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14-105417 (2).. t 1 ' 1 October 5, 2015 t 25 � 111- Jim Ferrell, Mayor Leon and Sophia Xu Ern ailed: shiwvI66 r,liotmail.com Mayfair LLC 31704 5) Avenue SW Federal Way, WA 98023 RE: FILE 414-105417-00-SU; SHORT PLAT APPROVAL Xu Short Plat, 1909 SW 3561h Street, Federal Way (Parcel #252103-9004) Dear Mayfair LLC: The Community Development Department has completed the administrative short subdivision review for the Xu Short Plat. The applicant proposes to subdivide one single-family residential lot into five single- family residential lots, one stormwater detention/landscape buffer tract (Tract A), and a hammerhead shared utility/access easement providing access to Lots 4 and 5 only. The existing residence at 29803 20`'' Avenue South, attached garage and accessory structures will be demolished. The city received the short plat application October 16, 2014, deeming it complete on November 13, 2014. The Department of Public Works granted a request to waive the required street improvements along SW 356`' Street on March 30, 2015. The City of Federal Way hereby grants conditional approval of the Xu Short Plat, subject to the conditions noted below. This approval corresponds to: 1. Short Plat Map prepared by Beyler Consulting, date -stamped received/resubmitted March 12, 2015; and, 2. Preliminary Clearing, Grading, Tree Replacement & Retention Plan prepared by Beyler Consulting, date -stamped received/resubmitted July 31, 2015. CONCLUSION This Decision of the Director is based on the enclosed Statement 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 Revised Code of Washington (RCW) 58.17.060 and 58.17.110. 33325 8th Avenue South, Federal Way, WA 98003-6325 (253) 835-7000 - www.cityoffederalway.com Mayfair LLC October 2. 2015 Page 2 of 3 CONDITIONS OF APPROVAL As required by the Directors of Public Works and Community Development, prior to recording the short plat, all of the following conditions shall be completed and approved by the City. (1) Prior to recording, the applicant shall pay 13 percent of the most recent assessed land value of the subject property as the fee -in -lieu of open space. (2) Prior to recordingim , applicant shall pay a transportation pact fee, which shall be assessed and due at the time of plat recording. (3) Prior to recording, all existing structures proposed for removal (single family home, detached garages, sheds, and an existing driveway) shall be removed. `4) Prior to recording, the applicant shall install a 10-foot landscape buffer of Type III landscaping on ' 'Tract A' to the satisfaction of the Planning Division. +•. (5) Prior to recording, the applicant shall provide a note on the face of the plat indicating the fire sprinkler requirements for Lots 4 and 5. (6) Prior to final short plat approval, the street frontage improvements, on -site access roadway, and storm drainage systems shall be constructed and accepted. (7) Dedication of right-of-way along SW 356"' St shall be recorded under a Statutory Warranty Deed, which shall be recorded prior to, or concurrent with, final short plat recording. (8) Water and sewer service stub connections shall be completed and active prior to plat recording. (9) Prior to recording/during construction permitting, the applicant shall place a note on the short plat drawing identifying the total tree units required for each lot as identified in the Xu Short Plat 'Findings of Fact', at a rate of 25 tree units per acre. (10) Prior to recording, the applicant shall provide a note on the plat that the stormwater facility containing the landscaping buffer strip (Tract A) shall be equally owned and maintained by the owners of the Xu Short Plat. (1 1) Prior to recording, the applicant shall provide a note on the plat that the private road and utility easement shall be the responsibility, equally owned, and maintained by the owners of Lots 4 and 5 of the Xu Short Plat. (12) Prior to recording, the applicant shall provide a note on the plat restricting vehicle access for Lot 3 to 20"' Avenue SW. (13) In the title report, after filing the short plat with the King County Recorder's Office, Lot 5 shall disclose the plat boundary survey discrepancy per RCW 58.17.255. (14) Prior to recording, the applicant shall provide a note on the plat stating approvals are required by the Director of Community Development in order to remove vegetation from the landscape strip in Tract 'A' RECORDING Once the revisions above are made to the short plat drawings, required improvements are completed and fees are paid, 3 paper copies can be submitted to the city. Pursuant to FWRC 18.30.300, all short plats shall be recorded with the King County Division of Elections and Records. Please use the enclosed Resztbmittal Information fonn and submit to the Permit Center one signed and notarized mylar, two paper copies of the signed/notarized mylars, and a check payable to the City of Federal Way for recording fees in the aniouitt of $Ibq nUW The City will sign the short plat document and have it recorded at King County at the expense�h'�'the applicant. You will be provided a conformed copy of the recorded short plat. 1 The recording fee for the final short plat is based on $156.00 for the first page. $5.00 per additional sheet- and $1.00 for a conformed copy. Fees may change over time. please check Nvith Planning Division prior to submitting the fee. I5-105417-00-SL: Doc I D. 68743 �^l Mayfair LLC October 2, 2015 Page 3 of 3 APPEAL PROCESS Pursuant to FWRC 18.30.140, any person who is mailed a copy of this decision may appeal the decision within 14 calendar days of the date of issuance. The decision may be appealed in the form of a letter delivered to the Community Development Department by 5:00 p.m., October 19, 2015, at the following address: 33325 8"' 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 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 Associate Planner Leila Willoughby -Oakes at 253-835-2644, or leila.willoughby-oakes@cityoffederalway.com. Sincerely, Michael A. Morales Director of Community Development enc: Resubmittal Form Short Plat Approval Findings Approved Short Plat (Map) Approved Preliminary Landscape and Vegetation Retention Plan c: Leila Willoughby -Oakes, Associate Planner Ann Dower, Senior Engineering Plans Reviewer Erik Preston, PE, Senior Transportation Planning Engineer Beyler Consulting LLC, Brandon Loucks. Emailed: hrandon,,ti•be lereo�a.conI Beyler Consulting LLC, Joe Parsons, Emailed: 'oe it beylerconsuition .cvm 1 S-1054 17-00-SU Doc I D 6874, LLz Exhibit `A' Short Plat Approval Findings Federal Way Revised Code (FWRC) Chapter 18.30 `Short Subdivision Plats' Xu Short Plat,1909 SW 356"' Street File #14-105417-00-SU The Planning Division hereby presents the following analysis to the Director of Community Development 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 (Mayfair LLC) proposes to subdivide one existing 1.52-acre single-family lot containing a detached dwelling unit and accessory buildings into five lots and ingress/egress and utility easements. The short plat contains a shared storrriwater detention/landscaping tract containing Type III landscaping in the most northerly ten feet. Total square footage (sq. ft.) for each lot are: Lot 1 — 9,601.2 sq. ft.; Lot 2 — 9,601.2 sq. ft.; Lot 3 — 12,679 sq. ft.; Lot 4—13,685 sq. ft.; Lot 5 — 9,625 sq. ft.; and, Tract A — 9,601 sq. ft. (SWM Facility/Landscape Buffer Tract). 2. Application Completeness — The Community Development Department received the Xu Short Plat on October 16, 2014. Staff deemed the application complete on November 13, 2014. The applicant resubmitted a revised preliminary landscape plan on July 31, 2015. 3. Review Process — Pursuant to FWRC 18.30 `Short Subdivision Plats,' the proposed short plat is subject to administrative review and a decision administered by the Director of Community Development Services. The proposal has been reviewed by staff from the Department of Community Development, Public Works Department, Lakehaven Utility District, and South King Fire and Rescue. The following FWRC development regulations were applied while reviewing the short subdivision application: Title 16 `Surface Water Management;' Title 18 `Subdivisions;' and Title 19, `Zoning and Development Code.' 4. Existing Site Conditions — The subject property is located along the south side of SW 356`h Street, a primary arterial and the east side of 20`' Avenue SW. The parcel is an L-shape. The area is cleared and planted with grass. Brush and blackberry run along the south and west property lines. The subject property contains a single-family residence constructed in 1936. There are two accessory storage buildings with no record of construction. Existing impervious surfaces include driveways with asphalt and walking paths. An accessory building straddles the shared property line between the subject . property and 1901 SW 356h Street. The applicant proposes to demolish this nonconforming structure prior to engineering approvals. According to the geotechnical engineering report prepared by GeoResources, LLC dated July 16, 2014, "the ground surface at this site is generally flat to very gently sloping to the northwest with an incline of 1 to 2 percent (p. 2)." The site topography is relatively flat. Based on a review of the grading plan and technical information report, there is about 4 feet of topographic relief within the parcel over a horizontal distance of approximately 327.12 feet. The City of Federal Way Regional Soils mapping lists the soils type as Alderwood gravelly sandy loam (0-6% slope). The Alderwood series consists of moderately well drained soils and listed as having "slight to moderate" erosion hazards upon exposure. 5. Comprehensive Plan & Zoning —The subject property is within Single -Family High Density Residential and RS 9.6 designation (1 unit/ 9,600 square feet). 6. Density and Dimensions — Minimum lot size for the RS 9.6 zoning district is 9,600 square feet, or approximately 4.5 single-family dwelling units /acre. The 5-lot short plat achieves the minimum density standards of FWRC 19.200.010 for a `Detached dwelling unit'. The proposed lot sizes for Lots 1 and 2 measure 9,601 sq. ft. The applicant provides a small margin of error, 1.20 sq. ft., in order to meet the minimum lot size. At recording the applicant must ensure new lots meet the minimum lot size. The short plat drawing shows required yards meet the 20-foot front, 5-foot side, and 5-foot rear setbacks. Lot 3 is a corner lot and requires a 10-foot side yard setback and is accurately depicted. Lot 4 and 5 are located beside a shared access/utility easement. Pursuant to FWRC 19.05.160, Lots 4 and 5 require a 20-foot front setback; the front property line is any property line that is adjacent to the primary vehicular access (i.e., the shared access/utility easement). The front setbacks are accurately depicted, the applicant has chosen to designate the western property line of Lot 4 the front property line. Individual single-family building permit plans shall incorporate the approved preliminary short plat drawing's building setback lines (BSBL). 7. State Environmental Policy Act (SEPA) — The proposal is exempt from an environmental review pursuant to Washington Administrative Code (WAC) 197-1 1-800(6)(d). The proposal does not exceed the City of Federal Way's flexible thresholds (residential structures up to 20 dwelling units). 8. Plat/Survey Boundary Discrepancy — An existing plat survey discrepancy exists between proposed Lot 5 of the Xu Short Plat and Lots 4, 5, and 6 of Hampstead Green Division Il. The discrepancy in the plat boundary shall be noted on the face of the plat and disclosed in the title report by recording a document on the title of Lot 5 after the filing of the short plat with King County per Revised Code of Washington (RCW) 58.17.225. Pursuant to the requirements of RCW 58.04.007(1)-(2), the applicant and adjacent property owner may resolve any dispute over the location of the plat boundary by recording a written agreement (instrument) containing accurate legal descriptions of the lot boundaries. Staff routed the short plat drawing to the King County Department of Assessments for a preliminary plat check prior to recording. 9. 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 November 17, 2014. No written comments were received regarding the short subdivision application. 10. Critical Areas and Tacoma Smelter Plume — The City of Federal Way critical area inventory shows no environmentally sensitive areas. The subject property is located in the non -detect zone of the Department of Ecology's Tacoma Smelter Plume mapping. 11. Lot Addresses — The Building Division will assign addresses to the proposed lots (i.e., 20th Avenue SW). Addresses shall be depicted on the face of the recorded short plat drawing. Short Plat Approval Findings 14-105417-SU/Doc ID 68744 Xu Short Plat Page 2 12. Tree & Vegetation Retention/Replacement— Single-family residential zones are required to maintain a minimum of 25 tree units per acre. The submitted drawings show the gross lot area for all lots as 1.32 acres. The vehicular access easement is not included in the minimum lot area. Thirty- three tree units are required (1.32 acres x 25 tree units = 33 total tree units). Protective tree measures for the 11 tree units retained (I I tree units) will be implemented during construction permitting, and cited as "tree protection areas". Due to a rounding error the proposal does not achieve the minimum number of tree units via retention and replanting. Thirty-four units are required (see below); however a condition will placed on the engineering approval by the Planning Division. A note must be placed on the short plat drawing identifying the total tree units required for each lot, as identified below requiring each new building lot to depict where the tree planting will be located. Each lot is required to have the following tree units: ■ Lot 1 (0.220 acres)— 6 tree units Lot 2 (0.220 acres)— 6 tree units ■ Lot 3 (0.291 acres)— 8 tree units ■ Lot 4 (0.314 acres)— 8 tree units • Lot 5 (0.220 acres) - 6 tree units 13. Existing Septic — As-builts from the King County Public Health Department indicate there is an on - site septic system on the parcel. The Building Department will require that the applicant fully abandon and decommission any existing onsite septic systems and drainfields through the County before building permit issuance. 14. Fire Protection — South King Fire and Rescue has reviewed the application materials and accepts the hammerhead internal road layout as an alternative to a typical cul-de-sac turnaround, which services Lots 4 and 5 only. Acceptance of the access configuration, sprinklers shall be installed for Lots 4 and 5. The applicant shall provide a note on the face of the plat describing fire sprinkler requirements for Lots 4 and 5. 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 proposed Lots 1, 2, and 3. An automatic fire sprinkler will be installed for remaining lots without adequate fire flow and to address the access easement which is without approved fire department access. 15. Open Space — All residential land divisions shall provide open space in the amount of 15 percent of the gross land area of the subdivision. The applicant has opted to use the fee -in -lieu of open space option, pursuant to FWRC 18.55.060(2) for thirteen percent of this requirement. Two percent' shall be credited towards the open space requirements using the landscape buffer provided in Tract A (1,461 square feet). Prior to recording, the applicant shall pay 13 percent of the most recent assessed land value of the subject property. If the appl icant chooses to defer the costs, the city will prepare a covenant of payment obligation for open space fee -in -lieu, which must be recorded at the applicant's expense on each lot at the time of plat recording. 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 Xu Short Plat in any of the Parks Planning Areas. The applicant responded in writing that they acknowledge and accept this request. 1 The landscape tract is considered "buffer open space" as defined by FWRC 18.55.060(c) and is permitted to account for a maximum of 2 percent of the total open space required or provided (2% of 8624.99 s.f. = 172.5 s.f.). Short Plat Approval Findings 14-105417-SU/Doe ID 68744 Xu Short Plat Page 3 �. Landscape Buffer Tract Notes — The original parcel is adjacent to SW 3561h Street identified as a L�,n8{�"arterial street. A ten -foot -wide Type III landscaping strip is required to be provided in a separate tract from the building lots. FWRC 18.60.030 requires the landscape strip in order to shield (I , new residences from arterial streets. The landscape strip will be integrated into the stormwater management known as `Tract A'. The landscape buffer strip shall be modified to five feet as `Tract A' will contain a stormwater detention facility, grassed with plantings. Further, no new residences shall abut SW 356`h Street. Tract A will be privately and equally owned and maintained to a standard acceptable by the city by the owners of the Xu Short Plat. FWRC 19.125.050(3) - Type III landscaping, requires a mixture of deciduous and evergreen trees interspersed with large shrubs and groundcover within the landscape strip; installed during construction approvals and prior to recording and frontage improvements. The first 10 feet by 135.05' feet of Tract A equals 1,351 sq. ft. and is designated as the visual landscape buffer on the short plat drawing. The applicant resubmitted short plat drawings and the preliminary landscape plan on July 31, 2015, as requested by staff, to reflect this. As a condition of this approval, the applicant shall add a statement on the drawing stating trees and vegetation shall not be removed from the northern 10 feet of `Tract A' without approval from the Director of Community Development. 17. Design Criteria — The proposed short subdivision satisfies applicable design standards pursuant to FWRC Chapter 18.55 `Design Criteria' including, but not limited to, land division design, lot design, density, and open space; subject to conditions being met. 18. Transportation — The City's Traffic Division reviewed the applicant's concurrency application and concluded the proposed short subdivision will generate two new PM peak hour vehicle trips. The Division issued a Capacity Reserve Certificate (CRC) on March 24, 2015. 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 (TIF). The fee is assessed and due at the time of plat recording. 19. Engineering Requirements — The applicant must obtain authorization to proceed from the Public Works Department prior to construction of plat infrastructure. 20. Street Frontage Improvements — The applicant received a right-of-way modification from the Public Works Department on March 30, 2015. The applicant is required to construct street improvements along their.property frontage in 20`' Ave SW, per the City's Type `S' cross section. The requirement to construct frontage improvements on SW 356`h Street was waived; however, the applicant will be required to dedicate 11 feet of property to the City for future right-of-way improvements along SW 356`' and the corner of 20`' SW and SW 356`h Street. 21. Stormwater — The proposed development meets the criteria requiring Full Drainage Review under the 2009 King County Surface Water Design Manual (KCSWDM), and City Addendum to the manual. Development of the site will create additional runoff from new impervious surfaces such as streets, driveways, and rooftops. The applicant is required to design all stormwater facilities and Best Management Practices (BMPs) per the 2009 KCSWDM and City addendum. Short Plat Approval Findings 14-105417-SU/Doe ID 68744 Xu Short Plat Page 4 As shown on the preliminary engineering plans and technical information report, stormwater runoff generated from the development of Lots 1 through 5 and the new access road will be conveyed to the stormwater detention pond labeled Tract A. The project will implement BMP's and is applying the Soil Treatment Exemption for Water Quality, thereby eliminating the need for a formal water quality facility. Individual lot BMPs shall be constructed in conjunction with Building Permits for Lots 1 through 5. 22. Access — The five lots will take access either through a private access easement or driveway. Lots 4 and 5 will be serviced via an access and utility easement (10,079 s.f.) with a hammer head turnaround. The easement shall be a minimum of 20 feet, with a minimum of 16 feet pavement to service two lots, and as such Lot 3 must access 201h Avenue SW directly. The access easement is substandard in width and paving to service three lots. Prior to the filing of the short plat, the shared access driveway providing access to Lots 4 and 5 shall be constructed in accordance with the conceptual clearing, grading, tree replacement and retention plan resubmitted by Beyler Consulting within the new access easement created by the short plat. The existing driveway improvements currently providing access to the existing home shall be removed. 23. Water & Sewer — The 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 Lots 1-3. Lakehaven issued the Certificate on April 3, 2014. A water service connection application shall be submitted separately to Lakehaven. The site does not have an existing sewer service connection. A Developer Extension Agreement will be required to construct a new sanitary sewer facility for the short plat. The applicant will need to submit applications to Lakehaven for any necessary sewer service connections. 24. Conditions of Approval (Recording) — 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: ._• ei :JJ A.. f 5) ;i 6) :f r Prior to recording, the applicant shall pay 13 percent of the most recent assessed land value of the subject property as the fee -in -lieu of open space. Prior to recording, the applicant shall pay a transportation impact fee, which shall be assessed and due at the time of plat recording. Prior to recording, all existing structures proposed for removal) (single family home, detached garages, sheds, and an existing driveway) shall be removed./ Prior to recording, the applicant shall install a 10-foot landscape buffer of Type III landscaping on `Tract A' to the satisfaction of the Planning Division. Prior to recording, the applicant shall provide a note on the face of the plat indicating the fire sprinkler requirements for Lots 4 and 5. Prior to final short plat approval, the street frontage improvements, on -site access roadway, and storm drainage systems shall be constructed and accepted. Dedication of right-of-way along SW 356"' St shall be recorded under a Statutory Warranty Deed, which shall be recorded prior to, or concurrent with, final short plat recording. Water and sewer service stub connections shall be completed and active prior to plat recording. Prior to recording/during construction permitting, the applicant shall place a note on the short plat drawing identifying the total tree units required for ea'h lot as identified in the Xu Short Plat `Findings of Fact', at a rate of 25 tree units per acre.I Short Plat Approval Findings 14-105417-SU/Do. ID 68744 Xu Short Plat Page 5 I Prior to recording, the applicant shall provide a note on the plat that the stormwater facility containing the landscaping buffer strip (Tract A) shall be equally owned and maintained by the owners of the Xu Short Plat. '11) Prior to recording, the applicant shall provide a note on the plat that the private road and utility easement shall be the responsibility, cgt}ally owned, and maintained by the owners of Lots 4 and 5 of the Xu Short Plat V •r 12) Prior to recording, the applicant shall provide a note on the plat restricting vehicle access for Lot 3 to 20"' Avenue SW. 13) 1 n the title report, after filing the short plat with the King County Recorder's Office, Lot 5 shall disclose the plat boundary survey discrepancy per RCW 58.17.255. �A 1 q) Prior to recording, the applicant shall provide a note on the plat stating approvals are required by the Director of Community Development in order to remove vegetation from the landscape ' S) `trip in Tract `A'. y These findings shall not waive Compliance with future City of Fdera] Way codbs, policies, and standatdr relating.to this development. - Prepared by: Leila Willoughby -Oakes, Associate Planner Date: October 5, 2015 Short Plat Approval Findings 14-105417-SU/Doc 1D 68744 Xu Short Plat Page 6 Leila Willoughby -Oakes From: Brian Asbury <BAsbury@lakehaven.org> Sent: Wednesday, September 30, 2015 3:09 PM To: Leila Willoughby -Oakes Subject: RE: Short Plat Approvals (#14-105417-00-SU) LUD doesn't (well, maybe rarely) vet City's comments. Below are my last comments to Stacey from late 2014: WATER ■ A Certificate of Water Availability for the proposed development was issued by Lakehaven on 4/3/14. • The site has one (1) existing water service connection (SN 3174, 5/8"x3/4" meter). • A water service connection application (form attached) 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, irrigation, abandonment of existing service(s), re- activation, etc.), in accordance with standards defined in Lakehaven's current Fees and Charges Resolution'. • Private, water (utility) easement is indicated along the south side of the proposed short plat, for the benefit of the building supply lines for new Lots 5 & 6 across said adjacent property. • Based on the proposal submitted, preliminary estimated Lakehaven water service connection fees/charges/deposits (2014 schedule) will be as follows. Actual connection charges will be determined upon submittal of service connection application(s) to Lakehaven. All Lakehaven fees, charges and deposits are typically reviewed & adjusted (if necessary) annually, and are subject to change without notice. Water Service/Meter Installations, estimated 1" size: $4,120.00 deposit (each). Capital Facilities Charge(s)-Water, five (5) new Equivalent Residential Units (ERU): $3,492.00 per ERU. Water system capacity credits are available for this property from system capacity charges previously assessed, paid directly to Lakehaven, and/or credited to the property for 1.00 ERU. Please contact Lakehaven for further detail. • ROW Permit Fee (Federal Way): $510.00 (minimum, not including potential asphalt mitigation costs, etc.). ■ Other (describe): $None anticipated. SEWER • A Developer Extension Agreement will be required to construct new and/or abandon existing sanitary sewer facilities necessary for the proposed development (approx. 300+/- feet, 2" HDPE Low -Pressure Sewer, west margin of 20th Ave SW). Additional detail and/or design requirements can be obtained from Lakehaven by completing & submitting a separate application to Lakehaven for a Developer Extension Agreement (application form attached). Lakehaven encourages owners/developers/applicants to apply for Lakehaven processes separately to Lakehaven, and sufficiently early in the pre-design/planning phase to avoid delays in overall project development. • The site does not have an existing sewer service connection. • A separate Lakehaven sewer service connection permit 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%. Proposed Lot 5 has direct access for a gravity sewer service connection to an existing Lakehaven sewer manhole just east of the southeasterly portion of this proposed lot; proposed Lot 4 has the option of utilizing a gravity sewer service connection to this existing manhole via private easement across proposed Lot 5 or a grinder pump connection to new LPS main via private easement across proposed Lot 3. The associated Developer Extension Agreement must achieve a point of either Substantial Completion or Acceptance, as determined by Lakehaven prior to activating any new sewer service connection(s). • Private, sewer (utility) easement is indicated along the south side of the proposed short plat, for the benefit (if necessary) of the sewer service lines for new Lots 3, 4, &/or 5 across said adjacent property. Based on the proposal submitted, preliminary estimated Lakehaven water service connection fees/charges/deposits (2014 schedule) will be as follows. Actual connection charges will be determined upon submittal of service connection application(s) to Lakehaven. All Lakehaven fees, charges and deposits are typically reviewed & adjusted (if necessary) annually, and are subject to change without notice. • Sewer Service Connection Permit Fee: $230.00 (per lot). • Capital Facilities Charge(s)-Sewer, six (6) new ERU: $3,117.00 per ERU. ■ Service Agreement Charge(s), Private Pump Station Agreement: $130.00 (per lot). • County Document Recording Fees: $80.00 (per lot). • Other (describe): $None anticipated. We've not had any (or if any, brief/minor by someone other than myself) contact or communication about this proposed SP since late 2014 (well, we emailed each other in June2015 & earlier this month). Brian Asbury Development Engineering Supervisor Lakehaven Utility District From: Leila Willoughby -Oakes [mailto:Leila.Willoughby-Oakes@cityoffederalway.com] Sent: Wednesday, September 30, 2015 2:16 PM To: Brian Asbury Subject: Short Plat Approvals (#14-105417-00-SU) Hi Brian, Do you have the comments sent from Lakehaven on a Xu Short Plat (used to be Stacey Welsh's)? I've not written a short plat decision at this jurisdicition before! Do you typically vet the written findings (to make sure I'm saying it right) in the City's planning report? Trying to pump it out today. Thanks again! L. Willoughby -Oakes Associate Planner 33325 8ch Avenue South Federal Way, WA 98003-6325 Phone:253/835-2644 Fax: 253/835-2609 www.cjtvoffederalway.com The contents of this email may be determined to be a public record and subject to disclosure pursuant to RCW 42.56 regardless of any expectations or claims of confidentiality or privilege asserted. Leila Willoughby -Oakes From: Brian Asbury <BAsbury@lakehaven.org> Sent: Wednesday, June 24, 2015 4:20 PM To: Leila Willoughby -Oakes Subject: Xu SP Leila, Here's a HYPERLINK to the Hampstead Green II recorded plat (Vol. 159, Pades 51-52), and that shows that 10-foot Lakehaven sewer easement (offsite to the Xu SP); we don't have a separate easement document for this segment of sewer main. Within the portion of easement thiat extends north>south along Lots 4, 5 & 6 of HG II are two (2) 6" sewer service lines intended for parcels 2521039029 & 2521039015. At the time HG II was built, it was LUD's practice to provide service stubs to adjacent properties (still same today), but within Lakehaven easement. If HG II were to go today, that north>south portion of that offsite easement would be private and for the benefit of the specific parcels intended, with Lakehaven easement extending only to the east property line of this subject SP. And those 2 other parcels mentioned above can still acquire their sewer service via those existing 6" service lines & LUD easement (we just have to retain ownership of those service lines... really not much different than the portions that'd be typically in ROW). None of this should impact this proposed SP, just FYI. Make sense? Need anything else? Brian Asbury Development Engineering Supervisor Lakehaven Utility District a CITY OF Way APPLICATION (NO(S): Project Name Property Address/Location Parcel Number(s) Project Description TRAFFIC CONCURRENCY TEST SUMMARY Public Works Department 33325 8th Avenue South Rderat Way WA 99003-6325 253-835-27p0;Fax 253-835-2609 lvwv .xjtyoffederalwayxom 15-100289-00-CN Date: March 16, 2015 Xu Short Plat 1909 SW 356th St 252103 9004 Short Plate existing residential to 5 new lots 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 development project that require additional review will he billed on an hourly basis. Table 1: Concurrency Level of Service (LOS) Intersection 2016 Background LOS 2016 With -Project LOS Conditions Standard Met? Conditions Standard Met? ID I North -South Street !East-West Street LOS VIC LOS I V/C 4028 21 Av SW w j- SW Campus Dr D - -�C - - _ 0.72 ? D 0.72 _Y_ 4840 l Av S� S 348 St 0.7 V C�� T`. _ .4846- ....�- _ 9 Av S� -_ »� S 348 St CT — 0.82 V. C 2 �tl 4848 4850 _ _ Pacific H u' 16 Av S 348 St� SR 18 ......._ D _.. E...-� ... 0.89 Y D 0.89 _kV Y' 5228 .21 Av SW �— - .SW 356 St E i 0.79 — E I 0.79 5240 1 Av S :S 356 St - -- --- D0.86Y D All intersections met the City of Federal Way LOS standards: Concurrency Test Result: If "Fail", identify intersections and possible mitigation: li or S# irm l :,,- 4)itI k : Passed: Caw'_ Fail: Concurrency Test performed by: Sarady Long Date L:\DEPT\PW\TRA\Concurrency\15100289_Xu_SP\Xu SP Concurrency Review LOS Summary 1/1 PUBLIC WORKS DEPARTMENT CITY of 33325 8`h Avenue South Federal Way Federal Way Fax 98835-6325 2709 253-835-2700; Fax 253-835-2709 w%vw.citvot%dcra1wa .coin CAPACITY RESERVE CERTIFICATE (CRQ This CONCURRENCY DETERMINATION is made this 17'h day of March 2015 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 Xu Short Plat reviewed under City file CN Number(s) 75-100289-00-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 Five (5) 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: 5 Lots Property address: 1909 SW 356* St. Federal Way, WA 98023 Parcel No. (s): 252103-9004 Number of New PM Peak Hour Vehicles Trips Generated: 6 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. Approved By: ;� `•�r� -,� Date: 2-0 M'- 2-)OS Printed Name: Richard A. Perez, RE Title: CityTraffic Engineer 1�kCITY OF Federal Way March 24, 2015 Mayfair, LLC Attn: Leon & Sophia Xu 31704 53rd Ave SW Federal Way, WA 98023 Re: 15-100289-CN; Xu Short Plat - Concurrency Decision Dear Mr. Xu: CITY HALL 33325 8th Avenue South Federal Way, WA 98003-6325 (253) 835-7000 www.cityoffederalway.com Jim Ferrell, Mayor The Public Works Traffic Division has completed the concurrency test for the subject project, consisting of five (5) Single Family lots. A traffic concurrency test summary is attached for your review. Based on the submitted information, the PW Traffic Division made the following determinations: 14 Approved. All intersections impacted by one or more weekday evening peak hour trips from the proposed development would meet the City of Federal Way LOS standards with programmed improvements. A Capacity Reserve Certificate (CRC) for the project is attached. The CRC certificate allows your project to proceed with other applicable permit processes. The CRC is valid until the development permit expires, is withdrawn or canceled whichever occur first. The CRC cannot be sold or transferred to property not included in the legal description provided by the applicant in the application for a CRC. If you have any questions or need additional information, please feel free to contact me at (253) 835-2743 or Sarady.Lon caCitygf gderalway.com. Sincerely, Sarady Long Senior Transportation Planning Engineer SL:mt cc: Project File Day File I:'depVpw\tra`,concurrency\ I5100289_xu_sp\xu sp cn approval determination letter,doc 1�kCITY OF Federal Way Parks & Recreation Department Date: March 25, 2015 To: Leila Willoughby -Oakes, 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 Revised Code 18.55.060, the Parks Department accepts the applicant's Fee -in -lieu of open space proposal for the Xu Short Plat; (file # 14-105417-00-SU). It is understood that at the time of this request the fee -in -lieu is calculated at 15% of $129,000 (2013 assessed land value of the existing undivided parcel) for a total fee of $19,350, which could change at the time of final processing. The Parks Department acknowledges the applicant provided a voluntary letter dated March 16, 2015 authorizing the City of Federal Way to use the open space fee -in -lieu from the Xu Short Plat in any of the Parks Planning Areas the City wishes. Cc: John Hutton, Director of Parks. CITY OF 4S. Federal Way DATE: March 20, 2015 TO: Steve Ikerd, Parks and Facilities Manager MEMORANDUM Community Development Department FROM: Leila Willoughby -Oakes, Associate Planner SUBJECT: FEE IN -LIEU PROPOSAL- XU SHORT PLAT - (14-105417-00-SU) 1909 SW 356th Street, Federal Way Please find the attached open space fee -in lieu request for the Xu Short Plat located at the above -reference address to be paid at the point of sale (5-lot subdivision located in Parks Planning Area D). The applicant has authorized the city to utilize this fee in any Park Planning Area and has been made aware fees are subject to change prior to recording and shall be calculated in the preliminary short plat approval. Please advise if the fee -in -lieu is acceptable to the Parks Department. Let me know if you have any questions, or need additional information. The subject application was deemed complete before July 2, 2015. With thanks, Leila ext. 2644 Calculationi: 2013 Land Value: $129,000 Lot Area: 68, 717 sq. ft. 15% most recent assessed value of property =$ 19,350 I Per FWRC 18.55.060(2) (2) All residential subdivisions, except for cottage housing and zero lot line townhouse development, shall be required to provide open space in the amount of 15 percent of the gross land area of the subdivision site. Open space requirements for zero lot IIns townhouse development are found In FWRC 19.205 g1LG and open space requirements for cottage housing are found in FWRC 19.250.07 and 19.25Q.Q80. Except for subdivisions created under FWRC 18.55.040, and small lot detached development created under FWRC 1825.030. a fee -in -lieu payment maybe made to satisfyopen space requirements at the discretion of the parks director after Consideration of the cityr's overall park plan, quality, location, and service area of the open space that would othervvi se be provided within the project, If the city delermines that the location, quatlly, or extent of the required project open space. particularly on smaller plats. short plats, or other divisions of land, would not fulfill the intent or purpose of useful common open space. a payment of an equivalent Fee in Ileu of the required project open space shall be paid. 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-owtiried 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, limes the then current market value per square foot of similarly situated property. For lots within an existing subdivision, where open space was already dedicated or a fee in lieu paid. the percent of open space required will be the difference between the open space dedicated prior and 15 percent. Any fees collected shall be utilized within the park comprehensive plan planning area that the subjeot property falls within, unless the applicant by voluntary agreement directs the expend [lures of such fees in a different planning area. open space created through small lot detached development shall be protected from further subdivision or development by covenants Fled and recorded with the final plat of the subdivision. All usable open space must be readily Identifiable with the development and easily accessible by the residents. Usable open space should be the central focus and an amenity for the project. (2) All residential subdivisions, except for cottage housing and zero lot line townhouse development, shall be required to provide open space in the amount of 15 percent of the gross land area of the subdivision site. Open space requirements for zero lot line townhouse development are found in FWRC 19.205.010 and open space requirements for cottage housing are found in FWRC 19250.070 and 19.250.080. Except for subdivisions created under FWRC 18.55.040, and small lot detached development created under FWRC 18.25.030, a fee - in -lieu payment may be made to satisfy open space requirements at the discretion of the parks director after consideration of the city's overall park plan, quality, location, and service area of the open space that would otherwise be provided within the project. If the city determines that the location, quality, or extent of the required project open space, particularly on smaller plats, short plats, or other divisions of land, 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. 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. For lots within an existing subdivision, where open space was already dedicated or a fee in lieu paid, the percent of open space required will be the difference between the open space dedicated prior and 15 percent. Any fees collected shall be utilized within the park comprehensive plan planning area that the subject property falls within, unless the applicant by voluntary agreement directs the expenditures of such fees in a different planning area. Open space created through small lot detached development shall be protected from further subdivision or development by covenants filed and recorded with the final plat of the subdivision. All usable open space must be readily identifiable with the development and easily accessible by the residents. Usable open space should be the central focus and an amenity for the project. March 16, 2015 John Hutton I Director of Parks Parks, Recreation & Cultural Services City of Federal Way 33325 8th Avenue South Federal Way, WA 98003 Phone: 253.835.6910 Email: John. Hutton@cityoffederalway.com MAR 20 2015 CITY OF FEDERAL WAY CDS RE; File #14-105417-00-SU; Xu Shoat Plat, FEE IN LIEU LETTER Dear Leila, The owner, also the applicant, for the above mentioned Short Plat has elected for a fee -in - lieu of open space satisfying FWRC 18.55.060. Due to the proposal being vested before July 2, 2015, the applicant requests to defer open space fees to the point of sale for each individual house or five years from fee deferment (whichever is earlier) per FWRC 19.100.070(1)(b). It is understood that the fee will be calculated at the time of plat recording and divided equally among all newly created lots. Also, the fee will be calculated based upon the square footage of open space which otherwise would have been required to be provided multiplied by the subject property's assessed or appraised value. Also the Covenants prepared by the city will be recorded at the applicant's expense on each lot at the time of plat recording to enforce payment of deferred fees. In addition, the application voluntarily agrees for the fees to be utilized within a different park planning area per 18.55.060(2). Sincerely, Owner's Signature L L av / v I~ I �"�� (�J Owner's Printed Name Date CITY OF Federal February 13, 2015 Landon C. Beyler Beyler Consulting LLC 7602 Bridgeport Way West Lakewood, WA 98499 Way r�FILE CITY HALL 33325 8th Avenue South Federal Way, WA 98003-6325 (253) 835-7000 www. cityoffederalway, com Jim Ferrell, Mayor RE: File No.14-105417-00-SU; 1st RESUBMITTAL TECHNICAL REVIEW COMMENTS Xu Short Plat —1909 350 Street, Federal Way (Parcel No. 2521039004) Dear Mr. Beyler: The Community Development Department has conducted a 2nd technical review of the Xu Short Plat (SP) received on January 21, 2015. City departments have provided the following comments to be addressed prior to preliminary plat approval, or as otherwise noted. Please submit four copies of both the preliminary short plat map and preliminary civil drawing (tree retention, clearing, and grading plan) for review and preliminary approval. Contact City staff referenced below if you have any questions. PLANNING DIVISION (Leila Willoughby -Oakes, 253-835-2644, leila.willoughby-oakes@cityoffederalway.com) For preliminary plat approval: 1. The applicant has elected for a fee -in -lieu of open space satisfying FWRC 18.55.060. Calculated and paid at the time of plat recording, the applicant must pay the city 15 percent of the most recently assessed value of the property. For proposals vested before July 2, 2015, the applicant may defer open space fees to the point of sale for each individual house or five years from fee deferment (whichever is earlier) per FWRC 19.100.070(1)(b). Under this option, a covenant prepared by the city shall apply to the recorded short plat. Please submit a letter during the preliminary plat processing indicating the applicant is opting for the fee -in -lieu of open space. 2. The City will accept NAVD 88. Please provide a conversion formula on the document. Typically, vertical datum is either KCAS or NGVD-29. 3. Contact Doug Jones at 206-477-8065 or doug.iones0_kingcounty_.go at the Seattle -King County Health Department regarding wastewater tank abandonment. 4. Please note short plat approval expires five years from the date of preliminary approval (engineering plan approval, improvements constructed, and recording). 5. Please find a marked -up plan set enclosed. Mr. Beyler February 13, 2015 Page 2 Prior to recording: 1. Per FWRC 18.30.280, all surveying and monumentation (corners set) must be complete; in addition, all other required improvements must be substantially completed as determined by the departments of Community Development and Public Works. 2. Provide an update to the Certificate of Title, current within 30 days. 3: Provide two paper copies of the signed/notarized "mylars." 4. Provide a copy of the King County Plat Name Reservation Request for "Xu Short Plat." The County will not record the plat if the name has been reserved for or used by another development. 5. Per FWRC 18.30.300, note the boundary line discrepancy along Lot 5 on the final plat map and disclose in the title report during recordation. If feasible, please provide documentation on the boundary line resolution underway with Chicago Title. Although not required by the City, will this be resolved via a boundary line adjustment or agreement? 6. As a condition of preliminary approval, all non -conforming structures shall be removed on Lot 1 and the existing house on Tract A. 7. Asa condition of the preliminary approval the applicant will be required to plant replacement trees during construction, subject to a site visit by staff. 8. Please ensure there are no lines through text. PUBLIC WORKS -DEVELOPMENT SERVICES (Kevin Peterson, 253-835-2734, keyin.PetersonAcityoffederalway.com • Development Services does not have any further comments at this time. PUBLIC WORKS -TRAFFIC (Erik Preston, PE, 253-835-2744, erik.yreston aecityoffederalway.coml 1. The hammerhead turn -around shall remain for proposed Lotsl5and 40ri116 2. All other comments have been addressed. LAKEHAVEN UTILITY DISTRICT (Brian Asbury, 253-946-5407, BAsbury rr,lakehaven.or} 1. Preliminary civil plan indicates a "shared -use" sewer service connection for Lots 4 and 5. This is a non -typical type of service connection that may be approved by Lakehaven; applicant will need to request modification to Lakehaven with justification (e.g., limited space, significant cost addition, etc.). This can be done as part of the DE Agreement process. 2. The private easement for the proposed sewer service line for Lot 4 is not identified across Lot 5 on the preliminary plat map. 14-105417 Doc LD 67991 Mr. Beyler February 13, 2015 Page 3 3. As they noted in the 1/21/15 transmittal, applicant hasn't yet submitted to Lakehaven for a Developer Extension Agreement. General ■ All comments herein are valid for one (1) year and are based on the proposal(s) submitted and Lakehaven's current regulations and policies. Any change to either the development proposal(s) or Lakehaven's regulations and policies may affect the above comments accordingly. SOUTH KING FIRE AND RESCUE, Vince Faranda, 253-946-7242, vince.faranda outlhkin0re.org ■ Fire requirements provided on December 3, 2014 still apply. CLOSING Please make the following corrections and resubmit four copies of the short plat and civil drawings 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 253-835-2644 or leila.willou hb - oakes ci offederalwa .com. Sincerely, eila Willoughby -Oakes Associate Planner enc: Bulletin # 129 — Resubmittal Information Form King County Plat Name Reservation Request Civil and Preliminary Plat mark-ups c: Leon Xu, Mayfair LLC, 31704 53`d Ave SW, Federal Way, WA 98023 Kevin Peterson, Engineering Plans Reviewer Erik Preston, Senior Traffic Engineer Brian Asbury, Lakehaven Utility District Vince Faranda, South King Fire & Rescue 14-105417 Doc. I:D. 67981 RECEIVED BY COMMUNITY & ECONOMIC DEVELOPMENT DEPARTMENT JAN 2 6 2015 31919 1-1 Ave S, Suite 101 I Federal, Way, WA 98W3 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- Community 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 21 st day of November 2014 , and ending on the 21 st day of November 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 6th day of January 2015. Notary Public in and for the State of Washington, Residing at Buckley ."'N0%II IA ►�� ` NOTARY ; Z : PUBLIC ' a � rt eral way NOTICE OF MASTER LAND USE APPLICATION Project Name: Xu Short Plat Project Description: Proposed short subdivision of one existing 1.58-acre single-family lot into five single-family lots. Applicant: Mayfair LLC Project Location: 1909 SW 3561h St, Federal Way, WA 98023, Tax Parcel ID #252103-9004 Date of Application: October 16, 2014 Date Determined Complete: November 13, 2014 Date of Notice of Application: November 21, 2014 Requested Decision and Other Permits: The appli- cant requests a short subdivision decision (File #14-105417-SU) issued by the Director of Com- munity Development pursuant to Federal Way Re- vised Code (FWRC) Chapter 18.30. Additional per- mits and/or approvals in conjunction with the short subdivision decision include yet to be filed Concur- rency and Engineering Review. The department has determined the application is categorically ex- empt from threshold determination procedures pursuant to State Environmental Policy Act (SEPA) Rules WAC 197-11-8QO(6). Environmental Documents: Preliminary Technical Information Report Development Regulations to Be Used for Project Miligation: Title 18 'Subdivisions;' Title 19'2aning and Development Code.' Consistency with Applicable City Plans and Regula- t#ons: 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 byDecember 8, 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 - Senior Planner, 253- 835-2634 Published in the Federal Way Mirror, Friday, No- vember 21, 2014. FWM 2183 iry BEYLER CONSULTING January 20, 2015 RESU B, TTED JAN 2 1 2015 CITY OF FEDERAL WAY CDS Leila Willoughby -Oakes I Associate Planner Department of Community Development City of Federal Way 33325 8t" Avenue South Federal Way, WA 98003 Phone: 253.835.98003 Email: leila.willoughby-oakes@cityoffederalway.com File #14-10 5417-00-SU; SITE PHOTOGRAPHS See the preliminary engineering site plan for photo locations. Photos taken January 20, 2015. Photo 1: Looking South CONTACT - 7- phone: 253-301-4157 fax: 253-336-3950 I beylerconsulting.com *' OFFICE 7602 Bridgeport Way W, Ste 3D Lakewood, WA 98499 Plan. Design. Manage CIVIL ENGINEERING I LAND SURVEYING I LAND PLANNING PROIECT MANAGEMENT I PERMIT EXPEDITING I FEASIBILITY Project Number: 14-114 Project Name: Xu Short Plat a Photo 2: Looking East Photo 3: Looking Southeast Xu Short Plat, Site Photos a January 20, 2015 Page 2 of 3 BEYLER c VtiSVL rl7u 011ow 0,717 A. ATION OF THE NE 1/4 OF SECTION 25, TOWNSHIP 21 N., RANGE 03 E., W.M. XU SHORT PLAT INNEL Wha � 0 JIF a M -W Ek 0 = EFqh ML AV AF% 0 0 Auk M% 9� Oft 0 A TRACT TABLE m TRACTA STORMWATER TRACT (DEDICATE TO FEDERAL WAY) M. SIZE TREELEGEND tnwm TYPE LIOMMEMT 1 B' 1.5 DECIDUOUS TO BE REMOVED 2 10' 1.5 DECIDUOUS TO BE REMOVED 3 9' 1.5 DECIDUOUS 4 3 -14' 6.0 MANE TO BE REMOVED 5 ]2' ZO DECIDUOUS TO BE REMOVED 6 14" 2.0 DECIDUOUS TO BE REMOVED ] 1IO' I.S DECIDUOUS I TO BE REMOVrD 8 14' 2.0 DECIDUOUS TOBEREMOVED 9 11' 12.0 DECIDUOUS 10 9' 1.5 DECIDUOUS 11 n- l.5 DECIDUOUS 12 n- 1.5 .DECIDUOUS 13 10• 1.5 .DECIDUOUS 14 13' 12.0 DECIDUOUS TO BE REMOVED 15 IS- 2.5 DECIDUOUS 16 24" 1 N/A DECIDUOUS OFFSITE 17 9- WA DECIDUOUS OFFSITE 18 12' Ti DECIDUOUS 19 12' 1.5 DECIDUOUS 20 10, IS DECIDUOUS 21 8' 1.5 DECIDUOUS 22 10' l.5 DECIDUOUS 23 8' 1.5 DECIDUOUS TO BEREMOVED 24 10' 1.5 .DECIDUOUS TOBEREMOVED 25 11' 1.5 DECIDUOUS TO BE REMOVED 26 12' 20 DECIDUOUS TO BE REMOVED 27 1B' 2.5 DECIDUOUS TO BE REMOVED 28 22' 2.5 DECIDUOUS TO BE REMOVED 29 22' 2.S DECIDUOUS TO BE REMOVED 30 15' N/A FIR OFFSITE 31 22" 2.5 DECIDUOUS SITE AREA GROSSAREA 66,279 SF ROW DEDICATION 1,486 SF ACCESS E45MENT 7,095 SF NET AREA 57,69E SF (1.32 AC) TOTAL EXISTING TREE UNITS 54.5 TREE UNITS REQUIRED TREE UNITS / ACRE 1.32 * 25 = 33 TREE UNITS PROVIDED TREE UNITS / ACRE TREES TO BE RETAINED 22 TREE UNITS TREES 70 BE PLANTED 11 TREE UNITS BASIS OF BEARINGS NRRTHWEST CORNER OF GOVERNMENT LOT NO 2; THENCE I PER FIRE) PERvrous i SOUTH 170 FEET; THENCE EAST 165 FEET,' THENCE NORTH I i. I I PENULT ASSUMED: FOUND MONUMENTS IN SW 356TH ST FROM 11 I 2l' SNARED ACCESS 0 UTILITY (4,836 5F) 215T AVE SW 70 18TH AVE SW IS SOUTH 87°23'30' EAST. 170 FEET; THENCE WEST 165 FEET E POINT OF l EASEMENT FOR LOTS 4E NO 5 BEGINNING, EXCEPT THE WEST 30 FEET OF ROAD, ALL I+ (NOTE: THERE SHALL 8E NO -==-•«-==---====________- LOCATED WITHIN THE NORTHWEST QUARTER OF THE _ I DIRECT VEHICULAR ACCESS TO r - TAT 3 FROM THE PRIVATE SOUTHEAST QUARTER OF THE NORTHEAST QUARTER -- I I ACCESS ROAD WITHOUTPRIOR VERTICAL DATUM SEC17ON 25, TOWNSHIP 21 NORTH, RANGE 3 EAST, W.M., I ;; I , I WRITTEN APPROVAL FROM THE c01 F NAD 1983191 PERKING COUNTY MONUMENT 8817. IN KING COUNTY, WASHINGTON. CITY OF FEDERAL WAY PUBLIC 3-10 20 CONCRETE MONUMENT WITH NAIL SET 0.78' BELOW GRADE, I A rv,7alrs DEP,u1TMENT) TAvi��: Rsv IN A STANDARD WSDOT MONUMENT CASE LOCATED IN THE DESCRIPTTON ABOVE PER SPECIAL WARRANTY DEED UNDER PRESSURE MAIN 1 MIDDLE OF THE INTERSECTION OF 215T AVE SE AND SE RECORDING NUMBER 20137010001603. 1 !i ,IlLlll 356TH ST. ELEVATION = 400.9572 1 20TH AVENUE SW ASPHALTICPAVEMENT 4 60' RIGHT-OF-WAY p0' HAIFSTREFrIMPRO MENTS 1- a, 0, PARKING 10' EX ASLALT 10' GRINDAND B' PARKING 4' p-ANIER S SR}IWAGC 3 UTTL� ROAD OVERLAY GRIND AND STRIP f (NORIN BOUND) I (SOUTH BOUND) OVERLAY k NEW CONC- Nqe B 2 GUTTER 2:1 CUT/FILL 4 I (TYPICAL) NEATSAW CUT RQADWAY SFCTZON P ScuE: uT$. 30 16 0 30 6D SCALE: 1"- 30' SURFACE AREA CALCULATIONS OFFSITEIMPROVEMENTS SHARED ACCESS DRIVE APRON 455 SF (PGIS) CONC SIDEWALK 1,429 SF TOTAL 1,884 SF (0. 043 AC) ONSITEIMPROVEMENTS SHARED ACCESS DRIVE (PERVIOUS) 4,836 SF (PGIS) * CONC DRIVE/ WALK 2,500 SF (PGIS) ** HOUSE FOOTPRINTS 17,500 SF TOTAL 24,836 SF (0. 685 AC) TOTAL PGIS 7,791 SF (0.179 AC) • 500 SFHAS BEEN ASSUMED MR DRN AY/WALK SLRFACEFDR EAOC LDT •`3,SW SFNAS BEEN ASSUMED FOR HOUSE FOOTPRINTS FOR EACH LOT EARTHWORK II--- CUT 1,521 CY FILL 88 CY 1,433 CY (CUT) -{�9 VOLUMES ARE PREiIMWARY, A SNRINK/SWHI. FACTOR HAS NOTSEEN APPLIm. O_ PARCEL NUMBER: 2521039004 SITEADDRESS: 1909 356TH STREET FEDERAL WAY, WA SITE AREA (ASSESSOR): 66, 717 5F (1.578 AC) SITEAREA (SURVEYED): 66,279 SF (1.522 AC) ROW DEDICATION: 1,496 SF (0.034 AC) NET AREA: 64,793 SF (1.487 AC) ZONING: RS9.6 SINGLE FAMILY, HIGH DENSITY MIN LOT SIZE. 9,600 SF MAX BUILDING HEIGHT. • 30, MAX COVERAGE.' 60% SETBACKS: FRONT: 20' STREET SIDE.' 10, INTERIOR: 5' - REAR: 5' la_ m L FIRE ACCESS TURNAROUND 0 2 MIN. LANE WIDTH 16' (2 LOTS) MIN. RADII: 32' - MIN EXTENSION: 55' FROM CENTERLINE- PRELMINARY ' I 1 LµARL - OWNER/DEVELOPER ENGINEER/SURVEYOR: MAYFAIR, LLC BEYLER CONSULTING qt� ❑ 31704 53RD AVENUE SW 7602 BRIDGEPORT WAY W, #3D t� - FEDERAL WAY WA 98023 LAKEWOOD, WA 96499 TEL: 253-666-4985 TEL: 253-301-4157 I i � = � g m..•n�. PERMIT NO. 14-105417-SU JOB NUMBER 14-114 j i rF_c ss%o� I•Tn ��cT.� SHEET 1 OF 1 APPROVED �;° PP1.0 I d�'# '� WLA� DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES 4i�33325 8`' Avenue South CITY OF Federal Way, WA 98003-6325 Federni INnu 253-835-2607; Fax 253-835-2609 www.cilyoffederal,tvity.com CALCULATING TREE UNITS (IN RS ZONES) (Chapter 19.120 Federal Way Revised Code) ■ To determine the minimum tree units required for your site: 5 71 b I� _ = 43,560 (sf/acre) = /' 3 2 x 25 (units/acre) _ (lot size in square feet) (lot size in acres) (Mir Example: Lot Size = 9,723 square feet 9,723143,560 = .22 acres .22x25 = 5.5 = 6 tree units ■ To determine number of existing or replacement tree units: ""I1lf Existing Trees Includes all trees except Invasive species and hazard trees Tree Size (diameter at breast height /4.5') # of Trees Tree Units Total Units 1" to 6" dbh x 1.0 = O > 6" to 12" dbh > 12" to 18" dbh x 2.0 _ .� �• -S = ' > 18" to 24" dbh x 2.5 = I. S > 24" dbh x 3.0 Qp Total Existing Tree Units 4 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) Examples: Japanese Maple, Black Hawthorne, Western Crabapple 0.5 Medium Canopy (mature canopy area 450 — 1,250 square feet) Examples: Western White Pine, Choke Cherry, Honey Locust _T 1.0 Large Canopy (mature canopy area > 1,250 square feet) Examples: Douglas Fir, Tulip Tree, Western Red Cedar 1.5 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 0 ZZ Jr '�Yv DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES 33325 8 h Avenue South CITY OF Federal Way, WA 98003-6325 Fa d a rn i llVay 253-835-2607; Fax 253-835-2609 wwwxi IvoffederalwaY.Com CALCULATING TREE UNITS (IN RS ZONES) (Chapter 19.120 Federal Way Revised Code) ine the minimum tree units required for your site: (lot size in square feet) Lot Size = 9,723 square feet = x 25 (units/acre) ---4Qt size in acres) (minimum tree units) ,560 = .22 acres .22 x f To_detaftnine number of existing or replacement tree units: 6 tree units ' Existing Trees '7`) be- ►'` �� Includes all trees except invasive species an hUa trees Tree Size (diameter at breast height /4.5') # of Trees Tree Units Total Units 1" to 6" dbh x 1.0 > 6" to 12" dbh x 1.5 > 12" to 18" dbh x 2.0 = > 18" to 24" dbh 1 x 2.5 = > 24" dbh x 3.0 = Total Existing Tree Units ZJ..S 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 squ>Western 0.5 Examples: Japanese Maple, Black Hawthorneple Medium Canopy (mature canopy area 450 ,e feet) 1.0 Examples: Western White Pine, Cho zerry, Honey Locust Large Canopy (matur Copy area > 1,250 square feet) 1.5 Examples:, a s 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 CITY OF . Federal 'Way December 3, 2014 Landon Beyler Beyler Consulting LLC 7602 Bridgeport Way West, #3D Lakewood, WA 98499 RE: FILE #14405417-00-SU; TECHNICAL COMMENT LETTER Xu Short Plat,1909 SW 3561h St., Federal Way Dear Mr. Beyler: CITY HALL a 33325 8th Avenue oath Federal Way, WA 98003-6325 (253) 835-7000 www. cityoffederalway.. com The Community Development Department has reviewed your October 16, 2014, submittal of documents related to the Xu 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, stacev.weishacityoffederalway.com 1. Comments on Sheet 1: a. Add the phone number of each property owner (drawing submittal requirement). 2. Comments on Sheet 2: a. Lot 3 only needs a 10' building side yard setback off of the proposed access easement, as the driveway will be located off of 20`h Ave SW (where a 20' front yard setback is required). Depending on where the driveway will be located for Lot 4, certain areas may be able to have a 10' building side yard setback off of the access easement as well. b. Add the Comprehensive Plan and Zoning classifications of the adjoining properties (drawing submittal requirement). c. Add existing and conceptually proposed water, sewer, and drainage facilities on, under, or over the land showing size, grades, and locations (drawing submittal requirement). Is there an existing septic tank to be removed? d. Add 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 ofth required open space would not fulfill the intent or purpose of useful common open some, a payment of an equivalent fee -in -lieu of the required project open space shall be paid pursuant to FWRC 18.55.060(2) (drawing submittal requirement). e. Clarify the required calculation of net plat area, which is gross plat area minus critical areas, rights -of -way, private open space, and public purpose lands (storm tract 3. Provide two copies of a Title Report prepared within 90 days as identified in Bulletin #010 and content requirements of FWRC 18.30.030. The title report that was submitted is 6 months old. Check with the title company to determine if they can issue an update rather than a completely new report. Mr. Beyler December 3, 2014 Page 2 4. Provide site photographs from each compass point (north, east, south, & west) with location of photo referenced on the site plan, as identified in Bulletin #010 and content requirements of FWRC 18.30.030. 5. Comments on the required preliminary clearing and grading and tree/vegetation retention plan: a. Show details of tree protection measures (F)ATRC 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)vVRC 19.120.040.2.e). Kevin Peterson, Public Works Development Services Division, 253-835-2734, kevin.petersonAcityoffed eralway.com Short Plat Drawings — 1. Add the City File Number (14-105417-SU) in the space provided in the upper left-hand corner of the title block. 2. Remove (or `X'-out) the King County Health Department Signature block. 3. The map shows overhead power lines crossing a portion of the parcel, near the south border, as well as along a portion of the west border. The Title Report also indicates a City of Tacoma Power Easement that encumbers some part of the parcel. Please show this easement on the map page, or provide some additional narration regarding the easement (i.e., if the legal description is vague and `un-locatable' as to its exact location). 4. Because the private access road is being designed to the City's 2-lot (max.) access standard, and is meant to serve only Lots 4 and 5, a note shall be added to indicate that there shall be no direct vehicular access to Lot 3 from the private access road without prior written approval from the City of Federal Way Public Works Department. Preliminary Engineering Plan, and Storm Water and Geo-technical Reports — 1. Revise the street identifying label to read `SW 356th Street.' 2. The pond access road shall be located so that access is provided off of 20th Ave SW, rather than SW 356th St. This is due to traffic safety concerns of maintenance vehicles entering/exiting SW 356th St at the presently designed location. 3. Revise the storm water report to indicate Federal Way Flow Control Application Map (first paragraph on page 14). 4. The geo-tech report shall be amended to include a soil log test pit location map. 5. The engineer reports that the project is applying the Soil Treatment Exemption for Water Quality Treatment facility, which is allowed under the 2009 King County Surface Water Design Manual (KCSWDM). However, in order for the City to approve this exemption, the engineer shall provide the additional information required to meet this exemption: a. The soil must have a measured infiltration rate of less than or equal to 9 inches per hour, except in groundwater protection areas where the measured rate must be less than or equal to 2.4 inches per hour, OR b. The soil must be composed of less than 25% gravel by weight with at least 75% of the soil passing the 44 sieve, and the portion passing the #4 sieve must meet one of the following gradations: 14-105417 Doc 1,D 67324 Mr. Beyler December 3, 2014 Page 3 i. At least 50% must pass the #40 sieve and at least 2% must pass the #100 sieve, OR ii. At least 25% must pass the #40 sieve and at least 5% must pass the #200 sieve. Erik Preston, PE, Public Works Traffic Division, 253-835-2744, erik. reston ciNoffederalwa .eom 1. Submit the required Transportation Concurrency application and associated fee pursuant to PWRC 19.90.040 and 19.90.050(4). 2. The current access easement is designed to serve only 2 lots (4 & 5) with 16 feet of pavement in a 20- foot easement. As such, Lot 3 must access 20th Ave SW directly; the Lot 3 driveway must maintain a 25-foot center -to -center spacing with the Lot 2 driveway and access easement for Lots 4 & 5. If easement access is desired for Lot 3, the easement shall be a minimum of 25 feet wide per Drawing 3- 2DD with a minimum of 20 feet paved. Brian Asbury, Lakehaven Utility District, 253-946-5407, BAsbury(a7lakehavemorg Water 1. A Certificate of Water Availability for the proposed development was issued by Lakehaven on 4/3/14. 2. The site has one (1) existing water service connection (SN 3174, 5/8"x3/4" meter). 3. 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, irrigation, abandonment of existing service(s), re- activation, etc.), in accordance with standards defined in Lakehaven's current `Fees and Charges Resolution'. 4. Private, water (utility) easement is indicated along the south side of the proposed short plat, for the benefit of the building supply lines for new Lots 5 & 6 across said adjacent property. 5. Based on the proposal submitted, preliminary estimated Lakehaven water service connection fees/charges/deposits (2014 schedule) will be as follows. Actual connection charges will be determined upon submittal of service connection app[ication(s) to Lakehaven. All Lakehaven fees, charges and deposits are typically reviewed & adjusted (if necessary) annually, and are subject to change without notice. a. Water Service/Meter Installations, estimated 1" size: $4,120.00 deposit (each). b. Capital Facilities Charge(s)-Water, five (5) new Equivalent Residential Units (ERU): $3,492.00 per ERU. Water system capacity credits are available for this property from system capacity charges previously assessed, paid directly to Lakehaven, and/or credited to the property for 1.00 ERU. Please contact Lakehaven for further detail. c. ROW Permit Fee (Federal Way): $510.00 (minimum, not including potential asphalt mitigation costs, etc.). d. Other (describe): $None anticipated. Sewer 1. A Developer Extension Agreement will be required to construct new and/or abandon existing sanitary sewer facilities necessary for the proposed development (approx. 300+/- feet, 2" HDPE Low -Pressure Sewer, west margin of 20th Ave SW). Additional detail and/or design requirements can be obtained from Lakehaven by completing & submitting a separate application to Lakehaven for a Developer Extension Agreement (application form enclosed). Lakehaven encourages owners/developers/ Doc. I.D. 67324 14-105417 Mr. Beyler December 3, 2014 Page 4 applicants to apply for Lakehaven processes separately to Lakehaven, and sufficiently early in the pre-design/planning phase to avoid delays in overall project development. 2. The site does not have an existing sewer service connection. 3. A separate Lakehaven sewer service connection permit 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%. Proposed Lot 5 has direct access for a gravity sewer service connection to an existing Lakehaven sewer manhole just east of the southeasterly portion of this proposed lot; proposed Lot 4 has the option of utilizing a gravity sewer service connection to this existing manhole via private easement across proposed Lot 5 or a grinder pump connection to new LPS main via private easement across proposed Lot 3. The associated Developer Extension Agreement must achieve a point of either Substantial Completion or Acceptance, as determined by Lakehaven prior to activating any new sewer service connection(s). 4. Private, sewer (utility) easement is indicated along the south side of the proposed short plat, for the benefit (if necessary) of the sewer service lines for new Lots 3, 4, &/or 5 across said adjacent property. 5. Based on the proposal submitted, preliminary estimated Lakehaven water service connection fees/charges/deposits (2014 schedule) will be as follows. Actual connection charges will be determined upon submittal of service connection application(s) to Lakehaven. All Lakehaven fees, charges and deposits are typically reviewed & adjusted (if necessary) annually, and are subject to change without notice. a. Sewer Service Connection Permit Fee: $230.00 (per lot). b. Capital Facilities Charge(s)-Sewer, six (6) new ERU: $3,117.00 per ERU. c. Service Agreement Charge(s), Private Pump Station Agreement: $130.00 (per lot). d. County Document Recording Fees: $80.00 (per lot). e. Other (describe): $None anticipated. General 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. Vince Faranda, South King Fire and Rescue, 253-946-7242, ►+ince.f 3randa rr,southkingrire.ora 1. 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. 2. The above item applies to Lots 4 and 5. 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. 14-105417 Doh 1.D, 67324 N Mr. Beyler December 3, 2014 Page 5 If you have any questions regarding this letter, please contact me at 253-835-2634 or staceywelsh v ci offederalway.com. Sincerely, Stacey Welsh, AICP Senior Planner enc: Resubmittal Information Form Short Plat Submittal Requirements Handout FWRC 19.120.160 Lakehaven Utilities Handouts c: Mayfair LLC, 31704 53`d Ave SW, Federal Way, WA 98023 Kevin Peterson, Engineering Plans Reviewer Erik Preston, Senior Traffic Engineer Brian Asbury, Lakehaven Utility District Vince Faranda, South King Fire & Rescue 74-105417 Doc. I.D. 67324 CITY Of Federal Way NOTICE OF MASTER LAND USE APPLICATION Project Name: Xu Short Plat Project Description: Proposed short subdivision of one existing 1.58-acre single-family lot into five single-family lots. Applicant: Mayfair LLC Project Location: 1909 SW 356`h St, Federal Way, WA 98023, Tax Parcel ID #252103-9004 Date of Application: October 16, 2014 Date Determined Complete: November 13, 2014 Date of Notice of Application: November 21, 2014 Requested Decision and Other Permits: The applicant requests a short subdivision decision (File #14-105417- - — _• FiE- «_., n s�iLYS i4p�pny r � . IDWISTSN R , 26TM ST NE L J JL] Qv s�rHca r SU) issued by the Director of Community Development pursuant to Federal Way Revised Code (F)vVRC) Chapter 18.30. Additional permits and/or approvals in conjunction with the short subdivision decision include yet to be filed Concurrency and 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 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 December 8, 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 8ch Avenue South, 2nd Floor, Federal Way, WA 98003. Staff Contact: Stacey Welsh - Senior Planner, 253-835-2634 Doe. LD, 67291 S� �Y CITY OF Federal Way DEPARTMENT OF COMMUNITY DEVELOPMENT 33325 8'" Avenue South Federal Way WA 98003-6325 253-835-7000; Fax 253-835-2609 www.cityoffederalwoy.com DECLARATION OF DISTRIBUTION 1, Kalon Thomas laws of the State of Washington, that a: ■ 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 hereby declare, under penalty of perjury of the ❑ 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 0 posted to or at each of the attached addresses on November 21 2014. Project Name Xu Short Plat File Number(s) 14-105417-00-SU Signature Date 1 t zt 14 Posting_ Sites: Federal Way City Hall - 33325 8th Avenue Federal Way Regional Library - 34200 1 st Way South Federal Way 320th Branch Library - 848 South 320th Street Subject Site - 1909 SW 356th Street, Parcel #252103-9004 CITY OF Federal Way NOTICE OF MASTER LAND USE APPLICATION Project Name: Xu Short Plat Project Description: Proposed short subdivision of one existing 1.58-acre single-family lot into five single-family lots. Applicant: Mayfair LLC Project Location: 1909 SW 356th St, Federal Way, WA 98023, Tax Parcel ID #252103-9004 Date of Application: October 16, 2014 Date Determined Complete: November 13, 2014 Date of Notice of Application: November 21, 2014 Requested Decision and Other Permits: The applicant requests a short subdivision decision (File #14-105417- r ri _ 17, ;) ey - L I Tr S uhfacs Propvrry I- � �sw �;rrw it . ,LEI H STNE 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 yet to be filed Concurrency and 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 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 December 8, 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, 2nd Floor, Federal Way, WA 98003. Staff Contact: Stacey Welsh - Senior Planner, 253-835-2634 Doc. I.D. 67291 CIT Federal Way DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT 33325 8th Avenue South Federal Way WA 98003 253-835-7000; Fax 253-835-2609 www.Cit offederalwa .Com DECLARATION OF DISTRIBUTION I hereby declare, under penalty of perjury of the laws of the State of Washington, that a: Notice of Land Use Application/Action ❑ Notice of Determination of Significarce (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 X'e-mailed and/or ❑ posted to or at each of the attached addresses on )-7 .2014. Project Name ! File Number(s) a Signature Date KACD Administration Files\Declaration of Distribution.doc/Last printed 1 /22/2014 2:40:00 PM Tamara Fix From: Jennifer Anderson <jnderson@fedwaymirror.com> Sent: Monday, November 17, 2014 2:55 PM To: Tamara Fix Subject: Re: Legal Notice - Xu Short Plat Got it, thanks! :) Jennifer Anderson Advertising Sales Consultant Office: 253-925-5565, Ext 3056 Internal: 02-3056 Fax: 253-925-5750 31919 1st Ave S, Ste 101, Federal Way, WA 98003 Sound Publishing, Inc. Map Print Rates Online Rates Media Kit Sound In On Mon, Nov 17, 2014 at 2:52 PM, Tamara Fix <Tamara. Fix(d�cityoffederalway.com> wrote: Getting this one to you early. Please publish the following legal notice (Xu Short Plat NOA, 14-105417) in Friday's Nov. 21, 2014 issue. Please confirm and issue an affidavit of publication. tA110 Federal Way NOTICE OF MASTER LAND USE APPLICATION Project Name: Xu Short Plat Project Description: Proposed short subdivision of one existing 1.58-acre single-family lot into five single- family lots. 1 Applicant: Mayfair LLC Project Location: 1909 SW 356"' St, Federal Way, WA 98023, Tax Parcel ID #252103-9004 Date of Application: October 16, 2014 Date Determined Complete: November 13, 2014 Date of Notice of Application: November 21, 2014 Requested Decision and Other Permits: The applicant requests a short subdivision decision (File #14- 105417-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 yet to be filed Concurrency and 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 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 December 8, 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, 2nd Floor, Federal Way, WA 98003. Staff Contact: Stacey Welsh - Senior Planner, 253-835-2634 CITY OF Federal November 13, 2014 Landon Beyler Beyler Consulting LLC 7602 Bridgeport Way West, #31) Lakewood, WA 98499 Fi Lull 6.;-� CITY HALL 33325 8th Avenue South Feder y Federal Way, WA 98003-6325 (253) 835-7000 wwww cityoffederalway. com RE: FILE #14-105417-00-SU; LETTER OF COMPLETE APPLICATION Xu Short Plat,1909 SW 356`h St., Federal Way Dear Mr. Beyler: The Community Development Department is in receipt of your October 16, 2014, application submittal for the short subdivision of one existing single-family residential lot into five 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 stace .welsh ci offederalwav,com. Sincerely, J Stacey Welsh, AICP Senior Planner c: Mayfair LLC, 31704 53`d Ave SW, Federal Way, WA 98023 Kevin Peterson, Engineering Plans Reviewer Erik Preston, Senior Traffic Engineer Chris Ingham, South King Fire & Rescue Brian Asbury, Lakehaven Utility District Doc, I,D. 67244 CITY OF FEDERAL WAY DEPARTMENT OF COMMUNITY DEVELOPMENT DEVELOPMENT REVIEW COMMITTEE TRANSMITTAL DATE: 10-23-14 TO: Ann Dower, Development Services Rick Perez, Traffic Scott Sproul, Assistant Building Official Brian Asbury, Lakehaven Utility District Chris Ingham, South King Fire & Rescue Tanya Nascimento, Federal Way School District FROM: Stacey Welsh, Planning FOR DRC MTG. ON: 11-6-14 FILE NUMBER(S): 14-105417-00-SU RELATED FILE NOS.: 14-102296-00-PC PROJECT NAME: PROJECT ADDRESS: ZONING DISTRICT: XU SHORT PLAT 1909 SW 356TH ST RS 9.6 PROJECT DESCRIPTION: Proposal to divide a single parcel into 5 single family lots. LAND USE PERMITS: Short Plat PROJECT CONTACT: MAYFAIR LLC LEON & SOPHIA XU 31704 53RD AVE SW FEDERAL WAY, WA 98023 MATERIALS SUBMITTED: Master Land Use Application Preliminary TIR Data Sheet -road section, tree removal, etc. (PP1.0) Title Report Lot Closure Report Cert. Water Availability Cert. Sewer Availability King Co. Assessor map Short Plat drawing (2 sheets) r RECeIVED MASTER LAND USE APPLICATION OCT 16 2014 DEPAR'rNIENT OF COMMUNITY DEVELOPMENT SERVICES 33325 8"' Avenue South CITY OF Federal Way. WA 98003-6325 Federal Way CIN OF FEDERAL WAY 253-83s-2607:Fax 2s3-s3s-26o9 CDS �eww.cin'niladcrulwttv.cntn APPLICATION NOW ■ — S Date !� 0 —� 6 Project Name Xu Short Plat Property Address/Location 1909 356th Street, Federal Way, WA Parcel Number(s) 2521039004 Project Description PI FASF PRYNTr 5 lot short plat Type of Permit Required _ Annexation Binding Site Plan Boundary Line Adjustment Comp Plan/Rezone Land Surface Modification Lot Line Elimination Preapplicalion Conference _ Process 1 (Director's Approval) Process 11 (Site Plan Review) Process III (Project Approval) Process IV (Hearing Examiner's Decision) Process V (Quasi -Judicial Rezone) _ Process VI v SEPA w/ProjecL SEPA Only Shoreline: Variance/Conditional Use —X w Short Subdivision Subdivision Variance: Commercial/Residential Required Information RS9.6 zoning Designation Comprehensive Plan Designation Value of Existing Improvements Value of Proposed Improvements International Building Code (IBC): Occupancy Type Construction Type Bulletin #003 — January 1, 2011 Applicant Name: I .tv, l Y LLt' Address: 3If7os- n'I 44 A,,e Svv' City/State: t t*'I-A W'V Zip: ,tees; Phone: 'riss� Fax: Email: S1.i►v,Y��L jtcrl"`{� ' CSC+"+ Signature: -- Agent (if different than Applicant) Name: Beyler Consulting Address: 7602 Bridgeport Way, Suite 3D City/State: Lakewood, WA 98499 Zip: (253) 301-4157 Phone: brandon@beyIerconsulting.corn Fax: Email: Signature: f �) Owner / Name: Address: 31n s3f'� Ai-r sVV Cin/State: �i , Cif( vv :/ zip: Fax: r •� Email: Signature: Z Page 1 or I k:\Handouts\Master Land Use Application King County Department of Ass — nents: eReal Property = Page 1 of 3 I- I Parcel : 252103-1M04 Name MAYFAIR LLC Site Address 1909 SW 356TH ST 98023 :054-021 ;SW Appraisal Residential Area Oistricl} Property Name PARCEL DATA Jurisdiction ' FEDERAI. `vVAY Levy Code 11205 Prdperfy Type IR Plat Block I Building Number~ Plat Lot I Unit Number Quarter -Section -Township- NB, 21.3 Range Legal Description BEG 0 I 'r S & 330 1-r E OF N'vl' COR GI- 2'rH S 3.;0 r r TH e -�3o F7"rH N 125 F"t' •rH rh1165 FT TH N•225 Fr TH V,1165 FT TO BEG LESS STS PLat Block: Plat Lot: Highest & Best Use As If SINGLE FAMILYVacant Highest & Best Use As PRESENT USE Irreprovorf Single Fam'sly(Res Present Use Usellone) Base Land Value SgFt I 0 Base Land Value 1129,000 Base Land Value Impacted 100 Base Land Valued Date drl2014 Base Land Value Tax Year -2015 Land SgFt 58_717 Acres j1.58 views Rainier Territorial olymples I cascades _ Seattle Skyline 1 Puget Sound Lake Washington Lake Sammamish I LakelRiver%Creek r Other View Historic Site Current Use '(none) ! Nib, Bldg Sites Adjacent to Golf Fairway NO Adjacent to Greenbelt NO (Xhar Designation NO Deed Restrictions 1NO Development Rights NO Purchased Easements NO Native Growth Protection ' NO Easement DNR Lease NO Building t rkryear Built 1936 {Y r Renovated Stories 1 Ching Unim _ 1 Grade 77 Aver ge _ —I Grade Variant _ 0' Condition Good Ba scmant 131ado _ i 1st Floor 730` 1112 Floor LAND DATA Percon%go Unusable o NO Unbuildable Restrictive Size Shape No RSS Zoning Water WATER DISTRICT Sewer/Septic PRIVATE Road Access PUBLIC Parking ,ADEQUATE Street Surface PAVED watarFr. nt 'Waterfront Location Waterfront Footage 0 Lot Depth Factor 0 Waterfront Bank TideiShore Waterfront Restricted Access Waterfront Access Rights NO Poor Quality Proximity Influence NO IND Nuisances Topography Traffic Noise HIGH Airport Noise I Power Lines NO Other Nuisances INO Problems water Problems No Transportation Concurrency NO Other Problems NO Environmental Environmental NO BUILDING ift,click the camera to see more pictures. Reference Lin jilnn CauntYTa Links :s Property Ta7t Advisor Washin[tfon SG Repartmeot cI Revenue (Exten link) Washington Sti Board of Ta A ears (Extern link) Board of AooaatslEauati: �� Dlatricts_Reva� Map Record_gr's OtfN Scannedimage surveys and all man document: Notice mailing dat 0713112014 http://info.kingcounty.gov/Assessor/eRealProperty/Detail.aspx?ParceINbr=252 l 03 9004 10/3 1/2014 King County Department of A. ssments: eReal Property Page 2 of 3 2nd Floor 0 Picture al Building 1 Upper Floor Finished Basement G 1 q�7s. •�� Total Finished Area 730 Total Basement 73-0 Basement Garage 0 O K Unfinished 1/2 10 1 -� Unfinished Full l0 AGLA :730 i .Attached Garage 0 r Bedrooms 12 ir>+ Full Baths 1 Haar plan of SuNT 1� 314Baths G 1/2 Baths 0 - - Heat Source M Heat System I Floor -Wall Deck Area 5gF1 0 Open Porch SgFt 0 + t r Ir `' Enclosed Porch SgFt D BricklStone t0 Fireplace Single Story Fireplace Muilti Story 0 Fireplace Free Standing 0 - , r Fireplace Additional 0 AddnlCost 10 Obsolescence 0 -let •fon 0 Co on 11 Percentage Complete C Daylight Basement View Utilization (ceaasnry Of Bulldlag Number: 1 Accessary Type Picture DnScription SgFt Grade Eff Year % Value Date Valued PRK:DET GAR Irip"4161 290 4 Low 11936 MISC IMP I ! Shcp!Shed 18x18 I2400 I1l14;2004 TAX ROLL HISTORY Account Vataadl Year Tax Year Omit Levy Year Code; 1 Apprwl9ed Land Volae �$) Appraised I Imps . Value {$) Appraised New Total Dollars Value Taxable{Taxable Land Value Imps Value Taxable Total Value Tax Value Reason 2521039P74D0 2014 12^15 1205 :29,000 ;77,000 206,.DOD 0 129,O00 ',77:OGD 2CE,000 252 0380040:` 20'3 12D1�101,000 164.000 185,000 D 1G1,000 84,000 185000 252103900404r2012 12D13 1205 1401,000 186,000 187.000 10 1101,000 1 86,00 137.000 2521039QNUDi4l.l M1M90040012G1G 42012 2011 1 1205 1113,000 94,000 207.000 IO 1113,000 194,00E 207.000 1205 F109,000 150,000 169.000 0 109,000 60,G^G 1169,000 25210390040012OD9 2010 1205 109,000 '55,000 174,000 0 109,000 '65,000 174,D00 .25210390040020-08 2009 1205 109,DCO 100,000 209,00D O +109,000 1100,000 209,000 .252303900400 2007 2008 1205 '104,ODO 90,000 194;DOG 0 1104;000 190,D00 1194,OG0 252103900400 2006 12007 1205 1205 1205 11205 12D5 1205 95,ODG r 79,000 89,000 1 7:a0O0 t85,000 167,000 63,000 55.000 ea, 000 u 52,000 i58,000 54,000 56,ODO ,42.000 174,000 164;000 152,000 118,00D 112,000 11ZOOD '98,ODD 10 ;0 l0 :0 D D 0 9a000 179.0100 ;174,000 .89,400YaDJ 164,000 .85.000 67,000 1152,000 63,000 5 5. 0 W 1118,000 : r") f 52, iMPQ 1.2.0D0 158,000 54.000 j112,000 5C,000 42,00 98,OOD '252103900400 2 N5 2D06 252103900400€2004 12005f 252.1039004002003 2004 :252103900400! 2002. 20o 2WO3900400 2001 2002 252103900400 2000 20011 --71205 2521D390040011999 .2000 1205 56.000 138.000 194,000 10 156,000 38.030 16-4,000 2521D390040G 1998 .999 1205 1 005 56,000 0�0 29,000 85,000 0 10 - 0 56,000 . ---1 56,000 29,D00 65,000 252,039OG400 1997 I1go 1 1- �68,000 - - 252"10390040011996 252103900400 199f ,1997 1 995 1205 I1205 I0 10 0 0 6 O 56p00 1 11,700 167,700 0 10 �156,000 111,700 67,700 252103900400 1M 11993 ---.I1205 l iG 0 �0 - --- 0 43,300 1:24,40, 67.700 I http://info.kingeounty.gov/AssessorleRealProperty/Detail.aspx?ParceINbr=2521039004 10/31 /2014 King County Department of Ass gents: eReal Property Page 3 of 3 s + j252TDO447�1990 �1991 '1205 0 D 0 36,100 '21.400 157,500 2521h3SrpE1gU0 1983 1989 3490 C 10 0 .0 28.800 28.G00 52,400 2521039D0400 198r 14987 --- 3490 0 0 0 28.800 �310'00 ':59,800 252:03900400 1984 1985 '3490 G 0 1D 45,000 f:21.400 68,400 252103900400 1982 1983 ? •3490 0 D 0 10 45.000 21;400 166,400 SALES HISTORY Excise Recording Document Sale Price. Seller Buyer instrument Sale Number Number Date Name Name Reason 2SG3238 20140d1&4O 9.418/20 4 �.� k$0.UD ZHAO JIE � MAY FAIR ,, LIB^ Quit Clain: Deed O�'tc, 6� 352Q4 2Q131010DOt683 10;8,2013 OLINE $189,000.00DONALD E `ZF1.4O JIE SEatutcry ' Warranty Estate Satllam2nt Deed O�....._ 20131010001604 9117i2013 ..............._._................... • $0.00 X1 YVEI ZHAO JIE Quit Claim Decc Property Settlem:nt 2397085 2009062804129'I o/2212009 jRODIA $300.000.00I GARY D CLINE DONALD E siatutcy Warranty None t Dee: RODIA Quit Claim Community Property 1854703 20011Q30O0182811112'1'2.001 $0.00 JUDY RI ER+7i]!A IOARY D Deed Estabished 1796890 2D0701'1,70009Aj 12l1912000 -- ��- -•--• {8tatut':,'y CHAMBERS $':65,G50,00 MARY J RODIA GARY D Warranty rty Eslaie Settlement I f.3ced CHAMBERS CHAMBERS Quit Claim Estate t+l&i398 t946Qt05D089 12123i`995 . — $0GO EARL L MARY J Deed Settlernen[ REVIEW HISTORY PERMIT HISTORY HOME IMPROVEMENT EXEMPTION http://info.kingeounty.gov/Assessor/eRealProperty/Detail.aspx?ParceINbr=252103 9004 10/31 /2014 . _—f 71n p2 .� ° i" ��j S7c R�SR .° R62 �e"ae4E.f no 0 O m: lit 8 n ]S s-s,�g E� e2°.8»e ° Agggo g Z m D 5ccgRq SF qFd %n j� �.n.. 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AF3. 3 a z m N3N3� � N� � � -m. z 'tl0 Ar g r a' y C wlny O 1ly pamC MO to mmy� r 2N Z z 3 u O O I�v� rtrt77 IZI -1T0� fp �12 T 41mr�F B 8 3a� orn o 0 0 0 �v m� Z 2A no � � r a 5 W 3 mz' Z Z 215T AVE SW En m d= Ln a 1 Ln N oNa In m °z�v� � n =m ^� z z n< !n II�A b 7I CaLI� oyNoy�� ij 1I N'ON A NOO W2 L Tj EOM OOib InOn AIn W 3 � �az .• a _ - - - _ 20TH AVE SW - e yy — — - o o m SO Y NOl °OS'14'E 738.81' M y n NII i0II.II7' ^ - N I o m 160.os• IM-ac' 42' w I^�+ o z 1i I7i9In C o r y o jC a nmt°us1rF 2r� oe' rr, cL C I \ m ^y Roca n _ j N i --I - - N01 °OS'14"E l25.ea' r 12- 1 IN < m is ' > W ^' m $ 4 ` S � I� m Iz p i W I VOL_/PAGE - - � 18TH AVE SW i m Na r m � ny Cam mZ i o o p � Z x � Y i �� 2 p„ C v n vi rp m { m D n C� f1l T m y m (n C •; G � b [1 y IN:Y � Z � N W m b � m >A�mxr ASP 0.mAD A A m I m O Am�GD0CC, p�ZNN� tl mo z� m-IfOzm{M r OZ2D3➢� m W � 21 Z •{fin O { z m y ro Af]mA� nOAA�— t. oazm> yZza 0. �'m�fTl A. 9 rry �n 20TH AVE SW Ln co `4 VOL/PAGE NOY•05'14'E 7M.81' o O SUBDIVISION Guarantee/Certificate Number: Issued By: CHICAGO TITLE INSURANCE COMPANY 0014432-06 CHICAGO TITLE INSURANCE COMPANY a corporation, herein called the Company GUARANTEES Beyler Consulting herein called the Assured, against actual loss not exceeding the' liability amount stated in Schedule A which the Assured shall sustain by reason of any incorrectness in the assurances set forth in Schedule A. LIABILITY EXCLUSIONS AND LIMITATIONS 1. No guarantee is given nor liability assumed with respect to the identity of any party named or referred to in Schedule A or with respect to the validity, legal effect or priority of any matter shown therein. 2. The Company's liability hereunder shall be limited to the amount of actual loss sustained by the Assured because of reliance upon the assurance herein set forth, but in no event shall the Company's liability exceed the liability amount set forth in Schedule A. Please note carefully the liability exclusions and limitations and the specific assurances afforded by this guarantee. If you wish additional liability, or assurances other than as contained herein, please contact the Company for further information as to the availability and cost. Chicago Title Company of Washington 701 Sth Avenue, Suite 2300 Seattle, WA 98104 Countersigned By: Authorized Officer or Agent Chicago Title Insurance Company By: President Attest: RECEIVED OCT 16 2014 CITY OF FEDERAL WAY CDS Secretary Guarantee/cefficate Printed: 05.28.14 @ 10:14AM Page 1 WA-CT-FNSE-02150.622476-SPS-1-14-0014432-06 CHICAGO TITLE INSURANCE COMPANY GUARANTEEICERTIFICATE NO.0014432-06 ISSUING OFFICE: Title Officer, Commercial / Unit 6 Chicago Title Company of Washington 701 5th Avenue, Suite 2300 Seattle, WA 98104 Main Phone: (206)628-5610 Email: CTISeaTit1eUnit6Qctt.com SCHEDULE A Liability Premium Tax I I $1,000.00 1 $350.00 1 $33.25 Effective Date: May 16, 2014 at 08:OOAM The assurances referred to on the face page are: That, according to those public records which, under the recording laws, impart constructive notice of matter relative to the following described property: SEE EXHIBIT "A" ATTACHED HERETO AND MADE A PART HEREOF Title to said real property is vested in: Mayfair LLC, a Washington Limited Liability Company subject to the matters shown below under Exceptions, which Exceptions are not necessarily shown in the order of their priority. END OF SCHEDULE A SuMMsion GuaranteelCeffsscate Printed: 05.28.14 @ 10:14AM Page 2 WA-CT-FHSE-02150.622476-SPS-1-14-0014432-06 EXHIBIT "A" Legal Description Beginning 200 feet South, 330 feet East of the Northwest corner of Government Lot No. 2, Thence South 180 feet; Thence East 330 feet; Thence North 125 feet; Thence West 165 feet; Thence North 55 feet; Thence West 165 feet to Point of Beginning, Except the West 30 feet for road all located within the Northwest Quarter of the Southeast Quarter of the Northeast Quarter of Section 25, Township 21 North, Range 3 East, Willamette Meridian, in King County, Washington, and Beginning 30 feet South, 330 feet East of the Northwest corner of Government Lot No. 2, Thence South 170 feet; Thence East 165 feet; Thence North 170 feet; Thence West 165 feet to Point of Beginning, Except the West 30 feet of road, all located within the Northwest Quarter of the Southeast Quarter of the Northeast Quarter of Section 25, Township 21 North, Range 3 East, Willamette Meridian, in King County, Washington; and Except that portion thereof conveyed to the City of Federal Way by deed recording no. 9112061614. Subdivision Guarantee/Certirfcate Printed: 05.28.14 @ 10:14AM Page 3 WA-CT-FNSE-02150,622476-SPS-1-14.0014432-06 CHICAGO TITLE INSURANCE COMPANY GUARANTEEICERTIFICATE NO.0014432-06 SCHEDULE B SPECIAL EXCEPTIONS Easement(s) for the purpose(s) shown below and rights incidental thereto, as granted in a document: Granted to: City of Tacoma Purpose: Poles and wires Recording Date: May 1, 1936 Recording No.: 2895737 Affects: Portion of said premises and other property 2. Easement(s) for the purpose(s) shown below and rights incidental thereto as condemned in, Court: King County Superior Court Case No.: 89-2-25115-9 In favor of: City of Federal Way Purpose: Slopes and fills and right to enter Affects: A Northerly portion of said premises abutting Southwest 356th Street 3. Easement(s) for the purpose(s) shown below and rights incidental thereto, as granted in a document: Purpose: Landscape and greenbelt Recording Date: November 1, 1994 Recording No.: 9411010672 Affects: The South 10 feet of the West 175 feet of said premises 4. Agreement Between: Earl and Mary Chambers, husband and wife And: Allan and Vicki Veldman, husband and wife Recording Date: October 20, 1994 Recording No.: 9410200666 Regarding; Common boundary 5. Right to make necessary slopes for cuts or fills upon property herein described as granted or reserved in deed In favor of: King County Recording Date: May 10, 1943 Recording No.: 3308563 6. General and special taxes and charges, payable February 15, delinquent if first half unpaid on May 1, second half delinquent if unpaid on November 1 of the tax year (amounts do not include interest and penalties): Year: 2014 Tax Account No.: 252103-9004-00 Levy Code: 1205 Assessed Value -Land: $101,000.00 Assessed Value -Improvements: $84,000.00 General and Special Taxes: Billed: $3,000.76 Paid: $1,500.38 Unpaid: $1,500.38 Subdivision Guarantee/Cert'fiicate Printed: 05.28.14 @ 10:14AM Page 4 WA-CT-FNSE-02150.622476-SPS-1-14-0014432-06 CHICAGO TITLE INSURANCE COMPANY GUARANTEE/CERTIFICATE NO.0014432-06 SCHEDULE B (continued) 7. Please be advised that our search did not disclose any open mortgages/deeds of trust of record. If you should have knowledge of any outstanding obligation, please contact the Title Department immediately for further review prior to closing. 8. Any unrecorded leaseholds, right of vendors and holders of security interests on personal property installed upon the Land and rights of tenants to remove trade fixtures at the expiration of the terms. Terms and conditions of the limited liability company agreement for Mayfair LLC. 10. Your application for title insurance was placed by reference to only a street address or tax identification number. Based on our records, we believe that the legal description in this report covers the parcel(s) of Land that you requested. If the legal description is incorrect, the seller/borrower must notify the Company and/or the settlement company in order to prevent errors and to be certain that the correct parcel(s) of Land will appear on any documents to be recorded in connection with this transaction and on the policy of title insurance. Note: FOR INFORMATIONAL PURPOSES ONLY: The following may be used as an abbreviated legal description on the documents to be recorded, per Amended RCW 65.04.045, Said abbreviated legal description is not a substitute for a complete legal description within the body of the document: Portion of the Southeast quarter of the Northeast quarter of Section 25-21-3. Tax Account No.: 252103-9004-00 Note: Any map furnished with this Commitment is for convenience in locating the land indicated herein with reference to streets and other land. No liability is assumed by reason of reliance thereon. END OF SCHEDULE B Subdivision Guarantee/Certificate Printed 05.28.14 @ 10-14AM Page 5 WA-CT-FNSE-02150.622476-SPS-1-14.0014432-M When recorded retum to: 111111111 Intrepid LAW GrOW 815 S WeUer Street, Suite 101 A 2101404180014119111 Seattle, WA 98104 UP-4Iasi�cp2ocn 78-00 PAGE-e8t or b 04/ 1512014 1 111 KD* cwfnr, VA E2663238 04/18/2614 16:19 TRX SALE = .M PAGE-01 OF 0101 QUIT CLAIM DEED Grantor 11E ZHAO, a married man as his sole and upwift property Grantee: MA**FA+R-b-K, a Washsrtpn Limited Liability CompsnY *MA`IFAI IL, LL(- Asseswr'a Tax Pawl Numha(s): 2521039M Abbruvisaed Legal: BEG 30 FT S & 330 FT E OF NW COR GL 2 T" S 350 Irr TH E 330 FT TH N 125 FT TH W 165 FT TH N 225 FT TH W 165 FT TO BEG LESS STS IWE 0RANTOR(S) ME ZKAO, a -4mn d man 0 his Sole and saparaM properly. for no car>a derarian, wnveys and quh claims to it AAWAilt bb Waahinipon Limn od Liability Company the following descrW real estate. situated in the County ofKing,StwoFWashIng[on: �AYF�tit,•`XJ- SEE ATTACHED Oeeod: f 1 9 f z U 1'1 AE ZHAO 1 certify that 1 know or have solisfactorY evidence d* JR ZklAO is the person who appeared before me, and sold person acknowledged tot W signed this uutnuneot and acknowledged it to be his fiat and voluntary set for the uses and pmpnm menikmed In thin fnatrumcm Notary Pabk SUta of N4sluv" J C ERCAMBRACK Mr Appointment Expires Mar 21, Me 201404180OW9.001• LPB 12-05(I)rev 12/M Page I oft Order: Non -Order Search Doc: KC:2014 20140418001459 Page 1 of 2 Created By: bloedel Printed: 5/23/2014 10:23:46 AM PST r EXHIBIT A :0140418001455 002 COMMENCING 200 FEET SOUTH, 330 FEET EAST OF THE NORTHWEST CORNER OF GOVERNMENT LOT NO 2, THENCE SOUTH 180 FEET; THENCE EAST 330 FEET; THENCE NORTH 123 FEET; THENCE WEST 165 FEET; THENCE NORTH 55 FEET; 'THENCE WEST 165 FEET TO POINT OF BEOINNINO, EXCEPT THE WEST 30 FEET FOR ROAR ALL LOCATED WITHIN THENORTHWEST QUARTER OF THE SOUTHEAST QUARTER OF TTIE NORTHEAST QUARTER OF SECTION 25, TOWNSHIP 21 NORTH, RANGE 3 EAST, W.M., IN KING COUNTY, WASHIGNTON, AND COMMENCING 30 FEET SOUTH, 330 FEET EAST OF THE NORTHWEST CORNER OF GOVERNMENT LOT NO 2, THENCE SOUTH 170 FEET; THENCE EAST 165 FEET; THENCE NORTH 170 FEET; THENCE WEST 165 FEET TO POINT OF BEGINNING, EXCEPT THE WEST 30 FEET OF ROAD, ALL LOCATED WITHIN THE NORTHWEST QUARTER OF THE SOUTHEAST QUARTER OF THE NORTHEAST QUARTER OF SECTION 25, TOWNSHIP 21 NORTH, RANGE 3 EAST, W.M., IN KING COUNTY WASGHINGTON; PORTION OF GOVERNMENT, LOT 2, SECTION 25, TOWNSHIP 21 NROTH, RANGE 3 EAST LPB 12-050)mv MAN Page 2 of 2 Order: Non -Order Search Doc: KC:2014 20140418001459 Page 2 of 2 Created B1/: bloedel Printed: 5/231201410:23:46 AM PST 13 as tIGINAL ChicagoTitle rRls srAct HOy1IH0 at acomtrs us[ Insurance Company FILED FOR RECORO AT REOUi11T OF O O O I] WHEN RECORDED RETURN TO Nwn/..Darr,11 ,, 9EE6 HcCLdkp 711 Adams q( ,Fifth,..Ave.c. Vi.te„3600„ ,w o+ - . Seattle, WA 98104 cm an. sots, zro cr Quit Claim Deed THE GRANTOR Earl L. Chambers and Mary J. Chambers, husband and wife, and the marital community composed thereof, for and in consideration of ten dollars ($10.00) the receipt of which in hereby acknowledged, convoys and quit claims to the City of Federal tray, a municipal corporation the following described real estate, situated in the County of King State of Washington, together with all after acquired title of the grantor(s) therein: That real estate described in Exhibit A which is attached hereto and incorporated by reference herein. cV O� I Dalcd November 1 ly 91 �I� � Earl L. Chambtfto dry All',hR,au,d� IP,ruJrnlr II\ STATE OF WASHINGTON STATE OF WASIIINGTON e.i.. COUNTY of King ) as COV%TY OF ) r ►' F ton Ihl• d:ry IN•r�,nn11Y aRtn•arrd before me On l" day of a( IWiles,mee, the und.niRn.A, a :�r�ry Pu61ic in an0 tar lhr Stare e( \Yn.lr f z J Carl L. Chambers and Maly J. Chamberslrlram, duly commissioned and swain, Per —MY Wrarrd 1 .t h, me f.n wn in Fv the Iminidual Arscrlfud in and w his ",r•urrd thc• within and fnrr•Knina instrument, and an,d arl,nowledo—d that they sirnrd the name In me known In lu• the President and ��frrta n•. a, their her and voluntary art and Bred. rrrpecfively, of .•;, S fir lla• uses and Pnrposrs ihmein mrnlioned the rwr,luralenn that rwrrutrd thf fors•PrAcT instmmfnl, and oeknnwl"NeO Ihl• said viorumeril to be the fire and voluntary art red deest of laid fHrllnr• ul Atkin. fn, the usrs and purpow thrrrin mrat ion ed. and on rash staled IMt ' 3 authorized to execute the said fnslrameni and that the snll G11'h:\ under ny harm and official Beal this afflzed is lhl•corporate local of said corPnration- $ tt•Ilmtq my hand and official scat hereto affixed the day and year Rent ahavrwnllen •t Puldlr in a tAr 'air of Wash. Notary Public inand for Ihv Slalr of Washin•lon, met-v n•.uhnR at • C7 on m e LU. J & ASSOCIATES SURN MORS 2220 SOUTH 207TM lTREor FEDERAL WAY, WA. 66003 t2001639•7746 1 REVISED SW 356TH ST. R/W DESCRIPTIONS EARL CHAMDF.RS - PARCEL 13 THAT PORTION OF GOVERNMENT LOT 2, SECTION 25, TOWNSHIP 21 NORTH, RANGE 3 EAST, W.N., IN KING COUNTY, WASHINGTON, DESCRIBED AS FOLLOWS w BEGINNING AT A POINT ON THE CENTERLINE OF SOUTHWEST 356TH STREET a AS SURVEYED BY KING COUNTY AND THE WEST LINE OF THE EAST 660 FEET OF SAID SECTION 25; THENCE SOUTij A3ONO SAID WEST LINE 24.34 FEET TO THE SOUTHERN RIGHT -Or -WAY OF COUNTY ROAD 907 PER SURVEY OF SAID C-OVf'Rr`MFXT LCT 2; BY L.A. NICHOLSON & SONS AND THE TRUE POINT OF BEGINNING; THENCE COHTINUIrQ SOUTH 17.66 FEET ALONG SAID WEST LINE TO A LINE 42 FEET SOUTK AND PARALLEL WITH SAID CENTERLINE OF SOUTHWEST 356TH STREET! THENCE WEST 264.95 FEET ALONG SAID VARALLEL LINE TO THE WEST LINE OF THE EAST 825 FEET a u OF SAID SF,C'j'ION 25; THENCE NORTH ALONG SAID WEST LINE OF THE u, - FAST 825 FEET 19.18 FEET TO THE soUTHERN RIGHT-OF-WAY OF COUNTY m u ROAD 907 PElt SURVEY OF SAID GovERNHENT LOT 2, BY L.A. NICKOLSON o & SONS: THENCE EAST 165 FEET ALONG SAID SOUTHERN RIGHT-OF-WAY TO w THE TRUE POINT OF BEGINNING. i CONTAINING 3036 SQ. FT. W I� cc IL EARL CHAMBERS - PARCEL 6 c L0 THAT PORTION OF GOVERNMENT LOT 2, SECTION 25, TOWNSHIP 21 NORTH, a' RANGE 3 EAST, W.M., IN KING COUNTY, WASHINGTON, DESCRIBED AS w FOLLOWS: -r_ f V BEGINNING AT A POINT ON THE CENTERLINE, OF SOUTHWEST 356TH STREET o m AS SURVEYED SY KING COUNTY AND THE WEST LINE OF THE EAST 825 w n FEET OF SAID SECTION 25; THENCE SOUTR ALONG SAID WEST LINE 22.82 FEET TO THE SOUTHERN RIGHT-OF-WAY OF COUNTY ROAD 907 PER SURVEY OF SAID GOVPRNNEHT LOT 2, BY L.A. NICI(OLSON 6 SONS AND THE TRUE ,L . POINT OF BEGINNING; THENCE COHTINUiNQ SOUTH 19.18 FEET ALONG SAIL) WEST LINE TO A LIME 42 FEET SOUTH AND PARALLEL WITH SAID CBHTERLINZ OF SOUTHWEST 356TH STREETL THENCE WEST 135.95 FEET ALONG SAID PARALLEL LINE TO THE WEST ]PINE OF THE EAST 960 FEET OF SAID S"ION 25; THENCE NORTH ALONG SAID WEST LINE OF THE 3' J EAST 960 FEAT 20.42 FEET TO THE SOUTHERN RIGHT-OF-WAY OF COUNTY ROAM 907 PER SURVEY OF SAID GOVERNHENT LOT 2, BY L.A. NICKOLSON & SONS; THENCE EAST 135 FEET ALONG SAID SOUTHERN RIGHT-OF-WAY To THE TRUE POINT OF BEGINNING. CONTAINING 9670 SQ. FT. AUGUST 7, 1991 EXHIBIT o... _ � , 0 KOO APT W li�:i Illy $i'g+bl' db [& +Wtiil,�Ii�I #! +i�.Li +: ►.�'l�i 1rlc... a: i • Fir L Kobrinti for on ren .at Hi 0140taa i ❑ e Z3ao 1.�35� tId bi , lip rOWA 1w box 41 a ry The understed, o-*%are of the ;rams. hineyter den to city affte"Ima xp grant to a the right end girl _ Si: g4 ' P0 lei : Qr� ' � �� sxr inns- � • -:: ovier and aarorss the tad in a t�,, of 1wid oon at a 30 ft .do. and �364 tt , aevt or . -rhe av . Sorot':'::; `! lot $sea 95 t-� 2l n �► 3 east iv ®.; .rg th .sc W tC on & .link y11 1 v�:th the +�es�: L! atsd lot �» th *Ait. about 300 rt to a pt w�h Za 660 !t Vast Of Wha east 11 Of.4d lot'�8, ' ind � sd line to bei�:�l with 'the n-arth line of ad lvt; th no 3 i0 rt. S f A. Une p1 1'.ni:h the oaa# of ad Zvy 8 to the- so 1 Lue of tie {Jot#ti Llb 00 r7sd; th best < a da as road ilna t tha . p?, v! bs j dl+�; , 'Oda wiroa w be_as it i�' dPPM 160' rt so of John •i»ibv Co `Ctad; ;_ "' 6e th �ri,th the ' wi'th, rsabl a eLT60 to PFIt'1. alea,. + q,i- m i .; bg?A�►. ad ; �g4. tr is t:, tm to ahmga 9 repalr- pv�iG� n .a►1 1 `tha ad poles ' and -wires are to .bs�:�ioeaa in such d bjQ o not iatsri'rre 'With any eac7.sti�ig ar,.; 4a her bidgs-'t►W pl.enAe&0': . that can not to det �.nite lY 100at d dxr tie , b ove: �a a id :�3ildred Ac?ivvrd .; rieres oa vrc, a say 13 1933 by 116-mAiM d '1114vav Berg n p for �-a raa at ' saoma s . d`,1936 ( Y0 50 , .. a,, n .r M1 .r •5. Y' ORIGINAL ~ s. '''" i1�T AiiREE11�WT Yp 1. � �;" ,:•:;... �� Is `L between Earl and Mary AgceQt soda on F :Cho err;' huihancl and wife, jhereinafte�r The Ch*rhera] a! 1901 8+W- l5,itR 8tY`awt,': Fedorel May, icing County, Washington and Adolph and "a;,:� pithilyn F1o+ic1 1;•::,husband and wit*, 1hernin■fter The plouchards] . of •1bTO$0R: i►vrriurati. E `W r..,.F"eral May, county of King, Stars of pose for : Ttii �hlrsr sa ] ,or#.e " ' convey , 4*alare , andr tho ber4fit: of.,, ,4ia4wha rd • *04"W for latndaa■pe and grienbelt purposesWough. r.,,�,'' ion aQr ss and antler the following r t :to �v1t t ' rleicri�hr4 ei:}„ F�p!t Y THE WEST 176 ?SET dr THE .•.w' 10 08T Or T" p;OUANING DESMORD PROPBRTY = LQ�P d TH4 SOUT 350 FELT "OF 't �lw • Nwrx , 3to wtv of 0 BECTIQU �S, TDIfMliNiF XE::..M�� iiaR,:' °. KXs'1' ., ii. IN %AIM cOLIM y � is. EXCEPT THE BAST 660 PEb"r OP?`jjc0E0XDtkkT Cp EXCEPT THV-, ;W&ST 360 FEET D! d6veing. " ' 1.M 21' t'7 EXCEPT TAT PQATION DMID TO THi `.r'1TV of.*� +►:,ice. YL#R BEST 358TH 0;! UNDZq QUIT CLAIM D:90 04 * T1 ie ; ifiiiir�int is for the express -'' nl r i f rite., ` td lowing dvsc:rlbed: roiki oropartY vrfrd In teas by %*6 Fl h■rit0; Ce wits f a;: poi t 330 Thar n43cth•'110 fret of the following: aliii fegt sleet And. 40-f south of the notthwast cornet, -,-of 4overnsent lot 2 iiw4eottgh 25, iaO m P 21 north, rangs 3 Mst�:.'Mrs.. in King G aunty, teas �t.•oh f; tlkv said line south to be parallel With the west 14'ne.ot *aid grivolirmoent.lot 7: thence south 976 feet on ■fin* paral is 'ride the :crept;,=line of ■aid govorn*ent lot 21 thrnd* east to a point 785 j4it tit af:;, tjjp east line of 86i4 government tat 1, on • 1 i3gls paierl l ei ,, E'tth; xtb. line of said government lot 2 t thence north 1�7,�.-404t, ,�*n it=ltmk,' parallel with tnb east line of *aid lot 2 s thence w4str. to the;! O'be 1At d ginning: wxvept the west 30 fart th*r*of cari�►ay' tv ,:1[l�sgo►uwt.,. for road bydeed. w►der auditor'■ file no. 3�Ssra�r Y;: Th* parties hereto W&O "tl XV' a'1thR,!F Picky "sy cause this agreement or a sriarandum 4f . this agrosm6nt. to "U ' 1i 10d for reaartd W in the v!=ices of the Ung Cortiity *tcar•+der:• M r�M..,tine parties. This agreement shall be aonat�e44d as pbr h*reof end shall not run with the Iirk. SST '.OF: 9222 Lake �Gity W*Y :A. y� Seattle, Cv"BRAS/PLOUCH"D ` r �� n•r�:= ; ash �;.', 7YI Mary ChAwArs k I 11 IL Adolph n64 "r SITATIC 01, VA""I WUN" OF SING on dau before *41 doscribod in •0 who egoo4tsd tho1 4 wnd &6Kn*jsft&d that be/she sign" MO. v nary Aq fj�ut '*"a 4"4, for he par s Printea H may. fb%w I OrA WTARY PUBLIC In *Od x6v of W&gftjnqtOn, residing W 0 A0 Appointment expires S'1'11TfCF WA�HM4#�+n':Y1 N -;1dw COU14TY OF I(ING On this day of 1991 perso nally appeared betore Me -,00 the individual TY described in and who executo.d.,theitithkh aid foregoing inatrum"t, ii9iied the AamW-As his/her troe and end acknowlodgad that WOO , for %hj" �uirppsspll� t4*r voluntary *at VA 40" ..:. . - f .. I A Printed Name: to WWAuY PUBLIC in And -:tart i of "shington, ro;R my appointment expirsl;:'- CHA"ns/mUCHM 2 AV IV iv X F STI Or-WASHiNGTON M!po i f UN4, k 1994, personally appeared to be the individual0 1 before --'me '-hq-,- cuto-04--the xithin and foregoing instru"ut, .tikv� Ou jaaze as his/her free and and ackmowl4ift voluntary act,.;,and. AoeAhe PqrP0048 therein mentioned. Y —for the State *OT.M.y ppmc, id: -and r 61iiing At: my com-isof Notary S041 .-Y STATZ OfWApIUNGTON Be. COUNTY`OF SAG .............. IP&1*00'a ly On :this' 1994j, kj' �thg individual be f 6re to vW kri4vn to bdk 'A' _; *41T_.cu� the within and tar girt ld n Oi4 w4 and i�*nowjqj%4d 'jhat by&/ghe signed the same as his/her free and purposes therein mentioned, Ile State of to th NOT T C#7' h9tone rooidi a Notary seal CHEMRSIPLOUCMM AGREEMM" I I 2, N, �=Vxm c ORIGINAL Agreement made on d � I 3 between Earl and Mary Chambers, husband and wife, [hereinafter The Chambers] of 1901 S.W. 356th Street, Federal Way, King County, Washington and Allan and Vickie Veidman, husband and wife, [hereinafter The veldmans] of S 35704 20th Avenue S.W., Federal Way, County of King, State Of Washington. x RECITALS M A. The chambers are the owners in fee of that certain lot of land in King County, Washington described as follows: THE SOUTH 350 FEET OF THE NORTH 380 FEET OF GOVERNMENT LOT 2, SECTION 25, TOWNSHIP 21 NORTH, RANGE 3 PAST W.M. IN KING COUNTY, WASHINGTON: EXCEPT THE EAST 660 FEET OF GOVERNMENT LOT 2; EXCEPT THE WEST 360 FEET OF GOVERNMENT LOT 2, EXCEPT THAT PORTION DEEDED TO THE CITY of FEDERAL WAY FOR SOUTHWEST 356TH ST. UNDER QUIT CLAIM DEED 9112061614. B. The Veldmans are the owners in fee of that certain lot of land in King County, Washington that adjoins the above -described LD property of The Chambers to the north, and which is described as follows: THE SOUTH 176 FEET OF THE NORTH 556 FEET OF THE EAST 125 FEET OF THAT PORTION OF GOVERNMENT LOT 2, SECTION 25, TOWNSHIP 21 NORTH, RANGE 3 EAST, WILLAMETTE MERIDIAN, IN KING COUNTY, WASHINGTON, e4 LYING WEST OF THE EAST 660.00 FEET, TOGETHER WITH AN EASEMENT FOR INGRESS, EGRESS, AND UTILITIES OVER AND ACROSS THE SOUTH 2O.00 FEET OF THE NORTH 400.0D FEET OF GOVERNMENT LOT 2, SECTION 25, TOWNSHIP 21 NORTH, RANGE 3 FAST, WILLAMETTE MERIDIAN, IN KING COUNTY, WASHINGTON; EXCEPT THE EAST 785 FEET, AND EXCEPT THE WEST 360 FEET. C. The parties agree that the common boundary between their properties is Properly described in the survey completed by Dennis Lund and recorded on August 24, 1992 under Fling county Recording number 9208249004. D. The parties hereto agree that either party nay cause this agreement or a memorandum of this agreement to be filed for record in the offices of the King County Recorder. F. This agreement shall not be construed as personal to the parties hereof but shall run with the land. CHAMBERS/VELDMAN RSCORZR AT TSB iiEQUSST OF: AGREEMENT MICiThm L. OLVER 1 MEMCZ i DIVER, P.S. 9222 .Lake City Way N.S. Seattle, WA 98115-3268 8 . '_:cif °"•; i .J rNary Ch s ) Allan Veldman V'iskie elaman STATE OF WASHINGTON ) ) ss COUNTY OF KING ) On th s n da of � 1999/Personally appeared x Wore me , to sae known to be the individual described in and who executed the within and foregoing instrument, and acknowledged that he/she signed the same as his/her free and voluntary act and deed, for the purposes therein mentioned. Printe ame: NOTARY PUBLIC in and or th state of Washington, residing at %^ My appointment expires STATE OF WASHINGTON ) ) ss COUNTY OF KING ] on thi a� d of a ber , 199Y/personally appeared before me , to me known to be the individual described in and who executed the within and Laregoing instrument, and acknowledged that he/she signed the same as his/her free and voluntary act and deed, for the purposes therein mentioned. Printed ame: h NOTARY PUBLIC in and for th state of Washington, residing at icy appointment expires Alintu CHAMBERS/VELDNAN AGREEMENT 2 1qQW 0 a M STATE OF WASHINGTON ) ) ss COUNTY OF KING ) On this 'y of lg9�personally appeared before as , to as known to be the individual described in and ho executed the Within and foregoing instrument, and acknowledged that iM/she signed the same as ?Wher free and voluntary act and deed, f?rn urposes Cher n mentioned. d Name pUBLIC n and fort St of Washington, residing at My appointment expires STATE OF WASHINGTON ) ) as COUNTY OF KING ) On this day of . 1 personally appeared before me «[to be the individual described in hnd Who executed the within and foregoing instrument, and acknowledged thatcshe signed the same as !sl•alher free and voluntary act and deed, for the pu s ein mentioned. Printe N NOTARY pUBLIC in an far the stall! of Washington, residing at my appointment expires CHANBERS/VELDNAN AGREEMENT 3 v � � 104% �u1 15-42 oerttAin veil ava ens! hastrldo O.Pa'tersoft to Ovunty Of ail. 4 '4V'at a of fp ax rel and qo to ap for use hi f all l at lu the fdre ban J �a hind �n cr tjo pub forST W aged pub road W The 3 30 ft of thr A 160 ft of the D W tt of U16 1( 384 ft cc 'Do' Lob 2 $eo 25 T. 21 ar 3 emit 000t 0.23 as nrl 'F,/e tol Dnaeieblish" raed togthr vi-4u t;,e rt to msks all na* slopse far outm tAd fl-1115 ugan the abutting prop mcul on reah side of ■d don rt at' vas Lu oaufaxmitoy with standard fix sus and s peelf for Imy pnrp Be ntrto m a •k e'� rqr i� R Piero* uo }+n 7u1 leeitries 4.pettraom,, baf if* m+�e A, rr�rre 1-42 by a np for ear rfs at war 34-" (Rid by JOR4V116{10k, :o hood .no) )D1s564 r ,. Tu 11,5-42 oertaia rat ooa aid be a Bon sin4 doryl winbermute to count of :L,cl�;; btats of L *011 ,rw" on --- am as 165 ,..... The 9: 39 ft of t.o b )30 xti aT tha s 375 ft 1)t the it 755 ft of (;av Lot T. 6.�c 25 T. 21 nr 3 a%m aont 0.23 ao rarl for tweetab roi� Q f a,gu r w xth Dan winumte BOXY). Wintermuto Pima ua W Ber. Dxat099911e aqt! Beryl NiMermata bed' W.D•Tais np for aw rve at Taooas us pmb h-,fir It (110 by Go Road '�ngr� -» - D �y 10 4) -Ta1 15-42 ©artaxu q.1 awn aria ban D8141 1. 216niag and Ilya 71em1ft to aauaty of fJnd. 4tato of "rsh --m fla Ike 563 --- qhs ;g 31) ft of. th9 'A )6o Pt at this 3 375 tt of the � 715 ft of ''.or 1.9t a 41q 25 T. 21 nr 3 sans oont 0.23 av ed It/W weestiab ru,►d togthr with --- Danjol plaseiAA %I*$ 1;Ld"Lmg nerov ao bn Tul 15-32 ny uentel #14%Lng a n0 ulre► laein�, eiet j-,ux a W,Apd arson Lip fit AV Iv s at Tpooan !m f'mr" )0-44 (rid by ao RoWner) Assessor -Map Page 1 of 1 30 u tia r^, 26 N B6-22 5% E W ao9a+t 106591 w 80.22 . 25,«;,t 0306 :, a 0 QpZj 10366� ;c m 720G4 24 �.? 'S8-19-42F i00 R.76. `� ^ ��' 0260 OdSU "zi11 0. 3 B "' aQ -i w 37.A9 6x.41 0240 os ,W y 4N n SD.B2 r` .• 9 M:F "' SW 355th PI SW 355TF1 PL `s� ,u 903111 r N S.W. 355TH PL. � r "� 0310 �41 w d m 50 r'7r 96;HDil 21994kw 2.21 A: + MJ m ti `r•` to ""�n A>;9010 A 32� v 33 i o97731 z34 35 36 370320 69461 6G00# 66001 66000 65004154.Sa 0330 L.95 n7.44 w 83 0.340 0350 0360 01704b To K.C. � FOR RDS, [ , EVCcu�>,w a e� SW 356th St SW 356TN ST82 ` 17� 83OlP'+ •* 7 7]a-1x• o1a-12r • -�' 3❑ 30 �� o Q �, S.W. 356TN ST. 15 � 911$063,614 13S yA 1e' 14 B• 1 b�%' w " - n 3a. w Q K, w i 24; ` V 1a3551 1E 24332 F Q010 9020 r•� 113,B5 7196# 2 • N' p 6599Y 3s14si oQaa`°°` �aa7or� :� 9015 90 47 M R 4 LJ� ,a= met as 3 262504 ^ 5699iy ' 44 9027 2 > Q m 5 •wa•i N 87-23-2 K 687171 a60 SS N M04 T 3 = _ U) r .1 157 �" •s �LLJ� e- 73' v p 0• � tih*•7 ,mil p :VNo mot'^� 192so# 64331 593DOJI e u� 9052 0070 "" U280 n a1 O i n. 87-23-29pE 6.55 iP.1 10 9 227otl# 7198!E 5B71# ti �10 r = 9029 ss U 104 (1090 7 655971 W ie - 11 9 Vs n 1.AC a "19?SD4 > ° �5 9.90 017 = 905,. 2 20s31 3 14.! Y 4a S 07-23-30 6 1 7 L25.07 W _ •.• 87-23-10 i v NAC 9661 "�6s s a7,. •._. -30 E 177.1 U.) 12 0120 o Ln Lai•54751 6 4 sM w 98or LIU)J a 2 + 3.m 89571 r� Q D910 39LB4 5168# m0030 04'10 91971 �13a � ` 0130q. d� a• z .,, a o NC0020 y HB �• 7p OQS(i > T 13 ay 24 �N n . N }4 ; .� N This map has been copied from the public records and Is provided solely for the purpose of assisting In locating the premises. No liabilities are assumed for Inaccuracies contained herein or for lor variations, if any, in dimensions, area or focation of the premises the location of Improvements ascertained by actual survey. http://geo.sentrydynamics.netNVA_King/assrmaplarge.aspx?parcelid=2521039004 5/23/2014 Lot Closure Report Client: Prepared by: Thomas Ginsburg, LSIT Xu Leon Yu Hua & Wen Ye Shi Reviewed by: Thomas R Gold, PLS Beyler Consulting 7602 Bridgeport Way W; 3D, Lakewood WA 98499 Date: 10/ 1 /2014 4:02:04 PM Parcel Name: LOT 1 Description: Process segment order counterclockwise: False Enable mapcheck across chord: False North:9,859.4902' East:] 0,359.0067' Segment# 1: Line Course: S87°23'01 "E Length: 135.05' North: 9,853.3253' East: 10,493.9159' Segment# 2: Line Course: S 1 °05' 14"W Length: 71.12' North: 9,782.2181' East: 10,492.5665' Segment# 3: Line Course: N87°23'01 "W Length: 135.05' North: 9,788.3830' East: 10,357.6572' Segment# 4: Line Course: N 1 °05' 14"E Length: 71.12' North: 9,859.4902' East: 10,359.0067' Perimeter: 412.34' Area: 9,601.2OSy.Ft. Error Closure: 0.0000 Course: NO°00'00"E AS A Error North : 0.00000 East: 0.00000 �0 of w"si��-'�� Precision 1: 412,340,000.00 Jv s. =is 1 Page 1 of 6 OCT 1 6 2014 ' CITY OF FEDERAL WAY CDs Parcel Name: LOT 2 Description: Process segment order counterclockwise: False Enable mapcheck across chord: False North:9,711.1112' East:10,491.2153' Segment# 1: Line Course: N87°23'01 "W North: 9,712.1862' Segment# 2: Line Course: N87°23'01 "W North: 9,717.2760' Segment# 3: Line Course: N 1 °05' 14"E North: 9,788.3832' Segment# 4: Line Course: S87°23'01"E North: 9,782.2184' Segment# 5: Line Course: S 1 °05' 14"W North: 9,722.3992' Segment# 6: Line Course: S 1 °05' 14"W North: 9,711.1112' Perimeter: 412.34' Error Closure: 0.0000 Error North: 0.00000 Precision 1: 412,340,000.00 Length: 23.55' East: 10,467.6899' Length: 111.50' East: 10,356.3061' Length: 71.12' East: 10,357.6556' Length: 135.05' East: 10,492.5648' Length: 59.83' East: 10,491.4295' Length: 11.29' East: 10,491.2153' Area: 9,601.20Sq.Ft. Course: NO°00'00"E East: 0.00000 Page 2 of 6 Parcel Name: LOT 3 Description: Process segment order counterclockwise: False Enable mapcheck across chord: False North: 9,712.1861' East: 10,467.6921' Segment# 1: Line Course: S 1 °05' 14"W Length: 113.76' North: 9,598.4466' East: 10,465.5336' Segment# 2: Line Course: N87°23'01 "W Length: 111.50' North: 9,603.5364' East: 10,354.1498' Segment# 3: Line Course: N 1 °05' 14"E Length: 113.76' North: 9,717.2759' East: 10,356.3084' Segment# 4: Line Course: S87°23'01"E Length: 111.50' North: 9,712.1861' East: 10,467.6921' Perimeter: 450.51' Area: 12,679.37Sq.Ft. Error Closure: 0.0000 Course: NO°00'00"E Error North: 0.00000 East: 0.00000 Precision 1: 450,520,000.00 Parcel Name: LOT 4 Description: Process segment order counterclockwise: False Enable mapcheck across chord: False North:9,722.3972' East:10,491.4295' Segment# 1: Line Course: S87°23'01 "E Length: 88.06' North: 9,718.3774' East: 10,579.3977' Page 3 of 6 Segment# 2: Line Course: S 1 °05' 14"W North: 9,593.3599' Segment# 3: Line Course: N87°23'01 "W North: 9,598.4547' Segment# 4: Line Course: N 1 °05' 14"E North: 9,712.1942' Segment# 5: Line Course: S87°23'01"E North: 9,711.1192' Segment# 6: Line Course: N 1 °05' 14"E North: 9,722.4072' Perimeter: 473.30' Error Closure: 0.0100 Error North: 0.01000 Precision 1: 47,331.00 Length: 125.04' East: 10,577.0251' Length: 111.6 F East: 10,465.5315' Length: 113.76' East: 10,467.6900' Length: 23.55' East: 10,491.2154' Length: 11.29' East: 10,491.4297' Area: 13,685.10Sq.Ft. Course: N 1 °05' 14"E East: 0.00019 Parcel Name: LOT 5 Description: Process segment order counterclockwise: False Enable mapcheck across chord: False North: 9,718.3775' East:10,579.3965' Segment# 1: Line Course: S87°23'01 "E Length: 77.00' North: 9,714.8626' East: 10,656.3162' Page 4 of 6 Segment# 2: Line Course: S 1 °05' 14"W Length: 125.04' North: 9,589.845 F East: 10,653.9436' Segment# 3: Line Course: N87°23'01 "W Length: 77.00' North: 9,593.3601' East: 10,577.0239' Segment# 4: Line Course: N1 °05' 14"E Length: 125.04' North: 9,718.3775' East: 10,579.3965' Perimeter: 404.09' Area: 9,625.00Sq.Ft. Error Closure: 0.0000 Course: NO°00'00"E Error North: 0.00000 East: 0.00000 Precision 1: 404,080,000.00 Parcel Name: TRACT A Description: Process segment order counterclockwise: False Enable mapcheck across chord: False North: 9,93 0.5974' East:10,360.3561' Segment# 1: Line Course: S87°23'01"E North: 9,924.4325' Segment# 2: Line Course: S 1 °05' 14"W North: 9,853.3253' Segment# 3: Line Course: N87°23'01 "W North: 9,859.4902' Length: 135.05' East: 10,495.2653' Length: 71.12' East: 10,493.9158' Length: 135.05' East: 10,359.0066' Page 5 of 6 Segment# 4: Line Course: N1 °05' 14"E North: 9,930.5974' Perimeter: 412.34' Error Closure: 0.0000 Error North: 0.00000 Precision 1: 412,340,000.00 Length: 71.12' East: 10,360.3561' Area: 9,601.2OSq.Ft. Course: NO°00'00"E East: 0.00000 Page 6 of 6 i W04 Web dale: 11/09/2012 � Wafer Availability 3 King County King County Certificate of Department of Permitting .. Water �Vallablllt� rRU and Environmental Review 4 _ 35030 SE Douglas Street, Suite 210 Snoqualmie, WA 98065-9266 OCT 16 Z014 For alternate formats, call 206-296-6600. 206-296-6600 TTY Relay: 711 www.kingcounty.gov CM OF FEDERAL WAY This certificate provides the Public Health - SeWe�k King County Department and the Department of Permitting and Environmental Review with information necessary to evaluate development proposals. ` Do not write in this Number riding Permit rrTShort Subdivision 'Applicant's name: ✓Proposed use: r�l rsration Winch m i /4. V 5. Annexation or Boundary Review Board (BRB) approval will be necessary to provide service. Water is or will be available at (lie late of flow and duration indicated below at no less than 20 psi measured at the nearest fire hydrant =� /— -5 feet from the building/property (or as marked on the attached map): Rate of flow at Peak Demand: [_-]less than 500 gpm (approx. gpm) ❑ 500 to 999 gpm 'a 1000 gpm or more ❑ flow test of ❑ catculaUon of gpm Duration: Elguns less Ilion 1 hour I] 1 hour to 2 hours 2 hours or more Other: (Note: Consmercial building permtts which include multiramlly structures requlry flow test or calculation.) Water system is not capable of providing fire flow. Water system has certificates of water rights or water right claims sufficient to provide service. Water system does not currently bave ne on4r ,qb 'irk = P— Iv, Comments/conditions: .All. --A— ,,.-..ti,,., , 0 rf.nr u I certify that the above water purveyor information is true LAKEHAVEN UTILITY DISTRICT Agency name eN6 11� Title Pressure Zone; Highest lowest r.� (size) water main that is t b. Water service will require an improvement to the water system of: feet of water main to reach the site; and/or 11(2) The construction of a distribution system on the site; andfor (i" AOD i) (3) Other (describe): iZkG I IJ�64 A Ivk) a. The water system is In conformance with a County. approved water comprehensive plan. A6R-6-e,6� MA\/ Q� OR [� t {Z b. The water system improvement is not in conformance with a County approved water com r iensrve plan � and will require a water comprehensive plan amendment. (This may cause a delay in issuance of a permit or approval.) 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 Is within the County approved service area of a private water purveyor. OR ❑ b. a. OR ❑ b. Ir a. OR ❑ 6. Name ❑ Preliminary Plat or PUD ❑ Rezone or other: W tet Call be provided by service connection only to an existing feet from the site. �3 ING(-+ U)iNr'1 This certification shall be valid for one year from date of signature. Signature / Date Elevation of Property -q1 6, / t) _. ; Est. Mtn. Pressure '-r 9 ' psi Max. �i The District, at its sole discretion, reserves the right to delay or deny Water service rased upon capacity limitations in District and Other Pm-ieyor WalerAvailabilityFORM.doc b-cert-waler.pdf W04 11/09/2012 Page 1 of 1 } � L , 1tQllavgil �-11LITY 1J15 RI r Water main .-- _. Water service lines - Hydrants 2521039010 2521039050 +1 Water Availability Map 9269750310 9269750320 R H 0 04% LLJ 2521039020 N o m .21039022 a 3 5 Feet 2521039004 2521039027 Development Engineering SW 356TH ST SW 356TH ST +/- 5 Fe t 2521039015 3065610010 3065610030 3065610040 �w J 3065610050 r 6� W� 3065610060 Uj 0 2521039052 3065^vf0070 A85610050 LU 2521039017 2521039029 }_ 00 \3065610100 16581009 2521039054 206 ONO 205.61011 NOTE: Lakehaven Utility District neither warrants nor guarantees the accuracy of any facility information shown. Facility locations and conditions are subject to field verification. i i�j Icing S06 Web date: 11/09/2012 � C: Sewer ounty Ser Availability: Department of Pettnitting r �� King County Certificate of and Environmental Review Sewer Availability ERU � 35030 SE Douglas Street, Suite 210 — - -- - - - -- -- - A Snoqualmie, WA 98065-9266 OCT 16 2014 0"- 206-296-6600 M Relay: 711 For alternate -formats, call 206-296-6600. www.kingcounty.gov CITY OF FEDERAL WAY This certificate provides the Public Health - Seattle & King County Department and the Department of Permitting L t and Environmental Review with information necessary to evaluate development proposals. td f Do not write in this box I Number —_ ✓ l��rlilding Permit ✓ 1Lj+ ShofI Subdivision ❑ Preliminary Plat or PUD ❑ Rezone or other: V Applicant's name: M AviTr, LLCG $( Proposed use: - (a - r� f%Location (anach rnap and legal description If necessary): ~� • o Name �N a 5a10,37m�l 1- ❑ a. Sewer service can be provided by side sewer connection only to an existing WC -t DI Msize sewer 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: wl(1) 4/ �j feet of sewer trunk or lateral to reach the site; and/or ® (2) The construction of a collection system on the site; and/or W (3) Other (describe): DF—VI LO P4-12 F�cT�N S I o ►� AcG Z r'"� ( Q� �� , ✓ 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. 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 `- -- a. Connection ch b. Easement(s): c. Other: Qonim anLs: * The District, at Its sole discretion, reserves the right to delay or deny sewer service based upon capacity limitations in District and Other Purveyor facilities. I certify that the above sewer agency information is true. This certification shall be valid for one year from date of signature. LAKEHAVEN UTILITY DISTRICT 5 E,L-�;Q.I'J Agency name Igrlatary n �e .e;N - =1 - - Z/ // �/v Title Signature 'on COMP Date SewerAvailabilityFORM.doc b-cert-sewer.pdf SOB 11/09/2012 Page I of 1 3 Development Engineering k,",C)f TILII'Y DI5T Sewer Availability Map Sewer Main ...... Sewer Manholes S-0834{S"1 0VVJOb/HPA 2521039010 9269750310 I 92697� 1039050 926975D 70 9269750320 9239750340 6975035 92697503 0 9269750380 9269750330 92697E I SW 356TH ST SW 3567-H S7- M65610010 290 2521039015 2909, ci J Imo. :Oo"Ca10Q20 '" / 5 Feet 3WS610030 `n E21039004 093100 ?055610040 15610050 C5-171i .i3G3 t_ 2465610060 3101 3485510Q70 2521039052 65610030 2521039029 It- 29093 \,-M5 10100 08cg1009 2521039054 7BSc. 0040 29093 '0856101113 NOTE: Lakehaven Utility District neither warrants nor guarantees the accuracy of any facility information shown. Facility locations and conditions are subject to field verification. SUBDIVISION Guarantee/Certificate Number: Issued By: 0014432-06 CHICAGO TITLE INSURANCE COMPANY Revision Second Guarantee CHICAGO TITLE INSURANCE COMPANY ESUBM1- ED a corporation, herein called the Company GUARANTEES Beyler Consulting MAR 0 7 2016 CITY OF FEDERAL WAY CDS herein called the Assured, against actual loss not exceeding the liability amount stated in Schedule A which the Assured shall sustain by reason of any incorrectness in the assurances set forth in Schedule A. LIABILITY EXCLUSIONS AND LIMITATIONS 1. No guarantee is given nor liability assumed with respect to the identity of any party named or referred to in Schedule A or with respect to the validity, legal effect or priority of any matter shown therein. 2. The Company's liability hereunder shall be limited to the amount of actual loss sustained by the Assured because of reliance upon the assurance herein set forth, but in no event shall the Company's liability exceed the liability amount set forth in Schedule A. Please note carefully the liability exclusions and limitations and the specific assurances afforded by this guarantee. If you wish additional liability, or assurances other than as contained herein, please contact the Company for further information as to the availability and cost. Chicago Title Company of Washington 701 5th Avenue, Suite 2300 Seattle, WA 98104 Countersigned By: . Authorized Officer or Agent Chicago Title Insurance Company By: Attest: President ti_ Secretary Subdivision Guarantee/Certificate Printed: 02.16.16 @ 04:16 PM Page 1 WA-CT-FNSE-02150.622476-SPS-1-16-0014432-06 CHICAGO TITLE INSURANCE COMPANY ISSUING OFFICE: GUARAN'.�)/CERTIFICATE NO. 0014432-06 REVISION Second Guarantee Title Officer: Commercial / Unit 6 Chicago Title Company of Washington 701 5th Avenue, Suite 2300 Seattle, WA 98104 Main Phone: (206)628-5610 Email: CTISeaTitleUnit6@ctt.com Liability $1,000.00 Effective Date: February 11, 2016 at 08:00 AM The assurances referred to on the face page are: SCHEDULE A Premium Tax $350.00 $33.25 That, according to those public records which, under the recording laws, impart constructive notice of matter relative to the following described property: SEE EXHIBIT "A" ATTACHED HERETO AND MADE A PART HEREOF Title to said real property is vested in: Mayfair LLC, a Washington Limited Liability Company subject to the matters shown below under Exceptions, which Exceptions are not necessarily shown in the order of their priority. END OF SCHEDULE A Subdivision Guarantee/Certificate Primed- 02.16.16 @ 04:16 PM Page 2 WA-CT-FNSE-02150.622476-SPS-1-16-0014432-06 EXHIBIT "A" Legal Description That portion of Government Lot 2, Section 25, Township 21 North, Range 3 East, W.M., in King County, Washington, described as follows: Beginning at -a point 200 feet South and 330 feet East of the Northwest corner of Government Lot 2; Thence South 180 feet; Thence East 330 feet to the west line of the plat of Hampstead Green Division 2, recorded in Volume 159 of Plats, pages 51 and 52; Thence, along said west line, North 125 feet; Thence West 165 feet to the west line of the east 825 feet of said Government Lot 2;; Thence North 55 feet; Thence West 165 feet to the Point of Beginning; Except the West 30 feet thereof for road; Together with that portion of Government Lot 2, Section 25, Township 21 North, Range 3 East, W.M., in King County, Washington, described as follows: Beginning at a point lying 30 feet South and 330 feet east of the Northwest corner of said Government Lot 2, Thence South 170 feet; Thence East 165 feet to the west line of the east 825 feet of said Government Lot 2; Thence, along said west line, North 170 feet; Thence West 165 feet to the Point of Beginning; Except the West 30 feet of road; And Except that portion thereof conveyed to the City of Federal Way for S.W. 356th Street by deed recorded under recording no. 9112061614. Subdivision GuaranteelCertificate Printed: 02.16.16 @ 04:16 PM Page 3 WA-CT-FNSE-02150.622476-SPS-1-16-0014432-06 GUARAN'.'—)/CERTIFICATE NO. 0014432-06 CHICAGO TITLE INSURANCE COMPANY 3. 4 r.] SCHEDULE B SPECIAL EXCEPTIONS REVISION Second Guarantee Easement(s) for the purpose(s) shown below and rights incidental thereto, as granted in a document: Granted to: City of Tacoma Purpose: Poles and wires Recording Date: May 1, 1936 Recording No.: 2895737 Affects: Portion of said premises and other property Easement(s) for the purpose(s) shown below and rights incidental thereto as condemned in, Court: King County Superior Court Case No.: 89-2-25115-9 In favor of: City of Federal Way Purpose: Slopes and fills and right to enter Affects: A Northerly portion of said premises abutting Southwest 356th Street Easement(s) for the purpose(s) shown below and rights incidental thereto, as granted in a document: Purpose: Landscape and greenbelt Recording Date: November 1, 1994 Recording No.: 9411010672 Affects: The South 10 feet of the West 175 feet of said premises Agreement Between: Earl and Mary Chambers, husband and wife And: Allan and Vicki Veldman, husband and wife Recording Date: October 20, 1994 Recording No.: 9410200666 Regarding; Common boundary Right to make necessary slopes for cuts or fills upon property herein described as granted or reserved in deed In favor of: King County Recording Date: May 10, 1943 Recording No.: 3308563 General and special taxes and charges, payable February 15, delinquent if first half unpaid on May 1, second half delinquent if unpaid on November 1 of the tax, year (amounts do not include interest and penalties): Year: 2016 Tax Account No.: 252103-9004-00 Levy Code: 1205 Assessed Value -Land: $129,000.00 Assessed Value -Improvements: $88,000.00 General and Special Taxes: Billed: $3,257.93 Paid: $0.00 Unpaid: $3,257.93 Subdivision Guarantee/Certificate Printed: 02.16.16 @ 04:17 PM Page 4 WA-CT-FNSE-02150.622476-SPS-1-16-0014432-06 CHICAGO TITLE INSURANCE COMPANY GUARAN'� /CERTIFICATE NO. 0014432-06 REVISION Second Guarantee 7 Q SCHEDULE B (continued) Please be advised that our search did not disclose any open mortgages/deeds of trust of record. If you should have knowledge of any outstanding obligation, please contact the Title Department immediately for further review prior to closing. Terms and conditions of the limited liability company agreement for Mayfair LLC. Your application for title insurance was placed by reference to only a street address or tax identification number. Based on our records, we believe that the legal description in this report covers the parcel(s) of Land that you requested. If the legal description is incorrect, the seller/borrower must notify the Company and/or the settlement company in order to prevent errors and to be certain that the correct parcel(s) of Land will appear on any documents to be recorded in connection with this transaction and on the policy of title insurance. Note: FOR INFORMATIONAL PURPOSES ONLY: The following may be used as an abbreviated legal description on the documents to be recorded, per Amended RCW 65.04.045. Said abbreviated legal description is not a substitute for a complete legal description within the body of the document: Portion of Government Lot 2 of Section 25-21-3. Tax Account No.: 252103-9004-00 Note: Any map furnished with this Commitment is for convenience in locating the land indicated herein with reference to streets and other land. No liability is assumed by reason of reliance thereon. END OF SCHEDULE B Subdivision Guarantee/Certificate Printed: 02.16.16 @ 04:17 PM Page 5 WA-CT-FNSE-02150.622476-SPS-1-16-0014432-06 CHICAGO TITLE COMPANY OF WASH NGTON RESUBMITTED JAN 21 2015 CITY OF FEDERAL WAY CDS SUPPLEMENT NO. 1 Sophia Title Officer: Commercial / Unit 6 Mayfair LLC, a Washington Limited Liability Company Property: APN/Parcel ID: 252103-9004-00 Borrower(s): Mayfair LLC, a Washington Limited Liability Company Seller(s): Order No.: 0014432-06 The above numbered report with an Effective Date of December 29, 2014 including any supplements or amendments thereto, is hereby modified and/or supplemented in order to reflect the following: The effective date is amended as follows: The Effective Date of May 16, 2014 is hereby amended to be: December 29, 2014 at 08:OOAM The following items/notes have been changed on your report: ITEMS: 6. General and special taxes and charges, payable February 15, delinquent if first half unpaid on May 1, second half delinquent if unpaid on November 1 of the tax year (amounts do not include interest and penalties): Year: 2014 Tax Account No.: 252103-9004-00 Levy Code: 1205 Assessed Value -Land: $101,000.00 Assessed Value -Improvements: $84,000.00 General and Special Taxes: Billed: $3,000.76 Paid: $3,000.76 Unpaid: $0.00 For title inquiries, please contact the issuing office: Chicago Title Company of Washington 701 5th Avenue, Suite 2300 Seattle, WA 98104 Supplemental Date: January 7, 2015 Countersigned By: Authorized Officer or Agent Phone: (206)628-5610 Fax: (206)628-9717 Email: CTISEATitleUnit6@ctt.com Supplemental Printed: 01.07.15 @ 09:03AM by MH SSCORPD5190.doc l Updated: 10.30.14 Page 1—0014432-06 SUBDIVISION Guarantee/Certificate Number: Issued By: CHICAGO TITLE INSURANCE COMPANY 0014432-06 CHICAGO TITLE INSURANCE COMPANY a corporation, herein called the Company GUARANTEES Beyler Consulting herein called the Assured, against actual loss not exceeding the liability amount stated in Schedule A which the Assured shall sustain by reason of any incorrectness in the assurances set forth in Schedule A. LIABILITY EXCLUSIONS AND LIMITATIONS 1. No guarantee is given nor liability assumed with respect to the identity of any party named or referred to in Schedule A or with respect to the validity, legal effect or priority of any matter shown therein. 2. The Company's liability hereunder shall be limited to the amount of actual loss sustained by the Assured because of reliance upon the assurance herein set forth, but in no event shall the Company's liability exceed the liability amount set forth in Schedule A. Please note carefully the liability exclusions and limitations and the specific assurances afforded by this guarantee. If you wish additional liability, or assurances other than as contained herein, please contact the Company for further information as to the availability and cost. Chicago Title Company of Washington 701 5th Avenue, Suite 2300 Seattle, WA 98104 Countersigned By: Authorized Officer or Agent Chicago Title Insurance Company By: President Attest: Secretary Subdivision Guarantee/Certificate Printed: 05.26.14 @ 10:14AM Page 1 WA-CT-FNSE-02150.622476-SPS-1-14-0014432-06 CHICAGO TITLE INSURANCE COMPANY Liability $1,000.00 Effective Date: May 16, 2014 at 08:OOAM GUARANTEEICERTIFICATE NO. 0014432-06 ISSUING OFFICE: Title Officer' Commercial / Unit 6 Chicago Title Company of Washington 701 5th Avenue, Suite 2300 Seattle, WA 98104 Main Phone: (206)628-5610 Email: CTISeaTitieLinit6(aa rtt ,nm The assurances referred to on the face page are: SCHEDULE A Premium Tax $350.00 $33.25 That, according to those public records which, under the recording laws, impart constructive notice of matter relative to the following described property: SEE EXHIBIT "A" ATTACHED HERETO AND MADE A PART HEREOF Title to said real property is vested in: Mayfair LLC, a Washington Limited Liability Company subject to the matters shown below under Exceptions, which Exceptions are not necessarily shown in the order of their priority. END OF SCHEDULE A POnted: 05.28.14 @ 10:14AM Page WA-CT-FNSE-02150.82947r-CPCI_ie_n IAAan M EXHIBIT "A" Legal Description Beginning 200 feet South, 330 feet East of the Northwest corner of Government Lot No. 2, Thence South 180 feet; Thence East 330 feet; Thence North 125 feet; Thence West 165 feet; Thence North 55 feet; Thence West 165 feet to Point of Beginning, Except the West 30 feet for road all located within the Northwest Quarter of the Southeast Quarter of the Northeast Quarter of Section 25, Township 21 North, Range 3 East, Willamette Meridian, in King County, Washington, and Beginning 30 feet South, 330 feet East of the Northwest corner of Government Lot No. 2, Thence South 170 feet; Thence East 165 feet; Thence North 170 feet; Thence West 165 feet to Point of Beginning, Except the West 30 feet of road, all located within the Northwest Quarter of the Southeast Quarter of the Northeast Quarter of Section 25, Township 21 North, Range 3 East, Willamette Meridian, in King County, Washington; and Except that portion thereof conveyed to the City of Federal Way by deed recording no. 9112061614. Subdivision GuaranteelCerHticate Printed: 05,28.14 @ 10:14AM Page 3 WA-CT-FNSE-02150.622476-SPS-1-14-0014432-06 CHICAGO TITLE INSURANCE COMPANY GUARANTEE/CERTIFICATE NO.0014432-06 SCHEDULE B SPECIAL EXCEPTIONS Easement(s) for the purpose(s) shown below and rights incidental thereto, as granted in a document: Granted to: City of Tacoma Purpose: Poles and wires Recording Date: May 1, 1936 Recording No.: 2895737 Affects: Portion of said premises and other property 2. Easement(s) for the purpose(s) shown below and rights incidental thereto as condemned in, Court: King County Superior Court Case No.: 89-2-25115-9 In favor of: City of Federal Way Purpose: Slopes and fills and right to enter Affects: A Northerly portion of said premises abutting Southwest 356th Street Easement(s) for the purpose(s) shown below and rights incidental thereto, as granted in a document: Purpose: Landscape and greenbelt Recording Date: November 1, 1994 Recording No.: 9411010672 Affects: The South 10 feet of the West 175 feet of said premises 4. Agreement Between: Earl and Mary Chambers, husband and wife And: Allan and Vicki Veldman, husband and wife Recording Date: October 20, 1994 Recording No.: 9410200666 Regarding; Common boundary 5. Right to make necessary slopes for cuts or fills upon property herein described as granted or reserved in deed In favor of: King County Recording Date: May 10, 1943 Recording No.: 3308563 6. General and special taxes and charges, payable February 15, delinquent if first half unpaid on May 1, second half delinquent if unpaid on November 1 of the tax year (amounts do not include interest and penalties): Year: 2014 Tax Account No.: 252103-9004-00 Levy Code. 1205 Assessed Value -Land: $101,000.00 Assessed Value -Improvements: $84,000.00 General and Special Taxes: Billed: $3,000.76 Paid: $1,500.38 Unpaid: $1,500.38 Sutrdi�ision Guarantee Certi6ca.e Printed: 05.28.14 @ 10:14AM Page 4 WA-CT-FNSE-02150.622476-SPS-1-14-0014432-DB CHICAGO TITLE INSURANCE COMPANY GUARANTEE/CERTIFICATE NO.0014432-06 SCHEDULE B (continued) 7. Please be advised that our search did not disclose any open mortgages/deeds of trust of record. If you should have knowledge of any outstanding obligation, please contact the Title Department immediately for further review prior to closing. 8. Any unrecorded leaseholds, right of vendors and holders of security interests on personal property installed upon the Land and rights of tenants to remove trade fixtures at the expiration of the terms. 9. Terms and conditions of the limited liability company agreement for Mayfair LLC. 10. Your application for title insurance was placed by reference to only a street address or tax identification number. Based on our records, we believe that the legal description in this report covers the parcel(s) of Land that you requested. If the legal description is incorrect, the seller/borrower must notify the Company and/or the settlement company in order to prevent errors and to be certain that the correct parcel(s) of Land will appear on any documents to be recorded in connection with this transaction and on the policy of title insurance. Note: FOR INFORMATIONAL PURPOSES ONLY: The following may be used as an abbreviated legal description on the documents to be recorded, per Amended RCW 65_04,045. Said abbreviated legal description is not a substitute for a complete legal description within the body of the document: Portion of the Southeast quarter of the Northeast quarter of Section 25-21-3. Tax Account No.: 252103-9004-00 Note: Any map furnished with this Commitment is for convenience in locating the land indicated herein with reference to streets and other land. No liability is assurned by reason of reliance thereon. END OF SCHEDULE B Subdivision GuaranteelCertifcate Panted 05.28.14 G 10 14AM Page 5 WA-CT-FNSE-02150.622476-SPS-1-14-0014432-06 Assessor -Map 589-19-429 ry v ID F • J a 961804 21994i 2.21 AC 9050 i a 9010 �1 Page 1 of 1 a 30 71 1.0v59Y a gQ.22 80533 0 $ 03ffff x ffj 10368� m N 24 r3. .. too 8.75 ' a M1 1� x T200A� 0260 s ff-t 0 72110 �gf:_ 31 3e - 4N .47 2. 91 8 0244 6Q.8p N " '+Wj ti s•J;o N SW 355th PI S.W.355TH F'L. SW 355TF1 PL 9033f v�'s1 0310 b� 3 icy w N �CO 3 • i •ii li "� IYC1:7i wv - Wl 50574-13' M O fJ p 7 71a-12• is , 30 .s 30 �8 q h Ln n� 0 9v W a 24'3320 F 9020 N G'1 r y 4A �r�. 26250y o! .' i 9027 a r N _237.59 a m yf't ^s slw.v 4w'7 u W 32 '° 33 T o ' 38 ¢ 9TT39 } " 34- 35 36 37 7.41y r.Cro i 0320 694 p i z 6roQ3 6soot 66006 ob00* Oz86 . Yp •.9r �7.49 0330 0340 0350 0360 ff37C ve �s g� 6e sa 46.95.E • •'� 4� -oEo. TO x.c. M RDs. � e , I :1 -- SW 356th St s�z 'd SW 356Thi ST P 0. SS.W.356TH ST, 9112��c1f l+, 135 ISh 27,xi 19250k arc 9052 �Y 35195E 9015 Ids 68"17f MCA ks 6 • 1, S 87-23-30 F • j3 * 24 N r5�p i C` • 16 `ryY, w 163551 24. 0010 7 u 13.85 � ,82.. ' 7196Y 2 k +� 3�wm p 6599Y - L 001u,, 90 ad W65761 9j 3 w 1..1� 1040 v 05 Q 5699i� 5 • i m QOSO ss • .R�: � 72'l1f �w. I 'Qr w 5y. V j M s93o1 w 6933►---•+ 0070 ° 008f1 m y ' e za 2¢ Liz a w 87-23-29 F. 10 9 •44.55 (-o .l .718813p 22760j t/) a 9029 s.0100 0090 1 695979 W •.sj .a. k. r T c 1.51 AC = vH 192503 '2' 70830 '1 �017 F4. 4: 110 ^ 3 8 %-23-30 E _ 7r 53- • 3 n;;i "ry ` A^. 4664. y, N 8'7-23-30 I . S 07- -i0 E 177.1 f4 l?.i ,aC' ., 12 fl12♦a q 3 vi W 1 5475e 2 i 3'u-� 4 w i...• e a rwr, g6 • C ! N u+ 8957t 5 39L8Y .Y :Ui > 0�10 J00oll 30 0440 og9ry OOZO B$ " tiry N ti 2q 14 '�E• 24 a r fi This map has been copied from the public records and is provided solely for the purpose of assisting In locating the premises. No liabilities are assumed for Inaccuracies contained herein or for variations, If any, In dimensions, area or location of the premises or the location of Improvements ascertained by actual survey. http://aeo.sentrydynamics.netANA_King/assrmaplarge.aspx?parcelid=2521039004 5/23/2014 kiIiwi 20140416001459.001 When recorded Tatum to: ��>Awup 2014041800 9 815 S Weller Street, Suite 101 A Beattie, WA 98104 VVT 73� E2663238 64/18/2814 10:19 TAX 5 i=e;� PAGE-01 OF 001 QUIT CLAIM DEED Grantor: JIB ZHAO, a married man as his sole and separate property Gram"; }riAR11mfitt 5C. a Washiagtntt Limited Liability company *MA f'FAliL,LLC- Assessors Tax ParcelNumber(s): 2521039M Abuts mcd Legal: BEG 30 FT S & 330 FT E OF NW COR OL 2 TH S 350 PT TH E 330 Fr TH N 125 FT TH W 165 FT TH N 225 FT TH W 163 FT TO BEG LESS STS THE GRANTORS) JtE ZHAO, a mmried man w his sole attd Scgatatc Property, for no corss'tdeutitm, canveys and quit C Wand to 4&V*MR Washington Limited Liability Co-Pany the rDllow ins described real estate, situated in the County of King, State of Washington: * MAY V A t U - SEE ATTACHED Dated: xj 19 1 2 01 `1 AZ ZHAO I certify that I know or have sallsfactory evidence (hat Jig, ZHAO i$ the Person Who appeared before mo, and Said Amon acknowledged that he signed+his insttumcrttand acknowledged it to be Ais free and voluntary azt for the tram and ptapossa memloned in this instrument. Dried:y1$ 1,00 (y <:.� � 4.c .-6�� Notary PaMla Sub of INasllinBun J C ERCAMBRACK My APPGIWMnt EspNes Mar 21, 2016 LPB 12-05(i)rev 12/2006 Pegs I of 2 z Y L Order: Non -Order Search Doc: KC:2014 20140418001459 Page 1 of 2 Created By: bloedel Printed: 5/23/2014 10:23:46 AM PST 201AD4459.002 EXHIBIT A COMMENCING 200 FEET SOUTH, 330 FEET EAST OF THE NORTHWEST CORNER OF GOVERNMENT LOT NO 2, THENCE SOUTH ISO FEET; THENCE EAST 330 FEET; THENCE NORTH 125 FEET; THENCE WEST 165 FEET; THENCE NORTH 55 FEET; THENCE WEST 165 FEET TO POINT OF BEGINNING, EXCEPT THE WEST 30 FEET FOR ROAD ALL LOCATED WITHIN THE NORTHWEST QUARTER OF THF. SOUTHEAST QUARTER OF THE NORTHEAST QUARTER OF SECTION 25, TOWNSHIP 21 NORTH, RANGE 3 EAST, W.M., IN KING COUNTY, WASHIGNTON, AND COMMENCING 30 FEET SOUTH, 330 FEET EAST OF THE NORTHWEST CORNER OF GOVERNMENT LOT NO 2, THENCE SOUTH 170 FEET; THENCE EAST 165 FEET; THENCE NORTH 170 FEET; THENCE WEST 165 FEET TO POINT OF BEGINNING, EXCEPT THE WEST 30 FEET OF ROAD, ALL LOCATED WITHIN THE NORTHWEQUARTER ST 5,F THE SOUTHEAST QUARTER OF THE NORTHEAST QUARTER OF SS C71ON 25, TOWNSHIP 21 NORTH, RANGE 3 EAST, W.M., IN KI G COUNTY WASGHWGTON; PORTION OF GOVERNMENT, LOT 2, SECTION 25, TOWNSHIP 21 NROTH, RANGE 3 EAST LPB 12-05(l)rev MON Psgc 2 of 2 Order: Non -Order Search Doc: KC:2014 20140418001459 Page 2 of 2 Created By: bloedel Printed: 5/23/201410:23:46 AM PST j Chicago Title Insurance Company *IGINAL ........... .................. G 1#415 sFACI ROVIDID 101 11COto1I•i USt s O FI LID FOR RECORD AT REOYEIT OF , t7 O t7 WHEN RECORDID RETURN To Nwn.-Da,rreI_ t7i,tsun.a9�....--• ........ ........ ... ............ .. .e REE6 MCCLIIRE Alone 701 gif.th..Aze.,,. suite 3600, .......,. . cm clLy,sE.E.,zro Seattle.., WA ,98104,....... ............ ................. N, 'All Lae' Quit Claim Deed THE GRANTOR Earl L. Chambers and Mary J. Chambers, husband and wife, and the marital community composed thereof, for and in consideration of ten dollars (510.00) the receipt of which in hereby acknowledged, conveyAand quitclaim$to the City of Federal Way, a municipal corporation W �J the fallowing deserihed real estate, situnted in the County of King together with Alt after acquired title of the grontorls) therein: State of Washington. That real estate described in Exhibit A which is attached hereto and incorporated by reference herein. LO CIE CV Dated_ November 1. -- Iq 91 Earl L. Chambarsawl1 t1'ee.0cnII ary �rifi Junle t1L _ N e It 1\e4 vela ry 1 1 �"TATF OF t1'ASIIItiGTfI?7 ) ss STATE Or \1'ASIIINGTON , OF King } COV%*TY OF ) ! ` Lin IN% day lwl-cony grin"arevd Wall' mr On thin Jay of 19 M•fnro one. the unMniRned• a 14Wari Public In and for lM1e 5t3lr of \4141• � 1 Earl L. Chambers and Mary Jr Chambet:singtun, fluky elemralnioned and sulorn. PrrwruElly aPPrerecl If• m1• An1 urn it,Fi. thefndlsidaal descntlf•d in and I x hn rs,•rutrd Ihe• a'irhrn and fnr,yfliAK instrument, and .. "iverriarv. and arl.nimimig-A Ihal they signed the samr to role known to IIr the Presidrnt And a, their fr„• and %rdunlaty are and de•rd. f1.r rhe• oars a1M1 t+ne;nKn+ lhegnn tnrnlinnrd rrspeYtiwir, of Ihr mrvnr11'iW lhal eNrculed the fnH•enlne injeew rti. and oc*;1*wfelfcnl free and act and d1•rd of said evelLrr• •:e the satd In+trumrht to be tdw "luntary n rnn, Ihr Ihr usrs and Purpose* lhrcr,n tllrni inn rd. and an Tull suslyd Ihat suthnnred toesrrvl.- the said iA%Irunwrit and that Ihr seal si a [:IVF under my It" and official Aral this alFard is Ifn•rofp+oratesratoF 9s14 ranwration- ^ 0 WArnsa my harlfl and official sra[ hrrela af&sed the, day and year Fist 5 ahayrwtttlen :i• \.•l:,n pLiMer in a !hr Ie of L5'ath• � %ntary Public in and for thr State of Washin•lon. r"idingat .... ... .. ... .. f ; Indt••r1 r.�vllhg At Ca] m - r I.U. J & ASSOCIATES SUR\ HORS 2220 SOUTH BBTTN 6TREST FEDERAL WAY. WA. @8003 (2001039.7744 1 REVISED SW 356TH ST, SJW DESCRIPTIONS EARL CHAMBERS - PARCEL 13 THAT PORTION OF GOVERNMENT LOT 2, SECTION 25, TOWNSHIP DESCRIBED ASRTH, N RANGE 3 EAST, W.N., IN KING COUNTY, WAS r FOLLOWS: IJ •' BEGINNING AT A POINT ON THE CENTERLINE OF SOUTHWEST 356TH STREET a AS SURVEYED BY KING COUNTY AND THE WEST LINE OF THE EAST 660 FEET OF SAID SECTION 25; THENCE SDUT1i 4WNG SAID WEST LINE 24.34 FEET TO THE SOUTHERN RIGHT-OF-WAY OF COUNTY ROAD 90^ PER SURVEY OF SAID GQVFRNMFNT TXvr 2; BY L.A. NICgOLSON 6 SONS AND THE TRUE POIiJT OF BF.GXNNTNG; THENCE CONTIHUIHQ SOUTH 17.66 FEET ALONG x SAID NEST LINE TO A LINE 42 FEET SOUTH AND PARALLEL WITH SAID r CENTERLINE OF SOUTHWEST 356TH STRESTI THENCE WEST 164.95 FEET aALONG SAID PARALLEL LINE TO THE WEST LINE OF THE EAST 825 FEET OF SAID SPC'I'ION 25; THENCE NORTH ALONG SAID WEST LINE OF THE u z EAST 825 FEET 19.1E FEET TO THE SOUTHERN RIGHT-OF-WAY OF COUNTY vi ROAD 907 PE�t SURVEY OF SAID GOVtMEHT LOT 2, BY L.A- NICKOLSON � o i SONS T1iENCZ EAST 165 FEET ALONG SAID SOUTHERN RIGHT9OF-WAY TO o THE TRUE POINT OF BEGINNING. CONTAININQ 3036 SQ. FT. W H 1L Y EARL CHAMBERS - PARCEL 6 LC THAT PORTION OF GOVERNMENT LOT 2, SECTION 25, TOWNSHIP 21 NORTH, ZZ RANGE 3 EAST, W.M., IN KING COUNTY, WASHINGTON, DESCRIBED AS FOLLOWS: Q BEGINNING AT A POINT ON THE CENTERLINE OF SOUTHWEST 356TH STREET Cr AS SURVEYED BY KING COUNTY AND THE NEST LINE OF THE HE5T EAST ow 825 $2 FEET OF SHIP SECTION 25, THENCE SOUTH ALONG c FEET TO THE SOUTHERN RIGHT-OF-WAY OF COUNTY ROAD 907 PER SURVEY OF SAID GOVPRNtiEHT LOT 2, BY L.A. NICKOLSON fi SONS AND THE TRUE POINT OF BEGINNING; THENCE CONTINUihQ SOUTH 19.10 FEET AL�tNG ��^• SAID WEST LINE TO A LINE 42 FEET SOUTH AND PARALLEL WITH SAID CENTERLINE OF SOUTHWEST 356TH STREETI THENCE WEST 135.95 FEET SAID WEST LINE ^r FOSAIDSECTIOAON25;� THENCE NORTHA14MG SAID WEST OFOTHE� EAST 960 PEFT 20.42 FEET TO 7HE SOS3THF-RN RIGHT-OF-WAY OF COUNTY HICKOLSON ROXD 907 PEp SURVEY OF SAID GOVERNMENT LOT 2, BY L-A. S SONS; THENCE EAST 135 FEET ALONG SAID SOUTHERN RIGHT-OF-WAY TO THE TRUE POINT OF BEGINNING. CONTAINING 2670 SQ. FT. AUGUST 7, 1991 EXHIBIT -�L__ D 0 l �caa Apr 3U i :Sig •9r,�+u a1. w .WbU Ulna a-.,(�,a.,;� :.}•1�a rJ11 "A& a: gir�vT L Knbhir�rt ': [a►r vm raA .at Ftif�rtcra t a a 1346 }�31 C14 try . ap rvu..a tjvx 4l airy 1736 Steer an t i%ap 1 1938 r �� 1 .•� A-0 The udde, owears of th a -hitiaf ter--�- { to City arA10:10a ,, i`p Brunt Lv t3ua rift end pr.iri :psi r� ,.puied:+v� 'a1. �ctxinora�r over and aarorss the fdld in k4V +` a t"� of ltviil cow $t a pt :w tt .to. and 364 tt let 8 sea 25 to31 n �• 3 east ir° `ff-, rr. th .so 36 Mon & line Ali viyth the Wiest; Ll v�`ad lot 1 . tt�; fiat. aboUL 34 ft a s Pt w h air, 6d0 f1r vrast of L•,hs eosc U of lat` �; dnd -Lid i it a 1:o bap,l:X �ti>:tt t1xa. n3rth lire ofed• lot; th no m50 nitll :t:hh �3�eat it • of ad ldy S to the ev i Luc of tX� .�1d Liba ao r,ra� ad road lin•a tc the • p�! of beg;ai�rd' a+r►d wixa 4PP. of .:ohn •1.1bo Go road; togeth vdth the vVIVI. also, r a ; a nog: f4 an Bri a ,- i'r t tm to abed go , repair.: d not. '*CPO � = tta oa tm in , suoh a oltiou .ed rl . end -wires are to .;�1�asci Po - not imterfrre with my �cistig Dg dr:jit;ier`bldgs'a 2leariad�, that oan not to definitely looi�tOd.,r tie. bavo le�rrd has ` �iaroe av vm n xsa►y 13 l�i3S by : .t4 red-_ c nerd for wo ran a` Taaoma is ■ . d` 1936 ; Berg a p (MR) _ . . ti ORIGINAL _3 Agrraeat in an - — totreen Earl and Tory 'Cha "re ;'' husland and wife, l here i. net tar The Charbara Of 1901 B . • 3 atl str0;et, Fodaml Way. ling County, Washington and Adolph and �atlY+�lyn ploui htrd'�.--,hWsbsnd and wife, [hereinafter The Plauahardwj .• of May, County of King, State Of Met fr e 'ttihwbixs 'ixraalj`raton►vey. declare, and impose for the b6l4i'it: of,.,Ploti h�txd '�iasN irht .' for landsape end greenbelt pu�rpo■ss tti ouyi , ;s ova+i►r,,,=`° onq r avr "is and under the tol lowing described r tys- to t: THE WEST 175 TBET OF Tti 1 . ' 4 .to ENT 41F THS roLLONING 025MRSD PROPEM I r iT Lai' 20 THE SOUTH 350 FZXT .:QF ,THIC.'' s0 "FLAT Ot HECTION xs, TOMl BUIP i -.. � 1l�liia�•,f'3: Ri►ST ,:1�1 fi • IN KING Cowme e WASKIliGM t is EXCEPT THE ZAST 660 PEST OF "�--GqvE0MKkW t LA* ;: 1;s' Cp vXcEPT THE'- :.SET 360 FEET or d&dtWgWT LOT 3 f' ZXCEPT THAT pOgTtow tlnnORD TO THR`-,C1TY Or kDIST 356TH 3?; UNDiA QUIV MAIN DXWD 911,�gfi��-l4 * },•w. y' Thie : &4nt is tar the express •. A4.1VI IDS desvr b ' trawl prey awrai in too by The'; pljp3hsrds4 tb r Thy nadcth,='il© tout at the fallowing: "g nnf�►q ■.;: paint 330 is�i� swot and ea�►t south of the x:oxthwout serener vi�._'q�o�rernmont i art 2 i Seo*igi+ 250 township at north f rang* 3 aest- ,- KO N , in 'King uihty, Wash, Ca►F; th* said ling mouth to be parallel "it% the Cast i,n�,Af dais gov ngsnt:.lot 7: thence south 376 feet on a line paralx*XY rl�th t.�urevt- °li+tie e! said government lot Zs thena+r sat to a paint 7 '! lean t qt-thh *ast line of said +lovernmot lot 3, an ■ lid parallel..4ith;' rjorth., line of said gcvernsent ] A 51 thence north 3' -.: t,.;; vn s=, t he; parallel with the east line of raid lot 3 s theme W*s�, to the; -point.: d�. poginning i rxoapt the W*ot 30 teat thereat oanr�*yid' >tv Kim lt!or road blr deed under a,taitov: w file no. 13�orasa '� The parties horeto aglr&e it HElPirtY moY cause this agrsmont or a memorandum Ot-this agrieagn to" #ilad far record in the ott ices of tie King Canty ; A ori?ler 4. event *hall be vonst parties This agte he reor end srsall pot run with the land. . 3� -AT Fs •s�' �= tieattl9222 �eke C��,�$li�?-3 • �' C"RMX0E11 "T �AUCHJIRD .. ."• ," ' � �•..s�. �lt •Y • `I Chi �� Ma�r+yi• Cn rs ftr:fr' 21df -A Cathelyn P OUWM�d Adolph ou aXd ,• MTAT2 Oif jr mus" oil silica On;d of t,,.`'arsvirtily kpsd a be oxa : 0 knq. +A td: ;: t ice- t who •xrout4d tho '•iirIV41% RAd".1oi�rQoi n - I described ,in and rbkn�3�+d that he/she sipnsd t � . iq�r+ ps ,:his,�'h4r :,free and - ld �valc0tary act -*jv4 mod, tar he pur a t in' wdt w 1�•.. Printed Was* � rta J" iIOTAxy PUBLIC 111 � f 6 of wsshington, residing t` fly appoint"nt sxpirsa ' as :r ,• COUNTY OF DUNG ) f ,�: ,"? '�'� 1,„.. •�Ir .5� -}r tad on this day as' :; . ,_w , •;:11991 Persoeu�llx a f?Paa n ps the individual 4 $ botore me �� taa know r dosoriftd in and who GXscutvA,-thahi ►aid for inq instru�rnt. try and and acknowledged that by/rhr 49.94 the ,ia00'"as his/hrx tr�►in. s�M�t#met►. voluntary rat and dmpd, for the Pyi`f•�! Pr i nted Na1ks : i>M . WARY PUBLIC in 4nd' f� ;.tA�.-. 4 .... of He■hinilton # remWiAV it.,- . ' �.4:; Ky appol ntarsnt srpirrs" `yx'Al Ci AUBMs/PLOUCHOW .:fir M J, X1, "WASHINGTON KiNg befois Ina:m' descrilidd.."A —a 0,who-'exAcu and acknowl,4496d voluntary act,...and. 1994, personally appeared ran to be the individual and foregoing instrument, same as his/her free 'Ind therein mentioned. Frint WMAS AOTARY Ppavfa -Jjjr�_.amd for the State . o Ni' j at: shihqton�j, ra"d nq ec rlSol i*#Gs: • Votary STATE Of f as* COUNT =xr- ' On r 1994, p*r**6ax-1Yr--`iPp*&r64 to :his' dti i - to go known b& vAivLdual da bef6re 4A&tru**ntr bo,:.*X*cut*d the Within and j7d Jn—�oW wo &-.. —"�c u" free and 1�8/ghe signed the Balm as his/her and ak 14 PUrPo&*M therein jwntioned A rW. �nt I I NOTARY KBLXc d for the of V4 mot Ley I Seal Xt, 4 C""MRS/pLOUC9"D AGRE&IMT I 1-=:XM M J A c ORIGINAL i3 y 3 between Earl and nary Agreement made on , The Chambers] of 1901 S.W. Chambers, husband and wife, [hereinafter 356th Street, Federal way, King County, Washington and Allan and e of Vickie Veldman, husband and wife, [hereinafter The Vold State ❑f King, g 35704 20th Avenue S.W., Federal Way, County of Washington. x RECITALS A. The chambers are the owners in fee of that certain lot of land in King County, Washington described as follows: GOVERNMENT QOT 2, THE SOUTH 350 FEET OF THE NORTH 380 FEET OF SECTION 25, TOWNSHIP 21 NORTH, RANGE 3 EAST y- IN WASHINGTON: EXCEPT THE EAST 660 FEET OF GOVERNMENT LOT 2,- EXCEPT THE WEST 360 FEET OF GOVERNMENT LOT 2; THE CITY OF FEDERAI. WAY FOR SOUTHWEST EXCEPT THAT PORTION DEEDED TO 356TH ST. UNDER QUIT CLAIM DEED 9112061614. 8 B. The Veldmans are the owners in fee of that certain lot of land bas tb in King County, at property of The Washington hadjoins Chambers to thenorth,and wh ch isodescribed follows: tG THE 5011TEi 176 FEET OF THE NORTH 55SECT FEET OFTHEFEET CQ THAT PORTION OF GOVERNMENT LOT 21 WILLAMME. MERIDIAN, IN KING COUNTY, WASHINGTON, C RANGE 3 EAST, LYING WEST OF THE EAST 660.00 FEET; TOGETHER WITH AN EASEMENT FOR INGRESS. EGRESS, AND UTILITIES OVER NORTH 40 00 E ET ACROSSAND MOS 3FAST' ENT LOT 2, SECTION 025 T HE TOWNSHIP NORTH, WILLAMETTE MERIDIAN, IN KING COUNTY, WASHINGTON; EXCEPT THE EAST 785 FEET: AND EXCEPT THE WEST 360 FEET. C. The parties agree that the common boundary between their completed by Dennis properties is properly described in the survey under King County Recording Lund and recorded on August 24, 1992 number 9208249004. D. The parties hereto agree that either party may cause this agreement to be filed for record agreement or a memorandum of this in the offices of the King County Recorder. F. This agreement shall not be construed as personal to the parties hereof but shall run with the land. R6CORDSf) AT TiiE 1�Sq[TBST OF i CHAHBERS/VELDNAN '— 1�1iC8.�18L L. OLVSR AGREEMENT 1 MERRICK & OLVER, P.S. 9222 lake City Way N.B. Seattle, M 961.15-3260 • i rl rs ' Mary Cl s Allan Veldman vickie eldman + STATE OF WASHINGTON ss COUNTY OF KING ) On th a Ad deny of � 199# personally appeared before me to me known to be the individual described in and who executed the within and foregoing instrument, and acknowledged that he/she signed he same as his/her therein mentioned.free and voluntary act and dead, for the purposes lnt�,.Nnfe NOTARYItate of Washington, residing at ^- My appointment expires :92 STATE OF WASHINGTON ) ) ss COUNTY OF KING ) On thi l� dgj'{j� of r i?er , 1991/personally appeared before me �I�'�}11 �.f/ArRRn -- tO � known to be the individual described in and who executed the within and foregoing instrument, and acknowledged that he/she signed the same as hin/her free and voluntary act and deed, for the purposes therein mentioned. Printed ame: ]fir ` NOTARY PUBLIC in and for th state of Washington, residing at + My appointment expires CHAMBERS/VELDNAN AGREEMENT a a m STATE OF WASHINGTON ) ) as COUNTY OF KING ) On this r ay of , 199�peraonallY appeared before me , to me known to be the individual described in and ho executed the Within and foregoing instrument, and acknowledged that OR/she signed the s steam _ as mentioned.free and voluntary act and deed, for Pr n ed Name NOTARY PUBLIC n and for t st of Washington, residing at My appointment expires STATE OF WASHINGTON ) ) as COUNTY OF KING l On this �dayof 1 9Q1personally appeared before mejea+ to be the individual described in nd whted the within and foregoing instrument, and acknowledged thate and {she signed the same a$ big/her voluntary act and deed, for the p s ein mantioned. Printe N NOTARY PUBLIC in an far the sta e of Washington, residing at My appointment expires CHhKBERS/VELDNAN AGREEMENT 3 x r r' 330 56 :,,1 15-42 oertn la val 00a 9 rat aen _ Beatrteo Goieterson to 4?oun'ty of O tat a Of 1VGdA00a tp a.y rel aril can to up for ass cf the pub lei TIC a�a pub toed and nr,)' all i at In the fdre The 1t 30 rt of the x )60 ft of t)ae h 330 ft Of the 11 380 ft CC 001 Lob 2 Boo 25 To 21 nr 3 na 0006 0023 oa nrl 't.0maatttl, hed read tagtbr vrVY-h t:'e rS to mrskoa�adsator rtuof' �.� ipioaas'��1� tLo abutting prop IZA an aioh nS$ 4F vith standard rl&4$ and ayOG3f fur mar p1e71P ffivntxiaa a.ketw1oa xierao uo+0 NI 1-42 by ectrioe 4.patsroor,o bqof ijae�ri A,�ar�d+rraan np rrot aV r*a a% oafs as X&r 34-44 QId by "Oed Ac .71J1 15-42 Certain vol con. and ban Boa 60,d t3oxyi Alatormute tVD GOuAL of ,:irk;;- Lett of ti,:aliir ;' ep eez as 5d3 The t: 30 f't of t.a 'h 330 rt of tho s 375 ft ')f the it 755 ft of Go, Got 2 6.)c are 17% 21 nr 3 O'hm Omt 0.23 so MA It/;I for tmostab iolad dam iutrx�nts r.o�rtL+. r a l,Ch ��.. gall �1nte�c�atu Pierce uo 1: n Tul 15-42 W Bvr: ID"S etmb ,ti� i4 M ttermuLs bsf W,orTate np for sm rWis at Towns " (Tld by 0o Road I' ngr� ..._ % AY 10-43 � pal J5�2 oartewilk 'Val can and bon J � U�'�lo�, �"la►�lrag � a�! �1�n �1�1�� to a0unty of 7= lad„ ytet'e of ::rash .. MYA RX 1{.e 55) _rr 3 N dW17 'the A 3() tt of. the 360 tt ut the =i 375 ft er tins h 755 tt Of <.or L.ot 2 6so 2j T. 21 nr 3 owe 404t 0*2) solmr b X�Ikoss4ab rv&d to$thr withAS sits 31"Lad t lerom Co hn yul 15_42 tvy srr�rrjsa■t igmLagT000mm ws f;srf3A .44 In ' net j-pm#o boAmderson ay icP (rid by CC Hoed a�'f TABLE OF CONTENTS I. PROJECT OVERVIEW................................................................ 3 Project Description.......................................................................3 II. CONDITIONS AND REQUIREMENTS SUMMARY ......................... 9 III. OFFSITE ANALYSIS................................................................ 11 3.1.1 Task 1 - Study Area Definition and Maps ............... . ......... . 11 3.1.2 Task 2 - Resource Review..............................................11 3.1.3 Task 3 - Field Inspection................................................12 3.1.4 Task 4 - Drainage System Description and Problem Descriptions..............................................................................12 3.1.5 Task 5 - Mitigation of Existing or Potential Problems .......... 12 IV. FLOW LONTROL AND WATER QUALITY FACILITY-kNALYS1,- ANDDESIGN ..................... ............■...■u.....■....■u.u.u.................... memo 13 V. CONVEYANCE SYSTEM ANALYSIS AND DESIGN ...................... 17 VI. SPECIAL REPORTS AND STUDIES ........................................... 17 VII. OTHER PERMITS..................................................................... 17 VIII. CSWPPP ANALYSIS AND DESIGN ........................................... 17 IX. BOND QUANTITIES, FACILITY SUMMARIES, At � DECLARATION OFCOVENANT................................................................................. 17 X. OPERATION AND MAINTENANCE MANUAL.. .............................. 17 XI. Appendices.............................................................................18 APPENDIX A-OFFSITE STUDY MAPS APPENDIX B - DOWNSTREAM SYSTEM TABLE AND MAPS APPENDIX C - CONVEYANCE ANALYSIS APPENDIX D - GEOTECHNICAL REPORT APPENDIX E - CSWPPP J 1 1 I W. BEYLER ! Q N V L N. Page 2 Xu Short Plat PROJECT OVERVIEW Project Description The Xu Short Plat proposes to plat a previously developed single family parcel, being located at 1909 356th Street, in the City of Federal Way, King County, Washington. The King County Parcel number is 2521039004. The current zoning of the project site is RS 9.6, Residential Single -Family 9,600 sf, indicating a minimum lot size of 9,600 square feet. This project proposes to short plat 5 lots on the 1.58 acre project site. In addition there a stormwater tract is proposed for detention. A portion of the subject site will be dedicated to the City of Federal Way for the purpose of frontage improvements consistent with a Type "C" street along SW 356th Street. Half street improvements consistent with Type "S" street are being proposed 20th Avenue SW frontage. A shared access drive, having connectivity with 20th Avenue SW is proposed along the southerly property line of the subject site, to allow for access to lots 4 and 5. The shared access drive has been designed in accordance to the City's standard detail for alternative fire department turnaround. Lots 1-3 will access directly from 20th Avenue SW from individual drive connections. The project is adjacent to SW 356th St to the North, multiple single family parcels to the east and south, and 20th Avenue SW to the west. The project is keeping consistent with neighboring land use characteristics. A subsurface exploration on the project site was conducted by GeoResources, LLC in June 2014. In summary, the stratigraphy across the site, as observed in the test pits, generally consisted of 1/2 to 1 foot of forest duff and sandy topsoil overlying 1.5 to 2 feet of loose medium dense, silty sand with varying minor amount of gravel. These surficial soils were interpreted to be weathered glacial till. The underlying glacial till encountered in the explorations was observed to be in a dense to very dense condition. According to the GeoResources, these soils may be suitable to support porous pavement with an estimated long term infiltration rate of 0.25 inches per hour. The overlying 24 to 30 inches of weathered soils should provide adequate treatment capacity based on the cation exchange rate and organic content test results. The geotechnical report can be found in Appendix D of this report. This project is subject to a Full drainage review per Figure 1.1.2.A of the 2009 King County Surface Water Design Manual (the Manual). The project site is situated within Federal Way's "Hylebos Creek" drainage basin having a single existing sub -basin. All runoff from rooftops, driveways, and shared access will be collected and highlighted to the detention pond located on the northern end of the site. It is currently proposed to utilize pervious asphalt for the shared access roadway for lots 4 and 5. This will allow the site to take advantage of the existing soils which provide acceptable treatment capacity and eliminate the need for formal Basic Treatment. See section IV of this report for further information. BEYLER Page 3 Xu Short Plat Figure 1. TIR Worksheet (To be completed at Final Engineering) I Page 4 Xu Short Plat BC #14-114 Figure 2. Site Location N. 1. J Page 5 f Ku Short Plat BEYLER Figure 3. Drainage Basins, Subbasins, and Site Characteristics C O Q% 0: C C C � � Q C v C C Y i ro v O a' O O T a� C aL+ �n If a a, m 0 0 . o u m - °Y' Y c LL vi Z E3. BEYLER N O Page 6 Xu Short. Plat City of Federal Way Critical Areas Map n`? 4th St Park F 1 l Legend: prelnano 9eeNlf; Cr�ol Woue, � KM-Gedl �c Emnoslan l4zRltlNee Lehos Low Green "r Al :'� LeGloe 11a¢eMMees �I Seeam9 L=rPupel Bound Minds(1969 UySuney) Mill C eek VVh%RM1 , BaroNNera�Npw�nsr AwYeeer M'TokY. 9CNlrTt VE aRFA4 Ma>'t W l lrCp bxn ie�4 eere demewr. N. BEYLER C'" O F Federal Way Page 7 Xu Short Plat Figure 4. Soils Sol Map —Mil County Area, Washington (Xu Shod Plat) fi 4r XWN 3 A a 4r 15'SVN I 47- 16SrN i� isF' '+f 9r 16'S1'N 59B3B0 548410 54GW 5184M 946500 WQ5 S4ar90 Map Unit Legend King County Area, Washington (WA633) Map Unit symbol i Map Unit Name Acres In AOi I Percent of A01 APB Atderwood gravelly sandy loam.' 4.1 59.6% 0 to 6 percent slopes AgC Alderwoodgravellysandyloam, 2.6 404% 6 to 15 percent slopes Totals for Area of Interest 6.9 100.0% Page 8 Xu Short Plat r� 6EYLER Review of Preliminary Plat-Apgrovall Conditions (The plat conditions with responses will be placed here upon receipt of conditions) Review of Eight Core Re uirements and Five 5 edal Re uirements The following comments are a review of the Core and Special Requirements per the 2009 King County Surface Water Stormwater Manual. Core Requirement No. 1 Discharge at the Natural Location The site's topography suggests that stormwater runoff from the site sheets flows generally to the west through the project parcel to the city drainage system in 20th Ave SW. Under developed conditions, stormwater will be collected, detained, and release to the stormwater system in 20th Ave SW. Core Requirement No 2 Offsite Analysis A preliminary offsite analysis has been included. No flooding or potential flooding problems were identified downstream of the site. Further narrative of this analysis can be found in Section III of this report. Core Requirement No 3 Flow Control Flow Control Facilities: The proposed project is located within the Conservation Flow Control Area requiring Level 2 Flow Control for new impervious and pervious surfaces that are not fully infiltrated. This flow control standard requires runoff from developments to be detained and released at a rate that matches the flow duration of pre -developed rates. The above is required unless an exception applies to the proposed site conditions. The project does not qualify for an exception, thus a flow control facility is proposed. The project will utilize an above ground detention facility on the northern end of the property to detain flow and release and historical rates. Flow Control BMPs: In addition to flow control facility requirements, projects subject to Core Requirement #3 must apply flow control BMPs to impervious surfaces on each individual lot. Flow control BMPs are methods and design for dispersing, infiltrating, or otherwise reducing developm tent increases in runoff. Flow Control BMPs are proposed as a part of this short plat are proposed to be implemented at time of building permit. This may change as the project progresses forward. Core Requirement No. 4 Conveyance System All new pipes systems will be designed with sufficient capacity to convey and contain at minimum the 25-year peak flow. Conveyance design will be completed during final engineering. Core Requirement No. 5 Erosion and Sediment Control This development will be constructed in one phase. A CSWPPP will be prepared during final engineering. Page 9 M., Xu Short Plat BEYLER Core Requirement No. 6 Maintenance and Operations The maintenance and Operations Manual will be included during final engineering. Core Requirement No. 7 Financial Guarantees and Liability Financial guarantees will be provided during final engineering. Core Requirement No. 8 Water Quality The site falls within the Enhanced Basic Water Quality treatment area of the city according the Federal Way WQ Applications Map. The project meets the soil treatment exemption requirement per Section 1.2.8.4, exceeding the cation exchange capacity greater than 5 and an organic content greater than 0.5% minimum requirement. The measured soils are composed of less than 25% gravel by weight with more than 75% of the soil passing the #4 sieve, more than 500/0 of the soil passing the #40 sieve and more than 2% passing the #100 sieve. Please refer to the prepared Geotechnical report and supplement letter for details on the cation exchange rate and infiltration rates. The project proposes to take advantage the treatment suitable soils by proposing pervious asphalt for the shared access driveway. The remaining Pollution Generating Impervious Surfaces (PGIS) consists of the individual driveways for each lot. Lots 4 and 5 are to slope toward the pervious shared use driveway to these driveways to also take advantage for the treatment soils. The remaining 3 individual driveways equate to approximately 1,500 sf of PGIS, which is less than the 5,000 sf threshold, thus exempting stormwater from formal treatment. The existing soils suitable for infiltration/treatment while utilizing pervious asphalt are relatively shallow. The owner will work with the geotechnical engineering to find a suitable design and special attention will be needed during final grading and construction of the pervious asphalt. No formal treatment facilities have been proposed at this time. Special Requirement No. 1 Other Adopted Area -Specific Requirements This project is not in a designated Critical Drainage Area. This special requirement is not applicable. Special Requirement No. 2 Flood Hazard Area Delineation The project does not contain or is not adjacent to a flood hazard area for a river, stream, lake, wetland, closed depression, or marine shoreline that is within the 100-year floodplain according to King County and FEMA. Special Requirement No. 3 Flood Protection Facilities This project does not rely on any flood protection facility such as a levee or revetment nor will construct a new flood protection facility. Special Requirement No. 4 Source Control This project does not require a commercial building or commercial site development permit. This special requirement is not applicable. Special Requirement No. 5 Oil Control This project is not defined as a high -use site nor is a redevelopment project proposing $100,000 or more of improvements to an existing high -use site. This special requirement is not applicable. p� Page 10 Xu Short Plat BEYLER A preliminary offsite analysis report was prepared per Section 1.2.2, Core Requirement #2 of the Manual. This is to identify and evaluate offsite flooding, erosion, and water quality problems that may be created or aggravated by the proposed project. The primary component of this offsite analysis report is the downstream analysis. The second component of the report is to evaluate the upstream drainage system to verify that significant flooding and erosion impact will not occur as a result of the project. 3.1 DOWNSTREAM ANALYSIS The following Level 1 downstream analysis is a review of the drainage system up to a mile downstream of the site. The four tasks outlined under this review are: Task 1 - Define and map the study area Task 2 - Review all available information on the study area Task 3 - Field inspect the study area Task 4 - Drainage System Description and Problem Descriptions 3.1.1 Task 1 - Study Area Definition and Maps The project is located in the King County Hylebos Creek Drainage Basin within the Puyallup - White water resource inventory area (WRIA). The drainage study area is approximately a mile long path encompassing the site's downstream corridor. See Appendix A for maps of the basic study area. See Appendix A for maps of the basic study area. The site is currently developed with a single family residence, being adjacent to SW 356th St to the North, multiple single family parcels to the east and south, and 20th Avenue SW to the west. 3.1.2 Task 2 - Resource Review The following resources have been reviewed for the downstream analysis: Adopted basic plans • The site is located in the Hylebos Creek Drainage Sub -Basin within the Puyallup - White WRIA (WRIA #10). Sensitive Area (See Appendix A for Sensitive Area Maps) Erosion- None Mapped ■ Seismic - None Mapped • Landslide - None Mapped • Coal Mine - None Mapped Streams and Wetlands Map - None Mapped • Susceptible to Groundwater Contamination - Low • 100 year flood plain - According to King County iMAP and the FEMA Flood Maps, the 100 year flood plain is not located near the project property. Drainage complaints and studies King County -Relevant ❑NRP drainage complaints within 1 mile of the downstream corridor within the last 10 years were searched. There are currently no open complaints within the downstream corridors filed within the last 10 years. + Page 11 1 E�Xu Short Plat ENO BEYLER 3.1.3 Task 3 - Field Inspection The site appears to be made up of one threshold discharge basin that generally slopes down from the south to the north and at slopes ranging from 0 to 5 percent. Based on the topography of the site, any stormwater that may exit the site does so near the northwestern corner of the property. The project proposes to manage stormwater from the rooftops and driveways through the use of a detention pond as well as pervious asphalt for the shared driveway that will also overflow to the detention pond. The detention pond will release stormwater to the existing tightline system in 20th Ave SW. The following is a preliminary description of the downstream corridor: Upon exiting the site, stormwater enters a CB on the southeast corner of 20th Ave SW and SW 356th St. Flow continues across 20th Ave SW to the Southwestern corner. At this point water crosses under SW 356th to the north side and continues in the existing stormwater system. From here stormwater is tightlined west within SW 356th St. At about 280 feet downstream from the site, piped stormwater turns north up 21st Ave SW. Stormwater continues north beyond 1/4 mile downstream where it eventually enters the Hylebos wetland/stream system. 3.1.4 Task 4 - Drainage System Description and Problem Descriptions The drainage system is comprised mostly of an existing conveyance system which outlets into the Puget sound. There were not existing or potential problems identified. 3.1.5 Task 5 - Mitigation of Existing or Potential Problems There does not appear to be any existing or potential problems (other than standard maintenance of the drainage system) associated with the site. Page 12 Xu Short Plat BEYLER The stormwater flow control and water quality facilities were designed in accordance with the 2009 Manual. Exiging Si a o o Pa Existing conditions on the project site consists of a residential improved 1.578 acre parcel. The project is made up of one sub basin where the site generally slopes down from the east to west over a relatively flat grade. The overall vertical relief of the site is approximately 6 feet. Slopes across the site are generally range from 2 - 12 percent. Currently the site is covered with a large amount of deciduous trees. Approximately 50% of the existing trees will be removed to allow for the proposed 6 residential structures together with their associated infrastructure. According to the geotechnical report, the topsoil is approximately 6" to 12" thick. It is likely that with the thick topsoil cover and the large tree canopy cover, most stormwater is absorbed into the soil with very little turning into runoff. Developed Site H dr to Part6 The disturbance on site will include construction clearing and grading, construction the shared use driveway, associated utilities, a stormwater detention pond, and eventually the 5 future houses. The future driveways and rooftops have been included in the stormwater calculations. All rooftop runoff will be collected and tightlined to the detention pond. It is proposed that runoff from each driveway on lots 1 through 3 be collected and tightlined to the detention pond. If during final engineering it is more feasible to bypass the driveway runoff from lots 1 through 3, this will be looked at as an alternative. The individual driveways for lots 4 and 5 will slope toward the shared use permeable driveway. The shared use permeable driveway will allow the site to take advantage of the treatment soils on the site. Tables 4.1 and 4.2 break down the historic and developed site conditions TABLE 4.1 — Historic Conditions Total Area Impervious Till Grass Till Forest Sub -basin sf ac S# ac Sf ac sf ac Site* 64 793 0 0 64,793 Offsite 1,884 1,884 TOTAL 66,677 0 0 66,677 1.531 1.531 *The area reflects the site area after ROW dedication Pace 13 Xu Short Plat BEYLER TABLE 4.2 — Developed Conditions Total Impervious Till Grass PGIS Sub -basin sf ac Sf ac Sf ac n Site 64,793 Offsite 1 884 Offsite Shared Access 455 Offsite Conc. Walk 1 429 n Porous Shared Access 4,836 y Drive Future Rooftops** 17,500 n Future Conc. Drive*** 2 500 Total Lawn 39 957 n 66,677 26,720 39,957 TOTAL 1.531 0.613 0.917 7,791 TOTAL PGIS 0.179 ** 3,500 sf has been assumed for Future rooftops for each lot *** 500 sf has been assumed for future drive surfaces for each lot Performance Standards Part C Flow Control Facility 1.2.3.1.8 : The proposed project is located within the City of Federal Way's Conservation Flow Control Area. This is equivalent to Conservation Flow Control in the King Manual which matches requiring runoff from developments to be detained and released at a rate that matches the flow duration of pre -developed rates. This is for a range of pre -developed discharge rates from 50% of the 2-year peak flow up to the full 50-year peak flow and applied to target surfaces only. The above is required unless an exception applies to the proposed site conditions. The project does not qualify for an exception, thus a flow control facility is proposed. The project will utilize an above ground detention pond on the northern end of the property to detain flow and release and historical rates. Flow Control BMPs: In addition to flow control facility requirements, projects subject to Core Requirement #3 must apply flow control BMPs to impervious surfaces on each individual lot. Flow control BMPs are methods and design for dispersing, infiltrating, or otherwise reducing development increases in runoff. Flow Control BMPs are proposed as a part of this short plat are proposed to be implemented at time of building permit. This may change as the project progresses forward. Water Quality The site falls within the Enhanced Basic Water Quality treatment area of the city according the Federal Way WQ Applications Map. The project meets the soil treatment exemption requirement per Section 1.2.8.4, exceeding the cation exchange capacity greater than 5 and an organic content greater than 0.5% minimum requirement. The project soils also have a measured infiltration rate of less than or equal to 9 inches per hour. Please refer to the prepared Geotechnical report and supplement letter for details on the cation exchange rate and infiltration rates. Page 14 i Xu Short Plat BEYLER The project proposes to take advantage the treatment suitable soils by proposing pervious asphalt for the shared access driveway. The remaining Pollution Generating Impervious Surfaces (PGIS) consists of the individual driveways for each lot. Lots 4 and 5 are to slope toward the pervious shared use driveway to these driveways to also take advantage for the treatment soils. The remaining 3 individual driveways equate to approximately 1,500 sf of PGIS, which is less than the 5,000 sf threshold, thus exempting stormwater from formal treatment. The existing soils suitable for infiltration/treatment while utilizing pervious asphalt are relatively shallow. The owner will work with the geotechnical engineering to find a suitable design and special attention will be needed during final grading and construction of the pervious asphalt. No formal treatment facilities have been proposed at this time. Stormwarer Conve anra The conveyance system capacity standards require that new conveyance systems contain the 25-year peak flow and ensure that the 100-year event does not create a severe flooding or erosion problem. See Section V of this report for the conveyance analysis per Core Requirement #4. I Ca ro s s P rt D Detention Pond The pond was sized using KCRTS and the basin information listed in Table 4.1 & 4.2. A preliminary volume of 19,876 cf has been calculated using a detention depth of 4 feet deep. Flow Control BMP Credits were utilized per Table 1.2.3.0 of the Manual and reflected below in Table 4.3. The Pervious asphalt was considered 50% till grass and 50% impervious. Further detail will be provided during final engineering. TABLE 4.3 — Developed KRCTS Input sub -basin Impervious (ac) Till Grass ac Rooftops 17,500 sf (0.402) Shared Access 2,418 sf 0.056 2,418 sf 0.056 Driveways 2,500 sf 0.057 Offsite Impervious 1,884 sf 0.043 Total Lawn 1 39,957 sf 0.917 Total 0.57 ac 1 0.97 ac Page 15 Xu Short Plat BEYLER Pervious As halt A pervious asphalt roadway section will be provided by the geotechnical engineering during final engineering. The pervious asphalt will be provided to take advantage of the treatment soils on the site. The existing soils suitable for infiltration/treatment while utilizing pervious asphalt are relatively shallow. The owner will work with the geotechnical engineering to find a suitable design and special attention will be needed during final grading and construction of the pervious asphalt. Flow Control BMPs In addition to flow control facility requirements, projects subject to Core Requirement #3 must apply flow control BMPs to impervious surfaces on each individual lot. Flow control BMPs are methods and design for dispersing, infiltrating, or otherwise reducing development increases in runoff. Flow Control BMPs are proposed as a part of this short plat are proposed to be implemented at time of building permit. This may change as the project progresses forward. Water Ouality System (Part E) The project meets the soil treatment exemption requirement per Section 1.2.8.4, exceeding the cation exchange capacity greater than 5 and an organic content greater than 0.5% minimum requirement. The measured soils are composed of less than 25% gravel by weight with more than 75% of the soil passing the #4 sieve, more than 50% of the soil passing the #40 sieve and more than 2% passing the #100 sieve. Please refer to the prepared Geotechnical report and supplement letter for details on the cation exchange rate and infiltration rates. Page 16 t Xu Short Plat BEYLER v CONVEYANCE F-VC-T M AN®I YcTS AND DESIGb!' The conveyance system will be designed per Section 3 and 4 of the King Manual. Table 3.2 of the Manual suggests that the Rational Method of analysis is required for undetained areas for tributary areas less than 10 ac. Further analysis will be provided during final engineering. __ ,;'PECIAP REPORTS AND STUDIES Geotechnical Report Geotechnica/ Engineering Report Proposed Short Plat, July 16, 2014; Prepared by GeoResources, LLC. This report is located in Appendix D of this TIR. Vli. OTHER PERMITS There are currently no other permits that effect this Technical Information Report or engineering plan set. VIII. CSWPPP ANALYSIS AND DESIGN A CSWPPP will be provided at time of final engineering. IX. BOND QUAN 1111tb, rAL JLL1 I if �uvdMARIES, AND DECLARATION OF COVENANT A completed Bond Quantities Worksheet can be made available to the City upon request. X. OPERATION AND MAINTENANCE MANUAL The Operations and Maintenance Manual can be made available to the City upon request. Page 27 Xu Short Plat BEYLER XI. Appendices APPENDIX A—OFFSITE STUDY MAPS (Further Detail will be provided during Final Engineering) 1 I �j Page 18 Xu Short Plat BEYLER .j APPENDIX B — DOWNSTREAM SYSTEM TABLE AND MAPS (Further Detail will be provided during Final Engineering) I 3. f BEYLER Page 19 Xu Short Plat I I APPENDIX C — CONVEYANCE ANALYSIS (Further Detail will be provided during Final Engineering) Page 20 Xu Short Plat BEYLER APPENDIX D - GEOTECHNICAL REPORT i r Page 21 Ei Xu Short Plat BEYLER Ph. 253-896-1011 Fx. 253-896-2633 Sophia Xu c/o Beyler Consulting, LLC 10314 100" Street SW Lakewood, WA 98498 Attn: Mr. Brandon Loucks GeoResources, LLC 5007 Pacific Hwy. E, Suite 16 Fife, Washington 98424 July 16, 2014 Geotechnical Engineering Report Proposed Short Plat 1909 SW 3561h Street Federal Way, Washington PN: 252103-9004 Job: Xu.20thAveSW INTRODUCTION This geotechnical report presents the results of our geotechnical site evaluation, subsurface explorations, laboratory testing, and geotechnical analyses for the proposed short plat to be constructed along the east side of 201h Avenue SW in Federal Way, Washington. The general location of the site is shown on the attached Site Vicinity Map, Figure 1. Our understanding of the project is based on our discussions with you and members of the design team. Our report incorporates the available geologic and soils data, our subsurface explorations, and our experience in the area. We understand that you propose to construct a 6-lot short plat in the current above referenced parcel. The proposed site development will include a new limited access roadway to three of the lots. We anticipate the proposed residences will consist of one or two-story structures supported on conventional spread footings. Additional development will include stormwater facilities and associated utilities. Pervious pavement may be used to mitigate stormwater runoff generated by the limited access roadway. The proposed site layout is shown in Figure 2, Site and Exploration Plan. PURPOSE & SCOPE The purpose of our services was to evaluate the surface and subsurface conditions at the site as a basis for providing geotechnical recommendations and design criteria for the proposed residential development. We also assessed potential adverse impacts to and from the slopes located within the site area. Specifically, our scope ❑f services for the project included the following: 1. Reviewing existing geological and geotechnical literature for the site area: 2. Exploring the subsurface conditions by excavating a series of test pits at the proposed house site. 3. Describing surface and subsurface conditions, including soil types, and depth to groundwater, as appropriate;. 4. Conducting grain size tests on select soil samples collected from test pits at the site; Xu.20thAveSW.GR July 16, 2014 Page 2 5. Providing our opinion for stormwater management, including a preliminary infiltration rate based on grain size test data; 6. Conducting cation exchange and organic content tests on select soil samples; 7. Providing geotechnical conclusions and recommendations regarding site grading activities, including site preparation, subgrade preparation, fill placement criteria, suitability of on -site soils for use as structural fill, temporary and permanent cut and fill slopes, and drainage and erosion control measures; 8. Providing design criteria for the proposed structures, including foundation and floor slab support and design criteria, subgrade preparation, bearing capacity, friction values, and subgrade modulous; 9. Providing conclusions regarding subgrade preparation for the driveways and roadway area; 10. Preparing a written Geotechnical Report summarizing our site observations and conclusions, and providing our geotechnical recommendations and design criteria, along with the supporting data. Our services were originally outlined in our June 23, 2014 Proposal for Geotechnical Engineering Services. We received signed authorization to proceed with our scope of services on June 26, 2014. SITE CONDITIONS Surface Conditions The subject parcel is located along the east side of 20th Avenue SW, south of SW 351P Street in Federal Way, Washington. The parcel forms an "U' shape, measuring approximately 335 feet north to south by 305 feet east to west and encompasses approximately 1.58 acres. The site is currently developed with a single family residence with access from SW 356' Street. The site is bounded by SW 356'" Street to the north, existing single family residences to the east and south and 20t" Avenue SW to the west. The site is situated along the west portion of the Federal Way glacial upland area. The ground surface in the site area is generally flat to very gently sloping to the northwest at inclinations of 1 to 2 percent. Total topographic relief across the site is on the order of 4 feet. No surface water, seepage or evidence of erosion was observed at the site or the surrounding area during the time of our visit. No evidence of soil erosion or soil movement or deep-seated landslide activity was observed at the site or the adjacent areas at the time of our site visit. No areas of slope instability were reported in the published geological literature. Site Soils The USDA Natural Resource Conservation Service (NRCS) Web Soil Surrey maps the soils in the area of the site as Alderwood gravelly sandy loam (AgC &AgD) Alderwood soils are derived from glacial till that form on 0 to 6 (AgC) and 6 to 15 (AgD) percent slopes and are listed as having "slight" to "moderate" erosion hazards when exposed. The majority of the western portion of the parcel is comprised of AgC type soils. A copy of the SCS map for the site vicinity is attached as Figure 3. Site Geology The Geologic Map of the Poverty Bay 7.5-minute Quadrangle, Pierce County, Washington by Booth, Waldron and Troost (2003) indicates the site is underlain by Vashon glacial till (Qvt). These glacial soils were deposited during the most recent Vashon Stade of the Fraser Glaciation, approximately 12,000 to 15,000 years ago. The glacial till consists of a heterogeneous mixture of clay, silt, sand and gravel that was deposited at the base of the Xu.20thAveSW.GR July 16, 2014 Page 3 continental ice mass and subsequently over ridden. As such, the glacial till is considered over - consolidated and exhibits high strength and low compressibility characteristics where undisturbed. These soils have been disturbed through natural weathering processes since that time and therefore in a loose to medium dense condition near the surface. No areas of landslides or landslide debris are mapped on or within the vicinity of the site. An excerpt of the above referenced map is included as Figure 4. Subsurface Explorations On July 3, 2014 GeoResources explored subsurface conditions at the site by monitoring the excavation of five test pits in the proposed development area. The test pits were excavated by a small track mounted machine operated by a licensed contractor. Table 1, below, summarizes the approximate locations, surface elevations, and termination depths of our test pits explorations. The locations of the test pits were selected by GeoResources personnel in the field based on discussions regarding the proposed development, along with site access limitations. A field geologist from our office continuously monitored the excavations, maintained logs of the subsurface conditions encountered, obtained representative soil samples, and observed pertinent site features. Representative soil samples obtained from the test pits were placed in sealed plastic sample bags and taken to a laboratory for further examination and testing as deemed necessary. Each test pit was then backfilled with the excavated soil material. TABLE 1 APPROXIMATE LOCATIONS, ELEVATIONS, AND DEPTHS OF EXPLORATIONS Test Pit/ Boring Number Functional Location Surface Elevation' feet Termination Depth feet Termination {1 Elevation feet TP-1 NW corner of parcel 412 71/z 404 Yz TP-2 W Edge of parcel, centered 412 61/z 4051/z TP-3 SW corner of parcel 412 6 406 TP-4 S edge of parcel, centered 412 71/z 4041/2 TP-5 SE corner of parcel 412 6 406 t Elevation datum: site plan prepared by Beyler Consulting, LLC using the City of Federal Way NGVD29 datum L_ The attached Test pit Logs describe the vertical sequence of soils encountered at each pit location. Where a soil type changed between sample intervals, we estimated the contact depth based measurement from original ground surface. The test pits excavated for this evaluation indicate the subsurface conditions at specific locations only, as actual subsurface conditions can vary across the site. Furthermore, the nature and extent of such variation would not become evident until additional explorations are performed or until construction activities have begun- Based on our experience in the area and extent of prior explorations in the area, it is our opinion that the soils encountered in the test pits are generally representative of the soils at the site. The approximate locations of the test pits are indicated on the attached Site and Exploration Plan as Figure 2. Test pit logs are presented in Figure 6a and 6b. Subsurface Conditions Our test pits and hand explorations encountered relatively uniform subsurface conditions that generally confirmed the mapped stratigraphy. The test pits extended to depths ranging from 6 to 7 Y2 feet below the existing ground surface. . The stratigraphy across the site, as observed in our test pits, generally consisted of 1/z to 1 foot of forest duff and sandy topsoil overlying 1 Y2 to 2 feet of loose to medium dense, silty sand with varying minor amounts of Xu.20thAveSW.GR July 16, 2014 Page 4 gravel. We interpret these surficial soils to be weathered glacial till. The underlying glacial till encountered in the explorations was observed to be in a dense to very dense condition. Based on our experience, the Vashon glacial till material is underlain by advance outwash deposits at depth. The glacial till was observed in all explorations to the full depth explored. The subsurface conditions encountered in each test pit are included below in Table 2. Descriptions of the various soil types encountered across the site are summarized in the following sections. TABLE 2 APPROXIMATE THICKNESSES, DEPTHS, AND ELEVATIONS OF SOIL LAYERS ENCOUNTERED IN EXPLORATIONS Test Pit Thickness of Thickness of Depth to Elevation of /Boring Forest Duff / Weathered Glacial Till Glacial TIII Number Topsoil Glacial till (feet) (feet) (feet) (feet) TP-1 1/2 2 21/2 4091/2 TP-2 1 1 1h 21h 4091/2 TP-3 1 1 1/2 2 4091/2 TP-4 1/2 1 1h 2 4091/2 TP-5 1/2 1 1/2 2 409 1/2 elevation datum: site ptan prepared by Core Design using the Cfty of Federal Way NGV029 datum The soils encountered were visually classified in accordance with the Unified Soil Classification System (USCS) described in Figure 5. The test pit logs are presented in Figures 6a and 6b. Laboratory Testing Geotechnical laboratory tests were performed on select samples retrieved from the test pits to determine soil index and engineering properties encountered. Laboratory testing included visual soil classification per ASTM D: 2488, moisture content determinations per ASTM D: 2216, and grain size analyses. Grain size analyses tests were performed in accordance with the ASTM D:422 standard procedures. The enclosed laboratory testing sheets graphically present our test results, presented in Figures 7 and 8. Cation exchange capacity (CEC) and organic content testing was also performed by Spectra Laboratories to evaluate the treatment ability of the upper 2 feet of the existing subgrade for pervious pavement. Per the 2005 Stormwater Management Manual for Western Washington (SWMMWW) a minimum cation exchange capacity of 5 meq/100g is required. The soils tested had a CEC of 18.7 mEq/100g per SW846 9081 and an organic content of 5.0 percent per ASTM 2974. The results of these tests are presented in Figure 9. Grain Size Analysis Geotechnical laboratory tests were performed on select samples retrieved from the test pits to determine soil index and engineering properties encountered. Laboratory testing included visual soil classification per ASTM D: 2488, moisture content determinations per ASTM D: 2216, and grain size analyses. Grain size analyses tests were performed in accordance with the ASTM D: 422 standard procedures. The results of the laboratory tests are described below in Table 3. The laboratory test results are presented in Figure 7a-b. Xu.20thAveSW.GR July 16, 2014 Page 5 TABLE 3 LABORATORY TEST RESULTS FOR ON -SITE SOILS Gravel Sand Silt/Clay D10 Soil Type Sample Number Content Content Content Ratio ercent percent) (percent) mm Weathered Glacial Till TP-5, 2 20 50 30 - Glacial Till TP-1, 7.5 1 6 52 42 - ND = Not determined Groundwater Conditions No groundwater seepage was observed in the test pits at the time of excavation. However a minor amount of staining was observed in the dense glacial soils. This may be indicative of seasonal perched groundwater. Perched groundwater develops when the vertical infiltration rate of precipitation through a more permeable soil is slowed at depth by a deeper, less permeable soil type. We expect that perched groundwater develops during the wet winter months atop the dense glacial till at the site GEOLOGIC HAZARDS The City of Federal Way Critical Areas Ordinance for Geologically Hazardous Areas (Chapter 19.05.07070, 19.160, and Chapter 15.10) state "geologically hazardous areas shall mean areas that, because of their susceptibility to erosion, landsliding, seismic or other geological events, are not suited to siting commercial, residential or industrial development consistent with public health or safety concerns". The Revised Code of Federal Way is copied in italics, while our comments to the code are immediately following the code. Erosion Hazard Areas per Federal Way Revised Code Chapter 19.05.070.G(1) The City of Federal Way code defines erosion hazard areas as "those areas having a "severe" or "very severe" erosion hazard due to natural agents such as wind, rain, splash, frost action or stream flow." The USDA NRCS maps the soils on the flatter upland area as the Alderwood soils, the Alderwood soils typically have "slight" or "moderate to severe" erosion hazards, depending on slope inclination. The soils along the more steeply sloping southern and western margin of the site are mapped as the Alderwood-Kitsap formation which have a "servere" erosion hazard. Based on the mapping, the site does not meet the technical definition of an Erosion Hazard area per the City code. Landslide Hazard Areas per Federal Way Revised Code Chapter 19.05.070.G(2) The Federal Way City Code defines landslide hazard areas as "those areas potentially subject to episodic downslope movement of a mass of soil or rock including but not limited to the following areas: a. Any area with a combination of 1. Slopes greater than 15 percent; 2. Permeable sediment overlying a relatively impermeable sediment or bedrock; 3. Springs or groundwater seeps. b. Any area which has shown movement during the Holocene epoch, from 10,000 years ago to the present, or which is underlain by mass wastage debris of that epoch. Xu.20thAveSW.GR July 16, 2014 Page 6 c. Areas potentially unstable as a result of rapid stream incision, stream bank erosion, and undercutting by wave action. d. Areas located in a canyon or on an active alluvial fan, presently or potentially subject to inundation by debris flows or catastrophic flooding. e. Areas that have a "severe" limitation for building site development because of slope conditions, according to the USDA SCS. f. Those areas mapped as Class U (Unstable), Uos (Unstable old slides), and Urs (unstable recent slides) by the Department of Ecology. g. Slopes having a gradient steeper than 80 percent subject to rock fall during seismic shaking" From the above listed indicators we offer the following comments. There are no slopes on the parcel steeper than 15 percent and no areas are listed as having "severe" limitations for building site development according to USDA SCS. No evidence of recent or Holocene epoch movement, published geologic map indicate areas of landslide or mass wasting was noted on the subject property at the time of our site visit. No area of alluvial fans was noted or was observed on or within the vicinity of the subject site. Seismic Hazards per Federal Way Revised Code Chapter 19.05.070.G(3) The City of Federal Way Municipal Code defines seismic hazard areas as "those areas subject to severe risk of earthquake damage as a result of seismically induced ground shaking, slope failure, settlement or soil liquefaction, or surface faulting. These conditions occur in areas underlain by cohesionless soils of low density usually in association with a shallow groundwater table." According the City of Federal Way Municipal Code, the proposed single family residence will be required to be designed and constructed in accordance with the International Building Code (IBC) 2012. Characterization of soil profile type is required to determine the site class definition. Based on the inferred Standard Penetration Test (SPT) values as a result of our test pit explorations and subsequent laboratory testing, it is our opinion that the project site could be adequately classified as a Site Class C. Steep Slope Hazard per Federal Way Revised Code Chapter 19.05.070.G(4) The Federal Way City Code defines steep slope hazard areas as "those areas with a slope of 40 percent or greater and with a vertical relief of 10 or more feet, a vertical rise of 10 feet or more for every 25 feet of horizontal distance. A slope is delineated by established its toe and top and measured by averaging the inclination over at least 10 feet of vertical relief." As shown on the site and exploration plan, based on the topographic survey prepared by Beyler Consulting, LLC there are no slope areas greater than 40 percent or with a vertical relief of 10 or more feet. BuffersfSetbacks per Federal Way RCC 19.05.160 The Federal Way building code requires a 25-foot setback from geologically hazardous areas. No areas of the parcel meet the criteria as a geologically hazardous area and therefore no prescriptive buffers should be applied. CONCLUSIONS Based on our site observations, data review, subsurface explorations and our engineering analyses, it is our opinion that the proposed residential development is feasible from a geotechnical standpoint, provided the recommendations included herein are incorporated into the project plans. Xu.20thAveSW .GR July 16, 2014 Page 7 The new residence and other ancillary structures may be supported on conventional shallow foundations bearing on competent native soils or on structural fill placed above these native soils. The native soils at the site contain a variable percentage of fines (silt and clay -size particles), which makes them potentially moisture sensitive. These soils may become difficult to compact as structural fill in wet weather conditions. We therefore recommend that the earthwork portion of the project be completed during the drier weather conditions. Conventional stormwater infiltration on the site does not appear feasible in the native glacial till soils. However, an appropriately designed pervious pavement will function adequately. Geotechnical recommendations and design criteria area provided below. Site Preparation and Grading All structural areas on the site to be graded should be stripped of vegetation, organic surface soils, and other deleterious materials including existing structures, foundations or abandoned utility lines. Clearing should be limited to the area within the geologically hazardous areas limits identified on the Site and Exploration Plan, Figure 2. Organic topsoil is not suitable for use as structural fill, but may be used for limited depths in non-structural areas. Stripping depths ranging from 4 to 12 inches should be expected to remove these unsuitable soils. Areas of thicker topsoil or organic debris may be encountered in areas of heavy vegetation or depressions. Where placement of fill material is required, the stripped/exposed subgrade areas should be compacted to a firm and unyielding surface prior to placement of fill material. Excavations for debris removal should be backfilled with structural fill compacted to the densities described in the "Structural Fill" section of this report. We recommend that a member of our staff verify the exposed subgrade conditions after excavations are completed and prior to placement of structural fill or new foundations. The exposed subgrade soil should be proof -rolled and compacted to a firm and unyielding condition. We recommend that trees be removed by overturning in fill areas so that a majority of the roots are removed. Excavations for tree stump removal should be backfilled with structural fill compacted to the densities described in the "Structural Fill" section of this report. Soft, loose or otherwise unsuitable areas delineated during proof -rolling or probing should be recompacted, if practical, or over -excavated and replaced with structural fill. The depth and extent of overexcavation should be evaluated by our field representative at the time of construction. The areas of fill should be evaluated during grading operations to determine if they need mitigation; recompaction or removal. Structural Fill All material placed as fill associated with mass grading, as utility trench backfill, under building areas, or under roadways should be placed as structural fill. The structural fill should be placed in horizontal lifts of appropriate thickness to allow adequate and uniform compaction of each lift. Fill should be compacted to at least 95 percent of MDR (maximum dry density as determined in accordance with ASTM D-1557). The appropriate lift thickness will depend on the fill characteristics and compaction equipment used. We recommend that the appropriate lift thickness be evaluated by our field representative during construction. We recommend that our representative be present during site grading activities to observe the work and perform field density tests. The suitability of material for use as structural fill will depend on the gradation and moisture content of the soil. As the amount of fines (material passing a US No. 200 sieve) increases, soil becomes increasingly sensitive to small changes in moisture content and adequate compaction becomes more difficult to achieve. During wet weather, we recommend Xu.20thAveSW.GR July 16, 2014 Page 8 use of well -graded sand and gravel with less than 5 percent (by weight) passing the US No. 200 sieve based on that fraction passing the 3/4-inch sieve, such as Gravel Backfrll for Walls (WSDOT 9-03.12(2)). If prolonged dry weather prevails during the earthwork and foundation installation phase of construction, higher fines content (up to 10 to 12 percent) may be acceptable. Material placed for structural fill should be free of debris, organic matter, trash and cobbles greater than 6-inches in diameter. The moisture content of the fill material should be adjusted as necessary for proper compaction. Suitability of On -Site Materials as Fill During dry weather construction, non -organic on -site soil may be considered for use as structural fill; provided it meets the criteria described above in the "Structural Fill' section and can be compacted as recommended. If the soil material is over -optimum in moisture content when excavated, it will be necessary to aerate or dry the soil prior to placement as structural fill. We generally did not observe the site soils to be excessively moist at the time of our subsurface exploration program. The native weathered and glacial till soils in the site generally consist of silt with gravelly sand. These soils are generally comparable to "common borrow" material and will be suitable for use as structural fill provided the moisture content is maintained within 2 percent of the optimum moisture level. However, the high fines content makes these soils moisture sensitive. These soils will be difficult to adequately compact during extended periods of wet weather or where seepage occurs. We recommend that completed graded -areas be restricted from traffic or protected prior to wet weather conditions. The graded areas may be protected by paving, placing asphalt -treated base, a layer of free -draining material such as pit run sand and gravel or clean crushed rock material containing less than 5 percent fines, or some combination of the above. In the Puget Sound area, wet weather generally begins about mid -October and continues through about May, although rainy periods could occur at any time of year. If possible, earthwork should be accomplished during the dry weather months of June through September. Most of the soil at the site likely contains sufficient fines to produce an unstable mixture when wet. Such soil is highly susceptible to changes in water content and tends to become unstable and difficult or impossible to proof -roll and compact if the moisture content significantly exceeds the optimum. In addition, during wet weather months, the groundwater levels could increase, resulting in seepage into site excavations. Performing earthwork during dry weather would reduce these problems and costs associated with rainwater, construction traffic, and handling of wet soil. We recommend that requirements for wet weather/wet construction for the earthwork portion of the project be incorporated into your contract specifications. Temporary Excavations All job site safety issues and precautions are the responsibility of the contractor providing services/work. The following cut/fill slope guidelines are provided for planning purposes only. Temporary cut slopes will likely be necessary during grading operations or utility installation. All excavations at the site associated with confined spaces, such as utility trenches and retaining walls, must be completed in accordance with local, state, or federal requirements. Based on current Washington Industrial Safety and Health Act (WISHA, WAC 296-155-66401) regulations, the shallow upper weathered soils on the site would be classified as Type C soils, where as the deeper, sandy, dense soils would be classified as Type B soils. According to WISHA, for temporary excavations of less than 20 feet in depth, the side slopes in Type B soils should be laid back at a slope inclination of 1 HA V, and Type C soils Xu.20thAveSW.GR July 16, 2014 Page 9 should be laid back at a slope inclination of 1.5H:1 V or flatter from the toe to top of the slope. It should be recognized that slopes of this nature do ravel and require occasional maintenance. All exposed slope faces should be covered with a durable reinforced plastic membrane, jute matting, or other erosion control mats during construction to prevent slope raveling and rutting during periods of precipitation. These guidelines assume that all surface loads are kept at a minimum distance of at least one half the depth of the cut away from the top of the slope and that significant seepage is not present on the slope face. Flatter cut slopes will be necessary where significant raveling or seepage occurs, or if construction materials will be stockpiled along the top of the slope. Where it is not feasible to slope the site soils back at these inclinations, a retaining structure should be considered. Where retaining structures are greater than 4-feet in height (bottom of footing to top of structure) or have slopes of greater than 15 percent above them, they should be engineered per Washington Administrative Code (WAC 51-16-080 item 5). This information is provided solely for the benefit of the owner and other design consultants, and should not be construed to imply that GeoResources assumes responsibility for job site safety. It is understood that job site safety is the sole responsibility of the project contractor. Foundation Support Based on the subsurface soil conditions encountered across the site, we recommend that spread footings for the new residences be founded on medium dense to dense native soils or on appropriately prepared structural fill that extends to suitable native soils. The soil at the base of the footing excavations should be disturbed as little as possible. All loose, soft or unsuitable material should be removed or recompacted, as appropriate. A representative from our firm should observe the foundation excavations to determine if suitable bearing surfaces have been prepared, particularly in the areas where the foundation will be situated on fill material. We recommend a minimum width of 24 inches for isolated footings, at least 12 inches for single story and 16 inches for two story continuous wall footings. All footing elements should be embedded at least 18 inches below grade for frost protection. Footings founded as described above can be designed using an allowable soil bearing capacity of 2,500 psf (pounds per square foot) for combined dead and long-term live loads. The weight of the footing and overlying backfill may be neglected. The allowable bearing value may be increased by one-third for transient loads such as those induced by seismic events or wind loads. Lateral loads may be resisted by friction on the base of footings and floor slabs and as passive pressure on the sides of footings. We recommend that an allowable coefficient of friction of 0.35 be used to calculate friction between the concrete and the underlying soil. Passive pressure may be determined using an allowable equivalent fluid density of 300 pcf (pounds per cubic foot). Passive resistance from soil should be ignored in the upper 1 foot. A factor of safety of 1.5 has been applied to these values. We estimate that settlements of footings designed and constructed as recommended will be less than 1/2 inch per 50 feet, for the anticipated load conditions, with differential settlements between comparably loaded footings of 1/2 inch or less. Most of the settlements should occur essentially as loads are being applied. However, disturbance of the foundation subgrade during construction could result in larger settlements than predicted. We recommend that all foundations be provided with footing drains. Floor Slab Support Slab -on -grade floors, where constructed, should be supported on the medium dense native soils or on structural fill prepared as described above. Areas of old fill material should Xu.20thAveSW .GR July 16, 2014 Page 10 be evaluated during grading activity for suitability of structural support. Areas of significant organic debris should be removed. We recommend that floor slabs be directly underlain by a minimum 4-inch thick pea gravel or washed 5/8 inch crushed rock. This layer should be placed and compacted to an unyielding condition and should contain less than 2 percent fines. A synthetic vapor retarder is recommended to control moisture migration through the slabs. This is of particular importance where the foundation elements are underlain by the silty till or lake sediments, or where moisture migration through the slab is an issue, such as where adhesives are used to anchor carpet or tile to the slab. A subgrade modulus of 400 kcf (kips per cubic foot) may be used for floor slab design. We estimate that settlement of the floor slabs designed and constructed as recommended, will be 1/2 inch or less over a span of 50 feet. Utilities We expect that underground utilities, such as sanitary sewer, storm, and water will consist of a series of pipes, vaults, manholes, and catch basins. The utility excavations should be performed in accordance with appropriate governmental guidelines. Utility pipes should be bedded and backfilled in accordance with American Public Works Association (APWA) specifications. We anticipate that the on -site, non -organic soils will be suitable for use as structural backfill. If import soil is used as utility trench backfill, it should consist of a material meeting the wet weather fill recommendations provided in the "Structural Fill" section of this report. We recommend that utility backfill soils be compacted according to the recommendations provided in the "Structural Fill" section of this report. Controlled -density fill (CDF) is most often suitable for use as backfill in any weather condition and could be used as a convenient, but more expensive, alternative to granular backfill soil.CDF backfill does not require compaction but should have a minimum compressive strength of 250 psi commensurate with the application. Pavement Subgrades Pavement subgrade areas should be prepared as previously described in the "Site Preparation" section of this report unless pervious pavement is utilized. The prepared subgrade should be evaluated by proof -rolling with a fully -loaded dump truck or equivalent paint load equipment. Soft, loose or wet areas that are disclosed should be recompacted or removed, as appropriate. Over -excavated areas should be backfilled with compacted structural fill and sub -base material. The upper 2 feet of roadway subgrade should have a density of at least 95 percent of the MDD (ASTM D-1577). In areas where the subgrade soils have a high percentage of fines, such as the onsite glacial till soils, the top 9-10 inches of the pavement section should consist of non -frost susceptible materials (HMA or less than 7% fines). Where pervious pavement is to be utilized the subgrade should not be compacted as described above, but simply rolled into place. A non -woven separation geotextile should be placed below the storage rock to prevent the migration of fines. We can provide a pavement thickness based on the expected traffic counts and loads. The subgrade storage layer is determine by the civil engineer. Erosion Control Weathering, erosion and the resulting surficial sloughing and shallow land sliding are natural processes that affect steep slope areas. As noted, no evidence of surficial raveling or sloughing was observed at the site. To manage and reduce the potential for these natural processes, we recommend grading... Xu.20thAveSW .GR July 16, 2014 Page 11 Erosion protection measures will need to be in place prior to the start of grading activity on the site. Erosion hazards can be mitigated by applying Best management Practices (BMP's) outlined in the Washington State Department of Ecology's (DOE) Stormwater Management Manual for Western Washington and the City of Federal Way's stormwater requirements (which uses the 2009 King County Surface Water Design Manual). Site Drainage All ground surfaces, pavements and sidewalks at the site should be sloped away from structures to the extent possible. The site should also be carefully graded to ensure positive drainage away from all structures and property lines. Surface water runoff from the roof area, driveways, perimeter footing drains, and wall drains, should be collected, tightlined, and conveyed to an appropriate discharge point. Alternatively, the stormwater runoff collected at the site can be directed to the stormwater system adjacent to the roadway. We recommend that footing drains are installed for the residence in accordance with IBC 1807.4.2, and basement walls (if utilized) have a wall drain as describe above, effectively the full height of the wall. The roof drain should not be connected to the footing drains. Stormwater Infiltration Based on our site observations, subsurface explorations and laboratory analysis; the shallow weathered soils at the site have the ability to infiltrate a limited amount of stormwater, provided the design is appropriate. Roof water should be mitigated using dispersion, connection to an existing storm system (roadway) or other alternative, as appropriate. Rain gardens are a suitable alternative. The glacial till soils at depth are very dense and infiltrate very slowly. These soils may be suitable to support porous pavement with an estimated long term infiltration rate of 0.25 inches per hour. The overlying 24 to 30 inches of weathered soils should provide adequate treatment capacity based on the cation and organic content test results. An overflow system should be included in the storage rock to prevent excess stormwater from flowing up and out of the pavement. Suspended solids could clog the underlying soil and reduce the infiltration rate of the pervious pavement. To reduce potential clogging of the pervious pavement, the pavement should not be connected to the stormwater runoff system until after construction is complete and the site area is landscaped, paved or otherwise protected. Temporary systems may be utilized through construction. After construction is complete we recommend the porous pavement be cleaned once per year using a vacuum sweeper. Construction Observation We recommend that GeoResources, LLC be retained to observe the geotechnical aspects of construction, particularly shoring (if necessary), foundations, retaining walls, fill placement and compaction, and drainage systems. These observations will allow us to verify the subsurface conditions as they are exposed during construction and to determine that work is accomplished in accordance with our recommendations. If conditions encountered during construction differ from those anticipated, we can provide recommendations for the conditions actually encountered. Our goal is to provide an appropriate amount of monitoring during earthwork activities to verify the soil conditions, make changes as appropriate, and provide you with a economic but adequately designed and constructed project. Xu.20thAveSW.GR July 16, 2014 Page 12 LIMITATIONS We have prepared this report for Mrs. Sophia Xu, Beyler Consulting, LLC and other members of the design team for use in evaluating a portion of this project. The data used in preparing this report and this report should be provided to prospective contractors. Our report analyses, conclusions and interpretations are based on data from others, our subsurface explorations and limited site reconnaissance, and should not be construed as a warranty of the subsurface conditions. Variations in subsurface conditions are possible between the explorations and may also occur with time. A contingency for unanticipated conditions should be included in the budget and schedule. Sufficient monitoring, testing and consultation should be provided by our firm during construction to confirm that the conditions encountered are consistent with those indicated by the explorations, to provide recommendations for design changes should the conditions revealed during the work differ from those anticipated, and to evaluate whether earthwork and foundation installation activities comply with contract plans and specifications. The scope of our services does not include services related to environmental evaluations or construction safety precautions. Our recommendations are not intended to direct the contractor's methods, techniques, sequences or procedures, except as specifically described in our report. If there are changes in the loads, grades, locations, configurations or type of facilities to be constructed, the conclusions and recommendations presented in this report may not be fully applicable. If such changes are made or site conditions change, we should be given the opportunity to review our recommendations and provide written modifications or verifications, as appropriate. We have appreciated working for you on this project. Please do not hesitate to call at your earliest convenience if you have questions or comments. Respectfully submitted, GeoResources, LLC Brad P Biggerstaff, LEG Principal ii 7 7'3 0 BPB:DCB/bpb Doc ID: Xu.20lhAveSW.GR Attachments,. Figure 1: V16nily Map Figure 2: Site Plan Figure 3: SCS Soil Survey Figure 4: USGS Geology Map Figure 5: Soil Classification System Figure 6a•b: Test Pit Logs Figure 7a•b: Grain Size Analysis Figure 8: Cation Exchange Analysis Dana C. Biggerstaff, PE Senior Geotechnical Engineer Dg W x a)VAL Approximate Site Location (Map created from Pierce County Public GIS http://matterhorn3.co.pierce.wa.us/publicgisn GeoResources, LLC 5007 Pacific Highway East, Suite 16 Fife, Washington 98424 Phone: 253-896-1011 Fax: 253-896-2633 Not to Scale Site Vicinity Map Proposed Short Plat 1909 SW 356th Street Federal Way, Washington DocID: Xu.20thAveSW July 2014 ` Figure 1 j I j Approximate Site Location (Site plan provided by Beyler Consulting, LLC dated May 14, 2014) GeoResources, LLC 5007 Pacific Highway East, Suite 16 Fife, Washington 98424 Phone: 253-896-1011 Fax: 253-896-2633 Not to Scale Site & Exploration Plan Proposed Short Plat 1909 SW 356th Street Federal Way, Washington DocID: Xu.20thAveSW July 2014 Figure 2 Approximate Site Location (map created from the USDA Natural Resource Conservation Service Web Soil Survey) Hydrologic Soil Soil Name Parent Material Slopes Erosion Hazard Soils Group T ype AgB Alderwood gravelly sandy Glacial till 0 to 6 Slight B loam AgC Alderwood gravel l y sandy loam Glacial till 6 to 15 Moderate B GeoResources, LLC 5007 Pacific Highway East, Suite 16 Fife, Washington 98424 Phone: 253-896-1011 Fax: 253-896-2633 Not to Scale NRCS SCS Soils Map Proposed Short Plat 1909 SW 356th Street Federal Way, Washington DoclD: Xu.20thAveSW I July 2014 1 Figure 3 Approximate Site Location (An excerpt from the Geologic Map of the Poverty Bay 7.5-minute Quadrangle, Washington, Booth, D.B., Waldron, H.H., and Troost, K.G., 2003) - Recessional outwash deposits/Ice contact deposits outs - Glacial till Qua - Advance outwash deposits GeoResources, LLC 5007 Pacific Highway East, Suite 16 Fife, Washington 98424 Phone: 253-896-1011 Fax: 253-896-2633 USGS Geologic Map Proposed Short Plat 1909 SW 356th Street Federal Way, Washington DocID: Xu.20thAveSW -L-July 2014 Not to Scale 1 Figure 4 SOIL CLASSIFICATION SYSTEM MAJOR DIVISIONS GROUP GROUP NAME SYMBOL GRAVEL CLEAN GW WELL -GRADED GRAVEL, FINE TO COARSE GRAVEL GRAVEL COARSE GP POORLY -GRADED GRAVEL GRAINED More than 50% SOILS Of Coarse Fraction Retained on No. 4 Sieve GRAVEL WITH FINES GM SILTY GRAVEL GC CLAYEY GRAVEL More than 50% SAND CLEAN SAND SW WELL -GRADED SAND, FINE TO COARSE SAND SP POORLY -GRADED SAND Retained on No. 200 Sieve More than 50°k Of Coarse Fraction SAND SM SILTY SAND Passes WITH FINES No. 4 Sieve SC CLAYEY SAND SILT AND CLAY INORGANIC ML SILT CL CLAY FINE GRAINED ORGANIC OL ORGANIC SILT, ORGANIC CLAY SOILS Liquid Limit Less than 50 SILT AND CLAY INORGANIC MH SILT OF HIGH PLASTICITY, ELASTIC SILT More than 50% Passes CH CLAY OF HIGH PLASTICITY, FAT CLAY No. 200 Sieve Liquid Limit 50 or more ORGANIC OH ORGANIC CLAY, ORGANIC SILT HIGHLY ORGANIC SOILS PT PEAT NOTES: 1. Field classification is based on visual examination of soil In general accordance with ASTM D2488-90. 2. Soil classification using laboratory tests is based on ASTM D2487-90. 3. Description of soil density or consistency are based on Interpretation of blow count data, visual appearance of soils, and or test data. GeoResources, LLC 5007 Pacific Highway East, Suite 16 Fife, Washington 98424 Phone: 253-896-1011 Fax: 253-896-2633 SOIL MOISTURE MODIFIERS: Dry- Absence of moisture, dry to the touch Moist- Damp, but no visible water Wet- Visible free water or saturated, usually soil is obtained from below water table Test Pit TP01 Location: NW corner of parcel Approximate Elevation: 412 feet Depth feet Soil Type Soil Description 0.0 - 0.5 - Light brown topsoil with fibrous root mat 0.5 - 2.5 SM Brown silty fine to medium SAND with some gravel (loose, moist) (weathered till horizon) 2.5 7.5 SM-GM Gray with minor orange staining silty fine to medium SAND with gravel (dense, moist) (glacial till) Terminated at 7.5 feet below ground surface. No caving observed. No groundwater seepage or mottling observed. Test Pit TP02 Location: W edge of parcel, centered Approximate Elevation: 412 feet Depth feet Soil Type Soil Description 0.0 - 1.0 - Light brown topsoil with fibrous root mat 1.0 - 2.5 SM Brown silty fine to medium SAND with some gravel (loose, moist) (weathered till horizon) 2.5 - 6.5 SM-GM Gray with minor orange staining silty fine to medium SAND with gravel to cobbles (dense, moist) (glacial till) Terminated at 6.5 feet below ground surface. No caving observed. No groundwater seepage or mottling observed. Test Pit TP03 Location: SW Corner of site Approximate Elevation: 412 feet Depth feet Soil Type Soil Description 0.0 - 1.0 Light brown topsoil with fibrous root mat 1.0 - 2.5 SM Brown silty fine to medium SAND with some gravel (loose, moist) (weathered till horizon) 2.5 - 6.0 SM-GM Gray with minor orange staining silty fine to medium SAND with fine gravel (dense, moist) (glacial till) Terminated at 6.0 feet below ground surface. No caving observed. No groundwater seepage or mottling observed. Logged by: S.T. Mattos GeoResources, LLC 5007 Pacific Highway East, Suite 16 Fife, Washington 98424 Phone: 253-896-1011 Fax: 253-896-2633 Excavated on: July 3, 2014 Test Pit Logs Proposed Short Plat 1909 SW 35e Street Federal Way, Washington DocID: Xu.20thAveSW I July 2014 1 Figure 6a Test Pit TP04 Location: S edge of parcel, centered Approximate Elevation: 412 feet Depth feet) Soil Type Soil Description 0.0 - 0.5 - Light brown topsoil with fibrous root mat 0.5 - 2.0 SM Brown silty fine to medium SAND with some gravel (loose, moist) (weathered till horizon) 2.0 - 7.5 SM-GM Gray with minor orange staining silty fine to medium SAND with fine gravel (dense, moist) (glacial till) Terminated at 7.5 feet below ground surface. No caving observed. No groundwater seepage or mottling observed. Test Pit TP05 Location: SE Corner of parcel Approximate Elevation: 412 feet Depth (feet) Soil Type Soil Description 0.0 0.5 - Light brown topsoil with fibrous root mat 0.5 2.0 SM Dark brown to black silty SAND, numerous organics, wood debris (fill) 2.0 6.0 SM-GM Gray with minor orange staining silty fine to medium SAND with fine gravel (dense, moist) (glacial till) Terminated at 7.5 feet below ground surface. No caving observed. No groundwater seepage or mottling observed. Logged by: S.T. Mattos Excavated on: July 3, 2014 GeoResources, LLC Test Pit Logs 5007 Pacific Highway East, Suite 16 Proposed Short Plat 1909 SW 3661h Street Fife, Washington 98424 Phone: 253-896-1011 Federal Way, Wasttirl tvn Fax: 253-896-2633 Dodo: xu.20thAvesw July 2014 Figure 6b I SPECTRA Laboratories 2221 Ross Way a Tacoma, WA 98421 ■ (253) 2724850 a Fax (253) 572-9838 • www.spectra-lab.com 07/28/2014 Geo Resources, LLC 5007 Pacific Hwy. E Suite 16 Fife, WA 98424 Analyte Organic Matter Cation Exchange Capacity SPECTRA LABORATORIES Steve Hibbs, Laboratory Manager a6/ecj Project: Xu 20th Ave SW Client ID: TP 1 @ 25' Sample Matrix: Solid Date Sampled: 07/03/2014 Date Received: 07/14/2014 Spectra Project: 2014070311 Spectra Number: 1 Result Units Method 3.0 wt. % Dry ASTM D-2974-13 18.7 Na, mEq/ 100g SW846 9081 Page 1 of 9 O 0 w N m W -P, w N —+ w U) n c o wm - D 0) c 0 I2 x n W m `8 CD cl)z < (6 X .5m „ O CD m z W o R rrnn n m C m m r m rn o z m o { m FL Z c co o a9 9 C �- v c N p� 9 N �p C li N n� P m n w 1 EL s j. m m v z a m m 0 g CD I C R 2 > OQ X r 0a z -u -Zi ° z 2 rrr m n 0 -� n r.m ED m 0 D o � • ' no �a D X m m v D -pro M m mom a r= � 0 X NUMBER OF CONTAINERS NWTPH-HCID STEX STEX/NWTPH-0 NWTPH-G NWTPH-Dx 1664 SGT-HEM (fPH) 1664 HEM (FOG) 8260/624 VOA 8260 CHLOR SOLVENTS 8270-625 SEMI VOA 8270 PAH/PNA 8082/608 PCB TOTAL METALS RCRA 8 TOTAL METALS (SPECIFY) TCLP METALS RCRA 8 TCLP METALS (SPECIFY) PH 9040/9045 TX/TOX/EOX TURBIDITY FLASH POINT BOD SOLIDS (SPECIFY) I � N N w .b o e �a n o � ,rn w �' O 000 O N � 00 Ci rn a N (� Z � v � S � v m C TOM m x 0 cn Z C 4 O z O Tested By: _Timothy Berastrom Checked By: Brad Bi erstaff Tested By: Timothy Bergstrom ___ Checked By: Dana Biggers 'f APPENDIX E — CSWPPP (CSWPPP will be provided during Final Engineering) ` I Page 22 Xu Short Plat BEYLER H I S3NRaA •I �; PROJEcr srr VICINITY MAP MrS CALL 48 HRS BEFORE YOU DIG 1-800-424-5555 CITY PUBLIC WORKS DEPARTMENT PRECONSTRUCTON/INSPECTION NOTIFICATION 253-835-2700 1. LOTS 4 AND 5 OF THE PROPOSED SHORT PLAT ARE TO INSTALL AUTOMATIC FIRE SPRINKLER SYSTEMS 2, EACH LOT SHALL BE REQUIRED TO PLANT OR RETAIN AT A MINIMUM OF THE FOLLOWING TREE UNITS PER LOT: LOT 1 (0.230 AC) 6 TREE UNITS LOT (0.231 AC) 6 TREE UN175 LOT (0,232 AC) 6 TREE UNITS LOT 4 (0,234 AC) 6 TREE UNITS LOTS (0.241 AC) 6 TREE UNITS 3. THE PORTION OF LANDSCAPING BUFFER STRIP LOCATED OVER THE STORMWATER FACILITY TRACT 'A' SHALL BE EQUALLY OWNED AND MAINTAINED, EQUALLY BY THE OWNERS OF THE XU SHORT PLAT. 4. APPROVALS ARE REQUIRED BY THE DIRECTOR OF COMMUNITY DEVELOPMENT IN ORDER TO REMOVE OR MODIFY VEGETATION FROM THE LANDSCAPE STRIP IN TRACT'A'. S. THE PRIVATE ROAD AND UTILITY EASEMENT SHALL BE THE RESPONSIBILITY, EQUALLY OWNED, AND MAINTAINED BY THE OWNERS OF LOTS 4 AND 5 OF THE XU SHORT PLAT. 6, THERE SHALL BE NO DIRECT VEHICULAR ACCESS TO LOT 3 FROM THE PRIVATE ACCESS ROAD WITHOUT PRIOR WRITTEN APPROVAL FROM THE CITY OF FEDERAL WAY PUBLIC WORKS DEPARTMENT. 7. FINAL MAILBOX LOCATIONS HAVE YET TO BE DETERMINED AND/OR APPROVED BY THE FEDERAL WAY POST MASTER, FINAL MAILBOX LOCATION APPROVAL SHALL BE OBTAINED PRIOR TO CONSTRUCTION. 8. ALL LOTS MUST BE PROVIDED WITH MAILING ADDRESSES BY THE BUILDING OFFICIAL, THAT PORTION OF GOVERNMENT LOT 2, SECTION 25, TOWNSHIP 21 NORTH, RANGE 3 EAST. W. M., IN KING COUNTY, WASHINGTON, DESCRIBED AS FOLLOWS: BEGINNING AT A POINT 200 FEET SOUTH AND 330 FEET EAST OF THE NORTHWEST CORNER OF GOVERNMENT LOT 2; THENCE SOUTH 180 FEET,' THENCE EAST 330 FEET TO THE WEST LINE OF THE PLAT OF HAMPSTEAD GREEN -VISION 2, RECORDED IN VOLUME 159 OF PLATS, PAGES 51 AND 52; THENCE, ALONG SAID WEST LINE, NORTH 125 FEET,' THENCE WEST 165 FEET TO THE WEST LINE OF THE EAST 825 FEET OF SAID GOVERNMENT LOT 2; THENCE NORTH 55 FEET,' THENCE WEST 165 FEET TO THE POINT OF BEGINNING; EXCEPT THE WEST 30 FEET THEREOF FOR ROAD; TOGETHER WITH THAT PORTION OF GOVERNMENT LOT 2, SECTION 25, TOWNSHIP 21 NORTH, RANGE 3 EAST, W. M., IN KING COUNTY WASHINGTON, DESCRIBED AS FOLLOWS: BEGINNING AT A POINT LYING 30 FEET SOUTH AND 330 FEET EAST OF THE NORTHWEST CORNER OF SAID GOVERNMENT LOT 2, THENCE SOUTH 170 FEET,' THENCE EAST 165 FEET TO THE WEST LINE OF THE EAST 825 FEET OF SAID GOVERNMENT LOT 2; THENCE, ALONG SAID WEST LINE, NORTH 170 FEET; THENCE WEST 165 FEET TO THE POINT OF BEGINNING; EXCEPT THE WEST 30 FEET OF ROAD; AND EXCEPT THAT PORTION THEREOF CONVEYED TO THE CITY OF FEDERAL WAY FOR S,W. 356TH STREET BY DEED RECORDED UNDER RECORDING NO. 9112061614. DESCRIPTION ABOVE BASED UPON CHICAGO TITLE INSURANCE COMPANY SUBDIVISION GUARANTEE NO, 0014432-06 REVISION SECOND GUARANTEE DATED FEBRUARY 11, 2016 AT B:OOAM, A PORTION OF THE NE 114 OF SECTION 25, TOWNSHIP 21 N., RANGE 03 E., W.M. XU SHORT PLAT ENGINEERING PLANSET PARCEL NO. 2521039004 I / I / IIST,\\'E]I EatY I .UC(lOV \SSOCI.\TLS 1W f11' WT11 XL 20105\t'IifiTkI ST %O\l\G: Ra; 2 a 252101-VOIR C. to TE Aa1 al u= RP ROW 9q .", /lrE F ARmAlvice.rcM,11sIB I - - PX SLPRC AMO A�,Iwl� v �•� - TO BE ABANDONED AND REMOVED PER MG COUNTY HEALTH DEPARTMENTSiANDAROS l y I.IE11.11 , iuln:..ola E,meLnlF _ pi i NEW 2' NDPE SEWER PRESSURE"E SERVING LOTS I-3 U) 1 I Wo I I Q I = a EREE]611 13 a -3 R6 2101— EX2'SEWER PRESSUREMNN J_ I 10' TVPf ITf LVJDSCAPE BUFFER TO BE PLANTED 1' RfGW OF WAY DEDICATION ' Ism Sq'JiTII PL I IdY SIY.iSiT1I PL r T.O\I\G Ril? ii1l; lAl. 9R1`_ I � •tlXA:itrllrt V�rX�n;;L110 3 SW 356TH STREET (PUBuc ABw) -tW BE REMOVED) r1F( j TRA[LA iu aFrwmwmiIv I 11I� - •,[ 9,973,09 SF ��;{ [NE�TaRI r neays[v 1 rpA R]prRETUAV1iG .Yi ) ) Til>IEpUFil[UC'�M GF BRIC7, �. -- 1 RaL:Aprr, rrJr,Laleo me.oArnAMo - I � OtlACIIfrE rO 00}RL9REFi TFR MOFDEN FIFCIrR�amAe3l SITE DEVELOPMENT rNr'E ENTIRE EXSTRUCNRES ` AIID{Mp (TOBEREMOVED) HYDRAM Y I \ V I � —J ;el LOT LOTS �'j I IWIS„'JJLTi SI 1 ZONING: RSV 6 I 11 �r � �'NRAtl15 ,Li �� —`1 Y Ll�/ F Ja6m STII \f Es\v I \ BUILDING I SETVBACACK uNE G l 1 FYi4CJ1 tlMPw" = 10' UTUTY 18,041675 U*. C EASEMENT � \ PRESSURE a (T*P7 I VALVE BON (TYP) LOT 4 18...:27a73SF I / LOTS ' V f I J,jk, 'I.W, 17 11YFrf'R uD IIa2 SF �Fw� i i s�u:l�s,l ..e><,e 1 �ce � w�rwa.y I � X 10,483.025E �) _� \ I ii 111 1 -FASfMEifr ar I� I a t — `-- — ---- ~ 11•P+AREO ACOFSSi ANO IT, (NOTE: THERE IOlS RANGY (NOTE: THERE SHALL BE NO F LOT 3 VEHfC E PI ACCESS TO LOT I S ROAD E IM UT ACCESS ROAD WITHOUT PRIOR INUTTENAAMOVAROM WAY (TILE CITYOF FEDERAL WAY PUBLIC +\l' Ji;oa ZOTII , I: i• ~ - - i � � I I JI XOQf5 DBG4�RNH17 AO.,\�.•10.:.apK6 I 11! 1 i 1��L�II✓� rl"aa _ \ JGJDI IaTR At Es\\ f / �I _ ZO\TG RSV6 ��y / PERVIOUS / ASPHALT (5,836 SF) \'EL I WI JSJOI 11 . R li all' %O\"I\G: RS96 • +:2101-VON RATES Jsw lanl.lr estc - ZO\I\GjR546 i0'S61-0D:0 �l 30 15 0 30 60 SCALE 1" = 30' SHEET Cl 0 COVER SHEET/ SITE PLAN SHEET C2. 0 E)aSTTNG SITE CONDITIONS SHEET CAO SURVEY CONTROL MAP SHEET C4,0 T.ESC. PLAN SHEET C50 T.ESC, NOTES & DETAILS SHEET C6 0 STORMWATER & GRADING PLAN SHEET CA 20TH AVE PLAN & PROFILE SHEET C& 0 STORM POND PLAN & PROFILE SHEET C9, 0 PERVIOUS PAVEMENT NOTES & DETAILS SHEET C10.0 ROAD NOTES & DETAILS SHEET C11.0 ROAD NOTES & DETAILS SHEET C1Z 0 ROAD NOTES & DETAILS SHEET Cla O STORM NOTES & DETAILS SHEET C14 0 STORM NOTES & DETAILS SHEET C35.0 STORM NOTES & DETAILS SHEET TR1.0 TREE RETENTION PLAN SHEETLI.O LANDSCAPE PLAN SHEETLLI LANDSCAPE DETAILS SURFACE AREA CALCULATIONS OFFSSTF IMPRO M TUTS SHARED ACCESS DRIVE APRON 45Y SF [FGIS1 CONC SIDEWALK 1,429 SF Tal 1,884 SF (a 043 AC) ONSM.EMOPROVEMEMIS SHARED ACCESS DRIVE (PERVIOUS) 4,836 SF (PGIS) -CONCORIVE/WALK 2,500SF(PGIS) " HOUSE FOOTPRINTS 17,500 SF TOM 24,B36 SF (0.685 AC) TOTAL PGIS 7,791 SF (a 179 AC) SFHAS SEEM ASSUMED FOR DRNEWAYAYAIX SURFACE FOR EACH LOT -- 3f00 SFHASBEEM ASSU!/EO FOIL Ip(SE FOOTPRINTS FOR EACH LOT SITE DATA PARCEL NUMBER: 2521039004 SITEADDRESS: 1909 356TH STREET FEDERAL WAY, WA SITE AREA (ASSESSOR): 68,717 SF (1. 578 AC) SITE AREA (SURVEYED): 68,340 SF (1.569 AC) ROW DEDICATION: 1,539.92 5F (0.035 AC) NET AREA: 66,800.08 SF (1. 534 AC) ZONING' RS9.6 - SINGLE FAMILY, HIGH DENSITY MIN LOT SIZE: 9,600 SF MAX BUILDING HEIGHT.' 30' MAX COVERAGE: 60% SETBACKS, FRONT: 21T STREET SIDE 10' INTERIOR: 5' REAR: S FIREACCESS TURNAROUND MIN, LANE WIDTH 16' (2 LOTS) MIN. RADII: 32' MIN EXTENSION: 55' FROM CENTERLINE Q a ,O. 3veo �zr�imm o C 3¢m,mo Om¢mP _ c o3'm ia3m 0g o ag - ;U2 �a a � F z � o a J Ln CL Z Ln � a H W 8 7. t� Q 3 V J = d u � m O Z PROJECT 3 OWNER /DEVELOPM-- ENGfNEFJ4131UNEYOIZ' y U C MAYFAIR, LLC BEYLER CONSULTING 31704 53RD AVENUE SW 7502 BRIDGEPORT WAY W, 030 FEDERAL WAY, WA 98023 LAKEWOOD, WA 98499 TEL: 253-666-4985 TEL: 253-301-4157 �u p� O4 EXPIRES FIVE YEARS FROM THE NOTE. SHORTPLAT APPROVAL DATEOF PRELIMINARYAPPROVAL (ENGINEERING PLAN x APPROVAL, IMPROVEMENTS CONSTRUCTED, AND RECORDING) �c PERMIT N0. 15-105750-00—EN APPROVED DA:= JOB NUMBER 14-114 SHEET 1 OF 18 Cl.0