unmarried woman And: Dominion Holdings, L.L.C., a Washington limited liability company Recording Information: 20100827000457 5. The terms and provisions contained in the document entitled "Grant of Easements" Recorded: December 02, 2013 Recording No.: 20131202001507 6. Easement, including terms and provisions contained therein: Recording Information: 20131202001508 In Favor of: Lakehaven Utility District, a municipal corporation of King County, Washington For: Water and sewer facilities Informational Notes, if any First American Title A. General taxes for the year 2013, which have been paid. Tax Account No.: 292104-9071-03 Code Area: 1205 Amount: $ 5,881.20 Assessed Land Value: $ 108,000.00 Assessed Improvement Value: $ 251,000.00 First American Title .s, •mart First Arnffrican Schedule C Subdivision Guarantee ISSUED BY First American Title Insurance Company GUARANTEE NUMBER 2187398 The land in the County of King, State of Washington, described as follows: That portion of the southeast quarter of the northeast quarter of Section 29, Township 21 North, Range 4 East, W.M., records of King County, Washington, described as follows: Beginning at the east quarter corner of said Section 29; running thence north 0°14'15" west along the easterly line of said subdivision 391.15 feet; thence south 89035'15" west along the northerly margin of the Neil County Road, 669.0 feet to the true point of beginning of the tract herein described; thence north 0014'15" west 279.44 feet; thence north 89051'35" west 188.5 feet; thence south 0014'15" east 281.27 feet to the northerly margin of said Neil County Road, thence north 89035'15" east, along said northerly margin 188.5 feet to the true point of beginning. Situate in the County of King, State of Washington. ! b First American Title 2. Map -Customer 9�9 ea so•oz t•nxnsi rfi• a i a }_ BS3F 'S58 'Oai 'OV 'p S6$f3 3H rH dC• Sr'7dI L}•SS5i � ZO-r�-T li "v L'LZET fYZ•SiiiT c OE j OE o m ?• , a�rof zY•sor rY•s-E (a) ri iei �I WH196 OE OE I { 1— I- 1= a_ im n Il I r i r a� R i i r 1 I F os 'a --- •ivii-r it 6€zFz —a T N (d) OE'BZE h I <� n mpppi fol,y � a H y�j� ci gE �I N.: ry•ti ne a 93 rF. sy �5 F�% S � C A �� f' �� • � � n � � •' Ef'LF L� A _ c LL q !T•iSi _ S -Id HJ p y W 8 4z-SEZT N y O a a � z r roc ary'!„gvit ;y Z Z 0 m ' o � r' r � 'Cp I.. • � 1 g ti n Yr 9 N y �� !r h e I a8 r 'yfyga O ry- N y ' ('dl Z6'SZE 0• I m I F � I I ha"ssf I I N �3 n rn F 0 rI¢ fly z o m 'I m 0 ;I 'I a ;I >I � F- �� N O 'I a y ;I Y First American Title 3. Vesting_01_20111031001795 31795 AFTER RECORDING MAIL TO: FIRST AMERICAN U 64.00 PAGE-001 OF 003 /2011 Eric L. Hildebrandt KINGICOUNTY15UPI 27252 33rd Place South Federal Way, WA 98032 E2516590 10/31/2011 15:24 KING COUNTY, UA 6,502.00 SAATALE $,3G5,00a 30 PAGE-001 OF 001 Filed for Record at Request of: Spxe above tmfsune for Rmvvders use my First American Title Insurance Company STATUTORY WARRANTY DEED dj�o File No: 4204-1752844 (CMN) Date: October 27, 2011 Grantor(s): Joan Brown Grantee(f): Eric L. Hildebrandt and Jesse Cherian Abbreviated Legal: PTN. SEC. 29, TWP. 21N, RGE. 4E, NE QTR., SE QTR., W.M., KING COUNTY 4 '/ Additional Legal on page: T A Assessor's Tax Parcel No(s): 292104-9071-03yLit� THE GRANTOR(S) Joan M. Brown who also appears of record as Joan Marie Brown, as her sole and separate property for and in consideration of Ten Dollars and other Good and Valuable Consideration, in hand paid, conveys, and warrants to Eric L. Hildebrandt, a married man as his sole and separate property and Jesse Cherian, a married man as his Sole and separate property, the following described real estate, situated in the County of King, State of Washington. LEGAL DESCRIPTION.: Real property in the County of King, State of Washington, described as follows: That portion of the southeast quarter of the northeast quarter of Section 29, Township 21 North, Range 4 East, W.M., records of King County, Washington, described as follows: Beginning at the east quarter corner of said Section 29; running thence north 0014'15" west along the easterly line of said subdivision 391.15 feet; thence south 89035'15" west along the northerly margin of the Neil County Road, 669.0 feet to the true point of beginning of the tract herein described; thence north 01014'15" west 279.44 feet; thence north 89051'35" west 188.5 feet; thence south 0014'15" east 281.27 feet to the northerly margin of said Neil County Road, thence north 89035115" east, along said northerly margin 188.5 feet to the true point of beginning. Page 1 of 3 LPB 10-05 First American Title APN: 292104-9071-03 Statutory Warranty Deed File No.: 4204-1752344 (CMN) -continued Situate in the County of King, State of Washington. Subject To: This conveyance is subject to covenants, conditions, restrictions and easements, if any, affecting title, which may appear in the public record, including those shown on any recorded plat or survey. Page 2 of 3 LPB 10-05 First American Title APN: 292104-9071-03 Statutory Warranty Deed File ND.: 4204-1752844 (GMN) -contlnued � - BrOWn STATE OF Washington } )-SS COUNTY OF King } 1 certify that T know or have satisfactory evidence that]oan Brawn W the person who appeared before me, and said person(s) acknowledged that 9,01 y signed this instrument and acknowledged it to be tjKAI& r free and voluntary act for the uses and purposes mentioned in this instrument. Dated: �Q� Christina M. Nordyke Notary Public in and for the State of Washington Residing at: Sumner My appointment expires: 10-9-11 A A M. NORDYKE WMAS14INGTONY PUBLICSSION EXPIRES-09-15 Page 3 of 3 LPB 10.05 First American Title 4. Vesting_02_20111031001796 • . It AFTER RECORDING MAIL TO: Eric Hildebrandt 27252 33rd Place S. Federal Way, WA 98032 Filed for Record at Request of: First Amerlcan Title Insurance Company File No: 4204-1752844 (CMN) T ' 20111i3 I GCO003.96IRS0F101F0/3t/20115:2B KING COUNTY. UA SI—a0ove mis r—I-Ream ers use mly QUIT CLAIM DEED "I3('03 Date: October 27, 2011 Grantor(s): Mingrey Hildebrandt Grantee(s): Eric L. Hildebrandt Abbrevlated Legal: PTN. SEC. 29, TWP. 21N, RGE. 4E, NE QTR., SE QTR., W.M., KING COUNTY Additional Legal on page: �p��7 �7�� ! Assessor's Tax Parcel No(s): 292104-9071-03 MW f°11x1�RICA1� 1 THE GRANTOR(S) Mingrey Hildebrandt, wife of Grantee for and in consideration of establish separate property in hand paid, conveys and quit claims to Eric L. Hildebrandt, a married man as his sole and separate, the following described real estate, situated in the County of King, State of Washington, together with all after acquired title of the grantor(s) herein: LEGAL DESCRIPTION: Real property in the County of King, State of Washington, described as follows: That portion of the southeast quarter of the northeast quarter of Section 29, Township 21 North, Range 4 East, W.M., records of King County, Washington, described as follows: Beginning at the east quarter corner of said Section 29; running thence north 0014'15" west along the easterly line of said subdivision 391.15 feet; thence south 89035'15" west along the northerly margin of the Neil County Road, 669.0 feet to the true point of beginning of the tract herein described; thence north 0014'15" west 279.44 feet, thence north 89051'35" west 188.5 feet; _ thence south 0014'15" east 281.27 feet to the northerly margin of said Neil County Road, thence north 89035'15" east, along said northerly margin 188.5 feet to the true point of beginning. Situate in the County of King, State of Washington. Page 1 of 2 LPB 12-05 E2516591 10/31/2011 15:24 KING COUNTY, WA SALE $10.00 $0.00 PAGE-001 OF 001 o First American Title ,a, APN: 292104-9071-03 Quitclaim Deed - continued File No.: 4204-1752844 (CMN) Date: 10/27/2011 a 2�h 1 Mingrey Hildebrandt STATE OF Washington ) )-ss. COUNTY OF King ) I certify that I know or have satisfactory evidence that Mingrey Hildebrandt, is/are the person(s) who appeared before me, and said person(s) acknowledged that he/shelth signed this instrument and acknowledged it to be his/he it Ir free and voluntary act f e uses and purposes mentioned in this Instrument. I Dated: (D 2 7 11 Christina M. Nordyke Notary Public in and for the State of Washington Residing at: Sumner My appointment expires: 10-9-11 M DYKErONLICPIRES Page 2 of 2 LPB 12.05 First American Title 5. Vesting_ 03_20111031001797 AFTER RECORDING MAIL TO: Mr, Cherian 26407 52nd Ln S. Kent, WA 98032 M 1103QCD1001797 PAGE-001 p1F ®02 00 10/31/2011 18:26 KING COUNTY, L!R Fled for Record at Request of: Spx ebne d+lr sne for anvdssr a,y First American Title Insurance Company QUIT CLAIM DEED File No: 4204-1752844 (CMN) Date: October 27, 2011 Grantor(s): KimberlyJ. Cherian, Gr-antee(s): Jesse Cherian Abbreviated Legal: PTN. SEC. 29, TWP. 21N, RGE. 4E, NE QTR., SE QTR., W.M., KING COUNTY Additional Legal on page: ! Assessor's Tax Parcel No(s): 292104-9071-03 HRE1k►I�I•A � CA i1 THE GRANTOR(S) Kimberly J. Cherian, wife of Grantee for and in consideration of establish separate property in hand paid, conveys and quit claims to Jesse Cherian, a married man as his sole and separate, the following described real estate, situated in the County of King, State of Washington, together with all after acquired title of the grantor(s) herein: LEGAL DESCRIPTION: Real property in the County of King, State of Washington, described as follows: That portion of the southeast quarter of the northeast quarter of Section 29, Township 21 North, Range 4 East, W.M., records of King County, Washington, described as follows: Beginning at the east quarter corner of said Section 29; running thence north 0014'15" west along the easterly line of said subdivision 391.15 feet; thence south 89035'15" west along the northerly margin of the Neil County Road, 669.0 feet to the true point of beginning of the tract herein described; thence north 0014'15" west 279.44 feet; thence north 89051'35" west 188.5 feet; thence south 0014'15" east 281.27 feet to the northerly margin of said Neil County Road, thence north 89035'15" east, along said northerly margin 188.5 feet to the true point of beginning. Situate in the County of King, State of Washington. Page 1 of 2 LPB 12-05 E2516592 1013112e11 15:24 Kinks COUNTY, YA 510•00 PAGE-001 OF 001 SRC $0.00 First American Title ,_ N APN: 292104-9071-03 Quitclaim Deed - continued Fire No.: 4204-1752844 (CMN) Date: 10/27/2011 c � Ki beriy ). Ch ' STATE OF Washington ) )-ss. COUNTY OF King ) I certify that I know or have satisfactory evidence that Kimberly 7. Cherian,car4lthe persoto who appeared before me, and said personW,acknowledged that 14jjW!0 y signed this instrument and acknowledged it to be K7sf ifree and voluntary act for the uses and purposes mentioned in this instrument. y���� Dated: ��• %LJ 1 Christina M. Nordyke Notary Public in and for the State of Washington Residing at: Sumner My appointment expires: 10-9-11 P51 R'S INA ixNORENKS TF pF WASHINGTON OTARY PUBLIC M1rSSION Expl;'ES iQ'�15 Page 2 of 2 LPB 12-05 -n D 3 m 0' w v A;y ODDN O 7 Q OOo v A `. O v n V. 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I•C io I'f 3 @a N' nY'rsrt a @ o @Nm rr n J- = zn M40 ID @ x a P. N a rYn m0 Inlb a0rr .tiy'u3'0 Ior HM Z ro n G @@ M P. rrb C M rr LL rt p a n P. N d rt r zr0 n Ff@ a M �—ilD r I .--r--r— A u9 I, 7 _1 MILE! IF ME UULUMLNI IN ]HIS WAML IS LESS CLEAN THAN IRIS NULICE IT IS Ilf TU THF. QL' ITV- IF TWE DOCUMENT. Q r I CA m Z H H N• O m 7 d rt G •Y N X C rt- rt r rwr 7 N •C 0 m 0 n n P.rr hi :I En � N• W N 7C G 7 a o V O a i0 N M a n I' rr o O ID O• v� c rr y m a =ro •• rr g m t m:3 m rr ro m H 7 rr rD N M M La ED rr b a • N � Q co rt Z O O M " fD • rr fD ::r rr O b rA First American Title 8. Exception_05_20131202001507 1� PIP W PAGE-001 ❑F e20EAS 91.00 AFTER RECORDING MAIL TO: Name Abbey Road Group Land Development Services Co Address PO Box 1224 City/State Puyallup, WA 98371 Document Title(s): 1. Grant of Easements Reference Number(s) of Documents Assigned or released: Grantor(s): 1. Jess Cherian 2. Eric Hildebrandt ] Additional information on page of document Grantee(s): 1. Park 16, LLC 2. ] Additional Information on page of document Abbreviated Legal Description: Ptn Sec 29 Twp 21N Rge 04E, SE Qtr NE Qtr Tax Parcel Number(s): 292104-9107-01 [ ] Complete legal description is on page of document 20131202001507.001 EXCISE TAX NOT REQUIRED 'ing County Recor Division By Deputy I am requesting an emergency nonstandard record€ng for an additional fee as provided in RCW 36.18,010. I understand that the recording processing requirements may cover up or otherwise obscure some part of the text of the original document, First American Title AFTER RECORDING, RETURN TO: 20131202001507.002 Abbey Road Group Land Development Services Company, LLC P. O. Box 1224, Puyallup, Wa. 98371 Document Title: Grant of Easements Grantor: Jesse Cherian (Owner), 27252 33"' Place South, Kent, WA 98032 Eric Hildebrandt (Owner), 27252 33r0 Place South, Kent, WA 98032 Grantee: Park 16, LLC, a Washington Limited Liability Company Legal Description: Section 29, Township 21 N, Range 04E, Additional Legal Description on Pages 1 and 2 of document. Assessor's Property Tax Parcels: 292104-9071 GRANT OF EASEMENTS page 1 of 16 First American Title 20131202001507.003 GRANT OF EASEMENTS THIS GRANT OF EASEMENTS ("Grant of Easements") is made this 0 day of Aug 2013 by and between Jesse Cherian ("Grantor"), and Eric Hildebrandt ("Grantor"), and Park 16 LLC, a Washington limited liability company ("Grantee") and sometimes collectively referred to herein as the "Parties". RECITALS A, Grantor represents and warrants that it is the owner of the real property commonly known as Jesse Cherian ("Grantor"), and Eric Hildebrandt ("Grantor") Property, Parcel No. 292104-9071 and legally described as follows: Parcel Number: 292104-9071 (Owner's, Jesse Cherian, and Eric Hildebrandt) POR OF SE'/. OF NE'/ DAF-BEG AT E "/, COR OF SEC TH N 00-14-15 W ALG E LN OF SD SUED 391.15 FT TH 89-35-15 W ALG N LN NEIL CO RD 669 FT TO TRUE BEG TH N 00-14-15 W 279.44 FT TH N 89-51-35 W 375.5 FT TH S 00-14-15 E 283.09 FT TO NLY NEIL CO RD TH N 89-35-15 E ALG SD NLY LN 375.5 FT TO TRUE BEG LESS W 187 FT Hereinafter the "Grantor's Parcel B. Both Grantor and Grantee intend to develop their parcels In the future. In the interest of saving costs and improving the value of each parcel, the Parties wish to create easements and provide for the construction, maintenance, repair and improvement of the easements as provided in this Grant of Easements. GRANT OF EASEMENTS First American Title 20131202001507.004 NOW, THEREFORE, in consideration of the mutual promises contained herein and other good and valuable consideration, the parties agree as follows: GRANT OF EASEMENTS I. Incorporation of Recitals. The foregoing recitals are incorporated in this Grant of Easements as if fully rewritten here. Z Grant and Purpose of Easements. A. Access Easement: Grantor hereby grants and conveys to Grantee, its tenants and subtenants, employees, agents, customers and Invitees and its successors and , assigns, a permanent nonexclusive easement for the purposes of ingress and egress, the construction, maintenance, repair, improvement and use of road and driveway access, curb cuts, and walkways for vehicular and pedestrian access, including semi -tractor trailers and any other vehicles necessary for the use of Grantee's Parcel, beginning on South 3591h St at the Grantor's South property line as legally described and depicted on the attached Exhibits A and B respectively (the "Access Road"). No parking shall be allowed within the Access Road and the area shall remain free of equipment and materials at all times, except when workers are actively working within the area. B. TernporarylConstruction Easement: Grantor hereby grants and conveys to Grantee, its tenants and subtenants, employees, agents, customers and invitees and its successors and assigns, a perpetual exclusive easement for the purposes of the construction, maintenance, repair and improvement of landscaping, including lighting and irrigation, over a portion of the Grantor's north property line, as depicted on the attached Exhibit C and D (the "Temporary Construction"). C. Utility Easement: Grantor hereby grants and conveys to Grantee, its tenants and subtenants, employees, agents, customers and Invitees and its successors and assigns, a permanent nonexclusive easement for the purposes of the construction, maintenance, repair and improvement of utilities adjacent to Grantor's eastern property line as legally described and depicted on the attached Exhibits A and B. Utitities include, but are not limited to, power, water, sewer, storm, gas, cable TV & telecommunications, Grantor agrees that upon, Grantee's request Grantor will also convey a public utility easements to the City of Federal Way, Lakehaven Utility District, or such other entity having jurisdiction over the utilities in the necessary form of respective governing jurisdictions as may be required for their approval of said public utilities within the easement area depicted in Exhibits A and B as described herein. GRANT OF EASEMENTS First American Title 20131202001507.005 D, Construction within the Easements: The Parties agree to take reasonable steps not to materially interfere with or obstruct or delay the other party's use and enjoyment of the easements during construction, maintenance, repair or Improvement. 3. Access Road Construction, Maintenance and Repair. A. The Parties agree to keep the Access Road in good condition and repair by maintaining, restriping, repairing and resurfacing the Access Road, when necessary, in a level, smooth and evenly covered condition With the type of surfacing material as originally installed, or such substitute as shall in all respects be equal to or superior in quality, use and durability. This also includes, without limitation, removing all papers, debris and refuse and washing or thoroughly sweeping the Access Road to the extent reasonably necessary to keep the area in a neat, clean and orderly condition. B. Grantee shall be solely responsible for the maintenance and repair of the Access Road until such time as Grantor begins development of Its property at which time the parties shall share in the cost of maintenance, repair and improvement of the Access Road in proportion to their usage. C. In the event that one of the parties hereto should by their use of the Access Road cause It to be subjected to other than reasonable wear and tear and should the Access Road be damaged by such use, the party subjecting the road to such extraordinary use shall have the obligation to repair the Access Road to the condition existent prior to such use, or better, and all expense there for shall be borne by such party. 4. utility Construction, Maintenance and Repair. Grantee shall be solely responsible for the maintenance and repair of the utilities until such time as Grantor begins use of those utilities at whlch time the Parties shall share the cost of maintenance, repair and Improvement of the utilities in proportion to their respective usage. The parties agree to keep the utilities in good condition and repair. In the event that one of the parties hereto should by their use of the utilities cause them to be subjected to other than reasonable wear and should the utilities be damaged by such use, the party subjecting the utilities to such extraordinary use shall have the obligation to repair the utilities to the condition existent prior to such use, or better, and all expense there for shall be borne by such party. GRANT OF EISFMFNTS First American Title 20131202001507.006 5. Method for Approval of Work and Work Standards. A. Approval Prior To _Worts: When it becomes necessary for any maintenance, repair or Improvement work to be performed within the Access Easement or Utility Easement, the Parties shall meet and confer over the necessity to effect such maintenance, repair or improvement. If the parties cannot agree, the conflict shall be resolved according to paragraph 6, Claims and Disputes. If the parties agree that maintenance, repair or Improvement work is necessary, but cannot agree on the contractor or the price for the work, each party may obtain a written fixed bid for the work from a contractor registered In the State of Washington and the lowest and best bid shall be determinative of who performs the work and at what cost. B. No Liens; All work performed or caused to be performed in the easement areas for the purposes provided for herein shall be completed in a careful and workmanlike manner, free and clear of all claims or liens. C. Access interference: In the event any work Is contemplated to prevent access to the Grantor's or Grantee's property, the Parties shall meet and confer to determine what reasonable measures may be implemented to reduce or minimize disruption to the Parties. Liens, Claims and Disputes. A. Liens. If either party fails to pay for its share of the work as required under this Grant of Easements, the non -defaulting party may retard a lien against the defaulting party's parcel for those costs. Such lien may be foreclosed as a mechanics' lien pursuant to Chapter 60.04 RCW or its successor statute. B. ❑isgute Resolution. In the event that a claim or dispute arises between or among the Grantor or Grantee, the Parties will make a good faith effort to resolve the dispute without resort to litigation. In the event the claim or dispute cannot be resolved, a party may issue a demand that the matter be resolved by arbitration. The Parties shall select an arbitrator from either the Washington Arbitration and Mediation Services (WAMS) or the Judicial Arbitration and Mediation Services (JAMS). The Parties agree that the arbitrator shall have the authority to determine the amount, validity and enforcement of any matter in dispute with respect to the terms and conditions of this Grant of Easements. This includes the ability of the arbitrator to award equitable relief. Any award by the arbitrator may be filed and enforced in the Pierce County Superior Court. GRANT OF EASEMENTS First American Title 7. Mutual Indemnity. 20131202001507.007 A. Grantee shall indemnify and hold Grantor harmless from any loss, damage, injury, cause of action or claim resulting from any and all negligent or willful acts or omissions of Grantee, its agents, guests, or other persons or entities on or utilizing the easements provided for herein, except to the extent caused by the negligence or willful act or omission in whole or in part of Grantor. B. Grantor shall Indemnify and hold Grantee harmless from any loss, damage, injury, cause of action or claim resulting from any and all negligent or willful acts or omissions of Grantor, its agents, guests, or other persons or entities on or utilizing the easements proved for herein, except to the extent caused by the negligence or willful act or omission in whole or In part of Grantee. 8. Grantee's Creation of Pads ! No Other Parcels, A. Grantee anticipates creating separate parcels or "pads" within its Parcel that may be sold to third parties for development and use. The easements created hereln shall be for the benefit of each new parcel or pad and each parcel or pad shall be subject to the terms, conditions, covenants and agreements contained herein. B. Grantee is investing a substantial sum to perform all of the permitting and construction work contemplated In this Grant of Easements. For that reason, the Parties agree that no properties or parcels other than the Grantor's Parcel and the Grantee's Parcel as legally described in this Grant of Easements may be granted any easements or allowed use of or access to the Access Road, landscaping or utilities without the prior written approval and consent of the Grantee, which approval and consent may be withheld for any reason. Provided, however, that the Grantee may, without the consent of Grantor, sell to an adjoining property owner the right to use the Access Road, landscaping and utilities easements and Grantor agrees to execute such documents as are reasonably necessary to confer those rights upon such other property owner. Any additional properties or parcels shall be subject to the terms, conditions, covenants and agreements contained herein. GRANT OF EASEMENTS First American Title 20131202001507.008 9. Notices. All notices, requests, demands and other communications under this Grant of Easements shall be in writing and shall be deemed given: (i) if personally delivered; (6) three (3) business days after being placed In the United States' mail, certified, return receipt requested; or (€) one day after being placed for delivery with a nationally recognized overnight courier, in each case addressed to the addresses on file with the Pierce County Assessor -Treasurer or such other address as the Parties have provided In writing to the other. 10. Injunctive Relief. In the event of any violation or threatened violation by any person of any of the provisions of this Grant of Easements, either of the Parties or their tenants or sub -tenants shall have the right to enjoin such violation or threatened violation in Pierce County Superior Court. The right of injunction shall be in addition to all other remedies set for In this Grant of Easements or provided by law. 11, Specific Enforcement. The terms of this Grant of Easements shall be specifically enforceable by the parties or their successors and assigns. 12. Breach Shall Not Permit Termination. It is expressly agreed that no breach of this Grant of Easements shall entitle any party to terminate this Grant of Easements, but such limitation shall not affect in any manner any other rights or remedies which such party may have hereunder by reason of any breach of this Grant of Easements. 13. Waiver. The waiver by either party of any term, covenant or condition herein contained shall not be deemed to be a continuing waiver of such term, covenant or condition or a waiver as to any subsequent breach of the same or any other term, covenant or condition herein contained. 14. Lender Protection. This Grant of Easements and the rights, privileges, covenants, agreements and easement hereunder with respect to each party and each parcel, shall be superior and senior to any lien hereafter placed upon any parcel, Including the lien of any mortgage or deed of trust. Notwithstanding the foregoing, no breach hereof shall defeat, render invalid, diminish or impair the lien of any mortgage or deed of trust made in good faith and for value, but all of the covenants and restrictions, easements and conditions and other provisions, terms and conditions contained in this Grant of Easements shall be binding upon and effective against any person or entity (including any mortgagee or beneficiary under a deed of trust) who acquires title to any parcel or any portion thereof by foreclosure, trustee's sale, deed in lieu of foreclosure or otherwise. 15. Not a Partnership. The provisions of this Grant of Easements are not intended to create, nor shall they be in any way interpreted or construed to create, a joint venture, partnership, or any other similar relationship between the parties. GRANT OF EASEMENTS First American Title 20131202001507.009 16. No Third Party Beneficiary Rights. This Grant of Easements is not intended to create, nor shall it be in any way interpreted or construed to create, any third party beneficiary rights In any person not a party hereto. Additionally, the easements created herein are not Intended to confer any rights or benefits upon the public generally or upon any governmental agency or body except as described in 2. A. of this agreement. 17. Attorneys' Fees. In the event a suit, action or proceeding is brought to enforce any of the provisions of this Grant of Easements, costs, expenses and reasonable attorneys' fees shall be awarded to the prevailing party. 18. Successors and Assigns. All of the terms and conditions of this Grant of Easements shall run with the land as described herein, and shall Inure to the benefit of and be binding upon the heirs, personal representatives, successors and assigns of the Parties hereto. The singular number includes the plural and any gender includes all other genders. 19. Captions and Headings. The captions and headings in this Grant of Easements are for reference only and shall not be deemed to define or limit the scope or intent of any of the terms, covenants, conditions or agreements contained herein. 20. Negotiation and Construction. This Grant of Easements was negotiated by the Parties with the assistance of their own counsel and, therefore, shall not be interpreted strictly for or against any party. This Grant of Easements shall be construed and interpreted in accordance with the laws of the State of Washington, 21. Time. Time is of the essence of this Grant of Easements and of every term and provision hereof. 22, Invalid Provision. If any provision of this Grant of Easements is held to be illegal, invalid or unenforceable under present or future laws, such provision shall be fully severable; this Grant of Easements shall be construed and enforced as if such illegal, invalid or unenforceable provision had never comprised a part of this Grant of Easements; and the remaining provisions of this Grant of Easements shall remain in full force and effect and shall not be affected by such illegal, invalid or unenforceable provision or by its severance from this Grant of Easements. 23. Exhiblts. The following exhibits are attached hereto and by this reference made part of this Grant of Easements as if fully set forth herein: Exhibit A - Emergency road Ingress, egress and permanent utility easement Exhibit B - Diagram Emergency road ingress, egress permanent utility easement Exhibit C - Temporary Constructlon Easement Exhibit D - Temporary Construction Easement Drawing Description Exhibit E - Road & Utility Layout Drawing Description GRANT OF EASEMENTS First American Title 20131202001507.010 24. Entire Agreement. This Grant of Easements constitutes the entire agreement of the Parties with respect to the subject matter herein and supersedes all written or oral agreements or understandings, if any. This Grant of Easements may be modified only in writing signed by all Parties. IN WITNESS WHEREOF this Grant of Easements is executed as of the date and year first above written. GRANTOR: Jesse Cherian (Owner) An Individual, By: se Cherian GRANTOR: Eric Hildebrandt (Owner), An Individual, n6vmol .'fAffdebrandt GRRNTEE: Park 16, LLC A Washington limited Liability Company By: Evan J. Hunden (Managing Member) Park 16, LLC GRANT OF EASEMENTS First American Title 20131202001507.011 24. Entire Agreement. This Grant of Easements constitutes the entire agreement of the Parties with respect to the subject matter herein and supersedes all written or oral agreements or understandings, if any. This Grant of Easements may be modified only in writing signed by all Parties. IN WITNESS WHEREOF this Grant of Easements is executed as of the date and year first above written. GRANTOR: Jesse Cherian (Owner) An Individual, By: Jesse Cherian GRANTOR: Eric Hildebrandt (Owner), An Individual, By: Eric Hildebrandt GRANTEE: Park 16, LLC A Washington limited Liability Company By: Evan J. Hunden fManaging Member) Park 16, LLC GRANT OF EASEMENTS First American Title 20131202001507.012 {individual) STATE OF WASHINGTON } SS. County of King } 1 certify that I know or have satisfactory evidence that Eric Hilderbrandt is/are the person(s) who appeared before me, and said person(s) acknowledged that he/shelthey signed this instrument and acknowledged it to be his/her/their free and voluntary act I'or the uses and purposes mentioned in this instrument. DATED; August 16, 2013 Name (typed or printed): Laura Lau NOTARY PUBLIC in and for the State of WA �.�t3'ti�;,ai3ii��.p►'►yk. Residing at Seattle ►y E My appointment expires: April 13, 2014 -�i 0IS a s < `�ttiu��u��`� `• First American Title 20131202001507.013 (Individual) STATE OF WASHINGTON } } SS. County of King } 1 certify that I know or have satisfactory evidence that Jesse Cherian is/are the person(s) who appeared before me, and said person(s) acknowledged that he/she/they signed this instrument and acknowledged it to be his/her/their free and voluntary act for the uses and purposes mentioned in t is instrument. DATED: August g, 2013 ame (typed or printed); Laura Lau W ti�r���►lutity NOTARY PUBLIC in and for the State of WA %r`�•°lu'��'y Residing at Seattle My appointment expires: April 13, 2014 'C� r r 05x 0 _ c1 f gvi-% First American Title STATE OF WASHINGTON ) ss. COUNTY OF KING ) 20131202001507.014 On this & day of Aug 2013, before me personally appeared 4xn X X-4- , to me known to be the &A:- Washington & 4-l��r•� , that executed the foregoi instrument, and acknowledged said instrument to be the free and voluntary act and deed of said corporation, for the uses and purposes therein mentioned, and on oath stated that He/She was authorized to execute said instrument. GIVEN under my hand and oft7cial seal this 16 day of Aug 2013. E. PUBLIC NOTARY f U.UG in and for the Sta)e of Washington, residing at�P�F L 1,q 8-9-15 oZ My commission expires: f ?z zo o, j -- F �� W e CFi� Printed Name: �.ss� w-- f STATE OF WASHINGTON ) ss. COUNTY OF KING ) On this day of Aug 2013, before me personally appeared to me known to be the , a , that executed the foregoing instrument, and acknowledged said insimment to be the free and voluntary act and deed of said corporation, for the uses and purposes therein mentioned, and on oath stated that he was authorized to execute said instrument. GIVEN under my hand and official seal this _ day of Aug 2013. NOTARY PUBLIC in and for the State of Washington, residing at My commission expires; Printed Name: GRANT OF EASEMENTS D— In of-tR First American Title STATE OF WASHINGTON } } ss. COUNTY O tNG On this _ day of Aug 2013, before me personally appeared tome known to be the , a Washington that executed the foregoThg instrument, and acknowledged said instrument to be the Free and voluntary act a`Rd deed of said corporation, for the uses and purposes therein mentioned, and n\oath stated that He/She was authorized to execute said instrument. 1� GIVEN under my hand and official seal this \day of Aug 2013. NOTARY PUBLIC in ar Washington, residing at My commission expires: Printed Name: GRANT OF EASEMENTS for the State of `IG Kj MINIIII &I01111 r:. Page 11 of 16 First American Title Exhibit A Emergency road ingress, egress and permanent utility easement LEGAL DESCRIPTION: THAT PORTION OFTHE SOUTHEAST QUARTER OF THE NORTHEAST QUARTER OF SECTION 29, TOWNSHIP 21 NORTH, RANGE 4 EAST, W.M., IN KING COUNTY, WASHINGTON, DESCRIBED AS FOLLOWS: COMMENCING ATTHE EAST QUARTER CORNER OF SAID SECTION 29; RUNNING THENCE NORTH 01'21'50" EAST ALONG THE EASTERLY LINE OF SAID SUBDIVISION 391.15 FEET; THENCE NORTH 88'48'40" WESTALONG THE NORTHERLY MARGIN OF THE NEIL COUNTY ROAD (SOUTH 359TH STREET), 669.0 FEET TO THE TRUE POINT OF BEGINNING; COMMENCING AT THE POINT OF BEGINNING; THENCE CONTINUING ALONG THE NORTHERLY MARGIN OF THE NEIL COUNTY ROAD (SOUTH 3591HSTREET) NORTH 88'48'40" WEST, A DISTANCE OF 56.24 FEET; THENCE NORTH 24-51-39" EAST, A DISTANCE OF 40.72 FEET; THENCE NORTH 01°21'50" EAST, A DISTANCE OF 160.84 FEET; THENCE NORTH 45°14'29" WEST, A DISTANCE OF 27.52 FEET; THENCE NORTH 63°44'15" WEST, A DISTANCE OF 12.59 FEET TO THE BEGINNING OF A CURVE TANGENT TO SAID LINE; THENCE NORTHWESTERLY AND NORTHERLY A DISTANCE OF 45.13 FEET ALONG THE CURVE CONCAVE TO THE NORTHEAST, HAVING A RADIUS OF 54.50 FEET AND A CENTRAL ANGLE OF 47°26'31"; THENCE NORTH 45°14'29" WEST, A DISTANCE OF 7.01 FEET; THENCE NORTH 01°28'26" EAST, A DISTANCE OF 16.36 FEET; THENCE SOUTH 88-31-22" EAST, A DISTANCE OF 42.50 FEET; THENCE SOUTH 01-28-26" WEST, A DISTANCE OF 4.90 FEET TO THE BEGINNING OF A CURVE CONCAVE TO THE NORTHEAST HAVING A RADIUS OF 14.50 FEETAND A CENTRAL ANGLE OF 63°44'15" AND BEING SUBTENDED BY A CHORD WHICH BEARS SOUTH 31°52'08" EAST 15.31 FEET; THENCE SOUTHERLY AND SOUTHEASTERLY ALONG SAID CURVE, A DISTANCE OF 16.13 FEET; THENCE SOUTH 63044'15" EAST TANGENT TO SAID CURVE, A DISTANCE OF 24.07 FEET TO THE BEGINNING OF A CURVE TANGENT TO SAID LINE; THENCE SOUTHEASTERLY A DISTANCE OF 46.38 FEET ALONG THE CURVE CONCAVE TO THE SOUTHWEST, HAVING A RADIUS OF 69.50 FEET AND A CENTRAL. ANGLE OF 38°14'17"; THENCE SOUTH 01'21'50" WEST, A DISTANCE OF 215.73 FEET TO THE POINT OF BEGINNING. Grant of Easement 20131202001507.016 Page 12of16 First American Title Exhibit B Diagram Emergency road ingress, egress permanent utility easement 1+84s�s•rrr ta�4 I1Eh • AEp r+sl� IS4 0 { ~�`y tiLA `LL t L J \L �L E I i I I I I r i I $S I us ARC E isg a 20 40 so { I i I 1 l SO. m w. 1488'44O'S 8Is0. C ER 58a 8'35YIS'E 17EE l� EXHIBIT B P EWERGENCY ROAD 111GRE3% EGRESS, PERMANENT UMUTY EASEMENT TINE 6F1�iiifl0 818iRNCE ' L2 Il34'S139 E 40.72 L4 N46943C Y 27.52 L3 1r85'4415 Y 12x9 r sr ffol�8�'e la.a5' 8 � E 97. to salts xa•r �,go i.1i Stl1rs15fl ZiB.TS L7 472831 39.9fl 45�1 20131202001507.017 Grant of Easement Page 13 of 16 20131202001507.017 Grant of Easement Page 13 of 16 First American Title 20131202001507.018 Exhibit C Temporary Construction Easement LEGAL DESCRIPTION THE NORTH 50 FEET OF THE FOLLOWING DESCRIBED TRACT: THAT PORTION OF THE SOUTHEAST QUARTER OF THE NORTHEAST QUARTER OF SECTION 29, TOWNSHIP 21 NORTH, RANGE 4 EAST, W.M., IN KING COUNTY, WASHINGTON, DESCRIBED AS FOLLOWS: BEGINNING AT THE EAST QUARTER CORNER OF SAID SECTION 29; RUNNING THENCE NORTH 00°14'15" WEST ALONG THE EASTERLY LINE OF SAID SUBDIVISION 391.15 FEET; THENCE SOUTH 89°35'15" WEST ALONG THE NORTHERLY MARGIN OF THE NEIL COUNTY ROAD (SOUTH 359T3i STREET), 659.00 FEET TO THE TRUE POINT OF BEGINNING OF THE TRACT HEREIN DESCRIBED; THENCE NORTH 0°14'15" WEST 279.44 FEET; THENCE NORTH 89°51'35" WEST 188.50 FEET; THENCE SOUTH 0-14'15" EAST 281.27 FEET TO THE NORTHERLY MARGIN OF SAID NEIL COUNTY ROAD; THENCE NORTH 89'35'15" EAST, ALONG SAID NORTHERLY MARGIN 188.50 FEET TO THE TRUE POINT OF BEGINNING, Grant of Easement Page 14 of 16 First American Title Exhibit D Temporary Construction Easement Drawing Description 7 F+so 3'j82'S ise &D� IM 50' TEIAPORARY CONSTRUCTION EASEMENT k �z $GALS.,17=4a a 20 UO P09 91114E'ii0'E IO4.60' IAEA F�CB�.yiS'lB�E #OEm�j 18y&y50' GO. 47 b h 1(Qa" 40v E69,aor EKWiBIT Q s TEMPORARY CONSTRUC71ON EASEMENT 0RAW40 OESCIIIPTICN Grant of Easement 20131202001507.019 Page 15 of 16 First American Title Exhibit E Road & Utility Layout Drawing Description EMIT E "'D k UPUIY L-WjT 2921049095 I—ev�owra srreani unc � } I -- ILOT3 I 13 M079,70S0 rr, 1 •l` 1 OOILCINO SMAD( UwE `+— i 12921049071 1 +� 11 LOT2 IMLIM FT SEILEA 5[>71R(� 1 LOT 3 EzsTwa our I �+ x 1680MISO FT 1 1 I� 1� 1 a � oosnNa Mouse � 1 I H I ss MDJENT, uar ----.� • i' M' PAVEMENT, L;It�----; I I xAi a[mse� f PEa 20131202001507.020 Grant of Easement Page 16 of 16 First American Title 9. Exception_06_20131202001508 I ST AM 0-r Return Address Lakehaven Utility District Development Engineering P. O. Box 4249 Federal Way, WA 98063-4249 20131202001508 KING COUNTY. WA EXCISE TAX NOT REQUIRED King %=SionBNpvty IV COVERSHEET Document Title: Easement for Water and Sewer Facilities Reference Number(s): Grantor(s): Eric L. Hildebrandt (Individual) and Jesse Cherian (Individual) Grantee(s): Lalcehaven Utility District Legal Description: Por SE 1/4, Section 29, T21N, R4E, W.M., King County, Washington, Additional legal description is on Exhibit "A" of document Assessor's Property Tax Parcel/Account Number: 292104-9071 20131202001508.001 DISTRICT USE ONLY BELOW THIS LINE Account Number: Project Number: 6313007 Fund: Amount: S JOINT Esmt-Ofrsite Wtr and Swr-6313007.pdf (Form Rev. 2/11113) First American Title EASEMENT FOR WATER AND SEWER FACILITIES 20131202001508.002 THIS AGREEMENT by and between Lakehaven Utility District, a municipal corporation of King County, Washington, its successors, agents, designees or assigns, hereinafter termed "Grantee" and ERIC L. HILDEBRANDT AND JESSE CHERIA , Its successors, agents, designees or assigns, hereinafter termed "Grantor". WITN ESSETH: That Grantor, for and In consideration of One Dollar ($1.00) or other valuable consideration, the receipt of which is hereby acknowledged, hereby conveys to the Grantee: A perpetual, non-exclusive easement and right-of-way, hereinafter termed "easement," for water and/or sewer facilities of the Grantee, and all appurtenances related thereto, hereinafter termed "Grantee's facilities," through, over and across the real property described In Exhibit "A," attached hereto and incorporated herein by reference. The location of said easement shall be as described in Exhibit "B," and as depicted in Exhibit "C," bath of which are attached hereto and incorporated herein by reference. The Grantor and Grantee hereby covenant and agree to the following terms, provisions and conditions: Grantee shall have the right at such time as Grantee deems necessary, without prior Institution of any suit or proceeding at law and without prior notice to Grantor, to Install, repair, reconstruct, operate and/or maintain Grantee's facilities within said easement, and to enter upon said real property described in Exhibit "A" for the purposes described herein, without Incurring any legal obligation or liability therefore, provided that such shall be accomplished in such manner that existing private improvements shall not be disturbed or destroyed, except as provided hereunder. Grantor hereby agrees that no building, wall, fence, rockery, tree or structure of any kind shall be erected or planted, and no fill material shall be placed, within said easement. Grantor further agrees that no excavation shall be made within three feet (3') of Grantee's facilities and that the level of the ground surface within said easement shall be maintained at the elevation existing at the time said facilities were installed, except for temporary disturbances not affecting Grantee's facilities. Grantor hereby agrees that no water and/or sewer system facility or appurtenance of any kind shall be constructed or located by Grantor, or any third party acting under authority of Grantor, within or proximate to said easement, unless such installation Is approved by Grantee and is in conformance with the then -current edition of the "Criteria for Sewage Works Design" published by the Washington State Department of Ecology. Grantor hereby further agrees that no other utility facility or appurtenance of any kind, including utility service connections, shall be constructed or located by Grantor, or any third party acting under authority of Grantor, within three feet (3'), measured horizontally Park 16 Multifamily Proj #6313007 Easement No(s). 3- 5 - UT-113-153 Esmt-Offslte Wtr and Swr-6313007.docx (Form Rev. 12/21/10) First American Title 20131202001508.003 for parallel alignments, or within six inches (6"), measured vertically for crossing or perpendicular alignments, of any portion of the Grantee's facilities. Grantor hereby grants to the Grantee the use of such additional area immediately adjacent to said easement as shall be reasonably required for installation, repair, reconstruction, operation and/or maintenance of Grantee's facilities within said easement. Grantor hereby agrees to not in any way block, restrict or impede access to or from, or full use of, said easement by Grantee; or convey to a third party any easement, or other Interest or right of use of said real property subject to such easement, that would Impair or limit the easement rights granted herein. Grantor hereby agrees that In the event of any such encroachment, as set forth herein, upon said easement and/or Grantee's facilities, the Grantee shall have the right to require removal of such encroachment, and same shall be accomplished within a reasonable period of time by and at Grantor's expense. Failure of Grantee to so exercise its right to require removal of any such encroachment shall neither constitute waiver of this right, nor preclude other remedies available to the Grantee. The Grantee agrees that any existing improvements on said real property that neither encroach upon, nor conflict with, the rights conveyed to Grantee as set forth herein, that may be disturbed or destroyed by Grantee's facilities, or Grantee's activities related to such facilities, will be replaced, repaired, or otherwise restored as reasonably practicable, to the pre -event condition by and at Grantee's expense. This Agreement and each of the terms, provisions, conditions and covenants herein shall be binding upon and apply to the benefit of the parties hereto and their respective successors, agents, designees, or assigns. Park 16 Multifamily Proj #6313007 Easement No(s). ]13-1058-FUT Esmt-Offsite wtr and Swr-6313007.docx (Form Rev. 12/21/10) First American Title VO4 LAMM. , �i1R 4� it R S•� 3esse an STATE OF 11k! Jr' �i,1" • ) ss: County ofei ) I certify that I know or have satisfactory evidence that Eric L. Hildebrandt and Jesse CherlaI3 signed this instrument and acknowledged it to be thei free and voluntary act for the uses and purposes mentioned in the Instrument. DATED: �/ZO/2-C' : Q,§ O-TAO? ti. V r� �fl�. S ►U .. • Le s For recording In the State of Washington, the Notarial Seal must be fully legible and cannot Intrude Into document margins. Please affix seal in the space provided. PRL MAO', F , 1W F/-r!/, 17A My appointment expires 20131202001508.004 Park 16 Multifamily Proj #6313007 Easement No(s). 113- -F UT- 3- 30 Esmt-O:fslte wtr and 5wr-6313007.docx (Form Rev. 12/21/10) First American Title EXHIBIT "A" 20131202001508.005 THAT PORTION OF THE SOUTHEAST QUARTER OF SECTION 29, TOWNSHIP 21 NORTH, RANGE 4 EAST, W.M., IN KING COUNTY, WASHINGTON, DESCRIBED AS FOLLOWS; BEGINNING AT THE EAST QUARTER CORNER OF SAID SECTION 29; RUNNING THENCE NORTH 0014'15" WEST ALONG THE EASTERLY LINE OF SAID SUBDIVISION 319.15 FEET; THENCE SOUTH 89035'15" WEST ALONG THE NORTHERLY MARGIN OF THE NEIL COUNTY ROAD, 669.0 FEET TO THE TRUE POINT OF BEGINNING OF THE TRACT HEREIN DESCRIBED; THENCE NORTH 0014'15" WEST 279.44 FEET; THENCE NORTH 89051'35" WEST 188.5 FEET; THENCE SOUTH 0014'15" EAST 281.27 FEET TO THE NORTHERLY MARGIN TO SAID NEIL COUNTY ROAD; THENCE NORTH 89035'15" EAST, ALONG SAID NORTHERLY MARGIN 188.5 FEET TO THE TRUE POINT OF BEGINNING. TAX PARCEL NO. 292104-9071. Park 16 Multifamily Proj #6313007 Easement No(s). 3- 5 - FUT-3i3- 30 Esmt-Offslte Wtr and Swr-6313007.dotx (Form Rev. 12121/10) First American Title 20131202001508.006 EXHIBIT "B" Easement Descrlotian THAT PORTION OF THE SOUTHEAST QUARTER OF THE NORTHEAST QUARTER OF SECTION 29, TOWNSHIP 21NORTH,RANGE 4 EAST,W.M.,IN KING COUNTY, WASHINGTON, DESCRIBED AS FOLLOWS: COMMENCING AT THE EAST QUARTER CORNER OF SAID SECTION 29;RUNNING THENCE NORTH 01'21'50" EAST ALONG THE EASTERLY LINE OF SAID SUBDIVISION 391.15 FEET;THENCE NORTH 88'48'40" WEST ALONG THE NORTHERLY MARGIN OF THE NEIL COUNTY ROAD (SOUTH 359TH STREET), 669.0 FEET TO THE TRUE POINT OF BEGINNING; COMMENCING AT THE POINT OF BEGINNING; THENCE CONTINUING ALONG THE NORTHERLY MARGIN OF THE NEIL COUNTY ROAD (SOUTH 359TH STREET) NORTH 88°48'40" WEST,A DISTANCE OF 56.24 FEET; THENCE NORTH 24'51'39" EAST,A DISTANCE OF 40.72 FEET; THENCE NORTH 01'21'50" EAST, A DISTANCE OF 160.84 FEET; THENCE NORTH 45' 14'29" WEST,A DISTANCE OF 27,52 FEET; THENCE NORTH 63'44'15" WEST,A DISTANCE OF 12.59 FEET TO THE BEGINNING OF A CURVE TANGENT TO SAID LINE;THENCE NORTHWESTERLY AND NORTHERLY A DISTANCE OF 45.13 FEETALONG THE CURVE CONCAVE TO THE NORTH EAST,HAVI NG A RADIUS OF 54.50 FEET AND A CENTRAL ANGLE OF 47'26'31"; THENCE NORTH 45'14'29" WEST,A DISTANCE OF 7.01FEET; THENCE NORTH 01'2826" EAST,A DISTANCE OF 16.36 FEET; THENCE SOUTH 88"31'22"EAST, A DISTANCE OF 42.50 FEET; THENCE SOUTH 01'28'26" WEST,A DISTANCE OF 4.90 FEET TO THE BEGINNING OF A CURVE CONCAVE TO THE NORTHEAST HAVING A RADIUS OF 14.50 FEET AND A CENTRAL ANGLE OF 63'44'15" AND BEING SUBTENDED BY A CHORD WHICH BEARS SOUTH 31' 52'06" EAST 15.31FEET: THENCE SOUTHERLY AND SOUTHEASTERLY ALONG SAID CURVE,A DISTANCE OF 16.13 FEET; THENCE SOUTH 63'44'1 5"EAST TANGENT TO SAID CURVE,A DISTANCE OF 24.07 FEET TO THE BEGINNING OF A CURVE TANGENT TO SAID LINE; THENCE SOUTHEASTERLY A DISTANCE OF 46.38 FEET ALONG THE CURVE CONCAVE TO THE SOUTHWEST,HAVING A RADIUS OF 69.50 FEET AND A CENTRAL ANGLE OF 38114'17"; THENCE SOUTH 01'21'50" WEST,A DISTANCE OF 216.73 FEET TO THE POINT OF BEGINNING. Park 16 Multifamily Proj #6313007 Easement No(s). ]13- i�SB FUT J_FIIT-J13-1S30 Esmt-Offsite Wtr and Swr-6313007.docx (Form Rev. 12/21/10) First American Title 20131202001508.007 EXHIBIT "C" 1MEE DELTA S R!1'94 ARC CI 47'26'31" .50' 45.43' t C2 83'44'15' .50' 16.13' 1 C3 38.14'17' .50' i&.38' 1 t t SCALE:1"=40t ' 0 20 40 80 I I I , S88'48'40"E 168.50' JMEAS) 589'35'15"E i88.54' DEED) .. .. 80. 359TH ST. uu zo NSD*48'40"W 669.00' tMEAS) 589'35'15"E (QEE ] p ;n.¢ � o 0 0 z z Park 16 Multifamlly Pruj #6313007 Easement No(s). u - -1 ❑ Esmt-Offslte Wtr and Swr-6313007.docx (Form Rev. 12/21110) -n CD 0 CD J ii �, Lc �i t �+ r�JC yy• `n :..Ir q t' at •" ySme 4 1w F F' a �'�• + rr r .a e . S 1-• T1• •i f I �p.� %i I- r. s •� a rs a .s •ar ; z ni y G Y �• H I. Y +=• t. 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Invoice - 420973661 ASS AMFp�' FirstAmerican First American Title Insurance Company 818 Stewart St, Ste 800 Seattle, WA 98101 Phone: (206)728-0400/Fax: PR: NWEST Final Invoice To: Abbey Road Group, LLC 923 Shaw Road Suite A Puyallup, WA 98372 Attention: Rick Shaffer Your Reference No.: Cherian SPL RE: Property: 1320 South 359th Street, Federal Way, WA 98003 Buyers: Sellers: Jesse Cherian Ofc: 4209(874) Invoice No.: 874 - 420973661 Date: 12/10/2013 Our File No.: 4209-2187398 Title Officer: Kelly Cornwall Escrow Officer: Customer ID: WA085990 Liability Amounts Owners: Lenders: Description of Charge Invoice Amount Guarantee: Subdivision/Plat Certificate $350.00 Sales Tax $33.25 Comments: INVOICE TOTAL $383.25 Thank you for your business! 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Box 1224 Puyallup, Washington 98371 Prepared by. Stantec Consulting Services, Inc. 11130 NE 33`d Place, Suite 200 Bellevue, WA 98004 Tel: (425) 869-9448 Fax: (425) 869-1190 Project No.., 185750193 February 14, 2014 APR 03 2014 CITY OF FEDERAL WAY CDS N Table of Contents 1 Introduction .................... :.................................... ........................................................ ............1 2 Project Description................................................................................................................1 3 Site Description......................................................................................................................1 4 Geotechnical Subsurface Investigation...............................................................................2 4.1 Site Investigation Program....................................•..........-...-...•...................-.................2 5 Soil and Groundwater Conditions........................................................................................2 5.1 Area Geology ..................... ......... •........................... . ........ .. ......... . ..................2 5.2 Soil Conditions ..................................... ...................................................................... --..-2 6 Geological Hazards .................. ................................................................................................ 3 6.1 Erosion Hazard. ...................... .......................... .......................................................... 3 6.2 Seismic Hazard., ................... ................. - ..................... ... ........................ -.1 ............... 3 7 Discussion............................................................. _ ................................I...................4 8 Recommendations .................. ...................................................................................4 8.1 Site Preparation ....................................... .......................... -............................................ 4 8.3 Erosion and Sediment Control ............. ::......... :....::...:..............:.......:...:...:.::........•...........6 8.4 Foundation Design ............................ ....... ........... ............................ .......... I .............. I ... -.7 8.5 Slab -on -Grade .............. ............................................... ............ I.;- ....................... :,. - ...-8 8.6 Utilities............................................................ .--...............-......................................-..8 8.7 Infiltration ........................................._..........-.........•........................••........I.•....................9 8.8 Concrete Retaining Walls .............................. ...... :................ 9 8.9 Pavement Design.................................................................................•.......................11 9 Construction Field Reviews................................................................................................12 13 10 Closure ...................... ........................................ ........ ................................................... List of Appendices Appendix A ............. :.::•:...•.:...::....:.......... ::....:,..:......... ....•....:,....... Statement of General Conditions AppendixB.............................................•.......................• ......................... Vicinity Map; Site Map AppendixC........... •..........................•..................................................•...........Test Pit Log Records Federal Way, WA Geotechnical Investigation Section 1: Introduction 1 INTRODUCTION In accordance with your authorization, Stantec has completed a geotechnical investigation for the proposed residential short plat located at 1320 S. 359'h Street in Federal Way, Washington (Figure 1). The purpose of the geotechnical investigation was to identify subsurface conditions and to provide geotechnical recommendations for design and construction of the proposed residential structures, stormwater facility, utilities, and associated asphalt paved roadways. The scope of work for the geotechnical investigation consisted of a site investigation followed by engineering analyses to prepare this report. Recommendations presented herein pertain to various geotechnical aspects of the proposed development. 2 PROJECT DESCRIPTION We have reviewed aerial photographs of the property and have discussed the general proposed site layout with the Abbey Road Group. We understand that two new residences will be located in the western portion of the property, north of the existing home. A driveway will extend north from S. 3591h Street along the eastern portion of the property to provide access for the two new residences. We anticipate that the structures will be wood framed and supported on shallow continuous footing elements. We anticipate that footing loads will be light, on the order of 1.5 to 2.5 kips per square foot (ksf). We anticipate that site grading will include cuts and/or fills on the order of 2 feet or less. Deeper excavations, on the order of 8 to 10 feet, may be performed as part of the stormwater management system construction and utility placement. 3 SITE DESCRIPTION The site is located at 1320 S. 359" Street in Federal Way, Washington (Parcel No. 2921049071). The property is rectangular with a total area of 51,400 square feet. The property is currently developed with a single family residence and several outbuildings. The site is slopes gently toward the west and southwest at magnitudes of less than 20 percent and a topographic relief of approximately 6 feet. The site is vegetated with grasses and sparse evergreen trees. Just north of the existing residence is a rockery and landscaping water feature. The property is bordered to the south by S. 359'h Street, to the east and west by residential properties, and to the north by a large parcel in the early stages of development. We understand that this site will be developed with apartment buildings and that stormwater runoff will be collected into below grade vault structures located northwest of the subject site with outflow into existing wetlands. February 14, 2014 staTAC—d Project No. 185750193 Federal Way, WA Geotechn ical Investigation Section 4: Geotechnical Subsurface Investigation 4 GEOTECHNICAL SUBSURFACE INVESTIGATION 4.1 Site Investigation Program The geotechnical field investigation program was completed on February 6, 2014 and included excavating and sampling five shallow test pits. A Stantec field representative directed the subsurface investigation program, collected disturbed soil samples, classified the encountered soils, kept a detailed log of each test pit, and observed and recorded pertinent site features. The results of the test pit and sampling program are presented on the test pit logs enclosed in Appendix C. 5 SOIL AND GROUNDWATER CONDITIONS 5.1 Area Geology The site lies within the Puget Lowland. The lowland is part of a regional north -south trending trough that extends from southwestern British Columbia to near Eugene, Oregon. North of Olympia, Washington, this lowland is glacially carved, with a depositional and erosional history including at least four separate glacial advances/retreats. The Puget Lowland is bounded to the west by the Olympic Mountains, and to the east by the Cascade Range. The lowland is filled with glacial and nonglacial sediments consisting of interbedded gravel, sand, silt, till, and peat lenses. The Geologic May of King County indicates that the site is underlain by Glacial Till. Vashon Glacial Till is typically characterized by an unsorted, nonstratified mixture of clay, silt, sand, gravel, cobbles and boulders in variable quantities. These materials are typically dense and relatively impermeable. The poor sorting reflects the mixing of the materials as these sediments were overridden and incorporated by the glacial ice. 5.2 Soil Conditions Details of the encountered soil conditions are presented on the test pit logs in Appendix C. The detailed soil description on these logs should be referred to in preference to the generalized descriptions below. Test Pits All of the test pits encountered approximately 6 inches of grass and topsoil underlain by 2 to 3 feet of loose to medium dense, silty -fine to medium grained sand with variable amounts of gravel (weathered Glacial Till). This layer was underlain by dense to very dense, silty -fine to medium grained sand with variable amounts of gravel (Glacial Till), which extended to the termination depths of the test pits. February 14, 2014 j.�� Project No. 185750193 Federal Way, WA Geotechnical Investigation Section 6: Geological Hazards Groundwater At the time of our investigation, groundwater was not observed in any of the explorations. However, some soil mottling was observed in the explorations within the upper 4 feet, indicating that a perched water table may develop during extended periods of wet weather. Water table elevations often fluctuate over time. The groundwater level will depend on a variety of factors that may include seasonal precipitation, river fluctuations and local flooding, land use, climatic conditions and soil permeability. Water levels at the time of the field investigation may be different from those encountered during the construction phase of the project. Groundwater monitoring wells were not installed as part of this investigation, therefore determining long term groundwater fluctuations is beyond the scope of this report. 6 GEOLOGOCAL HAZARDS 6.1 Erosion Hazard The Natural Resources Conservation Services (NRCS) maps for King County indicate that the east half of the site is underlain by Everett gravelly sandy loam (5 to 15 percent slopes) with a "Slight" to "Moderate" erosion potential in a disturbed state and that the west half of the site is underlain by Kitsap silt loam (2 to 8 percent slopes) with a "Slight" erosion potential in a disturbed state. It is our opinion that soil erosion potential at this project site can be reduced through landscaping and surface water runoff control. Typically erosion of exposed soils will be most noticeable during periods of rainfall and may be controlled by the use of normal temporary erosion control measures, such as silt fences, hay bales, mulching, control ditches and diversion trenches. The typical wet weather season, with regard to site grading, is from October 31st to April 1St. Erosion control measures should be in place before the onset of wet weather. 6.2 Seismic Hazard We encountered generally medium dense soils at the project site. The overall subsurface profile corresponds to a Site Class D as defined by Table 1613.5.2 of the 2009 international Building Code (2009 IBC). A Site Class D applies to a profile consisting of medium dense/stiff to very dense/hard materials within the upper 100 feet. We referenced the U.S. Geological Survey (USGS) Earthquake Hazards Program Website to obtain values for Ss, S,, Fa, and F, The USGS website includes the most updated published data on seismic conditions. The site specific seismic design parameters and adjusted maximum spectral response acceleration parameters are as follows: February 14, 2014 stem Project No. 185750193 Federal Way, WA Geotech nical Investigation Section 7: Discussion PGA (Peak Ground Acceleration, in percent of g) 30.95 (10% Probability of Exceed ence in 50 years) 54.70 (2% Probability of Exceedence in 50 years) SS 121.30% of g S, 41.40% of g FA 1.015 Fv 1.586 Additional seismic considerations include liquefaction potential and amplification of ground motions by soft soil deposits. The liquefaction potential is highest for loose sand with a high groundwater table. The relatively dense, fine-grained soil materials that underlie the site have a low potential for liquefaction and/or amplification of ground motions. 7 DISCUSSION It is our opinion that the proposed residential structures may be supported on shallow foundation systems bearing on medium dense or firmer native soils, or on structural fill placed on the suitable native soils per the recommendations in Section 8.1 of this report. We anticipate that local over -excavation or re -compaction of footing elements, on the order of 1 to 2 feet, may be necessary in order to achieve suitable bearing materials depending on the proposed footing subgrade elevations and weather conditions during footing placement. This would be more likely during/following periods of rain and/or if excavation work takes place during the wetter months of the year (generally October through May). Any overexcavations should be backfilled and compacted according to the recommendations in this report. Any filled areas beneath foundation elements should extend a lateral distance equal to the depth of the overexcavation in all directions from the faces of the footings. The native soils are highly moisture sensitive and we anticipate that they will be difficult to dry to a suitable moisture content that will be conducive to achieve the required compaction levels. Imported structural fill may be necessary for use as structural fill. 8 RECOMMENDATMS 8.1 Site Preparation Trees, shrubs and other vegetation should be removed prior to stripping of surficial organic -rich soil. Based on observations from the site investigation program and the results of the exploration program, it is anticipated that the stripping depth will generally be less than 6 inches within the proposed building footprints and the asphalt pavement areas. The excavated topsoil material is not suitable as fill material within the proposed building envelope or the proposed parking areas, but could be used as fill material in non -settlement sensitive areas such as landscaping. February 14, 2014 4 St Dq wf_ Project No. 185750193 Federal Way, WA Geotechn ical Investigation Section 8: Recommendations In these non -settlement sensitive areas, the fill should be placed in maximum 12 inch thick lifts that should be compacted to at least 90 percent of the modified proctor maximum dry density (ASTM D 1.557 Test Method). After stripping operations and removal of any loose soils or undocumented fill that may impact the development of the site, the building pad areas should be visually inspected to identify any loose areas. Any remaining loose soils should be overexcavated to the elevation of the medium dense native soils. The resulting excavations should be filled with approved on site material, or imported structural fill. Structural fill material should be within ± 2 percent of the optimum moisture content, and the soils should be compacted to a minimum of 95 percent of the maximum dry density based on ASTM Test Method D1557. During wet weather conditions, which typically occur from October through May, subgrade stability problems and grading difficulties may develop due to excess moisture, disturbance of sensitive soils and/or the presence of perched groundwater. Construction during the extended wet weather periods will likely create the need to overexcavate exposed soils as they become disturbed and cannot be recompacted due to elevated moisture contents. The near -surface on site soils have relatively high silt contents that could result in moisture sensitivity for these materials. If earthwork occurs during the months of October through May, additional overexcavation may be necessary to achieve proper bearing surfaces for pavements and foundations. If overexcavation is necessary, it should be confirmed through monitoring and testing by a qualified geotechnical engineer or senior geologist. Soils that have become unstable may require drying and recompaction. Selective drying may be accomplished by scarifying or windrowing surficial material during extended periods of dry, warm weather (typically during the summer). If the soils cannot be dried back to a suitable moisture content, remedial measures may be required. General project site protection during wet weather should include the placement of aggregate base and the protection of exposed soils during the construction phase. If the native soils are used as structural fill, we recommend that the soils are relatively free of organic material and debris, and that the materials are within ±2 percent of the optimum moisture content. Aeration and drying of the native soils may be necessary to achieve near optimum moisture conditions. Furthermore, the weathered glacial till will be over -optimum in moisture content and may not be able to be dried during a typical summer. If the native soils are stockpiled for later use as structural fill, the stockpiles should be covered to protect the soil from wet weather conditions. We recommend that a representative of Stantec be on site during the excavation work to determine which soils are suitable for structural fill. Imported structural fill material should consist of well -graded gravel or a sand and gravel mixture with a maximum grain size of 3 inches and less than 5 percent fines (material passing the U.S. Standard No. 200 Sieve). All structural fill material should be submitted for approval to the geotechnical engineer prior to delivery to the site. Fill soils should be placed in horizontal lifts not exceeding 10 inches loose thickness, moisture - conditioned as necessary, (moisture content of soil shall not vary by more than ±2 percent of optimum moisture) and the material should be compacted to at least 95 percent of the maximum dry density based on ASTM Test Method D1557. In place density tests should be performed on all structural fill to verify proper moisture content and adequate compaction. February 14, 2014 s'.D ntec Project No. 185750193 Federal Way, WA G eotechnical Investigation Section 8: Recommendations Additional lifts should not be placed if the previous lift did not meet the compaction requirements or if soil conditions are not considered stable. Observations of fill materials could indicate excessively wet, pumping soils which would warrant non -passing evaluation, even if the minimum compaction requirement is met. 8.2 Temporary Excavations Based on our understanding of the project, we anticipate that the grading will include local cuts and/or fills on the order of approximately 4 feet or less. Any temporary excavations deeper than 4 feet should be sloped no steeper than 1 H:1V (Horizontal: Vertical) in medium dense to dense native soils. If an excavation is subject to heavy vibration or surcharge loads, we recommend that the excavations be sloped no steeper than 1.5H:IV, where room permits. All temporary cuts should be in accordance with the Washington Administrative Code (WAC) Part N, Excavation, Trenching, and Shoring. The temporary slopes should be visually inspected daily by a qualified person during construction activities and the inspections should be documented in daily reports. The contractor is responsible for maintaining the stability of the temporary cut slopes and reducing slope erosion during construction. The temporary cut slopes should be covered with visqueen to help reduce erosion during wet weather, and the slopes should be closely monitored until the permanent retaining systems or slope configurations are complete. Materials should not be stored or equipment operated within 10 feet of the top of any temporary cut slope. Soil conditions may not be completely known from the geotechnical investigation. In the case of temporary cuts, the existing soil conditions may not be completely revealed until the excavation work exposes the soil. Typically, as excavation work progresses the maximum inclination of the temporary slopes will need to be re-evaluated by the geotechnical engineer so that supplemental recommendations can be made. Soil and groundwater conditions can be highly variable. Scheduling for soil work will need to be adjustable, to deal with unanticipated conditions, so that the project can proceed and required deadlines can be met. If any variations or undesirable conditions are encountered during construction, Stantec should be notified so that supplemental recommendations can be made. If room constraints or groundwater conditions do not permit temporary slopes to be cut to the maximum angles allowed by the WAC, temporary shoring systems may be required. The contractor should be responsible for developing temporary shoring systems, if needed. We recommend that Stantec and the project structural engineer review temporary shoring designs prior to installation, to verify the suitability of the proposed systems. 8.3 Erosion and Sediment Control Erosion and sediment control (ESC) is used to reduce the transportation of eroded sediment to wetlands, streams, lakes, drainage systems, and adjacent properties. Erosion and sediment control measures should be implemented and these measures should be in general accordance with local regulations. At a minimum, the following basic recommendations should be incorporated into the design of the erosion and sediment control features for the site: February 14, 2014 6 IstaTA c Project No. 185750193 Federal Way, WA Geotechnical Investigation Section 8: Recommendations Schedule the soil, foundation, utility, and other work requiring excavation or the disturbance of the site soils, to take place during the dry season (generally May through September). However, provided precautions are taken using Best Management Practices (BMP's), grading activities can be undertaken during the wet season (generally October through April). Wet season grading and foundation and utility excavation work typically results in an increased construction cost. U All site work should be completed and stabilized as quickly as possible. Additional perimeter erosion and sediment control features may be required to reduce the possibility of sediment entering the surface water. This may include additional silt fences, silt fences with a higher Apparent Opening Size (AOS), construction of a berm, or other filtration systems. Any runoff generated by dewatering discharge should be treated through construction of a sediment trap if there is sufficient space. If space is limited other filtration methods will need to be incorporated. 8.4 Foundation Design We recommend that the proposed residential structures be supported on shallow spread footing foundation systems bearing on undisturbed medium dense or firmer native soils or on properly compacted structural fill placed on the suitable native soils. If structural fill is used to support foundations, then the zone of structural fill should extend beyond the faces of the footing a distance at least equal to the thickness of the structural fill. We anticipate that local overexcavation on the order of 1 to 2 feet may be necessary depending on the conditions encountered and season when the work takes place. For shallow foundation support, we recommend widths of at least 18 and 24 inches, respectively, for continuous wall and isolated column footings supporting the proposed structure. Provided that the footings are supported as recommended above, a net allowable bearing pressure of 2,500 pounds per square foot (psf) may be used for design. A 1/3 increase in the above value may be used for short duration loads, such as those imposed by wind and seismic events. Structural fill placed on bearing, native subgrade should be compacted to at least 95 percent of the maximum dry density based on ASTM Test Method D1557. Footing excavations should be inspected to verify that the foundations will bear on suitable material. Exterior footings should have a minimum depth of 18 inches below pad subgrade (soil grade) or adjacent exterior grade, whichever is lower. Interior footings should have a minimum depth of 12 inches below pad subgrade (soil grade) or adjacent exterior grade, whichever is lower. If constructed as recommended, the total foundation settlement is not expected to exceed 1 inch. Differential settlement, along a 25-foot exterior wall footing, or between adjoining column footings, should be less than % inch. This translates to an angular distortion of 0.002. Most settlement is expected to occur during construction, as the loads are applied. However, additional post - construction settlement may occur if the foundation soils are flooded or saturated. February 14, 2014 1 7 n tec Project No. 185750193 ` Federal Way, WA Geotech n ical Investigation Section 8: Recommendations Resistance to lateral footing displacement can be determined using an allowable friction factor of 0.30 acting between the base of foundations and the supporting subgrades. Lateral resistance for footings can also be developed using an allowable equivalent fluid passive pressure of 250 pounds per cubic foot (pcf) acting against the appropriate vertical footing faces (neglect the upper 12 inches below grade in exterior areas). The allowable friction factor and allowable equivalent fluid passive pressure values include a factor of safety of 1.5. The frictional and passive resistance of the soil may be combined without reduction in determining the total lateral resistance. A 113 increase in the above values may be used for short duration transient loads. 8.5 Slab -on -Grade We recommend that at least 12 inches of the existing subgrade be removed in loose soil areas underlying building floor slab sections (if slab -on -grade is proposed). The over -excavated areas should be compacted and backfilled to the planned floor slab subgrade level with structural fill. Note: The overexcavated floor slab subgrade area should be compacted and proof rolled prior to structural fill placement. Often, a vapor barrier is considered below concrete slab areas. However, the usage of a vapor barrier could result in curling of the concrete slab at joints. Floor covers sensitive to moisture typically require the usage of a vapor barrier. A materials or structural engineer should be consulted regarding the detailing of the vapor barrier below concrete slabs. The American Concrete Institutes ACI 36OR-06 Design of Slabs on Grade and ACI 302.1 R-04 Guide for Concrete Floor and Slab Construction are recommended references for vapor barrier selection and floor slab detailing. Slabs on grade may be designed using a coefficient of subgrade reaction of 190 pounds per cubic inch (pci) assuming the slab -on -grade base course is underlain by structural fill placed and compacted as outlined in Section 8.1. 8.6 Utilities Utility trenches should be excavated according to accepted engineering practices following OSHA (Occupational Safety and Health Administration) standards, by a contractor experienced in such work. The contractor is responsible for the safety of open trenches. Traffic and vibration adjacent to trench walls should be reduced; cyclic wetting and drying of excavation side slopes should be avoided. Depending upon the location and depth of some utility trenches, groundwater flow into open excavations could be experienced, especially during or shortly following periods of precipitation. In general, silty soils were encountered at shallow depths in the test pits at this site. These soils have variable cohesion and can have a tendency to cave in excavations. Shoring or sloping back trench sidewalls may be required within these soils. Shoring boxes will be necessary in these areas and dewatering may be required depending on the season in which the construction takes place. All utility trench backfill should consist of imported structural fill or suitable on -site material. Utility trench backfill placed in or adjacent to buildings and exterior slabs should be compacted to at least 95 percent of the maximum dry density based on ASTM Test Method D1557. The upper 5 feet of utility trench backfill placed in pavement areas should be compacted to at least 95 percent of the maximum dry density based on ASTM Test Method D1557. February 14, 2014 $ .s9%c ntec Project No. 185750193 ` Federal Way, WA Geotechnical Investigation Section 8: Recommendations Below 5 feet, utility trench backfill in pavement areas should be compacted to at least 90 percent of the maximum dry density based on ASTM Test Method D1557. Pipe bedding should be in accordance with the pipe manufacturer's recommendations. The contractor is responsible for removing all water -sensitive soils from the trenches -regardless of the backfill location and compaction requirements. The contractor should use appropriate equipment and methods to avoid damage to the utilities and/or structures during fill placement and compaction procedures. 8.7 Infiltration We understand that it is preferable to utilize on -site infiltration of stormwater runoff from the proposed impervious surfaces. In our explorations, we encountered glacial till which became more dense with depth. Typically, infiltration rates in weathered glacial till average less than 0.1 inches/hour. Infiltration rates in unweathered glacial till vary depending on the composition of the till; however, they are typically 1 to 2 factors of 10 lower than that of weathered till (0.02 to 0.002 inches/hour). We performed infiltration tests in accordance with the EPA Falling Head Test Method to determine suitable infiltration rates for the site soils near the location of Test Pits TP-4 and TP-5. At a depth of 3 feet below grade, the observed infiltration rate (short term) was on the order of 0.2 inches/hour (no factor of safety). Groundwater could be encountered at shallower depths during wet season construction, perched on less permeable strata. The presence of perched groundwater will also decrease the effectiveness of infiltration. Based on our review of the plans and site observations, we anticipate that stormwater management could include bioretention facilities, rain gardens, area ditches with dispersion into existing forested areas, or into utility infrastructure (if available). Stormwater infiltration does not appear to be feasible based on the soil conditions at the site. 8.8 Concrete Retaining Walls If any cast in place concrete retaining walls or below grade walls are planned, the recommendations in this section should apply. The following table, titled Wall Design Criteria, presents the recommended soil related design parameters for retaining walls with level (horizontal) backfill/backslope. Contact Stantec if an alternate retaining wall system is used. February 14, 2014 5tantec Project No. 185750193 Federal Way, WA Geotechn ical Investigation Section 8: Recommendations Wall Design Criteria "At -rest" Conditions (Lateral Earth Pressure — EFD) 155 pcf (Equivalent Fluid Density) "Active" Conditions (Lateral Earth Pressure — EFD+) I 35 pcf (Equivalent Fluid Density) Seismic Increase for "At -rest" Conditions (Lateral Earth 18H* (Uniform Distribution) Pressure) Seismic Increase for "Active" Conditions (Lateral Earth Pressure) 6H* (Uniform Distribution) Passive Earth Pressure on Low Side of Wall Neglect upper 2 feet, then 250 pcf (Allowable, includes F.S. = 1.5) EFD+ Soil -Footing Coefficient of Sliding Friction (Allowable; includes 0.30 F.S. = 1.5) +H is the height of the wall; Increase based on one in 2,500 year seismic event (2 percent probability of being exceeded in 50 years),' EFD — Equivalent Fluid Density The stated lateral earth pressures do not include the effects of hydrostatic pressure generated by water accumulation behind the retaining walls or loads imposed by construction equipment, foundations, earth backslope, rockeries above or roadways (surcharge loads). Uniform horizontal lateral active and at -rest pressures on the retaining wall from vertical surcharges behind the wall may be calculated using active and at -rest lateral earth pressure coefficients of 0.3 and 0.5, respectively. The soil unit weight of 120 pcf may be used to calculate vertical earth surcharges. To reduce the potential for the buildup of water pressure against the walls, continuous footing drains (with cleanouts) should be provided at the bases of the walls. The footing drains should consist of a minimum 4-inch diameter perforated pipe, sloped to drain, with perforations placed down and enveloped by a minimum 6 inches of pea gravel in all directions and filter fabric to reduce the migration of fines into the drainage zone. The backfill adjacent to and extending a lateral distance, behind the walls, of at least 2 feet should consist of free -draining granular material. All free draining backfill should contain less than 3 percent fines (passing the U.S. Standard No. 200 Sieve) based upon the fraction passing the U.S. Standard No. 4 Sieve with at least 30 percent of the material being retained on the U.S. Standard No. 4 Sieve. The primary purpose of the free -draining material is the reduction of hydrostatic pressure. Some potential for the moisture to contact the back face of the wall may exist, even with treatment, which may require that more extensive waterproofing be specified for walls, which require interior moisture sensitive finishes. We recommend that the backfill be compacted to at least 95 percent of the maximum dry density based on ASTM Test Method D1557. In place density tests should be performed to verify adequate compaction. Soil compactors place transient surcharges on the backfill. Consequently, only light February 14, 2014 4 10 StantLx Project No. 185750193 Federal Way, WA Geotech nical Investigation Section 8: Recommendations hand operated equipment is recommended within 3 feet of walls so that excessive stress is not imposed on the walls. 8.9 Pavement Design The near surface subgrade soils generally consist of silty sand with variable amounts of gravel. These soils are rated as good for pavement subgrade material (depending on silt content and moisture conditions). We estimate that the subgrade will have a California Bearing Ratio (CBR) value of 10 and a modulus of subgrade reaction value of k = 190 pci, provided the subgrade is prepared in general accordance with our recommendations. We recommend that, at a minimum, 12 inches of the existing subgrade material be moisture conditioned (as necessary) and re -compacted to prepare for the construction of pavement sections. Deeper levels of recompaction may be necessary in areas where existing utilities and/or fill are present. The subgrade should be compacted to at least 95 percent of the maximum dry density as determined by ASTM Test Method D1557. In place density tests should be performed to verify proper moisture content and adequate compaction. However, if the subgrade soil consists of firm and unyielding native glacial soils a proof roll of the pavement subgrade soil may be performed in lieu of re -compacting the subgrade and compaction tests. The recommended flexible and rigid pavement sections are based on design CBR and modulus of subgrade reaction (k) values that are achieved, only following proper subgrade preparation. It should be noted that subgrade soils that have relatively high silt contents will likely be highly sensitive to moisture conditions. The subgrade strength and performance characteristics of a silty subgrade material may be dramatically reduced if this material becomes wet. During the wetter months of the year, the use of a geotextile may be useful or necessary and could reduce the depth of overexcavation in parking/drive areas. We preliminarily recommend the use of Mirafi 500x in areas requiring overexcavation due to instability caused by moisture/traffic. We recommend that at least 12 inches of sub -base rock or approved structural fill be placed over the geotextile. The depth of overexcavations should be determined in the field by Stantec during construction. We anticipate that up to 12 inches of overexcavation could be necessary depending on the weather conditions and construction traffic loading, Based on our knowledge of the proposed project, we expect the traffic to range from light duty (passenger automobiles) to heavy duty (fire trucks). The following tables show the recommended pavement sections for light duty and heavy duty use. ASPHALTIC CONCRETE (FLEXIBLE) PAVEMENT LIGHT DUTY Asphaltic Concrete Aggregate Base* Compacted Subgrade* ** 2.0 in. 6.0 in. 12.0 in. * 95% compaction based on ASTM Test Method D1557 ** A proof roll may be performed in lieu of in place density tests February 14, 2014 11 Staff Project No. 185750193 Federal Way, WA Geotechnical Investigation Section 9., Construction Field Reviews HEAVY DUTY [Asphaltic Concrete Aggregate Base* Compacted Subgrade* ** 3.0 in. 6.0 in. 12.0 in. * 95% compaction based on ASTM Test Method D1557 ** A proof roll may be performed in lieu of in place density tests PORTLAND CEMENT CONCRETE (RIGID) PAVEMENT Min. PCC Depth Aggregate Base* Compacted Subgrade* ** 6.0 in. 6.0 in. 12.0 in. * 95% compaction based on ASTM Test Method D1557 ** A proof roll may be performed in lieu of in place density tests The asphaltic concrete depth in the flexible pavement tables should be a surface course type asphalt, such as Washington Department of Transportation (WSDOT)'/ inch HMA. The rigid pavement design is based on a Portland Cement Concrete (PCC) mix that has a 28 day compressive strength of 4,000 pounds per square inch (psi). The design is also based on a concrete flexural strength or modulus of rupture of 550 psi. 9 CONSTRUCTION FIELD REVIEWS Stantec should be retained to provide part time field review during construction in order to verify that the soil conditions encountered are consistent with our design assumptions and that the intent of our recommendations is being met. This will require field and engineering review to: Confirm removal of vegetation, topsoil and forest duff within building pads and parking areas Verify the soil bearing at footing locations Density testing to verify compaction of structural fills * Density testing/proof rolls to verify compaction below slab -on -grade Inspection of roadway subgrade areas prior to fill placement Inspection of proof -roll testing Inspection of subgrade and density testing to verify compaction of sub -base and base layers in pavement areas Geotechnical design services should also be anticipated during the subsequent final design phase to support the structural design and address specific issues arising during this phase. Field and engineering review services will also be required during the construction phase in order to provide a Final Letter for the project. February 14, 2014 12 Stantc Project No. 185750193 Federal Way, WA Geotechnical Investigation Section 10: Closure 10 CLOSURE This report was prepared for the exclusive use of the Abbey Road Group and their appointed consultants. Any use of this report or the material contained herein by third parties, or for other than the intended purpose, should first be approved in writing by Stantec. The recommendations contained in this report are based on assumed continuity of soils with those of our test holes, and assumed structural loads. Stantec should be provided with final architectural, civil, and structural drawings when they become available in order that we may review our design recommendations and advise of any revisions, if necessary. Use of this report is subject to the Statement of General Conditions provided in Appendix A. It is the responsibility of the Abbey Road Group, who is identified as "the Client" within the Statement of General Conditions, and its agents to review the conditions and to notify Stantec should any of these not be satisfied. Respectfully submitted; Stantec Consulting Services, Inc. Qi viashi r e 46 2X13y f%ky 32995 %10NAIL ,r Original signed by., Original signed by. Phil Haberman, P.G., P.E.G. Gopal A. Singam, P.E. Senior Engineering Geologist Senior Geotechnical Engineer PH/gs February 14, 2014 { 13 -4 j�•�� Project No. 185750193 l Statement of General Conditions STATEMENT OF GENERAL CONDITIONS USE OF THIS REPORT: This report has been prepared for the sole benefit of the Client or its agent and may not be used by any third party without the express written consent of Stantec Consulting Services, Inc. and the Client. Any use which a third party makes of this report is the responsibility of such third party. BASIS OF THE REPORT: The information, opinions, and/or recommendations made in this report are in accordance with Stantec Consulting Services present understanding of the site specific project as described by the Client. The applicability of these is restricted to the site conditions encountered at the time of the investigation or study. If the proposed site specific project differs or is modified from what is described in this report or if the site conditions are altered, this report is no longer valid unless Stantec Consulting Services, Inc. is requested by the Client to review and revise the report to reflect the differing or modified project specifics and/or the altered site conditions. STANDARD OF CARE: Preparation of this report, and all associated work, was carried out in accordance with the normally accepted standard of care in the state of execution for the specific professional service provided to the Client. No other warranty is made. INTERPRETATION OF SITE CONDITIONS: Soil, rock, or other material descriptions, and statements regarding their condition, made in this report are based on site conditions encountered by Stantec Consulting Services, Inc. at the time of the work and at the specific testing and/or sampling locations. Classifications and statements of condition have been made in accordance with normally accepted practices which are judgmental in nature; no specific description should be considered exact, but rather reflective of the anticipated material behaviour. Extrapolation of in situ conditions can only be made to some limited extent beyond the sampling or test points. The extent depends on variability of the soil, rock and groundwater conditions as influenced by geological processes, construction activity, and site use. VARYING OR UNEXPECTED CONDITIONS: Should any site or subsurface conditions be encountered that are different from those described in this report or encountered at the test locations, Stantec Consulting Services, Inc. must be notified immediately to assess if the varying or unexpected conditions are substantial and if reassessments of the report conclusions or recommendations are required. Stantec Consulting Services, Inc. will not be responsible to any party for damages incurred as a result of failing to notify Stantec Consulting Services, Inc. that differing site or sub -surface conditions are present upon becoming aware of such conditions. PLANNING, DESIGN, OR CONSTRUCTION: Development or design plans and specifications should be reviewed by Stantec Consulting Services, Inc., sufficiently ahead of initiating the next project stage (property acquisition, tender, construction, etc), to confirm that this report completely addresses the elaborated project specifics and that the contents of this report have been properly interpreted. Specialty quality assurance services (field observations and testing) during construction are a necessary part of the evaluation of sub -subsurface conditions and site preparation works. Site work relating to the recommendations included in this report should only be carried out in the presence of a qualified geotechnical engineer; Stantec Consulting Services, Inc. cannot be responsible for site work carried out without being present. Figures: Vicinity Map; Site Map NATIONAL WfS i �� a xqp mm ysn GEOGRAPHIC a tirr,a pro, Proposed Short Plat, 1320 S. 359th Street, Federal Way, WA Feb. 8, 2014 1 Drawn By: PAH I Checked By: GS I Client: Abbey Road Group TN'� (MN 16. 02/13/14 Figure 1 Vicinity Map � eta -• -:� �,,,.,� �. 'r ; — —�` ' T P -4! TP-6 3 - a • r TP-3 s TP-2 i f Existing SFE TP-1 t TP-1 Approximate Test Pit Location Not to Scale Proposed Short Plat, 1320 S. 359th Street, Federal Way, WA Figure 2 VGO'� - Site Plan ��,,, Feb. 8, 2014 1 Drawn By: PAH Checked By: GS Client: Abbey Road Group APPENDIX C Test Pit Log Records PROJECT: Proposed Short Plat Way WELL / PROBEHOLE / BOREHOLE NO: 4 Stantec LOCATION:1320 S. 359th Street, Federal TP-3 NUMBER:185750193 PAGE 1 OF t NORTHING (ft): , EASTING (ft): _PROJECT DRILLING / INSTALLATION: STARTED 2/6114 COMPLETED: 2/6/14 LAT: LONG: GROUND ELEV (ft): TOC ELEV (ft): DRILLING COMPANY: INITIAL DTW (ft): Not Encountered WELL DEPTH (ft): --- DRILLING EQUIPMENT: STATIC DTW (ft): Not Encountered BOREHOLE DEPTH (ft): 4.0 DRILLING METHOD: Test Pits WELL CASING DIA. (in): --- BOREHOLE DIA. 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