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91-100037CITY OF FEDERAL WAY DEPARTMEN OF C010fUNITY DEVELOPMENT MASTER LAND 6SE APPLICATION #fie - 2-- o0C> J Application # Datef� Agent ke-lzt--1� Name of Applicant_ �_ _ � Owner Address �1� mil` _�� d J¢'U e f s �%'Phone Signature Property Location Legal Description Project Descriptio Kroll Zone 46,� 7LT CIA Type of Permit Required: SEPA Notice Sign Checklist Mailed Board Site Plan Review R R Land Surface Modification R R Boundary Line Adjustment Binding Site Plan R R R Short Subdivision w Subdivision R R R Shoreline R R Variance R R R Conditional. Use R R R Use - Process I R R Use - Process Il R R R +�7 Use - Process III R R R --"'Quasi-Judicial Rezone R R R _ Variance R* R R Comp. Plan/Rezone R R Annexation R R R = Required * Optional by City EXHIBIT--L__�, PA G--zaE,./ CITY OF ■ ■ 33530 1 ST WAY SOUTH FEDERAL WAY, WASHINGTON 98003 June 23, 1992 TO: Parties of Record FR: Greg a ns, Senior Environmental Planner RE: Heritage Woods Rezone and Preliminary Plat; Application Nos. SUB-91-0001 and RZ-92-0001 The City of Federal Way has received a request for reconsideration of the Hearing Examiner's June 16, 1992 recommendation. A copy of this request for reconsideration has been distributed to each person that submitted written or oral testimony to the Hearing Examiner and to each person who specifically requested it (copy enclosed). Any person receiving a copy of this request for reconsideration may file a written response to the request. The written response must be received by the Department of Community Development no later than 5:00 PM, Tuesday, June 30, 1992. Any person filing a response shall distribute that response and file an affidavit of distribution as required by section 155.65 of the Federal Way Zoning Code. Within ten working days, the Hearing Examiner will notify all persons who have a right to challenge whether or not the decision will be reconsidered. The Hearing Examiner may only reconsider the recommendation if he concludes that there is substantial merit in the request for reconsideration. No further action will be taken on this proposed development until a decision on the request for reconsideration is issued by the Hearing Examiner. If you have any questions, please give me a call at 661-4108. enc. i:d3:sub9101i.wp CITY OF FEDERAL WAY OFFICE OF HEARING EXAMINER In Re the Application of Parklane Ventures, Inc. For Rezone and Preliminary Plat Approval of That Tract of Land Known as Heritage Woods File #SUB 91-0001; RZ-92-0001 FWHE #92-4 AFFIDAVIT OF MAILING I �11111// being duly sworn upon oath, depose and state as follows: That I am over the age of eighteen years, am not a party to the above -entitled action and am competent to be a witness therein. On this date, I placed in the mail of the United States of America postage prepaid envelopes containing a copy of the City of Federal Way's Request for Reconsideration in the above - referenced matter to addressees named on attached list. Dated: �/Z 0 SUBg_CRIBED AND SWORN to before me this day of 1992. Notary Public in and for the State af'WLshington;/Residing at My commission expires S _ �; • _. AFFIDAVIT OF MAILING - 1 1 W.'Greg Fewins, Senior Plannei City of Federal Way 33530 - 1st Way South Federal Way, WA 98003 Mr. Tim Miller, Traffic Enginee., City of Federal Way 33530 - 1st Way South Federal Way, WA 98003 Mr. Don Carr Mr. Rob Flitton, Parkland Ventures David Evans & Associates, Inc. 31620 - 23rd Avenue South 415 - 118th Avenue S.E. Federal Way, WA 98003 Bellevue, WA 98004 Mr. Joel Haggard, Attorney at Law (in behalf of the applicant) .1515 IBM Building Seattle, WA 98101 Mr. Dale Offin Technical Services 15559 S.E. 67th Place Bellevue, WA 98006 Don Fountain Mr. Kenneth Hamilton Federal Way School District Pat Byrne 28425 Military Road South 31405 - 18th Avenue South 28216 Military Road South Federal Way, WA 98003 Federal Way, WA 98003 Federal Way, WA 98003 Mr. H. David Kaplan Mr. Craig Walter Mr. Dan Kolosky 30240 - 27th Avenue South 2539 South 279th Place 27841 - 25th Drive South Federal Way, WA 98003 Federal Way, WA 98003 Federal Way, WA 98003 Ms. Carolyn Lake, City Attorney City of Federal Way Ms. Cheryl Whitlow Robert and Bonnie Bush 33530 - 1st Way South 2210 South 283rd Street 2712 South 282nd Street Federal Way, WA 98003 Federal Way, WA 98003 Federal Way, WA 98003 Ms. Hilda Smith Mr. Kenneth Hamilton Michael and Janice Porter 27640 - 27th Avenue South 28425 Military Road South 2218 South 283rd Street Federal Way, WA 98003 Federal Way, WA 98003 Federal Way, WA 98003 Mr. Brad Deaver Mr. Jack Johnson Mr. Dan Kolosky 2527 South 279th Place 2929 - 61st Avenue N.E. 27841 - 25th Drive South Federal Way, WA 98003 Tacoma, WA 98422 Federal Way, WA 98003 Ms. Corinna Bemis Mr. James Bell Mr. John Spengler 2805 South 301st Street 1211 East Seattle Street 2210 South 283rd Federal Way, WA 98003 Kent, WA 98031 Federal Way, WA 98003 �'UT70N AK'DAVIT OF DISTR- I, BILL SMITH hereby declare, under penalty of perjury of the laws of the State of Washington, that: ❑ Notice of Public Hearing ❑ Notice of Public Meeting ❑ Board of Adjustment Agenda Packet ❑ Planning Commission Agenda Packet ❑ Short Subdivision Agenda Packet ❑ Notice of Application _ for Shoreline Management Permit ❑ Shoreline Management Permit ❑ Determination of Non -Significance ❑ Mitigated Determination of Non - Significance ❑ Determination of Non -Significance and Scoping Notice ❑ Notice of Action ❑ Official Notice CITY'S MEMORANDUM AT HEARING IN Other ON RECONSIDERATION ❑ Other was mailed/ftMp6W to/at each of the following addresses (see attached list) on AUGUST 19 1992. CITY'S MEMORANDUM AT Name of Project HEARING ON RECONSIDERATION Signature BILL_ SMITH File Number Date AFFIDAVI.FRm REvism 1/10/92 MR. JOEL HAGGARD 1515 IBM BUILDING SEATTLE, WA 98101 PARRLANE VENTURES 31620 - 23RD AVENUE SOUTH FEDERAL WAY, WA 98003 CITY OF ■ ■ 5 33530 1 ST WAY SOUTH . FEDERAL WAY, WASHINGTON 98003 July 7, 1992 Parklane Parklane Executive Center 31620 23rd Ave. S. Federal Way, Wa. 98003 Re: Heritage Woods Military Road S. Improvements Dear Mr. Flitton: I have received from your office a proposed street section for Military Road S. along the Heritage Woods plat. This proposal is in response to the Hearing Examiner's recommendation #18 which states: "The applicant will be required to construct Military Road South to a 3-lane width along the entire plat frontage, with curb, gutter, sidewalk and bike lanes along the west frontage only." Staff s interpretation of this recommendation is that the 3-lane configuration be centered 50 feet to the east of the Heritage Woods property line (the ultimate centerline for a 100-foot right-of- way) and the bike lane be added to the west of the centered three lanes. Curb, gutter and sidewalk are correctly located relative to the edge of pavement as shown. This- configuration would require some new pavement on the east side of the existing roadway. The resulting roadway would have the least impact on the existing vegetation and wetlands and would minimize transitioning lengths between new and existing pavements. The asphalt design should be analyzed by your geotechnical engineer with respect to CBR values and historic uses of pavements along Military Road. The 3-inch pavement and 4-inch crushed section is probably too small a section for the anticipated traffic loading.: Also, the soils report should address the overlay of the existing roadway section. The thickness of the overlay and the use of a geotextile fabric between the existing street and the overlay should be considered to prevent cracking at existing joints. If you have any questions, please give me a call at 661-4137 at your convenience. Sincerely, Ronald Garrow, P.E. Sr. Dev. Engineer c: T. Miller G. Fewins From: GREG FEWINS (GREGF) To: RONG, PHILIPK, CAROLYNL, HANNL, KATHYM, TIMM, GREGM Date: Friday, October 2, 1992 2:32 pm Subject: Heritage Woods The Hearing Examiner has issued his decision on our request for reconsideration on Heritage Woods. In a nutshell, it requires full street improvements (i.e. bikepaths; curbs; gutters; sidewalks) on both sides of Military Road, with three lanes rather than five. We will be going to the land use committee on October 12 and need to get material out by October 7. I have arranged for a meeting on Monday, October 5, at 1:00 PM in the CD conference room to discuss our position with the Council. I am sending everyone copies of the decision for our meeting. Call me if you have questions or problems with scheduling. r BEFORE THE HEARING EXAMINER OF THE CITY OF FEDERAL WAY In Re the Application of ) Parklane Ventures, Inc. ) FILE #SUB 91-0001; RZ-92-0001 FWHE #92-4 For Rezone and Preliminary ) Plat Approval of that tract ) DECISION ON RECONSIDERATION of land known as Heritage Woods ) On July 8, 1992 the Examiner ordered a second hearing to address issues raised by the City of Federal Way in its request for reconsideration (FWZC 155.65)(6). The Examiner requested that the applicant and the City address four specific issues which were set forth in the order on request for reconsideration. Based upon the testimony received at the public hearing and additional exhibits made part of the record herein, decisions on each of the four issues are hereby made as follows: - 1. What is the role of the Federal Way Hearing Examiner in reviewing a zone reclassification and preliminary plat request? Zone reclassification requests and preliminary plat applications are both Process III actions under the City of Federal Way codes (FWZC 16.90.10 and 130.30). Federal Way Zoning Code Section 155.35 requires that the Examiner hold a public hearing on each Process III application. Section 155.35(3) provides as follows: "Effect - The hearing of the Hearing Examiner is the hearing for City Council on the application. City Council need not hold another hearing on the application. " The Hearing Examiner is therefore sitting on behalf of and in the place of the City Council to review each requirement of each City agency. 2. What review authority, if any, does the Hearing Examiner have over requirements imposed by the Public Works Director? As previously stated, the Hearing Examiner is sitting in the place of the City of Federal Way City Council, and has the same authority as the Council to review requirements imposed by the Public Works Director. The Examiner's review, however, is in the nature of a recommendation to the City Council, which is free to accept or reject the said recommendation. In addition, FWZC 16.100.20 specifically requires the Examiner to review preliminary plats for *compliance with the subdivision ordinance "and any other applicable ordinances or regulations of the City and RCW 58.17 .. . ." Furthermore, the City Council has set forth decisional criteria which the Examiner must apply in rendering a recommendation. (FWZC 155.75(4)) Section 155.75(4)(B) requires that the Examiner recommend approval only if the project is consistent "with all applicable provisions of the Code, including those adopted by reference from the " Tomprehensive Plan." Therefore, the Examiner, sitting in place of the City Council, must PRELEVHNARY PLAT OF HERITAGE WOODS DECISION ON RECONSIDERATION FWHE #92-4 PAGE 2 determine whether the Public Works Director is properly interpreting the City of Federal Way Zoning Code, Subdivision Ordinance, and any other applicable ordinances or regulations of the City. 3. May the Public Works Director impose requirements for road improvements (or other improvements) which are in excess of direct plat impacts? Does the Examiner have the authority to review the Director's determination as to required improvements to mitigate direct plat impacts? There are generally two types of regulatory codes. One type of code, such as the Uniform Building Code, establishes specific standards for construction. Other examples of specific standards include, but are not limited to, landscape requirements, sidewalk construction standards to include minimum widths and heights above right-of-way, standards for utility construction to include a requirement of underground utilities, street lighting, and road construction standards such as construction materials, trench backfzll and restoration, and survey monuments. The Public Works Director may require road construction within the City to adhere to the specific standards regarding the type of pavement, drainage standards, the depth and nature of road beds, type of traffic control device, and pavement markings. Departures from these specific standards should be requested through a variance procedure. The second type of regulatory code grants the Public Works Director authority to make decisions regarding mitigation of development impacts. Examples of development impact decisions would be as in this case, whether a minor arterial should be three lanes, four lanes, or five lanes. Other development impact decisions include, but are not limited to, determining whether an applicant's project generates the need for a traffic signal, channelization, or other improvements necessary u P�144M to mitigate traffic circulation and safety. These determinations are subject to review by the City jurAtAk Council, and thus by the Hearing Examiner at a preliminary plat hearing. The requirement for road improvements is - a REifc plat impact decision which is subject to review at a�ic hearing, n requzruig road improvements, the Public Works Director is guided by Title 22 and the Federal Way Comprehensive Plan, which do not allow imposing requirements in excess of direct plat impacts. Therefore, the Public Works Director should not ,-117hpose requirements for road improvements which are in excess of direct plat impacts. The City Council, and therefore the Hearing Examiner, have authority to review the Director's determination as to whether required improvements exceed direct plat impacts. 4. Is a five -lane roadway section along the frontage warranted? What criteria are used in determining whether or not a five -lane roadway section is warranted? Do the direct traffic impacts of this proposal require the five -lane roadway section, as opposed to a three- or four -lane roadway section? PRELE IIINARY PLAT OF HERITAGE WOODS DECISION ON RECONSIDERATION FWHE #92-4 PAGE 3 tc llowing exhaustive presentations by both the City and the applicant's traffic engineer, the aminer is convinced that a five -lane roadway section along the frontage is not warranted. The reasons for this determination are as follows: 1. According to the City, the average speed of 85 % of the vehicles travelling on Military Road is 46 miles per hour, 6 miles above the posted speed limit. It would not seem that the capacity of Military Road is a significant problem if a large Lercentage of the traffic is exceeding the posted speed limit. 2. In determining that a five -lane road section is required, the City has relied upon traffic studies from the City of Bellevue, the State of Florida, and the City of Federal Way Transportation Improvement Program for 1993-2003. The applicant has based its assertion that a three -lane section is satisfactory upon an exhaustive specific study of Military Road including traffic gaps; historical traffic increases over the past five to seven years; arrival and departure counts at the peak hours; the spread of the evening peak hour; and estimated trip distributions. The City's requirement was based uA n general studies as opposed to the applicant's exhaustive, study of Military Road. 3. South of 272nd Street, Military Road is striped for two traffic lanes with 6-foot gravel or asphalt shoulders, open -ditch drainage, and 40 mile -per -hour posted speed limit. Traffic signals are presently located at the intersections with South 272nd Street, South 288th Street, South 304thJStreet, and South 320th Street. All other intersections are controlled by stop signs. At the intersection of South 272nd Street, Military Road is widened for three lanes northbound and two lanes southbound. At South 288th Street, Military Road is widened to allow for three lanes northbound and southbound. At South 304th Street no turning lanes are provided on Military Road. At South 320th Street, Military Road is widened to allow for three lanes northbound and southbound. It does not appear reasonable to require the widening of Military Road to a five -lane road section between major intersections for a short distance. The road would change from two lanes to five lanes back to two lanes, and then eventually to three lanes at a major intersection. Such could create safetv hazards encouraging drivers to attempt assing in a short distancj- . e 4. Substantial portions of both sides of Military Road are already developed and it is unlikely at other five -lane road_ sections could be required in the future. PRELIl12iNARY PLAT OF HERITAGE WOODS DECISION ON RECONSIDERATION FWHE #92-4 PAGE 4 5. The Federal Way Transportation Improvement Program for 1993-2003 sets forth 34 major capital street improvements, commencing with 1992 and ending with 2002. The widening of Military Road from Interstate-5 (south) to Interstate-5 (north) is listed as Project Number 28, and is scheduled to commence in 2001 with most construction performed in 2002. No widening projects are scheduled for Military Road for ten years. It is simply not reasonable to base the reguirement for a five -lane road section on a currently unfunded project, which may or may not occur ten years from now. There are no s ecific requirements for curbs gutters, sidewalks and bike paths on both sides of streets that have been, or will be, constructed or improved within the City. Chart 110-1 requires sidewalks but does not s2ecifY that th2X should be on both sides of the road. However, the two accesses on to Military Road, coupled with the increased traffic, will adversely impact bicyclists and pedestrians on the east side of Military Road; therefore, curbs, gutters, sidewalks, d bike paths should be required on both sides of said road. DECISION The Request for Reconsideration in this matter is hereby GRANTED IN PART and DENIED IN PART. DATED THIS 2ND DAY OF OCTOBER 1992. - - Fzo,- , — STEPHEN K. CAUSSEAUX, Hearing Jxarnier RIGHTS TO RECONSIDERATION AND CHALLENGE The recommendation of the Hearing Examiner may be challenged by any person who is to receive a copy of that recommendation pursuant to FWZC 155.60.6. That challenge, in the form of a letter of challenge, must be delivered to the Planning Department within fourteen (14) calendar days after the issuance of the Hearing Examiner's recommendation or, if a request for reconsideration is filed, then within fourteen (14) calendar days of either the decision of the Hearing Examiner denying the request for reconsideration or the reconsidered recommendation. The letter of challenge must contain a clear reference to the matter being challenged and a statement of the specific factual findings and conclusions of the Hearing Examiner disputed by the person filing the challenge. The person filing the challenge shall include, with the letter of appeal, the fee established by the City. The appeal will not be accepted unless it is accompanied by the required fee. The recommendation of the Hearing Examiner may be challenged whether or not there was a request to reconsider the Hearing Examiner's recommendation. �ydz SCE -I = J AN 14 1991 YIn CITY OF REDEFIA.. INAY Jr Federal Way Public So- jb � 31405 18th Avenue South Federal Way, WA 98003 941-0100 or 927-7420 BOARD OF EDUCATION SUPERINTENDENT Jim Boldt, President G. Richard Harris Gail A. Pierson, Vice President Nancy L. Robertson, Director January 10 , 1991 Orlando E. Trier, Director Mary J. Weis, Director Brian McAloney Parklane Ventures P O Box 6033 Federal Way, WA 98063 Dear Mr. McAloney: The following is the information requested regarding the plat for Emerald Park. The proposed development of Emerald Park will affect the following schools: Mark Twain Elementary School Totem Junior High School Thomas Jefferson High School. At the present time all three schools have adequate space for additional students. Currently, the factor used to forecast enrollment in new single family housing is .784 students per unit of housing. It is the District's responsibility to provide for a safe school system. With that intent we would ask the developer to address the folloTain7 concerns: 1. Safe walkways for children. 2. Crossing lights 3. Turnoff area for safe school bus loading and unloading. Thank you for your interest in our schools. Sincerely, Jake Walker Director, Planning & Facilities Federal Way School District 210 is an equal opportunity and affuznative action employer. The Affirmative Action Office number is 941-0100 Rg..,CEIVEL.s EMERALD PARK J A N 14 11991 FEDERAL WAY WASHINGTON CIIL ""- -f'- WAY SCHOOL ACCESS AND SCHOOL IMPACT ANALYSIS Prepared For: Robert Flitton PARK .ANE VENTURES, INC. 31620 - 23rd Avenue South, Suite 120 P.O. Box 6033 Federal Way, Washington 98003 Prepared By: DAVID EVANS AND ASSOCIATES, INC. 301 - 116th Avenue SE, Suite 170 Bellevue, Washington 98004 (206) 455-3571 January 11, 1991 EMERALD PARK School Access Analysis State law calls for school children to be bussed to school when they live over 1 mile from the school. If they live within 1 mile, they are expected to walk, bicycle or use other methods to get to school. Gerri Walker of the Federal Way School District, Planning and Facilities Office, indicates that if students were living in the Emerald Park subdivision today, they would be bussed to both the Jr. High and Sr. High schools due to the distance from the schools to the subdivision. For the Elementary school (Mark Twain), Emerald Park may be within the distance of 1 mile and therefore students may not have to be bussed, according to the School District. The School District's general rule is that when the entrance to a subdivision is on an arterial, the developer is required to provide a bus pull-out area. This is in order to provide safe access to the bus and not impact traffic. Where subdivisions are large and necessitate busses using the residential streets, bus -stops within the subdivision are required. At this time, these determinations are made by the School District on a case -by -case basis. The School District has not yet developed access standards for areas where students will be walking or bicycling to school, and good sight distance is important. At this time, comments are based on individual analyses. School Impact Analysis The School District identified the following schools as those which would serve the Emerald Park subdivision: Elementary: Mark Twain Jr. High: Totem Sr. High: Thomas Jefferson Note: Mark Twain was recently reopened as a new school; formerly it was an administrative center. The School District uses a figure of .784 students (cumulative for elementary, Jr. High and Sr. High) per household to determine school population. It does not distinguish between single family and multi -family residential uses. These figures would result in a total of 93 students within the Emerald Park subdivision. (118 X .784 = 93). (118 dwelling units x .784 students = 93 students) The capacity and enrollment figures for each of the schools impacted by the Emerald Park subdivision are as follows: School Mark Twain (elementary) Totem (Jr. High) Thomas Jefferson (Sr. High) * estimated capacity Capacity Enrollment Difference 500 * 440 + 60 760 626 + 134 1297 1010 + 287 Gerri Walker (for Dr. Jake Walker) of the Federal Way School District, Planning and Facilities Office of the Emerald Park subdivision would not produce capacity problems for the School District and impacts to facilities would be minimal. 69034 NORTH EMERALD PARK ..SCHOOL ACCESS MAP §)(�ago D IDENNNSANDASSOCIAIFS,INC. TRAFFIC IMPACT ANALYSIS EMERALD PARK PLAT A PROPOSED 118-UNIT RESIDENTIAL DEVELOPMENT Prepared for PARK_ANE VENTURES, INC. 31620 - 23rd Avenue South Suite 120 Federal Way, Washington Prepared by DAVID EVANS AND ASSOCIATES, INC. 301 - 116th Avenue SE, Suite 170 Bellevue, Washington 98004 December, 1990 �'l 14 1991 L:S`iAL WAY I TABLE OF CONTENTS INTRODUCTION................. . ..... . ........... , ............... 1 PROJECT DESCRIPTIONS ........................................... 1 EXISTING CONDITIONS ............................................. 1 Street/Highway System ............ I ................. I .......... , 1 Traffic Volume ................................................ 3 Traffic Flow Performance ........................................ 3 FUTURE CONDITIONS .............................................. 5 Trip Generation and Distribution ................................... 5 Traffic Impact ....... .......................................... 6 Mitigation.................................................... 6 LIST OF FIGURES Figure 1: Vicinity Map ........... . ..... . .. . .......... . ........ 2 Figure 2: Existing Volumes .................................... 4 Figure 3: Trip Distribution ..................................... 7 LIST OF TABLES Table 1: Level of Service Criteria ............................... 5 Table 2: Trip Generation ..................................... 5 Table 3: Existing and Future Levels of Service ..................... 8 APPENDICES.................................................... 10 Appendix A: Trip Generation Calculations Appendix B: Existing Turn Moves Appendix C: Project Turn Moves Appendix D: Relevant Intersection Analysis INTRODUCTION This technical memorandum has been prepared to identify the traffic impacts and suggest mitigation measures associated with the development of 118 proposed single-family detached lots. The Emerald Park development is located north of 288th Street and west of Military Road in Federal Way, Washington (Figure 1). PROJECT DESCRIPTION Proposed development consists of 118 single-family detached lots. Access to the site will be via Military Road. Present T-intersections (unsignalized) at South 282nd Street and South 284th with Military Road will be converted to 4-legged intersections, providing access to the development. The lots will be served by their own internal roadway system. See figure 2 for planned access and internal roadway system. EXISTING CONDITIONS St=t_jHighwgy S stem The street/highway system in the vicinity of proposed development is shown in Figure 1. Military Road is the main arterial serving the area. This has a 24-foot wide pavement with 8-foot wide shoulder on each side and a posted speed limit of 40 mph. South 272nd Street is a four -lane (two lanes each direction)arterial with left turn pockets for northbound and southbound traffic. This street provides access to I-5. The posted speed limit is 35mph. South 288th Street is a four -lane (two lanes each direction) arterial with left turn pockets for northbound and southbound traffic. Posted speed limit near the signalized intersection with Military Road is 35 mph. Star Lake Road is 25 feet wide (no shoulders) and has a posted speed limit of 35 mph. The intersection of Star Lake Road with Military Road is unsignalized with a stop sign for Star Lake Road. 1 STAR LAKE to PARK & RIDE STt=— r,� a ' a4 r +f SITE 1 �S 280TH T S 2BOTH K < z< R S 281 S TF- �+ r 4 5 28x ST x S 28 s ST c� �"�p —t S 28 �fD S 2E64TH ST H ST en S ITH Pt �+ 3 99 s AMLf Q . 285TH S7 5 rx a 3 Pt - ST0,4 S. �! vI r co > 2S4 H �.' Ia1W,,'. 4 itt S PL S TH �,2g1 5 T PL 4 r e > ST ,� 7f r < T or ~4 a s Z t�� : vD �pas'ti ` s� o+ V o r s zsd.o i S 7 1 73s !rl frr 14RdK t� r h S 2>96TH ST k j rA rs I T� ; r 170TH _ r ST r x N x J S [ a SAS I 1� 4k # � r ~ NI u d S' H O S mRD PL ~ S 276 ST s Kt d� S 278TH ST p hr ! z xi> aqa td 5 280J H 1a T NI V) 1 T ST I AST I Q y p1 s [1 a 4c J r, 1 PARK F XI SINGAMAN S > � y f S 284 T H I. TH P F Ry y > S2BSTHPA. zy < 'R S 286 T H P l t 5 I OMAS ✓fffl kSON S N HS i H S Iol i t S 7B8T t i w J"t tit C� N 3 ►t yn -Z?TH ST < r l Y a T ST N� A s NR a IR t n OF .ice A{ > v J x Y S ~` 2961H PL Figure 1 NORM VICINITY MAP a Traffic Volume Existing PM peak traffic volumes in the vicinity of the proposed development at key locations are shown in Figure 2. Traffic counts were taken on Tuesday, May 6, 1990; Wednesday, June 6, 1990; Thursday, July 6, 1990 and December 3, 1990 on the key intersection of Military Road with South 282nd, South 272nd, South 288th Streets and South 284th Street. No pedestrians were observed during the critical PM peak hour count. Traffic Flow Performance Peak hour Level of Service (LOS) determination for existing and future traffic conditions were completed using the methodology described in the 1985 Highway Capacity Manual and support software developed by FHWA. The methodology used for calculating the LOS at one-way and two-way stop -controlled intersections is based upon the concept of "reserve capacity". The reserve capacity concept is applied only to an individual traffic movement (or shared -lane movement). Once the capacity of all the individual movements has been calculated and their LOS determined, an overall evaluation of the intersection can be made. Normally, the movement with the worst LOS defines the overall evaluation, but this may be tempered by engineering judgement. this is particularly true in cases where the most critical movement serves a very minor percentage of the total traffic entering the intersection. Past experience with the unsignalized analysis procedures indicated that this methodology is very conservative and that it tends to overestimate the magnitude of any potential problems that might exist. Therefore, the result of any unsignalized intersection analysis should be reviewed with this thought in mind. For signalized intersections, LOS is based on stopped delays in seconds per entering vehicle. During the critical PM peak hour, the unsignalized intersection of 282nd Street and Military Road operates at LOS B. Signalized intersection of South 272nd Street and Military Road operates at LOS D and signalized intersection of 288th Street and Military Road operates at LOS E. Level of Service criteria are shown in Table 1. K S. _272ND ST. PROJECT SITE 49 25 375 93 1 80 310!/", ►— 221 112 58 8 DETAIL 297 155 282ND 284TH SEE DETAIL 105 ,`7 120 ;24 J_J 66 73 zss sas 1724-1 � r s9 6s Figure 2 1-5 STING VOLUMES -�--� PM PEAK HOUR VOLUMES 874 9 ` F26 282ND 950 8 5 j/ 2 421 17 284TH 422 r5 S. 288TH ST. C )( D6bo DAV I D EVANS AND ASSOC I ATES,INC. 30 -119M OK LL•MaLCOA IV. 6@M-=$/4W-3M TABLE 1 LEVEL OF SERVICE CRITERIA FOR SIGNALIZED AND UNSIGNALIZED INTERSECTIONS Signalized Unsignalized Level of Stopped Delay Per Reserve Expected Delay Service Vehicle (seconds) Capacity Minor Street Traffic A < = 5.0 > = 400 Little or No Delay B 5.1 to 15.0 300-399 Short Delays C 15.1 to 25.0 200-299 Average Delays D 25.1 to 40.0 100-199 Long Delays E 40.1 to 60.0 0-99 Very Long Delays F > 60.0 * When demand volume exceeds the capacity of the lane, extreme delays will be encountered with queuing which may cause severe congestion affecting other traffic movements in the intersection. Source: 1985 Highway Capacity Manual FUTURE CONDITIONS Trip Generation and istribution Average Weekday Traffic Volumes (AWDT) and peak -hour trips generated by the proposed development were estimated using trip generation statistics from the ITE Trip Generation Manual, 4th Edition, section 210 and are summarized in Table 1 (see Appendix A for calculations). TABLE 2 TRIP GENERATION SUMMARY Item AWDT PM In Peak Out 118 single-family detached units 1,193 80 47 Note: Average vehicle trip ends, AWDT and PM peak are worked out using the fitted curve equation per ITE Trip Generation Manual. 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I Figure 3 EMERALD PARK GENERATION AND DISTRIBUTION TOTAL AWDT- 1193 TRIPS AWDT PM/IN- 80 TRIPS X PM PM [�] DAVIDEVANSANDASSOCIATESJNC, PM/0UT- 47 TRIPS PEAK PEAK W-1wN m XL murk% � The proposed plat road and intersection with Military Road would be designed and constructed to the City of Federal Way standards. This would include the installation of standard stop signs and stop bars at project exist points. TABLE 3 EXISTING AND FUTURE LEVELS OF SERVICE LOCATION/ LEVEL OF SERVICE Eidsting Without Project With Project INTERSECTION 1. Military Rd. and D (108) WB left E (97) WB left E (77) WB left S. 282nd St. A (607) WB right A (593) WB right A (577) WB right A (710) SB left A (693) SB left A (689) SB left B (353) NB left 2. Military Rd. and E (75) WB left E (64) WB left E (55) WB left S. 284th St. A (577) WB right A (560) WB right A (563) WB right A (677) SB left A (657) SB left A (677) SB left C (335) NB left 3. Military Rd. and D [27.11 EB D [27.6] EB D [27.7] EB S. 272nd St. D [35.01 NB D [36.3] WB D [38.6] WB D [36.7] NB D [37.61 NB D [41.3] NB E [43.8] SB E [49.61 SB E [52.61 SB 4. Military Rd. and D [28.6] EB D [28.8] EB D [29.2] EB S. 288th St. D [39.5] WB E [42.81 WB E [42.5] WB E [48.3] NB E [54.6] NB F [60.3] NB F [91.81 SB F [*] SB F [*] SB Note: Y [xx.x] Signalized intersection. LOS is based on stopped delays in seconds per entering vehicle. Y (xxx) u signalized intersection. LOS is based on reserve capacity in passenger cars per hour (PcPh) for the least efficient movement. LOS of an intersection shown as * when demand exceeds the capagitt of the lane (see note in Table 1). APPENDICES SIIOI V IRD Ida NOL VNdN39 almd, d XIUNgddd SNH, I W Ag NO I itV, .1 v L-1 T n 177, a 7: C' U 1P A 1 7' e T q IF T T F A"IF 1-3 )2 "71 -!.;n. r N Will-1 70 A A H m 0 I'll. T. T A-ITW"--17 'N 16 A 0 `'..I_ T Ij f-j . 7�Lj 1 -:1 a .1. M 1 0 T T 0 1 A H -10 1 H 1 _! 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Ial saas� Ma13iuSis -ioj slum aitnboi uoilaaloid Wo3 slas apoD aT `uoilippu uI '(91•06 `066I `aPOD 2uTu0Z ALIM iuiapa3) •paiuuld saaii io3 puoq oauuuajuiuui u saiinbai oslu �[TiD aql puu `uoiPnulsuoa iaafoid 3o SnOA onn4 uiglYA paAollsap io p02uurep a.ru gaigm saaii pajuuld.2ut3uldai io3 olgisuodsoi On sivauodoid WfWd juawdolanap Auu 2uiauoumoa aiojoq•-„ (snoiapuoa AFFIDAVIT of PUBLICATION No. 115 STATE OF WASHINGTON ss. COUNTY OF KING Names rill being first duly swom on oath deposes and says: That he is the ail_: Federal 1-7ay 1'oas of a tri — weekly newspaper which is now and at all times herein mentioned has been published and printed in an office maintained at the place of publication at r'e zr1 I7a King County, Washington; that by order of the Superior Court of the State of Washington in and for King County, said newspaper is now and at all times mentioned herein has been approved as a legal newspaper for the publication of any advertisement, notice, summons, report, proceed- ings, or other official document required by law to be published; that said newspaper was published regulady,at least once each week, in the English language, as a newspaper of genetal circulation in -; 2 C,Ta _ , King County, Washington, at the time of application to the aforementioned Superior Court for approval as a legal news- paper, and was so published for at least six months prior to the date of said application, and is now and at all times mentioned herein has been so published. That the annexed is a true copy of ar ��-'-- '-' ='1 tll r; tv of F a,eral TJa;r of nvirommental P,iitigateCl Determination of Non -significance regarding 1,roposed rezone, AI)plication No. SUB-91-0001 as it was published in regular issues of said newspaper once each week for a period of 071E consecutive weeks, commencing 8tr 1',psi1 92 on the day of 1 , 19 and ending 8t`Z Al)r11 92 on the day of 19 , both dates Inclusive, and that said newspaper was regulary distributed to its subscribers and as a newspaper of general circulation during all of said period. That the full amount of the fee charged for the foregoing publication is the sum of $ 44 -13 which amount has been paid in full. V V� Subscribed and sworn to before me this yth day 92 of f9 Notary Public in and-(r the State of Was ingtgy NOTICE OF ENVIRONMENTAL MITIGATED DETEP~TV)N OF NON -SIGNIFICANCE Federal Way, Washington Application No: 5L1i3-91-0001 The City of Federal Way has deter- mined that the following project does not have a probable significant adverse impact on the environment, and an Environment Impact Statement (EIS) is not required under RCW 43.21 C.D30(2)(c)- This decision was made after review of a completed en- vironmental checklist and other infor- mation on file with the city. Proposed Action: Rezone of ap- proximately 29.5 acres from RS 9.6 (Single Family Residential) to RS 7.2 (Single Family Residential), and devel- opment of a 111 lot single family resi- dential preliminary plat on 41.9 acres. The proposed development will in- trude within 25 feet of regulated slopes and within 100 feet of regulated wetlands. Applicant: Rob Flitton, ParkLane Ventures, Inc. Location: Vicinity south of South Star Lake Road (approximately 28000 block to 28400 block), west of Military Road South. Mitigation Measures (Summary): 1) Conformance with geotechnical analy- sis; 2) retention and replacement of vegetation in disturbed areas; 3) pro- tection of wetland buffer (lot 59); 41 final wetland mitigation plan required; 5) downstream drainage improve- ments; 6) aircraft noise mitigation; 7) habitat protection within proposed open space; 8) Military Road South improvements or pro-rata participation from 1-5 to South 288th Street 9) Mil- itary Read tapers; 10) northbound left turn lane at Military Road South and Star Lake Road South; 11) signal modifications at Military Road South at South 288th Street and South 272nd Street; 12) intersection improvements at Military Road South and South 284th Street; 13) prepare a transporta- tion management plan; 14) construc- tion of school pedestrian path. Further information regarding this action is available to the public upon request at the Federal Way Depart- ment of Community Development, Federal Way City Hall, 33530 First Way South, Federal Way, WA, 98003, Con- tact: Greg Fewins, Senior Planner Phone; (206) 661-4108, This MDNS is issued under WAC 197-11-340(2). Comments must be submitted by 5:00 p.m. on April 22, 1992. Unless modified by the City, this determination will become final fol- lowing the comment deadline. Any person aggrieved by the City's deter- Rtc��V abon may file an appeal with the within 14 days of the above comment deadline. APR 1 �g2br,, s d in the Federal Way News F)NANCt- 115 CITYOF FEDERAL WAY residing at Seattle. My cEmmis: ion e.zpires 5130195. 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U K Ln o o K LO w Ln r-I '.O ri -P a i4 �4 ,0N0 Na ONa y(Na oaw (d a) o (dam uu 4-) to b 9 b+ •H0a is ❑aWa K K a) co 4 M W (d o 0 N W r-I 0) (d N w 00 4 N W E-4 a) [- H K* is do do �x is is is is is is 4L�❑ Or❑ H a)rW r.(-W (L)LO xNG4 PNG4 rQ,'N[L4 fnNG4 [Qr-fn EMERALD PARK *** METROSCAN LABELS *** Date: 01/11/91 Report: 3 Across Labels Sort: Parcel Count: 285 Guy Stevens Jimmy Conner W J & Eddy A Eddy 2705 S 282ND ST 28210 27TH AVE S 28218 27TH AVE S FEDERAL WAY, WA 98003 FEDERAL -WAY, WA 98003 FEDERAL WAY, WA 98003 Ola & A L Sibley Kenneth Miller Winterhawk Corporation 28224 27TH S 2719 S 282ND ST 2360 W COMMODORE WAY FEDERAL WAY, WA 98003 FEDERAL WAY, WA 98003 SEATTLE, WA 98199 R E Kramer Whinterhawk Corp Joe & Patsy Sorenson E 470 BERGESON RD 2360 W COMMODORE WAY 28111 28TH S SHELTON, WA 98584 SEATTLE, WA 98199 FEDERAL WAY, WA 98003 Russell Peterson Chester Walters Robert Bush 28117 28TH AVE S 2720 S 282ND ST 2712 S 282ND ST FEDERAL WAY, WA 98003 FEDERAL WAY, WA 98003 FEDERAL WAY, WA 98003 Grant Walker Grant Walker E H Brewer 28213 27TH AVE S 28213 27TH AVE S 28221 27TH AVE S FEDERAL WAY, WA 98003 FEDERAL WAY, WA 98003 FEDERAL WAY, WA 98003 Donald Wattum Donald Wattum Randall & Merlyn Caverly 28229 27TH S 28229 27TH S 28241 27TH AVE S AUBURN, WA 98002 AUBURN, WA 98002 FEDERAL WAY, WA 98003 Joseph Monsen Orville Christensen R E Kramer 28247 27`!'H S 2612 S 284TH ST E 470 BERGESON RD FEDERAL WAY, WA 98003 FEDERAL WAY, WA 98003 SHELTON, WA 98584 ** CR ** Patrick & Shawna Byrne Danis & Janice Seis R E Kramer 28216 MILITARY RD S 11641 SE 188TH ST E 470 BERGESON RD FEDERAL WAY, WA 98003 RENTON, WA 98058 SHELTON, WA 98584 Jeffrey Mohn Daniel & Tina Nelson Judson & Shannon Forks 2604 S 284TH ST 27606 16TH AVE S 2516 S 284TH ST FEDERAL WAY, WA 98003 KENT, WA 98032 FEDERAL WAY, WA 98003 Gerald & Linda Adamson Bonnie Edwards Richard & Perrin Scott 27611 27TH AVE S 27627 27TH AVE S 27643 27TH AVE S FEDERAL WAY, WA 98003 FEDERAL WAY, WA 98003 FEDERAL WAY, WA 98003 Philip Winterholler 2656 S STARLAKE RD FEDERAL WAY, WA 98003 Robert & Wilma Parker 36050 57TH AVE S AUBURN, WA 98001 Ross & Janet Pearson 27626 25TH DR S FEDERAL WAY, WA 98003 Larry Ilcewicz 27633 26TH AVE S FEDERAL WAY, WA 98003 John Eliadis 27651 26TH AVE S FEDERAL WAY, WA 98003 Projects West Ltd 10209 BRIDGEPORT WAY SW STEB1 TACOMA, WA 98499 Gary & Lynda Beardsley 27652 26TH AVE S FEDERAL WAY, WA 98003 Thomas & Ora Mae Daniels 27634 26TH AVE: S FEDERAL WAY, WA 98003 Walter Nelson 2648 S STAR LAKE RD FEDERAL WAY, WA 98003 Walter & Sandra Williams 27627 25TH DR S FEDERAL WAY, WA 98003 Merle & Leland Sand 27620 25TH DR S FEDERAL WAY, WA 98003 John Tjoelker 27639 26TH AVE S FEDERAL WAY, WA 98003 Lawrence & Lorrie Adres 27657 26TH AVE S FEDERAL WAY, WA 98003 Charles & Lois McLavey 27668 26TH AVE S FEDERAL WAY, WA 98003 Arthur & Yvonne Quigtar 2000 TROUSDALE DR #107 BURLINGAME, CA 94010 Lloyd Forest 27628 26TH AVE S FEDERAL WAY, WA 98003 Sec Of Vet Affairs 915 2ND AVE (REGIONAL OFFICE) SEATTLE, WA 98174 John Newcome 8517 39TH SW SEATTLE, WA 98136 Karen Markus 27627 26TH AVE S FEDERAL WAY, WA 98003 Gregory & Judy Fetch 27645 26TH AVE S FEDERAL WAY, WA 98003 Alan Peter & Ivy L Chan 27663 26TH AVE S FEDERAL WAY, WA 98003 Christopher Hallman 27660 26TH AVE S FEDERAL WAY, WA 98003 Angelo & Annette Pizarro 27640 26TH AVE S FEDERAL WAY, WA 98003 Adam & Lisa Joyner 15434 38TH TER S A201 SEATTLE, WA 98188 Jed & Urdene Rickard Karen Schroeder Frank Worden 27610 26TH AVE S 27604 26TH AVE S 2623 S 276TH ST FEDERAL WAY, WA 98003 FEDERAL WAY, WA 98003 FEDERAL WAY, WA 98003 Dorothy Bayliss Joseph & Leslie Herbst Jane Ross Ginger 27847 25TH DR S 27905 22ND AVE S 27911 22ND AVE S FEDERAL WAY, WA 98003 FEDERAL WAY, WA 98003 FEDERAL WAY, WA 98003 Mark & Erin Rustad 27919 22ND DR S FEDERAL WAY, WA 98003 Jay & Carol Thompson 27928 22ND AVE S FEDERAL WAY, WA 98003 Gil & Bennett,pe Williams 27923 22ND AVE S FEDERAL WAY, WA 98003 Constance Jones 2501 S 279TH PL FEDERAL WAY, WA 98003 Richard & Shirley Schasse Joseph & Wanda Daudet 2511 S 279TH PL 2515 S 279TH PL FEDERAL WAY, WA 98003 FEDERAL WAY, WA 98003 Centers J Don Gregory Thompson 2527 S 279TH PL 2535 S 279TH PL FEDERAL WAY, WA 98003 FEDERAL WAY, WA 98003 Benjamin & Colleen Justo Jeff & Carolyn Sanders 2530 S 279TH PL 2526 S 279TH PL FEDERAL WAY, WA 98003 FEDERAL WAY, WA 98003 Mary Riedemann Peggy Jernigan 2518 S 279TH PL 15305 SE 306TH ST FEDERAL WAY, WA 98003 KENT, WA 98042 Kathleen Hurley Mark & Elvira Gouras 27834 25TH DR S 27830 25TH DR S FEDERAL WAY, WA 98003 FEDERAL WAY, WA 98003 Robert Jr Cole Schneider Homes, Inc 27818 25TH DR S 6510 SOUTHCENTER BLVD FEDERAL WAY, WA 98003 SEATTLE, WA 98188 Walter & Ellen Summers 27929 22ND AVE S FEDERAL WAY, WA 98003 George & Bik-San Molliso 2507 S 279TH PL FEDERAL WAY, WA 98003 Louise & Bowers,alice Be 2521 S 279TH PL FEDERAL WAY, WA 98003 Marvin & Sandra Johnson 2539 S 279TH PL FEDERAL WAY, WA 98003 Marjorie Millay 2522 S 279TH PL FEDERAL WAY, WA 98003 Mark & Rhea Shideler 27840 25TH DR S FEDERAL WAY, WA 98003 Michael Barnes 27824 25TH DR S FEDERAL WAY, WA 98003 Linda Langlume 27808 25TH DR S FEDERAL WAY, WA 98003 Bruce Mildenberger Judy Buehler Trilochan Bains 27804 25TH DR S 27750 25TH DR S 27744 25TH DR S FEDERAL WAY, WA 98003 FEDERAL WAY, WA 98003 FEDERAL WAY, WA 98003 Edilberto Jr Lopez Maurice Bernard Richard & Susan Haux 27736 23RD AVE S 27732 23RD AVE S 27728 23TH AVE S FEDERAL WAY, WA 98003 FEDERAL WAY, WA 98003 FEDERAL WAY, WA 98003 Karan Lea Glaze 17840 32ND AVE S SEATTLE, WA 98188 Russell Larican 26612 A23RD AVE S FEDERAL WAY, WA 98003 Ronald & Lavon Walker 27700 23RD AVE S FEDERAL WAY, WA 98003 Paul & Cynthia Fox 27709 23RD AVE S FEDERAL WAY, WA 98003 Paul & Jeanette Scott 425 PIKE ST 600 SEATTLE, WA 98101 Paul & Delsie Feist 2303 S 278TH ST AUBURN, WA 98003 Wong & Tan Fung 2318 S 278TH CT FEDERAL WAY, WA 98003 James & Betty Summer 2306 S 278TH CT FEDERAL WAY, WA 98003 Ivan & Jane Neubauer 27720 23RD AVE S KENT, WA 98032 James Carlson 4006 SW CONCORD ST SEATTLE, WA 98136 Dean & Barbara Zanger 27701 23RD AVE S FEDERAL WAY, WA 98003 Great Nw Federal & L Assc PO BOX 319 BREMERTON, WA 98310 William & June Nessler 425 PIKE ST 600 SEATTLE, WA 98101 Danny & Traci Dodd 30430 38TH AVE S AUBURN, WA 98001 Flonie & Frania Green 2314 S 278TH CT FEDERAL WAY, WA 98003 Craig & Aya Wainscott 2305 S 278TH CT FEDERAL WAY, WA 98003 William & Jodee Rsplica 27716 23RD AVE S FEDERAL WAY, WA 98003 Steven & Nancy Oldenette 27704 23RD AVE S FEDERAL WAY, WA 98003 Gary & Lynn Crosswhite 3315 S 23RD ST 102 TACOMA, WA 98405 Ronald Huebner 27312 23RD AVE S #35 FEDERAL WAY, WA 98003 Michael Lindholm 2175 S 278TH ST FEDERAL WAY, WA 98003 James & Lauri Chown 2319 S 278TH ST FEDERAL WAY, WA 98003 Armando & Alberta Stefan 2310 S 278TH CT FEDERAL WAY, WA 98003 Kevin & Kimberly Barrett 2309 S 278TH CT FEDERAL WAY, WA 98003 Alfred & Sarah Riedmann Karen Degnan Daniel Kolosky 2313 S 278TH CT 2317 S 278TH CT 27841 25TH DR S FEDERAL WAY, WA 98003 FEDERAL WAY, WA 98003 FEDERAL WAY, WA 98003 David Pratt Catherine & Terry Smith Allen Ray Gustafson 2627 S 276TH ST 2631 S 276TH ST 2635 S 276TH ST FEDERAL WAY, WA 98003 FEDERAL WAY, WA 98003 FEDERAL WAY, WA 98003 Robert Kjellesvik 2639 S 276TH ST KENT, WA 98032 Eldon & Darlene Stithem 2651 S 276TH ST FEDERAL WAY, WA 98003 Yvonne Belieu 2644 S 276TH ST FEDERAL WAY, WA 98003 Ronald & Deborah Clark 2632 S 276TH ST FEDERAL WAY, WA 98003 Kenny & Signe Chan 2620 S 276TH ST KENT, WA 98031 J Timothy & Julia Webb 2643 S 276TH ST FEDERAL WAY, WA 98003 Galvin Chow 2652 S 276TH ST FEDERAL WAY, WA 98003 Debra Crumb 2465 S 273RD PL #303 FEDERAL WAY, WA 98003 Main Street Homes Inc 217 E MEEKER ST KENT, WA 98032 June & Mozella Railback 27637 25TH DR S FEDERAL WAY, WA 98003 Tho Dao Philip Luxe 34420 8TH CT SW 27719 25TH DR S FEDERAL WAY, WA 98023 FEDERAL WAY, WA 98003 Leonard Kessler Romeo & Monika Embuscado 22735 25TH DR S 27743 25TH DR S FEDERAL WAY, WA 98003 FEDERAL WAY, WA 98003 Main Street Homes Inc 217 E MEEKER ST KENT, WA 98032 Randy White 27748 23RD SW FEDERAL WAY, WA 98003 David & Elizabeth Garberg 27756 23RD AVE S FEDERAL WAY, WA 98003 Terry & Deborah Watson 17035 VISTA BLUFF DR SAN ANTONIO, TX 78247 Mark & Sherry Blaisdell 2647 S 276TH ST FEDERAL WAY, WA 98003 Todd & Jennifer Peterson 2648 S 276TH ST FEDERAL WAY, WA 98003 Howard & Kathrin Kussman 2636 S 276TH ST FEDERAL WAY, WA 98003 Adam & Susan Green 2624 S 276TH ST FEDERAL WAY, WA 98003 Hershal McCormick 27703 25TH DR S FEDERAL WAY, WA 98003 Judy Montgomery 27727 25TH DR S FEDERAL WAY, WA 98003 Roger & Myrna Taylor 2308 S 278TH ST FEDERAL WAY, WA 98003 Jr Reymundo Furigay 27752 23RD AVE S FEDERAL WAY, WA 98003 CR 90 Mark Zimmerman 27740 23RD AVE S FEDERAL WAY, WA 98003 Venancio Palisoc James Simmons 28003 22ND S 28009 22ND AVE S FEDERAL WAY, WA 98003 FEDERAL WAY, WA 98003 Judith Ann Duttkin Craig & Linda Fiedler 28023 22ND AVE S 28029 22ND AVE S FEDERAL WAY, WA 98003 FEDERAL WAY, WA 98003 Merri Kuehn Timothy Davis 28043 22ND AVE S G 28203 22ND AVE S FEDERAL WAY, WA 98003 FEDERAL WAY, WA 98003 Paul & Peggy Burton Jeffrey Ferrell 2021 S 281ST ST 2026 S 281ST ST FEDERAL WAY, WA 98003 FEDERAL WAY, WA 98003 Violet Thuney James Ascheman 2718 S STAR LAKE RD PO BOX 3965 FEDERAL WAY, WA 98003 AUBURN, WA 98063 Harold Rock Percy Cloutier 14410 PETROVITSKY RD 202 27628 27TH AVE S SE RENTON, WA 98058 FEDERAL WAY, WA 98003 Frank & Joyce Pearce Robert Corbin 1321 2ND AVE 1OHML 27606 27TH AVE S SEATTLE, WA 98101 FEDERAL WAY, WA 98003 Robert Smith James Warren 2710 S 276TH PL 2706 S 276TH PL FEDERAL WAY, WA 98003 FEDERAL WAY, WA 98003 Theobold Oberlander Ferne Munley 2622 S 276TH PL 2614 S 276TH PL FEDERAL WAY, WA 98003 FEDERAL WAY, WA 98003 Sloan David Jociline Hawzipta 639 SW 134TH ST 2611 S 276TH PL SEATTLE, WA 98146 FEDERAL WAY, WA 98003 Kenneth & Darla Emmert 28015 22ND AVE S FEDERAL WAY, WA 98003 Arnold Swan 28037 22ND AVE S FEDERAL WAY, WA 98003 James Giesbers 28209 22ND AVE S FEDERAL WAY, WA 98003 Jerome Hall 2022 S 281ST ST FEDERAL WAY, WA 98003 Hilda (Tr) Smith 27640 27TH AVE S FEDERAL WAY, WA 98003 Mertin & Carolyn Pearce 27610 27TH AVE S FEDERAL WAY, WA 98003 Denette Edwards *NO SITE ADDRESS* , WA Verna Letourneau 2700 S 276TH PL FEDERAL WAY, WA 98003 Leslie Thein 2604 S 276TH PL FEDERAL WAY, WA 98003 John Brown 27605 27TH AVE S FEDERAL WAY, WA 98003 Richard Vaughn Clarence Cripe 2204 S 284TH ST 4961 BROWNDEER LN FEDERAL WAY, WA 98003 PALOS VERDES PENINS, CA 90274 Brenton Artz Dennis Rieger 2211 S 283RD ST 2215 S 283RD ST FEDERAL WAY, WA 98003 FEDERAL WAY, WA 98003 Susan White John Spengler 2214 S 283RD ST 2210 SO 283RD ST FEDERAL WAY, WA 98003 FEDERAL WAY, WA Michael Wilson Raymond Gilbert 28217 22ND AVE S PO BOX 251 FEDERAL WAY, WA 98003 KENT, WA 98035 Gregory Miller Bryan Thresher 23655 S PACIFIC HWY 28321 22ND AVE S FEDERAL WAY, WA 98003 FEDERAL WAY, WA 98003 Milvin Rowland D C Masters 2209 S 282ND ST 6804 185TH AVE E FEDERAL WAY, WA 98003 SUMNER, WA 98390 Mary Simonsen Michael & Ruth Susterich 2214 S 282ND ST 2210 S 282ND ST FEDERAL WAY, WA 98003 FEDERAL WAY, WA 98003 John Schmitz Edwin & Vera Taylor 28024 27TH AVE S 945 S 293RD ST FEDERAL WAY, WA 98002 FEDERAL WAY, WA 98003 Fleet Mortgage Corp Evelyn Haegely PO BOX 542 RR 01 BOX 388 MILWAUKEE, WI 53201 WAILUKU, HI 96793 Phyllis Stringer Thomas D Anderson 27946 22ND AVE S 27938 22ND AVE S FEDERAL WAY, WA 98003 FEDERAL WAY, WA 98003 Keith Webb 29628 22ND AVE S FEDERAL WAY, WA 98003 Michael Porter, 2218 S 283RD ST FEDERAL WAY, WA 98003 James Burchfield 2204 S 283RD ST FEDERAL WAY, WA 98003 Edward McGinnis 28305 22ND AVE S, FEDERAL WAY, WA 98003 George Brooks 2203 S 282ND ST FEDERAL WAY, WA 98003 William Zuber 2220 S 282ND ST FEDERAL WAY, WA 98003 Bruce Nelsen 2204 S 282ND ST FEDERAL WAY, WA 98003 Kalise Linde 28016 22ND AVE S FEDERAL WAY, WA 98003 Clyde & Shirley Blackbur 28002 22ND AVE S FEDERAL WAY, WA 98003 Scott Chin Lee Hsu 27937 22ND AVE S FEDERAL WAY, WA 98003 Ralph & Anna Bennett James Schmitt Federal Way Public 2508 S 284TH ST 29707 52ND AVE S 31405 18TH AVE S FEDERAL WAY, WA 98003 AUBURN, WA 98001 FEDERAL WAY, WA 98003 John Mrs Crowley Marvin Henderson Richard Etux Nelson 1239 BIGELOW AVE N 28433 OLD MILITARY R 28515 MILITARY RD S SEATTLE, WA 98109 KENT, WA 98031 FEDERAL WAY, WA 98003 Kenneth Hamilton Harrison Demers Robert & Merlyn Sheckler 28425 MILITARY RD S 30640 PACIFIC HWY S 10470 5TH SW FEDERAL WAY, WA 98003 FEDERAL WAY, WA 98003 SEATTLE, WA 98146 James Jones C K Reitan Federal Way Water 28404 MILITARY RD S 3314 SW 332ND PL PO BOX 4249 FEDERAL WAY, WA 98003 FEDERAL WAY, WA 98023 AUBURN, WA 98063 C K Reitan Jan & Jitka Pecak Federal Way Water 3314 SW 332ND PL 18427 OLD MILITARY R PO BOX 4249 FEDERAL WAY, WA 98023 AUBURN, WA 98002 AUBURN, WA 98063 Carrie & Mitchell Whitman Co. Robbins Stephen & Debra Jahns 8202 19TH AVE NE 818 SW 142ND PL 28106 29TH AVE S SEATTLE, WA 98115 SEATTLE, WA 98166 FEDERAL WAY, WA 98003 Charles & Joan Brown George & Brenda Stuts Dale & Jacklynn Weiser 29115 45TH AVE S 28105 29TH AVE S 28109 29TH AVE S AUBURN, WA 98001 FEDERAL WAY, WA 98003 FEDERAL WAY, WA 98003 Duane Lodell Huey Paul Wise Randall & Cari Ronish 28115 29TH AVE S 28128 28TH AVE S 28122 28TH AVE S FEDERAL WAY, WA 98003 FEDERAL WAY, WA 98003 FEDERAL WAY, WA 98003 Arley & Myron Palmer Moore Calvin Glenn & Barbara Currie 28114 28TH AVE S 28108 28TH AVE S 28104 29TH AVE S FEDERAL WAY, WA 98003 FEDERAL WAY, WA 98003 FEDERAL WAY, WA 98003 Keith & Beverly Henson Larry Conway Edward Barnes 2215 S 284TH PL 2221 S 284TH PL 2227 S 284TH PL FEDERAL WAY, WA 98003 FEDERAL WAY, WA 98003 FEDERAL WAY, WA 98003 Donald Grow Richard Wilt Michael F Jr Murray 2235 S 284TH ST 2243 S 248TH PL 2303 S 284TH PL FEDERAL WAY, WA 98003 FEDERAL WAY, WA 98002 FEDERAL WAY, WA 98003 Rodney & Candace Adams 2311 S 284TH PL FEDERAL WAY, WA 98003 Hourkhieng Ly 2333 S 284TH PL FEDERAL WAY, WA 98003 John Rudzinski 2324 S 284TH PL FEDERAL WAY, WA 98003 Elizabeth Sykes 2306 S 284TH PL FEDERAL WAY, WA 98003 Virginia Mercado 2232 S 284TH PL FEDERAL WAY, WA 98003 Glenda Felitz 2210 S 284TH ST FEDERAL WAY, WA 98003 Steven & Lisa McNew 2205 S 284TH ST FEDERAL WAY, WA 98003 Norris Thompson 2217 S 284TH ST FEDERAL WAY, WA 98003 Diane Farr 2220 S 284TH FEDERAL WAY, WA 98003 John & Gladys Lukyamuzi 2317 S 284TH PL FEDERAL WAY, WA 98003 Jack Jr Chandler 32823 56TH AVE S AUBURN, WA 98001 Elizabeth Houser 2318 S 284TH PL FEDERAL WAY, WA 98003 James Ostrea 2300 S 284TH PL FEDERAL WAY, WA 98003 Scott & Colleen Muske 2224 S 284TH PL FEDERAL WAY, WA 98003 Gregory & Martha Lawson 28422 22ND AVE S FEDERAL WAY, WA 98003 Richard McMurrin 2209 S 284TH ST FEDERAL WAY, WA 98003 Sally Burns 2221 S 284TH ST FEDERAL WAY, WA 98003 Glen & Nancy Hammond 2216 S 284TH PL FEDERAL WAY, WA 98003 Jr Lee & Kimberly Felder 2325 S 284TH PL FEDERAL WAY, WA 98003 Harold Whitehead 2330 S 284TH ST FEDERAL WAY, WA 98002 William Boutelle 2312 S 284TH PL FEDERAL WAY, WA 98003 Dungar & Jamna Mungra 2240 S 284TH PL FEDERAL WAY, WA 98003 John Sr & Valerie Pittma 2218 S 284TH PL FEDERAL WAY, WA 98003 M A Monzingo 28414 22ND AVE S FEDERAL WAY, WA 98003 David O H Sr & Mary Seat S 305 REES CT SPOKANE, WA 99216 Gene & Cynthia Putnam 3224 S 284TH ST FEDERAL WAY, WA 98003 Donald Warren 2212 S 284TH ST FEDERAL WAY, WA 98003 Kenneth & Barbara Lobejko Rand Steven $t Schrader 27738 25TH DR S 35105 VILLAGE 3 #35 FEDERAL WAY, WA 98003 CAMARILLO, CA 93012 Thomas & Diana Concannon Harry III Dellett 27720 25TH DR S 27716 25TH DR S FEDERAL WAY, WA 98003 FEDERAL WAY, WA 98003 Arnaldo & Elaine Rivera 27929 21ST AVE S FEDERAL WAY, WA 98003 Sheng Yuan Fu 27928 21ST AVE S FEDERAL WAY, WA 98003 Benedict Villaruz 7517 GREENWOOD AVE N SEATTLE, WA 98103 Toni Musante 27931 21ST AVE S FEDERAL WAY, WA 98003 Zon & Angelina Behrbaum 27920 21ST AVE S FEDERAL WAY, WA 98003 Charles Cagampang 27908 21ST AVE S KENT, WA 98032 Jack Jr & Karen Gater 27724 25TH DR S FEDERAL WAY, WA 98003 Anthony & Lucille Mazzo 27712 25TH DR S FEDERAL WAY, WA 98003 Geoffrey Jackson 27932 21ST AVE S FEDERAL WAY, WA 98003 David & Patricia Watson 27916 21ST AVE S FEDERAL WAY, WA 98003 = METROSCAN PROPERTY REPORT = King County ********************************************************************* * Date: 01/11/91 * Report Type: Farm List * Sort Type: Parcel * Parcels Printed: 403 ********************************************************************* ********************* * SEARCH PARAMETERS ********************* ********************************************************************* * ITEMS SELECTED INDEX USED ********************************************************************* * * * * * ABSENTEE OWNER Owner Status * * * [ 05 25 06 NE Range/Township/S/ * [ 05 25 06 SW ********************************************************************* OCCUPANT 28024 22ND S AUBURN, WA 98002 OCCUPANT 28020 22ND S AUBURN, WA 98002 OCCUPANT 17744 23RD AVE S FEDERAL WAY, WA 98003 OCCUPANT 27720 23RD AVE S FEDERAL WAY, WA 98003 OCCUPANT 27724 23RD AVE S FEDERAL WAY, WA 98003 OCCUPANT 27712 23RD AVE S FEDERAL WAY, WA 98003 OCCUPANT 27708 23RD AVE S FEDERAL WAY, WA 98003 OCCUPANT 27729 23RD AVE S FEDERAL•WAY, WA 98003 OCCUPANT 27745 23RD AVE S FEDERAL WAY, WA 98003 OCCUPANT 27755 23RD AVE S FEDERAL WAY, WA 98003 { OCCUPANT 27763 23RD AVE S FEDERAL WAY. WA gRnni ( OCCUPANT 27732 25TH DR S 1 FEDERAL WAY, WA 98003 { I 1 OCCUPANT 27912 21ST AVE S FEDERAL WAY, WA 98003 OCCUPANT 27908 21ST AVE S FEDERAL WAY, WA 98003 OCCUPANT 2311 S 278TH ST FEDERAL WAY, WA 98003 OCCUPANT 27917 25TH DR S FEDERAL WAY, WA 98003 OCCUPANT 27923 25TH DR S FEDERAL WAY, WA 98003 OCCUPANT 2771 25TH DR S FEDERAL WAY, WA 98003 OCCUPANT 27735 25TH DR S FEDERAL WAY, WA 98003 OCCUPANT 27760 23RD AVE S FEDERAL WAY, WA 98003 OCCUPANT 2213 S 284TH ST FEDERAL WAY, WA 98003 OCCUPANT 28312 22ND AVE S FEDERAL WAY, WA 98003 OCCUPANT 2205 S 283RD ST FEDERAL WAY, WA 98003 OCCUPANT 28301 22ND AVE S FEDERAL WAY, WA 98003 OCCUPANT 28313 22ND AVE S FEDERAL WAY, WA 98003 D C wl OCCUPANT 2505 S 284TH S� FEDERAL WAY, WA 98003 OCCUPANT 28405 MILITARY RD S FEDERAL WAY, WA 98003 OCCUPANT 28422 MILITARY RD S FEDERAL WAY, WA 98003 OCCUPANT 28427 OLD MILITARY RD S AUBURN, WA 98002 Ca f OCCUPANT `� OCCUPANT 2213 S 282ND ST If 28101 29TH AVE S FEDERAL WAY, WA 98003 FEDERAL WAY, WA 98003 OCCUPANT �� OCCUPANT 2339 S 284TH PL 28204 27th AVE S FEDERAL WAY, WA 98003 FEDERAL WAY, W€1 98003 , - ' OCCUPANT OCCUPANT - 2312 S 285TH PL 28039 28TH(!AVE S l AUBURN, WA 98002 4 AUBURN, WA 98002 OCCUPANT OCCUPANT { 2306 S 285TH PL 28045 28TH AVE S AUBURN, WA 98002 FEDERAL WAY, WA 98003 - - OCCUPANT' --- -_- ---`- _ - -- - f � OCCUPANT 28434 MILITARY RD S 2300 S 285Th PL FEDERAL WAY, WA 98003 AUBURN, WA 98002 OCCUPANT 2232 S 285TH PL i AUBURN, WA 98002 =r+ OCCUPANT 28008 22ND S AUBURN, WA 98002 OCCUPANT 27812 25TH DR S FEDERAL WAY, WA 98003 OCCUPANT 28012 22ND S AUBURN, WA 98002 OCCUPANT 28411 26TH AVE S FEDERAL WAY, WA 98003 OCCUPANT 28405 26TH AVE S FEDERAL WAY, WA 98003 OCCUPANT 27669 26TH AVE S FEDERAL WAY, WA 98003 OCCUPANT 27646 26TH AVE S FEDERAL WAY, WA 98003 OCCUPANT 27620 26TH AVE S FEDERAL WAY, WA 98003 OCCUPANT 2640 S 276TH ST FEDERAL WAY, WA 98003 OCCUPANT 2628 S 276TH ST FEDERAL WAY, WA 98003 OCCUPANT 27923 25TH DR S FEDERAL WAY, WA 98003 OCCUPANT 2511 S 259TH LP FEDERAL WAY, WA 98003 OCCUPANT 2510 S 279TH PL FEDERAL WAY, WA 98003 d *** METROSCAN LABELS *** EMERALD PARK Date: 01/11/91 Report: 3 Across Labels Sort: Parcel Count: 285 Guy Stevens Jimmy Conner W J & Eddy A Eddy 2705 S 282ND ST 28210 27TH AVE S 28218 27TH AVE S FEDERAL WAY, WA 98003 FEDERAL WAY, WA 98003 FEDERAL WAY, WA 98003 Ola & A L Sibley Kenneth Miller Winterhawk Corporation 28224 27TH S 2719 S 282ND ST 2360 W COMMODORE WAY FEDERAL WAY, WA 98003 FEDERAL WAY, WA 98003 SEATTLE, WA 98199 R E Kramer Whinterhawk Corp Joe & Patsy Sorenson E 470 BERGESON RD 2360 W COMMODORE WAY 28111 28TH S SHELTON, WA 98584 SEATTLE, WA 98199 FEDERAL WAY, WA 98003 Russell Peterson Chester Walters Robert Bush 28117 28TH AVE S 2720 S 282ND ST 2712 S 282ND ST FFDERAL WAY, WA 98003 FEDERAL WAY, WA 98003 FEDERAL WAY, WA 98003 Grant Walker Grant Walker E H Brewer 28213 27TH AVE S 28213 27TH AVE S 28221 27TH AVE S FEDERAL WAY, WA 98003 FEDERAL WAY, WA 98003 FEDERAL WAY, WA 98003 Donald Wattum Donald Wattum Randall & Merlyn Caverly 28229 27TH S 28229 27TH S 28241 27TH AVE S AUBURN, WA 98002 AUBURN, WA 98002 FEDERAL WAY, WA 98003 Joseph Monsen Orville Christensen R E Kramer 28247 27TH S 2612 S 284TH ST E 470 BERGESON RD FEDERAL WAY, WA 98003 FEDERAL WAY, WA 98003 SHELTON, WA 98584 ** CR ** Patrick & Shawna Byrne Dal:is & Janice Seis R E Kramer 28216 MILITARY RD S 11641 SE 188TH ST E 470 BERGESON RD FEDERAL WAY, WA 98003 RENTON, WA 98058 SHELTON, WA 98584 Jeffrey Mohn Daniel & Tina Nelson Judson & Shannon Forks 2604 S 284TH ST 27606 16TH AVE S 2516 S 284TH ST FEDERAL WAY, WA 98003 KENT, WA 98032 FEDERAL WAY, WA 98003 Gerald & Linda Adamson Bonnie Edwards Richard & Perrin Scott 27611 27TH AVE S 27627 27TH AVE S 27643 27TH AVE S FEDERAL WAY, WA 98003 FEDERAL WAY, WA 98003 FEDERAL WAY, WA 98003 Philip Winterholler 2656 S STARLAKE RD FEDERAL WAY, WA 98003 Robert & Wilma Parker 36050 57TH AVE S AUBURN, WA 98001 Ross & Janet Pearson 27626 25TH DR S FEDERAL WAY, WA 98003 Larry Ilcewicz 27633 26TH AVE S FEDERAL WAY, WA 98003 John Eliadis 27651 26TH AVE S FEDERAL WAY, WA 98003 Projects West Ltd 10209 BRIDGEPORT WAY SW STEB1 TACOMA, WA 98499 Gary & Lynda Beardsley 27652 26TH AVE S FEDERAL WAY, WA 98003 Thomas & Ora Mae Daniels 27634 26TH AVE S FEDERAL WAY, WA 98003 Walter Nelson 2648 S STAR LAKE RD FEDERAL WAY, WA 98003 Walter & Sandra Williams 27627 25TH DR S FEDERAL WAY, WA 98003 Merle & Leland Sand 27620 25TH DR S FEDERAL WAY, WA 98003 John Tjoelker 27639 26TH AVE S FEDERAL WAY, WA 98003 Lawrence & Lorrie Adres 27657 26TH AVE S FEDERAL WAY, WA 98003 Charles & Lois McLavey 27668 26TH AVE S FEDERAL WAY, WA 98003 Arthur & Yvonne Quigtar 2000 TROUSDALE DR #107 BURLINGAME, CA 94010 Lloyd Forest 27628 26TH AVE S FEDERAL WAY, WA 98003 Sec Of Vet Affairs 915 2ND AVE (REGIONAL OFFICE) SEATTLE, WA 98174 John Newcome 8517 39TH SW SEATTLE, WA 98136 Karen Markus 27627 26TH AVE S FEDERAL WAY, WA 98003 Gregory & Judy Fetch 27645 26TH AVE S FEDERAL WAY, WA 98003 Alan Peter & Ivy L Chan 27663 26TH AVE S FEDERAL WAY, WA 98003 Christopher Hallman 27660 26TH AVE S FEDERAL WAY, WA 98003 Angelo & Annette Pizarro 27640 26TH AVE S FEDERAL WAY, WA 98003 Adam & Lisa Joyner 15434 38TH TER S A201 SEATTLE, WA 98188 Jed & Urdene Rickard Karen Schroeder Frank Worden 27610 26TH AVE S 27604 26TH AVE S 2623 S 276TH ST FEDERAL WAY, WA 98003 FEDERAL WAY, WA 98003 FEDERAL WAY, WA 98003 Dorothy Bayliss Joseph & Leslie Herbst Jane Ross Ginger 27847 25TH DR S 27905 22ND AVE S 27911 22ND AVE S FEDERAL WAY, WA 98003 FEDERAL WAY, WA 98003 FEDERAL WAY, WA 98003 Mark & Erin Rustad 27919 22ND DR S FEDERAL WAY, WA 98003 Jay & Carol Thompson 27928 22ND AVE S FEDERAL WAY, WA 98003 Gil & Bennett,pe Williams 27923 22ND AVE S FEDERAL WAY, WA 98003 Constance Jones 2501 S 279TH PL FEDERAL WAY, WA 98003 Richard & Shirley Schasse Joseph & Wanda Daudet 2511 S 279TH PL 2515 S 279TH PL FEDERAL WAY, WA 98003 FEDERAL WAY, WA 98003 Centers J Don Gregory Thompson 2527 S 279TH PL 2535 S 279TH PL FEDERAL WAY, WA 98003 FEDERAL WAY, WA 98003 Benjamin & Colleen Justo Jeff & Carolyn Sanders 2530 S 279TH PL 2526 S 279TH PL FEDERAL WAY, WA 98003 FEDERAL WAY, WA 98003 Mary Riedemann Peggy Jernigan 2518 S 279TH PL 15305 SE 306TH ST FEDERAL WAY, WA 98003 KENT, WA 98042 Kathleen Hurley Mark & Elvira Gouras 27834 25TH DR S 27830 25TH DR S FEDERAL WAY, WA 98003 FEDERAL WAY, WA 98003 Robert Jr Cole Schneider Homes, Inc 27818 25TH DR S 6510 SOUTHCENTER BLVD FEDERAL WAY, WA 98003 SEATTLE, WA 98188 Bruce Mildenberger Judy Buehler 27804 25TH DR S 27750 25TH DR S FEDERAL WAY, WA 98003 FEDERAL WAY, WA 98003 Walter & Ellen Summers 27929 22ND AVE S FEDERAL WAY, WA 98003 George & Bik-San Molliso 2507 S 279TH PL FEDERAL WAY, WA 98003 Louise & Bowers,alice Be 2521 S 279TH PL FEDERAL WAY, WA 98003 Marvin & Sandra Johnson 2539 S 279TH PL FEDERAL WAY, WA 98003 Marjorie Millay 2522 S 279TH PL FEDERAL WAY, WA 98003 Mark & Rhea Shideler 27840 25TH DR S FEDERAL WAY, WA 98003 Michael Barnes 27824 25TH DR S FEDERAL WAY, WA 98003 Linda Langlume 27808 25TH DR S FEDERAL WAY, WA 98003 Trilochan Bains 27744 25TH DR S FEDERAL WAY, WA 98003 Edilberto Jr Lopez Maurice Bernard 27736 23RD AVE S 27732 23RD AVE S FEDERAL WAY, WA 98003 FEDERAL WAY, WA 98003 Karan Lea Glaze Ivan & Jane Neubauer 17840 32ND AVE S 27720 23RD AVE S SEATTLE, WA 98188 KENT, WA 98032 Russell Larican James Carlson 26612 A23RD AVE S 4006 SW CONCORD ST FEDERAL WAY, WA 98003 SEATTLE, WA 98136 Ronald & Lavon Walker Dean & Barbara Zanger 27700 23RD AVE S 27701 23RD AVE S FEDERAL WAY, WA 98003 FEDERAL WAY, WA 98003 Paul & Cynthia Fox Great Nw Federal & L Assc 27709 23RD AVE S PO BOX 319 FEDERAL WAY, WA 98003 BREMERTON, WA 98310 Paul & Jeanette Scott William & June Nessler 425 PIKE ST 600 425 PIKE ST 600 SEATTLE, WA 98101 SEATTLE, WA 98101 Paul & Delsie Feist Danny & Traci Dodd 2303 S 278TH ST 30430 38TH AVE S AUBURN, WA 98003 AUBURN, WA 98001 Wong & Tan Fung Flonie & Frania Green 2318 S 278TH CT 2314 S 278TH CT FEDERAL WAY, WA 98003 FEDERAL WAY, WA 98003 James & Betty Summer Craig & Aya Wainscott 2306 S 278TH CT 2305 S 278TH CT FEDERAL WAY, WA 98003 FEDERAL WAY, WA 98003 Alfred & Sarah Riedmann Karen Degnan 2313 S 278TH CT 2317 S 278TH CT FEDERAL WAY, WA 98003 FEDERAL WAY, WA 98003 Richard & Susan Haux 27728 23TH AVE S FEDERAL WAY, WA 98003 William & Jodee Rsplica 27716 23RD AVE S FEDERAL WAY, WA 98003 Steven & Nancy Oldenette 27704 23RD AVE S FEDERAL WAY, WA 98003 Gary & Lynn Crosswhite 3315 S 23RD ST 102 TACOMA, WA 98405 Ronald Huebner 27312 23RD AVE S #35 FEDERAL WAY, WA 98003 Michael Lindholm 2175 S 278TH ST FEDERAL WAY, WA 98003 James & Lauri Chown 2319 S 278TH ST FEDERAL WAY, WA 98003 Armando & Alberta Stefan 2310 S 278TH CT FEDERAL WAY, WA 98003 Kevin & Kimberly Barrett 2309 S 278TH CT FEDERAL WAY, WA 98003 Daniel Kolosky 27841 25TH DR S FEDERAL WAY, WA 98003 David Pratt Catherine & Terry Smith 2627 S 276TH ST 2631 S 276TH ST FEDERAL WAY, WA 98003 FEDERAL WAY, WA 98003 Robert Kjellesvik J Timothy & Julia Webb 2639 S 276TH ST 2643 S 276TH ST KENT, WA 98032 FEDERAL WAY, WA 98003 Eldon & Darlene Stithem Galvin Chow 2651 S 276TH ST 2652 S 276TH ST FEDERAL WAY, WA 98003 FEDERAL WAY, WA 98003 Yvonne Belieu Debra Crumb 2644 S 276TH ST 2465 S 273RD PL #303 FEDERAL WAY, WA 98003 FEDERAL WAY, WA 98003 Ronald & Deborah Clark Main Street Homes Inc 2632 S 276TH ST 217 E MEEKER ST FEDERAL WAY, WA 98003 KENT, WA 98032 Kenny & Signe Chan June & Mozella Railback 2620 S 276TH ST 27637 25TH DR S KENT, WA 98031 FEDERAL WAY, WA 98003 Tho Dao Philip Luxe 34420 8TH CT SW 27719 25TH DR S FEDERAL WAY, WA 98023 FEDERAL WAY, WA 98003 Leonard Kessler Romeo & Monika Embuscado 22735 25TH DR S 27743 25TH DR S FEDERAL WAY, WA 98003 FEDERAL WAY, WA 98003 Main Street Homes Inc David & Elizabeth Garberg 217 E MEEKER ST 27756 23RD AVE S KENT, WA 98032 FEDERAL WAY, WA 98003 Randy White Terry & Deborah Watson 27748 23RD SW 17035 VISTA BLUFF DR FEDERAL WAY, WA 98003 SAN ANTONIO, TX 78247 Allen Ray Gustafson 2635 S 276TH ST FEDERAL WAY, WA 98003 Mark & Sherry Blaisdell 2647 S 276TH ST FEDERAL WAY, WA 98003 Todd & Jennifer Peterson 2648 S 276TH ST FEDERAL WAY, WA 98003 Howard & Kathrin Kussman 2636 S 276TH ST FEDERAL WAY, WA 98003 Adam & Susan Green 2624 S 276TH ST FEDERAL WAY, WA 98003 Hershal McCormick 27703 25TH DR S FEDERAL WAY, WA 98003 Judy Montgomery 27727 25TH DR S FEDERAL WAY, WA 98003 Roger & Myrna Taylor 2308 S 278TH ST FEDERAL WAY, WA 98003 Jr Reymundo Furigay 27752 23RD AVE S FEDERAL WAY, WA 98003 -- CR 9 0 Mark Zimmerman 27740 23RD AVE S FEDERAL WAY, WA 98003 Venancio Palisoc James Simmons Kenneth & Darla Emmert 28003 22ND S 28009 22ND AVE S 28015 22ND AVE S FEDERAL WAY, WA 98003 FEDERAL WAY, WA 98003 FEDERAL WAY, WA 98003 Judith Ann Duttkin 28023 22ND AVE S FEDERAL WAY, WA 98003 Merri Kuehn 28043 22ND AVE S G FEDERAL WAY, WA 98003 Paul & Peggy Burton 2021 S 281ST ST FEDERAL WAY, WA 98003 Violet Thuney 2718 S STAR LAKE RD FEDERAL WAY, WA 98003 Craig & Linda Fiedler 28029 22ND AVE S FEDERAL WAY, WA 98003 Timothy Davis 28203 22ND AVE S FEDERAL WAY, WA 98003 Jeffrey Ferrell 2026 S 281ST ST FEDERAL WAY, WA 98003 James Ascheman PO BOX 3965 AUBURN, WA 98063 Harold Rock Percy Cloutier 14410 PETROVITSKY RD 202 27628 27TH AVE S SE RENTON, WA 98058 FEDERAL WAY, WA 98003 Frank & Joyce Pearce 1321 2ND AVE 1OHML SEATTLE, WA 98101 Robert Smith 2710 S 276TH PL FEDERAL WAY, WA 98003 Theobold Oberlander 2622 S 276TH PL FEDERAL WAY, WA 98003 Robert Corbin 27606 27TH AVE S FEDERAL WAY, WA 98003 James Warren 2706 S 276TH PL FEDERAL WAY, WA 98003 Ferne Munley 2614 S 276TH PL FEDERAL WAY, WA 98003 Arnold Swan 28037 22ND AVE S FEDERAL WAY, WA 98003 James Giesbers 28209 22ND AVE S FEDERAL WAY, WA 98003 Jerome Hall 2022 S 281ST ST FEDERAL WAY, WA 98003 Hilda (Tr) Smith 27640 27TH AVE S FEDERAL WAY, WA 98003 Mertin & Carolyn Pearce 27610 27TH AVE S FEDERAL WAY, WA 98003 Denette Edwards *NO SITE ADDRESS* , WA Verna Letourneau 2700 S 276TH PL FEDERAL WAY, WA 98003 Leslie Thein 2604 S 276TH PL FEDERAL WAY, WA 98003 Sloan David Jociline Hawzipta John Brown 639 SW 134TH ST 2611 S 276TH PL 27605 27TH AVE S SEATTLE, WA 98146 FEDERAL WAY, WA 98003 FEDERAL WAY, WA 98003 Richard Vaughn Clarence Cripe Keith Webb 2204 S 284TH ST 4961 BROWNDEER LN 29628 22ND AVE S FEDERAL WAY, WA 98003 PALOS VERDES PENINS, CA FEDERAL WAY, WA 98003 90274 Brenton Artz Dennis Rieger Michael Porter, 2211 S 283RD ST 2215 S 283RD ST 2218 S 283RD ST FEDERAL WAY, WA 98003 FEDERAL WAY, WA 98003 FEDERAL WAY, WA 98003 Susan White John Spengler James Burchfield 2214 S 283RD ST 2210 SO 283RD ST 2204 S 283RD ST FEDERAL WAY, WA 98003 FEDERAL WAY, WA FEDERAL WAY, WA 98003 Michael Wilson Raymond Gilbert Edward McGinnis 28217 22ND AVE S PO BOX 251 28305 22ND AVE S FEDERAL WAY, WA 98003 KENT, WA 98035 FEDERAL WAY, WA 98003 Gregory Miller Bryan Thresher George Brooks 23655 S PACIFIC HWY 28321 22ND AVE S 2203 S 282ND ST FEDERAL WAY, WA 98003 FEDERAL WAY, WA 98003 FEDERAL WAY, WA 98003 Milvin Rowland D C Masters William Zuber 2209 S 282ND ST 6804 185TH AVE E 2220 S 282ND ST FEDERAL WAY, WA 98003 SUMNER, WA 98390 FEDERAL WAY, WA 98003 Mary Simonsen Michael & Ruth Susterich Bruce Nelsen 2214 S 282ND ST 2210 S 282ND ST 2204 S 282ND ST FEDERAL WAY, WA 98003 FEDERAL WAY, WA 98003 FEDERAL WAY, WA 98003 John Schmitz Edwin & Vera Taylor Kalise Linde 28024 27TH AVE S 945 S 293RD ST 28016 22ND AVE S FEDERAL WAY, WA 98002 FEDERAL WAY, WA 98003 FEDERAL WAY, WA 98003 Fleet Mortgage Corp Evelyn Haegely Clyde & Shirley Blackbur PO BOX 542 RR O1 BOX 388 28002 22ND AVE S MILWAUKEE, WI 53201 WAILUKU, HI 96793 FEDERAL WAY, WA 98003 Phyllis Stringer Thomas D Anderson Scott Chin Lee Hsu 27946 22ND AVE S 27938 22ND AVE S 27937 22ND AVE S FEDERAL WAY, WA 98003 FEDERAL WAY, WA 98003 FEDERAL WAY, WA 98003 Ralph & Anna Bennett James Schmitt Federal Way Public 2508 S 284TH ST 29707 52ND AVE S 31405 18TH AVE S FEDERAL WAY, WA 98003 AUBURN, WA 98001 FEDERAL WAY, WA 98003 John Mrs Crowley 1239 BIGELOW AVE N SEATTLE, WA 98109 Kenneth Hamilton 28425 MILITARY RD S FEDERAL WAY, WA 98003 James Jones 28404 MILITARY RD S FEDERAL WAY, WA 98003 C K Reitan 3314 SW 332ND PL FEDERAL WAY, WA 98023 Marvin Henderson 28433 OLD MILITARY R KENT, WA 98031 Harrison Demers 30640 PACIFIC HWY S FEDERAL WAY, WA 98003 C K Reitan 3314 SW 332ND PL FEDERAL WAY, WA 98023 Jan & Jitka Pecak 18427 OLD MILITARY R AUBURN, WA 98002 Carrie & Mitchell Whitman Co. Robbins 8202 19TH AVE NE 818 SW 142ND PL SEATTLE, WA 98115 SEATTLE, WA 98166 Charles & Joan Brown 29115 45TH AVE S AUBURN, WA 98001 Duane Lodell 28115 29TH AVE S FEDERAL WAY, WA 98003 Arley & Myron Palmer 28114 28TH AVE S FEDERAL WAY, WA 98003 George & Brenda Stuts 28105 29TH AVE S FEDERAL WAY, WA 98003 Huey Paul Wise 28128 28TH AVE S FEDERAL WAY, WA 98003 Moore Calvin 28108 28TH AVE S FEDERAL WAY, WA 98003 Richard Etux Nelson 28515 MILITARY RD S FEDERAL WAY, WA 98003 Robert & Merlyn Sheckler 10470 5TH SW SEATTLE, WA 98146 Federal Way Water PO BOX 4249 AUBURN, WA 98063 Federal Way Water PO BOX 4249 AUBURN, WA 98063 Stephen & Debra Jahns 28106 29TH AVE S FEDERAL WAY, WA 98003 Dale & Jacklynn Weiser 28109 29TH AVE S FEDERAL WAY, WA 98003 Randall & Cari Ronish 28122 28TH AVE S FEDERAL WAY, WA 98003 Glenn & Barbara Currie 28104 29TH AVE S FEDERAL WAY, WA 98003 Keith & Beverly Henson Larry Conway Edward Barnes 2215 S 284TH PL 2221 S 284TH PL 2227 S 284TH PL FEDERAL WAY, WA 98003 FEDERAL WAY, WA 98003 FEDERAL WAY, WA 98003 Donald Grow Richard Wilt Michael F Jr Murray 2235 S 284TH ST 2243 S 248TH PL 2303 S 284TH PL FEDERAL WAY, WA 98003 FEDERAL WAY, WA 98002 FEDERAL WAY, WA 98003 Rodney & Candace Adams 2311 S 284TH PL FEDERAL WAY, WA 98003 Hourkhieng Ly 2333 S 284TH PL FEDERAL WAY, WA 98003 John Rudzinski 2324 S 284TH PL FEDERAL WAY, WA 98003 Elizabeth Sykes 2306 S 284TH PL FEDERAL WAY, WA 98003 Virginia Mercado 2232 S 284TH PL FEDERAL WAY, WA 98003 Glenda Felitz 2210 S 284TH ST FEDERAL WAY, WA 98003 Steven & Lisa McNew 2205 S 284TH ST FEDERAL WAY, WA 98003 Norris Thompson 2217 S 284TH ST FEDERAL WAY, WA 98003 John & Gladys Lukyamuzi 2317 S 284TH PL FEDERAL WAY, WA 98003 Jack Jr Chandler 32823 56TH AVE S AUBURN, WA 98001 Elizabeth Houser 2318 S 284TH PL FEDERAL WAY, WA 98003 James Ostrea 2300 S 284TH PL FEDERAL WAY, WA 98003 Scott & Colleen Muske 2224 S 284TH PL FEDERAL WAY, WA 98003 Gregory & Martha Lawson 28422 22ND AVE S FEDERAL WAY, WA 98003 Richard McMurrin 2209 S 284TH ST FEDERAL WAY, WA 98003 Sally Burns 2221 S 284TH ST FEDERAL WAY, WA 98003 Jr Lee & Kimberly Felder 2325 S 284TH PL FEDERAL WAY, WA 98003 Harold Whitehead 2330 S 284TH ST FEDERAL WAY, WA 98002 William Boutelle 2312 S 284TH PL FEDERAL WAY, WA 98003 Dungar & Jamna Mungra 2240 S 284TH PL FEDERAL WAY, WA 98003 John Sr & Valerie Pittma 2218 S 284TH PL FEDERAL WAY, WA 98003 M A Monzingo 28414 22ND AVE S FEDERAL WAY, WA 98003 David O H Sr & Mary Seat S 305 REES CT SPOKANE, WA 99216 Gene & Cynthia Putnam 3224 S 284TH ST FEDERAL WAY, WA 98003 Diane Farr Glen & Nancy Hammond Donald Warren 2220 S 284TH 2216 S 284TH PL 2212 S 284TH ST FEDERAL WAY, WA 98003 FEDERAL WAY, WA 98003 FEDERAL WAY, WA 98003 Kenneth & Barbara Lobejko Rand Steven $t Schrader 27738 25TH DR S 35105 VILLAGE 3 #35 FEDERAL WAY, WA 98003 CAMARILLO, CA 93012 Thomas & Diana Concannon Harry III Dellett 27720 25TH DR S 27716 25TH DR S FEDERAL WAY, WA 98003 FEDERAL WAY, WA 98003 Arnaldo & Elaine Rivera 27929 21ST AVE S FEDERAL WAY, WA 98003 Sheng Yuan Fu 27928 21ST AVE S FEDERAL WAY, WA 98003 Benedict Villaruz 7517 GREENWOOD AVE N SEATTLE, WA 98103 Toni Musante 27931 21ST AVE S FEDERAL WAY, WA 98003 Zon & Angelina Behrbaum 27920 21ST AVE S FEDERAL WAY, WA 98003 Charles Cagampang 27908 21ST AVE S KENT, WA 98032 Jack Jr & Karen Gater 27724 25TH DR S FEDERAL WAY, WA 98003 Anthony & Lucille Mazzo 27712 25TH DR S FEDERAL WAY, WA 98003 Geoffrey Jackson 27932 21ST AVE S FEDERAL WAY, WA 98003 David & Patricia 27916 21ST AVE S FEDERAL WAY, WA = METROS CAN PROPERTY REPORT = King County ********************************************************************* * Date: 01/11/91 * Report Type: Farm List * Sort Type: Parcel * Parcels Printed: 403 ********************************************************************* ********************* * SEARCH PARAMETERS ********************* Watson ********************************************************************* * ITEMS SELECTED INDEX USED ********************************************************************* * * * * * ABSENTEE OWNER Owner Status * * * [ 05 25 06 NE Range/Township/S/ * [ 05 25 06 SW ********************************************************************* 98003 OCCUPANT e?8204 27th Ave S FEDERAL WAY, WA 98003 t OCCUPANT 28039 28TH AVE S AUBURN, WA 98002 OCCUPANT 28045 28TH AVE S FEDERAL WAY, WA 98003 OCCUPANT 28434 MILITARY RD S FEDERAL WAY, WA 98003 OCCUPANT 2505 S 284TH ST FEDERAL WAY, WA 98003 OCCUPANT 28405 MILITARY RD S FEDERAL WAY, WA 96003 OCCUPANT 28422 MILITARY RD S FEDERAL WAY, WA 98003 OCCUPANT 28427 OLD MILITARY RD S AUBURN 98002 OCCUPANT 28101 29TH AVE S FEDERAL WAY, WA 98003 OCCUPANT 2339 S 284TH PL FEDERAL WAY, WA 98003 l OCCUPANT 2312 S 285TH PL AUBURN, WA 98002 L wig r OCCUPANT f 2306 S 285TH PL AUBURN, WA 98002 OCCUPANT 2300 S 285TH PL AUBURN, WA 98002 OCCUPANT 2232 S 285TH PL AUBURN, WA 98002 OCCUPANT 2213 S284TH ST FEDERAL WAY, WA 98003 OCCUPANT 28312 22ND AVE S FEDERAL WAY, WA 98003 ` l OCCUPANT 2205 S 283rd ST FEDERAL WAY, WA 98003 `` E OCCUPANT 28301 22ND AVE S FEDERAL WAY, WA 98003 Q OCCUPANT 28313 22ND AVE S FEDERAL WAY, WA 98003 1 t OCCUPANT 2213 S 282ND ST FEDERAL WAY, WA 98003 0 OCCUPANT 28024 22ND :S AUBURN, WA 98002 OCCUPANT 28020 22ND S AUBURN, WA 98002 L f OCCUPANT 17744 23RD AVE S FEDERAL WAY, WA 98003 OCCUPANT 27720 23RD AVE S FEDERAL WAY, WA 98003 OCCUPANT 27724 23RD AVE S FEDERAL WAY, WA 98003 OCCUPANT 27712 23RD AVE S FEDERAL WAY, WA 98003 a OCCUPANT 27708 23RD AVE S FEDERAL WAY, WA 98003 OCCUPANT 27729 23RD AVE S FEDERAL WAY, WA 98003 OCCUPANT 27745 23RD AVE S FEDERAL WAY, WA 98003 OCCUPANT 27755 23RD AVE S FEDERAL WAY, WA 98003 OCCUPANT 27763 23RD AVE S FEDERAL WAY, WA 98003 OCCUPANT 28012 22ND S AUBURN, WA 98002 OCCUPANT 28008 22ND S AUBURN, WA 98002 I OCCUPANT 28411 26TH AVE S FEDREAL WAY, WA 98003 OCCUPANT 28405 26TH AVE S FEDERAL WAY, WA 98003 I OCCUPANT 27669 26TH AVE S FEDERAL WAY, WA 98003 OCCUPANT 27646 26TH AVE S FEDERAL WAY, WA 98003 i OCCUPANT 27620 26TH AVE S FEDERAL WAY, WA 98003 t OCCUPANT 2640 S 276TH ST FEDERAL WAY, WA 98003 OCCUPANT 2628 S 276TH ST FEDREAL WAY, WA 98003 L OCCUPANT 27923 25TH DR S FEDERAL WAY, WA 98003 OCCUPANT 2511 S 259TH PL FEDERAL WAY, WA 98003 OCCUPANT 2510 S 279TH PL FEDERAL WAY, WA 98003 OCCUPANT 27812 25•TH DR S FEDERAL WAY, WA 98003 OCCUPANT 27732 25TH DR S FEDERAL WAY, WA 98003 OCCUPANT 27912 21ST AVE S FEDERAL WAY, WA 98003 OCCUPANT 27908 21ST AVE S FEDERAL WAY, WA 98003 ( OCCUPANT 2311 S 278TH ST I . FEDERAL WAY, WA 98003 II j OCCUPANT 27917 25TH DR S { FEDERAL WAY, WA 98003 t OCCUPANT 27923 25TH DR S FEDERAL WAY, WA 98003 OCCUPANT 2771 25TH DR S FEDERAL WAY, WA 98003 f OCCUPANT 27735 25TH DR S FEDERAL WAY, WA 98003 { OCCUPANT ( 27760 23ND AVE S i FEDERAL WAY, WA 98003 CITY OF FEDERAL WAY OFFICE OF HEARING EXAMINER In Re the Application of Parklane Ventures, Inc. For Rezone and Preliminary Plat Approval of That Tract of Land Known as Heritage Woods File #SUB 91-0001; RZ-92-0001 FWHE #92-4 CITY'S MEMORANDUM AT HEARING ON RECONSIDERATION COMES NOW the City of Federal Way and submit the following memorandum for the Examiner's consideration in the above referenced matter. Heritage Woods is an application for a rezone of approximately 29.5 acres from RS 9.6 (single family residential) to RS 7.2 (single family residential) and development of a ill lot single family residential preliminary plat of 41.9 acres. The City responds to the specific issues raised upon the Examiner's Order and requests for reconsideration as follows: I. THE ROLE ❑F THE FEDERAL WAY HEARING EXAMINER IN REVIEWING A ZONING RECLASSIFICATION AND PRELIMINARY PLAT REQUEST. A. Rezones. Chapter 130 of the Federal Way Zoning Code ("FWZC") establishes the mechanism and criteria to change the boundaries of a zone on the zoning map. (FWZC 130.05) There are two types of reclassification: CITY'S MEMORANDUM AT HEARING ON RECONSIDERATION - 1 legislative rezones, and quasi-judicial rezones (FWZC 130.10). A quasi-judicial rezone is a rezone which affects specific parcels of property (FWZC 130-10.2). The Heritage Woods proposal is a quasi- judicial rezone. Process III described in Chapter 155 of the FWZC is to be used to review and decide upon an application for rezone (FWZC 130.30). The FWZC further defines quasi-judicial rezones into two specific categories: 1) non -project related; and 2) project related. (FWZC 130.40). A non -project related rezone is defined to be a proposed rezone initiated by the City and the subject property is not owned by the City or the proposed rezone is from one single family residential zone classification to another single family residential zone classification. A project related rezone is one which does not meet the criteria established above for non -project related rezones. Project related rezones require a specific development proposal for the property. (FWZC 130-40.1(A) and (B)). Because the applicant filed a rezone request concurrently with a subdivision proposal, the Heritage Woods project• constitutes a project related quasi-judicial rezone because it does not specifically meet the criteria defined in FWZC 130.40.1(B). The decisional criteria established for project related rezones allows a more accurate assessment of the applicant's proposed development. CITY'S MEMORANDUM AT HEARING ON RECONSIDERATION - 2 Process III defines the procedure for processing a project related quasi-judicial rezone. Under Process III, the Hearing Examiner will hold a public hearing and then make a recommendation to the City Council, which will then decide upon the application (FWZC 115.05). After some discussion in the FWZC with regard to the hearing requirements, the Code then discusses the role of the Hearing Examiner in a non -project quasi-judicial rezone. It is the role of the Hearing Examiner to hold a public hearing on each application which shall be open to the public (FWZC 155.35.1 and 155.35.2). The hearing of the Hearing Examiner is the hearing for the City Council on the application (FWZC 155.35.3). The Hearing Examiner's role is to make a complete electronic sound recording of the public hearing, and to receive the public comments at the hearing. The comments may be submitted in the form of written comments or by oral comments made at the hearing (FWZC 155.45 and 155.50). It is the role of the Hearing Examiner to issue a written recommendation to the City Council, after consideration of all the information and comments submitted on the matter (FWZC 155.60.1). CITY'S MEMORANDUM AT HEARING ON RECONSIDERATION - 3 The Hearing Examiner is bound to follow the decisional criteria described in Section 155.75.4 entitled "Decisional Criteria". That criteria provides that the decision on a rezone may be approved in only if: a. It is consistent with the Comprehensive Plan; b. It is consistent with all applicable provisions of the Code including those adopted by reference from the Comprehensive Plan; and C. It is consistent with the public health, safety, and welfare. (FWZC 155.75.4(A-C)) In addition, it is the role of the Hearing Examiner to ensure the application complies with "the criteria listed in the provision of the Code describing the requested decision". (FWZC 155.4). The applicable criteria for approval of a quasi-judicial project related rezone is described in FWZC 130.45 and 130.60. These provisions provide that the City may approve an application for a quasi-judicial non -project rezone only if it finds that: 1) The proposed rezone is in the best interest of the residents of the City; 2) The proposed rezone is appropriate because either: a. Conditions in the immediate vicinity of the subject property have so significantly changed since the property was given its present zoning and that under those changed conditions, a rezone is within the public interest; or CITY'S MEMORANDUM AT HEARING ON RECONSIDERATION - 4 b. The rezone will correct a zone classification or zone boundary that was inappropriate when established. (FWZC 130.45). 3) The proposed project complies with the Zoning Code; 4) The site plan of the proposed project is designed to minimize all adverse impacts on developed properties in the immediate vicinity of the subject property; and, 5) The site plan is designed to minimize impacts upon public services and utilities. (FWZC 130.60). It is further noted that it is the role of the Hearing Examiner to decide the criteria in light of the burden of proof specified in the FWZC. As it pertains to Process III, the applicant has the responsibility of convincing the City that "Under the provisions of this Chapter, the applicant is entitled to the requested decision. The burden of proof is placed upon the proponent of the rezone." (FWZC 155.45). In issuing the decision, the Examiner is required to include in the written recommendation, any conditions and restrictions that the Examiner determines are reasonably necessary to eliminate or minimize any undesirable effects of granting the application. (FWZC 155.60.4). Finally, it is the role of the Hearing Examiner to include in the written recommendation to the Council: CITY'S MEMORANDUM AT HEARING ON RECONSIDERATION - 5 a. A statement of facts presented to the Hearing Examiner that support the recommendation including any conditions or restrictions that are recommended; b. A statement of the Hearing Examiner's conclusions based on those facts; C. A statement of the criteria used by the Examiner in making the recommendation; and d. The date of issuance of the recommendation and a summary of the rights as established in this Chapter of the applicant and others to request reconsideration and to challenge the recommendation of the Hearing Examiner. B. Preliminary Plat_Requests. The Federal Way City Council has adopted Title 16, Subdivision Ordinance. This ordinance describes the general procedure for processing an application for a subdivision. (See Federal Way Code 16.30). The City Council's announced purpose in adopting the Subdivision Ordinance includes: a. To promote the health, safety, and general welfare in accordance with standards established by the State and the City; b. To promote effective use of land by preventing overcrowding or scattered development which would injure health, safety, or general welfare due to the lack of water supplies, sanitary, sewer, drainage, transportation, or other public services or excessive expenditure of public funds for such services; and C. To avoid congestion and promote safe and convenient travel by the public on streets and highways through proper planning and coordination of new streets within subdivisions with existing and planned streets in the surrounding community. (See Federal Way Code 16.10.20) CITY'S MEMORANDUM AT HEARING ON RECONSIDERATION - 6 All applications for preliminary plat approval shall be in conformance with the Zoning Code and official zoning maps of the City of Federal Way. In the event an amendment to the Zoning Code and/or a change in the zoning maps is required to assure conformance, the Community Development Director shall require that appropriate applications for such change be submitted so that the requests are considered concurrently. (Federal Way Code 16.60). Heritage Woods is a combined request for preliminary plat approval and rezone, in compliance with this code section. A preliminary plat application is required to have completed its SEPA review process, prior to the matter being scheduled for public hearing before the Hearing Examiner. (Federal Way Code 16.80). Once the Community Development Director has confirmed that the preliminary plat application is complete and that the SEPA review has been finalized, the application is to be processed and reviewed following the procedures defined in FWZC Chapter 155, Process III. (Federal Way Code 16.90). Accordingly, the role of the Hearing Examiner in reviewing a preliminary plat application is consistent with the role of the Hearing Examiner in deciding a zone reclassification. CITY'S MEMORANDUM AT HEARING ON RECONSIDERATION - 7 However, it is the role of the Hearing Examiner to confirm that the Public Works Director has considered the additional criteria outlined in the Subdivision Ordinance, in order to fulfill the requirement of FWZC 155.75.4. This additional criteria for a preliminary plat application that the Public Works Director must consider is the application's compliance with Section 16.10.20, Purpose of the Subdivision ordinance, Design Criteria and Develo ment Standards, Section 16.210 through 16.370 of the Subdivision Ordinance, any other applicable ordinance or regulation of the City, and RCW Chapter 58.17 as it now exists or may hereafter be amended. (Federal Way Code 16.100.20). Generally, design criteria and development standards included within Section 16.210 through 16.370 include Subdivision ❑esign Standards, 16.210; Lot Design_ Standards, 16.220; Density Requirements, 16.230; cluster Subdivision Requirements, 16.240; Open Space and Recreation Requirements, 16.250; Pedestrian and Bicycle Access Requirements, 16.260; View Considerations, 16.270; Buffer Standards, 16.280; Retention of Natural Vegetation Requirements, 16.290; streets and Right -of -Way Standards, 16.300 (including compliance with FWZC Chapter 110) ; Required Improvements to Rights -of -Waand Vehicular Access Easements and Tracks as incorporated in the provisions of 16.300); Water Availability Re_guirements, 16.310; Sewage Disposal Standards, 16.320; Storm Drainage Standards, 16.330 (incorporating CITY'S MEMORANDUM AT HEARING ON RECONSIDERATION - 8 Surface Water Management Ordinance 90-30 and Storm and Surface Water Utility Ordinance 90-32); Compliance With Requirements for Other Utilities, 16.340; Street Lighting Provisions, 16.350; Landscaping Protection and Enhancement Conditions, 16.360; and Monument Location Requirements, 16.370. II. REVIEW AUTHORITY OF HEARING EXAMINER OVER REQUIREMENTS IMPOSED BY PUBLIC WORKS DIRECTOR. It is assumed that the Examiner wishes a response regarding the review authority, if any, the Examiner has over requirements imposed by the Public Works Director specific to this plat. This analysis requires a specific narrowing of the issue as the FWZC grants to the Public Works Director authority to make a number of administrative decisions. As specifically applied to the issues on reconsideration for this application, the Public Works Director has been granted authority pertaining to street standards contained in FWZC Chapter 110. Chart 110-1 contained within the street standards section, allows a "three lane, four lane, or five lane minor arterial road standard to be built in conformance with the Code". The Code provides further that the appropriate lane numbers are to be determined by the Public Works Director. CITY'S MEMORANDUM AT HEARING ON RECONSIDERATION - 9 As the Examiner points out in Conclusion #3 on the Heritage Woods application, "The Comprehensive Plan and Title 22 provide guidance to the Public Works Director as to which should be required". Therefore, the Examiner's review is limited to confirming that this guidance provided to the Public Works Director conforms to acceptable legal parameters. "Such interpretation is consistent with Southwick v. Lacey, 58 Wn.App 886 (1990), Cobb v. Snohomish Count , 64 Wn.App 451 (1991), and Unlimited v. Kitsap County, 15 Wn.App 723 (1988)" (See: Examiner's Recommendation, Conclusion #3). Chapter 110 grants to the Public Works Director the ability to classify each improved and proposed rights -of -way based upon the classification standards contained within Charts 110-1 and 110-2 and the objectives of the Comprehensive Plan (FWZC 110.15). This allows the Public Works Director to determine for each proposed right -of -way the appropriate development standards required to be implemented as a condition of subdivision approval. The authority of the City to require dedications is set out in Chapter 110.25. This provision requires the applicant to dedicate a portion of the subject property parallel to the right-of-way and equal in width to the difference between the present right-of-way width and the width required by Charts 110-1 and 110-2 for that right-of-way. This Code Section also grants to the Public Works CITY'S MEMORANDUM AT HEARING ON RECONSIDERATION - 10 Director the ability to waive additional dedication or to permit dedication of a lesser amount of the subject property for additional right-of-way width if: a. It is likely to anticipate that in the near future, the private property across the right-of-way will be required to dedicate property for public right-of-way; or b. The reduction in the required right-of-way width will nonetheless provide adequate room for all improvements, infrastructures, and functions within the right-of-way. (FWZC 110.25.3 (a) & (b)). Decisions of the Public Works Director relating to the street standards are established by the Federal Way Code 110.60. That provision grants authority to the Public Works Director to modify, defer or waive the street standard requirements and to exercise his authority only upon consideration of a written request and only upon compliance with certain stated criteria: 1. The improvement as required would not be harmonious with existing street improvements, would not function properly or safely, or would not be advantageous to the neighborhood or City as a whole. 2. Unusual topography or physical conditions preclude the construction of the improvements as required. 3. Proper vertical and horizontal alignments cannot be determined because the existing streets do not have correct alignments. 4. The required improvement is part of a larger project that has been scheduled for construction in the City's Capital Improvement Program. CITY'S MEMORANDUM AT HEARING ON RECONSIDERATION - 11 Thus the Public Works Director is granted authority to interpret, modify, defer and waive right-of-way requirements pursuant to Chapter 110. The FWZC provides for appeals of administrative interpretations. (FWZC 175.60). Any person who is aggrieved by an administrative interpretation may appeal that interpretation (FWZC 175.65.1). All appeals of interpretations of the code will be reviewed and decided upon using Process II (FWZC 175.65.3). Under Process II, the Hearing Examiner makes the initial decision following a public hearing. The City Council then decides further appeals of these matters. (FWZC 150-05). Accordingly, the applicant was afforded the opportunity to seek a modification, deferment, waiver or appeal of the Public Works Director's requirements for street standards at the time they were identified as being applicable to the proposed development. Initially, these requirements were identified in the City's April 3, 1992 'Final Staff Evaluation for Environmental Checklist Application No. SUB-91-0001' ("Staff Evaluation"). In addition, these improvements were subsequently identified and discussed in the City's May 22, 1992 Staff Report for the proposed development. CITY'S MEMORANDUM AT HEARING ON RECONSIDERATION - 12 Under Process II, the applicant failed to file an appeal within fourteen days from the April 3, 1992 Staff Evaluation, which constitutes the issuance of the Director's interpretation of the code on this matter. It is only upon the filing of an appeal of such an administrative decision that this issue is ripe for the Hearing Examiner's review. III. AUTHORITY OF CITY OF FEDERAL WAY TO IMPOSE REQUIREMENTS FOR ROAD IMPROVEMENTS. The City's road improvement standards for frontage improvements are primarily based upon adopted statutory code requirements as opposed to mitigation measures identified and imposed under SEPA. In the Order and Request for Reconsideration, the Examiner invites response to the following question: "May the Public Works Director impose requirements for road improvements (or other improvements) which are in excess of direct plat impacts? Does the Examiner have the authority to review the Director's determination as to required improvements to mitigate direct plat impacts". The questions are repeated here in total, because the City's response requires an untangling of two distinct sources of authority for imposing development conditions. CITY 'S MEMORANDUM AT HEARING ON RECONSIDERATION - 13 Development conditions may be imposed upon an application in a number of ways. The two primary methods are through environmental review through the State Environmental Policy Act ("SEPA") or through application of development regulations adopted by the legislative body of a jurisdiction. The Examiner should not succumb to the blurring of the analysis for these different basis of authority for imposition of development conditions, which was suggested and argued in Applicant's legal memorandum. A. Alternative Mechanisms for Imposition of Development Regulations. 1. SEPA Authority. The SEPA, Chapter 43.21C RCW, is intended to ensure that environmental values are considered (in addition to technical and economic considerations) by State and local government officials when making decisions. SEPA contains specific policies and goals which apply to actions at all levels of government. The SEPA Rules (Chapter 197-11 WAC) were adopted to implement SEPA and to establish uniform requirements and guidance for CITY 'S MEMORANDUM AT HEARING ON RECONSIDERATION - 14 compliance with SEPA. Prior to taking any action (issuing permits, approvals, etc.) on a non-exempt project, the City must follow specific procedures to assure that appropriate consideration has been given to the environment. The primary purpose of SEPA is to evaluate the environmental impacts of a proposed project and identify methods to reduce the impacts. The ability to exercise substantive SEPA power requires compliance with RCW 43.21(C).060. Once those requirements have been met, arguably a broad grant of authority is given to cities to condition and deny proposals. Documentation of SEPA based conditions must specify: 1. The unacceptable adverse environmental impacts clearly identified in an environmental document on the proposal; 2. The local or state agency, SEPA policy or policies under which such impacts are unacceptable; 3. The mitigating conditions imposed including any monitoring requirements; and 4. Why relevant local, state, or federal regulations, if any, would not sufficiently mitigate unacceptable environmental impacts. In recent cases, the Washington Supreme Court reaffirmed both SEPA's broad grant of authority to condition and to deny proposals and the Court's inclination to closely supervise exercises of this potentially oppressive power. CITY'S MEMORANDUM AT HEARING ON RECONSIDERATION - 15 In Levine v. Jefferson County, 116 Wn.2d 575, 807 P.2d 363 (1981), the Court emphatically affirmed an unpublished Court of Appeals decision that invalidated SEPA-based mitigating conditions and granted unusual specific relief by ordering the County to issue a building permit without the invalid conditions. In Levine, the Court invalidated the imposition of mitigating conditions under SEPA authority for the abject failure to satisfy the requirements of RCW 43.21(C).060 governing the exercise of substantive SEPA power. The Court acknowledged the broad power to impose mitigating conditions under SEPA but quite summarily invalidated the challenged conditions because there was no semblance of the documentation in the record required by RCW 43.21(C).060 and WAC 197-11-660. B. Recrulatory Authorit . The second basis for imposition of conditions on development is based upon the inherent ability of a city to adopt zoning and development regulations. The City of Federal Way is a non -charter code City. As such, the City has the power to regulate and restrict the use of buildings and land for all lawful purposes, to the extent deemed necessary or appropriate by the City. (RCW 35A.63.100). CITY'S MEMORANDUM AT HEARING ON RECONSIDERATION - 16 It is well settled law that zoning is a constitutionally permissible exercise of police power. State ex rel Wenatchee congregation of Jehovah's Witness v. Wenatchee, 50 Wn.2d 378, 312 P.2d 195 (1957), State ex rel Miller v. Caine, 40 Wn.2d 216, 242 P.2d 505 (1952). Ordinances enacted by a city pursuant to this authority will be upheld as valid exercises of police power if they promote the health, safety, welfare and bear reasonable and substantial relationship to accomplishing the purpose pursued. Duckworth v. Bonney Lake, 91 Wn.2d 1926-27, 586 P.2d 860 (1978). The "general purpose of zoning is to stabilize uses, conserve property values, preserve neighborhood characteristics, and promote orderly growth and development". Duckworth at page 28. The standard for evaluating conditions under SEPA (requiring the mitigation of the direct impacts of the plat) differs from review of development regulations imposed as a result of adopted codes. Requiring Uniform Building Code standards, requiring setbacks, requiring landscaping standards are all regulations which do not directly relate to the goal of "mitigating direct impacts of the development", but rather are based on one jurisdiction's idea of the appropriate, orderly development of land within its boundaries. The street standard code based regulation fits within this category. CITY'S MEMORANDUM AT HEARING ON RECONSIDERATION - 17 Compliance with the City's street standard codes are requirements of plat approval. Conditions for plat approval will be upheld if they 1. Do not offend any provision of the Zoning Ordinance; 2. Do not require illegal conduct on part of the permittee; 3. Are in the public interests; 4. Are reasonably calculated to achieve some legitimate objective of the Zoning Ordinance; and 5. Are not unnecessarily burdensome or onerous to the land owner. Gerla v. Tacoma, 12 Wn.App 889, as quoted in Miller v. Port Angeles, 38 Wn. App 904, 691 P.2d 229. The cases cited by the applicant in opposition to the street standards are not similar to the situation here. The City's road widening requirements are based upon code regulations. In Unlimited v_. Kitsap County, 50 Wn.App 723, 750 P.2d 651, a local government's imposition of a condition for rezoning of the property was found to be invalid. However, in that case, the Court found that the conditions placed on the permit were arbitrary and capricious. The condition imposed was a requirement for the applicant in that case to provide a commercial access to an adjacent property owner. This requirement for approval was not based upon any statutory regulation or adopted ordinance. Therefore, the Court found the exaction to be an unconstitutional taking. CITY'S MEMORANDUM AT HEARING ON RECONSIDERATION - 18 Of the cases cited by the applicant, only one case dealt with the consideration of a statutory based condition for approval. In Southwick Inc. v. Lacev, 58 Wn.App 886, 795 P.2d 712, the applicant appealed imposition of conditions on a proposed development contending that the conditions were unauthorized taxes or fees. The Court refused to find the conditions were unlawful. In that case, the Court included a good discussion on the attempt to use the provisions of RCW 82.02.020 as a limitation on the authority of a local jurisdiction to adopt regulations designed to provide for the overdevelopment and prevention of overcrowding of land, to provide for adequate streets and other amenities, to conserve natural beauty and other resources, and to condition governmental action on the basis of appropriate environmental policies. The wisdom, necessity and policy of an ordinance is best left to the legislative body elected to make such decisions. Convention Center Coalition v. Seattle, 107 Wn.2d 370, 375, 730 P.2d 636 (1986). This is not to say that jurisdictions are given complete license to adopt statutes based development requirements. If a regulation is deemed too oppressive, the ordinance can be challenged as a violation of due process and taking requirements. However, a legislative enactment is presumed constitutional and the party challenging it bears the burden of proving it unconstitutional beyond a reasonable doubt. State v. Brayman, Wn.2d 183, 193 751 P.2d 294 (1988). CITY'S MEMORANDUM AT HEARING ON RECONSIDERATION - 19 C. Review Standards. The segregation of development conditions based upon these two prongs of authority is evidenced by the applicable appeal standards. When the Court is reviewing a decision made pursuant to SEPA, the Court will apply the "clearly erroneous standard". (See Cougar Mountain Associates v. Kina County, ill Wn.2d 742 (1988); Naq_atani Brothers v. Ska it Count , 108 Wn.2d 477 (1987); Maranthana Mining V. Pierce County, 59 Wn.App 795, 800 (1990). The clearly erroneous standard allows a Court to substitute its judgment for that of the administrative agency "when it is left with the definite and firm conviction that a mistake has been made". Polyuon carporation_v. Seattle, 90 Wn.2d 59 (1978). In contrast, outside of the context of SEPA, the standard of judicial review applied to land use actions is the "arbitrary and capricious standard". This strict standard of review requires an applicant to show willful and unreasonable action, without consideration and in disregard of facts or circumstances. Buel v. Bremerton, 80 Wn.2d 518, 526 (1972). CITY'S MEMORANDUM AT HEARING ON RECONSIDERATION - 20 The Supreme Court has commented on this often quoted standard: "From this language several principles are distilled. First, an error in judgment is not arbitrary and capricious. A judicial conclusion that the administrative decision was erroneous is not sufficient. Second, the action essentially must be in disregard of the facts and circumstances involved. Third, the Court necessarily looks to the facts before the administrative agency." State v. Ford, 110 Wn.2d 827, 830-31 (1988). See also Belser Investments v. Snohomish Countv,59 Wn.App 299 (1990); Belcher v. Kitsap Count, 60 Wn.App 949, 952 (1991). (Discussion of View Ridge Park Associates and Cobb v. Snohomish County, 818 P.2d 1106 withdrawn (1990) WL222058 (Wn.App) #24680-1-I, (Lisp. Op. at 7) (Wn.App November 4, 1991). The higher standard of review for challenges to regulatory authority is in recognition of the greater deference given to code standards adopted by a legislative body. D. Conclusion. Your question regarding the role of the Hearing Examiner in relationship to the decisions of the Public Works Director relates to comparing the imposed conditions to the direct impacts of the project. Such an analysis is appropriate for conditions impose pursuant to SEPA. CITY'S MEMORANDUM AT HEARING ON RECONSIDERATION - 21 However, the this case, the review of the street conditions defined by the Public Works Director, is limited to a review of Chapter 110 of the FWZC to determine whether this provision and the application of the same constitutes a violation of due process and taking requirements and whether such provision is arbitrary and capricious. IV. CRITERIA AND WARRANTS FOR FRONTAGE IMPROVEMENTS REQUIRED BY THE PUBLIC WORKS DIRECTOR. Frontage improvements required by the Public Works Director for Military Road are warranted. The Public Works Director's determination regarding the appropriate roadway standard is based upon statutory requirements of Chapter 110 of the Federal Way Zoning Code, the City of Federal Way Comprehensive Plan, other municipal plans, policies, rules and regulations, and upon analysis and data provided in a traffic study for the project. In the Order and Request for Reconsideration, the Examiner invites response to the following questions: "Is a five -lane roadway section along the frontage warranted? What criteria are used in determining whether or not a five -lane roadway section is warranted? Do the direct traffic impacts of this proposal require the five -lane road section as opposed to a three or four -lane road section?" CITY'S MEMORANDUM AT HEARING ON RECONSIDERATION - 22 The following analysis responds specifically to each of these issues. Because the first and last questions deal with essentially the same issue, they will be addressed together. A. What criteria are used in determining whether or not a five -lane roadway section is warranted? The City of Federal Way Comprehensive Plan ("Plan") was prepared to meet the requirements of RCW 35A.63.061, Optional Municipal Code. The purpose of the Comprehensive Plan is to anticipate and guide orderly growth and development of the City. The Comprehensive Plan provides a basis for the adoption of implementing regulations and City programs. Regulations and programs such as the City's Zoning Code, Six Year Transportation Improvement Program, and Methods to Mitigate Development Impacts ("Title 2211) must be consistent with the policies outlined in the Comprehensive Plan. Both the policy and implementation documents must be read together in a consistent manner whenever possible in establishing development conditions. State acts and laws such as SEPA, Growth Management Act ("GMA"), and Commute Trip Reduction ("CTR") are also mechanisms the City can use to implement development policies. CITY'S MEMORANDUM AT HEARING ON RECONSIDERATION - 23 Policies T-1, T10, T-11, T-12, and T-13 in the Plan are directly related to the proposed Heritage Woods development. They are quoted below in their entirety since they are referenced throughout the remainder of this memorandum. Policy T- 1: Plan and develop pedestrian and bicycle facilities on a systems approach, with safety consideration of primary importance. Policy T-10: Analyze development and zoning impacts on transportation using an area -wide approach that integrates cumulative impacts on the entire system. Policy T-12: Require mitigation of direct transportation impacts created by new development. Policy T-13: Address existing circulation and traffic deficiencies on a community -wide scale and implement appropriate public improvement programs. The City is implementing Policy T-1 through Section 16.260 of the FWSC and Chapter 110 of FWZC. Section 16.260 states that pedestrian and bicycle access should be provided for established or planned safe CITY'S MEMORANDUM AT HEARING ON RECONSIDERATION - 24 school routes, bikeways, trails, and transit stops. The City has adopted the King County General Bicycle Plan - Focus 1990 as its interim plan. This plan has identified certain City streets as bikeways. Provisions of this plan are to be implemented relative to development projects as well as city-wide efforts. Chapter 110 of FWZC establishes certain standards for pedestrian and bicycle facilities. The City of Federal Way's Six Year Transportation Improvement Program ("TIP") assists in meeting the intent of Policy T-10 and T-13. The TIP, which was adopted by Resolution 91-67 states: "...the City Council has determined current and future City and street arterial needs, and based upon these findings has prepared 'a revised and extended six -year transportation improvement program for the ensuing six calendar years..." The TIP was developed with an area -wide approach that considered mitigating the cumulative effects of future development projects and regional growth. As stated in Resolution 91-67, TIP projects are intended to solve both current and future arterial needs. Therefore, the City can require developers to contribute pro-rata share contributions toward TIP projects that solve arterial needs. Developments which impact arterial deficiencies constitute direct impacts because the development would further exacerbate poor CITY'S MEMORANDUM AT HEARING ON RECONSIDERATION - 25 operating conditions. This is consistent with Policy T-12 and regulations such as SEPA and Title 22. The intent of the City's current development policies and regulations is for development to occur only with the concurrent improvement of transportation infrastructure. Allowing development to occur without sufficient transportation facilities would adversely affect current development, commerce, and residents in the City. As a result, adverse affects on existing transportation conditions would constitute a direct impact and the City would require mitigation based on Policy T-12, SEPA, Title 22, and the FWZC. To reinforce this concept, the State of Washington has passed the Growth Management Act. Part 1, Section 2 of the GMA clearly states this concurrency philosophy. 11(12) Public facilities and services. Ensure that those public facilities and services necessary to support development shall be adequate to serve the development at the time the development is available for occupancy and use without decreasing current service levels below locally established minimum standards." B. Is a five -lane roadway section alona the frontage warranted? Do the direct traffic impacts of this pr2posal require the five - lane road section as opposed to a three or four -Zane road section? CITY'S MEMORANDUM AT HEARING ON RECONSIDERATION - 26 M Five Lane Widening Analysis The following paragraphs justify the need for a five lane roadway section along the project frontage. 1. Level of service ("LOS") for the midblock section of Military Road in the project vicinity was calculated. LOS was calculated based on the methodology specified in the 1985 Highway Capacity Manual, Chapter 11, Urban and Suburban Arterials. Preliminary, calculations performed by the City shows that the existing arterial LOS is D. The City is currently collecting additional information to verify the arterial LOS. See Exhibit A for the calculation sheets. The 1985 Highway Capacity manual describes LOS D conditions as follows: "Level of service D borders on a range on which small increases in flow may cause substantial increases in approach delay and, hence, decreases in arterial speed. This may be due to adverse signal progression, inappropriate signal timing, high volumes, or some combination of these. Average travel speeds are about 40 percent of free flow speed". Since small increases traffic volumes can cause substantial delays at LOS D conditions, the City encourages arterial LOS to be D or better. Any future traffic growth on Military Road could severely compromise the arterial travel CITY'S MEMORANDUM AT HEARING ON RECONSIDERATION - 27 speed. Therefore, the City would require any future developments to mitigate traffic any further traffic impacts on Military Road. 2. There are several locations on Military Road with high accident rates and severity indices. Exhibit B contains the accident data on Military Road from January 1990 to December 1991. Since Military Road has a history of accident problems, the project proponent should mitigate traffic safety problems along the site's frontage. A center left turn lane can eliminate many of the rear end accidents occurring on Military Road. State funding agencies such as the Transportation Improvement Board, which administers the UATA and TIA grants, have recognized that center left turn lanes can reduce the number of accidents occurring on arterials. The TIB allows for a 30 percent reduction factor in accidents in its cost/benefit formula. 3. License plate surveys conducted by the City show that approximately 70 percent of the AM and 75 percent of the PM peak hour trips on Military Road between S 304th Street and S 272nd Street are locally generated. Only 30 percent of the AM peak hour trips and 25 percent of the PM peak hour trips were found to be regional trips passing through the CITY'S MEMORANDUM AT HEARING ON RECONSIDERATION - 28 entire length of Military Road in the City. Therefore, the majority of any improvement on Military Road would serve local traffic and not regional or systemwide traffic. Exhibit C contains data for the license plate survey. 4. Project traffic volumes in 1993 with the project is forecasted to be 19,668 daily trips on Military Road in the project vicinity. This is based on existing 1990 daily traffic volumes of 16,500 which was reported in the June 1, 1992 Heritage Woods Staff Report, a five percent annual growth factor established in the December 1990 Heritage Woods traffic study, daily project -generated traffic based on Trip Generation, 5th Edition, and the project's trip distribution pattern reported in the December 1990 Heritage Woods traffic study. See Exhibit D for a summary of this analysis. 5. Daily traffic volume capacities for different lane configurations were researched. The City of Bellevue and the State of Florida have all performed extensive studies relating roadway capacity to roadway lane configurations. The daily traffic volume capacities established by these jurisdictions have had wide acceptance in the transportation planning/engineering field. These sources CITY'S MEMORANDUM AT HEARING ON RECONSIDERATION - 29 are often quoted in transportation planning and engineering studies. The City of Bellevue has a guideline relating daily traffic to peak hour levels of service for suburban arterials. This guideline shows that it would take a minimum of four lanes to maintain a peak hour LOS E or better in 1993 with the project. LOS E represents capacity conditions. A three lane configuration would operate at LOS F based on the City of Bellevue guidelines. LOS F represents extremely congested conditions. A minimum of five lanes would comply with this guideline by providing LOS B, less than capacity. conditions. See Exhibit E for a summary of the City of Bellevue guidelines. Similar conclusions can be made when applying the State of Florida standards. The maximum daily capacity of a three lane section in the State of Florida has been established at 16,900 daily trips. Exhibit F contains the Florida standards. Paragraphs 1 and 2 above establish current deficiencies along Military Road that will be impacted by project generated traffic. Paragraph 3 shows that improvements along Military Road are primarily needed for local traffic in the Military Road CITY'S MEMORANDUM AT HEARING ON RECONSIDERATION - 30 subarea. Paragraphs 4 and 5 establish the need for two through lanes in each direction (four total lanes) in 1993 with the project. Paragraph 2 shows the need for the fifth lane for safety needs and accident reduction mitigation. The five lane frontage widening required by the City will directly benefit the proposed development. Traffic flow, level of service, and accident/safety problem will all be improved along the project frontage. Since most of the traffic on Military Road is locally generated from the Military Road subarea, it is equitable to require these "local improvements" from the developer. The developer's "fair share" of improvements to the area will be the required full frontage improvements. (ii) Full Street Frontage Improvements The City's codes authorize the Public Works Director to impose full street improvements. Any conditions the Public Works Director imposes on developers must be consistent with the Comprehensive Plan policies which are the basis of the City's Zoning Code and other regulations. Specifically, Policy T-1 and T-12 guide the Public Works director in requiring frontage improvements. Also, providing concurrent pedestrian and bicycle facilities must be considered in mitigating direct impacts. CITY'S MEMORANDUM AT HEARING ON RECONSIDERATION - 31 Policy T-1 specifies that the City should plan and develop pedestrian and bicycle facilities. If Policy T-1 is read with Policy T-12, then the developer is responsible for pedestrian and bicycle facilities where it has direct impacts. The project proponent will be required to install full street frontage improvements since the proposed project impacts both sides of the roadway. The Heritage Woods traffic study dated December 1990 clearly shows that the proposed project will generate trips to and from the site on both sides of the roadway. Exhibit G shows the figure that documents the development's impacts on both sides of the roadway.. This will necessitate the installation of curb, gutter, sidewalk, and bicycle lanes on both sides of the street. Another reason the full street improvements are required is that the accident rates on Military Road in the project vicinity are well above the City average. Exhibit B shows the two year accident record on Military Road in the project vicinity. Additional traffic on Military Road will only exacerbate this existing accident problem. Adequate pedestrian and bicycle facilities will be provided to protect pedestrian and cyclists. A specific traffic safety problem exists on the south leg of the Military Road/S 284th Street intersection. Sight distance to CITY'S MEMORANDUM AT HEARING ON RECONSIDERATION - 32 the south along Military Road South is 150 feet short of the minimum stopping sight distance of 400 feet. This sight distance is based on ASSHTO standards and a roadway design speed of 45 mph. See Exhibit H for the criteria sight distance is based on. The requirement for bicycle lanes on both sides of Military Road can also be required under Section 16.260 of FWSC. Section 16.260 FWSC states that pedestrian and bicycle access should be provided for established or planned safe school routes, bikeways, trails, and transit stops. The City has adopted the King County General Bicycle Plan - Focus 1990 as an interim plan. This interim plan identifies Military Road S as a major bicycle route to be developed. The developer has an obligation to participate in developing bicycle lanes if the development in question directly impacts a planned bikeway and/or concurrency of bicycle infrastructure is needed. In Heritage Woods' case, both criteria are met. Requiring full street improvements is consistent with Policies T-1 and T-12 of the Plan, authority provided to the Public Works director in Chapter 110 of the FWZC, and Title 22. The requirement is also consistent with SEPA, the concurrency policy implied in the Policy T-12, and requirements for concurrency under the GMA. CITY'S MEMORANDUM AT HEARING ON RECONSIDERATION - 33 EXHIBITS A Level -of -Service Calculation Sheets B Accident Record C License Plate Survey D 1993 Traffic Volume Projections E City of Bellevue Arterial Level -of -Service Guidelines F Florida Arterial Level -of -Service Guidelines G Heritage Woods Trip Distribution & Assignment H AASHTO Stopping Sight Distance Criteria i:d3:.ub9101;.wp CITY'S MEMORANDUM AT HEARING ON RECONSIDERATION - 34 Exhibit A Level -of -Service Calculation Sheets The level -of -service calculation sheets will be provided by August 21, 1992. Currently, the City is performing more field surveys to calculate level of service. Tentative estimates show that the arterial level of service is LOS D. However, this may change when the complete data set is collected from the field. Exhibit B Accident Record LL; ; Z h W j 5 LO LO I m v O � Lr) r r 0 m C LLB. Q W O W W W W W W W W W Z "i 1 W I... W W W W W f.. W F•, N W W LU O W W y W W W LL. 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I; I Cal P, 777 FJ F- A-L_-LLV, U'✓�Zg j037 � VC 1 I � �6r1 I OTL 11L-PO TGO 3OP e-N W � I A Cz- 7y3 IS C CKV 267 Dpo DG ;� 6.1 y Afr, 11 g52 0 J,� oyv �� 7 r e G 1-1 AEK, .N ,Z2 G 9 600. (�T4 III V3 F-0 7 7 ` LZ (. . �� U1,1303 2( 7 cP4-- 13d-.1 Dv 3 I col JF S OD ?-R FfT �'f.G --soA ' '�r� �,/I/l�� FG 777 %J�C5,-Z 1 1�SP Y Igo Di'H- &Ly z s � n1 � V ✓� r. _..� 1 p1��-�17 ADC /qE ;PPP- �29... Lf-7 /� T Q 9��,2 � 0 .:. .. :. - ��3 G DW L rg -��- - .._Zo•�� f+ - --� �z cif v �� o -T �.. _ q9l DST',l�V I2L IL- 3-77G0 5� G/V N � TKy A703G3 � iv � - - - _-ZIt_s Ll v � z �s I � � s� �>'L zrs �i -- yl71312Y l217-I% . yzg Al-2 P N 1170 ) 7 `I �9A .- _ E AYP 2,571-R i ?D EUM I12 EO; . 3-S3 DT • {i �la,�Q kl;,,� I Z 14 6 713�39EE: IT �114 EL Llr y D --N C= i3 L U LI7-13W VIJ l� CwA k:.9.�, c'W - -- - �- _- :.. ; 9Ts.2��i - 2O_-DID 3 y U Ps- f�x y0149 Dffz 73 g_ul� K -- Gyo�s Exhibit D 1993 Traffic Volume Projections Forecasted Military Road Traffic Volumes 1990 ADT..............................................16,5001 Annual Growth Factor....................:.............5%2 1993 ADT Without Project ........................19,100 Daily Project -Generated Traffic Volumes ......... 568' 1993 ADT With Project............................19,668 1 The 1990 traffic volume was reported in the June 1, 1992 Heritage Woods Staff Report from the City of Federal Way's 1990 Average Annual Daily Traffic Volume Map. 2 The annual growth factor is from the December 1990 Heritage Woods traffic study by David Evans and Associates. See page 6 of the traffic study. 3 Daily project -generated traffic is based on a regression equation from Trip Generation, 5th Edition and the project's trip distribution reported in the December 1990 Heritage Woods traffic study by David Evans and Associates. c:\tia\heritsl.doc Exhibit E City of Bellevue Arterial Level -of -Service Guidelines N C L O TO Ca 0) CU C O O a) � ca J O U cu c �- cp O Co I- 0 Co O Y Co CD Cu CD '%- CD -c E O •U O U U Cn O CV 'CZ CU j Cl) 0 •L ❑ 0 CD N .V .c6 O O_ 'dO O_ O O .0 C> c� r CD • O C7 CO CD a) N C) CY) C) fA U J U 4- 0 N O CD O .V O 00 00 O CD ,a)o N N CIO CLd � L CD _:3 p U 0 00 00 0 0 >.�0 00 00 o a a j CO r N N N C+r E O Q CD E ❑ 0 C •� C C E O c6 cz N CA J N Cl)J .� ._j +r -� CL � O CD O O N CA C ,1 O O O O i C C i CU CD C U CZ U �-�-• .J J ��- O O O N CU > CD J J L L_j J I�• Q� -i U- LL J (n O C �_0 o U —0E cz N m '�t m CD r, > U F- z 4- U U O •� Cn Exhibit F Florida Arterial Level -of -Service Guidelines )►�� \t1� �1� � t yam; � � The models from which the tables are derived are based on the premise turning movements do not back into the through lanes and can approach free flow speeds .-Xid-block. Most of Florida's urban arterials are divided or at least have left turn bays - at major intersections. Reductions in service volumes for undivided roads with and without left turn bays are indicated on the urban tables. 'they represent a consensus of the task team developing the tables, and not ca].cslated values. Similar adjustments could be made in rural -are -as. Although most state arterials are divided in urban areas, there are many two- lane undivided roads. In the tables the two-lane entries represent undivided roads with left turn bays at major intersections. 'Two-lane roads with continuous left turn lanes should be regarded as a two-lane divided facilities. Adjustments to volumes would be appropriate for two-lane divided roads or two- lane undivided roads without left turn bays at major intersections. an A IDS is 0.75 ag,Omd :san.nawa per naW LAOM / Culd d Lod dSrta A 8 C D s 2 Lade. WtO la aCD 1:S eco till 17ACD 4 Dr. 2&= 3L= == XACD 2G7w a Dr. 4a4W 4i1CD 4aXa aM4CD 05.2W QFWW s p.7e is 13 Apah d r per ind Lam.../ =WC6d Lw d d WVftM A a C D s 4 Dr. 2CLCLD 2k7CD 3L= 3Z_YD xaca 6 Dr. 30AW 4AICt7 407W 4&= 51 —n Cr.W C (1.6 in 23 oWm6 rrd jswuwama per vA4 tom/ DWNJ"d tr•� d3.,�e: A` '- a C D s 214WW 10=. Li'+CD 14= WOO a DW . _ 3LICC 48,ocD 47.9W ao.-^op CrwW D CU i o 13 ogn&b .d pr ag" Dti%W Lai C(-%I s A• 11r C D s 2 D=Cbr. — — 1= 1S7ZD 1S4CD 4 Dr. 7Cl1CD 3M= 33= a dr. =7CO 4&= ao= CEO ar s PAID 4.5mip - kOm,.cftDiea per mAmQ LAD—/ nodal Lai dSarr,e .el H" C- D L 2 Lied r. _ LZ= 14 aC0 4 Dr. 2L D =ICQ 6 Dr. _ _ 36_YO 46.9W DivIDm fVXr 7LD ADJDSrhcnrl3 6•1zr carrowpaod2mg tso-w7 .cocoa] v%h== =mdk=,2wd pdu LMrrr l6a4! LA Tom es" A*Mt UW-I lfca 2 D%IdW 7s . M 2 Ubdt*td W 90 1kal6 Und-MIdad 7r iksf3 Uadtrtded NO a'w► C L A 3 a I Exhibit G Heritage Woods Trip Distribution & Assignment S. 272ND ST. LJ -*--16 % 13 4 %7. 119: Fa ' PROJECT SITE r 1-0 r 0 507. 23 s❑ 4--lox—► 0 _.::; 1s .-- 2ox-�� C-239: �19 17 2107. 239 10 _INTERSECTION ANALYZED 143 288TH ST. Figure 3 EMERALD PARK GENERATION AND DISTRIBUTION TOTAL AWDT— 1193 TRIPS AWDT PM/IN— 80 TRIPS PM-------� PM Z PM/OUT— 47 TRIPS PEAK PEAK °—`';� K ;Ls,� � °C /; ' Exhibit H AASHTO Stopping Sight Distance Criteria Stopping Sight Distance Sight distance is the length of roadway ahead visible to the driver. The minimum sight distance available on a roadway should be sufficiently long to enable a vehicle traveling at or near the design speed to siop before reaching a stationary object in its path. Although greater length is desirable, sight dis- tance at every point along the highway should be at ]east that required for a below -average operator or vehicle to stop in this distance. Stopping sight distance is the sum of two distances. the distance traversed by the vehicle from the instant the drives sights an object necessitating a stop to the instant the brakes are applied and the distance required io stop the vehi- cle from the instant brake application begins. These are referred to as brake reaction distance and braking distance, respectively. Assumed Braking Stopping Sight Distance Design Speed for Brake Reaction Coefficient Distance Rounded Speed Condition Time Distance of Friction on Level Computed for Design (mph) (mph) (sec) (ft) f (ft) (ft) (ft) 20 20-20 2.5 73.3-73.3 0.40 33.3-33.3 106.7-106.7 125-125 25 24-25 2.5 88.0-91.7 0.38 50.5-54.8 138.5-146.5 150-150 30 28-30 2.5 102-7-110.0 0.35 74.7-85.7 177.3-195.7 200-200 35 32-35 2.5 117.3-128.3 0.34 100.4-120.1 217.7-248.4 225-250 40 36-40 2.5 132.0-146.7 0.32 135.0-166.7 267.0-313.3 275-325 45 40-45 2.5 146.7-165.0 0.31 172.0-217.7 318.7-382.7 325-400 50 44-50 2.5 161.3-183.3 0.30 215.1-277.8 376.4-461.1 400-475 55 48-55 2.5 176.0-201.7 0.30 256.0-336.1 432.0-537.8 450-550 60 52-60 2.5 190.7-220.0 0.29 310.8-413.8 501.5-633.8 525-650 65 55-65 2.5 20*1.7-238.3 0.29 347.7-485.6 549.4-724.0 550-725 70 58-70 2.5 212.7-256.7 0.28 400.5-583.3 613.1-840.0 625-850 Table 111-1. , Stopping sight distance (wet pavements). Information above from , Americian Association of State Highway and Tranportation officials, 1990. BEFORE THE HEARING EXAMINER OF THE CITY OF FEDERAL WAY In Re the Application of ) Parklane Ventures, Inc. ) FII.E #SUB 91-0001; RZ-92-0001 FWHE #92-4 For Rezone and Preliminary ) Plat Approval of that tract ) ORDER ON REQUEST of land known as Heritage Woods ) FOR RECONSIDERATION On June 23, 1992 a request for reconsideration of the examiner's June 16, 1992) recommendation was timely filed by Philip Keightley, the Public Works Director for the City of Federal Way. The request was distributed to parties of record in accordance with Federal Way Zoning Code Section 155.65(2) on June 23, 1992. Responses were received from Pat Byrne and from Bill H. Williamson, Attorney for the applicant, on June 30, 1992. These responses were likewise circulated to parties of record. Pursuant to the authority contained in FWZC Section 155.65(6) the examiner has decided to schedule this matter for a subsequent hearing. Participation in the hearing will be limited to parties of record and/or witnesses which parties of record may wish to call. The issues at the hearing will be strictly limited to the following: 1) What is the role of the Federal Way Hearing Examiner in reviewing a zone reclassification and preliminary plat request? 2) What review authority, if any, does the Hearing Examiner have over requirements imposed by the Public Works Director? 3) May the Public Works Director impose requirements for road improvements (or other improvements) which are in excess of direct plat impacts? Does the Examiner have the authority to review the Director's determination as to required improvements to mitigate direct plat impacts? 4) Is a five -lane roadway section along the frontage warranted? What criteria are used in determining whether or not a five -lane roadway section is warranted? Do the direct traffic impacts of this proposal require the five -lane road section as opposed to a three or four -lane road section? While the Examiner is aware of the applicant's objection to reopening this matter, the Examiner has elected to do so for the following reasons: ORDER ON REQUEST FOR RECONSIDERATION This case is only the second matter heard by this examiner serving in the capacity of Land Use Hearing Examiner for the City of Federal Way, and previous examiners may have reviewed requirements of city departments in a different manner. Thus, the Public Works Director may have been surprised at the hearing, and not prepared to argue that the Examiner was exceeding his authority by reviewing the roadway section issue, and/or did not have the information at the hearing to justify the five -lane section. This issue is of sufficient importance to allow both sides the opportunity to fully present their positions on the merits. The City, the Examiner, and Applicant need to know precisely the scope of review afforded the Examiner by the Federal Way Zoning Code, and thus, whether or not to file requests for variances if there is a disagreement with a Federal Way department. This hearing will occur on August 25, 1992 at 2:00 p.m. in the City Council Chambers at 33530 - 1st Way South, Federal Way, Washington. This hearing date supersedes any hearing date previously ordered. The Public Works Director and the applicant will be allowed a maximum of one hour to present testimony or documentary evidence on the above issues. Each side will then be allowed a maximum of thirty minutes to question expert witnesses presented by the other side. Citizen witnesses will be allowed five minutes to speak and will not be cross-examined by either party. Citizen witnesses may also present written statements and/or documentary evidence to supplement their testimony. ORDERED THIS 8TH DAY OF JULY, 92. STEPHEN K. CAUSSEAUX, JR., H g Examiner -2- FILE NO. RZ-92-0001 - RECORD OF MAILING OF LEGAL NOTICE A RECORD OF ALL MAILING OF LEGAL NOTICE OF THE PUBLIC HEARING FOR PROPERTY OWNERS AND OCCUPANTS IS CONTAINED IN THE SEPA FILE FOR THIS PROJECT (FILE #SUB-91-0001). i:d3:sub9101c.wp OAS R 5� �Sk A t r R.S. �, . t;; ? ° `•�� e �� I `t.Q C` f� 7.2 ,q1 .J SUBURBAN ]--� , R.S. RESIDENTIAL f M~sr ti s""� T1,4L 72 ct f�` f �r'ry�rr R �0� �y 9q `�°�► `h � 'a 6o 9 � „ Nx sr Ja 1,1�rJ r.T L LB -ram -77,-T.. ; .r r,.-�� SUBURBAN RESIDENTIAL �r �r �'q"0 C-_LLi s rerY sr�vtn EXHIBIT-zY PAGE'. NpPosm , PVZ.014f',-' 9"S 7.2 -m F-s 9Jo i JCITYOF 33530 1ST WAY SOUTH October 3, 1991 Mr. Robert Flitton Parklane Ventures, Inc. 31620 - 23rd Avenue South, Suite 120 P.O. Box 6033 Federal Way, WA 98003 FEDERAL WAY, WASHINGTON 98003 RE: EMERALD PARK PRELIMINARY PLAT; APPLICATION NO. SUB-91-0001 Dear Mr. Flitton: I have received all of the submittal materials for the proposed Emerald Park preliminary plat application outlined in my August 1, 1991 letter. Your preliminary plat application is now complete in that all of the required application materials have been submitted. Although your application is complete, it has not been reviewed for compliance with code requirements. As we agreed, the City will not review the project until you advise us to begin. It is our understanding that you are considering possible changes to the proposed subdivision design. If you have any questions regarding this application, please give me a call at 661-4108. Sincerely, Greg Fewins Senior Planner c: Community Development Review Committee d2:sub91001.wp I September 23, 1991 Mr. Greg Fewins Senior Planner Planning and Community Development City of Federal Way 33530 - 1st Way South Federal Way, Washington 98003 Re: Emerald Park Preliminary Plat Application No. SUB-91-0001 Conformance with SubmLtal Regu reme•.ntF Dear Mr. Fewins: PARKLANE ParkLane Executive Center 31620-23rd Avenue South Federal Way, Washington 98003 Telephone: (206) 946-3652 Fax:(206) 946-3580 This letter is in follow-up to your letter dated August 1, 1991, and to our subsequent meeting. The first section of your letter referenced "Submittal Requirements," and as mutually agreed, once we have completed the deficiencies as outlined, our application will be deemed accepted. Enclosed herewith is satisfaction of each of the six items, and we therefore declare our application as now acceptable. However, as previously discussed, we request that you delay commencement of our plat review until we advise you further. This will allow us time to consider possible design changes and make them, if so decided. Returning -now to the submittal requirements, we answer the six points as follows: 1. As agreed to in our meeting, we have amended the title of drawing number 4 of 6 to include and Partial Landscape Plan." 2. As agreed, the topography was done correctly. Secondly, identification of all slopes over 40% has now been done. 3. A Kroll map is enclosed herewith showing all parcels. A new plat certificate is also enclosed which VAINCOU\ I F . SUATTLI . EoMoNToN We are committed to quality, value and service In hi11r:1 4110, 0us111W • ---- rlr,.i r:�: ,aril eaerrd their eXpei tatiJil;.------- Mr. Greg Fewins City of Federal Way Page 2 - September 23, 1991 obviates the need for signatures from Chris Palzer and T.A. Holman. The Household Finance signatory (with verification of authorization) is also enclosed. The three referenced easements are now described on the plat map as requested. The carport/garage encroachment is now removed from the plat certificate. 4. Such areas have been identified appropriately. 5. The cross -sections are now shown as requested. 6. We are in agreement with this item. Mr. Fewins, we invite your telephone call if you should have further questions, and we will communicate with you shortly with regard to our plan mgdifications. Sly, bert G. Flitton RGF:smm Enclosures cc: Mr. Greg Moore Mr. Ron Garrow Ms. Cathy McLung Mr. Brian McAloney Mr. Dale Offin Preliminary Plat File PARKLANE LIVING THE V I S I O N IV�w PUi'T ce- We are eanunilfed to q alliht va61e and semire fU Ifro Oln lil excel", llri i+Ills 1f+171 e.Yieell their ez'f+etf of all I5. STEWART TITLE COMPANY OF WASHINGTON, INC. 1201 Third Avenue, Suite 3800 Seattle, Washington 98101 Senior Title Officer, Bob Ludlow Title Officer, Mike Sharkey Title Officer, Marie A. Pierce Unit No. 8 FAX Number 206-343-8403 Telephone Number 206-343-1328 Parklane Ventures Order No. 135345 29500 Pacific Highway South Federal Way, Washington 98003 CERTIFICATE FOR Attention: Stacy FILING PROPOSED PLAT SECOND PLAT CERTIFICATE SHORT PLAT CERTIFICATE SCHEDULE A GENTLEMEN: In the matter of the plat submitted for your approval, this Company has examined the records of the County Auditor and County Clerk of King County, Washington, and the records of the Clerk of the United States Courts holding terms in said County, and from such examination hereby certifies that the title to the following described land: As on Schedule A, pages 2 through 4, attached. IS VESTED IN: FEDERAL WAY PUBLIC SCHOOL DISTRICT #210, a municipal corporation, as to Parcels A and B; PARKLANE VENTURES, INC., a Washington corporation, as to Parcels C and D; and ROBERT A. SOUTH and SANDRA S. SOUTH, husband and wife, as to Parcel E SUBJECT TO THE FOLLOWING EXCEPTIONS: As on Schedule B, attached hereto. CHARGE: $200.00 TAX: 16.40 TOTAL CHARGE: $216.40 RECORDS EXAMINED TO: September 9, 1991 at 8:00 a.m. STEWART TITLE COMPANY OF WASHINGTON, INC. Bob Ludlow Senior Title Officer Unit No. 8 Order No. 135345 SHORT PLAT CERTIFICATE SCHEDULE A Page 2 In the matter of the plat submitted for your approval, this Company has examined the records of the County Auditor and County Clerk of King County, Washington, and the records of the Clerk of the United States Courts holding terms in said County, and from such examination hereby certifies that the title to the following described land: PARCEL A: That portion of the northwest quarter of the southeast quarter of Section 33, Township 22 North, Range 4 East, W.M., in King County, Washington, more particularly described as follows: Beginning at the northwest corner of said northwest quarter of the southeast quarter of Section 33, said point of beginning being further described as being the center of said Section 33; thence south 88°23'41" east along the north line of said subdivision, 1183.23 feet to the northwesterly margin of the "New" Military Road, as established by deed recorded March 15, 1939 under King County Recording Number 3035989; thence along the said margin the following three courses and distances; south 35022'32" west 1505.88 feet; south 88018'51" east, 24.04 feet; south 35°22'32" west, 78.12 feet to the south line of said northwest quarter of the southeast quarter of Section 33; thence north 88°18'51" west along said south line, 314.29 feet to the southwest corner of said northwest quarter of the southeast quarter; thence north 01003'43" east along the west line of said subdivision 1316.39 feet to the TRUE POINT OF BEGINNING; EXCEPT that portion of the south 65.00 feet of the northwest quarter of the southeast quarter of said Section 33, lying between the "Old" and "New" Military Roads; AND EXCEPT portion lying within "Old" Military road, also known as John Rice County Road No. 127 as established on June 24, 1884; TOGETHER WITH the south 15 feet of the east 82.5 feet of the northeast quarter of the southwest quarter of said Section 33; AND TOGETHER WITH that portion of vacated "Old" Military Road, also known as John Rice County Road No. 127 and also known as Holst Road, vacated by King County Ordinance Number 3055, recorded under King County Recording Number 7702140525, more particularly described as follows: All that portion of "Old" Military Road, also known as John Rice County Road No. 127, lying southerly of the north line of the northwest quarter of the southeast quarter of said Section 33, lying northerly of the south 65 feet of said subdivision. (legal -description, ---continued)-- Order No. 135345 SHORT PLAT CERTIFICATE SCHEDULE A Page 3 LEGAL DESCRIPTION, continued: PARCEL B: The east 412.5 feet of the northeast quarter of the southwest quarter of Section 33, Township 22 North, Range 4 East, W.M., in King County, Washington; EXCEPT the south 15 feet of the east 82.5 feet of said subdivision. PARCEL C: That portion of the southwest quarter of the northeast quarter of Section 33, Township 22 North, Range 4 East, W.M., in King County, Washington, described as follows: Beginning at the southwest corner of said subdivision; thence north 53034'04" east 773.45 feet; thence south 58042'16" east 654.03 feet; thence south 44015'44" west 207.55 feet to the south line of said subdivision; thence on said south line north 88023'41" west 1036.71 feet to the point of beginning; EXCEPT that portion thereof lying within the following described parcel beginning at the southwest corner of said northeast quarter; thence north 53°34'04" east 773.45 feet; thence south 58042'16" east 654.03 feet, south 44°15'44" west 134 feet to the TRUE POINT OF BEGINNING; thence continuing south 44015'44" west, a distance of 72.68 feet to the south line of said northeast quarter; thence along said south line north 88023'41" west, a distance of 350 feet; thence north 44°15'44" east, a distance of 240 feet; thence southeasterly to the TRUE POINT OF BEGINNING also known as a portion of Lot 6 Redondo Heights unrecorded. PARCEL D: That portion of the southwest quarter of the northeast quarter of Section 33, Township 22 North, Range 4 East, W.M., in King County, Washington, described as follows: (legal description, continued) Order No. 135345 SHORT PLAT CERTIFICATE SCHEDULE A Page 4 LEGAL DESCRIPTION, continued: Beginning at the southeast quarter of said subdivision; thence north 88023'41" west along south line thereof 204.34 feet; thence north 44°15'44" east 294.70 feet; thence south 01°10'12" east along east line of said subdivision 216.74 feet to the point of beginning, Redondo Heights, unrecorded Lot 5A; TOGETHER WITH all appurtenances, hereditaments and tenements, also known as Lot 5A less County road of Redondo Heights unrecorded. PARCEL E: That portion of the southwest quarter of the northeast quarter of Section 33, Township 22 North, Range 4 East, W.M., in King County, Washington, described as follows: Beginning at the southwest corner of said northeast quarter; thence north 53°34'04" east 773.45 feet; thence south 58°42'16" east 654.03 feet, south 44°15'44" west 134.87 feet to the TRUE POINT OF BEGINNING; thence continuing south 44015'44" west, a distance of 72.68 feet to the south line of said northeast quarter; thence along said south line north 88023'41" west, a distance of 350 feet; thence north 44°15'44" east, a distance of 240 feet; thence southeasterly to the TRUE POINT OF BEGINNING also known as a portion of Lot 6 Redondo Heights unrecorded. END OF SCHEDULE A STEWART TITLE GUARANTY COMPANY SHORT PLAT CERTIFICATE Schedule B Order No. 135345 GENERAL EXCEPTIONS: 1. Rights of claims of parties in possession not shown by the public records. 2. Public or private easements, or claims of easements, not shown by the public record. 3. Encroachments, overlaps, boundary line disputes, or other matters which would be disclosed by an accurate survey or inspection of the premises. 4_ Any lien, or right to a lien, for services, labor or material heretofore or hereafter furnished, imposed by law and not shown by the public records, or Liens under the Workmen's Compensation Act not shown by the public records. 5. Any title or rights asserted by anyone including but not limited to persons, corporations, governments or other entities, to tide lands, or lands comprising the shores or bottoms of navigable rivers, lakes, bays, ocean or sound, or lands beyond the line of the harbor lines as established or changed by the United States Government. 6. (a) Unpatented mining claims; (b) reservations or exceptions in patents or in Acts authorizing the issuance thereof; (c) water rights, claims or title to water. 7. Any service, installation, connection, maintenance or construction charges for sewer, water, electricity or garbage removal. B. General taxes not now payable or matters relating to special assessments and special levies, if any, preceding the same becoming a lien. 9. Indian tribal codes or regulations, Indian treaty or aboriginal rights, including, but not limited to, easements or equitable servitudes. B. SPECIAL EXCEPTIONS: As on Schedule B, attached. SHORT PLAT CERTIFICATE SCHEDULE B Page 2 SPECIAL EXCEPTIONS: 1. EASEMENT AND THE TERMS AND CONDITIONS THEREOF: 2 Order No. 135345 GRANTEE: Puget Sound Power & Light Company, a Washington corporation PURPOSE: Electric transmission and/or distribution lines together with all necessary or convenient appurtenances thereto AREA AFFECTED: A Right -of -Way 5 feet in width as now staked or constructed over, across and upon the southeasterly 150 feet of Parcels C, D, E and other property RECORDED: October 24, 1975 RECORDING NUMBER: 7510240520 AN EASEMENT AFFECTING THE PORTION OF SAID PREMISES AND FOR THE PURPOSES STATED HEREIN, AND INCIDENTAL PURPOSES: FOR: IN FAVOR OF: DISCLOSED BY INSTRUMENT RECORDED: RECORDING NUMBER: AFFECTS: Undisclosed Water District Number 75 February 14, 1977 7702140525 That portion of Parcels A and B lying within vacated "Old" Military Road 3. RESERVATIONS AND EXCEPTIONS CONTAINED IN DEED FROM NORTHERN PACIFIC RAILROAD COMPANY: Reserving and excepting from said lands so much or such portions thereof as are or may be mineral lands or contain coal or iron, and also the use and the right and title to the use of such surface ground as may be necessary for mining operations and the right of access to such reserved and excepted mineral lands, including lands containing coal or iron, for the purpose of exploring, developing and working the same. RECORDING NUMBER: 286278 (continued) Order No. 135345 SHORT PLAT CERTIFICATE SCHEDULE B Page 3 NOTE: No examination has been made to determine the present record owner of the above minerals, or mineral lands and appurtenant rights thereto, or to determine matters which may affect the lands or rights so reserved. AFFECTS: Parcels A and B 4. RIGHT TO MAKE NECESSARY SLOPES FOR CUTS OR FILLS UPON PROPERTY HEREIN DESCRIBED AS GRANTED IN DEED: RECORDED: July 8, 1938 RECORDING NUMBER: 3003158 GRANTEE: County of King, State of Washington AFFECTS: Portion of Parcels C and D adjoining Military Road South 5. The property herein described is carried on the tax rolls as exempt; however, it will become taxable from the date of transfer to a taxable entity. TAX ACCOUNT NUMBER: 332204-9026-02 AFFECTS: Parcel A 6_ The property herein described is carried on the tax rolls as exempt; however, it will become taxable from the date of transfer to a taxable entity. TAX ACCOUNT NUMBER: 332204-9016-04 AFFECTS: Parcel B 7. DELINQUENT GENERAL TAXES: YEAR: AMOUNT BILLED: AMOUNT PAID: AMOUNT DUE: TAX ACCOUNT NUMBER: LEVY CODE: AFFECTS: CURRENT ASSESSED VALUE: 1991 $1,514.45 $ 0.00 $1,514.45 PLUS INTEREST 720480-0030-06 1198 Parcel C Land: $120,000.00 Improvements: None (continued) Order No. 135345 SHORT PLAT CERTIFICATE SCHEDULE B Page 4 8. DELINQUENT GENERAL TAXES: YEAR: AMOUNT BILLED: AMOUNT PAID: AMOUNT DUE: TAX ACCOUNT NUMBER: LEVY CODE: AFFECTS: 1991 $113.58 $ 0.00 $113.58 PLUS INTEREST 720480-0035-01 1198 Parcel D CURRENT ASSESSED VALUE: Land: $9,000.00 Improvements: None 9. GENERAL TAXES: FIRST HALF DELINQUENT MAY 1; SECOND HALF DELINQUENT NOVEMBER 1: YEAR: AMOUNT BILLED: AMOUNT PAID: AMOUNT DUE: TAX ACCOUNT NUMBER: LEVY CODE: AFFECTS: CURRENT ASSESSED VALUE: 1991 $823.70 $411.85 $411.84 720480-0031-05 1198 Parcel E Land: $30,000.00 Improvements: $35,267.00 NOTE: If the taxes cannot be divided equally by 2, the higher amount -must be paid for the first half payment. 10. SURFACE WATER MANAGEMENT SERVICE CHARGE, LEVIED PURSUANT TO KING COUNTY ORDINANCE NO. 7590; FIRST HALF PAYMENT DELINQUENT MAY 1, SECOND HALF PAYMENT DELINQUENT NOVEMBER 1: YEAR: 1991 AMOUNT BILLED: $29.89 AMOUNT PAID: $14.95 AMOUNT DUE: $14.94 TAX ACCOUNT NUMBER: 720480-0031-05 AFFECTS: Parcel E NOTE: The above charges are payable with general taxes. Payment should be made to the King County Director of the Office of Finance. (continued) Order No. 135345 SHORT PLAT CERTIFICATE SCHEDULE B Page 5 11. Liability to assessments for General Taxes, said property.is not presently carried or being taxed on the general tax rolls. AFFECTS: That portion of Parcels A and B lying within vacated "Old" Military Road 12. DEED OF TRUST AND THE TERMS AND CONDITIONS THEREOF: GRANTOR: TRUSTEE: BENEFICIARY: AMOUNT: DATED: RECORDED: RECORDING NUMBER: AFFECTS: Robert A. and Sandra S. South, as husband and wife Commonwealth Household Finance Industrial Loan Corporation III, a corporation $55,250.00 September 27, 1988 September 27, 1988 8809270491 Parcel E The amount now secured by said Deed of Trust and the terms upon which the same can be discharged or assumed should be ascertained from the holder of the indebtedness secured. 13. DEED OF TRUST AND THE TERMS AND CONDITIONS THEREOF: GRANTOR: Parklane Ventures, Inc., a Washington corporation TRUSTEE: Commonwealth Land Title Insurance Company BENEFICIARY: Catherine A. Palzer, as her separate property AMOUNT: $170,000.00 DATED: July _, 1990 RECORDED: August 6, 1990 RECORDING NUMBER: 9008061631 AFFECTS: Parcels C and D (continued) Order No. 135345 SHORT PLAT CERTIFICATE SCHEDULE B Page 6 The amount now secured by said Deed of Trust and the terms upon which the same can be discharged or assumed should be ascertained from the holder of the indebtedness secured. END OF SCHEDULE B Title to this property was examined by: Bob Ludlow Any inquiries should be directed to one of the title officers set forth in Schedule A. RL/gh/4521w Household Finance A Household International Company enter Plata, Suite M ��"•�-.'_."_-- _�-- -. -- 2020 South 320th Federal Way, WA 98003 206 8298882 206 9277161 Fal 206. 946 2332 September 24, 1991 Mr. Robert G. Flitton Parklane Ventures 31620 23rd Avenue South Federal Way, Washington 98003 Dear Mr. Flitton, This is to verify that Thomas R. Forker is the branch manager for our Federal Way office and has the authority to sign the acknowlodgement from Parklane dated September 12, 1991 referring to the Deed of Trust on Robert and Sandra South'-s property. Sincerely i r Nancy 'A. Y4;lS'o n Senior Account Executive NAN:ber J 4 PARKLANE ParkLane Executive Centre 31620-23rd Avenue South Federal Way, Washington 98003 Telephone: (206) 946-3652 September 12, 1991 Fax: (206) 946-3580 Mr. Tom Forker Household Finance Industrial Loan Corp. III 2020 South 320th Street Suite M Federal Way, Washington 98003 Re: Deed of Trust South, Robert and aandra Dear Mr. Forker: This letter shall serve to replace our previous letter to you dated August 19, 1991, with regard to the above - referenced matter, which you have apparently misplaced. Therefore, enclosed is a copy of the Deed of Trust from September 1988, between your firm and Robert and Sandra South. We are in the process of buying their property and are making an application for preliminary plat approval with the City of Federal Way. The City requires that we obtain your company's authorization (as having a vested interest) for said application to be made. We send this letter to be signed by an authorized officer of Household Finance Industrial Loan Corp. III, which by execution of same acknowledges that you are aware of the application and have no objection to it. The City requires that we submit your letter to them right away, so we would appreciate your assistance in this regard as soon as possible. Please also know that the City needs verification of the signor's legal authority to execute this CITY Of,'m / 33530 1 ST WAY SOUTH August 30, 1991 Mr. Robert G. Flitton Parklane Parklane Executive Center 31620 23rd Avenue South Federal Way, Washington 98003 FEDERAL WAY, WASHINGTON 98003 Subject: Variance to Criteria, Preliminary Plat Application Emerald Park - -SUB-91-000lr Dear Mr. Flitton: Our staff has reviewed your request for a variance to the criteria set forth in the letter dated August 1, 1991, from Greg Fewins, which required that bike lanes be provided for both sides of Military Road. Due to the fact that there will be a park nearby and the volume of traffic on Military Road, we are unable to grant a variance at this time. If you have any questions regarding this matter, please contact Ken Miller, our Street Systems Manager, at 661-4136. Sincerely, Philip Keightley Public Works Director cc: Ken Miller, Street Systems Manager Ron Garrow, Senior Engineer Greg Fewins, Senior Planner c: \pearl\variance\emrrldpk.1tr 33 22-y August 20, 1991 Mr. Philip Keightley Director of Public Works City of Federal Way 33530 - 1st Way South Federal Way, Washington 98003 Re: Preliminary Plat Application Emerald Park - SUB-91-0001 Dear Mr. Keightley: PARKLANE ParkTane Executive Center 31620-23rd Avenue South Federal Way, Washington 98003 Telephone: (206) 946-3652 Fax: (206) 946-3580 As you may be aware, we have submitted a preliminary plat application for Emerald Park. We received a letter from Greg Fewins dated August 1, 1991, which references that we will be required to include a Class II Bicycle Facility in our upgrade of Military Road. Our understanding is that this primarily requires striping on both sides of Military Road which allows for two bicycle lanes. This letter formally* requests your concurrence with a variance to this criteria by allowing a bicycle lane on one side only of Military- Road. With limited right-of-way available, we feel this approach makes a lot more sense. We look forward to hearing romy-ou. Thank you for your consideration. f Si er6 Y, J Robert G. Flitton RGF:smm cc: Mr. Greg Fewins Mr. Greg Moore Ms. Cathy McClung Mr. Ron Garrow Mr. Dale Offin M Y,, T-r1 nrl McAlone..y ry 1'.I.c�t, File VAN, Ol CI K - tit ATTLL - l.I'SIONTON We are committed to quality value and service to fulfill ourrnstomers` dreams and exceed their expectations. CITY OF C� 33530 1 ST WAY SOUTH • August 1, 1991 Mr. Robert Flitton Parklane Ventures, Inc. 31620 - 23rd Avenue South, Suite 120 P.O. Box 6033 Federal Way, WA 98003 (c(opy FEDERAL WAY, WASHINGTON 98003 RE: EMERALD PARK PRELIMINARY PLAT; APPLICATION NO. SUB-91-0001 Dear Mr. Flitton: The City's Community Development Review Committee has completed a review of the above referenced project. This committee includes representatives from the Federal Way Water and Sewer, Fire and School Districts, and staff from the City's planning, public works, building and parks departments. The following is a summary of comments from our meeting which must be addressed before completing a review of the preliminary plat and environmental checklist. For your convenience, I have listed comments under categories of submittal requirements, design/code requirements, and SEPA review. Where appropriate, I have noted pertinent ordinance sections: Submittal Requirements The following items are required to be submitted with the preliminary plat application: > 1. The landscape plan must be amended to identify existing wooded areas, meadows, rock outcroppings and other landscape features. The plan must show proposed buffers, open spaces, street trees and other ornamental landscaping (16.360.10, Federal Way Subdivision Code)(FWSC). 2. Existing topography of the land shall be indicated by contours of two foot intervals for slopes less than twenty percent and five foot intervals for slopes of twenty percent or greater (16.50.G, FWSC). All topography for the site has been mapped at five foot intervals and shall be corrected as required above. In addition, identify all slopes of forty percent or greater on or within 25 feet of the site. 3. A map shall be provided with the January 8, 1991 plat certificate showing all parcels identified in the plat certificate. This map is needed to verify legal descriptions of the plat and ownership of the various parcels. Mr. Robert Flitton August 1, 1991 Page 2 In addition to the School District, Parklane Ventures, Inc. and Robert and Sandra South, the following parties have a vested interest in the property, must be made part of the application and will be required to sign the final plat: Chris Palzer; T.A. Holman; and, Household Finance Industrial Loan Corporation III. Signatures representing more than single party ownership interest must be accompanied by documentation which authorizes such signature (i.e. power of attorney; article of incorporation). The plat certificate indicates that there are three easements which are recorded on this property. Each of these easements shall be shown and/or described on the plat map. Item 17 of the plat certificate indicates that a carport and garage encroach onto the adjacent property to the northeast. Clarify the location of this encroachment. 4. The location and extent of sensitive areas (i.e. regulated wetlands; regulated slopes) on and immediately adjacent to the site shall be indicated on the plat map. This would include any sensitive areas located to the west (16.50.H, FWSC). If such areas exist, appropriate setbacks must be maintained as required by Chapter 80 of the Federal Way Zoning Code (FWZC). 5. Provide one cross section of the site from the midpoint of the west property line to the midpoint of the northeast property line (paralleling South Star Lake Road). In addition, provide cross -sections through any other cut or fill sections. 6. When we are prepared to issue public notice for the proposed plat, I will reconfirm with you that the list and envelopes of all property owners and occupants within 300 feet of the site is current. Design/Code Requirements The following are requirements of City codes which have not been addressed in the proposed site design: Bicycle facilities must be provided in accordance with the "King County General Bicycle Plan - Focus 1990." Military Road is currently designated as a Class II facility. The typical street section for Military Road shall indicate the appropriate bicycle facilities in accordance with the "Bicycle Plan." 2. The site is currently zoned RS 9.6 on the north portion and RS 7.2 on the south portion. The zoning boundary indicated on the plat map does not accurately reflect the actual location of this boundary. The actual zoning boundary runs east/west from the north Mr. Robert Flitton August 1, 1991 Page 3 boundary of lot 38 (approximately) to the north boundary (approximately) of lot 12. I can provide you with the specific location of this boundary. All subsequent submittal forms must reflect accurate zoning boundary lines. Because lots 11 and 79 through 91 are designed with less than 9,600 square feet of area, these lots do not meet the minimum lot size requirements of the RS 9.6 zone. Lots 11 and 79 through 91 must be increased in size to at least 9,600 square feet. 3. Any street, utility or building construction in or within 100 feet of a regulated wetland will require special approval. As these areas are identified, appropriate requests must be made based on procedures outlined in Chapter 80, FWZC. 4. The purpose of the northerly tract is not clear. All land within a subdivision is typically platted as a lot rather than as tract unless there is some special purpose in setting this area off from other lots. 5. All lots are to be designed to provide a regular shaped building area (16.220, FWSC). It is not clear why lot 52 is designed with such irregular shape. 6. Street trees will be required along all abutting and interior street rights -of -way (16.360.10 FWSC). Street trees shall be shown on the landscaping plan. These plantings could substitute for replacement of significant trees if required, and if sized in accordance with section 90.15, FWZC. 7. A pedestrian linkage will be required from 23rd Avenue South, between lots 33 and 34, to Laurelwood North Division No. 4. An easement currently exists between 15 and 51 of the Laurelwood plat. This linkage can be provided and constructed within a tract. 8. Any streets .which terminate at a property line, such as 25th Place South, must include a temporary cul-de-sac. The cul-de-sac can be provided on a temporary easement and removed when the street is extended in the future. 9. Sewer service to this site is currently provided by the Federal Way Water and Sewer District. Water service is currently provided by Water District #75, but can be physically provided by the Federal Way Water and Sewer District. However the site is located outside of the Federal Way Water District and cannot be legally extended to the site unless the district's boundaries are modified. Mr. Robert Flitton August 1, 1991 Page 4 Modification of a utility service district boundary requires approval from the King County Boundary Review Board. This process takes approximately six months to complete. Water availability certificates have been provided from both districts. However the plat legend indicates that the Federal Way District will provide water to the site. If water service is to be provided from the Federal Way District, confirmation of the needed service boundary change will be required before proceeding further with the plat. Please clarify your intent in regards to this matter. If services are provided by the Federal Way District, the following requirements will apply. A developer extension agreement will be required for on -site and off -site utilities. Charges in lieu of assessment for water service are due on Military Road. Sewer must be constructed at a sufficient elevation to eliminate pump station 26, located at South 282nd Street and 27th Avenue South. Sewer is required to be extended to Military Road at South 282nd Street and South 284th Street and to the southerly edge of lot 11. Off site utility easements will be required. Any questions regarding these comments should be referred to Rick Gilmore, Federal Way Water and Sewer District, at 941-2288. The certificate of sewer availability from Federal Way Water and Sewer is illegible. Provide a legible copy of this certificate. 10. The current access driveway to the site located near the intersection of South Star Lake Road and Military Road South must be maintained for access to proposed drainage areas. Any portion of this driveway located outside of the proposed plat will require an easement if not located within a public right-of-way. 11. The following drainage information or modifications are required: a) The preliminary drainage analysis shall be revised to address contributing off -site runoff from the east side of Military Road. b) The discharge pipe to the existing on -site pond shall be relocated from its current location (between lots 49 and 50) to the existing dirt road which traverses the site (southeast of lot 52). The runoff course from east of Military Road shall be tied into this discharge pipe and routed to the existing pond. This will provide greater residence time in the, existing pond for the runoff. Mr. Robert Flitton August 1, 1991 Page 5 c) Provide topographic information of the existing pond to determine its capacity and available residence time for design storms. d) Dedication of all surface water facilities will be required. Access will be required to all proposed storm drainage facilities for maintenance. Any questions regarding drainage should be directed to Ron Garrow at 661-4137. 12. The following traffic information or modifications are required: a) Provide a conceptual grading plan for 25th Place South to assure that it can be constructed, is accessible to adjoining lots and is accessible to the existing gravel road located to the northwest of the site. Item b) under storm drainage comments should be taken into consideration when preparing this preliminary design. b) Provide a conceptual grading plan for widening of Military Road South. c) Dedication of right-of-way along Military Road South at the northeast corner of the tract will be required to match the current right-of-way alignment to the southwest along the remaining length of the property. d) South 282nd Street must be relocated to the north for better alignment with the existing intersection at Military Road. ro po �r e) The road section detail for Military Road South shall be revised to provide a six foot wide landscape strip between the road and sidewalks. f) Wherever practicable, medians will be required along Military Road South q, � cr to improve traffic circulation and enhance the right-of-way appearance. Any questions regarding traffic should be directed to Ron Garrow at 661-4137. 13. Fifteen percent of the site must be set aside as open space, including ten percent of the site set aside for active recreation use (section 16.250, FWSQ. The parks department has determined that the location of usable open space in the northerly portion of the site Mr. Robert Flitton August 1, 1991 Page 6 will not be acceptable (also refer to item 12 under SEPA Review). This area of the site is substantially encumbered by sensitive areas and setbacks. The parks department will require that usable open space be located in the southerly part of the site, which is level and can be developed for active recreation purposes. SEPA Review The following are comments related to the environmental analysis provided for the proposed development. Each comment is referenced to the appropriate environmental checklist section. Any changes to the proposed plat may require revisions to the existing environmental checklist or special studies. Please review the checklist and special studies prior to re -submittal to determine if revisions are needed. A. t3ackuound 8. Also add the following: wildlife habitat study; significant tree study; recreation and open space impact study; and school access and school impact analysis. 10. Approvals required for this project include preliminary and final plat approval, sensitive area intrusions and utility permits. 11. Provide a general description of the location of the project (i.e. vicinity of the southeast corner of the intersection of South Star Lake Road and Military Road South). B, Environmental Elements Lb. The response to the question indicates that the steepest slope on the site is approximately 45 percent. This conflicts with the wetland study which indicates slopes ranging from 15 to 30 percent and the drainage analysis which indicates slopes ranging from 15 to 50 percent (page 1). All three documents shall be corrected to accurately indicate the existing slopes of this site. All slopes which exceed 40 percent are regulated under Chapter 80, FWZC, with special setbacks and study requirements. Regulated slopes must be marked on the plat map, and a geotechnical report consistent with section 80.65, FWZC, must be submitted as part of the checklist. Also refer to item #2 of Submittal Requirements. l.c. Refer to the geotechnical report which is to be prepared. Mr. Robert Flitton August 1, 1991 Page 7 Ld. The geotechnical report shall evaluate instable slopes on the site to determine if special construction measures may be required to mitigate slope impacts. Le. The response to this question shall estimate the amount of excavation and fill which is proposed to occur within the plat. You may want to break down cut and fill quantities to specific portions of the site. L f. Refer to the geotechnical report. Lh. Refer to mitigation measures which may be outlined in the geotechnical report. 3.a.1. The following comments are related to the December 5, 1990 (revised) wetland report prepared by David Evans and Associates, Inc.: 1. Page ii: While there is no specific regulations regarding setbacks or protection of non -regulated wetlands, the City must still evaluate the environmental impacts associated with intrusion or displacement of these areas. This analysis is required to be prepared and evaluated under the State Environmental Policy Act process and shall be clarified in this section. The second paragraph on page 18 correctly indicates this requirement. 2. Figure 1, vicinity map: This map does not reflect the actual site and shall be corrected. 3. Page 3: The methodology section shall identify the City's regulatory wetland definition and indicate how the definition was applied in the site investigation. 4. Wetland B: Like wetland G, the setback from wetland B appears to extend into the site. Please clarify this, and adjust the plat as may be needed to maintain required setbacks. 5. Wetland D: This wetland has been found to extend beyond the boundaries marked in the field. This area has been disturbed; however, there is a methodology (Disturbed Area Wetland Determination Procedure) that is used in these instances. Soil pits dug by the City reveal hydric soil conditions. It will be necessary for this area to be added to wetland D using this methodology. Mr. Robert Flitton August 1, 1991 Page 8 6. Wetland L: No delineation flags were found for this wetland in the field. This wetland must be delineated and the flagged boundaries surveyed for City inspection. 7. The wetland report must also include a list of observed and potential (based on signs or other observations) plant and wildlife species, using both scientific and common names, and a description of their relative abundance (section 80.145.2.e and f, FWZC). 8. Conclusion: With the addition of the above information, the wetland delineation portion of the report will be adequate. To complete the report, a conclusion section must be developed to evaluate potential adverse impacts on the identified wetland areas. This analysis will be based on the proposed preliminary plat and will include such impacts as clearing and grading, introduction of residents and domestic pets, filling and grading for roadways and utilities and introduction of surface water. In addition, measures needed to mitigate impacts, if any, should be recommended in the report. The City will take these recommendations under advisement when preparing the environmental determination. The following comments are related to the December 30, 1990 preliminary drainage analysis prepared by Jaeger Engineering: 1. Pages of the report shall be numbered. 2. A culvert crosses under Military Road South conveying runoff from east to west into one of the wetlands and the existing man-made pond on site. The drainage report must address the additional off -site runoff to be conveyed through the site and any potential upgrade of drainage facilities to accommodate the flows. The boundaries of the drainage basin to the existing pond should be identified on a map and quantified. Patterns of runoff should also be shown. 3. The site is located in the North Lower Puget Sound sub -basin as identified in the Hylebos Creek and Lower Puget Sound Basin plan. Reference should be made to this plan and discussion included on the immediate downstream problem conditions identified in the report. The site is tributary to a flooding problem on South 272nd Street and South Star Lake Road. A project has been identified #3323 to rectify the problem, the cost Mr. Robert Flitton August 1, 1991 Page 9 for which is estimated at this time to be $540,000,00. Development of the Emerald Park site. will contribute to the problem by increasing runoff volumes downstream. To mitigate the added impact, the developer shall be required to contribute $55,185 toward completion of the identified project. The contribution is based on the proportionate area of the plat to the total tributary runoff basin. In this case, 41.9 acres is the site area which is 10.2 percent of the total basin (410 acres). The contribution is therefore 10.2 percent of $540,000 which equals $55,185. Funding for the project will be approximately 75.8 percent by the City and 24.2 percent by developer contributions. Developer contributions will come at time of development from those properties not currently developed in the basin (99.34 acres or 24.2 percent of the basin). 4. Under discussions of Special Requirements, items 2 and 4 indicate that no approved master drainage plan or adopted basin or community plan exists. There is a draft Hylebos Creek and Lower Puget Sound Basin Plan which contains the most recent information of the subject area. Because this is the best available information, the proposals, policies and projects identified in the draft plan are being implemented at this time. This must be noted under items 2 and 4. In addition, the site is addressed by the City of Federal Way Comprehensive Plan. 5. Under No. 9 of the discussions of special requirements, the distance to the nearest wetland is incorrectly noted. The wetland immediately downstream of the existing pond is closer. Please correct. 3. a.2. The response to this section indicates that grading will occur within 25 feet of the pond. I did not see any proposed grading within 25 feet of the pond area on the plat map or grading plan as indicated. Please clarify this statement. 3.a.3. Indicate that wetlands in the south-central portion of the site are proposed to be filled and eliminated. 3.c.1. This section shall reference the preliminary drainage analysis. 3.c. and 3.d. These sections must refer to the preliminary drainage analysis (as may be amended) and the wetland report as additional response to these questions. 4.a. Also refer to the wetlands report for a list of plant species. 4.d. Page 5 of the significant tree study identifies the number of significant trees that will be removed and remain on -site. However there is no discussion or analysis of the potential for Mr. Robert Flitton August 1, 1991 Page 10 adverse environmental impacts resulting from removal of these trees, or the need for measures to mitigate identified impacts. . Removal of all vegetation within the developed portion of the plat will be an adverse impact. However there are ways to maintain the character of this heavily wooded site while providing development opportunities. An example would be natural growth protection areas along lot lines or vegetation corridors. The significant tree study shall be expanded to include an analysis of impacts and potential measures to mitigate impacts. 5.a. In addition to observed wildlife, provide a list of potential wildlife based on signs or other observations. The report should address the potential for adverse environmental impacts resulting from removal of on -site vegetation and development of the site. This analysis will address the habitat value of the site and the need for measures to mitigate identified impacts. This section will refer to the wildlife evaluation which is to be prepared. 8.a. Identify surrounding use of adjacent properties. 8.h. Portions of the site have been classified as environmentally sensitive. These areas include wetlands and slopes, if they exist. 10.a. Detached dwelling units in the RS 7.2 and RS 9.6 zones are limited to 30 feet in height, not 35 as indicated in the checklist. 12. This section will refer to the January 11, 1991 Recreation and Open Space Impact Study, prepared by David Evans and Associates, Inc.. The following are comments regarding this study (also refer to item 13 under Design/Code Requirements): 1. The word "Impact" on the cover page is misspelled. 2. The report does not indicate the size of the proposed plat. The significant tree study indicates the site is 42.5 acres, the plat map indicates 41.9 acres and the checklist indicates approximately 40 acres. The precise acreage of the plat will be needed to determine open space requirements under the subdivision code. 3. Although the report identifies the acreage which will be set aside for open space purposes, there is no analysis of the type and quantity of open space which Mr. Robert Flitton August 1, 1991 Page 11 is to be provided (i.e. usable; conservation; buffer; constrained) or the location of these areas. 4. The parks department has determined that the location of usable open space in the northerly portion of the site will not be acceptable. This area of the site is substantially encumbered by sensitive areas and setbacks. The parks department will require that usable open space be located in the southerly part of the site, which is level and can be developed for active recreation purposes. 5. Existing park facilities identified in the report are located several miles from the plat and may not provide sufficient recreation opportunities for residents of this development. The report must address the need to mitigate recreation impacts within or in the vicinity of this plat, including the need to provide or contribute towards park improvements (i.e. development of active recreation opportunities). 13.b. This section will identify and discuss the historical and/or cultural significance of "Old Military Road" which transects this site. Questions regarding this road should be directed to Shirley Chamell with the Historical Society of Federal Way, at 946-2136, or Becky Day, King County Cultural Resource Specialist, at 296-4858. 14. The following comments are related to the December 1990 traffic impact analysis prepared by David Evans and Associates, Inc.: 1. The traffic impact analysis shall be revised to address peak a.m. traffic on Military Road South and its impact on intersections addressed in the original report. 2. The traffic study shall be revised to address measures to reduce single occupancy vehicle trips. Such measures may include installation of a transit stop on Military Road or preparation of a Transportation Management Plan with Metro and the City. 14.a. Future access will also be provided by the extension of 25th Place South to the west. 14.d. This statement shall be corrected to indicate that Military Road South "will" require upgrading as part of the project. Mr. Robert Flitton August 1, 1991 Page 12 15. The following comments are related to the January 11, 1991 school access and school impact analysis prepared by David Evans and Associates, Inc.: 1. Page 1, pp. 2: Determine specifically if the development is or is not within one mile of the Mark Twain elementary school and if students will walk or are eligible to ride buses. 2. Page 2: The January 10 letter from Jake Walker to Brian McAloney indicates that the district is concerned with safe pedestrian access, crossing lights and bus loading areas. The report briefly touches on potential pedestrian and bus impacts for school age children. However the report does not provide any specific analysis of existing conditions or the need for on -site or off -site mitigation (i.e. pedestrian paths; bus pull-out areas). The report must provide this specific analysis and should identify potential measures to mitigate identified impacts. Conclusion Please be advised that no further action will be taken on this application until the minimum submittal requirements are received. The application cannot be deemed complete and accepted for the purpose of official processing until all required information is provided. It is important for you to note that the plat, as designed, does not meet a number of design requirements and could not be recommended for approval by the staff even if minimum submittal requirements were met. We would like to work out solutions to all issues with you prior to going to hearing. When you have addressed these items, please submit ten copies of any full size plan sheets, one reduced copy (maximum 11" by 17") of any full size plan sheets, and one copy of any revised written documents or studies. Any corrections or revisions to plans or documents shall be made to the originals. Addenda plan sheets or documents will not be acceptable. Mr. Robert Flitton August 1, 1991 Page 13 Once I have received all of the above information, by the Community Development Review Committee. a call at 661-4108. Sincerely, A fv� Greg Fewins Senior Planner c: Community Development Review Committee d1:aub91001.wp the project will be rescheduled for review If you have any questions, please give me PEI/Barrett Consulting Group 720 S. 333rd, Suite 200 Federal Way, WA 98003 206 838-6202 FAX: 206 874-0577 Date: June 17, 1991 4A To: Greg Fewins Reviewed by: R. Miller T. Miller/r, From: Ronald Garrow C. Roe Subject: Emerald Park Preliminary Plat SUB-91-0001 This memo details the findings by the Public Works staff of the preliminary plan review and site visit related to SEPA determination. The proposals given in this memo are not conditions of preliminary plat approval. Those conditions will be provided when the plat layout has been accepted and a SEPA determination has been given. The site is located along the west margin of Military Road S. north of S. 284th St. The site consists of 41.9 acres of forested hillside with a pond and church building on the north end of the property. Military Road S. serves as the only improved access to the site. Military Road S. is improved to 2 lanes with gravel shoulders and drainage ditches on both sides. The preliminary plat proposes to develop 118 lots on the site with access from two intersections on Military Road S. located at S. 284th St. and S. 282nd St. Internal roads will be developed to provide access to all lots. The current access driveway to the site located near the intersection of S. Star Lake Road and Military Road S. will be maintained for access to the proposed drainage and open space tract. The following reports have been prepared to support the proposed plat: * Wetland Determination for the Emerald Park Property * Preliminary Drainage Analysis * School Access and School Impact Analysis * Traffic Impact Analysis The traffic impact analysis addresses the impacts of the development on Military Road S. and its various intersections at p.m. peak hour traffic periods. The impact of this development on a.m. peak hour traffic was indicated not to be significant. However, experience in this area has shown significant traffic backups in the mornings from S 272nd St. south along Military Road S., especially in winter months. Another potentially hazardous situation is the left turning movement from north bound Military Civil / Environmental Engineers • Land Surveyors • Planners Rd. S onto S. Star Lake Road during p.m. peak hours. Development of access to the proposed plat will result in traffic back-ups or hazardous traffic movements unless Military Road S. is widened and dedicated turning lanes are provided. Internal roads for the plat are provided with a roadway stub to the west near the water tank site north of lots 39,40 and 45 (25th Place S.). This area is characterized by steep slopes and the terrain along the north property line drops vertically due to grade cuts created during the development of the tank site. South of lots 10 and 11 of the proposed plat layout is an existing 30-foot right-of-way extension of Old Military Road S. from the existing developed Military Road. This right-of-way is gravelled and serves as an access for residences south of the proposed plat. This right-of-way alignment with the developed Military Road S. is at an extremely accute angle. Further development of this alignment for the proposed plat is not acceptable due to potential traffic problems and the lack of available right-of-way. The preliminary drainage analysis and site plans show the use of the existing pond on the site as a wetpond with detention ponds and biofiltration facilities also being provided. Runoff from the site will be directed to an on -site wetland and ultimately to a larger wetland to the north. The analysis indicates that no upstream runoff contributes to the existing on -site system. However, a site visit revealed a culvert under Military Road S. north of S 282nd St. which drains the basin on the east side of the road. Runoff from the site passes through the northerly wetland and continues northwest along S. Star Lake Road to a larger wetland located north of S 272nd St. This is a current problem area during extreme rainfall events resulting in localized flooding and short term closure of S 272nd St. or S. Star Lake Road. This area is approximately 1/2 mile downstream of the site. e prppas ec-rlat i - etertir�n r ous_ _ dPc,�ae t7,rJ s.fc to or�ble0 ) a The plan calls for the construction of an oil/water separator in the conveyance system prior to the existing pond on -site. This facility is to be located at the top of the hillside overlooking the existing pond. Access to the facility has been provided in the plan. The location of the outfall from the oil/water separator to the existing pond is relatively steep. Construction and access for maintenance may be difficult. The outf all location at the pond would also result in a very short pond residence time for the water. This would not promote sufficient flushing action to keep the pond from becoming stagnant. The detention ponds are to be located relatively close to the existing pond. The pond configuration is two -celled with the outlet directed to a biofiltration swale. RECOMMENDATIONS Based on the information provided for the proposed preliminary plat and a review of the site and surrounding community, further information must be submitted and the layout revised as follows: 1) Revise the Preliminary Drainage Analysis to address the contributing off -site runoff from the east side of Military Road S. 2) Relocate the discharge pipe to the on -site existing pond from its current proposed location (between lots 49 and 50) to the existing dirt road which traverses the site (southeast of lot 52). Tie the runoff course from east of Military Road S. into this discharge pipe and route it to the existing pond. This will provide greater residence time in the existing pond for the runoff. 3) Provide topographic information of the existing pond and determine its capacity and available residence time for design storms. 4) Provide a conceptual grading plan for 25th Pl. S to assure it construct abi1ity, accessability to adjoining lots, and accessability to the existing gravel road to the northwest of the site. Item 2 above should be taken into consideration when preparing this preliminary design. 5) Relocate proposed roadways and lots outside wetlands (near lots 62,62,71,and 74-76) `oc� mitigation for no net loss. 6) Revise the Traffic Impact Analysis to addre: traffic on Military Road S. and its intersections addressed in the original rep( 7) Show a dedication of right-of-way along Milk r [�� at the north east corner of the tract t( r) current right-of-way alignment to the southwest along tine remaining length of the property. 8) Relocate S 282nd St. to north for better alignment with existing road across Military Road S. 9) Revise road section detail for Military Road S. to provide a 6-foot wide landscape strip between the road and sidewalk. There is concern for hazardous traffic movements along this stretch of Military Road S. Traffic signalization may be required as a condition of plat approval. Staff will be requiring the following partial list of plat approval conditions: * Extension of Military Road S. south to S 286th P1. as a 3-lane configuration (pavement only with shoulders) in existing right-of-way. * Extension of Military Road S. north to Star Lake Road as a taper from a 5-lane configuration to a 3-lane outlet directed to a biofiltration swale. RECOMMENDATIONS Based on the information provided for the proposed preliminary plat and a review of the site and surrounding community, further information must be submitted and the layout revised as follows: 1) Revise the Preliminary Drainage Analysis to address the contributing off -site runoff from the east side of Military Road S. 2) Relocate the discharge pipe to the on -site existing pond from its current proposed location (between lots 49 and 50) to the existing dirt road which traverses the site (southeast of lot 52). Tie the runoff course from east of Military Road S. into this discharge pipe and route it to the existing pond. This will provide greater residence time in the existing pond for the runoff. 3) Provide topographic information of the existing pond and determine its capacity and available residence time for design storms. 4) Provide a conceptual grading plan for 25th P1. S to assure it constructability, accessability to adjoining lots, and accessability to the existing gravel road to the northwest of the site. Item 2 above should be taken into consideration when preparing this preliminary design. 5) Relocate proposed roadways and lots outside of existing wetlands (near lots 62,62,71,and 74-76) or provide mitigation for no net loss. 6) Revise the Traffic Impact Analysis to address peak a.m. traffic on Military Road S. and its impact on intersections addressed in the original report. 7) Show a dedication of right-of-way along Military Road S. at the north east corner of the tract to match the current right-of-way alignment to the southwest along the remaining length of the property. 8) Relocate S 282nd St. to north for better alignment with existing road across Military Road S. 9) Revise road section detail for Military Road S. to provide a 6-foot wide landscape strip between the road and sidewalk. There is concern for hazardous traffic movements along this stretch of Military Road S. Traffic signalization may be required as a condition of plat approval. Staff will be requiring the following partial list of plat approval conditions: * Extension of Military Road S. south to S 286th Pl. as a 3-lane configuration (pavement only with shoulders) in existing right-of-way. * Extension of Military Road S. north to Star Lake Road as a taper from a 5-lane configuration to a 3-lane configuration. Widen Military Road S. along the property frontage to a 5-lane configuration with curbs, gutters, and sidewalks. PEI/Barrett Consultlr-�Group 10800 NE 8th Street Se% Ah Floor BELLEVUE, WASHINGTON 98004 (206) 455-9494 FAX (206) 453-9470 ....... . ..... . A -4 L.... . ......... ... 4,0. -C.'. J0 SHEET NO. OF CALCULATED BY - DATE 12- C /q CHECKED BY .Rr.Al F: DATE 'S 17 L--L-- C --- 64 !�-�J— I k p k 7/0. �'S' 1—J -Cl L2 - L Is -e- --e-d- 7-1' - - - --:!` — s=- k It _-TI �'Lv- tv. a —A I - L 7.y 0 t Ae J $6 lka_ .4. i! J.TA L-- Z (s A, *L A4 I t.; I ac. !:no Af C d 1i I,, r - i r IT - ov . 7 —.7 -z' L V- d1f T r1- 7 -A—vitc- ..o-r /—z -6y r &: .124— PRODUCT 204-1 (Single Shoals) 205-1 (Padded) JW4 Inc , Groton, Mass. 01471. To Order PHONE TOLL FREE 1-800-225-6300 PEI/Barrett Consultir—�Group 10800 NE 8th Street Se,. ch Floor BELLEVUE, WASHINGTON 98004 (206) 455-9494 FAX (206) 453-9470 OF, DATE DATE . ........ . . ......... ... . . +.u4 6L x .-...... �� I ...... .l `4- �.�..... _ .r'� �.,�.�" ..F.,�...A.ti'.Tr• I.td.. ..� r .....� �¢.[.:.�1 � . ._�:r...2�T�... � .. .- �i Ems f�`t-�� fr� I7`� i � ... n �'E�.f4 T c- r-rimL N-1 �-I.' -i21e4--wUv. -fl:- A, -a - e�29t. t J U —EA.VIMA Zp f . .'L ve. u!-1 r F 14w n. i L4 Aff I - - — - -- I A-i I "11 1 v 111� -6 f)S-3 I __j ALA �p . . . . . . . . L 17'-A 4 kyulr;A (2j .Q-4 Pf4 F L! si- e-Q- cl- C I v I -e EII 0 1 ctA!m C-4 L.- P-ft fed!!�-c sk- Z lo- k�,-6iALc 1AC7-tpvk 1Ad 1 Ai AY /HrU'd-At— ZIL A- !)ZY; � f -j I A - JOB SHEET NO. CALCULATED BY CHECKED BY SCALE 7 PRODUCT 204-1 (Single Sheets) 205-1 (Padded) ®* Inc, Groton, Mass. 01471. To Order PHONE TOLL FREE 1-800-225-63BO PEI/Barrett Consultir"'-,Group JOB 10800 NE 8th Street Se, .th Floor SHEET NO. OF BELLEVUE, WASHINGTON 98004 CALCULATED BY DA (206) 455-9494 FAX (206) 453-9470 CHECKED BY DA SC . A1 F- PRODUCT204-1 (SingleSheels) 205-1 (Padded) �ralnc., Groton, Mass, 01471. To Order PHONE TOLL FREE 1-800-225-6380 - i- PARKLANE ParkLane Executive Centre 31020-23rd Avenue South + Federal Way, Washington 98003 - Telephone: (206) 946-3o52 Fax (206)946-3550 May 21, 1991 ' t66 - 9 Mr, PhilipKei htleyUfAwNIED The City of Federal Way 33530 1st Way South Federal Way, WA 98003 Dear Mr. Keightley: We are writing to request your assistance in looking into two preliminary plat submissions of ours. In January 1991, we submitted the aforementioned plats with the planning department. At that time, we were assured a 120 day turn around time. Planning officials advise us that their review is completed pending comments from Public Works. It is my understanding that Public Works has had the review under way since March 1991. We haven't brought this concern up too forcefully because we are aware that you have hired a new consulting firm, which requires time for adjustment. At this point, however, we respectfully advise that our concern is growing. Can we please request your review of this sit ation? This would certainly be appreciated, and r thank you n advance for your assistance. / !J S i ncle rA4 3t , Robert G. Flitton RGF:mcz cc: Preliminary Plat Files VANCOUVER - SEATTLEEDMONTON We are committed to quality, value and se) -vice to fulfill our customers' dreams and exceed their expeclatimis. CITY OF FEDERAL WAY COMMUNITY DEVELOPMENT REVIEW COMMITTEE Memorandum DATE: January 16, 1991 TO: Tim Miller, Traffic Engineer Cary Roe, Surface Water Manager Bruce Lorentzen, Building Official Frank Atchley, Operations Lieutenant Gregory Brozek, Assistant to Fire Marshall Rick Gilmore, Federal Way Water and Sewer District Richard Lowe, Senior Project Engineer Jake Walker, Director of Planning & Facilities FROM: Department of Community Development PROJECT PLANNER: Greg F �s, Senior Planner Phone: 661-4108 SUBJECT: EMERALD PARR SUBDIVISION APPLICATION NO. SUB-91- 0001. ------------------------------------------------------------------ Submitted for your review is the attached application no. SUB-91- 0001. Owner: Parklane Ventures, Inc. Agent: Parkland Venures, Inc., Robert Flitton Location: Vicinity south of Star Lake Road and west of Military Road. SEPA: Project action environmental determination required. Proposal: 118 lot preliminary plat. Please review the application and return any comments by Thursday, January 31, 1991. cc memo: Jennifer Schroder, Supervisor of M & O gfd2:sub91-l.wp RECEIVED - Sr � ,� /,rod. &3 emu. _�), 0 7 9. 5M CITY OF FEDERAL ICZ% �� E �- / � � ,SC= taA _ 3 Oc). W BUILDIUC [REF . s -Z�, CITY OF FEDERAL WAY DEPARTMENT OF COMbfUNITY DEVELOPMENT MASTER LAND USE APPLICATION Application f S&Ls C� Date �'g � /911 % Agent Name of Applicant ��'� V_ 2 --r-r4G Owner ✓ Address �d -`3�bZt� ��i i'e • 5�'u- _Phone 146 -_- S Z Signature A/o,eT,-r or 2 sc�-� oF7 2� Z O (115'ZrH Property Location �"'�'� M I11 r'*2y I�W 1129 T--2--Z Kroll A . q C-7 . Zone 3� 6 Legal Description �7�-� 4_rTA175_st6- 6 Project Description ��`1j s//V� � ;`_ f Z L,% ---�r �7S 4 � . v � 2 s g- � . / � Type of Permit Required: SEPA Notice Sign Checklist ?ailed Board _ Site Plan Review R R _ Land Surface Modification R R Boundary Line Adjustment Binding Site Plan R R R Short Subdivision Subdivision R R. R _ Shoreline R R Variance R R R Conditional Use R R R _ Use - Process I R R _ Use - Process II R R R _ Use - Process III R R R _ Quasi -Judicial Rezone R R R _ Variance R* R R _ Comp. Plan/Rezone R R — Annexation R R R = Required * Optional by City RECEIVED----, ., N 1 4 1991 CITY Oi: r-:-"0!Z SAL WAY BUILDILNG DEPT. January 14th, 1991 The City of Federal Way Planning of Community Development � 33530 1st Way South y Federal Way, WA 98003 31620 23RD AVENUE SOUTH SUITE 120 P.O. BOX 6033 •FEDERAL WAY, WA 98003 TEL: (206) 946-3652 FAX: (206) 946-3580 Attention: Mr. Kenneth Nyberg Mr. Gregory Moore Mr. Greg Fewins Re: EMERALD PARK, a ParkLane Neighborhood, City of Federal Way, WA - Preliminary Plat Submission Dear Sir(s); It is with pride that, after a series of communicative sessions at staff level, and comprehensive analysis of the City's ordinances, we are submitting our proposed preliminary plat of Emerald Park. We feel that once built, Emerald Park will represent itself as a noteworthy example of how to develop an exciting and sensitive residential community. Also, ParkLane's pledge to create liveable neighborhoods where nature and civilization can co -exist will be reflected. The City of Federal Way is new, and therefore, in terms of learning the process, we have been 'pioneering'. All staff that we have dealt with have been cooperative and patient in this regard. We have painstakingly given every effort to answer all of the submission requests of the City, and yet we ask that if for some reason we have missed or neglected some needed item or piece of information, that staff simply call and request it from us. con't EMERALD PARK a ParkLane Neighborhood Preliminary Plat - Team Roster ParkLane Ventures, Inc. Robert G. Flitton Suite 200 31620 23rd Avenue South Federal Way, WA 98003 (206) 946-3652 * Owner/Developer, Lead Contact Technical Services Unlimited Dale Offin 4222 129th Place, SE, Apt # 2 Bellevue, WA 98006 (206) 644-2238 Lead Engineering Consultant, Technical Supervision Jaeger Engineering Jim Jaeger 9419 S. 204th Place Kent, WA 98031 (206) 850-0934 * Registered Engineer, Drainage Analysis Richardson, Nagy, Martin Brent Argo Mel Mercado 4611 Teller Avenue Newport Beach, CA 92660 (714) 752-1800 * Site Planning, Tactical Analysis David Evans & Associates Samuel Casne Don Carr Charles Warsinske 301 116th Avenue, SE Suite 170 Bellevue, WA 98004-6477 (206) 455-3571 * Environmental reports Prepared January 11, 1991 for exhibit to preliminary plat submission of Emerald Park, City of Federal Way January 12th, 1991 Emerald Park - List of vested owners, with addresses and telephone numbers: 1. PARKLANE VENTURES, INC. 31620 23rd Avenue South Federal Way, WA 98003 (206) 946-3652 Attn: Robert G. Flitton 2. FEDERAL WAY SCHOOL DISTRICT 31405 18th Avenue South Federal Way, WA 98003 (206) 941-0100 Attn: Dr. Thrasher/Jake Walker/Richard Harris 3. ROBERT AND SANDRA SOUTH 27933 Military Road South Federal Way, WA 98023 (206) 941-7928 Prepared for preliminary plat submission. January 11, 1991 The City of Federal Way 33530 1st Way South Federal Way, WA 98003 Re: Preliminary Plat Submission of Emerald Park Dear Sir(s); A portion of the property in the aforementioned preliminary plat proposal is vested in our name. We hereby grant ParkLane Ventures, Inc. our permission to apply for a preliminary plat including our portion of the lands in it. Thank you. Sincerely FEDERAL WAY PUBLIC SCHOOL DISTRICT # 210 by. _ Z la"j, Authorized Agent Dated this -JIV6 day of January, 1991. January 11, 1991 The City of Federal Way 33530 1st Way South Federal Way, WA 98003 Re: Preliminary Plat Submission of Emerald Park Dear Sir(s); A portion of the property in the aforementioned preliminary plat proposal is vested in our name. We hereby grant ParkLane Ventures, Inc. our permission to apply for a preliminary plat including our portion of the lands in it. Thank you. Sincerely 4 Robert A. South-Sandrla. S . outh (z7 Dated this day of January, 1991. r rILLU WIN l ' Nam � �'r�5 � +tAM1ress.� Herat Power of Attorney % e c�l tart /i NUW ALL MEN BY THESE PRcSENTS, 7._61_ ..............BOULfiT A..._SQU�.'��'al................... _........ '_Gf...�.Z:1..1..i...Q�.d...M7..l�.tA,FY....FIP.AS3...�A.ILth...�'eS).��...WaY'8�i}�t7�i4'ton.-•• 9.8.00-�04G8 R RECD F 6.00 ....... ..... .........._..._................................. c c ...................... � Y� .l 6. 00 sass t........................................ ....--sass... ... 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A....--S9V.CAI.......................................................................................: . confirming.II tli.l.......... My ...... .....smida,AMMAN... 5......SOU.�'Af................................... sass......... ..... 5;;•�,��_.r .hall lawfully do or uwt to be Anne, by. virtue of timae proonLIN WITNESS WHEREOF .... ZL _--_baY'9!becermlo ad ...... iPY........... hand .....and acLl......the....2.�.tr? �a• day of`........M1Y.............. inthe yu of out Lard Doe Lbouund nine hundred Lad.... aigh•ty...S 3A ...................... Signed, ScAW Lod Delivered ia0st Pro of • :I i STATE OF WASHINGTON, COUNTY or...JL1MC,........... : ..�:...._.. lOn thu........��.1=11.............day of ............ J.uly......................... :.... A. D. 19...0.6. before me. the under- signed, a Notary Public in and for the Stale of Washington, duly romrowaned and sworn, perwnally appeared ROBERT A. SOUTt[ ._....... ............ .... :..::.�......... ... .............................. to me known to be the individual.... dncnbcd in and who aecsited the foregoing instrument. and acknowledged to me that ... he.... signed and scaled the said instrument as ...........h15.......free and voluntary act and deed for the uses and purposes therein mentiooed- WITNESS my hand and oSci.l seal hereto alfiud ah d+ r • u fiute vt written. it yr f /�'��S if • o Public for th late of Washington. • r' ; Tess iog at....�GS��:si}....f3ti3 r Y. i : 00 IS L — �f o > o 'a a ;Q W O E ° U Q ? i Z i gtis t u i d ! Ps1 01/11 12:RYUnRT TITLE COMPANYPAGE 01 OF WASHINGTON, INC. 1201 Third Avenue, Suite 3800 Seattle, Washington 98101 Senior Title Officer, Bob Ludlow Title Officer, Mike Sharkey Title Officer, Marie A. Pierce Unit No. 8 FAX Number 206-343-8403 Telephone Number 206-343-1328 Parklane Ventures Order No. 135345 29500 Pacific Highway South Federal Way, Washington 98003 CERTIFICATE FOR Attention: Stacy FILING PROPOSED PLAT SHORT PLAT CERTIFICATE SCHEDULE A GENTLEMEN: In the matter of the plat submitted for your approval, this Company has examined the records of the County Auditor and County Clerk of King County, Washington, and the records of the Clerk of the United States Courts holding terms in said County, and from such examination hereby certifies that the title to the following described land: As on Schedule A, pages 2 through 4, attached. IS VESTED IN: FEDERAL WAY PUBLIC SCHOOL DISTRICT #210, a municipal corporation, as to Parcels A and B; PARKLANE VENTURES, INC., a Washington corporation, as to Parcels C and D; and RO-BERT A. SOUTH and SANDRA S. SOUTH, husband and wife, as to Parcel E SUBJECT TO THE FOLLOWING EXCEPTIONS: As on Schedule B, attached hereto. CHARGE: $200.00 TAX: 16.40 TOTAL CHARGE: $21640 RECORDS EXAMINED TO: January 8, 1991 at 8:00 a.m. STEWART TITLE COMPANY OF WASHINGTON, INC. Bob Ludlow Senior Title Officer Unit No. 8 01/11/91 12:06PM Order No. 135345PAGE 02 —� SHORT PLAT CERTIFICATr�, SCHEDULE A Page 2 In the matter of the plat submitted for your approval, this Company has examined the records of the County Auditor and County Clerk of King County, Washington, and the records of the Clerk of the United States Courts holding terms in said County, and from such examination hereby certifies that the title to the following described land: PARCEL A: That portion of the northwest quarter of the southeast quarter of Section 33, Township 22 North, Range 4 East, W.M., in King County, Washington, more particularly described as follows: Beginning at the northwest corner of said northwest quarter of the southeast quarter of Section 33, said point of beginning being further described as being the center of said Section 33; thence south 88'23'41" east along the north line of said subdivision, 1183.23 feet to the northwesterly margin of the "New" Military Road, as established by deed recorded March 15, 1939 under King County Recording Number 3035989; thence along the said margin the following three courses and distances; south 35'22'32" west 1505.88 feet; south 88'18'51" east, 24.04 feet; south 35'22'32" west-, 78.12 feet to the south line of said northwest quarter of the southeast quarter of Section 33; thence north 88'18'51" west along said south line, 314.29 feet to the southwest corner of said northwest quarter of the southeast quarter; thence north 01'03'43" east along the west line of said subdivision 1316.39 feet to the TRUE POINT OF BEGINNING; EXCEPT that portion of the south 65.00 feet of the northwest quarter of the southeast quarter of said Section 33, lying between the "Old" and "New" Military Roads; AND EXCEPT portion lying within "Old" Military road, also known as John Rice County Road No. 127 as established on June 24, 1884; TOGETHER WITH the south 15 feet of the east 82.5 feet of the northeast quarter of the southwest quarter of said Section 33; AND TOGETHER WITH that portion of vacated "Old" Military Road, also known as John Rice County Road No. 127 and also known as Holst Road, vacated by King County Ordinance Number 3055, recorded under King County Recording Number 7702140525, more particularly described as follows: All that portion of "Old" Military Road, also known as John Rice County Road No. 127, lying southerly of the north line of the northwest quarter of the southeast quarter of said Section 33, lying northerly of the south 65 feet of said subdivision. (legal description, continued) u ii i iiy i iz:uir-M PAGE 03 Order No. 135345 - SHORT PLAT CERTIFICA7P SCHEDULE A Page 3 LEGAL DESCRIPTION, continued: PARCEL B: The east 412.5 feet of the northeast quarter of the southwest quarter of Section 33, Township 22 North, Range 4 East, W.M., in King County, Washington; EXCEPT the south 15 feet of the east 82.5 feet of said subdivision. PARCEL C: That portion of the southwest quarter of the northeast quarter of Section 33, Township 22 North, Range 4 East, W.M., in King County, Washington, described as follows: Beginning at the southwest corner of said subdivision; thence north 53'34'04" east 773.45 feet; thence south 58'42'16" east 654.03 feet; thence south 44'15'44" west 207.55 feet to the south line of said subdivision; thence on said south line north 88'23'41" west 1036.71 feet to the point of beginning; EXCEPT that portion thereof lying within the following described parcel beginning at the southwest corner of said northeast quarter; thence north 53'34'04" east 773.45 feet; thence south 58'42'16" east 654.03 feet, south 44'15'44" west 134 feet to the TRUE POINT OF BEGINNING; thence continuing south 44'15'44" west, a distance of 72.68 feet to the south line of said northeast quarter; thence along said south line north 88'23'41" west, a distance of 350 feet - thence north 44'15'44" east, a distance of 240 feet; thence southeasterly to the TRUE POINT OF BEGINNING also known as a portion of Lot 6 Redondo Heights unrecorded. PARCEL D: That portion of the southwest quarter of the northeast quarter of Section 33, Township 22 North, Range 4 East, W.M., in King County, Washington, described as follows: (legal description, continued) 01/11/91 12:08PM PAGE- 04 Order No. 135345 SHORT PLAT CERTIFICAT- SCHEDULE A Page 4 LEGAL DESCRIPTION, continued: Beginning at the southeast quarter of said subdivision; thence north 88'23'41" west along south line thereof 204.34 feet; thence north 44'15'44" east 294.70 feet; thence south 01'10'12" east along east line of said subdivision 216.74 feet to the point of beginning, Redondo Heights, unrecorded Lot 5A; TOGETHER WITH all appurtenances, hereditaments and tenements, also known as Lot 5A less County road of Redondo Heights unrecorded. PARCEL E: That portion of the southwest quarter of the northeast quarter of Section 33, Township 22 North, Range 4 East, W.M., in King County, Washington, described as follows: Beginning at the southwest corner of said northeast quarter; thence north 53'34'04" east 773.45 feet; thence south 58'42'16" east 654.03 feet, south 44'15'44" west 134.87 feet to the TRUE POINT OF BEGINNING; thence continuing south 44'15'44" west, a distance of 72.68 feet to the south line of said northeast quarter; thence along said south line north 88'23'41" west, a distance of 350 feet; thence north 44'15'44" east, a distance of 240 feet; thence southeasterly to the TRUE POINT OF BEGINNING also known as a portion of Lot 6 Redondo Heights unrecorded. END OF SCHEDULE A V / 7 1 SI�JfWTITLE GUARANTY COMPANY HAGS .05 SHORT PLAT CERTIFICATF- Schedule B Order No. 135345 GENERAL EXCEPTIONS: 1. Rights of claims of parties in possession not shown by the public records. 2. Public or private easements, or claims of easements, not shown by the public record. 3. Encroachments, overlaps, boundary line disputes, or other matters which would be disclosed by an accurate survey or inspection of the premises. 4. Any lien, or right to a lien, for services, labor or material heretofore or hereafter furnished, imposed by law and not shown by the public records, or Liens under the Workmen's Compensation Act not shown by the public records. 5. Any title or rights asserted by anyone including but not limited to persons, corporations, governments or other entities, to tide lands, or lands comprising the shores or bottoms of navigable rivers, lakes, bays, ocean or sound, or lands beyond the line of the harbor lines as established or changed by the United States Government. 6. (a) Unpatented mining claims; (b) reservations or exceptions in patents or in Acts authorizing the issuance thereof; (c) water rights, claims or title to water. 7. Any service, installation, connection, maintenance or construction charges for sewer, water, electricity or garbage removal. 8. General taxes not now payable or matters relating to special assessments and special levies, if any, preceding the same becoming a lien. 9. Indian tribal codes or regulations, Indian treaty or aboriginal rights, including, but not limited to, easements or equitable servitudes. B. SPECIAL EXCEPTIONS: As on Schedule B, attached. 01/11/91 12:10PM PAGE 06 Order No. 135345~ SHORT PLAT CERTIFICA' SCHEDULE B Page 2 SPECIAL EXCEPTIONS: 1. EASEMENT AND THE TERMS AND CONDITIONS THEREOF: GRANTEE: PURPOSE: AREA AFFECTED: RECORDED: RECORDING NUMBER: Puget Sound Power 6 Light Company, a Washington corporation Electric transmission and/or distribution lines together with all necessary or convenient appurtenances thereto A Right -of -Way 5 feet in width as now staked or constructed over, across and upon the southeasterly 150 feet of Parcels C, D, E and other property October 24, 1975 7510240520 AN EASEMENT AFFECTING THE PORTION OF SAID PREMISES AND FOR THE PURPOSES STATED HEREIN, AND INCIDENTAL PURPOSES: FOR: IN FAVOR OF: DISCLOSED BY INSTRUMENT RECORDED: RECORDING NUMBER: AFFECTS: Undisclosed Water District Number 75 February 14, 1977 7702140525 That portion of Parcels A and B lying within vacated "Old" Military Road 3. RESERVATIONS AND EXCEPTIONS CONTAINED IN DEED FROM NORTHERN PACIFIC RAILROAD COMPANY: Reserving and excepting from said lands so much or such portions thereof as are or may be mineral lands or contain coal or iron, and also the use and the right and title to the use of such surface ground as may be necessary for mining operations and the right of access to such reserved and excepted mineral lands, including lands containing coal or iron, for the purpose of exploring, developing and working the same. RECORDING NUMBER: 286278 (continued) 01/11/91 12:11PM Order No. 135345PAGE 07 SHORT PLAT CERTIFICAT' SCHEDULE B Page 3 NOTE: No examination has been made to determine the present record owner of the above minerals, or mineral lands and appurtenant rights thereto, or to determine matters which may affect the lands or rights so reserved. AFFECTS: Parcels A and B 4. RIGHT TO MAKE NECESSARY SLOPES FOR CUTS OR FILLS UPON PROPERTY HEREIN DESCRIBED AS GRANTED IN DEED: RECORDED: July 8, 1938 RECORDING NUMBER: 3003158 GRANTEE: County of King, State of Washington AFFECTS: Portion of Parcels C and D adjoining Military Road South 5. The property herein described is carried on the tax rolls as exempt; however, it will become taxable from the date of transfer to a taxable entity. TAX ACCOUNT NUMBER: 332204-9026-02 The full amount of the tax for the year 1991 without the exemption are not yet available. AFFECTS: Parcel A 6. The property herein described is carried on the tax rolls as exempt; however, it will become taxable from the date of transfer to a taxable entity. TAX ACCOUNT NUMBER: 332204-9016-04 The full amount of the tax for the year 1991 without the exemption are not yet available. AFFECTS: Parcel B 7. GENERAL TAXES: PAYABLE ON FEBRUARY 15TH: YEAR: AMOUNT: TAX ACCOUNT NUMBER: LEVY CODE: AFFECTS: CURRENT ASSESSED VALUE: 1991 NOT YET AVAILABLE 720480-0030-06 1198 Parcel C Land: $120,000.00 Improvements: None NOTE: General taxes for 1990 in the sum of $1,822.33 have been paid. (continued) 01/11/91 12:13PM Order No. 135345PAGE, 08 SHORT PLAT CERTIFICAT- SCHEDULE B Page 4 8. GENERAL TAKES: PAYABLE ON FEBRUARY 15TH: YEAR: 1991 AMOUNT: NOT YET AVAILABLE TAX ACCOUNT NUMBER: 720480-0035-01 LEVY CODE: 1198 AFFECTS: Parcel D CURRENT ASSESSED VALUE: Land: $9,000.00 Improvements: None NOTE: General taxes for 1990 in the sum of $122.80 have been paid. 9. GENERAL TAXES: PAYABLE ON FEBRUARY 15TH: YEAR: 1991 AMOUNT: NOT YET AVAILABLE TAX ACCOUNT NUMBER: 720480-0031-05 LEVY CODE: 1198 AFFECTS: Parcel E CURRENT ASSESSED VALUE: Land: $30,000.00 Improvements: $35,267.00 NOTE: General taxes for 1990 in the sum of $771.18 have been paid. 10. SURFACE WATER MANAGEMENT SERVICE CHARGE, LEVIED PURSUANT TO KING COUNTY ORDINANCE NO. 7590; FIRST HALF PAYMENT DELINQUENT MAY 1, SECOND HALF PAYMENT DELINQUENT NOVEMBER 1: YEAR: 1991 AMOUNT BILLED: $29.89 AMOUNT PAID: $ 0.00 AMOUNT DUE: $29.89 TAX ACCOUNT NUMBER: 720480-0031-05 AFFECTS: Parcel E NOTE: The above charges are payable with general taxes. Payment should be made to the King County Director of the Office of Finance. (continued) 01/11/91 12:14PM Order No. 135345PAGE- 09 ^� SHORT PLAT CERTIFICA--) SCHEDULE B Page 5 11. Liability to assessments for General Taxes, said property is not presently carried or being taxed on the general tax rolls. AFFECTS: That portion of Parcels A and B lying within vacated "Old" Military Road 12. DEED OF TRUST AND THE TERMS AND CONDITIONS THEREOF: GRANTOR: TRUSTEE: BENEFICIARY: AMOUNT: DATED: RECORDED: RECORDING NUMBER: AFFECTS: Richard Delbert Angove Transamerica Title Insurance Company, a corporation Valarie Ann Angoue $50,000.00 November 18, 1982 November 22, 1982 8211220553 Parcels C, D and other property The amount now secured by said Deed of Trust and the terms upon which the same can be discharged or assumed should be ascertained from the holder of the indebtedness secured. Said Mortgage/Deed of Trust may be merged with the fee title. Such merger should be evidenced by recordation of a proper Satisfaction/Reconueyance. ASSIGNMENT OF SAID DEED OF TRUST: ASSIGNEE: Chris Palzer DATED: June 18, 1984 RECORDED: June 20, 1984 RECORDING NUMBER: 8406200762 (continued) U1/11/91 12:15NM SHORT PLAT CERTIFICA7 SCHEDULE B i Page 6 Order No. 135345 PAGE 10 13. MORTGAGE AND THE TERMS AND CONDITIONS THEREOF: MORTGAGOR: MORTGAGEE: AMOUNT: DATED: RECORDED: RECORDING NUMBER: AFFECTS: Richard D. Angoue Steuen J. Hanson $4,000.00 March 18, 1984 March 29, 1984 8403290856 Parcels C, D and other property The amount now secured by said Mortgage and the terms upon which the same can be discharged or assumed should be ascertained from the holder of the indebtedness secured. ASSIGNMENT OF SAID MORTGAGE: ASSIGNEE: DATED: RECORDED: RECORDING NUMBER: T. A. Holman June 22, 1984 August 12, 1986 8608120959 14. DEED OF TRUST AND THE TERMS AND CONDITIONS THEREOF: GRANTOR: TRUSTEE: BENEFICIARY: AMOUNT: DATED: RECORDED: RECORDING NUMBER: AFFECTS: Robert A. and Sandra S. South, as husband and wife Commonwealth Household Finance Industrial Loan Corporation III, a corporation $55,250.00 September 27, 1988 September 27, 1988 8809270491 Parcel E The amount now secured by said Deed of Trust and the terms upon which the same can be discharged or assumed should be ascertained from the holder of the indebtedness secured. (continued) 01/11/91 12:16PM Order No. 135345PAGE 11 SHORT PLAT CERTIFICA"�j SCHEDULE B Page 7 15. DEED OF TRUST AND THE TERMS AND CONDITIONS THEREOF: GRANTOR: TRUSTEE: BENEFICIARY: AMOUNT: DATED: RECORDED: RECORDING NUMBER: AFFECTS: Parklane Ventures, Inc., a Washington corporation Commonwealth Land Title Insurance Company Catherine A. Palzer, as her separate property $170,000.00 July 1 1990 August 6, 1990 9008061631 Parcels C and D The amount now secured by said Deed of Trust and the terms upon which the same can be discharged or assumed should be ascertained from the holder of the indebtedness secured. 16. Satisfactory showing of authorization for the proposed conveyance by Federal Way Public School District #210, in accordance with applicable statutes must be submitted. 17. The following matter(s) disclosed by survey recorded under Recording Number 8412109015. Carport and garage encroach in onto the adjacent property to the northeast A copy of said survey is hereto attached. 18. If a mobile home is located on this property, it will be excepted from the legal description and not insured by the policy unless the certificate of title is eliminated and the mobile home converted to real property as required by Chapter 65.20 of the Revised Code of Washington effective March 1, 1990. (continued) 01/11/91 12:17PM PAGE 12 Order No. 135345 SHORT PLAT CERTIFICA- SCHEDULE B Page 8 A Manufactured Home Title Elimination Application should be obtained from the Department of Licensing. All areas of the application must be signed off and appropriate fees paid. For questions as to the elimination procedure, contact Lori Voda at Department of Licensing at 296-4027. AFFECTS: Parcel E END OF SCHEDULE B Title to this property was examined by: Russ Gamman Any inquiries should be directed to one of the title officers set forth in Schedule A. RG/gh/4521w Federal Way Public 31405 18th Avenue South Federal Way, WA 98003 BOARD OF EDUCATION Jim Boldt, President Gail A. Pierson, Vice President Nancy L. Robertson, Director Orlando E. Trier, Director Mary J. Weis, Director Brian McAloney Parklane Dentures P O Box 6033 Federal Way, WA 98063 Dear Mr. McAloney: January 10, 1991 i-G�._Lfw_ @' JAI 14 1991 CITY OF sl lh 941-0100 or 927-7420 SUPERINTENDENT G. Richard Harris The following is the information requested regarding the plat for Emerald Park. The proposed development of Emerald Park will affect the following schools: Mark Twain Elementary School Totem Junior High School Thomas Jefferson High School. At the present time all three schools have adequate space for additional students. Currently, the factor used to forecast enrollment in new single family housing is .784 students per unit of housing. It is the District's responsibility to provide for a safe school system. With that intent we would ask the developer to address the following concerns: 1. Safe walkways for children. 2. Crossing lights 3. Turnoff area for safe school bus loading and unloading. Thank you for your interest in our schools. Sincerely, Ja e Walker Director, Planning & Facilities Federal Way School District 210 is an equal opportunity and affirmative action employer. The Affirmative Action Office number is 941-0100 JAEGERENGINIEEItING RECEIVED DEC 1 21990 December 3, 1990 Mr. Richard E. Lowe, P.E. Wilsey & Ham Pacific P.O. Box C-97304 Bellevue, Washington 98009-9304 RE: Proposed plat of Emerald Park, Parklane Ventures Military Road @ 282 St., Federal Way Dear Mr. Lowe, It is my understanding that you, or your firm, will be acting as technical design review agents for the City of Federal Way with respect to surface water management. I also understand that you have been introduced to the above - referenced project during a meeting with the developer and City Staff. I will be performing the design of the drainage facilities for the proposed subdivision. I am proceeding with the system design using the 1990 King County Surface Water design Manual as the governing code. The discharge from the subject property will drain into an existing Class II wetland area located near Star Lake Road, just north of the project. This wetland is identified in the King County Wetlands Inventory Notebook as Class II. There are several wetland areas on -site, all of which will be preserved, that have been identified as both Class II and Class III. None of these wetland areas will be made a part of the drainage system. I am enclosing the pertinent information from the Wetland Determination of the project that was performed by David Evans and Assoc., dated 8/28/90. The purpose of this letter is to confirm some of the major drainage system components and their respective design factors. 1. Detention storage will be provided for all on -site flows. This storage will be sized using the comparative hydrographs for the 2 year and 10 year, pre -developed and post -developed storms. This method is the standard described in The Manual. A 130% sizing factor will be applied. It is understood that specific conditions of development or adverse downstream drainage conditions may apply more stringent criteria. 9419 South 204th Place - Kent, Washington 98031 ( 206 ) 850 - 0934 2. There have been preliminary discussions referencing the need for a wetpond. However, upon reviewing Special Condition #1.3.5 in the Manual "Special Water Quality Controls", a wetpond is not required. The condition requires a wetpond only in the absence of peak rate runoff control or if the receiving wetlands is a Class I (ours is a Class II). 3. A biofiltration swale will be constructed at the outlet from the detention pond, prior to discharge into the wetlands. The swale will be designed per The Manual using a 4 inch flow depth, maximum 1.5 FPS velocity, and a 2% design slope. However, I thinK you will agree with me that a Manning's roughness factor of 0.35 is unreasonable. I have found that most of the County BALD technical staff also feel that this factor should closer resemble actual design values. I propose to use a factor of 0.1, which is still 3 times more conservative than the standard 0.03 value. Please review this submittal and respond to me at your earliest opportunity. I would be happy to discuss any issue with you. I can be reached at 462-4497. Thank you for your time. Sincerely, �James J . Jaeger r cc: Parklane Ventures Greg Fewins, City of Federal Way KING COUNTY, WASHINGTON, SURFACE WATER DESIGN MANUAL 1.3.5 SPECIAL REQUIREMENT #5: SPECIAL WATER QUALITY CONTROLS Threshold R ui_gg cement IF a proposed project will construct THEN a wetpond meeting the standards more than 1 acre of impervious surface described below shall be employed to that will be subject to vehicular use or treat a project's runoff prior to storage of chemicals and: discharge from the site. A wetvault or water quality swale, as described below, (a) proposes direct discharge of may be used when a wetpond is not runoff to a regional facility, feasible. receiving water, lake, wetland, or closed depression without on -site peak rate runoff control; OR (b) the runoff from the project will discharge into a Type 1 or 2 stream, or Type 1 wetland, within one mile from the project site... Wetponds or Wetvault Wetponds and Wetvaults contain a permanent pool of water depending on the frequency and quantity of inflow, and (for Wetponds) the rate of permeability of the underlying soil. The Wetponds and Wetvaults fill with the initial onset of frequent storms such that the major portion of the volume of runoff is treated. The principal mechanism of treatment is settlement due to establishment of calm conditions. In Wetponds treatment is enhanced by the mechanisms of biofiltration and biologic activity. The size of the Wetpond or Wetvaults shall be determined as follows: (1) The design water surface area in the Wetpond or Wetvault shall be a minimum of one percent of the impervious surface area in the drainage sub -basin contributing to the facility. (2) The design volume of the Wetpond or Wetvault shall be a minimum of the total volume of runoff (see Chapter 3: Hydrologic Analysis) from the tributary sub -basin proposed developed conditions using a water quality design storm event having a total precipitation (Pt-wq), where Pt-wq is one-third of the two-year, 24-hour total precipitation (P2/3, PZ is obtained from Figure 3.5.1C). This water quality design storm event approximates the runoff from the mean annual storm event. Water Quality Swale Water Quality Swales treat runoff by acting as filters for the runoff from frequent storms. The principal mechanism of treatment is slowing of particles to which pollutants are attached allowing them to settle out. This treatment is enhanced by the "taking -up" of the dissolved fraction of pollutants by the vegetation. 1.3.5-1 1/90 WETLAND DETERMINATION FOR THE EMERALD PARK PROPERTY Federal Way, Washington Prepared for Robert Flitton Parklane Ventures, Inc. 31620 - 23rd Avenue S Federal Way, Washington PLV001 Prepared by Diane Ryba David Evans and Associates, Inc. 301 - 116th Avenue SE Suite 170 Bellevue, Washington 98004 August 28, 1990 Subject Property Wetlands The wetlands on the Emerald Park Property are all Class III (King County) or unregulated (Federal Way) wetlands. The wetland off -property to the north, labelled "G" and identified in the King County Wetlands Inventory Notebook, is a Class Il, and therefore regulated wetland by Federal Way's definitions. The setback around this wetland will lie partially within the property boundaries, and must be marked in a manner approved by the planning department prior to any construction in the area. The setback area from a regulated wetland is all land within 100 feet in every direction upland from the edge of the regulated wetland. The jurisdiction of the Federal Way zoning codes states that Chapter 80, Environmentally Sensitive Areas, "... applies to the subject property if it ... contains or is within 100 feet of the edge of any wetland." However, the code specifically addresses regulated wetlands, and thus, non -regulated wetlands are assumed to not require setbacks. The small stream on the property is a minor stream, and will require a 50-foot setback from top of bank along its entire length. This setback will begin at the wetland edge in those places where the stream corridor traverses wetlands. 20 Q 4 H 0 LLJ c U ti O -•� L 1J {, Ll 41 4a. '! E a o p 4, Ln ti U -•a Q, •y m Q0 ti u > v c Cr C v Y m v Q. 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[ O w U b y • y ! >O u -4 4 0 ►� � r u O c y a s ! �R y 44 w C +J • [� '� 'O 4 _�� 45 o A +1 1°1 r Ck u> 4 O N 19 .0 a a, 9 0 O >1 s g pC O y fa rl a+ In y O C C y a pq -4ryy O 0 q v y = *4 O� Q ■ a�i -� 0 0 0 ° 4 c 4 r s c y o 0 O aJ u o T u41 -) ! a -i to O O t G !C ►+i 4 C u ❑Q ❑❑ u F F U' O v .� r 0El d G O A r O t44 0 z O V N v ca EE- O �+ it � O a cd❑ C 90 'O O •. - 4 (4 J ° ti° Ac O 0 bd a-+ •-•4 C d ul �b � E � 0 0 � H � a 4 GJ y W - a° y O O � b d -4 1-4 w cis cd %+ J u at to >+ U � •rl G7 1-1 ►+ U V V �1 m Y ^ Lk `• NP ENTITY OF TFIEPROPE, _,;'Y The subject of this report is School Sites 3 and 60 located on the west side Of Military Road South, southwest of Star Lake in Federal Way, Wasbington. The property is toned 5R (Suburban Residential} and has a total land area of 32.44 acres. This site is divided by Old Military Road Which appears to have been vacated north of the subject but not adjacent to the subject. The subject site is not improved with any structures. Legal Description Parcel A The East 412.5 feet of the Northeast Quarter of the Southwest Quarter of Section 33, Township 22 North, Range 4 East, Willamette Meridian, in King County, Washington; Except the South 15.00 feet of the East 82.5 feet thereof. Parcel B A portion of the Northwest Quarter of the Southeast Quarter of Section 33, Township ; 3 North, Range 4 East, Willamette Meridian, in King County, Washington, more fully described as follows: Beginning at the northwest corner of said Northwest Quarter of the Southeast Quarter of Section 33, said point of beginning further described as being the center of said Section 33; thence south 88 degrees 2332" east along the north line of said subdivision, 1,182.95 feet to the northwesterly margin of Military Road; thence along said margin the following three courses and distances: South 35 degrees 23'03" west, 1,505.93 feet; South 88 degrees 18'56"_east, 24.04 feet; South 35 degrees 23'03" west, 78.13 feet to the south line of said Northwest Quarter of the Southeast Quarter of Section 33; thence north 88 degrees 1856" west along said south line, 313.76 feet to the southwest corner of said Northwest Quarter of the Southeast Quarter; thence North 01 degree 03'40" east along the west line of said subdivision, 1,316.36 feet to the true point of beginning; except that portion of the south 65.00 feet of the Northwest Quarter of the Southeast Quarter of said Section 33, lying between Old and new Military Roads: and except that portion thereof lying within the Old Military Road as established prior to January 14, 1939, the date of deed conveying to King County a right of way for the revision of said road, - except a 10 foot strip of land conveyed to King County by deed recorded under Recording Number 3035989 adjacent to right of way for Old Military Road. EXHIBIT A- _ k Pp E. 09 D OAWX Gates r. Syr'_. •::3•,N y a ar �. S Balm 61 a hairman, Landuse °"" y" +� ► p ommittee -- + , k •� ian, Parks, Recreation,�- n ,airman, Human Services- n, Public Services �a awM FitcllitiCs & Personnel I NrJ,tY�WIwN%l• S� � in, Budget Finance ' \. �� I��J��p TC . . 1 ` i � ` �' M1 [. Fr l S 2711TH PL 1w, :.asaha " • �Sy.f 41 I„' 'Y t�r .�5.' ,� wuW�w � _ L •I'4s t ` �r it S 14 .r, .. G ! ;: � ■ 1 •,� , p ae �` aw•MQ A , ttIF 44 i ` FMWMR ro •.. .. QfIMrt1w IMF n C_ N1w„ 7l y f w '11R,tKi y " ��:11111 n•! t ,,yy�� 4 , •, 11 •, S A^; •y^ t i E ; r n WMIINr1C w. 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' •+ •` ._• �` � •�'. - � �r - � 1 � >« _ �'.: : i : �. .�+ ^ - i ": �, . "_ - mil] � y : � ! L � •i4. �' ,; A4. � ` I kip ar tw _— � � 'rr�' _ � •p. `:a •: �. • � 4 ._` f� y ! fir-' s •'__ �! `� .�-� t� _ e �,,� � •�a y ��y ' •■ J� :Z �a - •i ��=`'� -'� -"� •� -�*��• .-="a7 Mew- ,._� �, 'ice ;Ir Y_ � � • i .a• • � .��.' -'_� _ ^� •ff• � �I � .1•_f'J� G • a a�7'-Y. - a+�+r' eG '.!i•�� k� ;� _ •s;.�i'`K.< •�� Lam.• t •i 14 16 41L460 :;.1 •� � � a =.� -;•' 7 a+r'4;�-�.: 'v '. fy {i.• . � .r" - RJ:A. t .\-• r :34 � f� .•_ � r••+a,. �� l ' � y"• `• -•' mac,• r ', ►� J—+�.'.=`�'P�''� ;: �'� '� F.1 'fy^ ■ ', + • 1 ..�. , yIL 4. ■ ' �•" ,T" s?:; = tip' 1 �..::• i A�ii _ ,; i� a:,� i:.Frj -7 :�.. :•s: _ + .L ,a .♦,. TL ^.;�,'• '� +-'�7'C =4j s '•f r: •�Y,4' gryy:�ti ■ f iY�- n-'_ a •1� - • • 7 •; �_ M r � .t �" ::, � �`rw��rr-~. ��`.! •• rin .. � • L� i � '� , ` L'�' � ; t•r *• r� a, �._ IL vp r - .. - _ ��T.. • t .� • • - !w � �_ � � .�- ~•,'� i •• .fir i 1 � • ''. � z -_ _� •. •i«�/ ^;y? �; •• i'C'7. w :r.'�"+�. t - =s-;� �ln•-'T•-+ w; -. .■ ��a•`l. ,r.��n��: ` .. ..._� .. �.ai: ti'r• .1ls __ir+ ... •y' ....__ .i'-. . :'r�•„ • '� � .'..r-• ...■ •�•. -� - - '•�. .. :�:'t. tj�' �� cri f OF PUBLIC WORKS MEMORANDUM TO: Greg Fewins FROM: Ronald Garrow For Your Information DATE: May 20, 1992 SUBJECT: Heritage Woods Preliminary Plat Conditions The documents submitted on the above subject project have been reviewed for staff input toward preliminary plat approval. SEPA has been completed and an MDNS issued by the City on April 8, 1992. The following are conditions of approval for the preliminary plat as submitted by the Public Works Department: 1. The plat shall comply with all platting provisions of Title 16 of the City of Federal Way (City of Federal Way Subdivision Ordinance). 2. All persons having an ownership interest in the subject property shall sign on the face of the final plat a dedication which includes the following language: KNOW ALL PEOPLE BY THESE PRESENTS that we, the undersigned owners of interest in the land hereby subdivided, hereby declare this plat to be the graphic representation of the subdivision made hereby, and do hereby dedicate to the use of the public forever all streets and avenues not shown as private hereon and dedicate the use thereof for all public purposes not inconsistent with the use thereof for public highway purposes, and also the the right to make all necessary slopes for cuts and fills upon the lots shown thereon in the original reasonable grading of said streets and avenues, and further dedicate to the use of the public all the easements and tracts shown on this plat for all public purposes as indicated thereon, including but not limited to parks, open space, utilities and drainage unless such easements or tracts are specifically indentified on this plat as being dedicated or conveyed to a person or entity other than the public. Further, the undersigned owners of the land hereby subdivided waive for themselves, their heirs and assigns and any person or entity deriving title from the undersigned, any and all claims for damages against the City of Federal Way, its successors and assigns which may be occaisioned by the establishment, construction, or maintenance of roads and/or drainage systems within this subdivision other than claims resulting from inadequate maintenance by the City of Federal Way. Further, the undersigned owners of the land hereby subdivided agree for themselves, their heirs and assigns to indemnify and hold the City of Federal Way, its successors and assigns, harmless from any damage, including any costs of defense, claimed by persons within or without this subdivision to have bween caused by alterations of the ground surface, vegetation, drainage, or surface or sub -surface water flows within this subdivision or by establishment, construction or maintenance of the roads within this subdivision, provided, this waiver and indemnification shall not be construed as releasing the City of Federal Way, its sucessors, or assigns, from liability for damages, including the cost of defense, resulting in whole or in part from the negligence of the City of Federal Way, its successors, or assigns. 3. The area and dimensions of all lots shall meet the minimum requirements of the RS 7.2 zone classification. Compliance with the conditions of preliminary plat approval may result in reducing the number and/or location of lots as shown on the preliminary approved plat. 4. The applicant must obtain the approval of the City of Federal Way for the adequacy of the fire hydrant, water main and fire flow standards. 5. A Developer Extension Agreement must be entered into between the applicant and the Federal Way Water and Sewer District for the water system. As part of the design of the water system, looping of the new system to existing mainlines may be required to provide circulation and maintenance enhancements, and piping shall extend to far edges of the property in accordance with the requirements of the Federal Way Water and Sewer District. 6. A Developer Extension Agreement must be entered into between the applicant and the Federal Way Water and Sewer District for the sewer system. As part of the agreement, the applicant will be required to extend sewer mains to the far edges of the property where property can be served, and construct off -site utilities to obtain services. 7. Final plat approval shall require full compliance with drainage provisions set forth in City of Federal Way Ordinance No.90-31 and storm drainage requirements and e guidelines as established by the City of Federal Way in effect at the time of preliminary plat approval by the City. Compliance may result in reducing the number and/or location of lots as shown on the preliminary approved plat. The following conditions represent portions of the Code and requirements and shall apply to all plats: a. Federal Way Public Works Department approval of the drainage and roadway plans for both on -site and off -site is required prior to any construction or grading. b. A separate Erosion and Sediment Control plan for this project shall be submitted with the drainage and roadway plans. The plan shall show the limits of the area to be cleared (limits of clearing) during construction of roads and the installation of drainage improvements and utilities, and provide a schedule of construction (construction sequence). The plans shall include provisions for protecting exposed soi_ �iom weathering by wind or rain inc,.-,ing covering piles of soil with tarp. Due to potential erosion hazard, clearing shall be limited only to the months of April through October, and only to those areas required for construction of roadways and utilities. Prior to any clearing or grading, a boundary delineation acceptable to the City of Federal Way shall be provided on the site between lots and any areas designated as a NGPE. Said boundary delineation shall remain in place until a dwelling is constructed on the lot or ownership transferred to the first owner -occupant at which time a five foot fence shall be installed. (Greg, do we want fences to go in to protect the NGPE's?) C. Retention/detention (R/D) facilities used to control runoff from the site to off -site drainage courses shall be located in separate tracts, unless located within improved City of Federal Way rights -of -way. Access for maintenance shall be provided to all facilities. This will require a 15-foot access roadway to all R/D manholes. All tracts shall be landscaped to provide a visual buffer from surrounding properties. A landscape plan shall be submitted to the City for approval prior to issuance of permits and installation. A landscape bond and deposit for supplemental administrative costs per Chapter 180 of the Federal Way Zoning Code shall be provided to the City to assure performance and establishment. d. Prior to recording of the final plat, those portions of the storm drainage facilities necessary to retain/detain, convey, and treat the flows discharging from the site shall be constructed and operational. e. Oil/water separation facilities shall be provided at each point of permanent storm drainage release from the site to prevent contaminants from entering any natural drainage features. In addition to oil/water separators, the applicant is required to provide biofiltration prior to discharge of stormwater. Such biofiltration includes 200 feet of broad, flat -bottom, grass -lined swales or equivalent. A 15- foot gravel access shall be provided along the entire length of each biofiltration swale for maintenance. f. Drainage outlets (stub -outs) shall be provided for each individual lot, except for those lots approved for infiltration by the City of Federal Way. Stub -outs shall be shown on the engineered plans and shall conform to the following: 1) Each outlet shall be suitably located at the lowest elevation on the lot, so as to service all future roof downspouts and footing drains, driveways, yard drains, and any other surface or subsurface drains necessary to render the lots suitable for their intended use. Each outlet shall have free - flowing, positive drainage to an approved stormwater conveyance system or to an approved outfall location. 2) Out., . on each lot shall be located with a _.1ve-foot-high, 2'x4' stake marked "storm". The stub -out shall extend above surface level, be visible and be secured to the stake. 3) Pipe material shall conform with underdrain specifications described in KCRS 7.04 and, if non-metallic, the pipe shall contain wire or other acceptable feature detectable from the surface. 4) Drainage easements are required for drainage systems designed to convey flows through more than one lot. 5) All individual stub -outs shall be privately owned and maintained by the lot home owner. g. In some cases, on -site stormwater infiltration systems may be suitable for use on individual lots depending on soil conditions. The system shall be used where suitable. To determine the suitability of the soil for infiltration systems, a soils report that includes percolation tests and a soil log taken at 6-foot minimum depth shall be submitted by a professional engineer, or soil specialist. This shall include, at a minimum, information on soil texture, depth to seasonal high water and the occurrence of mottling and impervious layers. The report shall also address potential down gradient impacts due to increased hydraulic loading on slopes and structures. If the soils report is approved, the infiltration systems shall be installed at the time of the building permit. A note to this effect shall be placed on the face of the final plat map. The drainage plan and the final plat map shall indicate each lot approved for infiltration. h. A downstream drainage analysis shall be included with the drainage plan. This analysis must extend for a minimum distance of 1/4 mile from the point of release of each flow discharging from the site. The analysis must address any existing problems with flooding, capacity, overtopping, scouring, sloughing, whether natural or man-made. Probable impacts due to construction of the project must also be addressed with respect to these same concerns. Where this analysis reveals a more restrictive situation, more stringent drainage controls, than would otherwise be necessary for a project of this type, may be required. These controls may include additional on -site rate and/or volume controls, off -site improvements, or a combination of both. Any off -site improvements will require the approval of all affected property owners. i. Standard Erosion Sedimentary Control (ESC) notes, as established by the City of Federal Way Public Works Department, shall be placed on the engineered pans. j . The following note shall be placed on the face of the final plat map: "All building downspouts, footing drains, and drains from all impervious surfaces, such as patios and driveways, shall be connected to the permanent storm drain outlet as shown on the approved construction drawings on file with the City of Federal Way Public Works Department under Project #SUB-91-0001. This 1 � plan shall submitted with the application of ....,,y building permit. All connections of the drains must be constructed and approved prior to the final building inspection approval. For those lots that are designated for individual lot infiltration systems, the systems shall be constructed and shall comply with plans on file. " 8. The existing on -site pond shall be retained as part of the storm drainage system and shall be utilized as a one -cell wetpond for treatment of runoff prior to entering the detention facilities or biofiltration swale. Discharge into the pond shall be oriented to maximize the retention and settlement times of the water in the pond. 9. The following statement shall be shown on the approved engineering plans and recorded final plat: "Building Setbacks and Native Growth Protection Easements Structures, fill and obstructions (including, but not limited to decks, patios, outbuildings, or overhangs beyond 18 inches) are prohibited within the building setback line (BSBL) and restricted floodplains (if applicable), and within any Native Growth Protection Easement(s) as shown if established during engineering plan review. Dedication of a Native Growth Protection Easement (NGPE) conveys to the public a beneficial interest in the land within the easement. This interest includes the preservation of native vegetation for all purposes that benefit the public health, safety and welfare, including control of surface water and erosion, maintenance of slope stability, visual and aural buffering, and protection of plant and animal habitat. The NGPE imposes upon all present and future owners and occupiers of the land, subject to the easement, the obligation, enforceable on behalf of the public by the City of Federal Way, to leave undisturbed all trees and other vegetation within the easement. The vegetation within the easement may not be cut, pruned, covered by fill, removed or damaged without express permission from the City of Federal Way, which permission must be obtained in writing from the City of Federal Way Department of Community Development or its successor agency. Before and during the course of any grading, building construction, or other development activity on a lot subject to the NGPE, the common boundary between the easement and the area of development activity must be fenced or otherwise marked to the satisfaction of the City of Federal Way or its successor agency." 10. A five foot tall fence must be installed on the edge of any NGPE area at the time that dwelling is constructed on the adjoining lot or ownership of that lot transferred to the first owner -occupant. This fence must be constructed of such material which would allow visibility of the NGPE from the lots. A statement to this effect must be placed on the face of the recorded plat. 11. All construction and upgrading of public roads shall be done in accordance with Chapter 110 of the Federal Way Zoning Code. 12. There shall be no L.ct vehicular access to or from MilitaT, .:oad South to or from any lot which abuts it. 13. A geotechnical report shall be prepared by a licensed geotechnical engineer to address recommended designs for the proposed roadways. The report shall detail the soil and groundwater conditions. The recommendations to ensure integrity of future roadways shall be subjected to review and approval by the City of Federal Way. - 14. The developer shall -with services of a qualified professional engineer for purposes of reviewing and inspecting any street or utility work _ looccated` within geologically hazardous areas, as required by the Public Works /� Official. r / / y ^i � D.Pv� r'Cnd. .--i1A �� P�f �O.�n{i.f sQp�Q<< .L't� :reeT "'' � �tiI � � �'1 1F' /Q�a? :./ !1, 1" 7 15. 1n�a�r rr.'.:?✓a " �- a� 1„ ,,rrrt .�,rr,., r Plpr' e folldwing roads will be constructed to City of Federi& Way ull street standard (ilo half -streets). In accordance with their designated classification except that planter strips shall be 6 feet wide along Military Road S. a. Military Road S. - Minor Arterial b. 24th Place S. - Cul-de-sac C. S. 283rd St. - Cul-de-sac d. All other on -site plat roads - Neighborhood Access � h : ^! � s1." It 6-f- 0(.4%� r J a.-d� galwry 3�af 6;cYc/-e ,��1 07 16. A temporary paved turn -around l be constructed at the westerly end of 25th Place S. in accordance with Section 2.07 of the King County Road Standards. Sidewalks shall N• S } •I'J 'TI extend through the temporary turn -around area. Temporary easements shall be provided p, A and shall be placed on the face of the final plat. "d 8 1I oe ur✓ 17. Planter islands within the permanent cul-de-sacs shall be landscaped to the approval of -,Jr � * the City of Federal Way. The planter islands shall also be permanently maintained by k`Y'` t T,'�, the abutting lot owners. This shall be stated on the face of the final plat. Sj` /tas C �f•� r1.1 �f !: alb,.? . 18. Any fencing constructed along any street shall include a landscaped area placed along the pA . perimeter of each fence. This condition shall be worded on the face of the plat prior to final plat recording. Adjacent property owners shall be responsible for the continued maintenance of the subject landscaping. u'.P. wl 1vC'f17 j over exrsl� 19. At the time of recording of the final plat, any open space areas, including any areas designated as a NGPE shall be dedicated as separate tracts. In order to provide for its ownership and continued maintenance, said tracts shall be either dedicated to the City of Federal Way or 'to a Homeowners Association or other workable organization. The determination as to ownership shall be made by the City of Federal Way prior to recording of the final plat. 20. If a Homeowners Association is formed, the Declaration of Protective Covenants, Conditions, and Restrictions shall be reviewed by the City of Federal Way to ensure that adequate provisions are made for ownership and maintenance of common areas. 21. Easements shall be provided for all utilities not located within public right of way. The width of the easements for the individuals utilities shall be approved by the respective utility provider. ;1.. a easements shall be clearly labelled the face of the final plat. 22. A 10 foot utility easement shall be provided along the front 10 feet of all lots and tracts adjacent to the proposed streets. The following statement shall be noted on the face of the final plat: "Easement Reservations An easement is hereby reserved for and granted to any public utility and their respective successors and assigns, under and upon the front ten feet parallel with and adjoining the street frontage of all lots and tracts in which to install, lay, construct, renew, operate and maintain underground pipe, conduit, cables and wires with necessary facilities and other equipment for the purpose of serving this subdivision and other property with utility service, together with the right to enter upon the lots at all times for the purposes herein stated. These easements entered upon for these purposes shall be restored as near as possible to their original condition. No utility lines shall be placed or permitted to be placed upon any lot unless the same shall be underground or in conduit attached to a building." 23. S. 282nd Street west of Military Road S. shall be aligned at the intersection with Military Road S. in conformance with King County Road Standards Section 2.08 for permissible angles of intersection of roadways and shall be directly opposite the existing intersection as measured at 90 degrees to the centerline of Military Road S. 24. Tract A shall be enhanced with supplemental native growth landscaping to provide a noise barrier between Southwest 331st Way and the existing single family lots to the north. A bond shall be provided to the City of Federal Way to assure performance and establishment of the landscaping over a 3 year period from time of planting. The developer shall submit for approval of landscape plan prior to planting. 25. A geotechnical/soils report shall be submitted along with each building permit application for any lots containing slopes in excess of 20 % . This condition shall be placed on the face of the plat prior to final plat recording. 26. No general site clearing or grading shall occur on or within 25 feet of geologically hazardous areas located on lots 52, 53, 56, 57, and 59. Any building construction located within these sensitive areas or setbacks shall be by piling or pier type foundation construction as required by the Building Official, to minimize grading and disturbance within the geologically hazardous area. Upon completion, all disturbed areas shall be replanted as required by the Building Official. This condition shall be placed on the face of the plat prior to final plat recording. (! Yn [I'd 27. Individual homeowners for lots 52, 53, 56, 57, and 59 shall t�aotM services of a qualified professiont engineer for purposes of reviewing and inspecting pier or piling type residential construction located within geologically hazardous areas, as required by the Building Official. This condition shall be placed on the face of the plat prior to final plat recording. Mr. Robert Flitton April 8, 1992 Page 5 16. Provide close coordination and cooperation with other agencies such as King County, Pierce County, area municipalities, WSDOT and METRO (Policy T-11 FWCP). 17. Require mitigation of direct transportation impacts created by new development (Policy T-12 FWCP). 18. Address existing circulation and traffic deficiencies on a community -wide scale and implement appropriate public improvement programs (Policy T-13 FWCP). 19. Assure adequate facilities for bicycling and pedestrian travel in subdivisions (Policy H-24 FWCP). 20. Require that access for the handicapped be provided in designing pedestrian facilities in residential areas (Policy H-33 FWCP). The lead agency for this proposal has determined that the proposed action does not have probable significant adverse impact on the environment, and an Environmental Impact Statement (EIS) is not required under R.C.W. 43.21C.032(2)(c), only if the following conditions are met. This decision was made after review of a completed environmental checklist and other information on file with the lead agency. This information is available to the public on request. Conditions: 1. All development activities shall be designed and constructed in accordance with recommendations and conclusions contained in the 'Report of Geotechnical Investigation', dated June 19, 1990 and prepared by Geotechnical Services for the proposed development, as required by the Public Works Director and Building Official. Supplemental geotechnical analysis and recommendations may be required by the Public Works Director or Building Official for development activities located within sensitive areas. ,/ 2. The Public Works Director may require that trees, shrubs and groundcover be retained within clearing, grading and construction limits except where necessary Mr. Robert Flitton April 8, 1992 Page 6 for installation of approved improvements, or may require replacement of vegetation in disturbed areas until future home construction occurs. 3. Lot 59 shall be reconfigured to be located outside of the 100 foot setback of adjacent wetland areas, or an easement shall be recorded against the lot to preclude homeowner use and development of all lot area located within the required 100 foot setback, prior to recording of the final plat. 4. A final wetland mitigation plan shall be approved by the Director of Community Development prior to beginning any on site construction work associated with the subdivision. The plan shall include the following information: a. Mitigation Plan including the following elements: 1) Environmental goals and objectives, including public access and buffer measures. 2) Performance standards. 3) Detailed construction plans. 4) Timing. 5) Monitoring program for a minimum of five years. 6) Contingency plan. 7) Performance bonding in an amount of 120 percent of the costs of implementing each of the above elements. b. Mitigation shall be designed to improve the functions and values of impacted wetland and setback areas, and shall include the following minimum replacement ratios for each acre impacted: 1) For forested wetlands with at least 20 percent of the surface area covered by woody vegetation greater than 20 feet in height, the replacement ratio shall be a minimum of 3: 1. Mr. Robert Flitton April 8, 1992 Page 7 2) For scrub -shrub wetlands with at least 30 percent of its surface covered by woody vegetation less than 20 feet in height as the uppermost strata, the replacement ratio shall be 2:1. 3) For emergent wetlands with at least 30 percent of the surface area covered by erect, rooted, herbaceous vegetation as the uppermost vegetative strata, the replacement ratio shall be 1.5:1. 4) The replacement ratio for all other wetlands shall be 1.25:1. C. All required wetland mitigation improvements, except monitoring, shall be completed and accepted by the Director of Community Development prior to submitting the final plat for final approval. In any event, all mitigation work shall be completed within six months from the time wetland or wetland setback areas are initially disturbed through related subdivision construction activity. d. The applicant shall pay for services of a qualified professional selected and retained by the City to review the wetland mitigation plan and other relevant information, conduct periodic inspections through the construction phase, issue a written report to the Director of Community Development stating the project complies with requirements of the mitigation plan, and to conduct and report to the Director on the status of the monitoring program. 5. Prior to final plat approval, the applicant shall construct downstream drainage improvements identified in the "Preliminary Drainage Analysis" dated December 20, 1991 and prepared by Jaeger Engineering for the site, as required by the Public Works Director. In lieu of constructing these improvements, prior to final plat approval and at the discretion of the Public Works Director, the applicant may pay $60,696.00 as their pro-rata contribution towards implementation of these improvements. ✓ 6. All homes located within this subdivision shall be properly sound insulated to achieve a level of 45 Ldn within general habitable space and 40 Ldn within bedrooms, consistent with the Uniform Building Code and other regulations, as required by the Building Official. Mr. Robert Flitton April 8, 1992 Page 8 7. Any development within designated open space areas shall be designed and constructed, as required by the Director of Community Development, to protect and enhance wildlife habitat to the maximum extent feasible. This effort may include but is not limited to re -vegetation and restoration of disturbed areas, retention and/or replacement of significant vegetation, and use of vegetation or other features which provide habitat for native wildlife species. 8. Beyond required frontage -improvements, the applicant shall construct Military L Road South widened to 4 lanes with provisions for bicycles, sidewalks, signal f�;•. modifications, illumination, street trees, and property acquisition from I-5 to South 288th Street, as required by the Public Works Director prior to final plat approval. In lieu of constructing these improvements, prior to final plat approval and at the discretion of the Public Works Director, the applicant may pay $29,300 as their pro -rats contribution towards implementation of these improvements. 9. Prior to final plat approval, Military Road South shall be paved from the north and south termini of the required right-of-way improvements abutting the site with tapers to match into the existing pavement improvements. The tapers shall be provided as approved by the Public Works Director. 10. Prior to final plat approval, a north bound left turn lane on Military Road South at the intersection with South Star Lake Road shall be designed and constructed, as required by the Public Works Director. J� 11 Prior to final plat approval, the applicant shall coordinate with the City and King County the modification of the signals at South 288th Street and South 272nd �lStreet, respectively, through adjustments in timing and phasing to mitigate the LOS 2� 5 kl-12 F operations of the intersections, as required by the Public Works Director. 22. Prior to final plat approval, the applicant shall design and construct a traffic island and signage at the intersection of South 284th Street/ Military Road South to route westbound traffic from South 284th Street right only. onto Military Road South, as required by the Public Works Director. r_ 13. Prior to final plat approval, the applicant shall prepare and submit for approval and recording a Transportation Management Plan (TMP) that is acceptable to METRO �`�`� and the City of Federal Way Public Works Director. Mr. Robert Flitton April 8, 1992 Page 9 14. A minimum ten foot wide paved or concrete pedestrian path shall be constructed from 23rd Court South to 22nd Avenue South prior to final plat approval, as required by the Public Works Director. The entire path shall be provided for general public use by means of dedication, easement or other acceptable mechanism. This MDNS is issued under WAC 197-11-340(2); the lead agency will not act on this proposal for 15 days from the date of issuance. Comments must be submitted by 5:00 p.m. on AjLril 22, 1992. Unless modified by the City, this determination will become final following the above comment deadline. Any person aggrieved of the City's final determination may file an appeal with the City within 14 days of the above comment deadline. Contact Person: Greg Fewins, Senior Planner Phone: 661-4108 Responsible Official: Kenneth E. Nyberg Position/Title: Assistant City Manager/Director of Community Development Address: 33530 First Way South, Federal Way, WA 98003 Date issued: April 8, 1992 d3:sub91001.wp 15. The City has conducted an analysis of required decisional criteria for proposed intrusions on and within 100 feet of wetland areas pursuant to sections 80.35 and 80.160.4 FWZC. This analysis and findings are incorporated into this staff report by reference as though set forth in full. 16. The proposed subdivision and rezone applications and application attachments have been reviewed for compliance with the Federal Way Comprehensive Plan, pertinent zoning regulations, Environmental Policy Ordinance, Methods to Mitigate Development Impacts and all other applicable city regulations. As proposed and as recommended by staff, the preliminary plat and rezone is consistent with the Comprehensive Plan and all applicable codes and regulations. 17. Development of the site in accordance with the Comprehensive Plan and all applicable development codes and regulations will ensure that the interest of the public's health, safety and welfare are protected. 18. The proposed rezone from RS 9.6 to RS 7.2 is consistent with the Suburban Residential land use classification of the City of Federal Way Comprehensive Plan. 19. The proposed preliminary plat is permitted by the Federal Way Zoning Code and Title 16, Federal Way Subdivision Code subject to Process III review. 20. The proposed development is consistent with decisional criteria required under sections 155.75.4 and 130.60 of the Federal Way Zoning Code and section 16.100 Federal Way Subdivision Code. V. RECOMMENDATION A. PRELIMINARY PLAT APPLICATION NO. SUB-91-0001 Upon review of this application, the environmental determination of nonsignificance and pertinent decisional criteria, the Department of Community Development recommends APPROVAL of the proposed preliminary plat subject to the following conditions: - X. Pursuant to section 20.130.30 of the Environmental Policy r Ordinance, all mitigation measures of the April 8, 1992 determination of nonsignificance are incorporated by reference as conditions of this approval. Failure to comply with the mitigation measures shall constitute grounds for suspension and/or revocation of this approval. Approval of this proposed preliminary plat is subject. to approval of rezone application number RZ-92-0001. In the 28 W event that rezone application number RZ-92-0001 is modified or denied, any action to approve this preliminary plat shall be deemed invalid and a new public hearing required. 2 To the maximum extent feasible, existing natural vegetation shall be utilized within all landscape buffer areas as required by the Director of Community Development. As proposed, the applicant will provide a fifteen foot wide buffer of native vegetation along the rear of lots adjoining the north, south and west p-r�E,---- li-ne-s of the �e. � J . 4. . Prior to f inal plat approval, lot number 59 shall be recbnf igured to be located entirely outside of any required �i 100: foot wetland �etback area. Prior to final plat approval, all proposed usable open space'shall be dedicated to the City as required by the Parks Director. As proposed, the applicant will construct tennis -court facilities as approved by the Pars Director. he applicant will erect ae ' 'sk ii " or monument regarding 'Old Military Road's as approved by the Parks Director. No general site clearing or grading shall occur on or within 25 feet of geologically hazardous areas located on lots 52, 53, 56, 57 and 59. Any building construction located within these sensitive areas or setbacks shall be by piling or pier type foundation construction as required by the Building Official, to minimize grading and disturbance within the geologically hazardous area. Upon completion, all disturbed areas shall be replanted as required by the Building Official. Z� f7: Individual homeowners for lots 52, 53, 56, 57 and 59 shall services of a qualified professional engineer for purposes of reviewing and inspecting pier or piling type residential construction located within geologically hazardous areas, as required by the Building Official. The developer shall blfar - par�adrtg- services of a qualified professional engineer for purposes of reviewing and inspecting any street or utility work located within geologically hazardous areas, as required by the Public Works Official. 29 CITY OF FEDERAL WAY OFFICE OF THE FEARING EXAMINER In Re the Application of Parklane Ventures, Inc. FILE #SUB 91-0001; RZ-92-0001 FWHE #92-4 For Rezone and Preliminary ) Plat Approval of that tract ) RECONEM[ENDATION ON REZONE AND of land known as Heritage Woods ) PRELIMINARY PLAT APPLICATION } T. BACKGROUND AND SUNnIARY OF APPLICATION The applicant is proposing development of a 111 lot single-family residential preliminary plat. In addition, the applicant is proposing to rezone the easterly 29.5 acres of the site from RS 9.6 (Single Family Residential) to RS 7.2 (Single Family Residential). IT. PROCEDURAL INFORMATION Hearing Date: June 1, 1992 Decision Date: June 16, 1992 At the hearing the following presented testimony and evidence: 1.) Greg Fewins, Senior Planner, City of Federal Way 33530 - 1st Way South, Federal Way, WA 98003 2.) Tim Miller, Traffic Engineer, City of Federal Way 33530 - 1st Way South, Federal Way, WA 98003 3.) Joel Haggard, Attorney at Law (In Behalf of Applicant) 1515 IBM Building, Seattle, WA 98101 4.) Rob Flitton, Parklane Ventures 31620 - 23rd Avenue South, Federal Way, WA 98003 5.) Don Carr, David Evans & Associates, Inc. 415 - 118th Avenue S.E., Bellevue, WA 98004 6.) Dale Offin, Technical Services 15559 S.E. 67th Place, Bellevue, WA 98006 7.) Kenneth Hamilton 28425 Military Road South, Federal Way, WA 98003 PARKLANE VENTURES/HERITAGE WOODS FILE #SUB-91-0001; RZ-92-0001 FWHE FILE #92-4 PAGE- 2 8.) Don Fountain, Federal Way School District 31405 - 18th Avenue South, Federal Way, WA 98003 9.) Pat Byrne 28216 Military Road South, Federal Way, WA 98003 10.) H. David Kaplan 30240 - 27th Avenue South, Federal Way, WA 98003 11.) Craig Walter 2539 South 279th Place, Federal Way, WA 98003 12.) Dan Kolosky 27841 - 25th Drive South, Federal Way, WA 98003 13.) Carolyn Lake, Acting City Attorney, City of Federal Way 33530 - 1st Way South, Federal Way, WA 98003 At the hearing the following exhibits were admitted as part of the official record of these proceedings: 1.) Staff Report A.) Application and Plat Maps (full size copy provided to the Hearing Examiner only) B.) Vicinity Map C.) Legal Description D.) Sub -area Zoning Map E.) Communications Received on SEPA F.) April 8, 1992 Environmental Determination of Nonsignificance G.) August 28, 1990 'Wetland Determination, Impact Assessment and Conceptual Mitigation' Report prepared by David Evans and Associates (copy provided to Hearing Examiner only) H.) Wetland Analysis Required by Sections 80.35 and 80.160.4 FWZC (adopted 2/27/90) I.) June 19, 1990 'Report of Geotechnical Investigation' prepared by Geotechnical Services (copy provided to Hearing Examiner only) J.) Geotechnical Analysis Required by Section 80.65.1 FWZC K.) January 10, 1992 'Significant Tree Survey' Prepared by David Evans and Associates (copy provided to Hearing Examiner only) L.) January 10, 1991 Inspection Report of Observed Wildlife prepared by David Evans and Associates (copy provided to Hearing Examiner, only) PARKLANE VENTURES/HERITAGE WOODS FILE #SUB-91�0001; RZ-92-0001 FWHE FILE #92-4 PAGE 3 M.) 1990 Port of Seattle Part 150 Noise Exposure Map N.) Draft 1996 Port of Seattle Part 150 Noise Exposure Map O.) December 1990 'Traffic Impact Analysis' prepared by David Evans and Associates (copy provided to Hearing Examiner only) P.) Federal Way Water and Sewer District and Highline Water District Certificates of Water and Sewer Availability Q.) December 20, 1991 'Preliminary Drainage Analysis' prepared by Jaeger Engineering (copy provided to Hearing Examiner only) R.) January 11, 1991 'Analysis of Recreation and Open Space Impact' prepared by David Evans and Associates (copy provided to Hearing Examiner only) S.) January 8, 1992 Historical Society of Federal Way Letter T.) January 11, 1991 'School Access and School Impact Analysis' prepared by David Evans and Associates (copy provided to Hearing Examiner only) 2.) Letter from Cheryl Whitlow and John Spengler 3.) 1990 ADT Submitted by Tim Miller 4.) Existing Widening Areas submitted by Tim Miller 5.) 1991 King County Transportation Plan 6.) Letter from Mr. and Mrs. Bush 7.) Memo of Attorney Joel Haggard, with attachments 8.) Letter from Ecologist J. Macklin, submitted by Rob Flitton 9.) Letter from Rob Flitton to Hearing Examiner 10.) Letter from Hilda Smith 11.) Two overheads submitted by Dale Offin 12.) Letter from Kenneth Hamilton 13.) Letter from H. David Kaplan 14.) Letter from Michael and Janice Porter 15.) Copy of Park and Open Space Map submitted by Dan Kolosky 16.) Further notes of John Spengler and Cheryl Whitlow 17.) Memo from Greg Fewins to Hearing Examiner, dated 6/3/92 18.) Handwritten faxed response of Atty. Joel Haggard to Exhibit 17 III. FINDINGS OF FACT 1. The applicant has a possessory ownership interest in a 41.9 acre parcel of property located on the west side of Military Road immediately south of its intersection with South Star Lake Road and the Interstate 5 overpass. The western 12.4 acres are presently zoned RS 7.2, while the eastern 29.5 acres are presently zoned RS 9.6. The applicant is requesting a zone reclassification for the eastern 29.5 acres to RS 7.2, and subdivision of the entire site into 111 single-family residential lots. PARKLANE VENTURESMERITAGE WOODS FILE #SUB-91-0001; RZ-92-0001 F«'HE FILE #92-4 PAGE 4 2. The northeastern portion of the proposed rezone area is heavily impacted with sensitive areas, including wetlands and ponds. The applicant has proposed to protect these areas by providing substantial buffering and no development within said areas. The applicant has elected to request a rezone to RS 7.2 as opposed to clustering the development which is allowed under the Federal Way Zoning Code, as a means of protecting sensitive areas. The reduced setbacks and lot sizes authorized in a clustered development could accommodate approximately the same density (2.65 lots per acre) as is requested by the applicant in the rezone request. 3. The preliminary plat map shows proposed accesses onto Military Road at South 282nd Street and South 284th Street. In addition, a stub road (25th Place South) dead -ends at the north property line. It is anticipated that this road would be extended upon development of property to the north which is also zoned RS 7.2. All lots in the plat will access onto internal plat roads which are configured in a circular pattern with cul-de- sacs. 4. Surrounding properties in all directions are zoned RS 5.0, RS 7.2, and RS 9.6. Except for the 29.5 acre parcel, all of the property west of Military Road in the immediate vicinity is zoned RS 7.2 or RS 5.0. Bordering properties to the east across Military Road are zoned RS 9.6. Surrounding uses are developed exclusively with single-family _residential dwellings, except for a church northeast of the site. 5. Because of the significant wetlands on the site, the applicant commissioned a wetland study by David Evans and Associates, Inc., which prepared a "wetland determination impact assessment and conceptual mitigation" report dated August 28, 1990 (Exhibit 1G). A completed application for the rezone and subdivision was submitted on September 24, 1991, and was vested under Section 80.145.2 of the FWZC adopted February 27, 1990. The wetlands report was accurately and correctly prepared in accordance with said section. The report establishes that there are six wetlands and a pond totalling 1.81 acres on the site. Four of the six wetlands are considered to be regulated wetlands, and total 1.43 acres. Approximately .41 acres of the wetlands will be impacted or displaced by the proposed development; .25 acres will be impacted by the widening of Military Road South and the balance by the construction of the proposed subdivision. A very small portion of the wetland will be impacted by excavation and installation of a required sanitary sewer line which has no other reasonable physical location on the site. Proposed Lot 59 is located within the required 100-foot setback from a wetland, and must be reconfigured. 6. The applicant's wetlands expert prepared a conceptual mitigation plan which proposes the creation of .06 acres of forested wetland, enhancement of .02 acres of existing wetland habitat, and enhancement of .25 acres of wetland buffer. The adoption of the PARKLANE VENTURES/HERITAGE WOODS FILE #SUB-91-0001; RZ-92-0001 FWHE F LE #92-4 PAGE 5 proposed conceptual mitigation plan will result in a net loss of wetland function and value. In addition, the plan does not provide measures for controlling or encouraging public access into or from sensitive wetland areas. However, these elements will be considered in the final mitigation plan required by the conditions contained in the Mitigated Determination of Non -Significance. The applicant has agreed to all conditions in the MDNS. Conditions required through the environmental review process adequately address wetland impacts associated with this proposed development. 7. The site has a "medium outside Redondo/Milton channel aquifer" infiltration rating as set forth in the Federal Way Comprehensive Plan (FWCP). However, the portion of the site subject to this designation is the lower elevation which contains open water ponds and wetland areas and is proposed to be protected as an environmentally sensitive area. The proposed design of the subdivision, including protection of this portion of the site is consistent with Policy NE-10, FWCP, which advises the City to limit development in active aquifer recharge areas. 8. The applicant commissioned a geo-technical engineering report due to steep slopes and wetlands on the site (Exhibit 11). The geo-technical report revealed that with the exception of the wetlands and steep slope areas there are no unusual geo-technical conditions on the site. No significant geo-technical impacts related to design and construction of improvements within environmentally sensitive wetland areas are expected. The applicant will be required to meet all recommendations contained in the geo-technical report which are applicable to development within 25 feet of geologically hazardous areas. The City may also require the applicant to retain the services of a professional engineer and retain or replace vegetation. 9. David Evans and Associates, Inc., performed a "significant tree study" in January 1992 (Exhibit 1K). Subsequent to the date of said study the applicant increased the amount of open space from 11.06 acres to 12.13 acres. FWZC Section 90.15.3 requires that 25% of all existing significant trees be maintained or replaced on the site. The project as proposed will meet this requirement and a final significant tree report will be submitted with the final construction plans. Development plans for each individual lot will be reviewed for possible protection of additional trees. 10. FWZC Section 16.280 requires buffers from arterial streets or established adjacent land uses. The applicant proposes to satisfy this requirement by providing a 20-foot wide landscaped buffer along Military Road South. The applicant also proposes to maintain 15-feet of vegetation along the rear property lines of lots adjoining the north, south and west property lines. At the hearing, in responding to the request of Craig Walter, the applicant agreed to extend the buffer to Lot 41. PARKLANE VENTURES/HERITAGE WOODS FILE #SUB-91-0001; RZ-92-0001 FN VHE FILE #92-4 PAGE 6 11. David Evans and Associates, Inc., prepared an inspection report of observed wildlife, dated January 10, 1991 (Exhibit 1L). According to the report the site provides habitat for small mammals, rodents, and reptiles, as well as songbirds and insects. The letter mentions observation of "an unidentified woodpecker. " The pileated woodpecker is listed as "sensitive" by the Washington State Department of Wildlife. By letter dated May 28, 1992 (Exhibit 8), the person conducting the study, John D. Macklin, clarified the woodpecker sighting by indicating that it was most likely a downy woodpecker or a hairy woodpecker, as opposed to a pileated woodpecker. The pileated woodpecker is significantly larger with very distinctive markings, and would have been easily recognized. Thus, there are no endangered, threatened, or sensitive species on the site. 12. The applicant is proposing to preserve 12.13 acres (approximately 29 % of the site) as open space. FWZC 16.250 requires that 15 % of the site be maintained as open space. Therefore the applicant is providing almost twice the open space as required by the code. 4.21 acres is designated for usable open space. The applicant proposes to construct a double -wide tennis court in this usable area for public use and dedicate it to the City. The proposed plat as submitted is consistent with the requirements of the FWZC, open space goals and policies of the FWCP, and adequately mitigates parks and recreation impacts resulting from the development. 13. This site is impacted by noise from aircraft arriving and departing from the Seattle - Tacoma International Airport. The applicant has agreed to employ appropriate construction measures to reduce noise within homes constructed on subdivisions lots. 14. The Federal Way Water and Sewer District and the Highline Water District provide both sewer and water service to the site. Both districts have sufficient capacity to serve the proposed development. The applicant is requesting exclusive water service from the Federal Way District, and will propose an interlocal agency agreement amendment to adjust the service area boundary between the two districts. Certificates of water and sewer availability were provided by both districts (Exhibit 1D). 15, Replacement of natural areas with paved developed areas will contribute some pollutants to ground and surface waters. The applicant is proposing to mitigate the impact of these pollutants by installing oil/water separators in the on -site catch basins and/or by using grass -lined swales to transport run-off into on -site detention/retention ponds. Jaeger Engineering prepared a "preliminary drainage analysis" (Exhibit 1Q), which provided a technical analysis of on -site and downstream drainage conditions. The report identified an existing flooding problem near the intersection of Star Lake Road and South 272nd Street, approximately 1/2 mile downstream. The City of Federal Way has developed a project to relieve this situation, and the applicant will contribute to a portion of the cost of the proposed improvements. The City of Federal Way adopted a surface water design PARKLANE VENTURESMERITAGE WOODS FILE #SUB-91-0001; RZ-92-0001 FWHE FILE #92-4 PAGE -7 manual in 1990 which requires improvements such as surface water detention, bio- filtration and oil/water separation. The applicant's proposal exceeds minimum thresholds of said manual. 16. The original road bed of "Old Military Road" is located within the plat boundaries. While this road has military historical significance, it is not identified as having a significant historical value. The applicant has, however, voluntarily agreed to place a permanent marker identifying the location of "Old Military Road." 17. David Evans and Associates, Inc., prepared a "school access and school impact analysis" (Exhibit 1T). This report establishes that approximately 93 students will reside in the development upon its completion. However, based upon a reduction in the number of lots, the Federal Way School District calculates that approximately 74 students will reside in the development. The school district states that the increase in the number of students is mitigated through the use of construction bonds, impact fees, and State matching funds. The District is concerned about the access of students to Mark Twain Elementary School. Without appropriate pedestrian paths school -age children would be required to walk along Military Road South and South Star Lake Road. These roads are high speed, high -volume arterials, and would pose a significant danger to children. The applicant has agreed to provide a pedestrian path from 22nd Avenue South to 23rd Court South, between Lots 35 and 36. In addition, the applicant has agreed to provide a pathway along the location of the sewer line through the northeast portion of the plat which will provide a much shorter path to the school. 18. A significant issue regarding the interpretation of the Federal Way Zoning Code, the Federal Way Comprehensive Plan and Title 22 of the Federal Way City Code remains unresolved. The City Public Works Director has determined that the applicant must improve Military Road South to a five -lane roadway with curbs, gutters, sidewalks and bike paths on both sides along the site's entire frontage. The Director bases his decision on FWZC Section 110.25, the City of Federal Way's current Six -Year Transportation Improvement Program (TIP), and King County's future 1992 Transportation Needs Report (unpublished as yet). The requirement for the width of roadway is based on existing and projected traffic loads, and the need for safe turning movements. The applicant states that FWZC Section 110.25 must be read in conjunction with the comprehensive plan and Title 22. When those sections are read together the applicant argues that it is the code's intent to require the applicant to mitigate traffic impacts caused by this development, and that the traffic impact analysis (prepared by David Evans & Associates, Exhibit 10) establishes that a three -lane road with curb, gutter, sidewalk and bike path on the west side is sufficient to mitigate traffic impacts from this subdivision. PARKLANE VENTURES/HERITAGE WOODS FILE #SUB-91-0001; RZ-92-0001 FWHE FILE #92-4 PAGE 8 19. The existing average daily traffic on Military Road adjoining the project site is 16,500 vehicle trips. In the evening peak hour there are 1,388 vehicle trips. Upon development of this site, traffic on Military Road will be increased by 1,136 vehicle trips per day, and 118 vehicles during the evening peak hour. Said counts amount to a 6.817o daily increase, and a 9. 8 % peak hour increase. 20. The applicant asserts that Military Road at this location is a collector arterial since the Comprehensive Plan map reflects it as such. However, FWZC Chart 110-1 identifies minor arterials as having average daily traffic volumes between 8,000 vehicle trips per day and 30,000 vehicle trips per day, whereas collector arterials have daily traffic volumes of between 3,000 and 9,000 vehicle trips per day. Minor arterials are defined as "intra-community roadways connecting community centers and facilities," whereas as collector arterials are defined as "intra-community roadways connecting residential neighborhoods with community centers and facilities." Both types of road are partially controlled with infrequent access to abutting properties. Based upon the above definitions and traffic volumes, Military Road South is a minor arterial. The comprehensive plan map is a generalized map which identifies generally which roads are principal arterials, collector arterials, and minor arterials. However, the specific classification criteria is found in FWZC Chart 110-1. The existing traffic volume on Military Road South greatly exceeds the traffic volumes specified for a collector arterial, and falls within the average daily traffic volumes of a minor arterial. 21. The MDNS contains six off -site traffic mitigation measures which the applicant has agreed to perform. These measures are as follows: a.) contributing $11,600 as its pro-rata contribution toward improvements in Military Road from I-5 to South 288th Street; b.) paving Military Road South from the north and south termini of the required right -of --way improvements abutting the site; c.) constructing a northbound left turn lane on Military Road South at the intersection with Star Lake Road; d.) coordinating with the City and King County to modify the signals at South 288th Street and South 272nd Street; e.) design and construct a traffic island and signage at the intersection of South 284th Street/Military Road South to route westbound traffic from South 284th Street right only onto Military Road South; f.) prepare and submit for approval a transportation management plan that is acceptable to Metro and the City. PARKLANE VENTURESIHERITAGE WOODS FILE #SUB-91-0001; RZ-92-0001 FWHE FILE #92-4 PAGE 9 The applicant disagrees with Finding of Fact #12 in the MDNS which states that FWZC Section 110.25 requires the construction of a five -lane arterial road section along the plat frontage with Military Road South. 22. Concerns raised by speakers at the hearing to include the applicant's traffic expert and citizens of the area were addressed to the five -lane road section requirement. Testimony indicated that Military Road is basically a two-lane road for its entire length, except for intersections where it is widened to three lanes. Widening Military Road to five lanes will create an unnecessary swath through the community similar to SR99. SR99 and I-5 are designed for high volume through -traffic. Unsafe conditions will be created by constructing a short five -lane road section, which will mean that traffic will move from a two-lane configuration to five lanes then back to two lanes. Vehicles will race to get ahead of other vehicles to have better access to the traffic light at South 288th Street. Furthermore, widening Military Road will adversely impact houses on both sides of the road. 23. FWZC Section 130.60 sets forth the criteria which an applicant must meet in order to obtain a zone reclassification. Findings required by said section are hereby made as follows: a.) The proposed rezone is in the best interest of the City. In addition to developing the site in accordance with all City codes and regulations, the applicant is providing almost twice the open space required by applicable codes, and is constructing a double tennis court on 4.1 acres and dedicating the improvement along with the acreage to the City. Furthermore, the applicant is buffering existing adjoining developments, protecting and restoring sensitive areas, and providing walkways to ensure safe access to schools. b.) The rezone will correct a zone classification or zone boundary that was inappropriate when established. The site is located within the suburban residential land use classification of the comprehensive plan. Both RS 7.2 and RS 9.6 single-family zones are allowable within this classification. The properties adjoining the south and west of the site are currently zoned RS 7.2. The site itself is split -zoned, with approximately 30 % being zoned RS 7.2. The RS 9.6 properties are generally located east of Military Road, with the smaller lots sizes on the west side of Military Road. The zone reclassification would allow comparable density and development standards throughout the entire site. As previously stated the applicant has the option of clustering the subdivision design to obtain a density which is comparable to the RS 7.2 zoning. PARKLANE VENTURES/IIERITAGE WOODS FILE #SUB-914001; RZ-92-0001 FWHE FILE #92-4 PAGE 10 c.) The proposed project complies with the Federal Way Zoning Code in all respects. d.) The site plan is designed to minimize all adverse impacts on developed properties in the immediate vicinity. e.) The site plan is designed to minimize impacts upon public services and utilities. In fact, no impacts to public services have been identified. 24. The applicant had two community meetings and addressed concerns raised by surrounding residents. These concerns included traffic, wildlife habitat, protection of sensitive areas, existing drainage problems, and the lack of parks. The site is located approximately 1.25 miles from the nearest local park. However, the applicant cannot be required to sell the site to the City, nor the City be required to purchase this site for a park. IV. CONCLUSIONS 1. In the circulation section of the Federal Way Comprehensive Plan the following statements are made on pages 29 and 30: "Traffic impacts created by developments should be mitigated by the developer. On the other hand, existing traffic deficiencies should be addressed on a broader scale, including mitigation by the City of Federal Way. Improvements to the transportation system in Federal Way should be planned and designed in a regional context .... " Policy T-12 of the comprehensive plan states that the City should "require mitigation of direct transportation impacts created by new development." The comprehensive plan contemplates that developers will address the direct impacts of their particular development on the public road system, while regional and existing problems would be addressed by the City. 2. FWZC Section 16.300.30 requires that all streets abutting a proposed subdivision be improved in accordance with Chapter 110 of the Federal Way Zoning Code. FWZC Section 110.05 establishes the requirements for the improvements an applicant must make within rights -of -way adjacent to the proposed subdivision. FWZC Section 110.25(1) states as follows: PARKLANE VENTURES/HERITAGE WOODS FILE #SUB-91-0001; RZ-92-0001 FWHE FILE #92-4 PAGE 11 "General - The Development Standards portion of charts 110-1 and 110-2 establish the improvements that must be installed, based on the classification of the various rights -of -way within the City. The applicant shall, consistent with the provisions of this Chapter, install all improvements established in Charts 110-1 and 110-2 along the entire frontage and width of each right-of-way, other than alleys, that abuts the subject property." Chart 110-1 allows three -lane, four -lane, or five -lane minor arterial roads. There are no tests or guidance set forth in said chart to identify whether a three, four or five -lane road is appropriate for a development. As previously stated, the comprehensive plan states that developers should be responsible for mitigating the impacts of their own development. In addition, Title 22 of the Federal Way City Code is entitled "Methods to Mitigate Development Impacts." Section 22.10 states that it is the purpose of this section to "provide alternatives for prospective developers of land within the City to mitigate the direct impacts that have been specifically identified by the City as a consequence of proposed development." Included within the impacts identified in said section are streets, alleys, and other public ways. Section 22.50 states, in part, as follows: "The official or body charged with granting the necessary approval for a proposed development shall review an applicant's proposal for mitigating any identified, direct impacts .. . . . No official or body shall approve a development unless provisions have been made to mitigate identified direct impacts that are consequences of such development." 3. The Federal Way Comprehensive Plan, Chapter 110 of the Federal Way Zoning Code, and Title 22 of the Federal Way City Code must be read together and consistently if possible. In reading these sections together, Chart 110-1 provides alternatives of three, four, and five -lane roads for minor arterials. The comprehensive plan and Title 22 provide guidance to the Public Works Director as to which width should be required based upon the direct impacts of the development on the existing road system, in this case Military Road South. Such interpretation is consistent with Southwick v. Lacey 58 Wn._ App. 886 (1990); Cobb v. Snohomish County_ 64 Wn. App. 451 (1991), and Unlimited v. KitSap County 50 Wn,_App. 723 (1988). 4. The applicant's traffic study provides traffic counts and a level of service analysis for the number of lanes required for Military Road South following development of this project. The traffic study establishes that a three -lane road is more than adequate to handle traffic in each direction, plus vehicles turning left at each plat access. The analysis established an LOS E for both plat accesses onto Military Road South. However, a gap study performed by the traffic engineer revealed that thgre were only 12 minutes during the PARKLANE VENTURESMERITAGE WOODS FILE #SUB-91-0001; RZ-92-0001 FWHE FILE #92-4 PAGE 12 evening peak hour which do not provide adequate time for turning movements. In the morning peak hour only 9 minutes were unavailable for left turns. There are adequate gaps for left turn movements. The engineer used 7 seconds as an adequate gap for turning movements. These gaps are caused by the platooning of cars from nearby traffic signals. The traffic engineer recommended a curb, gutter, sidewalk, and bike lane along the west frontage, plus a center turn pocket for each plat access. His opinion was that no curb, gutter, sidewalk and bike path was required on the east side, as it would not serve this development. 5. The Public Works Director did not challenge the traffic study, but based his decision to require the five -lane road on traffic patterns, improvements in other areas of the City, the King County Transportation needs report, and the City's transportation and improvement plan. The TIP, while not a substitute for the comprehensive plan, is adopted by the City of Federal Way City Council. However, the TIP is directed toward public system -wide transportation planning and needs. It is not concerned with direct plat impacts of private development. The TIP does not consider the specific impacts of each development in determining required improvements. For example, if the applicant had requested a down zone to minimum 1-acre lot sizes for the purpose of developing "ranchettes" and thus developing the site into possibly 20 or 30 single-family residential homes, under the TIP and King County Transportation report the applicant would still be required to improve Military Road South to five lanes. Therefore, based upon the applicant's traffic study and specifically, Exhibit A to Exhibit 7 of this record, Military Road South along the project frontage will operate adequately with a three -lane cross section with curb, gutter, sidewalk and bike path on the west side following development of this site. Improving Military Road South to a three -lane section along the entire plat frontage will mitigate the direct impacts of traffic created by this development. 6. The proposed preliminary plat of Heritage Woods is consistent and compatible with the goals and objectives of the City of Federal Way Comprehensive Plan and the City of Federal Way Zoning Code, as well as other applicable codes. If the applicant complies with the recommended conditions of preliminary plat approval, and the conditions contained in the Mitigated Determination of Non -Significance, the proposal will comply with the Federal Way Subdivision Code, as well as other official land use controls of Federal Way. 7. The proposed preliminary plat of Heritage Woods makes appropriate provisions for the public health, safety, and general welfare, open spaces, drainageways, streets and roads, transit stops, potable water supplies, sanitary waste, parks and recreations, playgrounds, schools and schoolgrounds, including sidewalks and other planning features that assure safe walking conditions for students to walk to and from school. The preliminary plat of Heritage Woods will serve the public use and interest by providing an attractive PARKLANE /HERITAGE WOODS FILE #SUB-91-0001; RZ-92-0001 FWHE FILE #92-4 PAGE 13 location for single-family residential development, while at the same time protecting and preserving sensitive areas and open spaces. 8. The proposed rezone from RS 9.6 to RS 7.2 is consistent with the suburban residential land use classification of the City of Federal Way Comprehensive Plan, and meets all requirements of Chapter 130 of the Federal Way Zoning Code. V. RECO'NUN9ENDATIO,N It is hereby recommended that the request for zone reclassification from RS 9.6 to RS 7.2 and for preliminary plat approval of Heritage Woods be approved, subject to the following conditions: A. PRELBENARY PLAT APPLICATION NO. SUB-91-0001 1. Pursuant to section 20.130.30 of the Environmental Policy Ordinance, all mitigation measures of the April 8, 1992 mitigated determination of nonsignificance are incorporated by reference as conditions of this approval. Failure to comply with the mitigation measures shall constitute grounds for suspension and/or revocation of this approval. 2. Approval of this proposed preliminary plat is subject to approval of rezone application number RZ-92-0001. In the event that rezone application number RZ- 92-0001 is modified or denied, any action to approve this preliminary plat shall be deemed invalid and a new public hearing required. 3. To the maximum extent feasible, existing natural vegetation shall be utilized within all landscape buffer areas as required by the Director of Community Development. In addition to the required twenty foot wide buffer located along Military Road South, the applicant will provide a fifteen foot wide buffer of native vegetation along the rear of lots adjoining the north, south and west boundaries of the site. All perimeter buffer areas shall be identified on the plat map and restricted from removal of vegetation except as may be authorized by the Director of Community Development. 4. Prior to final plat approval, lot number 59 shall be reconfigured to be located entirely outside of any required 100 foot wetland setback area. 5. Prior to final plat approval, all proposed usable open space designated as Tract A shall be dedicated to the City as required by the Parks Director. As proposed, the applicant will construct tennis court facilities as approved by the Parks Director. As proposed, the applicant will erect an interpretive sign or monument regarding 'Old Military Road' as approved by the Parks Director. PARKLANE VENTURESMERITAGE WOODS FILE #SUB-91-0001; RZ-92-0001 FWHE FILE #92-4 PAGE 14 6. No general site clearing or grading shall occur on or within 25 feet of geologically hazardous areas located on lots 52, 53, 56, 57 and 58. Any building construction located within these sensitive areas or setbacks shall be by piling or pier type foundation construction as required by the Building Official, to minimize grading and disturbance within the geologically hazardous area. Upon completion, all disturbed areas shall be replanted as required by the Building Official. This condition shall be placed on the face of the plat prior to final plat approval. 7. Individual homeowners for lots 52, 53, 56, 57 and 58 shall be responsible for providing the City with services of a qualified professional engineer for purposes of reviewing and inspecting pier or piling type residential construction located within geologically hazardous areas, as required by the Building Official. This condition shall be placed on the face of the plat prior to final plat approval. 8. The developer shall be responsible for providing the City with services of a qualified professional engineer for purposes of reviewing and inspecting any street or utility work located within geologically hazardous areas, as required by the Public Works Official. 9. Due to potential erosion hazard and impacts to environmentally sensitive areas, clearing shall be limited only to the months of April through October. 10. Retention/detention facilities used to control runoff from the site to off -site drainage courses shall be located in a surface water tract to be dedicated to the City at the time of final plat approval as required by the Public Works Director, unless located within improved City of Federal Way rights -of -way. All retention/detention facilities shall be landscaped to provide a visual buffer from surrounding properties. A landscape plan shall be submitted for approval by the Director of Community Development prior to issuance of construction permits. 11. Prior to final plat approval, those portions of the surface water facilities necessary to retain/detain, convey, and treat the flows discharging from the site shall be constructed and operational. 12. A 15-foot gravel access shall be provided along the entire length of each biofiltration swale for maintenance as required by the Public Works Director. The biofiltration swale and gravel access shall be located in a surface water tract to be dedicated to the City prior to final plat approval. PARKLANE VENTURESMERITAGE WOODS FILE #SUB-91-0001; RZ-92-0001 FWHE FILE #92-4 PAGE 15 13. In some cases, on -site surface water infiltration systems may be suitable for use on individual lots depending on soil conditions. This type system shall be used where suitable. To determine the suitability of the soil for infiltration systems, a soils report that includes percolation tests and a soil log taken at 6-foot minimum depth shall be submitted by a professional engineer, or soil specialist. This shall include, at a minimum, information on soil texture, depth to seasonal high water and the occurrence of mottling and impervious layers. The report shall also address potential down gradient impacts due to increased hydraulic loading on slopes and structures. If the soils report is approved, the infiltration systems shall be installed prior to occupancy of the residence. A note to this effect shall be placed on the face of the final plat map. The drainage plan and the final plat map shall indicate each lot approved for infiltration. 14. Existing on -site surface water ponds shall be retained as part of the storm drainage system and shall be utilized as a one -cell wetpond for treatment of runoff prior to entering the detention facilities or biofiltration swale. Discharge into the pond shall be oriented to maximize the retention and settlement times of the water in the pond. The pond shall be located in a surface water drainage tract to be dedicated to the City prior to final plat approval, as required by the Public Works Director. 15. A geotechnical report shall be prepared by a licensed geotechnical engineer to address recommended designs for proposed roadways. The report shall detail soil and groundwater conditions. Recommendations to ensure integrity of future roadways shall be subject to review and approval by the Public Works Director. 16. A temporary paved turn -around will be constructed at the westerly end of 25th Place South in accordance with Section 2.07 of the King County Road Standards. Sidewalks shall be constructed to extend through the temporary turn -around area. Temporary easements shall be provided and shall be placed on the face of the final plat as required by the Public Works Director. 17. A 10 foot utility easement shall be provided along the front of all lots and tracts located adjacent to proposed street rights -of -way as required by the Public Works Director. r 18. The applicant will be required to construct Military Road South to a 3-lane width .< along the entire plat frontage, with curb, gutter, sidewalk and bike lanes along the ,s_ west frontage only. PARKLANE VENTURESMERITAGE WOODS FILE #SUB-91-0001; RZ-92-0001 FWHE FILE #92-4 PAGE 16 B. REZONE APPLICATION NO. RZ-92-0001 1. Pursuant to Section 20.130.30 of the Environmental Policy Ordinance, all mitigation measures of the April 8, 1992 mitigated determination of nonsignificance are incorporated by reference as conditions of this approval. Failure to comply with the mitigation measures shall constitute grounds for suspension and/or revocation of this approval. 2. Approval of this proposed rezone is subject to approval of preliminary plat application number SUB-91-0001. In the event that preliminary plat application number SUB-91-0001 is denied, any action to approve this rezone shall be deemed invalid and a new public hearing required. 3. The Resolution of Intent to Rezone shall provide that the one-year time limit of FWZC Section 155.100 is extended to coincide with the duration of preliminary plat approval specified under FWZC Section 16.120, allowing a three-year time limit. DATED THIS 16TH DAY OF TUNE, 1992. STEP N K. CAUSSEAUK, Heanng aminer VI. RIGHTS TO RECONSIDERATION AND CHALLENGE Any person who has a right to challenge a recommendation under the Federal Way Zoning Code may request the Hearing Examiner to reconsider any aspect of his or her recommendation by delivering a written request for reconsideration to the Planning Department within seven (7) calendar days after the date of issuance of the Hearing Examiner's recommendation. The person requesting the reconsideration shall specify in the request what aspect of the recommendation he or she wishes to have reconsidered and the reason for the request. The distribution of the request and the response to the request shall be governed pursuant to the provisions of the Federal Way Zoning Code. Within ten (10) worlang days after receiving a request for reconsideration, the Hearing Examiner shall notify the persons who have a right to appeal under the Federal Way Zoning Code, whether or not the recommendation will be reconsidered. The Hearing Examiner may reconsider the recommendation only if he or she concludes that there is substantial merit in the request. The process of the reconsideration will be followed in accordance with the Federal Way Zoning Code. The recommendation of the Hearing Examiner may be challenged by any person who is to receive a copy of that recommendation pursuant to FWZC 155.60.6. That challenge, in the form of a Ietter of challenge, must be delivered to the Planning Department within fourteen (14) calendar days after the issuance of the Hearing PARKLANE VENTURESIHERITAGE WOODS FILE #SUB-91-0001; RZ-92-0001 FWHE FII.E #92-4 PAGE 17 Examiner's recommendation or, if a request for reconsideration is filed, then within fourteen (14) calendar days of either the decision of the Hearing Examiner denying the request for reconsideration or the reconsidered recommendation. The letter of challenge must contain a clear reference to the matter being challenged and a statement of the specific factual findings and conclusions of the Hearing Examiner disputed by the person filing the challenge. The person filing the challenge shall include, with the letter of appeal, the fee established by the City. The appeal will not be accepted unless it is accompanied by the required fee. The recommendation of the Hearing Examiner may be challenged whether or not there was a request to reconsider the Hearing Examiner's recommendation. s EXHIBIT J GEOLOGICAL HAZARDOUS AREA ANALYSIS REQUIRED BY SECTION 80.65.1 FWZC Background The northeast tier of lots (lots 50 through 59), lot 22 (and adjacent street) and proposed 25th Place South are located within designated geologically hazardous areas pursuant to definition 3.10.307 of. the Federal Way Zoning Code (FWZC). Specifically, these areas are classified as "steep slope hazard areas" with slopes in excess of 40 percent. Section 80.65.1 FWZC restricts development "on or within 25 feet of a geologically hazardous area unless no reasonable alternative exists and then only if the development activity or land surface modification will not lead to or create any increased slide, seismic, or erosion hazard." A 'Report of Geotechnical Investigation' dated June 19, 1990 was prepared by Geotechnical Services for the site (refer to Exhibit I). Because development is proposed on and within 25 feet of geologically hazardous areas, the report has been prepared in accordance with section 80.65.2 FWZC. Based on the criteria identified in section 80.65.1 FWZC, the City may approve development on or within 25 feet of a geologically hazardous area. If such development is approved, the City may condition the development to: 1) follow recommendations of the geotechnical report; 2) provide services of a professional engineer; and, 3) retain or replace vegetation. Some or all of these conditions may be deemed appropriate. The proposed development will cut as much as 15 feet of earth through lots 60 through 63, and fill as much as 15 feet for construction of 25th Place South. Fill would be extended from 25th Place South through lots 50 to 59 to provide street grade access and minimize building slopes. Some of this grading will occur on and within 25 feet of designated geologically hazardous areas, and will encroach within required 100 foot setbacks from northerly wetland areas. The proposed filling and grading activity has been generally addressed by the report. If approved, specific design level geotechnical analysis will be required for this grading activity. The report indicates that "the steepest of slopes are subject to near -surface creep and greater -than -average erosion." In response to these potential adverse environmental impacts, the report provides design measures and methods for avoiding or mitigating potential adverse impacts. Through the environmental review 1 FY= rA6LE_ process, the City required the applicant to design and construct the project in accordance with recommendations and conclusions contained in the 'Report of Geotechnical Investigation'. Analysis of decisional criteria for section 80.65.1 FWZC Geologically Hazardous Areas Development Limited - General The following is an analysis of required decisional criteria outlined in section 80.65.1 FWZC. The City can only approve activity on or within 25 feet of a geologically hazardous area if the following criteria are met: 1. No reasonable alternative exists. Response: The City has required the applicant to design and construct 25th Place South generally in it's proposed location. As designed, the street will be constructed across steep slope hazard areas. This street is needed to ensure future connection and through access to north and westerly developed and undeveloped properties. 25th Place South is temporarily terminated as a cul-de-sac until adjoining properties are developed, and the street can be extended. Based on an analysis of adjoining properties and current physical conditions, there is no other reasonable alternative location for 25th Place South. Therefore the street must be constructed across the steep slope hazard area as proposed. Lot 22 and 23rd Avenue South are located across a steep slope hazard area. The slope through this area is minor, and is proposed to be graded to accommodate proposed street and lot development. Alternatively, the plat could be reconfigured in this part of the site to eliminate development within the steep slope hazard area. This would cause realignment of the overall street pattern, and the loss of additional building sites on nonsensitive slope areas. The proposed alignment of the street system and layout of proposed lots in this area provides the most reasonable circulation and access pattern within the subdivision to ensure efficient use of the site. Lots 50 through 59 are encumbered by a steep slope hazard area. Fill would be extended from 25th Place South through lots 50 to 59 to provide street grade access and minimize building slopes. Some of this grading will occur on and within 25 feet of designated steep slope hazard area, and will encroach within required 100 foot setbacks from northerly wetland areas. Filling these areas would eliminate important vegetation, habitat and buffer opportunities within the northerly open space area which is otherwise proposed to remain undeveloped. 2 Staff considered three alternatives related to filling and grading of lots 50 through 59: 1) To allow filling and development of the lots as proposed; 2) To deny clearing, grading and development of building sites within this steep slope hazard area of the site; and, 3) To consider alternative building construction techniques which minimize disturbance and impacts to the sensitive area. Because the City is requiring extension of 25th Place South through steep slope hazard areas adjacent to proposed lots 50 through 59, it would not be equitable to deny use of this area for residential construction. However, the report indicates that "the steepest of slopes are subject to near -surface creep and greater -than -average erosion". In order to allow efficient use of this area, while providing maximum protection of the sensitive slope area, staff is recommending approval of the lots as proposed with a requirement for alternative building construction techniques within the sensitive area. These techniques would require the use of piling or pier type foundations for any structures located within the steep slope hazard area or setback. Building structures would be elevated above the steep slope hazard area, and provided street level access to parking and front yard areas. This type of construction will minimize disturbance of steep slope areas and northerly open space and wetland areas. Traditional grading, landscaping and use of rear yard areas within steep slope areas would be restricted. 2. The development activity or land surface modification will not lead to or create any increased slide, seismic, or erosion hazard. Response: The report provides design measures and methods for avoiding potential significant adverse geotechnical impacts throughout the site. Through the environmental review process, the City required the applicant to design and construct the subdivision in accordance with recommendations and conclusions contained in the 'Report of Geotechnical Investigation'. No further mitigation, of these general site impacts is required. In addition, the report indicates that "the steepest of slopes are subject to near -surface creep and greater -than -average erosion". To minimize potential adverse geological impacts, staff is recommending alternative building construction 3 E_�7`�' plu, 3 techniques for lots 50 through 59 (refer to item #1 above). Based on these conditions, the proposed development is not expected to create any increased slide, seismic or erosion hazard. Findings The following are findings related to the proposed action: 1. The northeast tier of lots (lots 50 through 59), lot 22 (and adjacent street) and proposed 25th Place South are located within designated geologically hazardous areas pursuant to definition 3.10.307 of the Federal Way Zoning Code (FWZC). These areas are classified as steep slope hazard areas. 2. A 'Report of Geotechnical Investigation' dated June 19, 1990 was prepared by Geotechnical Services for the site and proposed development. 3. The subdivision proposes land surface modification activities on and within 25 feet of these regulated sensitive areas. 4. The report indicates that "the. steepest of slopes are subject to near -surface creep and greater -than -average erosion." 5. The City has required the applicant to design and construct 25th Place South in it's proposed location. 6. Staff considered three alternatives related to filling and grading of lots 50 through 59. 7. The proposed alignment of the street system and layout of proposed lots provides the most reasonable circulation and access pattern within the subdivision to ensure efficient use of the site. 8. Based on recommended conditions and conditions required through the environmental review process, the proposed development is not expected to create any increased slide, seismic or erosion hazard. Recommendation Approval of intrusions on and within 25 feet of identified geologically hazardous areas as proposed, subject to the following conditions: 1. No general site clearing or grading shall occur on or within 25 feet of geologically hazardous areas located on lots 4 ,JR�T PA. 52, 53, 56, 57 and 59. Any building construction located within these sensitive areas or setbacks shall be by piling or pier type foundation construction as required by the Building Official, to minimize grading and disturbance within the geologically hazardous area. Upon completion, all disturbed areas shall be replanted as required by the Building Official. 2. Individual homeowners for lots 52, 53, 56, 57 and 59 shall be responsible for providing the City with services of a qualified professional engineer for purposes of reviewing and inspecting pier or piling type residential construction located within geologically hazardous areas, as required by the Building Official. 3. The developer shall be responsible for providing the City with services of a qualified professional engineer for purposes of reviewing and inspecting any street or utility work located within geologically hazardous areas, as required by the Public Works Official. Approved: Date: E. Nyber anager/ Qf--Cz=munjty De elopment 5 EYH18�T JT�YO ■ r 33530 1 ST WAY SOUTH • FEDERAL WAY, WASHINGTON 98003 July 7, 1992 Parklane Parklane Executive Center 31620 23rd Ave. S. Federal Way, Wa. 98003 Re: Heritage Woods Military Road S. Improvements Dear Mr. Flitton: I have received from your office a.proposed street section for Military Road S. along the Heritage Woods plat. This proposal is in response to the Hearing Examiner's recommendation #18 which states: "The applicant will be required to construct Military Road South to a 3-lane width along the entire plat frontage, with curb, gutter, sidewalk and bike lanes along the west frontage only. " Staff s interpretation of this recommendation is that the 3-lane configuration be centered 50 feet to the east of the Heritage Woods property line (the ultimate centerline for a 100-foot right-of- way) and the bike lane be added to the west of the centered three lanes. Curb, gutter and sidewalk are correctly located relative to the edge of pavement as shown. This configuration would require some new pavement on the east side of the existing roadway. The resulting roadway would have the least impact on the existing vegetation and wetlands and would minimize transitioning lengths between new and existing pavements. The asphalt design should be analyzed by your geotechnical engineer with respect to CBR values and historic uses of pavements along Military Road. The 3-inch pavement and 4-inch crushed section is probably too small a section for the anticipated traffic loading. Also, the soils report should address the overlay of the existing roadway section. The thickness of the overlay and the use of a geotextile fabric between the existing street and the overlay should be considered to prevent cracking at existing joints. If you have any questions, please give me a call at 661-4137 at your convenience. Sincerely, Ronald Garrow, P.E. Sr. Dev. Engineer c: T. Miller G. Fewins PARKLANE ParkLane Executive Center 31620-23rd Avenue South Federal Way, Washington 98003 Telephone: (206) 946-3652 Fax: (206) 946-3580 June 24, 1992 Mr. Ron Garrow City of Federal Way 33530 - 1st Way South Federal Way, Washington 98003 Dear Mr. Garrow: It is our understanding that our engineering technician Dale Offin provided you with a three -lane typical section for the proposed widening of Military Road. At your earliest opportunity, would you advice whether you a e with the submitted sections or revise our requiremen Si ncer%;4, Rotert G. Flitton RGF:smm cc: Mr. Dale Offin VANCOUVER - SEATTLE - EDMONTON We are committed to quality, value and service to fulfill ou r custoiners' dreams and exceed their expectations. CITY OF G �� ■ ■ 33530 1 ST WAY SOUTH FEDERAL WAY, WASHINGTON 98003 May 5, 1992 Mr. Rob Flitton Parklane Ventures 31620 23rd Avenue South, Suite 320 Federal Way, Washington 98003 RE: Heritage Woods Sub -division Dear Mr. Flitton: The requirement for five lanes on Military Road is a code requirement and not listed as a SEPA condition in the Mitigated Environmental Determination of Non -Significance for Heritage Woods Sub -division dated April 8, 1992. Code requirements are imposed as part of the preliminary plat approval process, involving the Hearing Examiner's recommendation and City Council's approval. There is opportunity for comment to the Hearing Examiner as part of the preliminary plat approval process. SEPA Condition 5 specifies $60,696 as a pro-rata contribution towards downstream drainage improvements and Condition 8 specifies $11,600 as a contribution towards road improvements not related to frontage improvements on Military Road. These contributions are in lieu of constructing the improvements, at the discretion of the Public Works Director. As discussed today, I agree to accepting these contributions as a permanent voluntary fee payment towards the improvements to be constructed by others or the City at some future date. Please call me at 661-4144 if you have any questions. Sincerely, Philip D. 1! ig tley Director of Public Works PDK:meb c: Bill Williamson, Attorney (Joel Haggard & Assoc.) Ken Nyberg Tim Miller Greg Fewins Greg Moore Ron Garrow Cary Roe Carolyn Lake FAKED May 1, 1992 Mr. Greg Fewins City of Federal Way 33530 First Way, So. Federal Way, WA 98003 Re: Heritage Woods Mitigated Determination Of Non -Significance Dear Mr. Fewins: PARKLANE ParkLane Executive Center 31620-23rd Avenue South Federal Way, Washington 98003 Telephone: (206) 946-3652 Fax:(206) 946-3580 The purpose of this letter is to simply confirm some important points which we agreed upon today. Firstly, that the City's official MONS is now unchanged (on major points) following receipt of all comments from the public. Secondly, seeing as the apparent request of a five lane frontage improvement is a code issue, it is still completely open for discussion and debate with the Hearing Examiner and City Council. Thirdly, since some of the 14 SEPA mitigations are interrelated with a five lane frontage improvement request on Military Road, it was agreed that if Parklane is successful at persuading the Hearing Examiner or City Council to reduce the requirement to, say, a three lane standard, then the relevant SEPA mitigations would then -be adjusted to meet and be in concert,kith such a standard.-_ z This was my- understanding _of._ our - conVorawtian- tad&,y %, _ ate It : you--T have any varying viewpoint, could-you.ple"o let me know-* -in wribitt _ _ via facsimile by Honday, Hay 4-,,,1992? V ,.•Y- ._ _ _ .. '` _.. ...� ___�..._ '� As a separate issue, can- you please send to_ ne,�- .pia.. rasa ll�' the information and form(s) pertaining t- 'the" Notice of E procedures. - n�. _ - Thank you for your attentioathe foregoing.-Si,4?}Ci.:� �,�r... r- ".'"��!e.�r:. =: �vL• r l tie• 1'/� _ _ i4 Robert G. Flitton RECEIVED ]BY COMMUNITY DEVilQP1 ENT DI:PAP4TMENT MAY ,4'992 VANCOUVER' SEATTLE' EDMONTON We are committed to quality, value and service to fulfill s a cuseomtrs� dreams and exceed their erpeetah'15. From: GREG FEWINS (GREGF) To: GREGM, KATHYM, CAROLYNL, KENN, RONG Date: Monday, May 4, 1992 10:37 am Subject: Heritage Woods Preliminary Plat Was advised by Bill Williamson, attorney representing ParkLane Ventures on Heritage Woods, that they will be filing a SEPA appeal by the May 6 deadline. Bill W. seemed to suggest that their SEPA appeal will go away, but he did not elaborate. They may try to use the appeal as a negotiating tool to get us to change our mind. Rob Flitton had mentioned trying to reach Philip to change some Public Works SEPA conditions prior to closure of the SEPA appeal period. I will keep you updated as things happen. rrY OF PUBLIC WORKS MEMORANDUM TO: Greg Fewins, Senior Planner FROM: J. Hann Lee, Traffic Analyst DATE: April 29, 1992 SUBJECT: Response to Heritage Woods MDNS Comments The pro-rata share contribution of $29, 300 identified in Condition 8 should be modified to $11,600. 'This change was based on additional frontage improvement credits given to the project proponent. The Washington Department of Transportation (WSDOT) recommended that the following intersections be analyzed in their April 14, 1992 comment letter: SR 5/S 272nd Ramps, SR 99/S 272nd Street, and SR 99/S 288th Street. After a phone discussion with Vickie Erickson of WSDOT regarding those comments, I have decided not to ask for any additional analysis. After a discussion with Tim Miller (Traffic Engineer), Ron Garrow (Senior Development Engineer), and Carolyn Lake (Acting City Attorney) on April 29, 1992, the Public Works Department has decided to stand firm on its frontage improvement and off -site mitigation requirements for the Heritage Woods project. The David Evans and Associates' recommendations for modifications to MDNS conditions in a April 20, 1992 letter to Ken Nyberg, Assistant City Manager was reviewed and not found to be supportable by the Public Works Staff. cc: Ron Garrow, Senior Development Engineer DEPARTMENT OF COMMUNITY DEVELOPMENT Memorandum April 23, 1992 TO: Carolyn Lake, Acting City Attorney Ron Garrow, Senior Development Engineer FR: Greg Fns, Senior Environmental Planner RE: Heritage Woods Preliminary Plat; Application No. SUB-91-0001 Attached are letters received on the City's initial MDNS for the above referenced project. I have also attached a copy of the MDNS. Please review attached letters and MDNS to determine if: 1) There is significant new information indicating, or on, a proposal's probable significant adverse environmental impacts; or, 2) The MDNS was procured by misrepresentation or lack of material disclosure. I have attached all of the letters we received. However, I only expect you to review and comment on issues related to your specific expertise. I will coordinate with each of you to be sure that all of the comments are addressed. Specifically we will need to determine if we have adequately addressed the environmental impacts resulting from the proposed project, if additional information is needed, or if modified or new mitigation measures are appropriate. Based on our assessment'of these comments, the City may retain, modify or withdraw the original MDNS. Any modification to the MDNS will require recirculation for public comment. Because we are now in the fourteen day appeal period, I will need to have your written comments no later than Tuesday, April 28. We may have to meet with commenting parties to discuss our position prior to the end of the appeal period on May 6 at 5:00 PM. Thanks c: Kathy McClung i:d3\sub9101d.wp RECEIVED APR 2 2 1992 April 22, 1992 HAND DELIVERED Mr. Kenneth E. Nyberg Assistant City Manager and Director, Community Development City of Federal Way 33530 - 1st Way South Federal Way, Washington 98003 Re: Comments Upon MDNS - SUB-91-000 Heritage Woods Preliminary Plat Dear Mr. Nyberg: PARKLANE ParkLane Executive Center 31620-23rd Avenue South Federal Way, Washington 98003 Telephone: (206) 946-3652 Fax:(206) 946-3580 Com'-4UAI PF("EIVED By nY DEVELOPIdEN7 DEPARTMENT APR 2 2 199 We have carefully reviewed your MDNS with its accompanying material. We appreciate the efforts you have made to review the proposal to provide homes for future and existing citizens of Federal Way. We believe that SEPA is not designed to replace existing law, but rather to supplement it. Also, its supplementation is to be in accord with state and local law. So, while we may not agree with some of the MDNS conditions, we do appreciate your willingness to consider comments before finalizing the MDNS for our 111-home proposal. Whether the facts as the law support your tentative decision, we accept Conditions 1, 3, 4, 5, 7, 11, 12 and 14. In fact, we hereby amend our proposal by this writing to incorporate these provisions into our proposal. Since we cannot agree with all of the tentative conditions, we are providing comments and supplemental information as to the rest. In so doing, we are not accepting either the findings or conclusions as the factual and legal bases for the remainder. Re Condition 2: We have a difficult time understanding the last phrase dealing with replacement until home construction occurs. Technically, the condition would permit "vegetation" removal within streets, driveways, yards and home sites, but then require replacement "until future VANCOUvER - SEATTLE - EDMONTON We are committed to quality, value and service to fulfill s apid tomers'� dreamsacid rxrecd fhrir txt>crfafians. Mr. Kenneth E. Nyberg City of Federal Way Page 2 - April 22, 1992 home construction occurs." Frankly, we do not understand. We would hope you would differentiate between vegetation or other measures to temporarily control erosion control during construction and permanent ground and/or tree vegetation following home construction. In response to a successful neighborhood Open House which we voluntarily held and to further mitigate any impacts to vegetation, we agree to provide for future covenants, conditions and restrictions which will require the maintenance of natural vegetative buffers of the rear 15 feet on lots 14, 16-20, 22-32, 34-38 and lots 40-41. These buffer areas will permit fencing together with tree trimming. Removal of trees would only be permitted when a tree threatens injury to property or persons. We would like to discuss this with you to clarify the otherwise punitive and temporary (but expensive) nature of this condition. Re Condition 6: The attached Staff Report (pages 12- 13) discusses the impact of noise. We note first that the noise impact is not caused by these homes, but the effect of existing conditions on this property. A fundamental concern we have is the report's discussion of "potential" adverse impacts. As SEPA rules indicate, "potential" is a term that relates to the remote [see WAC 197-11-060(4)(a)]. And, while the report indicates the external noise environment will be "reduced through introduction of Stage 3 aircraft," the report unexplainably and without any factual basis imposes unreasonably low LDN standards on us. there is no factual basis or discussion as to the LDN levels set out in conclusive fashion in the report and repeated in the MDNS. We are currently reviewing this with a noise consultant and would like to discuss this further with you. Re Off -Site Road_ Lane Width: The report and MDNS conditions assume a five -lane configuration is required on Military Road in front of our property. This is unwarranted and unreasonable. Don Carr, the Transportation Manager of David Evans & Associates, has analyzed this situation (see Attachment 1). We ask you to review his three -lane analysis. The analysis concludes that a thrV,-lane section is appropriate and no traffic hazard problem results. We suggest that this is not only what is reasonably necessary Mr. Kenneth E. Nyberg City of Federal Way Page 3 - April 22, 1992 for this plat and the traffic from its homes, but is also better than the five -lane facility. A three -lane facility would eliminate adverse mpacts to wetland areas, cause fewer lane changing and transitional problems for drivers, and make more common sense given the current arterial design of Military Road. It is our understanding that the majority of our existing neighbors are also opposed to five lanes. This was related to us at our April 16, 1992 Open House. Re Condition 8: Subject to the previous comments on the width of Military Road, we are willing to pay the amount of money (i.e., less than $29,300) which would implement the improvements for a three -lane configuration. But, we do not agree this is to be in the discretion of the Public Works Di rector. We will pay -- there needs to be no uncertainty or future discretion. Re --_Final Plat Aooroval: Conditions 9-13 all start out with the language "Prior to final plat approval." This language ignores the provision of bonding for the appropriate improvements. State law allows for bonding and we ask that the conditions be revised to recognize this. Re Condition 9: Appropriate tapers for a thru-lane section will be provided, so long as right-of-way is available. But, SEPA does not permit conditions incapable �- of performance. This condition should be revised to require off -site tapering only to the extent that the right-of-way is available. Re Condition 10: Please see Attachment 1. We do not agree to this condition since it is not reasonable. Re Condition 13: We have provided on our preliminary plat a TMP, as requested by the reviewing committee. If this is now unacceptable, please specify the factual basis for your disagreement. Besides, no standards are provided by which the TMP would be judged. R� Addition Comments: We have expended effort to make these homes acceptable to the community and to the Mr. Kenneth E. Nyberg City of Federal Way Page 4 - April 22, 1992 residents. As mentioned, we recently held an Open House for our existing neighbors to gather their input. We believe that the right job is being done, and in the right way, but perhaps you and I may wish to disagree. We cannot agree that SEPA is superior to existing law or that it can be used to impose unreasonable conditions. We cannot agree that SEPA can be used to impose conditions without a factual basis. Preliminary conditions are arguably contrary to law (see Attachment 2). Preliminary conditions cause severe hardship as exemplified by the extensive off -site slope and construction problems (see Attachment 3). We urge you not just to consider these comments in light of their unreasonableness, but also in light of their effect upon the cost of homes. We would like to meet with you soon to resolve this. SAy�v Robert G. Flitton RGF:smm Enclosures cc: Mr. Greg Fewins Mr. Philip Keightley Haggard Law Office Mr. Don Carr Mr. Brian McAloney Preliminary Plat File NOTE: We are not waiving by these comments any other objection to the MDNS and accompanying documents. �� •f'�7AtHwt�nlT � RECEIVED April 20, 1992 PLVX0024 APR 20 1992 Mr Kenneth E. Nyberg Director of Community Development HAGGARD LAW OFFICE RECEIVED BY City of Federal Way COMMUNITY DEVELOPMENT DEPARTMENT 33530 1st Way South Federal Way, Washington 98003 APR 2 2 1992 RE: Heritage Woods Threshold Determination; Application No:SUB-91-0001 Dear Mr. Nyberg: My staff and I have reviewed the City of Federal Way Mitigated Environmental Threshold Determination for the above referenced project. Based on our review, I feel that a three lane cross section on Military Road South would make appropriate provision for the impacts of the proposed plat. I also feel the plat does not create a traffic hazard problem. I have concluded that the proposed plat does not give rise to significant adverse impacts to the City's transportation system. The following comments discuss the reasons behind this conclusion. We believe that Military Road South along the project frontage will operate adequately with a three lane cross section. We take issue with the requirement to provide a five lane cross section. We completed a Level of Service (LOS) analysis, using Highway Capacity Manual (HCM) software, for Military Road South between the two project access roads at S. 282nd and S. 284th streets. We completed the calculations for the PM peak hour using traffic count data, truck percents and a peak hour factor collected for the Emerald Park Traffic Impact Analysis. The calculations indicate that for this section of roadway with existing (two lane) configuration, will operate at a LOS E with future growth plus project volumes. We further explored this issue by examining Military Road as a proposed multi -lane highway. The HCM software allows a user to specify a desired LOS and then calculates the number of lanes necessary to operate at this level. The program estimated that for Military Road to operate as an undivided, rural highway at LOS D, during the PM peak, would require 0.8 lanes in the northbound direction and 0.4 lanes in the southbound direction. This indicates that five lanes would be unnecessary. The worksheets are attached. Based on these calculations, we feel that a three lane cross section would adequately mitigate the impacts of the proposed project. 2. The Threshold Determination Condition 8 requests the applicant widen Military Road South beyond the frontage improvements (from I-5 to South 288th St.) to 4 lanes. Similar to comment 1 above, we believe these sections of roadway will operate adequately with a three lane cross section. We again used the HCM software to examine the future plus project LOS on the existing configurations of two sections of Military Road S. The analysis sections were Military Road S. to the south of Star Lake Road and Military Road S. to the north of 288th Street S. Traffic volumes, truck percents and peak hour factors were obtained from the counts completed for the Emerald Park Traffic Impact Analysis and addendums. The calculations were completed for the PM peak and, where count data was available, for the AM peak. DAVID EVANS ANDASSOCIATES, INC. ENGINEERS, SURVEYORS, PLAN? ?HERS, LANDSCAPE ARCHITECTS, SCIENTISTS OFFICES IN OREGON, WASHINGTON AND CA11FOINLI 415 118TH AVENUE, S.E. BELLEN'UE,NGASHINGTON 98005-3553 (206) 455-3571 FAX (206) 455.3061 Mr. Kenneth Nyberg April 20, 1992 Page 2 The LOS calculations indicated that the two sections of roadway, with the existing two lane roadway configuration, but with future growth plus project traffic, would operate at LOS E in the PM peak. Military Road south of Star Lake Road would operate at LOS E during the AM peak. This supports the viewpoint that the roadway will not be deficient (LOS F) at time of project completion. We then examined the two roadway sections as a propose multi -lane highway using the HCM software to specify the lane requirement for a LOS D. The program calculated for Military Road to the south of Star Lake Road to operate as a undivided rural highway, during the PM peak, would require 0.4 lanes in the northbound direction and 1.1 lanes in the southbound direction. During the AM peak, this roadway section would require 0.9 lanes in the northbound direction and 0.2 lanes in the southbound direction. For Military Road to the north of S. 288th St. to operate at LOS D as an undivided rural highway, during the PM peak, would require 0.6 lanes in both the northbound and southbound direction. In all cases, for Military Road, with future traffic plus future volumes, to operate at LOS D, would required 3 lanes or less. Four lanes would not be required to mitigate the direct transportation impacts of the proposed development. 3. If Military Road was widened as recommended in the threshold determination, the roadway would remain 2 lanes to the north of Star Lake Road, be widened to four lanes at the project limits, widened further to five lanes for project frontage improvement and then narrow to four lanes to south of the project limits. These roadway width changes would occur on a 3/4 mile length of roadway. From a traffic engineering viewpoint, such frequent tapers are undesirable. These transition zones which require lane changes are areas which cause driver confusion and have higher accident rates. We believe it would be more efficient and safer for Military Road to transition from two lanes north of Star Lake Road to three lanes. In the future, if the existing two lane section north of Star Lake Rd. was to be widened to five lanes, it then would make sense to widen the remaining portion of Military Road to five lanes to match. 4. The determination mentions that the lane widths are based on City of Federal Way code provisions. However, examination of the code does not indicate that there is a required number of lanes as a development standard. Thus, Military Road could be improved based on "traffic loads and safe turning movements" and still be constructed to a three lane cross section. Mr. Kenneth Nyberg April 20, 1992 Page 3 5. Condition eight of the threshold determination requests a northbound left turn lane from Military Road S. to Star Lake Road S. as safety improvements. We feel this is an existing problem which the proposed project trips will not greatly exacerbate. In addition, we have some questions about the way the intersection's accidents were assigned to the north bound left turn movement. The determination notes that there is a 14.3 average yearly accident rate at this intersection and that 56% of these accidents were rear -end accident. The rear -end accidents were attributed to stopped northbound vehicles waiting to make a left turn onto South Star Lake Road. However, the intersection also has left turn movements on the eastbound leg. Project trips would not make this turn. Thus, it should be questioned as to what portion of the 56 percent rear -end accidents would potentially involve movements made by project traffic. The intersection's high accident rate is due to an existing condition. Even if all 56 percent of rear -end accidents were northbound left turns, the proposed project would not greatly impact the accident rates. Based on the AM and PM peak hours volumes, the project would increase the number of vehicles making this turn by 18 percent. If the 56 percent of the accidents at this intersection were attributable to vehicle making northbound left turns, the intersection might see a increase in the yearly accident rate by about 1.4 a year due to the project. Please call me at 445-3571 if you have any questions. Sincerely, DAVID EVANS AND ASSOCIATES, INC. Don Carr Transportation Manager ATTACHMENT 2 Preliminary Legal Analysis of Proposed MDNS Conditions RECEIVED BY COMMUNf1Y DEVELOPMENT DEPARTMENT APR 2 2 1992 1. The Five -Lane Frontage Requirement) Is Not Directly Attributable To The Plat. The State Environmental Policy Act ("SEPA"), RCW Chapter 43.21C, requires that any 5-lane frontage facility condition be reasonable and directly related or attributable to transportation impacts caused by the proposal. "Mitigation measures shall be reasonable and capable of being accomplished." RCW 43.21C.060; WAC 197-11- 660(1)(c). "Responsibility for implementing measures may be imposed upon an applicant only to the extent attri- butable to the identified adverse impacts of its proposal." WAC 197-11-660(1)(d) (emphasis added) In Levine v. Jefferson County, 116 Wn.2d 575, 580-581 (1991), the Court of Appeals held that SEPA conditions must reflect "specific, proven significant environmental impacts" of the proposal. No specific facts of attributable impact or nexus have been demonstrated in the MDNS Findings (including attached Staff Report) that tie mitigation for the 5-lane frontage facility to the proposal's impacts. Mere identifi- cation of or citation to SEPA policies is not enough. State- ments of general need based upon the City's Transportation Improvement Plan, the County's Traffic Needs Report and FWC 110.25 requirements are conclusory only. The City must satisfactorily prove in the MDNS and Staff Report that plat ATTACHMENT 2/LEGAL ANALYSIS MDNS CONDITIONS/0450V - 1 - a impacts generate sufficient transportation impacts to justify a 5-lane arterial facility. As the court concluded in Levine v. Jefferson County, supra at 581, there must be agency findings of fact that the requirements are based upon actual adverse impacts. Mr. Carr's analysis indicates that a 3-lane section is all that is reasonably required to mitigate the plat's transportation impacts. Mr. Carr's analysis shows there is no direct causal nexus of the plat proposal to the genera- tion of traffic impacts sufficient to justify a 5-lane front- age facility. For these reasons, the 5-lane facility re- quirement should be deleted. Mr. Carr's 3-lane facility should be substituted as a reasonable mitigative condition capable of being accomplished. 2. Social Costs Of General Transportation System Improvements Cannot Be Shifted To The Plat Under SEPA. Mr. Carr's Report demonstrates that any additional mitigation conditions in excess of the 3-lane facility as frontage improvements would not be directly attributable to the plat. In Southwick V. Lacey, 58 Wn. App. 886, 893-895 (1990), the Court limited the use of SEPA conditions to "mitigate the problems caused by the particular use". In passing on the meaning of SEPA and the voluntary fee provi- sions of RCW 82.02.020, the Court held that ". . . it was in- cumbent upon the City to show that the improvements were re- quired to mitigate the direct impact of the development". Id. at 895. ATTACHMENT 2/LEGAL ANALYSIS MDNS CONDITIONS/0450V - 2 - By adding additional traffic lanes that are not directly attributable to the proposal, the City has required an additional transportation system charge. These added lanes may represent additional system benefits to the City generally (assuming no adverse effect due to funneling of traffic, etc.). However, they do not reflect mitigation of actual impacts on or to Military Road South caused by the plat. Southwick makes clear that a "municipal body cannot shift the social costs of development onto a developer under the guise of regulation." Such cost shifting is an unauthorized tax. Id. at 889-890 citing San Telmo Associates v. Seattle, 108 Wn.2d 20, 23, 735 P.2d 673 (1987) and Hillis Homes, Inc. v. Snohomish County, 97 Wn.2d 804, 806-809, 650 P.2d 193 (1982). No direct impact analysis tying plat impacts to need for a 5-lane frontage facility is established in the Staff Report. Page 15 of the Report references FWC 110.25 as a code requirement. It also references the City's TIP and County Transportation Needs Report (TNR) as supportable bases for the 5-lane facility. (Note that the 1991 TNR cites a need for a 4-lane facility only for Military Road). However, mere reference alone to these code requirements and policies is not legally sufficient. The mere citation to some policies does not provide the legal basis for a SEPA condition. In Pease Hill v. Spokane, 62 Wn. App. 800, 810 (1991), the court held that "the [ed: DNS] determination ATTACHMENT 2/LEGAL ANALYSIS MDNS.CONDITIONS/0450V - 3 - must be based upon information reasonably sufficient to determine the environmental impact of a proposal." The DNS record must again demonstrate how these SEPA policies apply to mitigate and condition direct impacts of the plat. For these reasons, Condition 8 frontage requirements should again be modified to provide for the 3-lane frontage described in Mr. Carr's Report. 3. The 5-Lane Exaction Conflicts With Applicable City Transportation Standards. Other City codes and policies also recognize and adopt the "direct impact" test before transportation system improvements can be lawfully imposed as conditions to development. The Staff Report at page 18 cites FWC 110.30 as authority to require additional right-of-way improvements where "the need is directly attributable to development of the subject property" (emphasis added). Policy T-12 of the Federal Way Comprehensive Plan (also adopted as an applicable SEPA policy) at page 31 requires that new development only mitigate "direct transportation impacts" (emphasis added). The direct impact standard is also required to be demonstrated by the City before it can impose any mitigation conditions under FWC 22.30 and 22.50. The Staff Report contains no factual analysis of the factors and criteria required to be considered under FWC 22.30 and 22.50. No Staff determination has been made which identifies direct transportation impacts of the plat and the 5-lane require- ment. ATTACHMENT 2/LEGAL ANALYSIS MDNS.CONDITIONS/0450V - 4 - In short, the City's own code best expresses what is required but was not done here, i.e., "22.50 Mitigation of Direct Impacts The official or body charged with granting the necessary approval for a proposed development shall review an applicant's pro- posal for mitigating any identified direct impacts and determine whether such proposal is an acceptable mitigation measure con- sidering the cost and land requirements of the required improvement and the extent to which the necessity for the improvement is attributable to the direct impacts of the proposed development. No official or body shall approve a development unless provi- sions have been made to mitigate identified direct impacts that are consequences of such development." (emphasis added) 4. FWC 11.0.25 and Chart 110-1 Are Not Enforceable As Local Code Requirements Or As A SEPA Condition. On the face of FWC 110.25 and Chart 110-1, the applicant's proposal meets and exceeds the stated arterial standards for Military Road as a 3-lane facility provided in the Carr Report. Because FWC 110.25 is in derogation of common law and the right to use property, courts have his- torically construed requirements against the City. Courts will not extend statutory requirements by implication. Morin v. Johnson, 46 Wn.2d 275, 279 (1956). By failing to provide criteria and -_make_ cl.e.a-r. -unde-r what circumstances a 5-lane facility will be required as against a 4-lane or 2-lane principal arterial, FWC 110.25 and Chart 110-1 may be void for vagueness under federal and state substantive due process protections. Local zoning ATTACHMENT 2/LEGAL ANALYSIS MDNS .CONDITIONS/0450V -- 5 - code enactments have been held to violate due process notice and fair -warning requirements where code language is so vague that "persons of common intelligence" must guess at its meaning and may differ as to its application. Burien Bark Supply V. King County, 106 Wn.2d 868, 871 (1986). In Prisk v. Poulsbo, 46 Wn. App. 793, 799 (1987), the court reviewed a park fee ordinance being used as a SEPA policy to impose mitigation conditions. The court agreed with the applicant's argument that a City cannot enforce an unconsti- tutional ordinance under the guise of SEPA as a supplemental SEPA policy. This same principle applies to these circum- stances. [NOTE: The 5-lane frontage condition also assumes that local code requirements have been satisfied by the City. Even if the applicant's SEPA arguments are ignored, the Responsible Official should determine if a master plan and specific design guidelines for Military Road have been approved and filed with the City Clerk before the effective date of the plat application as required under FWC 110.10 and 110.151. Respectfully submitted, ax I y z BY: D to Hill H. Williamson (WSBA 4304) Haggard Law office Attorney for Applicant Parklane Ventures 1200 5th Ave. #1515 Seattle, WA 98101 (206) 682-5635 ATTACHMENT 2/LEGAL ANALYSIS MDNS CONDITIONS/0450V - 6 - ,SST / Ja 1�I'�� l�� !I�✓ri/ �d 6� RECENED EY CONMUNITY DEv'ELOPME-N T DEPARTVENT APR 2 2 1992 n % a �� E�✓rza�✓iyl/✓� %��i 1/c-//��-re /--)iQ 7i5,0 ,ed- c e' 0-z</.719 /)R,Zrc, 7,1qqZ_,) Ocr--n m exj7_J_ �4,n,5— 5ad Jr, ..- 2c� �z� �•�G psi 122 h 7r4v1:75 O►lF2LAnIo Trrz. 7146) If /T �o cJ21' �U5 C T- -`!E� D r' U)A-772 I t-o 2 77Je5 D �� /.arc ias'Ev gC] TAUS 4T ✓�a �✓C � /g- tip`; �� o r c, �d � os /)WO Tom= v (9 iG i 7Ax-P d 777Z5 / pi cj Ur2f-ACG 779z6" Ca C- Z-0-7- rz T r/J7 17 Kenneth E Nyberg Asst.City Mgr/Dir of Comm Dev. 33530 1st Way So Federal Way, WA 98003 Dear Sir: John T. Spengler Cheryl Whitlow 2210 So. 283rd Federal Way, WA 98003 Phone 941-5633 21 April 1992 RECEIVED BY COMMUNITY DEVELOPMENT DEPARTMENT APR 2 2 1992 We have some concerns about the Mitigated Environmental Determination of Non -Significance Application No. Sub-91-0001 in regards to the granting of permission to build and the environmental impact of this project. We are homeowners to the immediate west on 283rd. We are concerned about the wetlands. My understanding of wetlands is that they are precious resources and not to be taken lightly. Digging in them and moving them around may meet the letter of the law, but doesn't meet the intent. The wildlife contained within these woods will suffer irreparable harm. Providing a pond without the trees effectively removes most, if not all of the habitat. Why are we allowing grading within setbacks of environmentally sensitive geologically hazardous and wetland areas? By definition, aren't these areas protected? We are concerned that this is one more greenbelt eliminated. This would make a wonderful limited use park if the city were to purchase it. Even without any development this is a prized, possession. One that any city would be proud to own. We feel that this is reneging on the part of the city to control growth. The massive apartment complex the county allowed provides enough density for any community. I wouldn't be surprised if the addition of this new project would make the immediate area one of the most densly populated square miles in the entire of Federal Way. Military Road is already heavily traveled. Making four lanes in front of this development will do very little to mitigate the traffic already carried north and south. We are also very concerned about the drainage from the hillside towards the west. Right now we have drainage about 10 months of the year. The hillside absorbs moisture and releases it slowly. If the trees, soil, and groundcover are disturbed the water may very well cause a greater water problem than now exists. Several of my immediate neighbors already have a problem with water. What is the effect of not having the current drainage changed? Are we going to be able to come to the city and expect immediate help if we find that our houses have standing water in the basements? What specifically is the impact on the existing water supply, school system, and emergency services? These are by no means the only concerns we have but they give you an idea that we are worried. Sincerely; John T. S Cheryl/Whitlow To: Kenneth E. Nyberg Assistant City Manager/Director of Community Development RECEIVED BY 33530 - First Way South COMMUNITY DEVELOPMENT DEPARTMENT Federal Way, WA 98W3 From: Michael Porter APR 2 2 1992 2218 - South 283rd Street Federal Way, WA 98003 Re: Application # sub-914)001 Mitigated environmental determination of non -significance Date: April 20th, 1992 I have several areas of concern as per above application. Some of them concern me strictly as a homeowner of adjacent property. Other concerns are as a member of the City of Federal Way. My personal concerns as a homeowner are as follows: 1. How many stories high may the new homes be built? 2. How many feet from existing homes boundaries may the new homes be built. 3. Water drainage has long been a problem for this area, how will destruction of natural cover affect future drainage? 4. What is drainage system for run-off? 5. What is time -table for this project? 6. What are constraints on noise and dust from construction? I attended Parklane's open house on April 169.. They answered the first question, but were unable to definitively answer the other questions. I would like to address each of these issues in more detail. 1. Question number 1 was answered. 2. The lots along the west boundary of the development will have a partial view of the sound and mountains. This is almost a vertical line -of --sight view. They do not need to look "down" much to have their view. Allowing homes to be built close to their west boundaries would not significantly increase their view, but because of the slope to the west of the development, it would very significantly infringe on the privacy of the existing homes. I would like to see a set -back from the west boundary that would prevent this infringement. 3. The area that the development is being built on acts as a "sponge" for run-off. It releases water over a Iona ppdod of time. ';,We have springs in our back yard that run throughout most of year, usually until -late July or early August. It was proposed to Parkiane that they put in a drain field along their western boundary that would drain water to the northeast comer, which is the drain location for the rest of their surface run-off. 1 am not sure that this will compensate for the reduction in the hill's holding effect on water, but it should help, or at least help prevent the worsening of the water problem. 4. A natural vegetation band was proposed along the western boundary. This would help the run-off and privacy infringement issues, but would negatively impact the view lots. Concerns of general nature on impact to our community: 1. The destruction of almost 42 acres of current natural habitat and wetlands impacts not only the animals living there, but the people of the surrounding community. I do not understand how an environmental impact statement can be ignored. When people purchased homes in the area that I live in, part of the builders promises were for natural green belts. With the current housing to the north, both apartments and homes, and the proposed project, there will be no green -belts adjacent to any of the homes in our area. 2. One of the reasons for incorporating as a city was to limit / manage growth. Prior to the ciity's existence, uncontrolled growth was allowed directly to the north and west of our community. We currently are dealing with problems created by this growth in population density. The proposed project will impact the surrounding community adversely. The area from 272nd to 288th bounded by Pacific Highway South and Military has to have a population density many times higher than surrounding areas within Federal Way. I do not feel that it is wise or correct to further increase this population density. It should have been used for a school, library, or other public resource, such as a park. Given its ownership by a developer, we need to limit its negative impact on the city. 3. What will the impact be on our current school system? 4. How do 1 obtain copy of complete environmental checklist and other supportive information for review within the specified timeline? 5. The developers claim that the "parr' area within the development is to be maintained by the city so that all people of the city have access to the facilities. There is no parking or public access. This is an example of the developer and home owners getting benefits paid for by the community (city). I will oppose this in all ways possible. It is a development project with no outside access provided to the general public. They should pay for its construction and maintenance. A path bordering the outer edge of the development was proposed. The trail would have provided outside access to the "park" facilities and could have been a nature trail in the area of the wetlands. Parklane flat refused to consider the idea. If a border trail was provided around the entire development, that linked to the center "park" area, I would support the city maintaining the "park", otherwise, no. 6. How can 14 day time line be extended for substantive review of information so that an informed decision can be made as to whether or not this proposal should be granted? My home phone number is 9414)359, and my work number is 433-2320. If you have questions regarding my request for information, please contact me directly and state who you are and your job function so that you will get access tome. Thank ),ou for your help in this matter. RECEIVED BY MUNIiY OEVELOPH ENT OEPAMEM' APR 2 2 '992 April 20, 1992 Greg Fewins, Senior Planner City of Federal Way 33530. lst Way South Federal Way, Washington 98003 RE: Rezone of 29.5 acres from RS 9.6 to RS 7.2 and development of a 111 lot residential plat on 41.9 acres. Dear Mr. Fewins: As a property owner across Military Road from the proposed devel- opment I am'strongly opposed to the rezone. We have kept._` the size of the lots that we have built on large and retained 501. of the trees. This developer proposes making the lots minimum size and preserving only 25% of the trees, which will probably include the open space and sensitive area. As for making Military Road five lane from I-5 to 288th I don't see how that will improve the overload of rush hour traffic. Traffic will then bottle -neck south of 288th and north of 272nd. The only benefit will be the few blocks in front of the development. In closing my request is that more trees are kept along Military Road as a buffer and to preserve the natural habitat and that the property not be rezoned to permit smaller lots. Thank you, /anice R. Seis IF,- -1 Washington State District 1 Department of Transportation 15325 Southeast Kth Puce Bellevue, WA 98007-6538 Duane Berentson Secretary of Transportation (206) 562-4000 April 14, 1992 RECEIVED BY Mr. Greg Fewins COMMUNITY DEVELOPMENT DEPARTMENT City of federal Way, Senior Planner APR 2 0 1992 33530 First Way South Federal Way, WA 98003 SR 5 MP 146.90 CS 1727 Mitigated Environmental Determination of Non Significance and Traffic Study Review - Heritage Woods Dear Mr. Fewins: This letter is in response to the Mitigated Environmental Determination of Non Significance and Traffic Study that we received on April 10, 1992. This project is located in the vicinity south of South Star Lake Road (approximately 28000 block to 28400 block), west of Military Road South. The State recommends that a supplemental traffic study be prepared to analyze the state intersections that are impacted by ten or more of the project's peak hour trips and also determine what mitigation measures, if any, would be required. Intersections that should be analyzed include, but are not limited to, the following: 1. SR 5/South 272nd Ramps 2. SR 99/South 272nd Street ' 3. SR 99/South 288th Street We have attached a copy of our Traffic Impact Analysis Checklist for your information. If you have any further questions please contact Don Hurter at 562-4274 or Vickie Erickson at 562-4297 of my Developer Services section. Sincerely, Gerald R. Mahlu r Acting Utilities/Developer Services Engineer VEE:vee 04/22/92 08:25 FAI 562 4484 DIST 1 PLANS a 001 ,,��-�..� - - �.-�. - - _ - -- - _ - -.` ;;� �:r�L• r �- ,: - = = `�- e:a:.� •. w-ate TRAF��C L'VIPACx ,�.NA.Lt$SL� C��Srr �� _' � � �- ': '� ` =�=• �' WSDOT DI5MCr x Cu,u.L & MTelopur Sorviou 552 4269 N IH TO DFSICT14M ALL ELKS MOWK rq T= C MCKr W-%T r-$'QdC EO iN YOUR -niAFAr- II"ACr ANALYSIS. IF A.�I a.iF NT IS MISSD;Q. MM ANALYSIS WILL NOT 5p-parAZWM 13Vr WaM BE R= R W=OUrANYA=ON. L P 'mot iJeseri t' n: tocatioa Mcinitymap and Site-Pbn)- Ho * n. Year [year of com�ietlon &full ocaxpancy)_ Type, Size, and Location {lughwa /mzi.epost) of DevelopmAm Type of Accass (Direct, Right-in%sht--Out Ou y), II. Trip Genera�on: (I'i'E UP Generation Manual, 5th F-.d .) AWDT� AM, PM Peak Hour gips (Noon if applicable). Show distri`butiou percentttages on Trid-aity n ap jdiagralrz.. Shaw lefts, rights and throughs. MO 7!*] i7 - Rdsg AM and PM peak hour counts & date (< 1-2 yis. old). Futa re A'G'4 DT, Ali PM eak hour trips with/v&hout project. The annual. growth rate factor M and its sour= laclude the trips from aH pipeline developments (of the same or earlier borizon year.) V. Lavc1 of Service Mo cola ' At an State highway I/S's impacted by 14 or more Peak Hour trips from the development. Sip,- i=d I/5 d on the overall /S LOS). Uzzsigpaiizea �M%50(1 on 11S LOS). LOS calculaiian sheet7i zit he inciaded. A I , assumptions ptions should be uottd for volume reductions, sat =adon flow rates, splits, etc. and their basis. VL Ac Ideut Analy-S s: _ At aiIproposed direct access points to Statc R191rWaY. Al a I Vs where developer miti "on is proposed. t � Accident Locations (� An ieddent amlysis Shall consist off. a k of the I/S's 3 year accident history. a callisrvn ding= illustrating the above (per attacbed ,Odelane). a dL%ca ssioa of bats of the above, including -rbe praduu,.cuauL awldm . Ly a ad their. Ioeaatioas, any acridentpakterns, an assessment of the developments traffic safety impact„ and in r tion for its safety unpack. Page 1 -of 2 Post -it."' brand h5x trammi!tal memo-ofpayEs ► Front 441'221'6L 66216 361 4464 f T3T 1 FLAfib 127 6 5 I Acddent Wo rmadon = be obtamcd by writes to: .. ; Washipgton State I�ar�em o Tr. Vortation Attu Fat Fala 15325 SE 3M P Bellevue, WA 98007 VIL Road A �,raar-� nevi Access pe�ID3�t_� Include investigation of All I'ossibiC Ktermtive Accesses ot''zer thau WSDO T' Highways. Sight D}stauce (measurement per AASHTO with photos Of accesz point) Accadent analysis per section irk ah[rve, Y, e� e �sr sid4 of proposed access point -VIII.�CndatIO NO,0' rare �M Tq e I believe Impacts. To sa y local ag=' deliaezf L` srIocal gmadeIi as. To correct any LOS d cmiencies as per interlocal gnidtaes. Pro rats share co=-b-ati.gn #o all Stara projects xecesv�na IO or more & elopment generated peak hou -L-�s_ I3onanon of Row; frontage =Prmcments. jr&allation Df 3 sigW (Wwant analysls per?-CJpC;D. mnst be included.) . (1:9 ItL re State projects (5un5hirae 1 zr)- ,ur, eSs rent of clear ?one if widening State h;E NN ay. poSm'ble nut;ga:don with Others? TX, Miseellaneou5: Yrepared by TACKISrriOC 4.s.V- Two codes of Traffic Anav sis. - Tra�xe ,�noyses report must be signed & s ped by a Professional Eng�=cr. Date Page 2 of 2 fl RECEIVE n -A IEN T A P R 2 1 1992 it �f P7 Cyr coo dens, prvb (�. I a a4tC.4,.— —a �J -(;0 4--,U dk) iv� f- po CL -r-c- ki -124- t.� o--4 r" I-- K a( aw- A --Vo I-10ki v4k au-�j e.�kz-� I CITY OF p° TO: Greg Fewins FROM: Ron Garrow DATE: April 3, 1992 SUBJECT: Heritage Woods SEPA Conditions PUBLIC WORKS MEMORANDUM For Your Information Respond By: The following is a text for inclusion into your report for the SEPA determination. The wording may need some massaging to make it compatible with your style. Please feel free to do so as long as the intent is not changed. 14. Transportation: A Traffic Impact Analysis (Analysis) for Emerald Park, now known as Heritage Woods, was prepared by David Evans and Associates in December, 1990. This analysis was prepared to identify the traffic impacts and suggest mitigation measures associated with the development of 118 proposed single-family detached lots. An addendum to this analysis was prepared December 17, 1991 addressing Level of Service (LOS) for various intersections in the project area for both the a.m. and p.m. periods, a Transportation Demand Management Plan (TMP), and the site distance analysis for the intersection of Military Road S. and S. 284th St. The Analysis noted an increase in the LOS operation at the intersection of Military Road S. and S. 288th St. and recommended the developer participate in a proportionate share of the costs of future improvements at this intersection. The addendum noted the unacceptable level of service for the intersection of Military Road S. and S. Star Lake Road and recommended the implementation of a TMP to mitigate against potential project impacts to this intersection. The addendum also indicated that sight distances at Military Road S. and S. 284th St. were approximately those recommended by the American Association of State Highway and Transportation Officials (AASHTO). The addendum also recommended that a TMP should mitigate against traffic -related impacts from the proposed project within the City of Federal Way. Military Road S. is a minor arterial currently paved 24 feet wide (2 lanes) and with gravel shoulders. That portion along the site is inclined southbound at approximately 6 percent. No turning lanes exist for any of the intersections between S. 272nd St. and S. 286th St. Existing Average Daily Traffic (ADT) and peak hourly traffic volumes for S. Military Road along the project site are approximately 16,500 and 1388 counts respectively. The project proposes to obtain vehicular access off of Military Road S. at points opposite existing roadways to the east (S. 284th St. and S. 282nd St.). The plat will include an internal loop road off of which most of the lots are located and cul-de-sac roadways are extended. Traffic onto Military Road S. will be increased by 1193 ADT counts and 127 p.m. peak hour counts for the 118 units used in the Analysis. Section 110.25 of the FWZC requires that the applicant, consistent with the provisions of the chapter, install all improvements established in Charts 110-1 and 110-2 along the entire frontage and width of each right-of-way, other than alleys, that abuts the subject property. Section 110.25 also provides for dedication requirements of the subject property parallel to the right-of- way and equal in width to the difference between present right-of-way width and the width required by Charts 110-1 and 110-2 for that right-of-way. Based on these code provisions, Military Road S. must be improved to a 5-lane roadway with curbs, gutter, and sidewalks on both sides along the site's entire frontage. Widening of Military Road S. to the five lane configuration is consistent with planning documents such as the City of Federal Way's current Six Year Transportation Improvement Program (TIP) and King County's future 1992 Transportation Needs Report (to be published this summer). Width of roadway is based on existing and projected traffic loads and needs for safe traffic turning movements. Section 110.30 of the FWZC provides the authority to require, as determined by the Public Works Director, pavement or installation of additional improvements within rights -of -way, either abutting or not abutting the subject property including traffic signals, channelizations, turn lanes, and other improvements necessary or appropriate to improve traffic circulation and safety, the need for which is directly attributable to development of the subject property. Where appropriate, the Public Works Director may permit the applicant to fulfill the applicant's obligation by paying to the City a pro-rata share of the costs of these required improvements. Relative to this project, the proponent will be required to provide safe tapers to transition from the existing pavement width of Military Road S. to the operational five lane section along the site frontage and similarly at the opposite end of the five lane section. The City's Subdivision Ordinance, Section 16.260 states that pedestrian and bicycle access should be provided for established or planned safe school routes, bikeways, trails and transit stops. The King County General Bicycle Plan - Focus 1990 identifies S. Military Road as a major route to be developed. The City of Federal Way has adopted this as an interim plan until the City has completed a permanent plan of its own. Provisions of this plan are to be implemented relative to this project by development of bicycle lanes along Military Road S. The Analysis documents that the proposed project will add 64 p.m. peak hour project -generated trips to Military Road north of the project site, 63 p.m. peak hour project -generated trips south of the project site, and 1193 ADT counts. These trip generations were based on a 118-unit single family development. The project proponent has reduced the development density to 111 units. Based on the reduced density, the proposed project is expected to generate 118 PM peak hour trips and 1136 ADT counts. This trip generation is based on ITE Trip Generation, 5th Edition. Based on the trip distribution in the Analysis and the new trip generation analysis above, the proposed project will add 59 p.m. peak hour trips to Military Road S. in both directions between I-5 and S. 288th St. Currently, the midblocks along Military Road S. in the vicinity of the project are operating at LOS F based on the 1985 Highway Capacity Manual and the Florida Highway System Plan - Level of Service Standards and Guidelines Manual. Therefore, the proposed project -generated trips will further worsen the failing level of service conditions on Military Road S. and the proponent will be required to contribute towards measures that will mitigate the existing level -of -service problems. The City of Federal Way's Transportation Improvement Program (TIP) was used as a guideline for developing mitigation measures for the failing level -of -service conditions along Military Road S. The TIP has determined current and future City street and arterial needs. The TIP identified a five lane improvement along Military Road S. between I-5 and S. 306th Street at a cost of $3,715,000. City staff agrees that the above TIP project will mitigate the current and future, with project, LOS F conditions along Military Road between I-5 and S 288th Street. However, a four lane section will also mitigate the future, with project, traffic volumes. Therefore, to determine the pro-rata share contribution required of the project proponent for mitigating the failing level -of -service conditions along Military Road S., the TIP project cost was pro -rated to only include the segment between I-5 and S. 288th Street with a deduction of the cost of the fifth lane from the five lane TIP project cost. A frontage improvement and taper credit was also deducted from the five lane TIP project since the project frontage is considered part of the improvement area of the five lane Military Road TIP widening project. The pro-rata share contribution required of the project proponent is calculated below. Military Road - S 288th Street to I-5 1992 Existing PM peak hour traffic volume: 1388 Project -Generated PM peak hour trips: 64 TIP Project Cost: $3,715,000 Pro -Rated TIP to reflect cost for I-5 to S 288th Street segment 1,414,200 Frontage Improvement Credit' 363,100 Taper Credit2 44,100 pflurtinn for fifth renter two-way left wm lai32 - 1171600 Cost for four -lane section with frontage/taper credit $ 689,400 Fair Share Contribution Project PM peak hour trips x Project Cost 1992 PM pk hr traffic + Project PM pk hr trips [59 x $689,400] / [ 1388 + 59 ] $29, 300 The applicant has proposed to use a TMP to mitigate off -site traffic impacts created by the proposed plat. Although a TMP may reduce the traffic counts from the proposed plat, it will not eliminate the impacts identified such as levels of service at S. Star Lake Road and S. 288th St. intersections with Military Road S. The addendum indicated that sufficient sight distance exists at the intersection of Military Road S. and S. 284th St. City staff have also examined the site distance at this intersection and found that only the proposed project access at the eastbound leg of the intersection would have adequate sight distance. The existing northbound approach currently does not have adequate sight distance to the intersection to react to westbound emerging traffic. The sight distance from the south is approximately 250 feet. This is well short of the minimum stopping sight distance of 400 feet specified by AASHTO for a roadway of a design speed of 45 mph. Development requirements for the proposed project will impact the existing neighborhood conditions by increasing the distance to cross traffic for the westbound left -turning emerging vehicles from S. 284th St. To accommodate the new development, the applicant shall be required to design and construct a traffic island and signage to route westbound traffic from S. 284th St. right only onto Military Road S. The Analysis indicated that the project would impact the Military Road S./S. 288th St. intersection which is currently operating at LOS F in the p.m. peak hour. The addendum indicated that the project would impact the Military Road S./S. 272nd St. intersection which is projected to operate at LOS F in the a.m. peak hour in the future without the project scenario. The Analysis documented that these intersections would be impacted by project -generated traffic. The addition of project -generated traffic to these intersections will further contribute to congested conditions indicated by LOS F. The Analysis and addendum suggest signal phasing and timing changes to mitigate these impacts. The City concurs with these proposed mitigation measures and thereby does not require any other mitigation measures at these intersections. The City of Federal Way's accident data shows that the Military Road S./S. Star Lake Road intersection has an average accident rate of 14.3 accidents per year. For an unsignalized intersection, an accident rate of 14.3 accidents per year is a high accident rate. Approximately 56 percent of these accidents were rear end accidents. These rear end accidents are attributable to stopped northbound vehicles waiting to make a left turn onto S. Star Lake Road. The Analysis shows that the project would impact this intersection by 64 trips. Applying a reduction factor for the reduced density of the proposed development, the actual PM peak hour, project - generated trips impacting this intersection is 59. The 59 trips will only worsen the accident problems at the Military Road S./S. Star Lake Road intersection. This situation is not acceptable. The project proponent must mitigate this accident problem. The City of Federal Way will require the project proponent to build the northbound left turn lane at the Military Road S./S. Star Lake Road intersection. This will mitigate almost 60 percent of the accidents occurring at this intersection. Policies adopted by the City of Federal Way as a basis for the exercise of substantive SEPA authority to approve, condition or deny proposed actions which are applicable to potential adverse environmental impacts resulting from this project include the following: Allow residential development only when supported concurrently by adequate services including roads, utilities, transit, parks, recreation, schools, fire and police (Policy H-4 FWCP). Coordinate the development of housing with transportation improvements (Policy H-19 FWCP). Assure adequate facilities for bicycling and pedestrian travel in subdivisions (Policy H-24 FWCP). Give high priority to solving residential environmental problems relating to health and safety (policy H-26 FWCP). Give high priority to completion of the road and highway grid system (Policy T-7 FWCP). Require mitigation of direct transportation impacts created by new development (Policy T-12 FWCP). Based on these policies, the following mitigation measures should be required to minimize identified potential adverse impacts on the environment: 1. Prior to final plat approval, the applicant shall construct Military Road S. widened to 4 lanes with provisions for bicycles, sidewalks, signal modifications, illumination, street trees, and property acquisition from I-5 to S. 288th St. as required by the Public Works Director. In lieu of constructing these improvements, prior to final plat approval and at the discretion of the Public Works Director, the applicant may pay $29,300 as their pro- rata contribution towards implementation of these improvements. 2. Prior to final plat approval, Military Road S. shall be paved from the north and south termini of the right-of-way improvements abutting the site with tapers to match into the existing pavement improvements. The tapers shall be provided as approved by the Public Works Director. 3. Prior to final plat approval, a north bound left turn lane on Military Road S. at the intersection with S. Star Lake Road shall be designed and constructed prior to final plat approval, as required by the Public Works Director. 4. Prior to final plat approval, the applicant shall coordinate with the City and King County the modification of the signals at S. 288th St. and S. 272nd St., respectively, through adjustments in timing and phasing to mitigate the LOS F operations of the intersections, as required by the Public Works Director. 5. Prior to final plat approval, the applicant shall design and construct a traffic island and signage at the intersection of S. 284th St./ Military Road S. to route westbound traffic from S. 284th St. right only onto Military Road S., as required by the Public Works Director. 6. Prior to final plat approval, the applicant shall prepare and submit for approval and recording a Transportation Management Plan (TMP) that is acceptable to METRO and the City of Federal Way Public Works Director. Frontage Improvement Credit = Front footage of subject property * TIP .project cost Total TIP project front footage 2 Taper Credit = $10/yd2 * area of taper pavement Cost of pavement based on City's standard bond quantity worksheet 3 Deduction for center two-way left turn lane based on King County model for estimating capital improvement costs CITY OF �= F Frspoor PUBLIC WORKS MEMORANDUM TO: Ron Garrow, Senior Development Engineer FROM: Hann Lee, Traffic Analyst DATE: April 2, 1992 SUBJECT: Revision II: Heritage Woods Frontage and Off -Site Traffic Mitigation This memorandum documents the frontage improvements and off -site traffic mitigation that is required of the proposed Heritage Woods development. The background and justification of each mitigation requirement is included in the discussion below. Frontage Improvements 1. Section 110.25 of the FWZC requires the project proponent to install full width street improvements along the project frontage. The full width street improvements includes five lane widening of Military Road and curb, gutter, sidewalks, and bicycle lanes on both sides of the roadway. The requirement for the five lane widening of Military Road is consistent with planning documents such as the City of Federal Way's current Six Year Transportation Improvement Program (TIP) and King County's future 1992 Transportation Needs Report (to be published this summer). 2. The project proponent will be required to provide safe tapers to transition from the existing pavement width of Military Road to the five lane section along the project frontage. The tapers shall be provided as approved by the Public Works Director. This requirement is based on Section 110.30 of the FWZC. Section 110.30 states: "The City may require the applicant to pave or instal additional improvements within rights -of -way, either abutting or not abutting the subject property. This may include traffic signals, channelization, turn lanes, and other improvements necessary or appropriate to improve traffic circulation and safety, the need for which is directly attributable to development of the subject property." Since the five lane section along the project frontage will be operational when it is built, tapers will be needed for vehicles to safely transition from the five lane section back to the abutting two lane sections of Military Road. Off -Site Mitigation 1. The original traffic impact study performed by David Evans and Associates (DEA) on December 1990 indicated that the project traffic will impact the Military Road/S 288th Street intersection which is currently operating at LOS F in the PM peak hour. The supplemental traffic impact analysis performed by DEA on December 17, 1991 indicated that the project traffic will impact the Military Road/S 272nd Street intersection which is projected to operate at LOS F in the AM peak hour in the future without project condition. The addition of project -generated traffic to these intersections will contribute to congested conditions indicated by LOS F conditions. DEA suggested mitigation measures in their March 12, 1992 and March 26, 1992 correspondences. These mitigation measures only included signal phasing and timing changes. City staff concurs with the DEA findings that signal phasing and timing modifications at the Military Road/S 288th Street and Military Road/S 272nd Street intersections would be sufficient to improve level of service conditions to acceptable levels. Therefore, no mitigation is being required at the Military Road/S 288th Street and Military Road/S 272nd Street intersections. 2. The supplemental traffic impact analysis performed by David Evans and Associates on December 17, 1991 examined the sight distance at the Military Road/S 284th Street intersection. The report indicated that sufficient sight distance exists. City staff also examined the site distance at this intersection and found that only the proposed project access approach at the Military Road/S 284th Street intersection would have adequate sight distance. The existing eastbound approach currently does not have adequate sight distance from the south. The sight distance from the south is approximately 250 feet. This is well short of the minimum stopping sight distance of 400 feet specified by AASHTO for a roadway with a design speed of 45 mph. The project proponent will be required to mitigate the safety problems at the Military Road/S 284th Street intersection. Restricting the eastbound approach to right out will mitigate this safety problem. The project proponent will be required to mitigate the safety problem by installing proper signage and an island restricting the eastbound left turn movement. 3. The project proponent will be required to submit a Transportation Management Plan (TMP) that is acceptable to METRO and the City of Federal Way Public Works Director. 4. The DEA traffic study dated December 1990 documents that the proposed project will add 64 PM peak hour project -generated trips to Military Road north of the project site and 63 PM peak hour project -generated trips south of the project site. This trip generation was based on a 118-unit single family development. The project proponent has reduced the development density to 111 units. Based on the reduced density, the proposed project is expected to generate 118 PM peak hour trips. This trip generation is based on ITE Trip Generation, 5th Edition. Based on the trip distribution in DEA traffic study dated December 1990 and the new trip generation analysis above, the proposed project will add 59 PM peak hour trips to Military Road north to I-5 and south to S 288th Street of the project site. Currently, the midblocks along Military Road from I-5 to S 288th Street is operating at LOS F based on Transportation Research Circular 212, a level -of -service criteria developed by the City of Bellevue Planning Department, and Florida Highway System Plan - Level of Service Standards and Guidelines Manual. Therefore, the proposed project - generated trips will further worsen the failing level of service conditions on Military Road and will be required to contribute towards measures that will mitigate the existing level -of -service problems. The City of Federal Way's Transportation Improvement Program (TIP) was used as a guideline for developing mitigation measures for the failing level -of -service conditions along Military Road. The TIP has determined current and future City street and arterial needs. The TIP identified a five lane improvement along Military Road between S 304th Street and I-5. The cost of this improvement is $3,715,000. City staff agrees that the above TIP project will mitigate the current and future with project LOS F conditions along Military Road between I-5 and S 288th Street. However, a four lane section will also mitigate the future traffic volumes with project. Therefore, the TIP project cost was pro -rated to only include the segment between I-5 and S 288th Street and the cost of the fifth lane was deducted from the five lane TIP project cost along Military Road to determine the pro-rata share contribution required of the project proponent. A frontage improvement and taper credit was also deducted from the five lane TIP project since the project frontage is considered part of the improvement area of the five lane Military Road TIP widening project. The pro-rata share contribution required of the project proponent is calculated below. Military Road - S 288th Street to I-5 1992 Existing PM peak hour traffic volume: Project -Generated PM peak hour trips: 1388 64 TIP Project Cost: $3,715,000 Pro -Rated TIP to reflect cost for I-5 to S 288th Street segment 1,564,200 Frontage Improvement Credit' 664,800 Taper Creditz 315,900 DedliCtinn for Fifth center tivin---way left turn lane � _ 79�flf) Cost for four -lane section with frontage/taper credit $ 284,500 Fair Share Contribution = Project_ PM peak Dour trips x Project Cost 1992 PM pk hr traffic + Project PM pk hr trips _ [59 x $284,501 / [ 1388 + 59 ] _ $11,600 5. The City of Federal Way's accident data shows that the Military Road/Star Lake Road intersection has an average accident rate of 14.3 accidents per year. For an unsignalized intersection, an accident rate of 14.3 accidents per year is a high accident rate. Approximately 56 percent of these accidents were rear end accidents. These rear end accidents are attributable to stopped northbound vehicles waiting to make a left turn onto Star Lake Road. The DEA traffic study dated December 1990 shows that the project would impact this intersection by 64 trips. Applying a reduction factor for the reduced density of the proposed development, the actual PM peak hour, project -generated trips impacting this intersection is 59. The 59 trips will only worsen the accident problems at the Military Road/Star Lake Road intersection. This situation is not acceptable. The project proponent must mitigate this accident problem. The City of Federal Way will require the project proponent to build the northbound left turn lane at the Military Road/Star Lake Road intersection. This will mitigate almost 60 percent of the accidents occurring at this intersection Frontage Improvement Credit = Front footage of subJect property * TIP Project cost Total TIP project front footage Deduction for center two-way left turn lane and tapers based on $130 per lane foot. This is the average cost of a lane foot for the Military Road - S 288th Street to I-5 TIP project. cc: Greg Fewins, Senior Planner RECEIVED OBell-Anderson September 26, 2001 Schneider Homes, Inc. 6510 Southcenter Blvd. # 1 Tukwila, WA 98188 RE: Heritage Woods Homeowner's Association Dear Ms. Johanna M. Coleman, O"T 1 6 2001 WAY PUBLI' nfOP SOEPARMENT I am writing to you as a follow up to our telephone conversation on this date. During the telephone conversation, you indicated that you needed more information concerning the reconstruction of sidewalks and replacement of trees that is required at Heritage Woods. In going through our records, I located the following information: Correspondence from Schneider — Dated August 18, 2000 In Item 2 of your letter, you mention that there were trees that needed to be replaced and that this would be done during the coming fall and winter months. These trees are in need of replacement and as of this date have not been replaced. In item 9 of the same letter It was stated "Schneider Homes, Inc. will be working with the City to do any necessary repairs within the street right of way". It is the concern of this homeowners association that these items are not being taken care of in a timely manner. The Homeowners Association is aware of a bond being held with the City of Federal Way and would like these items to be taken care of before the bond is released. The Association would like your company's attention to this matter as soon as possible. Box 5640, Kent, WA 98064-5640/PROPERTY MANAGEMENT (253) 852-8195 A plat map with the locations of these items will be forwarded to you for your information to make the location known. Thank you in advance for your cooperation in taking care of these concerns. Sincerely, Mary Morgan Property Manager On Behalf of Heritage Woods Homeowners Association CC; Director of Public Works City of Federal Way Tom McAuliffe, President Lori Taggert Sec- Treas. Michael Abrejera, V.P. v CITYOF------� PUBLIC WORKS MEMORANDUM TO: Ron Garrow, Senior Development Engineer FROM: Hann Lee, Traffic Analyst �Y"^ DATE: March 16, 1992 SUBJECT: Heritage Woods Traffic Impact Analysis Comments I have reviewed the Heritage Woods supplemental traffic impact analysis and have the following comments. These comments are regarding level of service, traffic mitigation and pro rata share contributions to the Six -year Transportation Improvement Program (TIP) projects. Level of Service There are several errors in the level -of -service calculation for the S 272nd Street/Military Road intersection. The lane geometry used in the level -of -service calculation for the S 272nd Street/Military Road intersection is incorrect. The northbound and southbound approaches should each have three lanes - one left turn lane, one thru lane, and one right turn lane. The supplemental report assumes that the northbound and southbound approaches only have two lanes - one left turn lane and one thru/right lane. Also, the level of service calculation should be based on protected/permissive left turn phasing for all approaches. The right turn movement should be considered protected rather than permissive. If pedestrian traffic is heavy, then the right turn movement would be permissive. However, the level of service worksheet does not indicate high levels of pedestrian traffic. Therefore, the right turn movements should be assumed protected. The level of service should be resubmitted with the modifications described above. Similar errors also exist in the level -of -service calculations for the S 288th Street/Military Road intersection. The level -of -service calculation should be based on protected/permissive left turn phasing for all approaches. The right turn movements should be considered protected rather than permissive. If pedestrian traffic is heavy, then the right turn movement would be permissive. However, the level of service worksheet does not indicate high levels of pedestrian traffic. Therefore, the right turn movements should be assumed protected. The level of service should be resubmitted with the modifications described above. The level -of -service calculations do not affect the pro-rata share contribution calculations. The request for level -of -service revisions reflects a city policy to accurately document all development impacts and proposed mitigating measures. Traffic Mitigation The project proponent will be conditioned to pay pro-rata share contributions toward improvements at the S 272nd Street/Military Road intersection and to TIP projects impacted by the proposed project traffic. The S 272nd Street/Military Road intersection is in King County. Therefore, any proposed mitigation and mitigation fee assessed for the S 272nd Street/Military Road intersection will need to be approved by King County. Pro Rata Share Contributions The proposed project will be conditioned to contribute pro rata share contributions to the following TIP projects: Military Road - Star Lake Road to S 306th Street (14) and Military Road - S 304th Street to I-5 (24). The pro rata share contributions are calculated below. 1. Military Road - Star Lake Road to S 306th Street (14) 1992 Existing PM peak hour traffic volume: 1388 Project PM peak hour trips: 64 Project Cost: $471,000 Fair Share Contribution Project PM peak hour trips x Project Cost - Fronta e Im rovement Credit' (1991 PM pk hr traffic x Growth factor) + Project PM pk hr trips _ [64 x ($471,000 - $42,900) / [ 1388 + 64 ] $18, 900 2. Military Road - S 304th Street to I-5 (24) 1992 Existing PM peak hour traffic volume: 1388 Project PM peak hour trips: 64 Project Cost: $3,715,000 Fair Share Contribution Project PM peak hour trips x(Project Cost - Frontage Improvement -Credit') (1991 PM pk hr traffic x Growth factor) + Project PM pk hr trips [64 x ($3,715,000 - $363,000) / [ 1388 + 64 ] $147, 700 ' Frontage Improvement Credit = Front footage of subject ProlLertv * TIPDroject cost Total TIP project front footage cc: Ron Garrow, Senior Development Engineer Greg Fewins, Senior Planner John Logan, King County Robert Foxworthy, David Evans and Associates Rob Flitton, Parklane Ventures = t : n 1 4iiv�Li #: 1Ji1 PARKLANE ParkLane Executive Center 31620-23rd Avenue South Federal Way, Washington 98003 Telephone: (206) 946-3652 Fax:(206) 946-3580 Mr. Joe Stevens City of Federal Way 33530 - 1st Way South Federal Way, Washington March 12, 1992 98003 Re: Heritage Woods Preliminary Plgt aLUL QDrt Dear Mr. Stevens: Thank you for taking the time to meet with Brian McAloney and me at your office on March 11, 1992. This letter shall formally summarize our agreement made at our meeting regarding your department's support of our proposed open space plan. It is agreed that Parklane Ventures will take the following action in order to obtain the irrevocable support of your department: 1. Revise the location of lots 85 and 104, which shall be moved to a suitable location at or near lots 60 and 111 or at or near lots 63 and 64. This should give the Parks Department better use of space in the area that you desire. 2. Parklane Ventures agrees to construct a full double -wide tennis court to Parks Department specifications in Tract A at a location to be selected by your department. 3. Tract A will be dedicated to the City of Federal Way. 4. Rather than alter our existing preliminary plat application now, your department will provide us with support for our application on the basis that the foregoing ideas will be proposed at the public hearing, at which time we will agree to them. VANCOUVER - SEATTLE - EDMONTON We are committed to quality, value and service to fulfilloaran exceers� dreams and exceed their exputations. Mr. Joe Stevens City of Federal Way Page 2 - March 12, 1992 We wish to thank you very much for meeting with us and for your high caliber of customers vice given to us. We look forward to working with you o t is exciting project. Since , Robert G. Flitton RGF:smm cc: Mr. Ken Nyberg Ms. Jennifer Schroeder Mr. Greg Fewins Mr. Ron Garrow Mr. Brian McAloney JAEGEP. ENGINEERING PRELIMINARY DRAINAGE ANALYSIS PROPOSED PLAT OF HERITAGE WOODS (EMERAL. PARK) Federal Way, Washington Prepared for: Parklane Ventures, Inc. 31620 23 Avenue S. Federal Way, Washington.98003 Prepared by: James J. Jaeger, P.E. Jaeger Engineering 9419 S. 204 Place Kent, Washington 98031 (206) 850-0934 December 30, 1990 Revised: December 20, 1991 Revised: March 11, 1992 NEWUNM WCOVED W 11 IN2 PBW v �a ou�pr°aaaeb °� 4$€ AP a.� �o�� fi { �v V ' d Arm a `4 do '� V a- � Whaa•` _ �r�. 9419 South 204th Place • Kent, Washington 98031 ( 206 ) 850 - 0934 GENERAL DESCRIPTION page 1 Emerald Park is a proposed ill lot residential subdivision situated on 41.9 acres in the City of Federal Way. It is located west of Military Road and south of Star Lake Road. The southern half of the property is mostly rolling meadow and brushy knolls, with a slope of 2% to 5% in all directions, but predominantly to the northeast. There is a centrally located strip of heavily forested steep slopes of 15% to 45% falling to the northeast. At the toe of this slope and extending throughout the northern portion of the property is a relatively flat, low area. This area contains minor wetland areas, brushy sparse forest, a man-made one acre pond, a modular residence, ancillary structures and cultivated lawn areas. Old Military Road transverses this lower area and remains partially paved. This lower area is the only portion of the entire property with any existing improvements. The existing surface water runoff appears to sheet flow naturally down the vegetated slopes. Much of the runoff flows toward Military Road, which channels the drainage to the northeast through a roadside ditch. A constructed ditch then carries the runoff into the man made pond. The remaining runoff sheet flows in shallow natural channels directly into the pond. A very small portion of the property drains to the west, into an existing residential development. This project is located within the North Lower Puget Sound sub -basin of the Lower Puget Sound Basin. DISCUSSION OF CORE REQUIREMENTS page 2 No. 1: Discharge at Natural Location Except for small areas near the southwest and northwest corners, all drainage will flow into the wetland area as in the pre -developed condition. It is proposed to divert the small flows from the northwest corner area to the wetlands because there is no defined discharge point for this drainage. It currently is unconcentrated runoff that sheet flows onto residential rear yards. A separate detention system will be constructed for the southwest corner system provided that a discharge point is feasible. No. 2: Off -Site Analysis There are no general off -site drainage flows onto the majority of the subject property. A basic level 1 downstream analysis is provided in this report under separate heading. Concentrated off -site flow from the east are addressed in a following section "Off -Site Runoff". No. 3: Runoff Control Peak rate runoff control will be provided using a detention pond. A biofiltration swale will also be constructed except for the small system in the southwest corner. Details pertaining to the design of each are outlined in the "Proposed Drainage System" section of this report. No. 4: Conveyance System A complete gravity conveyance system will be installed. It will be designed to handle the 100 year storm event. The entire system will be new and no off -site easements are required. Stub -outs will be provided to each lot. Additional information is provided in the "Proposed Drainage System" section. No. 5: Erosion/Sedimentation Control Plan An erosion and sedimentation control plan will be provided. Some of the proposed facilities include a sedimentation pond, rock pad construction access, interceptor ditches, rock check dams, silt fencing, and catch basin protection. The clearing limits will be clearly identified and flagged and N.G.P.E. fencing will be installed as an initial task. No. 6: Maintenance and Operation page 3 The City of Federal Way will assume the responsibility for maintenance and operation. No. 7: Bonds and Liability All fees will be paid and bonds posted as required by the City of Federal Way. DISCUSSION OF SPECIAL REQUIREMENTS No. 1: Critical Drainage Areas page 4 This project does not lie within a critical drainage area. No. 2: Compliance with Existing Master Drainage Plan A draft basin plan for Hylebos Creek and Lower Puget Sound Basin will be implemented within the design of this project. No. 3: Conditions Requiring Master Drainage Plan A master drainage plan is not required because the drainage subbasin is less than 200 acres, it is not a master planned development and the property is less than 50 acres. No. 4: Adopted Basin or Community Plan This project lies within the North Lower Puget Sound sub -basin covered by the Lower Puget Sound Basin Plan. It is also covered under the City of Federal Way Comprehensive Plan. No. 5: Special Water Quality Controls This project does not require special water quality control because it will provide peak rate runoff control and the receiving wetlands are class II or lower. There is no class I wetland within a mile of the project. No. 6: Coalescing Plate/Oil Water Separators This requirement does not apply because there will be no petroleum storage or transfer, the vehicular use is less than 2500 trips per day and the site will not be used for heavy equipment storage or maintenance. No. 7: Closed Depressions The project is not discharging into a closed depression since a gravity discharge point exists for the wetlands area. No. 8: Use of Wetlands for Peak Rate Runoff Control This requirement does not apply since peak rate runoff control is provided on -site. No. 9: Delineation of 100 year Floodplain page 5 The proposed developed area is a significant distance (100 ft.+) from the wetland area and more than 25 ft. higher in elevation. Thus, the floodplain of the nearby wetland area is not significant to the project. No. 10: Flood Protection Facilities for Type 1 & 2 Streams There are no streams near the property. No. 11: Geotechnical Analysis A geotechnical report is not required based on the thresholds outlined in the County Manual. However, due to the steep slopes on site and the value of such a study, a geotechnical investigation was performed by James Eaton, dated June 19, 1990. No. 12: Soils Analysis A soils analysis is not required since the underlying soils have been mapped by the S.C.S. DOWNSTREAM DRAINAGE page 6 The proposed development will collect the surface water runoff from the majority of the developed areas and direct it into the existing man-made pond. The existing runoff that enters the pond from east of Military Road will also continue to flow into this pond. This pond will act as a wet pond, even though a wet pond is not required by the code. The pond overflow will be split between the onsite portion and the upstream offsite flows from under Military Rd. The onsite portion will be piped into a detention storage pond and then a grass -lined biofiltration swale. The swale outlet will be a ditch that empties into the on -site wetland area near the north property line. The offsite portion will bypass the detention pond and the bio-swale and be piped directly to the ditch. A large wetland just north of the property, between the property and Star Lake Road, will ultimately be the recipient of any smaller wetland overflows, groundwater surcharges or emergency overflows. All of these wetland areas have an outlet to the northwest through a series of poorly defined ditches and swales. There are several driveway culverts, some which appear to be undersized but equipped with a low driveway dip to accommodate overflows. There are additional intermittent wetland areas along this route to the northwest. About 500 ft. northwest of the project is the existing Scarborough Div. 1 residential development. An existing, small ditch flows northeast along the edge of this subdivision and apparently carries the overflow from all of the wetland basins. This ditch terminates into a pipe which is connected to a storm drainage system along Star Lake Rd. It is not known where the Star Lake Rd. system flows, except that it drains to the northwest. The system appears to be comprised of 18 inch pipe and type 2 catch basins. The backyard ditch along the edge ❑f the Scarborough subdivision appears to be limited in its capacity and may need to be improved. The most logical improvement would involve the construction of a new wider ditch at this same location or replacement of the ditch with a piped system. The best alternative will depend upon the width of the existing easement (if any) or the ability to obtain an additional drainage easement. There is an apparent existing flooding problem near the intersection of Star Lake Rd. and S. 272 St. A remediation construction project has been identified to relieve this situation. The project developer will be expected to contribute to a portion of these proposed improvements. OFF -SITE RUNOFF ENTERING PROPERTY page 7 There is an existing 18" concrete culvert under Military Road that discharges off -site drainage onto the subject property from an area east of Military Road. This off -site basin is primarily a portion of Ellenwood Manor and is approximately 20.17 acres as measured by planimeter. It is bounded on the east by a ridge line just east of 28 Ave. S, on the west by Military Rd., on the south by a ridge south of S. 284 St. and on the north by the 18 inch culvert. The entire area is residential development (RS 9600) with a yield of 4.5 DU/GA. The following SBUH hydrograph was assembled for this off -site basin and yielded a runoff flow of 5.66 CFS (2 yr.), 9.37 CFS (10 yr.), 11.28 CFS (25 yr.) and 14.10 CFS (100 yr.). Once entering the property, this drainage passes through an existing ditch and enters the existing onsite pond. It is proposed to allow this offsite flow to continue to pass through the pond to provide some primary treatment prior to entering the wetland area. However, this flow must bypass the proposed detention pond and the biofiltration swale as the magnitude of its volume would overwhelm them. Thus, an overflow weir assembly will be installed at the pond outlet to segregate the onsite flows from the offsite flow. The onsite flow contribution would be piped to the detention pond while the offsite flow portion would be channelled to the wetland receiving area. It is anticipated that this weir assembly will be similar to a flow restrictor mechanism, located within a common catch basin, with two separate discharge risers. 3/11/92 Jaeger Engineering Heritage Woods Preliminary Drainage Calculations Runoff Hydrographs for Off -site Flows from Military Rd. BASIN SUMMARY BASIN ID: X NAME: Off -site Resid. area, 2 yr SBUH METHODOLOGY TOTAL AREA.......: 20.17 Acres BASEFLOWS: 0.00 cfs RAINFALL TYPE....: USER1 PERVIOUS AREA PRECIPITATION....: 2.05 inches AREA..: 10.89 Acres TIME INTERVAL....: 10.00 min CN...:: 86.00 TIME OF CONC.....: 17.69 min IMPERVIOUS AREA ABSTRACTION COEFF: 0.20 AREA..: 9.28 Acres CN..... 98.00 TcReach - Sheet L: 300.00 ns:0.1500 p2yr: 2.05 s:0.1000 TcReach - Channel L:1300.00 kc:42.00 s:0.0550 PEAK RATE: 5.66 cfs VOL: 2.22 Ac-ft TIME: 480 min BASIN ID: X1 SBUH METHODOLOGY TOTAL AREA.......: RAINFALL TYPE....: PRECIPITATION....: TIME INTERVAL....: TIME OF CONC.....: ABSTRACTION COEFF: TcReach - Sheet TcReach - Channel PEAK RATE: 9.37 NAME: Off -Site Resid area, 10 yr. 20.17 Acres BASEFLOWS: 0.00 cfs USER1 PERVIOUS AREA 2.95 inches AREA..: 10.89 Acres 10.00 min CN....: 86.00 17.69 min IMPERVIOUS AREA 0.20 AREA..: 9.28 Acres CN..... 98.00 L: 300.00 ns:0.1500 p2yr: 2.05 s:0.1000 L:1300.00 kc:42.00 s:0.0550 cfs VOL: 3.57 Ac-ft TIME: 480 min BASIN ID: X2 NAME: Off -site resid area, 25 yr SBUH METHODOLOGY TOTAL AREA.......: 20.17 Acres BASEFLOWS: 0.00 cfs RAINFALL TYPE....: USER1 PERVIOUS AREA PRECIPITATION....: 3.40 inches AREA..: 10.89 Acres TIME INTERVAL....: 10.00 min CN....: 86.00 TIME OF CONC.....: 17.69 min IMPERVIOUS AREA ABSTRACTION COEFF: 0.20 AREA..: 9.28 Acres CN..... 98.00 TcReach - Sheet L: 300.00 ns:0.1500 p2yr: 2.05 s:0.1000 TcReach - Channel L:1300.00 kc:42.00 s:0.0550 PEAK RATE: 11.28 cfs VOL: 4.27 Ac-ft TIME: 480 min page 8 3/11/92 Jaeger Engineering page Qq Heritage Woods Preliminary Drainage Calculations Runoff Hydrographs for Off -site Flows from Military Rd. BASIN SUMMARY BASIN ID: X3 NAME: Off -site Resid. area, 100 yr SBUH METHODOLOGY TOTAL AREA.......: 20.17 Acres BASEFLOWS: 0.00 cfs RAINFALL TYPE....: USER1 PERVIOUS AREA PRECIPITATION....: 4.05 inches AREA..: 10.89 Acres TIME INTERVAL....: 10.00 min CN....: 86.00 TIME OF CONC.....: 17.69 min IMPERVIOUS AREA ABSTRACTION COEFF: 0.20 AREA..: 9.28 Acres CN....: 98.00 TcReach - Sheet L: 300.00 ns:0.1500 p2yr: 2.05 s:0.1000 TcReach - Channel L:1300.00 kc:42.00 s:0.0550 PEAK RATE: 14.10 cfs VOL: 5.30 Ac-ft TIME: 480 min PROPOSED DRAINAGE SYSTEM page 9 The proposed storm drainage system will include three main components: the collection system, detention storage pond and biofiltration swale. An existing one acre man-made pond will also be included and will act as a settling pond, although not required by code. All of the drainage from the existing property flows into the low wetlands near Star Lake Road except for an upper portion near the west boundary. This area drains in the opposite direction toward an existing residential development. It is proposed to construct a separate detention system for the SW portion of this area, approximately 3 acres. This will only be feasible if a suitable discharge point is found and easement obtained. Biofiltration of this small area is not possible. There is no defined discharge point to carry a channelized flow through the residential yards for the NW portion of this area. Thus, we feel that the best solution would be to divert this small flow into the wetland area along with the majority of the runoff. The detention and treatment facilities will be sized to accommodate the entire development in the event that both flows must be diverted. All proposed building lots will be provided with a positive flow drainage connection to the master drainage system. Some of the lots will require a common, private drainage easement to allow a pipe across the rear yards. This private line will be for yard connections only. A few lots in the southwest corner may be too low for connection to the system. These will be identified as bypass lots and the flow will be compensated within the pond. It is also proposed to improve Military Road with pavement widening, curb, gutter and sidewalk. Catch basins and storm drain piping will be installed along the curb and routed into the pond. Storage within the pond will only be provided for the additional hard surfacing to be done to this road. All of the interior roads will be constructed with curb, gutter and sidewalk. There are a few on -site depressions which will require compensating volume within the pond. The primary design guide will be the 1990 King County Surface Water Design Manual. A. Collection System The collection system will be a network of catch basins and subsurface pipes. The catch basins will be both type 1 and type 2. The piping will either be CMP or high density polyethylene. The system will be sized to accommodate a 100 year event storm. This analysis will be performed using the modified rational method as outlined in the County Manual. B. Detention Storage page 10 Detention storage will be provided for all on -site flows. The off -site drainage contribution from the east will be routed around the detention pond. The storage volume will be located within an excavated pond. The volume will be determined using the pre -developed and developed hydrographs for the 2 year and 10 year storms. Each storm event will be checked independently so that the developed system peak discharge does not exceed the pre -developed peak discharge. The SBUH hydrograph method will be employed as outlined in the County Manual. The computations and hydrographs will be generated using the "Waterworks" software program. The detention pond will be a two cell pond and have 2:1 side slopes. It will have a perimeter fence. A 130% sizing factor will be applied as specified by the Code. An emergency spillway and 12" freeboard (to 10 yr. design water surface) will be incorporated. An orifice type flow restrictor riser will be situated at the pond discharge. It is anticipated that the riser will have 5 orifices. The following computer data sheets provide information on the storm hydrographs, pond, flow restrictor and level pool analysis. C. Biofiltration Swale A 200 ft. long, grass -lined swale will treat the runoff after the flow restrictor and prior to discharge. This swale will be designed for the 2 year pre -developed flow. The required swale bottom width will be calculated using the Manning Formula and a 2% slope, 0.1 roughness factor, 4" water depth and a maximum velocity of 1.5 FPS. The swale will also be designed to handle the 25 year developed flow with a 6" freeboard and the 100 year flow with no freeboard. The actual swale slope will be 0.50. D. Existing Pond All flows from the proposed development and the offsite flows from east of Military Rd. will pass through the existing pond for primary settling treatment. The volume of this pond is calculated to be 148,676 Cu. Ft. (see calcs. on following page), or 3.41 acre-ft. The entire volumes from the developed 24 hour storms and subsequent residence times within the ponds are as follows: STORM ONSITE OFFSITE TOTAL RESIDENCE TIME 2 year 3.50 ac-ft 2.22 ac-ft. 5.72 a.f. 14.3 hour 10 year 5.74 ac-ft. 3.57 ac-ft. 9.31 a.f. 8.8 hour 25 year 6.90 ac-ft. 4.27 ac-ft. 11.17 a.f. 7.3 hour 100 year 8.61 ac-ft. 5.30 ac-ft. 13.91 a.f. 5.9 hour a,� no ms� u voLuN\E=- 0P ax -n �d a �oKit) Tie. .Po,ncj '401u me_ C-od cu 1 041ay,s 0,x-A-- 60,z-r rnn c�--0� rh l ry Y �Y �nCo , � ry e_ Ers Q 1zo SCAT PI O-AnI f ` J \/ot4 PTV v ��V13 ��pw ►n C�-YD u v11C ir] oF Y'iD U c •�©oi o� fop � r o-n c4 3-73. o — , 374 � 2 b Pend QVe.v- IDS �Yiprr�n.o I UZJr-- - lei P-1 3-73. 0 bo 1'ovh 3 to (o 1 S�v lfowe:�it ` ��-r,dr bottom = 3&a- 4 373 SZ 371 370 3(�q dog B ia7 o_ F % m �.�`e r 4-0Me-4R. r� 4e-- uj N O ( u r(\2 l C-0-1 Cx] I ratted O-r 'R� I l O W 5 CSF: Cam) VoLue-,\F- GuM,VoL, 3-7,cro0 7 i, S° -301575 Z18) 0757 z41 I -7s o 2(Q t ZS 1, -7 4-13 I C.a` CQ f a:��Ci pc-nc� V a b5l� s (:am, le7� rD�J 91�113 I(602-S 14-1) Z1�3 -7413 1412)) 3 GF- Yn C3 9 ) 1Z 1 n, m C. ENr,&.f,P,L-D PRFJc AcR1= K YMO CAR 1ticPur Total Al�re , 41. i Nc,l-es r-� � � _ S. 1 !-� e res ( , not +o . be. 1"rol-4 62 ,1 - 4 , o T'ofo-1 c-,-�) Lof --z: III PRr� CA P. � �-e c11p. I so pi u v i o-( i n . m in vie ID fir. P CLb ISO PIuvIa[ ,95 Ian • '�>, i9gv Ma wa.( as '` 40 (h. IDo m e czr',Cr—e.An-t-yzx- � 3oo me.0-6ow (o 00' @ 500' @ I(9% 'THY S�r Si1C7��I�W G�I�Q.V�YI�I . Post- c4eve-I� : 24 00 L•F, o 12, � rM J Ymx n 4, o FPS cW� , v cc S rn�v, Tc 2 °Cl mth 4,0 PT fZvvM� cjj"e. Nyrnbelr's C r rn Ta.61e. 3. S, Z B) 1, J©L� C Mop C. ( �1Aerwooc) 2. PredeveJoPe� 'R) re b ru 51-\ ( Z,nd 0 row- 1) ; CN ° E!) I �erv��s �evelnPed� ; (9733,'��= ,96 -. Cw= BCD (la 3bIm, l mpp r,11 oQ- ,319 �33.q�- = IZ"bS ;�jc. � �N= `ia 1/ 6/91 Jaeger Engineering page 13 Emerald Park Preliminary Drainage Analysis Computer Generated Hydrological Analysis BASIN SUMMARY BASIN ID: A NAME: Pre -developed, 2 year SBUH METHODOLOGY TOTAL AREA.......: 33.80 Acres BASEFLOWS: 0.00 cfs RAINFALL TYPE....: USER1 PERVIOUS AREA PRECIPITATION....: 2.05 inches AREA..: 33.80 Acres TIME INTERVAL....: 10.00 min CN....: 81.00 TIME OF CONC.....: 47.65 min IMPERVIOUS AREA ABSTRACTION COEFF: 0.20 AREA..: 0.00 Acres CN..... 98.00 TcReach - Sheet L: 300.00 ns:0.2400 p2yr: 2.05 s:0.0400 TcReach - Shallow L: 600.00 ks:5.00 s:0.0600 TcReach - Shallow L: 500.00 ks:3.00 s:0.1600 PEAK RATE: 2.02 cfs VOL: 1.79 Ac-ft TIME: 500 min BASIN ID: B SBUH METHODOLOGY TOTAL AREA........ RAINFALL TYPE....: PRECIPITATION....: TIME INTERVAL....: TIME OF CONC.....: ABSTRACTION COEFF: NAME: Pre -developed, 10 year 33.80 Acres BASEFLOWS: 0.00 cfs USER1 PERVIOUS AREA 2.95 inches AREA..: 33.80 Acres 10.00 min CN....: 81.00 47.65 min IMPERVIOUS AREA 0.20 AREA..: 0.00 Acres TcReach - Sheet L: 300.00 TcReach - Shallow L: 600.00 TcReach - Shallow L: 500.00 PEAK RATE: 5.29 cfs VOL: BASIN ID: C SBUH METHODOLOGY TOTAL AREA........ RAINFALL TYPE....: PRECIPITATION....: TIME INTERVAL....: TIME OF CONC.....: ABSTRACTION COEFF: CN..... 98.00 ns:0.2400 p2yr: 2.05 s:0.0400 ks:5.00 s:0.0600 ks:3.00 s:0.1600 3.59 Ac-ft TIME: 490 min NAME: Developed, 2 year 33.80 Acres USER1 2.05 inches 10.00 min 15.00 min 0.20 PEAK RATE: '9.25 cfs VOL: 3.50 BASEFLOWS: 0.00 cfs PERVIOUS AREA AREA..: 20.95 Acres CN..... 86.00 IMPERVIOUS AREA AREA..: 12.85 Acres CN..... 98.00 Ac-ft TIME: 480 min 1/ 6/91 Jaeger Engineering page 14 Emerald Park Preliminary Drainage Analysis Computer Generated Hydrological Analysis --------------------------------------------------------------------- --------------------------------------------------------------------- BASIN SUMMARY BASIN ID: D NAME: Developed, 10 year SBUH METHODOLOGY TOTAL AREA.......: 33.80 Acres BASEFLOWS: 0.00 cfs RAINFALL TYPE....: USER1 PERVIOUS AREA PRECIPITATION....: 2.95 inches AREA..: 20.95 Acres TIME INTERVAL....: 10.00 min CN....: 86.00 TIME OF CONC.....: 15.00 min IMPERVIOUS AREA ABSTRACTION COEFF: 0.20 AREA..: 12.85 Acres CN..... 98.00 PEAK RATE: 15.67 cfs VOL: 5.74 Ac-ft TIME: 480 min BASIN ID: E SBUH METHODOLOGY TOTAL AREA........ RAINFALL TYPE....: PRECIPITATION....: TIME INTERVAL....: TIME OF CONC.....: ABSTRACTION COEFF: NAME: Developed, 25 year 33.80 Acres BASEFLOWS: 0.00 cfs USER1 PERVIOUS AREA 3.40 inches AREA..: 20.95 Acres 10.00 min CN....: 86.00 15.00 min IMPERVIOUS AREA 0.20 AREA..: 12.85 Acres CN..... 98.00 PEAK RATE: 19.02 cfs VOL: 6.90 Ac-ft TIME: 480 min BASIN ID: F SBUH METHODOLOGY TOTAL AREA........ RAINFALL TYPE....: PRECIPITATION....: TIME INTERVAL....: TIME OF CONC.....: ABSTRACTION COEFF: NAME: Developed, 100 year 33.80 Acres BASEFLOWS: 0.00 cfs USER1 PERVIOUS AREA 4.05 inches AREA..: 20.95 Acres 10.00 min CN....: 86.00 15.00 min IMPERVIOUS AREA 0.20 AREA..: 12.85 Acres PEAK RATE: 23.94 cfs VOL: CN..... 98.00 8.61 Ac-ft TIME: 480 min File Basin Hydrograph Storage Discharge Level pool J2 Rectangular vault Trapezoidal basin Underground pipe TRAPEZOIDAL BASIN STORAGE STRUCTURE ID: 1 Name: Detention Storage Length........... 190.00 Length Sslope 1: 2.00 Length Sslope 2: 2.00 Infiltration Rate..: 0.00 Starting Elevation.: 363.00 Max Elev of Basin..: 369.00 Stage-Sto Increment: 0.50 Structure Vol (cf).: 70584.00 Ac-ft.: 1.62 PGUP PGDN F3: Get Width........... Width Sslope 3: Width Sslope 4: F6: Delete AV Current Data Set Name: \EMERPARK.bsn 46.00 2.00 2.00 F10: Exit AV Cu File Basin Hydrograph Storage Discharge Level pool s MULTIPLE ORIFICE DISCHARGE STRUCTURE ID: 1 Name: Flow Restrictor Peak Dsgn Release Rate: 5.29 cfs Orifice Coefficient...: 0.62 Lowest Orifice Dia (in)... 4.50 hl: Outlet to 2nd Orifice: 0.75 Second Orifice Dia (in)... 4.00 h2: 2nd to 3rd Orifice...: 3.55 Third Orifice Dia (in)... 6.00 h3: 3rd to 4th Orifice...: 0.10 Fourth Orifice Dia (in)... 6.00 h4: 4th to 5th Orifice...: 0.90 Top Orifice Dia (in)..: 6.00 Elevation of Lowest Orifice....: 361.00 Outlet Elevation ................ 363.00 Max Elev Above Outlet........... 369.00 Stage-Disch Increment........... 0.10 Orif /flow/elev Dia (in)/cfs/ ft 4.50 1.35 cfs 363.75 ft 4.00 0.99 cfs 367.30 ft 6.00 1.27 cfs 367.40 ft 6.00 1.24 cfs 368.30 ft 4.40 0.44 cfs PGUP PGDN F3: Get F6: Delete F10: Exit Pk�z 10 -) P°d- L1 File Basin Hydrograph Storage Discharge Level pool Jaeger Engineering 2 ROUTING COMPARISON TABLE MATCH INFLOW STO DIS PEAK PEAK OUT DESCRIPTION PEAK PEAK No. No. STG OUT HYD 2�year �--^^--u----^^'�-2.02�H 9.25 1 1 367.26 1.95 5 10 year 5.29 15.67 1 1 368.52 4.82 6 F10 to Exit Available Memory remaining: 170040 bytes Current Data Set Name: \EMERPARK.bsn 1/ 6/91 Jaeger Engineering page it) Emerald Park Preliminary Drainage Analysis Computer Generated Hydrological Analysis LEVEL POOL TABLE SUMMARY MATCH INFLOW ST DI <-PEAK-> STORAGE <-------- DESCRIPTION --------- > (cfs) (cfs) id id <-STAGE> id VOL (cf) 2 year ....................... 2.02 9.25 1 1 367.26 5 46222.25 10 year ...................... 5.29 15.67 1 1 368.52 6 63580.66 Trapezoidal Channel Analysis & Design Open Channel - Uniform flow Worksheet Name: Emerald Park Comment: Biofiltration Swale, design capacity Solve For Bottom Width Given Input Data: Left Side Slope.. 3.00:1 (H:V) Right Side Slope. 3.00:1 (H:V) Manning's n...... 0.100 Channel Slope.... 0.0200 ft/ft Depth............ 0.33 ft Discharge........ 2.02 cfs Computed Results: Bottom Width.... 5.75 ft Velocity......... 0.91 fps Flow Area........ 2.23 sf Flow Top Width... 7.73 ft Wetted Perimeter. 7.84 ft Critical Depth... 0.15 ft Critical Slope... 0.2824 ft/ft Froude Number.... 0.30 (flow is Subcritical) Open Channel Flow Module, Version 3.12 (c) 1990 Haestad Methods, Inc. * 37 Brookside Rd * Waterbury, Ct 06708 Trapezoidal Channel Analysis & Design Open Channel - Uniform flow Worksheet Name: Emerald Park Comment: Biofiltration Swale, 25 year actual capacity Solve For Depth Given Input Data: Bottom Width..... Left Side Slope.. Right Side Slope. Manning's n...... Channel Slope.... Discharge........ Computed Results: Depth............ Velocity......... Flow Area........ Flow Top Width... Wetted Perimeter. Critical Depth... Critical Slope... Froude Number.... 5.75 ft 3.00:1 (H:V) 3.00:1 (H:V) 0.030 0.0050 ft/ft 19.02 cfs 0.87 ft 2.62 fps 7.27 sf 10.97 ft 11.25 ft 0.62 ft 0.0170 ft/ft 0.57 (flow is Subcritical) Open Channel Flow Module, Version 3.12 (c) 1990 Haestad Methods, Inc. * 37 Brookside Rd * Waterbury, Ct 06708 pckcje 2A Trapezoidal Channel Analysis & Design Open Channel - Uniform flow Worksheet Name: Emerald Park Comment: Biofiltration Swale, 100 yr. actual capacity Solve For Discharge Given Input Data: Bottom Width..... Left Side Slope.. Right Side Slope. Manning's n...... Channel Slope.... Depth............ Computed Results: Discharge........ Velocity......... Flow Area........ Flow Top Width... Wetted Perimeter. Critical Depth... Critical Slope... Froude Number.... 5.75 ft 3.00:1 (H:V) 3.00:1 (H:V) 0.030 0.0050 ft/ft 1.40 ft 47.28 cfs 3.39 fps 13.93 sf 14.15 ft 14.60 ft 1.06 ft 0.0148 ft/ft 0.60 (flow is Subcritical) Open Channel Flow Module, Version 3.12 (c) 1990 Haestad Methods, Inc. * 37 Brookside Rd * Waterbury, Ct 06708 WYOF TO: Greg Fewins FROM: Ron Garrow DATE: February 28, 1992 SUBJECT: Heritage Woods Preliminary Plat PUBLIC WORKS MEMORANDUM For Your Information After much consideration of the submitted information and consulting with Cary Roe on the drainage aspects of the proposal, the following comments are provided for your consideration: Preliminary Drainage Analysis A modified preliminary drainage analysis was submitted as requested. This analysis addressed the off -site runoff from the east side of Military Road S. which currently drains to the pond on the subject site. In a review of the report, it was found that some inconsistencies exist between the report and the submitted drawings. On page 7 of the report, it is stated that the off -site runoff from the east will be routed around the existing pond, proposed detention pond, and biofiltration swale on the site and discharged directly into the receiving wetland. The drawings do not reflect this proposal. Instead, the drawings show the conveyance of the off -site runoff to the existing pond as currently exists. The existing pond currently acts as a dampening facility and settlement basin for the runoff reaching the pond. Bypassing this pond may result in an increase of peak runoff rate to the wetlands thereby conveying a possible problem downstream onto other properties. The construction of a bypass system as proposed would further disturb the natural vegetation (significant tree stands) in the area currently being proposed to be left standing (see further comments below regarding retainage of significant trees). It is recommended that the current routing not be changed and the pond remain as a receiving body for the off -site runoff from the east. On page 10 of the report, section D discusses the capacity of the existing pond and the relative residence time of runoff to the pond for the future flows to be generated by the development. This section is in response to the City's request to provide topographic information of the existing pond to determine its capacity and available residence time for design storms per our letter of August 1, 1991. The applicant has not provided the necessary mapping to support the figures reported in the preliminary drainage analysis. A review of the residence times for the various storm events also indicates that the off - site runoff from the east of the plat was not included in the calculations. This is consistent with the proposed rerouting of the runoff around the existing pond to the receiving wetland:3owever, per our recommendation �-,tain the existing routing scheme, the off -site runoff should be included in the calculations. Residence times in Section D of the report on page 10 were calculated on a volume replacement assumption with no regard to the placement of the inlet piping and outlet piping in the pond. The drawings show a major inlet to the pond at the southwest end on the pond and an outlet to the detention facilities at the northwest end. These placements will cause short circuiting of the runoff to the pond thereby reducing the residence time and the effectiveness of the pond to provide settlement and treatment of the runoff. To alleviate this situation as previously recommended to the applicant, the discharge pipe to the pond from the uphill development should be located along the old location of Military Road. Runoff from the development should be combined with the off -site runoff and discharged into the pond at the extreme northeast end as currently exists. This will provide the greatest residence time without the construction of baffles in the pond. It is recognized that some of the runoff from proposed 25th Place S. will not be able to be conveyed to this same point due to grading constraints. Therefore, the runoff from this localized area would need to be routed as shown on the drawings. However, the remaining major portion of the plat should be routed along the old Military Road location. SEPA Checklist B3c2 This section should suggest that waste materials such as oil and grease from automobiles and trash from the roadways could enter surface waters through the storm drainage conveyance system. B5d I pose an observation and a question regarding the information provided in this section. The comment on the checklist states that all of the area within 150 feet of the existing pond is to be preserved for wildlife habitat. Also, the entire plat is to preserve and enhance nearly 30% of the site for wildlife habitat. In contrast to this, the drawings submitted with the checklist show extensive grading and significant tree removal within 30 feet of the south side of the pond and in the northerly portions of Tract A,open space area. Does the 30% figure include these cleared and graded areas? Drawings 1. The civil drawings show a significant grading operation to be conducted on the north end of the development in the area of 25th Place S. This grading is to assist in retaining some of the lots at the expense of significant tree stands and wildlife habitat. A cursory review of the layout suggests that it may be, possible to raise the roadway between 25th Pl. S. and S. 282nd St. and relocate lots 55 through 59 to the south side of this road resulting in a minimum amount of grading. This would then require the steepening of the easterly portion of 25th Pl. S. to access :lots 47 through 52. This would result in the elimination of lots 53 and 54 due to the steepness of the approach off the road. This would also reduce the amount of grading and significant tree removal close to the pond. However, the lot relocations would reduce significantly the roadway frontage for Tract A. 2. The drawings show the routing of all the runoff from the development to the existing pond along an alignment between lots 53 and 54. As recommended above, the majority of the runoff should be routed along the old Military Road location. The localized runoff from 25th PI S. and the lots along this road could be conveyed in the direction as shown. 3. The alignment of the S. 282nd St. entrance to the site is at an angle which does not conform to the specifications in the 1987 King County Road Standards to which the City adheres. This alignment should be adjusted to provide an angle of between 85 and 90 degrees to Military Road S. alignment. This is necessary to provide greater traffic safety. The revised alignment would result in a minor encroachment into the setback to the wetland to the north of the street. Impact Fee In the City's August 1, 1991 letter to Mr. Flitton, an impact fee of $55,185 was imposed to assist in the construction of storm drainage improvements to S. Star Lake Road and S. 272nd Street, also known as project number 3323 in the Hylebos Creek and South Puget Sound Basin PIan. This amount was based on the plat site area (41.9 acres) in proportion to the total basin area (410 acres) and the total cost of the project of $540,000, all of which was outlined in the August letter. Since that time the basin analysis has been refined with revisions to the basin area to 372.8 acres making the impact fee for Heritage Woods $60,696. Since the process is still in SEPA review and the revised fees are based on more refined information, the City should stipulate payment in the amount of the latest figure of $60,696. Significant Tree Study The environmental checklist calls for the preservation of stands of significant trees and the enhancement of other areas to maintain wildlife habitat and other amenities. The civil plans show an extensive clearing and grading operation for the area near the existing pond and in Tract A. The landscape plan shows the planting of some vegetation in Tract A along the internal roadway. However, no reforestation is shown to occur in the disturbed areas further inside Tract A and along the hillside south of the existing pond. Is the hillside to remain denuded? MY OF C� PUBLIC WORKS MEMORANDUM TO: Ron Garrow, Senior Development Engineer FROM: J. Hann Lee, Traffic Analyst DATE: February 28, 1992 SUBJECT: Heritage Woods - Traffic Impact Analysis Comments I have reviewed the Heritage Woods traffic impact analysis and have the following comments. The project proponent should provide the following additional information: figure depicting the future PM peak hour traffic volumes without project, figure depicting future PM peak hour traffic volumes with project, proposed intersection geometry/operation mitigation at Military Road/S 288th Street intersection, and proposed intersection/operation mitigation at Military Road/S 272nd Street. The above information will be used in establishing mitigating conditions for the Heritage Woods project. For future reference, the project proponent's traffic engineer should balance the link volumes between study area intersections in future traffic impact analyses performed in the City of Federal Way. Also, the City of Federal Way has recently established traffic impact analysis guidelines. These guidelines are attached to this memo for your future reference. jhl cc: Greg Fewins, Senior Planner CITY OF FEDERAL WAY TECHNICAL COMMITTEE DEPARTMENT OF COMMUNITY DEVELOPMENT DATE: January 16, 1992 TO: Public Works/Engineering FROM: Department of Community Development PROJECT PLANNER: Greg Fewins PHONE: 661-4108 PLEASE RESPOND BY: January 30, 1992 TYPE OF PERMIT REQUIRED: Process III (subdivision and quasi-judicial rezone) FILE NO.: SUB-91-0001/RZ-92-0001 PROJECT NAME: Heritage Woods (formerly Emerald Park) PROJECT ADDRESS: Vicinity of the southwest corner of Military Road & Star Lake Road. PROJECT DESCRIPTION: One -hundred eleven (111) lot single family residential preliminary plat and rezone from RS 9.6 to RS 7.2. Other sensitive area and public facility modifications have been requested. APPLICANT: Parklane Ventures, Inc. PHONE NO.: 946-3652 PROJECT BACKGROUND: A pre -application meeting was held with the applicant in November 1990. The proposed project was submitted in January 1991 and a CDRC meeting was held on February 7, 1991. Based on the city's August 1, 1991, letter (enclosed), the applicant has revised and re -submitted the plat for final review. SEPA: Determination required. COMMENTS Storm Retention System (if any): Parking Area: Turn -Around: Driveway: Right -of -Way Improvements: Traffic Impacts: /�07- _7 -rycr-r- —, 7 /r;nlr -rn Environmental (wetlands, slopes, streams, etc.): Other: CONDITIONS OF APPROVAL SIGNED: DATE: tech2.frm PARKLANE ParkLane Executive Center 31620-23rd Avenue South Federal Way, Washington 98003 Telephone: (206) 946-3652 Fax: (206) 946-3580 January 10, 1992 RECEIVED BY Mr. Greg Fewins COMMUNITY DEVELOPMENT DEPARTMENT Senior Planner Planning and Community Development JAN 1 0 1992 City of Federal Way 33530 - 1st Way South Federal Way, Washington 98003 Re: Heritage Woods (formerly known as "Emerald Park") Preliminary Plat Application No. SUB-91-0001 Dear Mr. Fewins: The above -referenced plat was originally submitted to you in January 1991, nearly one year ago, under the name "Emerald Park." We are hereby submitting a revision to that application. Despite the City's promises over a year ago for a 120- day turnaround period, we did not hear from you until August 1991. At that time, your letter expressed a volume of procedural and conceptual concerns, the majority of which we did not concur with. We immediately amended the procedural requirements, and then set out to determine how to amend the conceptual requirements that -you -department requested. We had several meetings with you and other Senior Staff to determine a course of action, to further express our dismay regarding the treatment which we received, and then to seek resolve to the outstanding concerns. At this time, we mutually decided to "pause" the application pending today's submittal. Today's resubmittal removes this "pause" and requests your immediate review to process our long- standing application in order that we may achieve a Examiner's Hearing date of on or before March 20, 1992. (� 8C, /,") Following our meetings with you, we are certain that this submittal represents the general consensus of our meetings and discussions about what can and should be built on our property. We initially sought support for a VANCOUVER - SEATTLE - EDMONTON We are committed to quality, value and service tofulfill ourre dreams anddex,,rxrrrd their expectations. Mr. Greg Fewins City of Federal Way Page 2 - January 10, 1992 T �rouGr clustering approach, but City Staff did not support ,,. ,� �„«,,. pport it for � some reason. After regrouping from this setback, we are now submitting for a partial rezone of our property, which City Staff _j_,g in support of. Our site is dually zoned, RS 9.6 and RS 7.2, and designated in the comprehensive plan as Suburban Residential. We are seeking to rezone the RS 9.6 portion to RS 7.2. You have promised us that this application can be simultaneously processed with the preliminary plat proceedings, thereby avoiding additional review time. As you know, the aesthetics and planning features are greatly enhanced by our proposal to rezone. It provides greater consistency throughout the development and causes no loss to the City in terms of what it would normally receive. We are pleased that City Staff have concurred with our approach. We must state that we are deeply concerned that the fiasco of last year not be repeated and although you have committed to avoid this and instead provide us with the earliest possible approvals, we remain concerned. We have fulfilled all procedural requirements (although we acknowledge that you may require us to revise/upgrade our package concerning owners within 300 fee of the property) and are pleased to now focus solely-oR the plat itself. You have advised us that there will be further fees required in order to expedite the rezoning portion of our application and while these fees are excessive, in our view, A, we will pay them within 72 hours of the reiteration of your guarantee that we will be processed in a timely and efficient manner. Please also recall that the City accepted $3,879.50 from us a year ago and held this money for the entire period. We would like to ensure that we receive an interest —7�"o credit for these funds. The letter we received from you on August 1, 1991, has been the main focus of several of our meetings up to this point and we are pleased that you and other senior Staff members have expressed regret over the content and perceived intent of the letter (copy enclosed). Nonetheless, to avoid Mr. Greg Fewins City of Federal Way Page 3 - January 10, 1992 any future concern, we now respond to your letter, point by point, as follows: I Ubmi 1; tail rQgui rements. As stated, these have now been corrected, although you reserve the right to have us upgrade our list of residents within 300 feet of the plat. I �- .i •�-W-16PONAV41I- A. Bicycle facilities have been provided for. B. The zoning boundary has been properly amended. C. We recognize that special approval is required and it is known that our application, in effect, makes this request. D. The tracts have been fully and accurately detailed on preliminary plat map C of 10. E. All lots have a regular building shape. F. Street trees have been provided. G. The pedestrian link has been provided. H. The temporary cul-de-sac has always been shown. I. This situation of water and sewer service has been completely resolved (not that it was unresolved as far as we and the districts were concerned), and enclosed are updated availability certificates to accompany our preliminary designs. J. The access driveway has been shown to stay, and in the event that the future easement is not obtainable, we have shown an alternate route. K. An entirely new drainage analysis is enclosed with the SEPA documents. L. 1. This conceptual grading plan is contained in the drawings. Mr. Greg Fewins City of Federal Way Page 4 - January 10, 1992 2. This conceptual grading plan is contained in the drawings. 3. This further dedication has been shown, although we do not support your request to have us upgrade Military Road. 4. South 282nd has now been aligned to a position suitable to the Public Works Department. 5. The road detail for Military Road has been amended to the satisfaction of your Public Works Department. 6. Medians have been provided for along Military Road South. M. We have provided 28.95% of our site as open space, instead of the required 15%. The 10% requirement for active recreation use has been met and is in a central location suitable to your Parks Department. III SEPA Review. A completely revised checklist has been prepared and is enclosed. A. Background. 1. Item 8 has been completed. 2. Item 10 has been completed. 3. Item 11 has been completed. B. Environmental elements. 1. Item 1(b) has been revised to be consistent. 2. Item 1(c) has been completed. 3. Item 1(d) has been completed and a new addendum letter has been included to this effect. Mr. Greg Fewins City of Federal Way Page 5 - January 10, 1992 4. Item 1(e) has been completed and a letter from our engineer is included. 5. Item 1(f) has been completed. 6. Item 1(h) has been completed. 7. With regard to item 3(a)(1), the wetlands report and follow-up mitigation proposals have been redone in full consultation with Staff and are enclosed. An entirely new drainage analysis report has been completed to satisfy your concerns and is enclosed. The pages have been numbered. 8. With regard to item 3(a)(2), the SEPA checklist now correctly identifies this issue. 9. With regard to item 3(a)(3), the SEPA checklist now correctly identifies this issue. 10. Item 3(c)(1) has been completed. 11. Items 3(c) and 3(d) have been completed. 12 — Item 4 (a)- has been -completed. 13. With regard to item 4(d), the SEPA checklist discusses these impacts. 14. With regard to item 5(a), the SEPA checklist discusses the wildlife situation. 15. With regard to item 8(a), the surrounding uses have now been identified. 16. Item 8(h) is now related in the SEPA checklist. 17. Item 10(a) has now been revised. 18. (a) "Impact" has now been spelled properly. Mr. Greg Fewins City of Federal Way Page 6 - January 10, 1992 (b) The report also now accurately shows the site size. (c) The open space is analyzed in the plat drawings and SEPA checklist. (d) The open space has been relocated. (e) This issue has been discussed in full in the SEPA checklist. 19. With regard to item 13(b), the issue of Old Military Road has been reviewed and a letter from the Federal Way Historical Society is enclosed. 20. With regard to item 14, the traffic analysis has been upgraded with an addendum letter. 21. Item 14(a) has been completed. 22. Item 14(d) has been completed, although we have commented on our disagreement with the request. 23.- With regard to- item 15, Parklane Ventures, Inc. has fully satisfied the requirements of the School Board with the proposed design of our plat. We recommend that if there are outstanding issues, they be discussed with them. Mr. Fewins, we do not concur with almost all of the extra requirements requested of us, but we must agree with them "in order to expedite approvals that have been long overdue When we submitted our plat a year ago, we believed that Staff would be expeditious as promised and were therefore chagrinned at receiving your August 1991 letter. Everything in your August 1991 letter could have been told to us a few days after our submittal date, not eight months later. Firstly, if there is anything in our submittal that you find to be a problem, or if there are any misspellings, or Mr. Greg Fewins City of Federal Way Page 7 - January 10, 1992 if it is improperly labeled, etc., we insist You bring it to our i rnmed i ate_ -atta2n . If it is other than a technical matter, let's discuss it before the Hearing Examiner. Secondly, we understand your previous constraints and truly respect and appreciate the personal efforts put into this project by you, Mr. Garrow, Mr. Moore, Ms. McClung, Mr. Nyberg, Mr. Keightley, Mr. Miller, and many others. We are sending a copy of this letter to Senior Staff and the City Council in order to bring it to the attention of as many people in the process as possible. We know that the current members of the City Council continually work to improve the process of government and to represent the people and businesses of Federal ay. S rely Robert G. Flitton RGF:smm cc: Dr. G. Richard Harris, Mr. Ray Tomlinson Federal Way Public Schools Mr. Robert Stead Dr. James Thrasher, Mr. Lynn Templeton Federal Way Public Schools Mr. Joel Marks Mr. J. Brent McFall Ms. Mary Gates Mr. Ken Nyberg Mr. Ron Gintz Mr. Philip Keightley Mr. Skip Priest Mr. Ron Garrow Ms. Cathy McClung Mr. Tom Miller Mr. Greg Moore Mr. Brian A. McAloney ENVIRONMENTAL CHECKLIST Purpose of Checklist The State Environmental Policy Act (SEPA), chapter 43.21C RCW, requires all governmental agencies to consider the environmental impacts of a proposal before making decisions. An environmental impact statement (EIS) must be prepared for all proposals with probable significant adverse impacts on the quality of the environment. The purpose of this checklist is to provide information to help you and the agency identify impacts from your proposal (and to reduce or avoid impacts from the proposal, if it can be done) and to help the agency decide whether an EIS is required. Instructions for Applicants: This environmental checklist asks you to describe some basic information about our proposal. Governmental agencies use this checklist to determine whether the environmental impacts of your proposal are significant, requiring preparation of an EIS. Answer the questions briefly, with the most precise information known, or give the best description you can. You must answer each question accurately and carefully, to the best of your knowledge. In most cases, you should be able to answer the questions from your own observations or project plans without the need to hire experts. If you really do not know the answer, or if a question does not apply to your proposal, write "do not know" or "does not apply". Complete answers to the questions now may avoid unnecessary delays later. Some questions ask about governmental regulations, such as zoning, shoreline, and landmark designations. Answer these questions if you can. If you have problems, the governmental agencies can assist you. The checklist questions apply to all parts of your proposal, even if you plan to do them over a period of time or on different parcels of land. Attach any additional information that will help describe your proposal or its environmental effects. The agency to which you submit this checklist may ask you to explain your answers or provide additional information reasonably related to determining if there may be significant adverse impact Use of checklist for nonproject proposals: Complete this checklist for nonproject proposals, even though questions may be answered "does not apply." In addition, complete the Supplemental Sheet for Nonproject Actions (part D). For nonproject actions, the references in the checklist to the words "project," "applicant," and "property or site" should be read as "proposal," "proposer," and "affected geographic area," respectively. A. BACKGROUND 1. Name of proposed project, if applicable: Heritage Woods (formerly Emerald Park) r,,rnp1�,FC Cr -TV 1 J AN 1 0 1S92 2. Name of applicant: ParkLane Ventures, Inc. 3. Address and phone number of applicant and contact person: Mr. Rob Flitton Suite 320-31620 23rd Avenue, S. Federal Way, WA 98003 4. Date checklist prepared: (2 0 6) 9 4 6- 3 6 5 2 December 31st, 1991 5. Agency requesting checklist: The City of Federal Way 6. Proposed timing or schedule (including phasing, if applicable): Construction servicing by Spring/Staffer 1992 7. Do you have any plans for future additions, expansion, or further activity related to or connected with this proposal? If yes, explain. No, none 8. List any environmental information you know about that has been prepared, or will be prepared, directly related to this proposal. Wetlands evaluation, Traffic Impact analysis, Preliminary drainage analysis, topographical map, Wildlife Habitat Study, Significant Tree study, recreation and openspace impact analysis, school access and impact analysis. 9. Do you know whether applications are pending for governmental approvals of other proposals directly affecting the property covered by your proposal? If yes, explain. - - No none 10. List any government approvals or permits that will be needed for your proposal, if known. These include, preliminary and final plat approval, partial rezone approval, utility permits, sensitive areas intrusion permits. II. Give brief, complete description of your proposal, including the proposed uses and the size of the project and site. There are several questions later in this checklist that ask you to describe certain asppects of your proposal. You do not need to repeat those answers on this page. This site comprises 41.9 acres and is proposed for III single family lots with a minimum area each of 7200 sq.ft. The project requires a partial rezone of the RS 9.6 portion as indicated on our maps to RS 7.2. The vicinity is described later. 12. Location of the proposal. Give sufficient information for a person to understand the precise location of your proposed project, including a street address, if any, and section, township, and range, if known. If a proposal would occur over a range of area., provide the range or boundaries of the site(s). Provide a legal description, site plan, vicinity map, and topographic map, if reasonably available. While you 0 i should submit any plans required by the agency, you are not required to duplicate maps or detailed plans submitted with any permit applications related to this checklist. The enclosed preliminary plat maps fully describe in writing and by graphics the vicinity and location of our proposed plat. TO BE COMPLETED BY APPLICANT: B. ENVIRONMENTAL ELEMENTS 1. Earth a. General description of the site (circle one): mountainous, other. hilly, combined topography. EVALUATION FOR AGENCY USE ONLY Flat, rolling, illy, teep slopes, with meadow and treed areas of flat b. What is the steepest slope on the site (approximate percent slope)? The steepest slope is approximately 45 percent. c. What general types of soils are found on the site (for example, clay, sand, gravel, peat, mulch)? If you know the classification of agricultural soils, specify them and note any prime farmland. please refer to the geotechnical report prepared and enclosed herewith. d. Are there surface indications or history of unstable soils in the immediate vicinity? If so, describe. No, please refer to the aforementioned geotechnical report and subsequent followup letter,.(newest letter of 12/16/91) e. Describe the purpose, type, and approximate quantities of any filling or grading ro ed. Indicate source of fill. There will be localized cuts and fills in several �,r Foacway sections. Re M to sheet 7 of drawings and enclosed letter from 'ki j Technical Services for amounts. All structural fill will be imported. Ngtive material will be utilized as a general fill. f. Could erosion occur as a result of clearing construction, or use? If so, generally describe- yes, erosion can occur please refer to geotech report) . We will employ erosion control measures in all areas exposed by construction activity These will include mulching, sediment ponds, check dams, rip -rap, bio-swales, cones, etc. Refer also to section l.h. of this document. g. About what percent of the site will be covered with impervious surfaces after project construction (for example, asphalt or buildings)? Approximately 20% of the site will. be covered by roadways, driveways, and structures when completed. 3 h. proposed measures to reduce or control erosion, or other impacts to the earth, ifany:Measures include: sediment ponds, interceptor ditches, hydroseeding and mulching, filter fabric, silt fencing, rockpad entrances, NGPE fending, flagged clearing limits and so on. Also refer to geotech report. 2. AIR a. What types of emissions to the air would result from the proposal (i.e., dust, automobile, odors, industrial wood smoke) during construction and when the project is completed? If any, generally describe and ive approximate quantities ifknowa. Typical exhaust from construction machinery and roadway dust during construction. Potential wood smoke and auto exhaust from residences when completed and occupied. b. Are there any off -site sources of emissions or odor that may affect your proposal? If so, generally describe. No, there are none. c. proposed measures to reduce or control emissions or other impacts to air, if any: Frequent watering of construction roads during day to settle dust. poise control filters and mufflers as typical on construction equipment. 3. WATER a. Surface 1) Is there any surface water body on or in the immediate vicinity of the site (including year-round and seasonal streams, saltwater, lakes, ponds,, wetlands)? If yes, describe type and provide names. If appropriate, state what stream or river it flows into. Existing pond ohsitt. Appears -to be_ manmade and fed by combination of runoff and spring. Existing onsite and offsite wetlands linked by drainage channel. Refer to wetlands study and prel. drainage analysis. 2) Will the project require any work over, in, or adjacent to (within 200 feet) the described waters? If yes, lease desc 'be and attac available pplans. Y e s ► lots 51- 5 5 are within 200 feet and so ari planned storm anN sanitaYy sewer improvements. Refer to prel. plat plans. 3) Estimate the amount of fill and dredge material that would be placed in or removed from surface water or wetlands and indicate the area of the site that would be affected. Indicate the source of fill material. wetlands A and L as referenced in the wetlands study are to be filled and are therefore not shown on the prel. plat maps. Wetlands A & L are non regulated and less than 1 acre in size. These wetlands are of nominal value and size and of little function. 4) Will the proposal require surface water withdrawals or diversions? Give general description, purpose, and approximate quantities if known. No, none. 4 5) Does the proposal lie within a 100-year floodplain? If so, note location on the site plan. No, it does not. 6) Does the proposal involve any discharges of waste materials to surface waters:' If so, describe the type of waste and anticipated volume of discharge. No. No, it does not. b. Ground 1) Will ground water be withdrawn, or will water be discharged to ground water? Give general description, purpose, and approximate quantities if known. No, it will not. 2) Describe waste material that will be discharged into the ground from septic tanks or other sources, if any (for example: Domestic sewage; industrial, containing the following chemicals...; agricultural; etc.). Describe the general size of the system, the number of such systems, the number of houses to be served (if applicable), or the number of animals or humans the system(s) are Irxpected to serve. There will be none. c. Water Runoff (including storm water): Runoff will be from 1) Describe the source of runoff (including storm water) and method of collection rain collected on and disposal, if any (include quantities, if known). Where Will this water eways ; rooftops , along wi Will this water flow into other waters? If so, describe. roadways,normal ground runoff. It will be collec in normal system of catch basins and pipes, and discharged (after treatment) into the wetlands. Refer to prel. drainage analysis/wetland report. This plat located in a moderate aquifer recharge area. The cleansing procedures will 2) Could waste materials enter ground or surface waters? If so, generally describe eliminate contaminati There will be no re - No, they could not. charge reduction. d. Proposed measures to reduce or c ntrol surface,J�e apaoviced water storage will im acts,. if any: peak rate runof control w ocTur in a large pond, allowing sedimentation. An oil/water separator will be part of the discharge structure. A biofiltration swage will be provided prior to discharge from the site. Refer to prel. drainage analysis and wetlands rep4, 4.PLANTS E a. Check or circle types of vegetation found on the site: Also refer to the tree study and wetland report for a list of lant species. X deciduous tree: er apl aspen, other iX MbE t a pine, other _ crop or grain X wet soil plants: cattail, buttercup, bullrush, skunk cabbage, other _ water plants: water lily, eelgrass, milfoil, other _ other types of vegetation b. What kind and amount of vegetation will be removed or altered? Vegetation from typical roadway clearing will be removed along with those areas cleared within approved clearing limits. Refer to prel. plat drawing and tree study report. c. List threatened or endangered species known to be on or near the site. None known. d. Proposed landscaping, use of native plants,, or othe mea ures to serve r A tentative landscape enhance v etatio n the si ,f an plan is encUsesd to enhance/replace vegetation. The enhanceigni icann°tree stizciy 'lso shows tree removal and replacement plans. The removal of this volume of trees and vegetation may have an adverse effect on the area, but clearing will be limited to approved clearing limits, homesite pad etc. and we -'will employ erosion control, runoff control and -.-tree replacement 5.iNMILS (where required by code) as mitigation. We will also include NGPE easements where needed to protect vegetation corridors. a. Circle any birds and animals which have been observed on or near the site or are known to be on or near the site: (refer also to wetlands study and letter from David Evans and Associates (DEA) birds: hawk, heron, eagle, bird other. crows, seagulls, sucks on mammals: deer, bear, el ve other. rodents (rats/mice) , mountain beaver, squirrels fish: bass, salmon, trout, herring, shellfish, other. none OTHER: snakes, worms, frogs. b. List any threatened or endangered species known to be on or near the site. None known. c. Is the site part of a migration route? If so, explain. No, not that we are aware of, and not in the view of DEA. M I The primary habitat .-_for the onsite di�'��pa end a s o r se t��r �S _JgJJRfeJF&nFbet of it, all of which is to be preserved. The development of the rest of the site will primarily deservation kill snakes, rodents, and worm, and displace birds. The proposed p and -enhancement of nearly 30% of the entire property should be fully adequate 6.ENERGY AND NATURAL RESOURCE mitigation for the permanent preservation of the primary wildlife habitat in the area. a. What kinds of energy (electric, natural gas, oil, wood stove, solar) will be used to meet the completed project's energy needs? Describe whether it will be used for heating, manufacturing, eta There will be typical electrical and natural gas uses. It is possible that a few owners may opt for solar power, but not likely. We will discourage non -certified wood stoves and oil. b. would your project affect the potential use of solar energy by adjacent properties? If so, generally describe. No it will not. c. What kinds of energy conservation features are included in the plans of this proposal? List other proposed measures to reduce or control energy impacts, if any: Our CC&R's will require double paned windows, R-19 insulation in walls, and R-30 in ceilings (as minimums) 7. ENVIRONMENTAL HEALTH a. Are there any environmental health hazards, including exposure to toxic chemicals, risk of fire and explosion, spill, or hazardous waste, that could occur as a result of this proposal? If so, describe. No there are none. 1) Describe special emergency services that might be required. There are none 2) Proposed measures to reduce or control environmental health hazards, if any: There are no hazards to reduce or control. b. Noise 1) What types of noise exist in the area which may affect your project (for 7 example: traffic, equipment, operation, other)? There is some noise from Interstate 5 several hundred feet away, and from Military Road adjacent, however, our planned open space buffers the homes from this problem. 2) What types and levels of noise would be created by or associated with the project on a short-term or a long-term basis (for example: traffic, construction, operation, other)? Indicate what hours noise would come from the site. Short term: Typical construction noise during work hours. Long term: Minimal additional traffic noise by project residents. 3) Proposed measures to reduce or control noise impacts, if any: Short term: Limit construction to daylight hours. Long term: Impacts are minimal. 8. LAND AND SHORELINE USE a. What is the current use of the site and adjacent properties? The site is not used except for one small residence of low quality. b. Has the site been used for agriculture? If so, describe. ff" c. Describe any structures on the site.one small mobile home converted to a house and in poor condition with shed of similar condition. d. Will any structures be demolished? If so, what? Yes, the aforementioned structure will -be removed. e. What is the current zoning classification of the site? Both RS 7.2 and RS 9.6 L What is the current comprehensive plan designation of the site? Suburban residential g. If applicable, what is the current shoreline master program designation of the site? This is not a relevant issue. 93 h. Has any part of the site been classified as an "environmentally sensitive" area? If so, specify. Small portions are classified as "wetlands" and as "slopes in excess of 400". Please refer to prel. plat maps. i. Approximately how many people would reside or work in the completed project? There will be approximately 275 people given typical family sizes. j. Approximately how many people would the completed project displace? It would displace 2 people who live in the existing structure, but they are looking forward to moving. k. Proposed measures to avoid or reduce displacement impacts, if any: None are required. The 2 displaced people will easily afford new housing as they are the sellers of a portion of the site. 1. Proposed measures to ensure the proposal is compatible with existing and projected land uses and plans, if any: To follow the existing comprehensive plan designation and amend the zoning of the RS 9.6 portion of the site. 9. HOUSING a. Approximately how many units would be provided, if any? Indicate whether high, middle, or low-income housing. There will be 111 single family homes for middle -income families.- b. Approximately how many units, if any, would be eliminated? Indicate whether high, middle, or low-income housing. One low to middle income range home is to be eliminated. c. Proposed measures to reduce or control housing impacts, if any: None, there is no impact. 10. AESTHETICS a. What is the tallest height of any proposed structure(s), not including antennas; what is the principal exterior building material(s) proposed? Typical 2 story homes of up to 30 feet in height. Exterior materials will be wood, brick, vinyl siding. E b. What views in the immediate vicinity would be altered or obstructed? No views will be obstructed. Instead, views will be created. c. Prp sed m�$ ures to duce or control aesthettic i pacts i a It i our tlrm policy to maintain Yilg19 aesit eRc values through retention of native growth where possible. Also, to landscape and enhance residences openspaces, and boulevards. I 0 11. LIGHT AND GLARE a. What type of light or glare will the proposal produce? What time of day would it mainly occur? There will be none. b. Could light or glare from the finished project be a safety hazard or interfere with views? No, it could not. c. What existing off -site sources of light or glare may affect your proposal? None. d. Proposed measures to reduce or control light and glare impacts, if any: No such measures needed. 12. RECREATION a. What designated and informal recreational opportunities are in the immediate vicinity? Starlake Park, Steel Lake Park, Redondo Beach, Aquatic Center. b. Would the proposed displace any existing recreational uses? If so, describe. No, in fact our contribution of nearly 29% of our property is .creating recreational uses. c. Proposed measures to reduce or control impacts on recreation, including recreation opportunities to be provided by the project or applicant, if any: We will be in future consultation with City Staff to volunteer and provide some measures of active recreation opportunities within our site. No specific measures are outlined or required at this time. 10 13. HISTORIC AND CULTURAL PRESERVATION a. Are there any places or objects listed on, or proposed for, nation, state, or local preservation registers known to be on or next to the site? If so, generally describe. There are none existing, but after consultation with the Federal Way Historica Society -(see letter attached), we are proposing placement of a permanent marker in our central open space commemorating that portion of 'Old Military �'D►faesois ocea cal�gdlater. d ribnoca,Rga en' h�lay °rgl�r scientific, or cultural importance known to be on or next to the site. None, but Old Military Road is there. It is considered non -significant by the Federal Way Historical Society. We have decided nonetheless to place c. Proposed measures to reduce or control impacts, if any: a permanent marker as mentioned. as stated above, no mitigation is required, but we have volunteered to place a marker. 14. TRANSPORTATION a. Identify public streets and highways serving the site, and describe proposed access to the existing street system. Show on site plans, if any. Prel. plat maps identify the streets and roads. Access will be VIA 2 points on Military Road. Future access will be VIA 25th Place South. I b. Is site currently served by public transit? If not, what is the Vproximate distance to the nearest transit stop? Yes, along Military Read. We will be relocating this stop per the request of the City Staff and Metro. c. How many parking spaces would the completed project have? How many would the project eliminate? Roughly 2 per home, or 222 spots. 2 spaces are being eliminated. d. Will the proposal require any new roads or streets, or improvements to existing roads or streets, not including driveways? if so, generally describe (indicate whether public or private). Aside from onsite streets, the City Staff is requiring t we fully upgrade Military Road per the preliminary plat plans enclosed, however, we d❑ not support this request. e. Will the project use (or occur in the immediate vicinity of) water, rail, or air transportation? If so, generally describe. No it will not. 11 f. How many vehicular trips per day would be generated by the completed project? If known, indicate when peak volumes would occur. Please refer to the Traffic Impact analysis and addendum letter enclosed g. Proposed measures to reduce or control transportation impacts, if any: The letter, and sheet 1 of 10 of our plat maps describes our fully adequate Transportation Demand Management Plan. 15. PUBLIC SERVICES a. Would the project result in an increased need for public services (for example: fre protection, police protection, health care, schools, other)? If so, generally describe. No, no such increases are needed. Please refer to the school study. * N.b: This property was a school district asset that is being traded for aher site for a future school. In consideration of this transaction school mitigation measures and fees are not required. Confirmation can be ade tojr. Thrashe or Superintendent Harris, Propose measures to reduce or control direct impacts on pu �c services, if any. none, refer to the foregoing. 16. UTILITIES a, tilities ntl ble at the sit iectrici natural $ water, fuse�Seryic elephorre sanitary sewe , septic system, other. b. Describe the utilities that are proposed for the project, the utility providing the service, ant the general construction activities on the site or in the immediate vicinity which might be needed. All utilities are adjacent to or near the site. Sewer may have to be extended along Star Lake Road. Utility companies are Federal Way Water and Sewer District and Water District No. 75. C. SIGNATURE The above answers are true and complete to the best of my knowledge. I understand that the lead agency is relying on them to make its decision. 12 ParkL¢_ _ ture , In Signature: by: Project' Manager Date Submitted: F 1992 January) 13 WETLAND DETERMINATION, EAPACT ASSESSMENT AND CONCEPTUAL MMGATION FOR THE HERITAGE WOODS PROPERTY Federal Way, Washington Prepared for Robert Flitton Parklane Ventures, Inc. 31620 - 23rd Avenue S, Suite 210 Federal Way, Washington P,701F-1,117-D BY PLVX0001 CO, -'J. 1 L V Ji., i1� I DEPART1 I1r T J A 14 1 0 1992 Prepared by David Evans and Associates, Inc. 415 - 118th Avenue SE Bellevue, Washington 98005 August 28, 1990 (Revised December 5, 1990 and January 15, 1992) DAMD EvALNS ANDAssoC:IATES, INC ENGINEERS. SCRVE)-ORS. PLANNERS. LANDSCAPE ARCHITECTS. SCIENTISTS OFFICES IN OREGON, V ASHINGTON AND CALIFORNIA f 15-118TH AVENUE. S.E. BELLEVUE. N ASHINGTON 98005.3553 (206) 455-3571 FAX (206) 455.3061 EXECUTIVE SUMMARY At the request of Robert Flitton, Parklane Ventures, Inc., a field assessment for the presence and extent of wetlands on the Heritage Woods Property was conducted. Located west of Military Road and south of Star Lake Road in Federal Way, Washington, this approximately 42-acre site was investigated by David Evans and Associates, Inc. (DEA) on June 14 and 15, 1990, and on November 18,1991. The investigation confirmed the presence of wetlands. Six wetlands and a pond, with an overall extent of 1.79 acres, were identified on the property. This study was undertaken to assess the presence and extent of wetlands on the subject property. Federal, state, and local regulations control activities in wetlands. This report can be used by these agencies to determine permit requirements associated with development plans. The site was assessed using the triple -parameter methodology developed by the Federal Interagency Committee for Wetland Delineation (1989). This methodology requires that evidence of hydric soil, wetland hydrology, and hydrophytic vegetation be present to define an area as wetland. In addition the US Army Corps of Engineers Wetland Delineation Manual (1987) was used. There was no difference in the wetland boundaries, using either the Corps or FICWD techniques. The site is dominated by mixed coniferous and deciduous forest. Site topography includes a gently rolling plateau on the southwestern half of the property, and a slope of between 15 and 45% to the north and east. The drainage pattern consists of several interconnected seeps and swales that flow generally toward the lower, northern section of the property. In some cases, wetlands off -site must be considered when making a wetland determination, as wetland size frequently influences evaluative ratings and setback requirements. Because the site wetlands were believed to be part of a larger wetland system, the study area included several acres of land adjacent to the subject property. Eleven wetlands, ranging from 0.05 acre to 3.10 acres, and a pond of 0.80 acre, were identified in the study area. Total acreage of the wetlands identified is 5.65 acres. Of this area, 3.86 acres are off - property and 1.79 acres are on -property. Wetlands in the study area have Iow-to-moderate overall functional values. i Wetland boundaries as delineated in the study area are subject to verification by the City of Federal Way and by the US Army Corps of Engineers (Corps). The City requires a 100- foot setback around regulated wetlands, but does not require buffers around non -regulated wetlands, nor are there regulations concerning their preservation. In addition, there is a 50- foot setback from the top of bank of minor streams, which will begin at the edge of wetlands when associated with the stream. Four of the on -site wetlands, totaling 1.41 acres, may be considered regulated wetland by the City of Federal Way because these wetlands appear to be functionally related to an off -site regulated wetland (G). Two on -site wetlands, totaling 0.38 acres, may not be considered regulated wetlands because of their small size, isolated nature, and non -significant functional values. The Corps requires a permit for wetland fills. Nationwide Permit 26 authorizes fills of less than one acre, if certain conditions are met. It is advisable to contact the Corps when a wetland fill of less than one acre is proposed under the Nationwide Permit 26, which pertains to fills in isolated wetlands and wetlands above headwaters. Extensive efforts were made to avoid and minimize impacts to. wetlands and their buffers. However, impacts were unavoidable to 0.03 acres of low -to -moderate value regulated wetland and 0.34 acres of wetland buffer. A detailed conceptual mitigation plan has been described to compensate for the loss of wetland and buffer habitat. Mitigation for these impacts includes creation of 0.06 acres of forested wetland, enhancement of 0.02 acres of existing wetland habitat, and enhancement of 0.25 acres of wetland buffer areas around two existing wetlands. In order to ensure that the mitigation plan is successful, a two-year monitoring program is proposed to assess the success of the created and enhanced areas. A final mitigation plan will be prepared after the conceptual mitigation plan is reviewed and approved by the City. It will include specific construction plans. ii TABLE OF CONTENTS EXECUTIVE SUMMARY ............................................ i INTRODUCTION.................................................. 1 PURPOSE........................................................ 1 METHODOLOGY.................................................. 3 Preliminary Data Review ........................................ 3 Site -Specific Investigation ........................ . ............... 3 Functional Value Assessment ..................................... 5 Wetland Determination ............ . ............................ 8 Impact Assessment ............................................ 8 INVESTIGATION FINDINGS ......................................... 9 Vegetation .................................................. 11 Soils...................................................... 12 Hydrology.................................................. 13 Wetland Determination ........................................ 14 Functional Value Assessment .................................... 15 Summary Wetland Descriptions ...... , .................. 4 ........ 16 REGULATORY REQUIREMENTS .................................... 18 Clean Water Act ............................................. 18 City of Federal Way Stream and Wetland Classification ................ 19 Subject Property Wetlands ...................................... 21 DEVELOPMENT IMPACTS .......... . ............................... 23 MITIGATION/ENHANCEMENT PLAN ................................. 25 REFERENCES ................................................... 31 APPENDICES A. Plant Indicator Status List ...................... , ........... , 34 A. Plant Species List ........................................ - .. 35 B. Animal Species List ......................................... 36 C. Data Plot Forms .......................................... 37 List of Figures 1. Vicinity Map........ ....................................... 2 2. Wetland and Data Plot Map .................................. 10 3. Regulated Wetland Map ..................................... 22 4. Conceptual Mitigation Plan ................................. Insert List of Tables 1. Plant Indicator Status Definitions ............................... 4 2. Wetland Functional Value Assessment 6 3. Surnmary of Wetland Parai77eters .............................. 15 4. Wetland Impacts and Mitigation ........ ....................... 24 INTRODUCTION David Evans and Associates, Inc. (DEA) completed a wetland delineation on the approximately 42-acre Heritage Woods site located west of Military Road and south of Star Lake Road in Federal Way, Washington (Figure 1). Unavoidable wetland impacts were identified, and conceptual mitigation was discussed. The site is bordered to the west and south by residential developments. The natural topography of the site contains a gently rolling plateau in the south, a north -facing slope of 15 to 45%, and a low, level area in the north. The site is an odd -shaped parcel, with the long axis running roughly southwest to northeast. Because of the probability that the wetlands on -site are connected to or part of off -site wetlands, the study area includes several acres that are not actually part of the subject property. Depressions and seeps accent the topography. The area has been logged in the past and allowed to revegetate on its own. Mixed coniferous and deciduous forest is the dominant vegetative character of the site. Specifically defined in the Clean Water Act, wetlands are "those areas that are inundated or saturated by surface or groundwater at a frequency and duration sufficient to support, and that under nonnal circumstances do support, a prevalence of vegetation typically adapted for life in saturated soil conditions. Wetlands generally include swamps, marshes, bogs, and similar areas." Through Section 404 of the Clean Water Act, the U.S. Army Corps of Engineers (Corps) has authority to regulate the placement of fill or dredged materials in wetlands and requires permits for such activities. Local, state and federal jurisdictional requirements determine the need to investigate the presence and extent of wetlands on the subject property. PURPOSE ti The purpose of this study is to conduct a scientific investigation for assessing the presence and extent of wetlands on the subject property. The wetland determination was used to evaluate potential impacts to wetlands associated with development plans. This study is also being conducted to assess actual and potential impacts to on -site wetlands and to present a conceptual mitigation plan to compensate for any impacts to regulated wetlands on the proposed Heritage Woods site, in accordance with guidelines established by the City of Federal Way, Washington. This report can be used by local and federal agencies to determine any permit requirements associated with development plans. 1 A 0 1 IL I , -1 1� 1, �. -IN, Z611" ST 32 7 28 9 s4: pp $ ST & AMA J7 s ST Fn AON > yy A. 70TH LR r STAR LAKE PARK @rOVff —_ TMO 4 f_ cl 7 an LO ST .. q— 1 6 27 774 Tit K k L? 2 $ 2791K N A 7n14 34 t> 4 e nw fir EDOND(DE K c:z:- ■ E 9 OR p TA 9 lit LIM L I 24TH PL.1 �41. e it t; tH 0 pt ST j e > .17 4 9 N&TH P�. 2wtH PL &2TH Pt Kkt..g VAURr JSI AND S1 TE Thom Redondop, Tahlequah LAW., FIGURE 1: VICINITY MAP 04A A. 'j D " . •F Wer ap fi.� Pr w1tv 2 (THOMAS BROS. 1989) I Aubw h TACOMA SUN sw s 3 MpllajlfdW ! I d �altlqngcr � %va _j NORTH SCALE: 1 APPROX. 2000' of )6� 2000' 4000' DMID Bv6ANDASSOCIATTS INC METHODOLOGY To determine the location and extent of wetlands on the site, two interrelated procedures are involved. These procedures include preliminary data review and site -specific investigation. Preliminary Data Review Public resource documents have been reviewed to provide initial site information regarding vegetation, soils, and hydrology. Sources reviewed include: • Soil Survey of King County Area, USDA, Soil Conservation Service (SCS), 1973. • National Wetlands Inventory (NWI), USDI, Fish and Wildlife Service (Poverty Bay Quadrangle) 1987. • King County Sensitive Areas Map Folio, King County, Washington, 1987. • King County Wetlands Inventory Notebook, Volume 3, 1982. Site -Specific Investigation During the site -specific investigations of June 14 and 15, 1990, and November 18, 1991, wetlands were identified on the basis of the presence of hydrophytic vegetation, hydric soils, and wetland hydrology as described in Federal Manual for Identifying and Delineating Jurisdictional Wetlands (FICWD, 1989). The Corps of Engineers Wetland Delineation Manual (1987) was also applied. Nomenclature of plant species follows Flora of the Pacific Northwest (Hitchcock and Cronquist, 1973). Representative sample plots were located in defined plant communities in and around areas preliminarily identified to be wetlands on -site. Data plots were comprised of 11.8-foot radius (0.01 acre) areas, which were placed in both upland and wetland habitat in order to locate wetland boundaries. At each sampling plot, data was collected on vegetation, soils, and hydrology. All dominant and common plant species were identified and recorded on the data sheet for each plot. Dominant plant species were determined for each stratum (a distinct plant layer in complex vegetative communities, including tree, shrub, and/or herbaceous layers) in a given plot and are defined as those species which, when ranked in 3 descending order of cover abundance and when cumulatively totaled, immediately exceed 50 percent of the total cover for that stratum. In addition, any other species individually representing 20 percent or more of the total aerial cover for that stratum was considered dominant. A sampling plot was considered to have hydrophytic vegetation if 50 percent or more of the dominant species within that plot had an indicator status of facultative (FAC), facultative wetland (FACW), or obligate wetland (OBL) (Reed, 1988; Table 1). Table 1. Plant Indicator Status Definitions Indicator Indicator category Symbol Definition OBLIGATE OBL Plants that occur almost always (estimated probability WETLAND PLANTS >99%) in wetlands under natural conditions, but which may also occur rarely (estimated probability <1%) in non -wetlands. FACULTATIVE FACW Plants that occur usually (estimated probability 67% WETLAND PLANTS to 99%) in wetlands, but also occur (estimated proba- bility 1% to 33%) in non -wetlands. FACULTATIVE FAC Plants with a similar likelihood (estimated probability PLANTS 33% to 67%) of occurring in both wetlands and non - wetlands FACULTATIVE FACU Plants that occur sometimes (estimated probability UPLAND PLANTS 1% to <33%) in wetlands, but occur more often (estimated probability 67% to 99%) in non -wetlands. OBLIGATE UPLAND UPL Plants that occur rarely (estimated probability <1%) PLANTS in wetlands under natural conditions. NO INDICATOR STATUS NI Plants which do not have sufficient data available to estimate their probability of occurrence in wetlands Hydric soils were determined to be present at each plot on the basis of high organic matter content (presence of peat or a histic epipedon), aquic moisture regime, chroma of two or less with mottles or a chroma of one or less without mottles, or other hydric characteristics as stated in the methodology. Soil samples were taken at each plot by digging a soil pit to a depth of about 20 inches. Soils were physically examined for hydric characteristics, texture, and color. Colors were determined by comparison to a Munsell color chart. 4 Wetland hydrology was determined to be present in areas where indicators of seasonal or permanent local inundation, free standing water in test pits, or soil saturation were observed. Vegetation, soils, and hydrology data for each sampling plot were examined to determine the presence or absence of wetlands. Using the Corps accepted methodology, if all three parameters were met, a positive wetland determination was made for that plot. If any one or more of the three parameters was not wetland in character, the area was considered upland unless the area was defined as a problem or disturbed area (see FICWD, 1989). Wetland boundaries were flagged with orange "DEA WETLAND" flagging and professionally land surveyed. Wetlands identified on -site were classified according to U.S. Department of the Interior Fish and Wildlife Service wetlands classification system (Cowardin et al. 1979). Functional Value Assessment Wetland habitat and functional values are numerous and varied and have been described by several wetland investigators (WDOE, 1988, Adamus et al., 1987, Reppert et al., 1979, Mitsch and Gosselink, 1986). Wetlands often play dynamic roles in many ecosystems by performing functions of intrinsic ecological and social value. Functional categories assessed for this site include groundwater recharge and discharge, storm- and flood -water storage, water quality protection, and natural biologic functions. Since detailed scientific knowledge of wetland functions is limited, site -specific evaluations are necessarily qualitative and dependent on professional judgement. Evaluative characters for assessing functional value on this site consist of high, medium, and low ratings according to criteria in Table 2. Following are descriptions of wetland functional values and their evaluative criteria. Groundwater Exchange. Groundwater exchange includes both recharge and discharge. These processes are not necessarily mutually exclusive as they are often dictated by seasonal conditions. During dry periods, surface water will be absorbed into the ground and recharge may occur if the geomorphic conditions are suitable. As precipitation intensity increases during winter months and the water tables are replenished, water may discharge from a site. Groundwater exchange is a site -specific phenomena, which is dependent on wetland location in the watershed, soil permeability and drainage, and the hydrologic regime. Groundwater recharge replenishes groundwater storage, which is important if the groundwater is used to supply wells. It has been suggested that groundwater recharge associated with wetlands occurs at the edges of wetlands or at the toe of slopes, where soil 5 permeability often changes dramatically (Reppert et al., 1979): Evaluative factors for assessing groundwater recharge include site -specific conditions, the permanence of flooded conditions, wetland size, soil permeability class (adapted from Reppert et al., 1979), the wetland's volume -to -edge ratio and wetland morphology and character (Adamus et al., 1987). Table 2. Wetland Functional Value Assessment (Reppert et al., 1979; Adamus, 1983) FUNCTIONAL CRITERIA VALUES low rating moderate rating high rating Water Quality <50% vegetation 50-80% vegetation density; >80% vegetation density; Improvement density; <5 acres; no 5-10 acres; adjacent to > 10 acres; downstream proximity to pollutants non -point pollutants from point discharges Storm- and Flood- <5 acres; remote areas; 5-10 acres; rural areas; 10- > 10 acres; urban and water Storage <10% woody cover; 30% woody cover developable areas; >30% permanently flooded; woody cover; seasonal unconstrained outlet hydroperiod; constrained outlet Groundwater isolated depression; I open drainage system; open tidal systems; Discharge temporarily saturated seasonally flooded permanent saturation or or inundated inundation Groundwater <5 acres; isolated 5-10 acres; seasonally > 10 acres; permanent Recharge depression; temporarily flooded inundation; several feet saturated or inundated; deep; permeable impermeable substrate substrate Natural Biological low species diversity; moderate species diversity; high species diversity; Support small size; one medium size; several water -dependent species; vegetation layer; no vegetation layers; water- unique species; large size; unique or water- dependent species; no many vegetation layers dependent species unique species Groundwater discharge serves a hydrological support function, providing surface water for downstream use. Discharge creates and maintains wetlands, maintains streamflows, provides surface water for multiple uses, and supports both wetland and upland flora and fauna (Sather and Stuber, 1984). The primary evaluative character for groundwater discharge is essentially the extent to which water discharges to the surface. The permanence of hydrology throughout the year is called the hydroperiod. Wetlands with a permanent hydroperiod will usually rate high for discharge. However, wetlands with only a seasonal hydroperiod will not necessarily rate low. Evaluative characters for assessing groundwater discharge are site -specific conditions and direct observance of seepage. PC Fioodflow Alteration. Wetlands modify the effects of storm and flood waters by reducing floodpeaks, desynchronizing the floodpeaks of the various streams in a single watershed, providing flood storage, slowing flood waters, and increasing duration of flow. Any depression in the landscape has the potential to store water and thereby to play a role in flood control. In general, wetlands not filled with water to capacity will perform a flood control function. By providing surface roughness, wetland topography and vegetation dissipate the energy and reduce the velocity of flood waters. The storage capacity and the surface roughness of the wetlands are paramount in providing this wetland function (Reppert et al., 1979; Sather and Smith, 1984). In watersheds where wetlands have been lost, flood peaks may increase by as much as 80% (Adamus and Stockwell, 1983). Water Quality Protection. One of the most important values of wetlands is their ability to help maintain and improve the water quality of our nation's rivers, lakes, and other water bodies. Wetlands can function to naturally purify water by removing organic and mineral particulate matter. Large, densely vegetated wetlands can improve the processes of sediment and toxicant retention, ion exchange, chemical adsorption, and algal and bacterial degradation of pollutants, and may also moderate the effects of acid precipitation. Due to their position.between upland and deep water, wetlands can intercept surface water runoff from land before it reaches open water. They also can help filter nutrients, waste, and sediment from flood waters (EPA, 1988). Key wetland predictors used to assess the level of water quality improvement are wetland type, its areal extent, vegetation density and geographic factors of its location (Reppert et al., 1979). Natural Biologic Support. Attributes of this function are wildlife habitat, food chain production, and the potential for environmental studies, sanctuaries, and refuges. General habitat criteria used to assess the biological value are structural diversity of communities and species, diversity of adjacent upland areas, and the presence of biological support for game, commercial, or unique species. Wetlands comprising more than one habitat type with a diversity of species are rated high. These wetlands are typically large and act as refuge areas for wildlife. Wetlands are critical to the survival of a wide variety of animals and plants. For many species, like the great blue heron, wood duck, and cattail, wetlands are primary habitats --the only places they can live. For others, such as raccoon, northern harrier, and deer, wetlands are not primary residences but do provide important food, water or cover. Moreover, a number of rare and endangered species depend on wetlands for survival. Altogether, wetlands are among the most productive natural ecosystems in the world. They can be thought of as the "farmlands of the aquatic environment" since they produce great volumes of food (EPA, 1988). Where some, but not all, of these characteristics are present the wetlands are considered to be of moderate value. Where most of these characteristics are absent, the wetlands are rated low for wildlife value. Food chain support refers to the secondary' productivity values or the number of higher organisms, such as ducks and fish, that a wetland can support. Those wetlands supporting a high number and diversity of animals, including fish, are given a high rating. A moderate rating is assigned to wetlands with fewer animals and fish, and a low rating to wetlands with few or no higher organisms. Wetland Determination Because both federal (Corps of Engineers) and local (City of Federal Way) agencies have jurisdiction over on -site wetlands, two different wetland delineation techniques were used for wetland determinations in this investigation. The Corps of Engineers Wetland Delineation Manual (1987) was used to address Federal requirements for nationwide or individual permits. The Federal Manual for Delineating Jurisdictional Wetlands (FICWD 1989), incorporated by reference into the City of Federal Way Zoning Code, was used to address City of Federal Way requirements for wetland determination. The definition for regulated wetland was obtained from the City of Federal Way Zoning Code in effect at the time of permit application. This was used to determine which wetlands were also regulated wetlands, under the City's jurisdiction. Impact Assessment To assess impacts from the proposed project plans, the preliminary site plans for the Heritage Woods project were superimposed on delineated wetlands in order to quantify impacts to both wetlands and their associated buffers. Digital planimetry was used to calculate the areal extent of the impacts. General effects associated with any loss of functional values were also described. INVESTIGATION FINDINGS Preliminary review of in-house materials and public resource documents identified hydrophytic vegetation, hydric soils, and surface water hydrology in the study area. NWI maps indicate that part of the study area contains palustrine emergent marsh/scrub-shrub, semi. -permanently flooded wetlands (PEM/SSF) and palustrine open water permanently flooded, excavated wetlands (POWHx) (NWI, 1987). The King County Wetlands Inventory and the King County Sensitive Areas Map Folio also indicate that wetlands are present. The SCS map units show the non-hydric Alderwood and Everett soil series, and the hydric Tukwila soil series on the site. The King County Wetlands Inventory Notebook identifies one large wetland (Lower Puget Sound 4) in the area where Wetland G is found. This area is off -property. This wetland _ was inventoried in 1981, and it is possible that subsequent activities in the area have altered the character of the site. The County inventory describes this wetland as palustrine, emergent, narrow -leaved persistent (cattail) shallow marsh and palustrine, emergent, broad- leaved non -persistent (potentilla) shallow marsh. The dominant vegetation included spikerush (Eleocharis sp.), hardhack (Spiraea douglasii), willows (SaUr spp), marsh pepper (Polygonum hydropiper), potentilla (Potentilla palustris), creeping buttercup (Ranunculus repens), cattail (Typha latifolia), and marsh speedwell (Veronica scuttellata). The outfall of this wetland is recorded as a partially blocked pipe which enters an unclassified stream. This wetland was given a high rating by King County in this sub -basin, a moderate rating county -wide for storm and flood water storage potential and water quality improvement, and a low rating in both sub -basin and county for habitat quality and species diversity. According to the King County rating system, this is Class II wetland. It is considered a regulated wetland by the City of Federal Way, and requires a 100-foot buffer around its perimeter. This buffer extends within the property lines of Heritage Woods. Site -specific investigations conducted on June 14 and 15, 1990, and November 18, 1991, by DEA wetland biologists confirmed the occurrence of wetlands. The site -specific study was comprised of 13 sample plots detailing vegetation, soil, and hydrologic data (Figure 2). Data plot forms are included in the Appendix C. A total of 11 wetlands and a pond, with a cumulative acreage of 5.65 acres, were delineated in the study area. Five of these wetlands, totalling 3.86 acres, occur outside the property boundaries. Total acreage of on -site 9 wetlands is 1.79 acres. The wetlands are classified by the US Fish and Wildlife Service as palustrine forested wetlands, palustrine scrub -shrub wetlands, and palustrine emergent marsh wetlands. A description of wetland and upland habitat follows. Vegetation The vegetation can be divided into six communities: hydrophytic forest, shrub, and native and disturbed meadow, and non-hydrophytic forest and meadow. These communities are described below, in general terms, and the hydrophytic communities in more detail under individual wetland descriptions. Appendix A and B lists the plant and animal species, respectively, found on -site at the time of the site investigations. The hydrophytic forested community, found in depressional areas and drainageways, was dominated by red alder (Alnus rubra), cottonwood (Populus balsamifera), and Pacific willow (Salix lasiandra). The shrub layer of this community is comprised primarily of hardhack (Spiraea douglasii) and salmonberry (Rubus spectabilis), with red -osier dogwood (Corpus stolonifera) and vine maple (Acer circinatum) present in smaller amounts. Ground covers include Pacific blackberry (Rubes vitifolius), enchanter's nightshade (Circaea alpina), slough sedge (Carex obnupta), water parsley (Oenanthe sannentosa), skunk cabbage (Lysichitum americanum), and lady fern (Athyrium felix femina). English ivy (Hedera helix) was observed in one area. Data plots 1, 3, 5, 7, 8, and 13 represent this community type. Data plots 3 and 8 are off -property. The hydrophytic shrub community was composed primarily of Pacific willow, red alder saplings, salmonberry, hardhack, red -osier dogwood, and vine maple. Small amounts of red elderberry (Sambucus racemosa) are also present. This community is represented by data plots 4, 9, and 10. Only data plot 4 is on -property. Vegetation of the native wet meadow area consisted of soft rush (Juncus effusus), common velvetgrass (Holcus lanatus), cattail (Typha latifolia), and various other grasses, rushes, and sedges. No data plots were established in this community, located in the low, northern section of the study area. This community includes Wetland K and parts of Wetlands G and J, and is completely off -property. The lower portion of Wetland D had been previously disturbed. The vegetation in this disturbed wet meadow area was dominated by tall mannagrass (Glyceria elata). This community is represented by data plot 12. 11 I Q a !QD qx 0 F q F 1. Non-hydrophytic forest covers most of the property. It is dominated by Douglas fir (Pseudotsuga menziesii), red alder, bigleaf maple (Acer macrophyllum) and Western hemlock (Tsuga heterophylla) in the overstory. Vine maple, cascara (Rhainnus purshiana), red elderberry, blackberries (Rubus laciniatus and R discolor), and red huckleberry (Vaccinium parvifolium) make up the shrub layer. Ground covers are mostly woody perennials, and include salal (Gaultheria shallon) and Oregon grape (Berberis nervosa), along with swordfern (Polystichum munitum) and bracken fern (Pteridium aquilinum) in smaller quantities. Some areas contain dense stands of nettles (Urtica dioica). Data plots 2 and 6 are located in this community, representing some 40 acres of the site. The non-hydrophytic meadow areas are dominated by fescue (Festuca spp.), Scot's broom (Cytisus scoparius), orchardgrass (Dactylis glomeratus), ox-eye daisy (Chrysanthemum —; leucanthemum), and vetch (Vicia sativa). Blackberry, salal, oregon grape, and red elderberry are present in small quantities. This community includes a field in the southern portion of the property, the lawn areas around the several buildings off -site to the north, and an area _ # around the fringes of the wet meadow area north of the property. This community is represented by data plot 11. Soils Mineral soils on the site range in texture from silt to sandy gravelly loam and sand. In addition, organic mucky soils were present in some areas. One soil profile taken in the non- _ hydrophytic community (plot 2) consists of two inches of organic duff over an eight -inch surface layer of dark brown (10YR 3/3) sandy loam. The subsoil is brown or dark brown (10YR 4/3) sandy loam to a depth of at least 16 inches. This profile is representative of the relatively level, southern section of the property, and closely matches the Alderwood gravelly sandy loam, 6 to 15% slopes, profile. A second profile (plot 6) consists of two inches of very dark brown (10YR 2/2) loam and eight inches of -brown, dark brown, or dark yellowish brown (10YR 4/4) gravelly loam underlain by very gravelly loam too gravelly to - dig in. This profile represents the central area of the site, and matches the profile for Alderwood soils, 15 to 30% slopes. These soils are non-hydric. Hydric soils in the study area are found in data plots 1, 3, 4, 5, 7, 8, 9, 10, 12 and 13. No one profile is typical, but in general the surface layer in these plots is 3 to 10 inches of black (10YR 2/1), very dark brown, or very dark gray (10YR 3/1) silt loam or fine sandy loam. This is underlain by 6 to 13 inches of very dark gray to gray (10YR 5/1) silt loam, sand, or 12 gravelly silt loam. Mottles are present in several data plots at depths of 4 inches or more. Low soil chroma (i.e., one or less) or low chroma (two or less) with mottles are indications of hydric soils. On the disturbed portion of Wetland D the soil consisted of gravelly -sandy fill material. Only one data plot (#13) was taken in this soil type. Hydrology Natural topographic relief and man-made modifications contribute to the wetland hydrology in the study area. Most noticeable are a shallow marsh and a vegetated pond north of the property, and an excavated pond in the north central part of the property. Water flows onto the site through a culvert centered along the eastern property line (under Military Road), passing through a small wetland, a narrow channel, and a culvert under the dirt road before entering the excavated pond. From the pond, there is a channel that broadens into another small wetland, then becomes constricted again before disappearing into the ground. The water from this channel may end up in either of the two larger wetlands north of the property. Water also flows adjacent to the property along the northern side. The surface hydrology of this area is intermittent, sometimes characterized by a small channel or a broad area of inundation up to 12 inches deep, other times -by saturated soils. At the northeastern end of this area, the water once again subsides into the soil and is visible only as a damp area on the gravel road along the property line. This water appears to end up in the marsh in the northern corner of the study area, never affecting habitat on -property. Seeps are evident in two areas on the property, providing saturated soil and flowing water through one small area between the dirt road and Military Road and one area in the area adjacent to the north side of the property. The flow from the area between the roads also disappears into the ground, possibly seeping under the dirt road or passing through a partially obstructed culvert. However, no culvert was observed. The water reappears on the downhill (north) side, flows roughly north, and eventually into the excavated pond. Although this area was disturbed, an examination of the wetland/upland vegetation boundaries above and below the disturbance and existing drainage patterns and vegetation was used to delineate this area as part of Wetland D. 13 Two small areas of saturation and inundation are associated with a channel that conveys water out of the large pond in the northeastern corner of the study area. One lies in a small depression between the two gravel roads in the northern corner of the study area, and is fed by seeps. The other is found slightly north of the first, and consists of saturated soils and what remains of the unmaintained and overgrown channel. Dense blackberry vines prohibited investigation into the eventual destination of the water. In addition to the interconnected areas discussed above, there are two small, isolated areas of inundation and saturation in the southern end of the property. There is no apparent source of water to these areas; however, water in the center of both areas is about 12 inches deep. There are no obvious outlets. A well, approximately five feet across and estimated by surveyors to be nine feet deep, had been dug just outside the edge of the more southerly wetland area. The water in the hole was only a few inches below the soil level, indicating hydrology near the surface. Wetland Determination As described in the Methodology section, three parameters are normally evaluated for positive wetland identification. Criteria established by FICWD requires that wetland hydrology, hydrophytic vegetation, and hydric soils all be present for positive wetland determination. The wetland areas on the site are classified by the US Fish and Wildlife Service as palustrine emergent marsh, palustrine scrub -shrub, and palustrine forested wetlands. A summary of site conditions at the time of the investigation is presented in Table 3. Because data plot 11 (off -property) shows strong evidence of wetland hydrology (saturated soil at 12 inches), it was questionable whether the plot is upland. However, the vegetation is not hydrophytic, and soil chromas do not indicate that the soil is hydric. Thus, the area was determined to be upland, albeit very close to the edge of the wetland. Eleven wetlands and an excavated pond were identified in the study area. These wetlands range from 0.05 acre to 3.10 acres. The wetland area (including pond) totals 5.65 acres, of which 1.79 acres are on -property. Locations of wetlands and data plots are shown in Figure 2. Functional values of wetlands are described below. 14 Table 3. Summary of Wetland Parameters on the Heritage Woods Property Data Hydrophytic Hydric Wetland Plot Vegetation Soils Hydrology Determination 1 yes yes yes wetland 2 no no no upland 3 yes yes yes wetland 4 yes yes yes wetland 5 yes yes yes wetland 6 no no no upland -' 7 yes yes yes wetland 8 yes yes yes wetland 9 yes yes yes wetland 10 yes yes yes wetland # 11 no no yes upland 12 yes yes yes wetland 13 yes yes yes wetland Functional Value Assessment On -site wetlands are mostly interconnected depressions and swales. Species diversity is moderate, and there are several vegetation layers, with woody cover in most of the wetlands. Thus, using the criteria and values listed in Table 3, these wetlands have moderate functional values overall. Wetlands on the site varied substantially from one another in terms of size, vegetation, and 3 relative location within the wetland system. All of these factors affect the functional values that any wetland provides. In general, the subject wetland may be divided into three groups: those providing relatively low, moderate, or high values. Water Quality lm2rovements. The key assessment factors for this function are wetland type, vegetation density, areal extent, proximity to pollutants, and relative geographic location of the wetland in its hydrologic system. The way in which these factors interact is also important. Primarily due to size, variety of species, and proximity to non -point pollution sources, Wetlands G and J (both off -site) have the highest rating of the subject wetlands for this function (moderate). The remaining wetlands are so similar to one another in terms of type, cover, and location that their ranking for this function is dependent primarily on size. Thus, the largest of them (Wetland B and D) have a low -to -moderate rating, and the smallest (Wetlands E and H ) have the lowest rating. Overall, study -area wetlands provide low -to -moderate value for these functions. The wetlands on -property provide low value. 15 Storm and Flo9d Water r . Potential volume, topographical roughness, vegetation density and type, and proximity to developed land are the most important factors in assessing this function. In their present configuration, on -site wetlands cumulatively provide moderate -to -high value for this function. The variety of topography in the central area of the property, where several small wetlands are located, serves to desynchronize flood peaks. The relatively large size of off -site Wetlands G and J provides significant storage volume, especially important during storm events when nearby storm drainage facilities may be filled to capacity. The King County Wetland Inventory estimates that Wetland G has an active storage capacity of 11 acre-feet and a potential capacity of 16 acre-feet. Groundwater Exchange. On -site wetlands have moderate value overall for this function. Location in the watershed, soil permeability and drainage, and hydrologic regime are important factors for assessing this function. Groundwater discharge is readily apparent on this site as seeps scattered across the property. Recharge is more difficult to assess, but is apparent where wetlands subside into the ground, and may be inferred where long -duration or permanent inundation or saturation occur. Natural Biolg2ical Sup . Key factors for assessing this function are wildlife habitat, food chain production, the potential for environmental studies, sanctuaries, and refuges, and structural and biological diversity of both wetland and adjacent upland. The smaller wetlands on -site have low value for this function. The two large wetlands (G and J, both off -site), with their diversity of species, vegetation layers, and wetland types, including open water, emergent marsh, scrub -shrub, and forested wetland, rank moderate -to -high for this function. Overall, the site wetlands provide moderate value for biological support. Summary Wetland Descriptions Taken as a whole unit, the study area has a moderate wetland functional values rating. The wetlands meet the criteria for low -to -moderate value in water quality improvement. Groundwater exchange and natural biological support have moderate ratings, and storm and floodwater storage is rated moderate -to -high. Wetlands on -property overall have low value. Wetlands G and J are the largest in the study area. These wetlands have dense vegetation and several vegetation layers, including shrub and tree; long duration inundation or saturation; and moderate species diversity. In addition, they appear to be part of an open drainage system, and are in an urban location. Because of their location relative to the 16 other site wetlands (i.e., most of the others eventually drain through these two), size, and diversity, these are the most important wetlands, but are off -site. All of these factors give these wetlands a moderate -to -high rating for functional values. Wetlands B, C, D, E, and F are somewhat smaller than off -site Wetlands G and J, located higher in the drainage system, and have less significant inundation or saturation. Wetland hydrology in these wetlands is limited to soil saturation to the surface, inundation of only a few inches, and shallow, often braided channels. Species diversity and vegetation density are moderate in these wetlands. Although overhung by the adjacent upland forest trees, the wetlands themselves are mostly not forested.; They do, however, often have a dense shrubby component, and are classed as forested by the Fish and Wildlife Service. This combination of factors gives the wetlands low -to -moderate functional value overall. Wetlands A and L are small, shallow, isolated depressions located on the plateau in the southern part of the property. These wetlands do not appear to be functionally related to the other wetlands found at lower elevations, either on- or off -site, in the northern part of the study area. Wetland hydrology on these two wetlands is seasonal in nature and limited to soil saturation to the surface or inundation to a depth of only a few inches. Species diversity and vegetation density are moderate, with substantial areas devoid of vegetation. Although these wetlands would be classified as forested by the Fish and Wildlife Service, few trees occur in the wetlands themselves. Because of their small size, isolation, and limited species and structural diversity, these wetlands would have low functional value overall. The remaining wetlands, H and K, are very. small. They appear to result from groundwater discharge from the area downstream from off -site Wetland G. Wetland H is supplied by a small seep, which keeps the area saturated for most or all of the growing season. There is slight flow from approximately the center of this wetland to the south where it enters the drainage ditch northwest of 'off -site Wetland G. Wetland K is possibly maintained by the capillary fringe around this same ditch. The soil is saturated to the surface, and -slight depressions in the soil are inundated to a depth of about one inch. Although only a few feet apart, these wetlands are very different in character. Wetland H has a shrub layer (red alder saplings) and very little other vegetation. Wetland & on the other hand, has almost no woody vegetation, but a very dense herb/forb layer. The extreme small size, few vegetation layers, and lack of structural or biological diversity give these wetlands low value overall. 17 REGULATORY REQUIREMENTS Several federal, state and local regulations apply to development proposals in and near wetlands. Agencies having jurisdiction over development activities that affect wetlands may include, but not be limited to, the City of Federal Way, the Washington State Department of Ecology, Washington State Departments of Fisheries and Wildlife, and the U.S. Army Corps of Engineers. The City of Federal Way has guidelines for development in and near wetlands and for mitigation for impacts resulting from development. Modifications to wetlands and their buffers are allowed for public parks, essential public facilities and utilities, and for minor improvements. Preservation, rehabilitation and revegetation of wetlands or buffers may be required by the City. The Washington Department of Ecology has review and approval authority for many federal, state, and local permits. In addition, the Departments of Fisheries and Wildlife administer the State Hydraulic Code, which is intended to protect fish life and its supporting habitat. Wetland boundaries delineated by } DEA are subject to verification and approval by jurisdictional agencies. Clean Water Act The Corps of Engineers administers Section 404 of the Clean Water Act, which regulates the discharge of dredged or fill materials into waters of the United States, including wetlands. General or Nationwide permits are applicable to 26 different conditions. Nationwide Permit 26, a general permit, allows filling up to 0.99 acres of isolated wetlands or those that are adjacent to streams and creeks above their "headwaters" (where their average annual flow is less than 5 cfs). While not required, it is advisable to contact the Corps when a wetland fill of less than one acre is proposed under the Nationwide Permit 26. Generally, the Corps will issue a letter of compliance with permit conditions within six to eight weeks after an application is submitted. Fills under 10 acres in isolated or adjacent wetlands may also be authorized under Nationwide Permit 26, provided that the applicant notifies the Corps through a Predischarge Notification (PDN). However, the vast majority of these requests are not authorized by the Corps. Thus, for wetland fills over an acre, or any fill of adjacent wetland below headwaters, the Corps requires an individual permit. The Corps must determine whether the fill is in compliance with the Section 404(b)(1) guidelines. A permit cannot be issued if there is a practicable alternative that does not involve wetland fill. In addition, mitigation 18 is required for unavoidable wetland fills over an acre. The Individual Permit process can take from six months to a year, and typically the project is modified to avoid the need for wetland fill. The State Environmental Policy Act (SEPA) is implemented by local agencies and provides a process to analyze the environmental impacts of development. During SEPA review, various agencies have the opportunity to review and comment on the proposal. For filling wetland habitat, the City of Federal Way may require mitigation as a condition of SEPA approval. City of Federal Way Stream and Wetland Classification The City of Federal Way Zoning Code has several definitions which apply to this project. These include: stream - a course or route, formed by nature, including those modified by man, and generally consisting of a channel with a bed, banks or side �Jl throughout substantially all its length, along which surface water naturally and normally flow in draining from higher to lower elevations. major stream - any stream, and the tributaries to any stream, which contains or supports, or under normal circumstances contains or supports a local or migratory fish population. juinor Stream - any stream that does not meet the definition of a major stream. wetland - those areas that are inundated or saturated by surface or groundwater att-a frequency and duration sufficient to support, and that under normal circumstances do support, a prevalence of vegetation typically adapted for life in saturated soil conditions. Wetlands generally include swamps, marshes, bogs, and similar areas. regulated wetlands - each of the following: a. each class I (unique/outstanding) wetland and class II (significant) wetland as shown in the King County Wetlands Inventory Notebook, Volume 3 South; 19 b. any wetland, whether or not mapped, that meets, or is functionally related to a wetland that meets, one or more of the following criteria: 1) serves significant biological functions. 2) serves significant drainage and sedimentation functions. 3) shields other areas from wave action, erosion or storm damage. 4) serves as valuable storage area for storm and flood waters. 5) is a prime natural recharge area. 6) serves significant water purification functions. Although a site -specific wetland may not meet the criteria described above, it will be considered a regulated wetland if it is functionally related to another wetland that meets the criteria. Each wetland inventoried by King County was assigned one of three wetland ratings. The wetland ratings were determined by examining the scores of selected inventory tasks, specific data and percentile ranks for individual evaluation categories. The criteria used to assign the wetland ratings are summarized- below. 1. Wetlands are assigned the Unique/Outstanding rating if they meet any one of the following criteria: a. Presence of species recognized by the federal government or State of Washington as endangered, threatened, or sensitive, or outstanding potential habitat for those species. b. Wetlands with a near equal proportion of open water to vegetative cover in dispersed patches in combination with a high diversity or mix of wetland subclasses. c. Wetlands greater than 10 acres in size and having 3 or more wetland classes, one of which is open water. d. The presence of plant associations of infrequent occurrence. , These include estuaries and bogs. 2. Wetlands are assigned the Significant rating if they do not meet the criteria for Unique/Outstanding or Low Concern. 20 3. Wetlands are assigned the Low Concern rating if they meet either one of the following criteria: a. Those wetlands one (1) acre or less in size with two (2) or fewer wetland classes, a low diversity of wetland subclasses, and a high proportion of vegetative cover or open water. b. Those wetlands that fall below the loth percentile county -wide in three (3) or more evaluation categories with both the biology and hydrology percentiles less than 75%. Subject Property Wetlands The wetlands on the Heritage Woods Property are all Class III (King County Low Concern) wetlands. Class III wetlands are not regulated wetlands unless: they serve significant biological functions; serve significant drainage and sedimentation function; shield other areas from wave action, erosion or storm damage; serve as valuable storage area for storm and flood waters; are a prime natural recharge area; or serve significant water purification functions. While the small wetlands on the Heritage Woods site serve some of these functions, they do not do so in a significant way. --However, on -site wetlands may be considered regulated by the City of Federal Way if they are functionally related to an off - site regulated Wetland (G). On -site Wetlands C, D, E, and F appear to be hydrologically connected to regulated Wetland G, whether that connection is through surface or groundwater, because of their proximity to Wetland G (Wetland Q, topographic position on slopes above Wetland G (Wetlands D, E, and F), or actual drainage interconnections (Wetlands C, D, and E). These on -site wetlands would therefore be regulated by the City of Federal Way. Wetland B, off -site to the northwest, also appears to be hydrologically connected to Wetland G. It too would therefore be considered a regulated wetland by Federal Way's definitions. Since Wetlands A and L do not appear to be hydrologically or functionally connected to regulated Wetland G or any other on- or off -site wetland, they would not be considered regulated wetlands (Figure 3). The setback area from a regulated wetland is all land within 100 feet in every direction upland from the edge of the regulated wetland. The jurisdiction of the Federal Way zoning codes states that Chapter 80, Environmentally Sensitive Areas, 21 ❑� �y Wcl Q •.•ram•• :rr,' M vQ ❑ Uj Lu cc O � " td v N q V cl V Wo �� lf) N w 0 C Q I:q w 11 ti 0 4 W ' W� Q W � J � "... applies to the subject property if it ... contains or is within 100 feet of the edge of any wetland." The setback around off -site Wetlands B, G, and J will lie partially within the property boundaries and must be marked in a manner approved by the planning department prior to any construction in the area. The code specifically addresses regulated wetlands. Non - regulated wetlands may not require setbacks. The City may consider each site on a case -by - case basis. The small stream on the property is a minor stream, and will require a 50-foot setback from top of bank along its entire length. This setback will begin at the wetland edge in those places where the stream corridor traverses wetlands. DEVELOPMENT IMPACTS Parklane Ventures has developed a community plan that will include single-family =� residences, roadways, and open spaces for recreation and other uses. Construction activities on the proposed development would involve partially filling or disturbing regulated Wetlands D and E (Figure 4). Unregulated Wetland A will be impacted by the development. Unregulated Wetland L will be left in open space, but may be impacted at a later date as the open space is developed into amenities required by the City of Federal Way. Total regulated wetland impacts would be approximately 0.03 acres. This includes 0.025 acres of Wetland E and 0.005 acres of Wetland D. An additional 0.34 acres of wetland buffer area will also be affected, 0.25 acres temporarily, 0.09 acres permanently. Of the 0.25 acres of temporary wetland buffer disturbance, 0.06 acres will be associated with the widening of Military Road adjacent to Wetland E, 0.16 acres with the placement of an underground utility line and associated access road, and 0.03 acres with installation of a stormwater drainageway. These impacts will be mitigated with 0.06 acres of wetland creation, 0.02 acres of wetland enhancement and 0.25 acres of buffer enhancement in upland areas surrounding the wetlands (Table 4). 23 Table 4. Wetland Impacts and Mitigation Acreage Credits Wetland Impacts .03 acres ---- Wetland Creation .06 acres .06 acres Wetland Enhancement .02 acres .01 acres Wetland Buffer Enhancement .25 acres .00 acres Wetland Mitigation Ratio ---- 2.33/1 Impact and mitigation calculations are conceptually derived at this stage. Actual impact and mitigation areas may differ somewhat from these figures and will be determined by site topography and conditions, as well as construction activities. The final mitigation plan will show the actual boundaries. .� Both temporary short-term impacts and permanent long-term impacts to wetlands and buffers could occur with these development activities. Short-term impacts are generally associated with the construction phase of development. Clearing, grading and filling for site and utility construction could potentially accelerate soil erosion and possible sedimentation of site wetlands. These impacts can be avoided and reduced through timely implementation of mitigation measures. Long-term permanent impacts are associated with fill and grading activities that may reduce the acreage and functional values of wetlands. Additional impacts may also include an increase in noise and light levels in site wetlands and long-term loss of water quality, water storage and natural biologic functions due to potential erosion and subsequent sedimentation of wetlands and buffer degradation. Typically with development, increased impervious surface can increase run-off volumes, lower summer base flows, and impact water quality through contamination by non -point pollution. The mitigation measures proposed in this plan are designed to minimize these impacts. Impacts to the flora and fauna associated with the wetlands and buffer areas may be caused by the increase in human and domestic pet activities on site. Signage can be used to warn the residents of the potential for such impacts. 24 MITIGATION/ENHANCEMENT PLAN Mitigation Goals Goals for mitigation of wetland impacts are as follows: 1) Avoid or minimize impacts to the on -site (C, D, and E) and off -site (B and J) regulated wetlands functionally related to regulated Wetland G, as well as to adjacent upland communities. 2) Mitigate for the 0.03 acres of partially filled and disturbed wetlands with at least a 2:1 replacement (i.e., 0.06 acres) of newly created wetland near Wetland E. 3) Protect regulated wetlands and newly created wetlands from on -going disturbance by restoring dense vegetation in 0.25 acres of buffer area and by maintaining a 100-foot -3 width in all buffer areas to the extent possible. 4) Offset the permanent loss of 0.09 acres of wetland buffer with the enhancement of 0.02 acres of an existing wetland (D) to improve functional values. 5) Enhance wildlife habitat, storm- and floodwater control, and water quality functions of wetlands by the establishment of wetland vegetation. Site Selection The area adjacent to and northeast of the stream channel that lies between Wetland E and the existing pond has been identified as the best area for wetland creation on site. While this area lies within the buffer of Wetland E, it provides the best opportunity for successful wetland creation, given its proximity to a seasonally reliable source of water. The new wetland will be a seasonal wetland, as was the case with Wetland E just upstream from this area. This new wetland will serve to ameliorate the effects of pollutants, increase storm- and floodwater storage, compensate for habitat values lost through impacts to Wetland E, and further buffer Wetland G from disturbance. These areas will require some construction to ensure their success. Most of this construction will involve placement of a water control structure (i.e., a flow shield) to assure the appropriate hydrology. Stormwater 25 runoff flowing from an existing roadside culvert into Wetland E will supply hydrology to the new wetland through the winter and spring. These areas are likely to be dry during the summer months, as are many of the natural wetlands on site. Woody and herbaceous plant species adapted to such conditions will be used, if planting is required. That portion of Wetland D to be disturbed by placement of the utility line and access road will have flow shields installed to ensure that the hydrologic connection between the upper and lower parts of Wetland D is maintained. These shields will also eliminate the potential for groundwater diversion into the utility trenches. Wetland enhancement is proposed for the disturbed area on Wetland D; to offset permanent buffer impacts. This area is presently of low functional value. This wetland receives adequate water during the spring and winter months, but is dry during the summer. This area will be revegetated with shrubs and herbaceous plants appropriate for wetlands after the utility line access road adjacent to it is installed. The removal of fill material and the proposed plantings will improve the habitat value of this wetland once vegetation is reestablished. Buffer enhancement will be performed around existing Wetlands B, D and E (0.22 acres) and the newly created wetland (0.03 acres), to restore buffer areas temporarily affected by construction -related impacts. These temporarily disturbed areas will be hydroseeded and planted with woody vegetation. Those buffer areas to be permanently disturbed by the construction of a graveled service road for accessing the utility line will be hyroseeded only. Construction Plan The conceptual landscape plans specifying vegetation plantings and requirements have been prepared and are included in Figure 4. Landscal2ing Vegetation Wetlands and buffers will be planted with native, non-invasive species chosen for their adaptation to various water regimes, their habitat and soil stabilization value, their appearance, and their conformance with naturally -occurring vegetation. Conceptual plant species to be used are included in Figure 4. 26 Vegetation along the edges of wetlands or channels must stabilize soil. These areas are also designed to provide forage and shelter for passerine birds and small mammals. Plant species that will facilitate these functions include red -osier dogwood (Corpus stolonifera), red alder (Abius rubra), salmonberry (Rubus spectabilis), and various willows (Saliz spp.). Emergent vegetation assists in water filtration and flow retardation and provides aquatic habitat. Therefore, emergent plant species will also be planted in the shallower areas. These species will include creeping buttercup (Ranunculus repens), soft rush (Juncos effosus), and various sedges (Carex spp.). Buffer vegetation helps protect wetlands from noise, light, auto exhaust, and excessive human intrusion, particularly along roads. Shrub species including vine maple (Acer circinatuni), ocean spray (Holodiscus discolor), and Nutka rose (Rosa nutkmza) are most valuable for this purpose. In addition, these species provide forage and cover for many species of passerine birds. Effective trees include western red cedar (Thuja plicata) and Sitka spruce (Picea sitchensis). Construction Management Tasks required for implementing a mitigation plan will include: 1) pre -construction meeting, 2) staking of construction boundaries, 3) implementation of temporary sediment and erosion control measures, 4) excavation/grading, 5) planting, and 6) post -construction meeting. Upon approval of the conceptual mitigation plan, a detailed construction specification document and final mitigation plan will be prepared. A pre -construction meeting will be held on -site with the project proponent, construction contractor, City of Federal Way staff, landscape architect, and wetland biologist. This will allow all parties to agree upon the intent of the plan and to insure that all specifications will be met. Areas identified in the plan for wetland creation or enhancement will be surveyed and staked. Most vegetation will be planted by hand. A post -construction review of the completed work will be conducted to verify that the plan is properly implemented. The use of standard erosion control features can reduce erosion of freshly excavated or graded areas and downstream sedimentation. These measures will include using hydromulch 27 on bare ground, erecting sediment fences along clearing and grading limits, and providing temporary detention ponds and hay bales in utility trenches for settling and trapping suspended sediment. Due to the relationship of plant locations to water regime, and the routine practice of making fine adjustments to the planting plan on -site, a wetland biologist will serve as construction advisor to see that the intent and specifications of the landscape plan are met. The biologist may also make modifications based on unforeseen site conditions. If specified plant materials are unavailable, the biologist will authorize substitutions. The wetland biologist and landscape architect will work directly with the construction contractor in providing assistance and guidance for implementing the plan. The storm drainage plan proposed in the preliminary site plan will convey runoff water, via pipes and catch basins, from the northeastern edge of the proposed development to the existing pond. From here drainage will flow through a pipe into a two -celled detention a pond. Drainage from the detention ponds will be routed through a biofiltration Swale, then into a pipe, finally flowing into the stream channel that runs through Wetland C. The bioswale will be located outside wetland areas, will be at least 200 feet long, and will have 3 3:1 sides and slopes and a gradient of less than 3%. The bioswale will be planted with r grasses, since dense, grass -dominated vegetation in these swales provides effective biofiltration for surface runoff (Horner, 1988) and prevents erosion. Wetland C in turn would provide additional stormwater storage and biofiltration. Performance Standards A set of performance standards for the project have been established. These standards will be compared with results of on -going monitoring in order to judge the success of the mitigation project. A contingency plan can then be implemented, if necessary. The performance standards for the Heritage Woods site wetlands mitigation are as follows: • Establish at least 0.06 acres of new wetland habitat. a Enhance at least 0.02 acres of existing wetland of low functional value. Enhance 0.25 acres of buffer around the wetlands. 28 • In buffer enhancement areas, establish at least 10% cover for each layer in the shrub and tree layers by the end of the first monitoring year, at least 20% by the end of the second year, and at least 45% by the end of the third year. e Minimize disturbance to adjacent wetland and upland communities during construction. • Establish at least 3 tree species, 4 shrub species, and 3 emergent species. • At least 80% of the plantings should survive to the end of the second monitoring year. No more than 10% of the vegetation cover should consist of invasive "weed" species, such as reed canarygrass (Phalaris arundinaceae), purple loosestrife (Lythrium salicaria), and Himalayan blackberry (Rubus discolor). a Biofiltration swales should have a minimum of 90% vegetation cover consisting predominantly of grasses by the end of the first year. Monitoring Program A monitoring program will evaluate the success of the mitigation plan. Biologists will monitor vegetation and hydrology annually in June or July for a period of two years. Monitoring results will be included in annual reports, as well as in a final report. Vegetation MoiiitoriLi Vegetation will be monitored within permanent sample plots at two permanently established points throughout the mitigation and enhancement areas. Circular plot size will be a 20-foot radius for tree and shrub layer vegetation, and a 10-foot radius for herbaceous layer vegetation. In each plot, percent cover by species will be estimated in the tree canopy, shrub, and herbaceous layers. In addition, mortality counts for planted species will be made throughout the mitigation and enhancement areas. Signs of stress, such as dead wood, root suckering, and disease will be noted. Vigor and vitality will be evaluated through signs of new growth, vegetative propagation, flowering, and seed production. Overview photographic plots will be taken from consistent points in each of the two mitigation and enhancement 29 i areas during each monitoring session. Invasion of noxious weed plants including reed canarygrass, purple loosestrife, and Himalayan blackberry will also be noted. Water Level MonitoriuZ Inundation and soil saturation will be monitored at each vegetation sampling point and _s water levels in the new wetland and Wetland D will be measured. Overall water coverage will be estimated throughout the wetland mitigation areas. Inundation of wetland plantings will be noted and related to plant vigor and survival. Wildlife Monitoring Wildlife observations will be made at each monitoring session. Bird abundance and -- diversity and signs of terrestrial and aquatic vertebrates, as well as any other incidental observations, will be noted. Contingency Plan _� I€ the desired mitigation goals are not being successfully achieved, a determination will be 3 made by the City of Federal Way and the project proponent to implement a contingency plan. The contingency plan will address the replacement of plants that have not survived and the manual removal of invasive weed species. The monitoring biologist will assess reasons for plant mortality and may recommend species composition changes. The contingency plan can be implemented wholly or partially, whenever monitoring results demonstrate the necessity. Mitigation Performance Control measures can be included in this plan to ensure that the mitigation plans, including monitoring and contingencies, are properly implemented. C REFERENCES Adamus, P.R. and L.T. Stockwell. 1983. A Method for Wetland Functional Assessment, United States Department of Transportation, Federal Highway Administration Volumes I and II, Report Number FHWA-1P-82-23 and 24. Adamus, P.R., E.J. Clairain, Jr., R.D. Smith, and R.E. Young. 1987. "Wetland Evaluation Technique (WET); Volume II: Methodology." Operational Draft Technical Report Y-87. US Army Engineer Waterways Experiment Station. Vicksburg, Mississippi. Cowardin, L.M., V. Carter, F.C. Golet, and E.T. LaRoe. 1979. Classification of Wetlands and Deepwater Habitats of the United States. Office of Biological Services, Fish and Wildlife Service, U.S. Dept. of the Interior, FWS/OBS-79/31. EPA (Environmental Protection Agency). 1988. America's Wetlands: Our Vital Link Between Land and Water. Office of Wetlands Protection, Office of Water. Washington, D.C. OPA-87-016 FICWD (Federal Interagency Committee for Wetland Delineation). 1989. Federal Manual for Identifying and Delineating Jurisdictional Wetlands, U.S. Army Corps of Engineers, U.S. Environmental Protection Agency, U.S. Fish and Wildlife Service, and US Department of Agriculture. Hitchcock, C.L. and A. Cronquist. 1973. Flora of the Pacific Northwest. University of Washington Press. Seattle, Washington. Horner, R.R., 1988. Bioftltration Systems for Stonn Runoff Water Quality Control. City of Seattle, Washington. King County Wetlands Inventory. 1982. King County Planning Department. Volume III. Seattle, Washington. Mitsch, W.J. and J.G. Gosselink. 1986. Wetlands. Van Nostrand Reinhold Company, Inc. NWI (National Wetland Inventory Map). United States Department of the Interior Fish and Wildlife Service. 1987. (Poverty Bay Quad). Reed, P.B. Jr. 1988. National List of Plant Species that occur in Wetlands: 1988 Northwest (Region 9). Biological Report 88 (26.9), U.S. Fish and Wildlife Service, Inland Freshwater Ecology Section, St. Petersburg, Florida. Reppert, R.T., W. Sigleo, E. Stakhiv, L. Messman, and C. Myers. 1979. Wetland Values: Concepts and Methods for Wetlands Evaluation. Research Report 79-R1, U.S. Army Corps of Engineers, Institute for Water Resources, Fort Belvoir, Virginia. 31 Sather, J.H. and R.D. Smith. 1984. An Overview of Major Wetland Functional Values. U.S. Fish and Wildlife Service. FWS/OBS-84/18. Sather, J.H. and P.J.R. Stuber. 1984. Proceedings of the National Wetland Values Assessment Workshop. US Fish and Wildlife Service. Western Energy and Land Use Team. FWS/OBS-84/12. SCS (Soil Conservation Service). 1973. Soils Survey of King County Area, Washington. United States Department of Agriculture. Sensitive Areas Map Folio. King County, Washington. December, 1987. WDOE (Washington State Department of Ecology).1988. Wetland Regulations Guidebook. Publication Number 88-5. 32 APPENDICES 33 APPENDIX A: PLANT INDICATOR STATUS LIST Indicator Indicator Cateenry Symbol Definition OBLIGATE OBL Plants that occur almost always (estimated probability WETLAND PLANTS >99%) in wetlands under natural conditions, but which may also occur rarely (estimated probability <1%) in non - wetlands. FACULTATIVE FACW Plants that occur usually (estimated probability 67% to WETLAND PLANTS 99%) in wetlands, but also occur (estimated probability 1% to 33%) in non -wetlands. FACULTATIVE FAC Plants with a similar likelihood (estimated probability PLANTS 33% to 67%) of occurring in both wetlands and non - wetlands. FACULTATIVE FACU Plants that occur sometimes (estimated probability 1% to UPLAND PLANTS <33%) in wetlands, but occur more often (estimated probability 67% to 99%) in non -wetlands. OBLIGATE UPLAND UPI, Plants that occur rarely (estimated probability <1%) in PLANTS wetlands under natural conditions. NO INDICATOR NI Plants which do not have sufficient data available to STATUS ' estimate their probability of occurrence in wetlands 34 APPENDIX B: PLANT SPECIES LIST Species Cornmon Nam Indicator Status Acer circinatum vine maple FACU Acer macrophyllun: bigleaf maple FACU Agrostis stolonifera creeping bentgrass FAC Alnus ntbra red alder FAC Athyriunt filix femina lady fern FACW Berberis nervosa dull Oregon grape UPL Blechman spicant deer fern FAC Circaea alpina enchanter's nightshade FACW Conttts stolonifera red -osier dogwood FACW Equisetum arvense common horsetail FACW Festuca antndinacea tall fescue FACU Gaultheria shallot: salal UPL Geum macrophyllunt large -leaved avens FACW + Glyceria elata tall mannagrass FACW+ Hedera helix English ivy UPL Holcus lanatits common velvetgrass FAC Lysichilunt antericanum skunk cabbage OBL Malus fusca western crabapple FAC Maianthemtun dilatattun false -lily -of -the -valley UPL Oenanthe sannetttosa devil's club OBL Oenderia cerasifonnis Indian plum UPL Poa sp. bluegrass --- Polystichum munitum sword fern UPL Poptthts balsamifera black cottonwood FACW Psettdotsttga menziesii Douglas fir UPL Pteridiunt aquilinum bracken fern FACU Rantutcttlus repens creeping buttercup FACW Rhantnus purshiana cascara NI Rosa nulkmta Nootka rose NI (FAC?) Rubtts discolor Himalayan blackberry FACU- Rubtts lacinialus evergreen blackberry FACU Rubtts speclabilis salmonberry FAC Rubtts vilifolius Pacific blackberry FACW Santbttcus racemosa red elderberry FACU Senecio jacobea tansy, ragwort UPL Sorbtts scopulina Cascade mountain -ash NI (FACU?) Spirea douglasii hardhack FACW Stachys ntexicana great betony FACW Symphoricarpos albs snowberry FACU 77ttja plicala western red cedar FAC Tobneia nterzziesii piggyback plant FAC Trillium ovalunt western trillium NI Tjpha latifolia cattail OBL' Uriica dioica stinging nettle FACW Facciniunt parvifolium red huckleberry UPL 35 Common Name Birds Mallard Red -breasted Nuthatch Black -capped Chickadee American Robin Rufous -sided Towhee Pileated Woodpecker Mammals Mountain Beaver Amphibians Red -legged Frog ' R_ent'sie y APPENDIX C: ANIMAL SPECIES LIST Scientific Name Anas platyrhynchos Sitta canadensis Parus atricapillus Turdus migratorius Pipilo erythroplhthabnus Dryocopus pileatus • Aplodontia rufa Rana aurora NOTES: Wildlife from adjacent habitats are likely to occur here as well. Species observed on site during field visit on October 1, 1991. Observations were made directly or indirectly (tracks, burrows, sounds). 36 APPENDIX D: DATA PLOT FORMS 37 maim 1coxI TST= Di_ _ i-LtPiL ONSITS 08TEIKUM7L. nT OD OR C0Hp" X&IT'S OSSITZ Di'Ti7CSMTIOS MZTiOD boils and slarolny) field Investigator(a) : !i Date: 14 `UAL Project/Site: .id State: county: �. Applicant/Owner: L Intermediate -level Onsite Determination Mttbad Q= Comprehensive Onsite Determination Method Transact_ Plot 1__L_ to # Within Veg. Unit: Vegetation Unit f/dame:AL�A 'AsP s: If a more detailed site description is necessary, use the back of ems: data form or a field notabook. /OILS Series/Phase: Subgroup; . minard Is the soil on the hydr c so is 1 =t? Yes so nidint7rYes_._ o Is the soil a Histosol? Yes No ilistic epipedon pre Is the soil: Mottled? Yes Mottle Colo=loyed? Yes No Katrix Color: Other hydric soil indicators: _ -Z _ Comments: /_ rF7_ In\)k 41) s) 0 �— 1'7 — eel+ f**iifiltiilii!! i!!i i! i!!!!!!!!!i!iliiii!!!!!iliiii!liii •i i! i iiii*!ii!!!!!!* 11'DS+OLODY Is -the -ground surface inundated? Yes Surface vater depth: 11 Is the soil saturated Yes4 N Depth to free-standing vater n PI/soil probe bole: -50," ```�e ?dark other- field indicators of surface inundation or so 1 saturat on below: Oxidized root tones Rater -stained loaves !'Hater marks- Surface scoured areas Drift lines � otland drainage patterns —Water-borne sediwant deposits Xorpbvlogical plant adaptations Additional -hydrologic indicators: Coaments: I This data form can be used for both the Vegetation Unit Sampling Procedure end the Quadrat Transact Sampling Procedure of the Intermediate -level Onsite Determination Methods or the Quadrat a� � aProcedurethod is u;fdthe Comprehans nsite Detenination Method. Indicate See classification according to "Soil Taxormye" INTtR1R IRTII-LML OXIM DWMRKIlMTZO1 MMOD OR 00fi InUBM OV91T1 DMRXMT201 NIT OD (Summary ghost) Field Investigators) : L-10' Date: Project/Site: rjjz d _ State: County: -Iffs +�- �h -•• Vegetation Unit #/Name_ Intermediate -level Onsite Determination Method Qt Comprehensive Onsite Determination Method Transect Plott. fo: ieIf a more detailed site description is necessary, use the back of data form or a field notebook. 1,4 J(J"0- qD Do normal ■nvironaental .conditions exists at the plant community? Yes No ,�, (If no, explain on back) Has the vegetation,_soils and/or hydrology bten significantly disturbed? Yes - No---%& (If yes, explain on back)- _ 1WL ..... LAs +1-,- 5 , brow $tat, ��4C - qs -w +14. 11at. I (wc) F:-AC" - � _40 -24-- 3 CA-�a� �_ �lS. -,e 3. +16. 4. -ts. r�.� A� r 17. --(4L) Is. , w _c► �.- uPL T , c� L;wty—' � 6. vws ►+f6w— rq� _—� 19. iAcy 7. {zul'o v.s CA U_) s" 20. S. 21. - 9. - 22. 10. 23. 11. 24. ' 12. 25. 13. 26. Percent of dominant species that are OBL, FACW and/or FAC F-7 Is the hydrophytic criterion met? Yes No Is the hydric soils criterion met? Yes,/ NoCJ jv'G Is the wetland hydrology criterion met? YesX No �,�� Of J- Is the vegetation unit or plot vetland? Yeses No � Rationale for jurisdictional decision: This data form can be used for either the Intermediate -level Onsit. Determination Xethod or the Comprehensive Onsite Determination Method. Indicate which iiethod is used. 101M go= ;R-ylPSL �� Tloa _YitHo00 OR COMt'SZitl! S I (Soils and tldrolny) field Investigators) : �n Date:_ I �O Project/Site: d r comprehensive State: County: Appl scant/owner: to Intermhe�siveOnsite levtl nDeterminationaMethodtJon et� � Transact_____ Plot t�.� le f Within Veg. Unit: Vegetation Unit 1/Name:_ �.w u:■ the hack of If a more detailed s t* dascr pti n is aecessary,- ,data fora or a field notebook. C Series phase: [�6ubqr°�' is the *oil on the hydr c so is 1st? Yes so Undetarm ned _ Is the *oil a Histosol? Yes____ No_ Histic epipedon present? Yes No is the soil: Mottled? Yes Mottlo Color�eY�� Yes No Matrix Color: other hydric so 1 Ind Gators: comments: _r�� ►n wee 3 13 XYDRO14 I _ Is the ground surface inundated?`Yes_ Ro Surface water depth: Is the soil saturatedl Yes NO Depth to free-standing vate�n p t/soil probe bole: Mark other field indicators of surface inundation or so 1 saturation belov: oxidized root zones dater -stained leaves Water marks —Surface scoured areas Drift lines Wetland drainage patterns Water -born* sediment deposits Morpt3ological plant adaptations Additional hydrologic indicators: a _ v Commentss I This data form can be used for bow ��Vegetation eg iatbeo Unit idia Sampling in S P1 Under e arA the Quadrat Transact Sampling _ of Determination Method,, or the Quadrat SavmAicb sProceddiseusedthe Comprehens� �noite Determination Method. Indicat see classification according to ■Soil Taxonmy.* IIM IMIATS-LML ONAM DiTtS7UX12I00 NZTXOD 0R 00"I'm arts OZSITS DRTI2NMTION XXTIOD (S► OK"T ■hest) Field Investigator(s): Date: lgJyAj-q�b Project/Site: State: County: Applicant/Owner: 'vegetation Unit 4/Name Intermediate -level Onsite Determination Method -Z- Qt Comprehensive Onsite Determination Method Ttansect . Plotl -zi ate: If a more detailed site description is necessary, use the back of data form or a field notebook. i!!!!itiali!!lfii!!aali!!a!!!a!i!!!!#!!i###ilealaalai!!ilfiii!!i�lii!!!!!f!a Do no_rr��al environmental conditions exists at the plant community? Yes x No (If no, explain on back) Has the vegetation, soils and/or hydrology been significantly disturbed? Yes No jam. (If year explain on beck) LIML 3. Alvuus i 1a SAC 4. S. 6.►i _ vrs 1)l 7_ 7. a. 9. - 10. 11. 12. 13. III 14, _ figs Verso— udot- 1 S . u,oC.. *16., aL,,54,c u� UAL W �= , li. 19. - 20. 21. 22. 23. 24. 25. 26. Percent of dominant species that are OBL, FACM and/or PAC 0 Is the hydrophytic criterion met? Yes No,-- �0'3 ,ter - I■ the hydric soils criterion nett Yes No x�."� S as the vetland hydrology criterion set? Yes Now l Is the vegetation unit or plot vetland? Yes Xo,,�L Rational* for jurisdictional decision: ca-.1r This data form can be used for either the Intermediate -level Onsite Determination Method or the Comprehensive Onsite Determination Method. Indicate which hathod is used. T11Ti D. .i-LPL OD1IT!Donnaiwi max OD 01 complu=141rt OX61TV TIOy Xxor OD (Soils and 27dr ,M) yield Investigators) : 4L- Date' `�UKfQ4 r Project/Sit e: �+�ti� � - State: LkA County: Applicant/owner:_ Intermediate -level Onsite Deteninat on Nethod _ QZ compre*ansive onsite Determination Method Transact_ Plot 1� le 1 Within Veg. Unit: Vegetation Unit 1/Name: Li �a^- mp Note: if a more detailed site description is necessary, use the back of data fora or a field notebook. :ate•a**aa+aaaaa*aaaaaaaaaaaaaataaaa+aaaaaaaasaaaasaaaaaataaaa**afssataaaaa• SRO I LS �P';. Series/phase: . Ir the soil on th-a hydric so Zs 1 st? Yes fro Undetert ned �� Is the soil a Histosol? Yes_ No_ Histic e�pipedan present? Yes Mo Ir the soil: Mottled? Yes Mottle ColoNo zleyed? Yes No xatrix Color: Other hydrie so 1 Ind cators: 3 �+ - Comments: -►z� 10Y ,r --� *#**��lfay*faa#laaaaaaataaafiaa*a�afaabeta aaflaaaa*�••**aff•�f*�aaasaaaa* ■'ID�LGOI Is the ground surface inundaZted? Yes_ 1Ev M F Surface eater- depth. o ` Is the soil saturatedY Yes No _ Depth to free-standing water n pTt/soil probe soil sat bOlration low: Mark other field indicators of surface inundation -or Oxidized root- zones ,Water marks Drift lines Water -borne sediment deposits Additional hydrologic indicators: Comments: Aatar--stained leaven 57Snrface scoured areas Z:,wetlaad drainage patterns Korpbological plant adaptations Z 1 This data form can be used for both the vegetation Unit Sampling Procedure and the Quadrat Transect Sampling Procedure of the Intermediate -level Cnsite. Determination Methods or the QuadratSampling mProcedethod ure u f the Comprehens +�ne ite Deter-sination Method a Indicate Se■ classification according to "Soil Taxono y.e 1WnkMtDIJ%73-LML ovain D!S=amimtraw nTloD 01t • • &�� (B13Xaa.ry !beat) rField Investigatos): Date • .-U Project/Site: State: County: Applicant/Owner: Vegetation Unit ;/naze Intermediate -level Onsite Determination Method _'\r 21 Comprehensive Onsite Determination Method Transect Ploto 3 HAt&: If -a -more seta led site description is necessary, use the back of data form or a field notebook. Do normal environmental conditions exists at the plant community? Yes >:z No (If no, explain on back) Has -the vegetation, soils and/or hydrology been significantly disturbed? Yes No.. ZG (if yes, explain on back} t Stat. Statt . -I,% rzAo rm &tBt. atxat ;•,,,s Z> zlent fimigs _ . 'Ki4 . _ 2 .- - = ,CA` 15. 36 ` 16 . u: s F*Ac c-i ? -fit ) -4 . - =17 S. i 16. �7_/ 196 7. 20. . �A c. 21. 9. _ rs ode.. a! e6 22. 10.` 23. 11. 24. 12. 25. 23. 26. !if!!!!ii!lffi!!ifliiliii!!!!!!iliiififiliiil�ifiiiltliii*i!!!!ilii!!!iilfi Percent of dominant species that are OBL, FACW and/or PAC Is the hydrophytic criterion met? Yes 5e No ,,�� {� CJ Is the hydric soils criterion met? Yes X No ��" S s Is the wetland hydrology criterion met? Yee, No Is the vegetation unit or plot wetland? Yes I,--- No Rationale for jurisdictional decision: This data form can be used for either the Intermediate -level Onsite Determination Method or the Comprehensive Onsite Determination Method. Indicate which method is used. son pawl _ Tll'litKZDI._ _�- �L0��3'� TIOi 1tIt1 OD Ot @OKpnnI1/ I Moils and wraralogl) field Investigator(s) : � Dates Project/Site: &U-rc---4 cam-,' state: county: Appl icant/Owner: -� Intermediate -level Onsite Detersinat on Method QZ Comprehensive Onsite termination Method Transect_ plot 1� le I Within Vag. Unit: Vegetation unit me: K21use the back of !:° If a sore detailed site description is Dectssary, data form or a field notebook. ! to, !!t!!!!!!i!!sitstt!!!!i!!t!!!!!!!!!i!!!!t!liti*!t ■OIL$ m bgry •,: . Series phase: zu' Undettrained Is the soil on the hydric so is 1st? Yes wO o resent? Yes ^' o Is the soil a Histosoi? Yeses No Aisley dl. Yeas No P Is the soil: Mottled? Yes Mottle dolor: Matrix Color: other hydric soil Ind cators. r o- ZNComments: m3toil m Is the ground surface inundated? Yesx wo surface vater depth: Is the soil saturated? Yes No Depth to free-standing eater n p%soil prdae hole:l ?lark other field indicators of surface inundation or to sa'turat on —below: oxidised root :ones Rater -stained leaves Water marks E$urface scoured areas tland drainage patterns Hater -borne sedisent depositsDrift lineg rphalvgical plant adaptations adaptations kdditional hydrologic indicators: Comments: I This data form can be used for both the pe94tati0n Unit Sampling Procedure end the Quadrat Transect Sampling procadurt of the Intsrmsdiatw-level Onsite Dmtmrmination Method# or the Quadrat Samplinq Procedure of the Comprehens �neit• Determination Method. Indicate which fethOd is used. Be* classification according to "Soil Taxonoy.e van IyTI1l nIATZ-UML 0wsm DS-F Ju XATION us?OD 09 OOriTJ A 9 rV1 018122 DL'TS ]li r3MT I= xInOD - • (sugary ■beet) Field Investigator(s): Date: 1Urxp--� Project/Site: State: VJA County: Applicant/Oyner: Vegetation [Unit #/Name Intermediate -level Onsite Determination Method /K Qt Comprehensive Onsite Determination Method Transact Plot1 V+I: It amore data led site description is necessary, use the back of data form or a field notebook. ��*�,�*t��t*sea•��**a*��*s•f��*i�*��**f**•f*sff�r�*�f**�*�•if •tfi•*��*t��t. Do normal environmental conditions exists at the plant community? Yes '/�' No (If no, explain on back) Has - the vegetation,. soils and/or .hydrology -been significantly disturbed? Yes No � (If yes, explain on back). - UAL mil • . ,(r • �3��: -. $tratz .--- � • ls" vr►.� 3. 16. 4. 17:-= s. 6: vs G 5 SAC. 1S. 69n - —19. - 7. 20. S. 21. 9.= 22. 10. 23. 11. 24. 12. 25. 23. 26. St6t. _fitrat. FA C na3' --zp`a. ffas•t��*****:tt*taeaaa•tftai*•*�*e+��*if�asfeaefa*alf:e�esefass*ttf�*�+�: Percent of dominant species that are OBL, FACW and/or PAC (OC,"> Is the hydrophytic criterion set? Yeses No Is the hydric soils criterion met? Yes No I■ the wetland hydrology criterion met? Yeses No I■ the vegetation unit or plot wetland? Yes_< l[o Rationale for jurisdictional decision: This data fora can be used for either the Intermediate -level Onsits Determination Method or the Comprehensive. Onsite Determination Method. Indicate which method is used. mn 7MI - ix'tSftlRDi. CN1I71 1 JXXT OD OS colipun)tIIR 0318ITi PM ON SMOD tSoils and widro10 } ator(a) : � �O Date: � �O Field Investigator d State: County: + Project/Site : 'w�� P jkpplicant/Owner: Ine�lOnsitenDeterminationatIon Meth�et� comprehensive Transact_____ plot 1 S Sample Within Vag. Unit: V*getation Unit t/Name: If a more detailed site description is necessary, use the back of data�form or a field notebook. errr:rrrr*rrrr�i*err•�*rrkirrr�srrrr$OIlJrr•srrtrrrr�rrrr**rrrr*�rrrtrr+r��* Series/phase: Undetera nod Is the soil on the hydr c so is 1st? Yes � No on resent? Yes ,� No Is the *oil a Histosol? Yes_ Now Histic a�pipad P Is the soil: Mottled? Yes Mottle colorNo : Yes Na Matrix Color: other hydric Soil Indicators: . Coakmants: �._.� 1A vQ 371 a�s e-, #**serrrrsaetai�ff�►rrfrrrrrarrrrrr*rrrrrrra•rrrrrrrr�irr�*earrrrrrrr:rrrr+►rrr S'YDSOf,ASY Is - the ground surface inundated? Yes Surf aco voter depth: Is the soil saturated Yes No sur Depth to free-standing vater n PIwiiu pndationbole: or so 1 s rat vn boloY: ?lark other ' field Indicators of surface oxidized root zones Water marks —Drift lin*s 'Water -born* sediment deposits Additional hydrologic indicators: atlor-stain*d leaves =tjand face scoured areas drainage patterns Morpbological plant adaptations CosIDe nts i • 7, I This data fora can be used for both the V*9rtat1an Unit Sampling Procedure and the Quadrat Transact Sampling Procedure of the Intermediate -level Dnsite Determination Method, or the Quadrat SaWing Procedure of the Comprehens naite Determination Method. Indicat* which method is used. So* classification according to "Soil Taxorwwy." I1R' RUDIATI-LML DN/ITB DtTS2tiaiMTI09 UN?OOD OR 00XFRn3V8 M ON9IT B D=?iRXrXATIO1F W"MOD - (2UWRU7 Rbest) Yield Investigators): �Date: Project/Site: k�, r" c State: County:`{�[� Appl icar�t; �:er: Vegetation Unit #/Name Intermediate -level Onsite Determinat on Method >C Qt Comprehensive Onsite Determination Method Transect Plott� K2U : If a more detailed site description is necessary, use the back of data fors, or a field notebook. 4��t4*t•��i��if�*#*••!f*f•�f�f**tt*•***!**•��••��f*t��ts**•�f �**� �* r Do normal environmental conditions exists at the plant community?_ Yes X& No (If no, explain on back) etat Has the vegion, soils -and/or hydrology been significantly disturbed? Yes No (If Yes + explain- on back) . 1.. . __: 3. t. 6 . FA c. 30 9., 20." 11. 12. 13. Stat. Strtt, � 0 - 1S.---.. 16 . '' V., 19. 20. -- 21. 22. 5� 23 . _ R . v:k�- 24. 25. 26. •*•*��t+�*�*:ef*i�#**�ee�si�e�ses��*e+►f*eee�ii:,�**ts*t!f*�**seee**f*e*�e��* Percent of dominant species that are OBL, FACW and/or FAC 'If/ Is the hydrophyt is criterion set? Yes No P�6Lt4^^ C-0-0-- Is the hydric soils criterion net? Yes%/ No -, .5 Is the vetland hydrology criterion met? Yes x No Is the vegetation unit or plot vetland? YesX No Rational* for jurisdictional decision: 5- rt.-� cL. �t �- �L, � oG4,t.�� This data form can be used for either the Intermediate -level Onsit■ Determination Method or the Comprehensive Onsite Determination Method. Indicate which method is used. am low INTIMMol. 1-LEV 1, *volts I )KBMD OR COX71MIAPIR ONSlt= ?ION XZ? OD (Soils cad i)4ra10w) field Investigator(s): Date: Project/Site: �w•z;�d State: County: Appl scant/owner: Intsred-level Onsitensi��"ainate tionaHsthodet� � Comprehensive Transect,__ plot i� �� - Sample Within Veg. Unit: Vegetation Unit #/Name: fie• If a more detailed it! doscr ption is accessary, use_ the back of data form or a field notebook. 50I11i!!�!!!li+iili!!liiiililiiii#+t:+if Series/Phase: Is the soil on the hydr c so is 1st? Yes ND oa Histic epi.ped Undetirs ned P resent? Yes N� o Is the soil a Histosol? Yes_ No_ Mottled? Yes NO Ye -Color: ,_ No Is the soil: matrix Color: ttle Mottle Mo other hydric soil Indicators: Y . Comments: '? -,,,{4 rr] Y!? /3 • i##!*i!i!!i!!!sees!i!•!!!ilsits!!!!sill�il�iiiilillfiitilliiifft!!!!!lfilitii the round surface- vo�C I 9 - Surface water depth: Is the soil saturated Yes Iii/soil Depth to fret -standing vater�n probe bole: Mark other field indicators of surface inundation or Soil saturation belo►r: oxidized root zones Vatior-stained leaves Water marks Surface scoured areas Drift lines Wetl" drainage patterns Water -borne sediment deposits xvrpliological plant adaptations Additional hydrologic indicators: Comments: I This data form can be used for both the Vegetation Unit Sampling Procedure and the Quadrat Transect Sampling procedure of the tluCee fdthee-levOl eprehansit■ Determination Motbod, or the Quadrat Sampling Freed �nsite determination Method. Indicate which sethod is used. Be* classification according to "Soil Taxonomy** IWn1X DIATN-LST#L OVIr ! DMW[IiQTION =12201D OR 00"RJ 2IVI OU ITS DIMMUr NATION X2TaOD (SWELU7 Shoot) Field Investigators) : 4 �-a. Date: ^/SJ_v,�,� _ Project/Site : rwv,-n[d ► State: - L'IA County: Applicant/Owner: k-- Vegetation Dnit #/Name V Intermediate -level Onsite Doterminat on Method _>� QZ Comprehensive Onsite Determination Method Transaict_ Plott� HRIS: If a more detailed ■ite description is necessary, use the back of data form or a field notebook. lfRRRffflfflfRffRef!*ffRRRfffft!!*!+!!f!!f!R!!R*f!lRRf!!lfff!!fltflff*Rfftif Do normal environmental conditions exists at the plant community? _ Yes X No __,_ (If no, explain on back) Has the- vegetation, - soils and/or hydrology been significantly disturbed? Yes- -- - No �< (If yes, explain on back.) Stet. Strati 'i�i • Zo 2:-_ - i2C2 _ 3. 4. S. 6. 7. 9. 10. 11. 12. 13. Strtt. 14 . .v -�-. UPL ' yt 15. 4 , 16. 1/. 19. 20. 21. 22. 23. 24. 25. 26. fff!!!!!f!!!!!lRRRRlR!!!R!flRRRRRRf!!Rf!!RflR!!!!!!RR!!!!fR!!!f!!fRlf!lfRff Percent of dominant species that are OBL, FACT[ and/or FAC 1-3 Is the hydrophytic criterion mot? Yes No Is the hydric soils criterion met? Yes No�L- I■ the vatland hydrology criterion net? Yes NoY-- I■ the vegetation unit or plot vatland? Yes NoL Rationale for jurisdictional decision: This data form can be used for either the Intermediate -level Onsite Determination Kethod or the Comprehensive Onsite Determination Method. Indicate vhich method is used. an 7CM1 T1r'P=]t]�SG� I-LML ONS11M XWMD OR eoKyRMXgIrs OX51Ts T:OV XIT 00 iSoils bad rydralogy) Field Investigators) : 124�A_ ate' 15—Joqz> r Project/Site: State: WA County: e4 Applicant/owner. - -- - Intermediate -level Onsite Detersinat on Xetbad!" X Qz Compra::ensive onsit+g Determination Method Transact_ Plot 1. 7 Sample I Within Vag. Unit: vegetation Unit #/Name: p use the back of Hots: If a more detailed site descr tion is necessary data fora or a field notebook. *•*•ta*aaaaa�aaaaaaaaaaaaaa*aaaaaaaeidllJa*sas•aeaiaa***mama**#saaaaa#aa*��+ Series/phase : is the *oil on the hydric so is 1st? Yes IgoDndstera Undetermined Is the soil a Histosol? Yes No Histic opipedon present? YRs No Is the soil: Mottled? Yes No Mottle Colorley*d? Yes No Xatr ix Color other hydric soil indicators; Comments: SI., 1-7+ In Y12 41, aj.. _ teteei:a*dal,e*aaaaaaaaaaaaaaaaaaaa*••faaaaiaaaeeia*faa**aaaaeife*fsafaafe**r 1"201 DST Is_the-ground_surface, inundated3 Yes No. Surface rater, depth: ed2 Is-the soil saturat? Yes Nb Depth to free-standing water n psoil probe Dole: dark other field Indicators of surface inundation or C, so 1 saturat on below: Oxidised root zones X-Ratar-stained laayss Hater marks ZCSurfacs scoured areas 'Drift lines ,�Yvatland drainage patterns Water -borne sediment deposits rp}roiogical plant adaptations Additional hydrologic 1nd1cators:(0"* t0A rf V 'n �GL Comments: Aeva- e I This data form can be used for both the Vegetation Unit Sampling Procedure arA the Quadrat Transect Sampling Procedurs of the Intermediate -level pnsite Determination Method, or the �Quadrat Samplingih ethoddiseof usedthe Comprehanst noite Determination Method. indicate See classification according to "Soil Taxono:y." Im91[nnirs-UML v am DRTRB•M.IMI0N NXTZOD OR 00KPAM IySM ONSITI DR?RJtXnOITIOR XMOD =uaar? ■beet) Field Investigator(s): - Date: IS nsLqD Project/Site: i+""-Ai- State: WA County:�K;,� Applicant/Owner: Vegetation Unit ;/Naga Intermediate -level Onsite Determinat on Method X_ Qt Comprehensive Onsite Deterxination Method Transect Flot1 fit: It amore deta led site description is necessary, use the back of data form or a field notebook. �*��ka��s�aaaaaaataaaa��t***�*��*�*�ft�•+R•��•�eeeaaaa�aa*a�aafi•aaas***... Do normal environmental conditions exists at the plant community.? Yes No � (If no, explain on back) Has kh_e vegetation, soils and/or hydrology been significantly disturbed? Yes- �C No (It yes, xplain on back) � u� ,.d b.� Migg �, Strom Stat. Strtt. - 1:. ear c:; ►�,�+ -_ ' 14 . tQ. �I?L_ 3. 416. x- (ACzo - 6 . 17. U 7. 20. B. 21.- 9-. 22. 20. 23. - - 11. 24. 12. 25. 23. 26. •*�*�*aa•a��**fatft*��*�#�!*i�•****�*�al�::*l�aa�**��*�*�1►*lattf�**faa•f�f*: Percent of doeinant species that are OBL, FACW and/or FAC _/PD_ Is the hydrophytic criterion met? YesX No Is the hydric soils criterion met? Yeses No I■ the vetland hydrology criterion net? Yes No Is the vegetation unit or plot vetland? Yes Nc Rationale for jurisdictional decision: This data fora can be used for either the Intermediate -level Onsite Determination Method or the Comprehensive Onsite Determination Method. Indicate which bethod is used. am Raw Im"O' ?I-L3rw L C"tTS 0lTr2am, I OwnIOD OS con..du SITE ONSIT= Tlad SZMD (Soils sad nALrel".y) Field Investigators) : 1c,"6, Date: Project/Site: e:n•.—r J A State: (,, County:_ Applicant/Owner:_ P c. IaY,_,L V._ Intermediate -level Onsite Determination Metes' - Comprehensive Onsite Determination Method Transect Plot # �' Vegetation Unit I/Name: 6 Sale t within Veg. Unit: gote: If a more detailed site desctition is necessary, use the back of data form or a field notebook. •!!*#ffififffifffii#ffiff#tiff#iffiiiiflff#lflit!#ifif#i!!i##i!#litiiffffffi SG I L$ Series/phase: Subgroup:I I■ the soil an the hydr c soils 1st? Yes so Undetermined is the sail a Histosol? Yes No Aistic epipodoa present? Yes No Is the soil: Mottled? Yes No Gleyed? Yes No Matrix Color: Kottl■ Color: Cher hvdric soil Indicators: •iili#f!!##illfit!!!!##!!!!#fii!!!!!!!!!!!!!i!!f!!!!!i!f!!!f!i!lfflflifi!!ii - - -- -- - - - - ��• S''1DM0110Q! Is -the ground surface -inundated? Yeses So �,. �.c ►-� v►�.a••q -*��- -- Surface rater depth: Is- the soil saturated Yes go Depth to free-standing avatar in pTt/^soil probe bole: 3„ 5t�' tr�af',o►. • Jsv��<.ut. Mark other field indicators of surface inundation or soil saturation below: oxidized root zones 2c hater marks _Drift lines Water -borne sediment deposits Additional hydrologic indicators: hater -stained leaves Surface scoured areas wetland drainage patterns ,:+rpbological plant adaptations 7 n/ i7t ' This data fora can be used for both the Vegetation Unit Sampling Procedure and the Quadrat Transect Sampling Procedure of the Intermediate -level Onsite Determination Method, or the Quadrat Sampling Procedure of the Comprehensiv- Pnsite Determination Method. Indicate vhich method is used. So* classification according to "Soil Taxonomy.• C L In'is7�[i, .T=-L=RL 0110 B DB?'L W3Q 6 NZnOD OR coxpul dam O!sin DwrMIMMUS nT OD (ttsmarT ■beet) Field Investigator(s): ��'� Date: _/5-;rruQD project/Site: State: iA County: Applicant/owner:- vegetation Unit #/Name Intermediate -level Onsite Determination Method _Y Q= Comprehensive Onsite Determination Method Transact Floto X2tS: if a more data led'site description is necessary, use the back of data form or a field notebook. Do normal environsentaI conditions exists at the plant comaunity? Yes No (If no, explain on back) ma-16 - Has the vegetation, soils and/or hydrology bean significantly disturbed �.- Yes No,L_ (If yes, explain on back) IDSL ;od& 1. 8 Lus l�ar...�a �. , Fri L :�i14.DB l: c.�•3 15 .- . . -?- 16 - =F� . s 1 era n 40 17. .� 6. Soi 0 19. b U s FA G �7 . s (.a• F A c� z o _2 0. i 9. 22. 10. 23. - _ll.. 24.. 12: 25. 13. 26. �:•f�:i�*�f:t•t�et�f*f•�***��*��*t*if:es�:s��****�**�*eti*t**�*�#*t��•*: Percent of dominant'species that are OBL, FACW and/or FAC / Is the hydrophytic criterion met? Yes,< No Is the hydric soils criterion mat? YesiC No Is the wetland hydrology criterion met? Yes No - Is the vegetation unit or plot vetland? Yes No Rationale for jurisdictional decision: This data fora can be used for either the Intermediate -level Onsits Determination Method or the Comprehensive Onsits Determination Method. Indicate which method is used. DATA PM � INT2M2V*1N?2-1J=L Oft=ITS T-19 XZTZOD 01 COMI JMNA I VI ONS IT= DMXZMT; XZ730D (Soils and "drolWy) Field Investigators): +ac-. Date: Project/Site: ;-:,.. fd �_ctirl� State: ""4,4 County: Applicant/owner. Intermediate -level Onsite Determination Method 21 Comprehensive Onsite Determination Method Transact Plot #9 Vegetation Unit #/Name: Saaple # Within Vag. Unit: Not If a more detailed site description is necessary, use the back of data form or a field notebook. BOILS Series/phase: Subgroup:t Is the soil on the hydric soils list? Yes No _ Undetermined Is the soil a Histosol? Yes No Histic epipedon present? Yes No, Is the soil: Mottled? Yes No Gleyed? Yes No Matrix Color: mottle Color: Other. hydric soil Indicators: Comments: _ ()-(U j,,_-)YR 311 tv I=ROLOGZ Is the ground surface inundated? Yes, No Surface vater depth: < Z" Is the soil -saturated? Yes, No �, Depth-- to : free-standing water in- pit/soil probe bole: 5<-4-we, � � ci-/' Mark other field indicators of surface inundation or soil saturation below: Oxidized root zones _Water narks Drift lines hater -borne sediment deposits Additional hydrologic indicators: Comments: _Water -stained leaves Surface scoured areas 24tetla. d drainage patterns Morphological plant adaptations ' This data fors can be used for both the Vegetation Unit Sampling Procedure and the Quadrat Transact Sampling Procedur& of the Intermediate -level Onsite Determination method, or the Quadrat Sampling Procedure of the Comprehensive Vns ite Determination Method. Indicate which method is used. See classification according to "Soil Taxonomy." Dan PORK, iYTzRxSr~-Ts-LML ORBITS DMRXIJM?7-V MSTSOD OR 00X1.,1Mm8iv1 ONSIT= DS'MRXIIMTI , XZTEOD --- -- (8umaary BDeet) Field Investigators) : 12•EDate: I JOnL Project/Site: State: t,l County: Applicant/Owner: Vegetation Unit #/Name Intermediate -level Onsite Determination Method X Q= Comprehensive Onsite Determination Method Transect_ Plot#____ t3'QJJ: If a more detailed site description is necessary, use the back of data form or a field notebook. Do normal environmental conditions exists at the plant community? Yes-?t No-� (If no, explain on back) Has. -the vegetation- soils and/or hydrology been significantly disturbed? US No]L(If Yes, explain on back) c LAL 1. ' i� D 149 12u6.s I;j 4z7 j cg.� A6-t,J S 2. 15. - -- - - - 16. 40 -- -- _ 17. 6. v U-5 19. 7. ti, r fit' T 20. 8. 21. - 22 . 10._ 23. 11._ 24. 12 .25. - 13 .. _ ! �'�i -I- r{ •■ 1� 5 - ,;,{ w^5 - • tQo Percent of dominant species that are OBL, FACW and/or FAC rlJO Is the hydrophytic criterion net? Yes � No Is the hydric soils criterion met? Yes No Is the vetland hydrology criterion met? Yesi_ No Is the vegetation unit or plot vetland? Yeses No Rationale for jurisdictional decision: This data form can be used for either the Intermediate -level Onsite Determination Method or the Comprehensive Onsite Determination Method. Indicate which method is used. San Few L 0"Irs WT W6 XRT OD Oi CONIPR YSITS COSIT2 DMRKMTION XMOD floils and SYdrolagy} Tield Investigators) : JI�%_ Data: iS�011t Pin Pro j ect/Site < State: County Applicant/owner: Intermediate -level Onsite Determination Hetbod QI Comprehensive Onsite Determination Method Transect_ plot t(sC� - le + Within Veg. Unit: Vegetation Unit 11NaIDe: SasQ use the back of .0: If -a more detailed site description is aacessery, data fors or a field notebook. SOIL& Series/phase: gyp• t Is the soil on the hydr c so lsxo st?ilistic� so on prasent3 Yes Nam_ Is the soil a Histosol? Yes_ ePiF� Is the soil: Mottled? Yes No Mottle Color dyed* Yes No xatrbc Color: other hydric soil Indicators: •aaa*aafe*aaerieet,mi#a**eee*if eefeeaeaate,mtaaas*eaa*tee*seestafaiaffefeeaie* . npS+QIAOI Is the ground surface inundated?- Yeses Do I°D,N Surface water- depth: Is the soil saturated Yes No Depth to free-standing Ovate r inundatio+onnl iW or ;oil saturation below: Mark other field indicators of surface oxidized root zones Satar-stainrd leaves Water marks Surface scoured areas Drift lines Surface drainage patterns Water -borne sedisent deposits xorpbological plant adaptations Additional hydrologic indicators: This data fora can be used for both the Vegetation Unit SamPl ing Procedure and the Quadrat Transect Sanplinq Procedure of the Intermediate -level Onsite Determination Motbodg or the Quadrat Sampling terocedthod procedure f the Comprehens�� nsite Determination Method. indicate Se■ classification according to "Soil Taxoncay.' - gals -�- IkSI2]i IXT1-LML OXIM DR? RKIJM22O/ U?10D OR O0XVRMV5M ON51TI DMRxIMb?IOR XNT OD (iuza"T ■beet) Field Investigators) : i �� Date: /S'Ju„0_g0 Project/Site: State: WA County:_J<,. applicant/Owner: Vegetation Unit t/Name Inte rmediate -level Onsite Determinat on Method L QI Comprehensive Onsite Determination Method Transact_ Plott ICE Hq±A: If a more data led: site description is necessary, use the back of data form or a field notebook. ��*•�fffist��i*•+t��*��*�•_*t�*ifs*f*•��*sty*��t��*irii��*�*•i�***�**� wh Do normal environmental conditions exists at the plant community? Yes X No (If no, explain on back) Has --the vogetation,_soils and/or hydrology been significantly disturbed? Yes- No (If yes, explain on back) strat, UAL. *14 ._ J ta..-%6z-dr.s 3. .CA-C_ S. 7. 20. �. 21. 9.A 22. 10. 23. 11. 24. 12. 25. 13. 26. Ind-; Statz _ „70 �e�ss�ii*i*ss**i��efeefa��e•***t�•*�•��i•��ia��ee,�*tea*fees*•:**�**��*��*� Percent of dominant species that are OSL, FACv and/or PAC MD Is the hydrophytic criterion met? Yes_ No Is the hydric soils criterion mot? Yes X No Is the vetland hydrology criterion mat? Yes X No Is the vegetation unit or plot vetland? Yes No Rationale for jurisdictional decision: This data form can be used for either the Intermediate -level Onsite Determination Method or the Comprehensive Onsite Determination Method. Indicate which iiethod is used. DAT71 tOIX' • INTE? DIATE-LEVEL ONBITZ DETERX '4TION X&THOD 0lt C XPR.EHENBIVE ONBITE DETERXINATION XETHOD (soils and Hydrology) Field Investigators) : 'RV�� Date: IS �Un� aQ,•" Project/Site: State: 1, A. County: ry Appl scant/Owner: �r{'- - _ Intermediate -level Onsite Determination Method Qr Comprehensive Onsite Determination Method Transect Plot 1 f Vegetation Unit t/Name: � &� Sample f Within Veg. Unit: Note: If a more detailed site d scription s necessary, use the back of data forgo or a field notebook. et�teatl��*tt��tttt**t*��ttttt•��t**:ttittttttttt�tttt*��:��:tt�ttfit tt Series/phase:-- - Is- the - soil --on= the- hydr Is the soil a Histosol? Is the soil: Mottled? Matrix Color: 80ILS Subgroup:2 is soils list? Yes No Undetermined Yes No Histic epipedon present? Yes No _ Yes No Gleyed? Yes No Mottle Color: Other hydric soil Indicators: Comments: sr t !lttttltttttttttttiltittitttttttt/tt!lttttittttttttilt•*ttlttt!lttt!#tttt HYDROLOGY _ I■ the g round surface inundated? Yes No Surface water depth: Is the soil saturated? Yes, No Depth to free-standing water in pit/soil probe hole: Mark other field indicators of surface inundation or soil saturat on below: Oxidized root zones —Water marks Drift lines _Water -borne sediment deposits Additional hydrologic indicators: —Water-stained leaves Surface scoured areas +Wetland drainage patterns —Morphological -plant adaptations Comments: �A_07- Qec- r � ,.).¢ T _ 7 - "T';:. 7 .777- ' This data form can be used for both the Vegetation Unit Sampling Procedure and the Quadrat Transect Sampling Procedure of the Intermediata-level On`te Detero Determination Method, or the Quadrat Sampling Procedure of the Comprehenr. .-e Qnsite Determination Method. Indicate which method is used. See classification according to "Soil Taxonomy." ..-......----...r ✓—. r.. v.. v.•do •✓A•OM 1MJ AVA /ta. DV�J QUADRAT TR"63CT SAXPLING PROCtDVRI -- (Vegetation Data) Field Investigators): ��=� Date: ��J�r+� e?o _ Project/Site: State: U ; A.County: Applicant/Ovner:- Transect Plot 11 1 Note: If a more detailed description is necessary, use the back of the data form or a field notebook. --DOKINANT PL .XT_9PECILB Indic. herbs (rY9G�jCtesZaplinost5tatus f" 1 2 • 2. 3 . 3. 6 • 1b, 4. 7. ' 7. a. S. --9. 9. " 10. 10. 11 • 11 • 12. 22. 13.-- - - - - -13. Ehnibi' _ Imes 2. 2. 3. = 3. 4. 4. - S. i. 6 7. 7 S. a. 9. 9. 10. 10. 11. 11. 12. -^ 12• 13. 13• 36- -Percent- of dominant -species -that -are 08L,-_FACW and/or--FAC--r-� - - Zs the hydrophytic criterion met? Yee_ No%' Ie the hydric soils criterion met? Ye:_ No 0'-'," Zs the Wetland hydrology criterion met? Yes Y No Ie the vegetation unit or plot wetland? Yes` No CRationale for jurisdictional decision: ;_:1'c DATA FORM' INTERMEDIATE -LEVEL ONSiTE DETERMINATION METHOD OR COMPREHENSIVE OKSJTE DETERMINATION METHOD (Solis and Hydrology) Field Investigator(s): T—ram• _ Date; I 1 ] r �; l9/ ProjecLShe: State: wpr County: AppficanUOwnar, P, r k 14 s. Intermediate-level Onshe Deterrnir.-ttion Method Y-_ Gomprehansive Onsite DeterrtunaSon Method Tmnse, s Plot = _a., - l Vegetation Unit s/Name: W�fl�.,d �,l�if�rbf�a•fwl Sample I Within Vag. Unit: - ------------- SOILS SariisrpF%zse: -ri It. 5Lbgmu :2 is ttmi soil on the hydric sods list? Yes No Undetermhed Is the soil a Histosot? Yes No Kistic eppedon present? Yet No is the soil: Mottled? _ Yes No Gieyed? Yes No Matrix Color - Mottle CoOkn: Other hydric sal indicators: Comrrw=: HYDROLOGY k the ground„ rrtrfaoe inwa atod? - Yes No x surface rater depth 1i tt i soil saturated?- Yes Depth to frie-s5ndng water in phfta probe hole: _ 3 Mark other field indicators of surface, inundation or so! saturation below. Oiddaed root zones Water marks _ Drift lines _ Water -borne sediment deposits Additional hydrologic indicators: Comments: _ Water -stained leaves Se -ace szoured areas Watland drainage Fa;.ems. _ Morphoiog'ical piaru adaptations - 41&& rL 5 -rr r 11) Percent of dominant species that are OBL, FACW and/or FAC / 00 0 Is the hydrophytic vegetation criterion met? Yes x No Is the hydric soil criterion met? Yes _IVNo Is Via wetland hydrology criterion met? Yes No Is the vegetation unit or plot wetland? Yes X No Ritionala for juris,?c'.ional decision: DATA FORM Pf ERMEDtATE-LEVEL ONsrm DETcRm:xATION METHOD VEGETAMON UNIT SAMPLING PROCEIME Fold Investigwor(s): 2 a5 r Dats: / F191 Prajeel5ite • '- ` f state: ApplicanVOwner. - r 1, V"tation Unit s/Name' W � ~ Percent Wdpcinil Indx for Arai Covert d Cover Herb species Statras Cower Cass Cass Rinse ►'.e., to -*t-r-; es 01 G �— o 1. —� .3; 2 i t-+� r v A C/ FL 2-10. r 1, o 7. 8. 9. 10. 11. 12 Shrub Soedes 15. —LLJL� _�— 31 16. 19. 20. 21. 22. Sacting Soedes 25. 26. 27. Tree Species 30. 31. 32. r 34. �c 36. Sure of LCK*X irrts Dominance Threshold Number Equals W% Y Sum of Widoocrts 1 Cover ciassss (micpoints): T<I% (nom); 1- 1-5% (3.0): 2 w 6-IS% (10-5); 3 m 16-25% (=4: 4 w 26--C% (38.0): 5. 51-75% (63.0); 6 d 76-25% {85.5'); 7. 96-100% (98.0} 2 To determine the dominanm fW rank the spec, by their mi000ir= Then cumuizl"vf sum the midpoin of the ranked saeces unul 50% d the total for 0 spades min oiras a immedwe y excseoed_ .0 sus Sontrior ftV to tt W cumuticive local (1he dcmirw= threshold nun ber) puss any sd rdkw;l zoeves having 2c% of Vw tm&J midpoint value should be consaiersd dominants and markad wrdh an asteris DATA FORM 1 INTERMEDIATE -LEVEL ONStTE DETERMINATION MMOD OR COMPREHENSIVE ONMTE DETERMINATION METHOD (Soils and Hydroloov) Field Investigators • Data: Protec•.5ite: Stata:� 4 County- Applicant/Owner p r Intemwdiate-level Onshe Determin.-don Mchod Comprehensive Onsim Determination Method Transe,.- x Plot s 13 Vegetation Unit s/Name: L Sample s Within Ves. Unit: Sories/phasa: Subgrou: Is the soi on the hydric soft list? Yes No �rUndetermined Is tha sots a Histosof? Yes No r T Kisk W�ipedon presant? Yes No Is the soil: Mottled? Yes No �_ G+eyed? Yes No L a=ix C-olon IvcmW C-o1rz: Other hydric soil indicators: Comrnerns: r) - " / a 7 Loz Z. HYDROLOGY Is the ground surfau inundated? Yes No $urfacewmsr death: Is t m Boll saturated? Yes No _ . X• -- - _-Deoth.to hve-sanding water in pitlsoa probe hole: Mark other field indicators of surface hundation orsoi saturation below.. - _ Otddized root zones _ Water --ratios Drift Ines _ Water -borne sediment deposits Water-s-tained loam _ Su: -faze z=wvd areas _ Wetland drainage pawems _ Morphoiogical Piant adaptations Additional hydrdogic indicators: s o �c Tet� s�; 11�� c�� t+-es Corrnents: Per -„ant of dominant species that arts 08L. FAC°W andlot FAC / C e 79 Is the hydrephytic vegetation criterion met? Yes �_ No Is the hydric soil criterion met? Yes X No is the wetland hydrology criterion met? Yes No Is the vegetation unit or plot wetland? Yes >C No Rationale fa juriseicrional decision: .3 DICTA FORM *rr-ERMEDfATE-LEVEL ONsrm DETERpANATION AAETHOD VEGETATION UNIT SAMPLING PROCEDURE Feld Investigator(s : ro- 12 as-r I e l ProopcU 'ee- State: ►"• Apqiicant/dwn,@r. G Vegetation Unit mama• 4•l��`!4' - ------------------------------------------------- Peresrtt LGdpointt Irmfi for Anal Covert of Caysr Herb Soe6es Sin= C Cass Class pa�2 1. 2 A. _ 6. 7. IL q. 10. 12 - - = Shrub Species .. . 1t&jo Kscrt. .LGTsr 3 .O 1 fi, r iFA GW 17. is. .� is. 20. 2% Siccing Soedes 25. 26. 27. True Soades _ 30. `Ka 150 �S. I 31. 34, ac 36. Sum of LGdooints Domcsance Thrushoid Number Eauais W%z Sum of lr6doo-erts 1 Cover sass (micpoints): T<1X (none); 1 - 1-5% (3.0); 2 - 6-15% (105r 3 - 16-25% (20 5); 4 - 2S W% (38.0): S • 51-75% (63.0); 6 - 75-25% (8S-9; 7. s6-100% (28.0). 2 To detr,rmine the domnanm, fist rank the sts.cies by their midpoints Them c rnuia "i f sum the midooirs W the ranked s~^ ors urrol &"% of Te total for al specie Midpowts s i nmecaweiy Ws M*68-d. AD a santrnutinq to tin cumui=ree toes! (tiw domirsanes threshold number) phis any taddniorLsl tc*6*s havirrq 2C% of the tma,l midpoint value should be cnnsdersd dominants and rr wxad with an asterism �xrtt$rV 'bk January, 1992 PARKLANE ParkLane Executive Center 31620-23rd Avenue South Federal Way, Washington 98003 Telephone: (206) 946-3652 Fax: (206) 946-3580 This package constitutes the Geotechnical Report for the plat of Heritage Woods (formerly Emerald Park) It also contains a followup letter from James Eaton decribing that any areas of development that intrude into the 40% plus slopes are more than capable of supporting such development. These encroached areas are nominal, but are required for some road construction, and secondarily for housing lots. VANCOUVER • SEATTLE - EDMONTON We are committed to quality, value and service to lu 11our n ers dreams exceed and rarecd their exprclafians. December 16, 1991 Mr. Dale Offin 15559 Southeast 67th Place Bellevue, Washington 98006 Re: Heritage Woods (formerly Emerald Park) Dear Mr. Offin: I b � At the time I prepared the June 19, 1990 Report of Geotechnical Inve ti ation for Emerald - Park, I was aware that some of the developed area would be at or slightly steeper than 40%. I have discussed this with you and with Parklane Personnel. - As inferred on pages 7 to 11, all slopes are stable and capable of supporting conventional -spread footings. In recognition that the steepest of slopes are subject to near -surface creep and greater -than -average erosion, I recommend that you have me notified of specific building locations when they become known. You can assume that, in the- most adverse case ' anticipated, the only special procedure needed would be slightly deeper than normal bearing surface excavations. Yours very trul , JamekEaton, P.E. �- 02-1851 JE:ho'r/4 JAMES EATON, PE GEOTECHNICAL SERVICES (206) 682-6942 Box 126 • Hobart, WA 98025 June 19, 1990 Mr. Robert G. Flitton Parklane Ventures, Inc. - -- 31620 23rd Avenue S., Suite 120 _ Federal Way, Washington 98003 In 0 Re: Emerald Park LiT:,I I V 1 Dear Mr. Flitton: Enclosed are eight copies of your Report of Geotechnical Investigation on the proposed Emerald Park project. The general scope of services was outlined in my April 30 proposal to you. Your authorization was by letter of May 8. In briefest summary, backhoe test pits were dug at scattered locations over the project area and favorable soil conditions were found at almost all locations. For purposes of developing conclusions and general recommendations, knowledge of precise test locations is not necessary. For the benefit of readers of this report and to prevent its misuse, I shall briefly describe the limitations of accuracy of information on the enclosed Boundary and Topographic Survey. Dryco Survey and Mapping, Inc., established two dozen or more ground control points, many of which were found and identified in the course of geotechnical exploration. Test locations were measured or approximated from control points or from apparent property corners. The only site plan available at the time of exploration was a 1:200 Schematic Site Plan I dated March 3, 1990, and prepared by Stepan & Associates. It did not show any control points because those had not yet been established at the time of Stepan's work. Control_ points were -shown on_a_1:100 worksheet prepared by Dryco. I transferred key control points from the worksheet to the Schematic Plan by photographic enlargement. Certain inaccuracy is inherent in such a transfer process and there is also potential for some error in assuming that hubs have not been tampered with and that "apparent corners" are correct corners. The above explanation is offered to caution against using test pit information for improper purposes, such as scaling off locations for design application to specific structures without follow-up verification of soil continuity. The individual test pits typically measured one to two yards wide by five to seven JAMES EATON, PE GEOTECHNICAL SERVICES (206) 682-6942� Box 126 • Hobart, WA 98025 Mr. Robert G. Flitton Page 2 June 19, 1990 yards long. For purposes of legibility, the pit symbols are shown larger. In most cases, the actual test pits probably fall within the symbol area on the enclosed survey; in some cases they may not, though any such error would not be so great as to alter the substance of the report. Please distribute or use these eight copies as you wish. I have enjoyed the opportunity to be of service on this project and look forward to assisting you and your design and construction team through completion. Yours very tru , J es E. Ea n, P. . 02-1851 8 identical enclosures JEE/mer/8 .. �s,'.:•.r'�'.t�4ir.-r Via. s�„�'r;S;C_ — - .. ... INTRODUCTION As of the date of this report, the project known as "Emerald Park" is defined by the boundary lines shown on page 13. It is understood that different parts of the enclosed area are under various stages of purchase or ownership, but that any "final" configuration will closely resemble that shown. The internal roads and lot lines which appear on Schematic Site Plan I by Stepan & Associates are not shown because they will almost certainly be revised in the design process. Page 13 was actually prepared from a June 8, 1990, Boundary and Topographic Survey by Dryco Survey and Mapping, Inc. Permanent access is expected to be off of Military Road South and 26th Avenue S., which would have to be extended. As depicted, Emerald Park contains approximately 45 acres. An existing artificial pond and a natural swamp are significant features and are shown on page 13. Very roughly, 80 to 90 percent of the remaining area is moderately to densely wooded. The unwooded portion consists of a grass and weed meadow within the southernmost one-third of the area. Vacated Old Military Road transects the property as shown. A school building and associated improvements once occupied part of the site, although the exact location is not known. Elevation differential across the site is about 180 feet. The most significant drainage channel is a creek, judged to be intermittent, which enters the site through a culvert in the vicinity of test location 15 and _ which feeds the artificial pond and exits in the vicinity of test location 5. Following a period of rain, about one foot deep of water had ponded in the vicinity of test location 24, as shown, from a geotechnical point of view, this is not a bog or wetland and is of no particular significance. Both during and following intense rain, no surface water was observed in the swale roughly defined by locations 7 and 20. Topography is important because it dictates the grading plan which must be plotted early in the design process. Major cuts and fills are anticipated and, presumably, these would be balanced after all spoils have been removed. Cutting and filling would not be limited to roads and public areas. Schematic Site Plan I shows 168 single-family lots. Likely, any final plat will reflect that approximate number though, for reasons explained herein, there is good reason to include both single- and multiple -family units. One or more stormwater retention facilities will be needed although no determination has been made as to whether that will be underground or above or whether the swamp or existing pond might be included in any such system. If the existing pond is not used for stormwater retention, it is yet undertermined whether it will be preserved. 1 SCOPE, USE, AND LIMITATIONS The purpose and breadth of the investigation represented by this report was addressed by written proposal to Mr. Flitton of Parklane Ventures, Inc., dated April 30, 1990. Development is in a conceptual stage as of the time of this investigation and, therefore, the initial use of the report will be in general feasibility evaluation and in the rating of soil suitability for various construction purposes. It is anticipated that the report will be included as a supporting document in permit applications and that it will be used in part or as a supporting document in any environmental study. It will have minor use in determining site layout and in the grading plan. More specifically, it will define the significance of development within the areas of or proximate to the swamp and the pond. It will provide a basis for estimating spoil quantity. Recommendations are as specific as warranted by the preliminary stage of design and knowledge of the subsurface conditions. For most applications of the recommendations, the only subsequent or follow-up services needed will be in the form of confirmation of assumed conditions by visual inspection of excavations, bearing surfaces, and construction procedures. The nature of geotechnical engineering is such that evidence of compliance and proper workmanship is concealed by subsequent construction work. The undersigned, d/b/a Geotechnical Services, cannot and will not assume responsibility for completed construction work which is at variance with plans, specifications, good construction practices, or the recommendations of this report. Structures not now anticipated or those which impose unique or questionable demands on a knowledge of the subgrade may require case -by -case scrutiny. One area in which a high degree of follow-up will be required is in the quality control of fill placement and -compaction. - For reasons explained in the proposal, no effort was made to seek out or test for hazardous materials or restrictive unnatural materials. What, if any, such efforts may be required in the future is yet unknown, but would utilize the services of a qualified specialist. The only express or implied warranty carried by this report is that the professional efforts were applied conscientiously, in good faith, and to recognized standards of care as known and practiced by the engineering community of this locality at this time. As in any geotechnical investigation, it is only through assumptions of uniformity and natural orderliness that information gathered at random test locations is developed into conclusions and recommendations. To whatever extent anomalous or unexpected conditions may exist, the conclusions and recommendations would be affected accordingly. Insomuch as test locations are hundreds of feet apart, application of this report to specific plat locations must incorporate a high degree of good judgment and common sense. Attention is called to letter of transmittal accompanying this report, and to the discussion therein of test location procedure and limits of accuracy of same. 2 SUBSURFACE CONDITIONS As used here, "subsurface" includes soil, free water within the soil, and relevant at -surface features, including groundcover, the pond, and the swamp. INVESTIGATIVE PROCEDURE Soils deeper than a very few yards relative to present and/or post -development grades are of little more than academic relevance to the project. Therefore, the most useful information came from direct examination of freshly excavated soils in 24 backhoe test pits. The approximate locations of those are shown on page 13. The greatest depth explored was 151 ft. The holes were dug with a Kobelco 907 LC II on June 4 and 5, 1990. During the time the pit was open, observations were made about visible groundwater presence and horizontal continuity. Measurements were made of the depths to stratigraphic changes and groundwater. Summaries of all test pit observations and measurements are presented on pages 14 to 19. In some cases, natural or artificial surface exposures provided indications of subsurface conditions at locations other than those shown on page 13. This ' provides evidence of continuity along the sidecuts of both Old and New Military Roads and those along the service road to the Water District property near location 7. Similarly, useful information from hand probings were obtained at other potentially critical locations which could not be effectively explored by backhoe. Specifically, those areas include the perimeters of both the pond and the swamp, the interior of the area of standing water near location 24, and the axes of several swales. These areas were seen to represent potential depositional environments for soft sediment or bog soil and were probed to determine whether highly adverse or restrictive conditions existed. Results of the probings are discussed in following paragraphs. As a matter of routine on any investigation -of this type, reference is made to technical publications which draw on deep water wells, regional surface mapping, and long-term efforts of field geologists, usually in some branch of government service. The publication most applicable to Emerald Park is State Water Supply Bulletin No. 28, Geology and Ground -Water Resources of South- western Kina County, Washington. -- GLACIAL AND PRE -GLACIAL DEPOSITS Bedrock in the vicinity probably consists of sandstone of the Puget Group, but because it is at lease several hundred feet below the surface and beyond the depth of known water wells, little is known about it. State Geologic Map GM-12, Thickness of Unconsolidated Sediments, Puget Lowland, Washington suggests that bedrock depth may be in the order of 1,200 feet. Simi larly, much, if not most, of the thickness of unconsolidated sediments above the bedrock is also deep and not well documented. WSB 28 classifies these deeper soils simply as "Pre-Vashon drift, undifferentiated". 3 All 24 test pits terminated in glacial materials left toward the end of a series of ice advances ending more than 10,000 years ago. The glacial deposits consist of two basic types. The stratigraphically deepest is glacial till, a mixture of sand, silt, and gravel as is exposed along the sidecut of Military Road South. The other glacial type is basically granular; it varies from clean sand to sandy gravel. WSB 28 describes it as "recessional outwash". when viewed in relationship to larger adjacent areas, the site straddles the axis of a -southwest -northeast plunging ridge approximately centered along a line connecting test locations 22 and 1. The recessional outwash, i.e., the sand and gravel, appears to be confined to the northwest flank and the nose of the ridge roughly as sketched. NW �� SE Sand & Gravel Glacial Till In very rough terms, the sand and gravel are confined to the combined area represented by test locations 5, 2, 3, 7, and 8. Location one may also be included, but the thick fill presence prevented sufficiently deep exploration to be definitive. RECENT SUPERFICIAL SOILS These are of three types: topsoil together with plant matter, fill, and bog deposits. Topsoil was derived by loosening and decomposition of underlying material under atmospheric and botanical processes. Because the processes are most severe at and very near the surface, the transition between parent soil and topsoil is gradational. Topsoil thickness varies considerably from point to point for several reasons: 1) in general, it is thinner on steep slopes where it is subject to gradual losses to erosion and ravelling; 2) it tends to be thicker in swales and flatter areas below slopes where displaced materials accumulate; 3) large ancient trees can account -for very local softening to greater -than -surrounding depth; and 4) the site has been logged at least once and associated with this and other past uses, surface soils have been displaced. For stripping purposes, the average topsoil thickness based on 23 measured locations is 0.97 ft. The term "swamp", rather than "wetland", is used herein because "wetland" has legal and permit meanings unrelated to any geotechnical concept. The wetland boundary will be defined by others and that boundary will not likely coincide with water's edge or bog -soil edge. The swamp appears to be a natural feature, although the degree to which it may have been raised, lowered, or altered by past peripheral construction and development cannot be readily determined. Insomuch as the swamp is unlikely to be developed, no effort was made to explore the poorly accessible interior areas. Probings made within the swamp, but generally less than 50 feet from the edge, suggest that soft sediment over broad areas is in the range of 4 to 5 feet thick. The maximum thickness noted was 7 feet. Of significance is the fact that peat, organic silt, or other highly restrictive soil types do not appear to be present any significant distance outside of the water body. Except for the labeled swamp area, no other bog deposits were noted. Test locations 4, 5, 17, 20, and 24 were chosen because of their proximity to swales or areas of poor surface drainage where adverse soil types might reasonably be expected. Probings made around the west, south, and east edges of the artificial pond indicate no significant soft sediment there. No effort was made to probe the interior of the pond or the area adjacent to the occupied residence there. The most significant fill found is that represented by the test pit number one. It appears that most, if not all, of the area between the swamp and Star Lake Road consists of highly variable fill. Schematic Site Plan 1 shows this area as undeveloped and, therefore, that fill is not considered relevant at this time. A small earth dam is located at the northwest end of the pond. What if any other filling or incidental grading may have been done in association with the pond or nearby occupied buildings is unknown. Partly as an outgrowth of dumping restrictions at local landfills, illegal dumping of construction rubble, and of broken concrete in particular, has greatly increased in the past year or two. Some such deposits were found on and adjacent to the site, but to date these are isolated and of very minor quantity. In recognition that the site was once occupied by a school, incidental fills, modified areas, underground structures and the like are to be expected in association with buildings and other improvements. It is possible that significant human -related problem areas may remain concealed within areas of dense vegetation. GRn11NnWATFR By common usage, "groundwater" is water which, because of saturated presence and permeability, would flow or seep into an excavation or well. Ten of the twenty-four pits encountered groundwater, and it is probable that others might have shown groundwater presence over a long observation period. Within area underlain by glacial till, groundwater exists only at sporadic locations and only in minor quantity. It is often seasonal or intermittent. Typically, till is an impervious hardpan, or near hardpan, at depths greater than one -to -two yards below natural grade. That component of precipitation which soaks into the soil tends to collect on the impervious surface. Such shallow perched water accounts for most of the observations described on pages 14 to 19. Documented water wells within glacial till are usually hand -dug and of very low production. Supply often comes from the hardpan surface and sometimes by minor internal aquifers which are subject to depletion. A second category of groundwater is that which is adjacent to and fed by bodies of surface water. Examples include locations 4 and 5; number 17 is not in this category. Drilled wells draw from deeper aquifers which are either outside of or, in the majority of cases, stratigraphically beneath the till. A number of major producing aquifers are believed to underly the site. Records and logs for about 70 wells are recorded in WSB 28 for the surrounding mile or so of the project site. Many of those are low -yielding, shallow -dug wells. A few are more than 300 feet deep and, in general, those which draw from beneath till or inferred till are high yielding. 5 It can reasonably be inferred that groundwater accumulates above the interface between the sand and gravel and the glacial till depicted on page 4. However, because that surface was not explored, and will not likely be excavated, except possibly along the southeasterly edge, the prospect does not appear to be relevant to the purposes of this report. 0 CONCLUSIONS AND RECOMMENDATIONS Except for the presence of the swamp, there is nothing of an unfavorable nature which makes the site different from the average site of comparable size and terrain. Glacial till, the dominant soil type here, is the most common soil type in the Puget Sound area. To the degree that the swamp and topsoil presence are adverse conditions, they are and have always been known conditions. As part of the cutting and filling procedure, topsoil and related unsuitables will be stripped from both cut and fill areas. Disposal of the considerable volume of spoils generated by stripping will be a formidable task. Partially out of environmental considerations, governmental policies and public acceptance are increasingly favoring "contained" grading plans. One way that might be accomplished would be to include multi -family units to free up open areas or public space where excess topsoil could be used. Glacial till is a highly moisture -sensitive soil. This means that it can be effectively compacted only within a narrow range of moisture. If excavated or subjected to direct construction traffic under overly moist conditions, sponging, rutting, or mudding will occur. The recessional sand and sand - gravel mixtures are far less moisture sensitive although they occupy perhaps only 15 to 20 percent of the site. As a practical matter, the sensitivity of the till will dictate that primary earthwork can be accomplished only during the dry season. No such restriction would apply to construction of residences or to other incidental activities not requiring placement of onsite structural fill. CLEARING AND STRIPPING The grading plan will be used by surveyors in flagging limits of clearing. By graphic designation, the grading plan should show cut areas, areas of fill less than 5 feet thick, and areas of more than 5 feet thick of fill. Trees will be removed, and root systems together with, incidental vegetation will be pushed into windrows by use of a dozer with a clearing blade. The plant matter and topsoil to an average thickness of about 1 foot will be transported by self -loading earth movers or dump trucks to some permanent location. Stripping must be to such depth that all organic matter and wet soil is eliminated from cut areas and areas to be filled are sufficiently firm to support "ordinary" foundation loads. In locations where compacted fill is to be thin, the stripped surface, in effect, becomes the bearing surface. The reason for plotting the 0-5-foot thickness zone is that this is a particularly critical part of the fill. Any surface boulders or rocks larger than 8 inches in diameter need be wasted. The presence and/or extent of any remnant foundations, slabs, underground tanks or human -related features is unknown over heavily vegetated areas and will be evaluated as encountered. 7 EROSION CONTROL In the absence of any type of protection, there would be high potential for erosion between the times that stripping begins and post construction slopes become revegetated. Seasonal limitations dictated by the moisture sensitivity of the soil will make it highly unlikely that erosion will be a problem during the few weeks that primary grading is in progress. Nevertheless, containment, filtration, and sedimentation provisions are recommended both for the duration of earthwork and for a period thereafter. Terrain is ideally suited to erosion and sedimentation management. Most, if not all, runoff can and should be directed to the pond or the swamp. The pond, if used, would be much like temporary containment and sedimentation features on similar projects, except that it would be much larger and, therefore, more effective with respect to turbidity of outfall. Here, pre - containment filtration could be provided or not, depending on whether the pond is to be a permanent feature. In the case of the swamp, permanency is certain and provisions must be made to minimize introduction of sediment. This will be accomplished first by passage through a filtration fence. Glacial till or other well -graded, onsite soil types would be superior to commonly used drainrock as fabric ballast and would be most effective if the ballast were placed in the configuration of a fillet at least 1 foot high as shown. Fabric On -site Borrow 'Post & Wire Fence Sloped as � .• s hawry .-'r.• Second, the fabric filtered runoff will be directed into one or more sedimentation cells at or near the edge of the swamp. The great volume of the swamp assures that offsite sedimentation will be essentially nonexistent and that offsite turbidity will be less than for the average project of comparable size and soil. In the event that there are incidental areas of runoff which cannot be practically routed toward the pond or the swamp, simple filtration as illustrated is advised. CUT AND FILL SLOPE INCLINATIONS For the reason that it is not possible to artificially compact glacial till to its original density or strength, cut slopes tend to be stable at steeper inclines than fill slopes. The roadcut along Military Road South is steeper than 1:1 (H to V) for much of its length and is stable at that configuration. Likewise, artificial cuts through the recessional sand and gravelly sand in the general area north and northeast of location 7 are at and, in some places, steeper than 1:1. these slopes also appear to be stable, although at angles steeper than 1:1 these types of materials are prone to sloughage and raveling. 0 Unless there is a compelling reason for making steeper cuts, 1:1 is recommended as a maximum sideslope along roadways and for other unretained locations. Any exception to this would be judged on the circumstances of the situation; hardpan presence, use of rockeries or other surface protection, need for vegetative cover, and maintenance considerations would be taken into account. "Safe" inclinations of fill depend on the degree of compaction. By common placement procedures, sideslopes of compacted fills to a depth of several feet are poorly compacted in comparison to deeper lifts and flat areas. Therefore, prude"t slope angles are dictated more by near -surface conditions than by the degree of compaction for the fill mass as a whole. Two -to -one is commonly used as a designed maximum slope of compacted fills though the term "compacted" remains undefined at this point. The 2:1 figure is recommended here with an exception allowed where placement procedure assures that the surfaces are not inferior to the fi 1.1 mass of which it is part; in those situations 11:1 would be permissible. One way in which surface quality could be maintained would be by overfilling, then removing the inferior surface. FILL PLACEMENT AND COMPACTION At the time the grading plan is being implemented, individual lots will not be staked and there will likely be few control points to tell the excavating contractor and individual equipment operators where roadways are located. Therefore, it will be impractical to have different specifications or standards for fills which will ultimately support houses, public roads, driveways, or nothing more than grass. The recommendations herein are intended to equal or exceed those which can reasonably be expected to be imposed by various agencies and individuals who will have design, administra- tive, financial, or ownership interests in any fill -supported improvements. The following principles and facts are fundamental to the quality of fill placement: 1. It is impossible to verify or measure quality of fill after it is placed. That can only be accomplished by inspection as the work is in progress. 2, Documentation of inspection and fill quality will be required by and for various agencies and purposes. In many cases, inspection records must bear the name and stamp of a licensed engineer. 3. Effective compaction can be achieved only if the borrow is at the proper moisture content. 4. Effective compaction can be achieved only by repeatedly rolling individual lifts or layers with a machine appropriate for the soil type. Depending on the size and type of equipment used, 6-to-8-inch thick lifts are commonly used maximums. "Packing" under dozer tracks will not achieve the degree of density required here. 5. The borrow used must be free of organics or objectionable material of any type. Rocks or bulky objects greater than the lift thickness must be excluded. Full-time inspection throughout grading and compaction is imperative. For both professional and legal reasons, engagement of the services of the undersigned engineer, d/b/a Geotechnical Services, is recommended for inspec- tion and quality control. The recommended degree of densification is 95 percent as defined by ASTM D1557, or to the satisfaction of the undersigned where the latter standard shall preempt the former. ROADWAY SUBGRADES Specific paving design recommendations are not given here because many of the design parameters are either unknown or outside the geotechnical specialty. In recognition of many variables and uncertainties of paving design, govern- mental jurisdictions have adopted local standards. In part because the City of Federal Way is expected to have permanent responsibility for the roads of this project, this report assumes that municipal standards will be applied. By complying with the recommendations of this report, subgrades in both cut and fill areas would qualify as "good to excellent", as that classification, also known as S-1, is used by the Asphalt Paving Association of Washington. S-1 soils have CBR values in the range of 20 to 80, and those of the cuts and fills of this project would fall in the higher end of the range. UNDERGROUND UTILITIES These are of geotechnical interest in two regards. The first is worker safety. Local, state, and federal regulations related to trenching, shoring, sidesloping, and bracing are well known within the construction trades, and those regulations are strictly enforced. This report assumes that guidelines will be followed. Compaction of backfill in a confined space, such as a utility trench, is difficult to achieve and difficult to measure. Obviously, where backfills exist beneath streets or improvements_ of any type, it is necessary that these materials be of comparable quality to adjacent soils; where adjacent soil is fill, the same degree of compaction applies to backfill as to the surrounding fill. For a variety of practical reasons, inspection of, responsibility for, and contractual arrangements related to utility fills are customarily handled separately from other earthwork. Often testing and inspection are by or for the public agency which will have responsibility for the roads; often too, responsibility for quality control services is with the utility contractor. Bonds are often used to provide incentive for quality workmanship on the part of the contractor and to make repairs in the event of shortcomings. Unless conditions exist which are significantly different from those at test locations, all utilities on individual lots will be through very ordinary soil and standard, good construction practices will be appropriate. Note the earlier comment about improvements being constructed over fill. POND AND DAM If the pond is not to be preserved, the dam, together with any other displaced or disturbed soil associated with pond construction and any sediment within the pond, must be considered as unsuitable materials. If the pond is to be filled, it must be drained and stripped of unsuitables in the same manner as other areas to be stripped. 10 If the pond is to remain, the most important issue is safety of the dam. Presumably the dam was not designed to current standards or constructed under documented inspection. Even though the feature may have been well con- structed, any undocumented fill is technically uncontrolled fill and cannot be assumed to have continuity. Safety could be enhanced in a variety of ways short of demolition and reconstruction. One way would be to place a slurry wall along the dam's axis; this would be notched into undisturbed soil. This issue will be discussed with the civil engineering firm for the project. STORMWATER RETENTION Much of the page 8 discussion of construction -related runoff is applicable to the permanent condition. With two obvious potential ponding features on the site, and in recognition that any other retention facility might be underground, no recommendations are offered at this time for dam design and or construction. Should the need for a new dam arise and its location and height be determined, additional recommendations will be offered. Even if additional volume is required, location along the swamp perimeter has obvious advantages. The cellular concept mentioned in association with erosion control could be incorporated into a permanent improvement. BUILDING FOUNDATIONS, DRAINS, AND SLABS Subject to compliance with the recommendations of this report and to the conditions and qualifications discussed herein, ground conditions will be excellent for foundation support in both cut and fill areas per the grading plan. Those ungraded areas, almost all of which are believed to be underlain by glacial till or recessional sand or sand -gravel mixture, are also favorable and will require nominal stripping to expose suitable bearing soil. Conventional spread footings sized to building code requirements or to 2,000 psf maximum soil bearing are recommended for residences in those areas which are underlain by inspected fill, by cuts or by stripped native soil. In all areas, including those in which fill inspection records are available at the time of house construction, it will be necessary to again inspect the staked foundation location before any concrete is poured. There is potential on any construction site for innocent or accidental damage to be caused to the subgrade; such damage in a very local condition can best be recognized by a trained specialist. For the most part, bearing surfaces in the cut areas will consist of extremely hard soil. Foundations in those areas could support much heavier foundation loads, although there would probably be no cost advantage to taking advantage of the higher soil strength. These areas are also subject to minor risk of damage or local discontinuity. In connection with the issue of construction -related damage and discontinuity is the matter of abandoned or existing foundations, basements, excavations, fills, fuel tanks and the like which might be encountered. The greatest risk of those will be in areas which are neither cut nor fill. Significance of any such structure or condition will have to be assessed at the time of discovery. The inclusion of footing drains on all homes is recommended. Whether slab - on -grade or wood floors above grade, inverts for the drains should be approximately one foot or more below the elevation of the adjacent crawl surface or slab. In accordance with usual good construction practice, the 11 drains should have positive gradients, ample height of permeable backfill for the specific application, and proper filtering with respect to backfill and surrounding soil. The glacial till and any fill created from it is poor draining and prone to capillarity. Therefore, interior slabs which are poured over it should include a plastic membrane and a four -to -six inch granular layer beneath. James Eaton June 19, 1990 9� 13917 trC ti`u C' NAI 12 LiVIERALD PARK - 10 _ BOUNDARY & TOPOGRAPHIC i. _ _ ` �g TAKEN FROM DRYCO PRELIM SHEET ,' 22 ► � � I r r � 12�2 .' • r r DE* DTES _tee TEST PIT r - _ - .-VA Cq T p f� _ 24 , , 7 3 r ,00- .r _ , f• Ry pOkc ADftQ I 11� r L.7r� r� ti I '� • r 4 �P ,rr r'• 1' It 490'-' LL24 / f ..o 2 14 ep f ' I , 5� P{]N o - 1 . f 17�j Y / r +�•.s� I r I ❑ '- I f I � - 41 zo '0 ,_ ' I,� � �l ..�;ii 'I 11 r' � � ,r'-�f a•f... � ■J■�"��"'�',••: AARp%FMATE • _. ,�ti�}.�dr;•J �L .. NORTH s \ ♦ '�_ J 1 LOCAT(Oy SEE TEXT � �=��r``}• �`•�"•'� ,..r SCALE IN FEET ti \\ , i ^_- :�-'� +'•• GARAGE/t o +ao 2ov xa aoo 5vu 1 � �ti� �- - �. :„• .�'r . 16, o =�•1 C��URCj� �i" V � .3 TEST PIT LOGS #1 0' - Highly variable fill containing silty gravelly sand, chunks of concrete and asphaltic cement, organic matter, wire rope, brick fragments, drywall scrap. 9.8' - Dark brown organic topsoil. 10.9' - Brown silty gravelly F-C sand. 15.5' - Completed and backfilled June 4, 1990; groundwater at 13.5 feet. #2 0' - Duff and organic topsoil (thickness varies from 0.1 to 1.5 within pit area). 0.7' - Medium brown silty gravelly sand with roots (medium dense). 2.8' - Light to medium brown sandy gravel with silt (very dense). 11.5' - Completed and backfilled June 4, 1990; no groundwater encountered. #3 0' - Duff and organic.topsoil. 0.3' - Brown sandy silty gravel with roots (medium to very dense). 3' - 5' - (varies) Medium brown F-M sand (dense). 12.3' - Completed and backfilled June 4, 1990; groundwater seepage from 11.8 feet. #4 0' - Dark brown organic topsoil. 1.9' - Medium brown sandy gravelly silt (medium to stiff). 3' - 6' - (varies) Light to medium brown sandy gravelly silt (hardpan). 9.5' _ Completed and backfilled June 4, 1990; Groundwater seepage from 3' and below (this is at and below elevation of adjacent swamp). 14 #5 #6 #7 FA 0' - Dark brown organic topsoil. 1.5' - Medium brown sandy gravelly silt (medium stiff to hard). 4.6' - Medium brown to gray sandy silty gravel (very dense). 11' - Completed and backfilled June 4, 1990; Groundwater seepage from 0-3' (at and below elevation of adjacent swamp). Duff and organic topsoil with roots. 1.0 - Medium brown gravelly silty sand with roots (medium dense). 3.3' - Light to medium brown sandy gravel with silt and cobbles and boulders up to 12 inches (very dense). 9.5' - Completed and backfilled June 4, 1990; groundwater seepage from 3 to 3.5 feet. Duff and organic topsoil. 0.6' - Medium brown silty gravelly sand with fine to medium roots to 3.5' (medium dense). 5.8' - Gray gravelly sand with -silt (hardpan). 9.5' _ Completed and backfilled June 4, 1990; no groundwater encountered. 0' - Several surface boulders to 4' diameter (in vicinity) Duff and organic topsoil. 0.8' - Medium brown sandy loam with roots (soft/loose to medium). 3.2' - Medium brown sandy pea gravel with minor silt (very dense). 11.4' - Completed and backfilled June 4, 1990; no groundwater encountered. 15 #9 0' - Duff and organic topsoil. 9.0' - Medium brown sandy silt with gravel and roots (medium stiff). 4.0' - Gray gravelly silty sand (hardpan). 9.4' - Completed and backfilled June 4, 1990; no groundwater encountered. #10 0' - Duff and organic topsoil. 0.3' - Medium brown silty sand with gravel and cobbles (loose to medium dense). 4' - 6' - (varies) Gray gravelly silty sand (very dense). 11' - Completed and backfilled June 4, 1990; no groundwater encountered. #11 0' - Duff and organic topsoil. 0.9' - Medium brown sandy silt with gravel (medium to stiff). 4.2' - Gray sandy silt with gravel (hardpan). 11.6' - Completed and backfilled June 4, 1990; trace of groundwater at 4.2 feet. #12 0' - Duff and slightly organic topsoil. 1.1' - Brown silty sand with gravel (medium dense). 3.9' - Gray sand with gravel (hardpan). 9.5' - Completed and backfilled June 4, 1990; no groundwater encountered. 16 #13 #14 #15 #16 7i Duff and organic topsoil 0.9' - Medium brown sandy silt with gravel (loose to medium dense). 4.0' - Gray silty sand and sandy silt with gravel (hardpan). 9.7' - Completed and backfilled June 4, 1990; no groundwater encountered. A Duff and organic topsoil. 1.2' - Medium brown silty sand and sandy silt with gravel (medium dense/medium stiff). 4.2' - Gray silty sand and sandy silt with gravel (very dense/hard). 9' - Completed and backfilled June 4, 1990; no groundwater encountered. A Duff and organic topsoil. 0.6' - Brown sandy silt with gravel and firm roots (soft to stiff). 3.6' - Tan sandy silt with gravel (hardpan). 9.1' - Completed and backfilled June 5, 1990; no groundwater encountered. 0' - Duff and topsoil. 0.8' - Medium brown sandy silt with gravel and roots (soft to medium stiff). 3.5' - Tan sandy silt with gravel (hardpan). 7.0' - Brown F-M sand (very dense). 12.4' - Completed and backfilled June 5, 1990; no groundwater encountered. 17 #17 0' - Dark brown to dark gray organic silt. 3.0' - Variable brown to tan silty gravelly sand and sandy silty gravel (very dense to hardpan). 11.7' - Completed and backfilled June 5, 1990; flooding from surface, seepage from 0 to 3 feet; no groundwater below 3'. # 18 0' - Duff and organic topsoil. 0.4' - Medium brown loam with roots (medium stiff). 3.3' - Medium brown F-M sand with gravel (very dense). 9.5' •- Completed and backfilled June 5, 1990; no groundwater encountered. #19 0' - Duff and organic topsoil. 0.8' - Brown silty gravelly sand with occasional roots (medium dense). 2.5' - 4' (varies) Tan to brown silty gravelly sand (very dense). Completed and backfilled June 5, 1990; no groundwater encountered. #20 0' - Duff and organic topsoil. 1.6' - Brown sandy loam with roots (medium stiff). 4.7' - Brown gravelly sand with silty (very dense). 10.4' - Completed and backfilled June 5, 1990; no groundwater encountered. 18 #21 0' - Duff and organic topsoil. 0.6' - Medium brown silty sand with gravel and roots (medium dense). 3.4' - Light brown silty gravelly sand (hardpan). 8.5' - Completed and backfilled June 5, 1990; slight groundwater seepage from 3 to 3j feet. #22 0' - Duff and organic topsoil. 0.8' - Medium brown silty sand with gravel (medium dense). 4.1' - Light brown silty sand with gravel (very dense to hardpan). 8.5' - Completed and backfilled June 5, 1990; moisture presence observed 4 to 5 feet. #23 0' - Duff and organic topsoil. 0.4' - Brown silty sand with gravel (medium dense). 3' - 4' - (varies) Brown -to gray silty sand with gravel (hardpan). 8.8' - Completed and backfilled June 5, 1990; slight groundwater seepage from 3 to 4 feet. #24 0' - Duff and organic silt. 1.2' - Brown sandy gravelly silt (medium stiff). 3' - 4' - (varies) Tan to gray silty gravelly sand and sandy gravelly silt (very dense/hard). 9.7' - Completed and backfilled June 5, 1990; groundwater seepage from 3 to 7 feet. 19 TAN — �—ID^ T"IJ 1 = y4 TE C SEEN I CEI_INL I M I TED P . 0 1 Technical Services Unlimited � Tsv Dale F.Offin I January 9. 1992 I �Kk%31T 'e' Parklane Ventures Inc. 31620 23rd. Ave. South Suite 320 Federal Way, WA 98003 Attention lob Flitton RE: HERITAGE WOODS .I 7 11 t c�e As requested, I have calculated the cut and fill volumes along_ the road right-of- ways for the preliminary plat 'of Heritage. Woods. Listed below are the va umes. Gait 58,300 cu. yds. Fill 3,600 cu, yds. , Please call if you have any questions, Dale Offin 15369 S.E. 6,Zt1i:Flace, Henevue, Wa. 98006 (206) 644-2238 Fax No. (206) 641-9051 �! (*)< H?; 1'r 'F January 10, 1991 * Re -confirmed December, 1991. Mr. Robert Flitton Parklane Ventures, Inc. 31620 23rd Avenue South, Suite 120 P.O. Box 6033 Federal Way, Washington 98003 PLVX0014 Re: Emerald Park Wildlife Habitat - project renamed "Heritage Woods" Dear Rob: On December 1, 4, 5, and 6, 1990, DEA biologists conducted a study of "significant trees" on the41. 9acre Emerald Park property. Although the field investigation was focused on trees, wildlife was also observed and noted. Wildlife species observed in the forested areas of the property include Douglas squirrels, raccoon, Steller's jays, Townsend's warblers, and an unidentified woodpecker. In addition, mountain beaver (Aplodontia) burrows occurred in Douglas fir forest areas. An open area containing scattered trees is located in the southern part of the property where numerous birds, including chickadees and sparrows, were observed. Should you have further questions, please call me or Chuck Warsinske. Sincerely, DA EVANS AND ASS CIATES, INC. John D. Macklin Forest/Wetland Biologist JDM:crg DAM FANS AND ASSOCIATES, INC. ENGINEERS, SURVEYORS, PLANNTERS, LANDSCAPE ARCHITECTS, SCIEN-nsTS OFFICES IN OREGON, WASHINGTON AND CALIFORNU 301 • 116TH AVENUE S.E., SUITE 170 BELLEWT, WASHINGTON 98004.6477 (206)455.3571 FAX (206)455.3061 F-1 % Ri I? January, 1992 PARKLANE ParkLane Executive Center 31620-23rd Avenue South Federal Way, Washington 98003 1 r , Telephone: (206) 946-3652 Fax: (206) 946-3580 The attached "Significant Tree Study" has been slightly modified to accomodate the adjusted limits of site development. The number of significant trees to be removed has been reduced to ap_nroximately_ 950, substantially less than the allowance of 75%. To reiterate the conclusive statement of the report, "fewer than 75% of the on -site trees are to be removed, therefore, no mitigation for loss of significant trees is required by Federal Way." VANCOUVER - SEATTLE - EDMONTON We are committed to quality, value and service to fulfill our C2i5tP»IPra dreams andrx"Id their experlations. . . ,A SIGNIFICANT TREE STUDY OF THE EMERALD PARK PROPERTY �J&0_ tA&9r0k0 Federal Way, Washington Prepared for: Mr. Robert Flitton PARIO_ANE VENTURES, INC. 31620 23rd Avenue South, Suite 120 P.O. Box 6033 _Federal Way, Washington 98003 PLVX0014 Prepared by: John D. Macklin and Jeff W. Tupen DAVID EVANS AND ASSOCIATES, INC. 301 116th Avenue S.E. Suite 170 Bellevue, WA 98004-6477 J A IN 1 0 1Sk39 1 w.9 O.ULA4 INTRODUCTION David Evans and Associates L.A, conducted an investigation in December, 1990 of the existing vegetation on thesite of the proposed Emerald Park residential development. The site is located northeast of Military Road north of 284th street in Federal Way, Washington (Figure 1). The main purposes of this investigation were to determine the number of on -site trees meeting Federal Way "significant tree" standards, and to determine the potential impact of the proposed Emerald Park residential development on these trees. Any other significant or unusual vegetation on site was also noted. The City of Federal Way, Washington defines Significant Trees as follows: "Any evergreen tree 25 inches in circumference or greater and any deciduous tree, other than red alder and cottonwood trees, 37 inches in circumference or greater, each measured one foot above the root crown." Federal Way also defines Significant Natural Vegetation: "Any area containing a concentration of significant trees; any area of significant biological importance; and any area containing dense, mature, native vegetation." (Federal Way Zoning Code, 3:815,820, 1990) METHODS Four phases of study were involved in identifying significant trees on the subject property: 1) interpretation of aerial photographs 2) ground-truthing of aerial photograph images, 3) preliminary sampling, and 4) census of significant trees within dense stands. 1:100 scale prints of 1989 black -and -white aerial photography were examined. Large individual trees outside of dense stands were noted as coniferous or broadleaved, and were mapped. Large groups of trees were delineated as stands. In densely forested areas, stands of trees were delineated on the aerial photograph based mainly on general stand composition. DEA biologists were on the site December 1, 4, 5, and 6, 1990. The individual trees that had been mapped were inspected in the field in order to verify the sizes, species, and 1 numbers of trees. Stand boundaries as identified on aerial photographs were inspected and were refined based on actual conditions in order to obtain more useful divisions and more homogeneous stands. Because of the relatively small size of most of the closed -canopy forested stands and the diversity within the stands, a full census of significant trees in each stand was conducted. Tree size thresholds of 8 inches diameter for evergreens and 11.75 inches diameter for deciduous species were determined one foot above the root crown as specified by Federal Way rather than the standard 4.5 feet from the ground surface, or diameter at breast height (dbh). An approximately 6-acre dense stand dominated by conifers in the eastern part of the site was considered for sampling rather than census because of its relative uniformity. Analysis of a preliminary sample of four randomly located 0.10-acre plots indicated that 66% of the stand would need to be randomly sampled in order to estimate the number of significant trees with a 5 % coefficient of variation. DEA biologists concluded that the stand was too small to efficiently use sampling techniques, and a full census was conducted. INVESTIGATION RESULTS A total of 1,059 significant evergreens and 318 significant deciduous trees were identified on the site. All significant deciduous trees were big leaf maple (Acer macrophyllum), except two Scouler willow (Salix scouleriana). Significant evergreens included Douglas fir (Pseudotsuga menziesii), western red cedar (Thuja plicata), and western hemlock (Tsuga heterophylla), as well as Pacific madrone (Arbutus menziesii), a broad-leaved evergreen. Most of the site was occupied by closed -canopy forest. This forested area was separated into 13 distinct stands, as shown in Figure 1. Scattered trees in the southern on -site clearing were mapped individually. In addition, two areas. of the site which contained few or no significant trees were identified as "alder stands." Table 1 enumerates significant trees, and a discussion of the stands is presented below. 2 Table 1: Significant Tree Counts by Stand Stand Evergreens Deciduous Total 1 8 12 20 2 18 2 20 3 34 31 65 4 13 54 67 5 32 13 45 6 124 14 138 7 52 1 53 8 102 17 119 9 4 8 12 10 13 62 75 11 59 12 71 12 134 71 205 13 459 18 477 Stands Total 1,052 315 1,367 Individuals 7 3 10 Total 1,059 318 1,377 Stand 1 lies along the northern property boundary and is dominated by big leaf maple but contains several significant conifers as well. Much of its area is occupied by an abandoned building. Stand 2 is dominated by red alder (Alnus rubra), but also includes clusters of significant big leaf maple and western red cedar. Stands 3 and 4 in the northern end of the property contain numerous mature, second -growth trees with an understory dominated by salmonberry (Rubes spectabilis). While Stand 3 contains roughly equal proportions of significant evergreen and deciduous species, Stand 4 is dominated by big leaf maples. Stand 5 is a small area that is notable for its concentration of large Douglas fir, including several measuring close to 40 inches dbh. Much of the western end of the property is dominated by red alder. Stand 9 is in this area, and contains only a few significant trees. Numerous black cottonwoods (Populus - balsamifera) up to approximately 40 inches dbh occur here as well. Stand 10, in the northwestern corner of the property, is co -dominated by red alder and mature big -leaf maple, many of which are of significant size. Understory vegetation in these areas is dominated by Pacific blackberry (Rubes vitifolius). 3 An open area north of the on -site pond is occupied by a building and a parking area, and contains only one significant tree. A clearing occupies much of the southern end of the property. This clearing contains a number of shrub -level one -seed hawthorne (Crataegus monogyna) and apple (Males pumila), both of which provide food supplies for wildlife, particularly passerine birds. Groundcover varies across the cleared area and includes Himalayan blackberry (Rebus discolor), various grasses, and salal (Gaultheria shallon) in different areas of the clearing. Scattered significant trees occur in the cleared area, most notably four significant Pacific madrones including individuals of 33 and 29 inch diameters (Figure 1). Stands 6 and 8 in the central area of the property are both stands in which numerous significant conifers are mixed with red alder. Stand 8 contains approximately 19 significant Pacific madrones scattered along the edge of the southern clearing, including three that measure approximately 20 inches dbh (Figure 1). Stand 7 is located on the southern property boundary and is dominated by significant Douglas fir. Stand 11 is located northeast of the southern clearing, and contains a concentration of significant conifers, including Douglas fir up to 34 inches dbh. Stand 12 lies along the northeastern property boundary, and is dominated by large, mature Douglas fir and western red cedar. The understory is dominated by salal and Pacific blackberry in the northern area and by salmonberry in the topographically lower southern area. Numerous significant big leaf maple are scattered through this lower area as well. While not significant under Federal Way criteria, several black cottonwood in this area are notable for their large sizes up to 55 inches dbh. Stand 13 extends along the eastern property boundary and westward into the central area. It is uniformly dominated by Douglas fir, most of which are of significant size. REGULATORY IMPLICATIONS Federal Way Zoning Code specifies that development proponents "retain significant trees on the subject property to the maximum extent possible," and that the City may require minor site plan changes to achieve maximum retention of significant trees. Should the site development involve removal of more than 75% of the site's significant trees, any removed trees among the remaining 25% must be replaced on a one to one basis by nursery stock conforming to Federal Way standards (5 inches diameter for deciduous, 17 feet tall for 4 coniferous) "..before commencing any development activity." Project proponents are responsible for replacing planted trees which are damaged or destroyed within two years of project construction, and the City also requires a three-year maintenance bond for trees planted. (Federal Way Zoning Code, 1990, 90.15). In addition, the Code sets forth protection requirements for significant trees retained on -site. POTENTIAL IMPACT AND MITIGATION Approximately 992 significant trees, or 73% of the total number on -site, are to be removed. This includes 77% of the site's significant evergreens (817 trees), and 55% of the site's significant deciduous trees (175 trees). Trees left on the property will be those located in the 11.06-acre "open space area" at the northern end of the property (Figure 1). Fewer than 75% of the on -site significant trees are to be removed, therefore, no mitigation for loss of significant trees is required by Federal Way. 5 EMERALD PARK FEDERAL WAY, WASHINGTON ANALYSIS OF RECREATION AND OPEN SPACE IMPACT` * Name now changed to "HERITAGE WOODS" Prepared For: Robert Flitton PAR LANE VENTURES, INC. 31620 - 23rd Avenue South, Suite 120 P.O. Box 6033 Federal Way, Washington 98003 F'c k `f v �• Prepared By: DAVID EVANS AND ASSOCIATES, INC. 301 - 116th Avenue SE, Suite 170 Bellevue, Washington 98004 (206) 455-3571 January 11, 1991 * re -confirmed December/1991 Analysis of Recreation and Open Space Impacts The City of Federal Way was recently incorporated and has not yet taken over ownership or maintenance responsibilities for the parks within its jurisdiction. These responsibilities should commence at the beginning of 1991, according to the City's Parks Maintenance Department. The City is in the process of inventorying the parks it will acquire. A consultant has been retained and 4 discussion papers (which will result in a Park and Recreation Plan) have been completed. Table 35 of Discussion Paper No. 3 presents a "Summary of Land and Facility Needs for the Entire City." A selected portion of the table is shown below: Demand Add'1 Need Park Area Recommended Existing (City --Wide) (City -Wide) Standard Inventory 1990 1990 Neighborhood Parks 1.6ac/10W 16.3 148.3 132.0 Community Parks 1.8ac/ 1000 115.8 166.9 51.1 General Open Space 3.Oac/1000 62.0 278.1 216.1 There are two Neighborhood Parks, Alderbrook Park and Olympic View Park, which are 2 miles north and 3 miles northwest, respectively, of the Parklane Meadows subdivision. According to the Parks Department, these are both large, passive parks. The closest Community Park is Lakota Park 3.5 miles to the north of the subdivision. It is an active park with an athletic complex including areas for soccer, baseball and track. The two closest Community Parks are Steel Lake Park 4.5 miles to the south and Camelot Park 5 miles to the southeast of the subdivision; Camelot Park is not within the City limits and will remain under King County jurisdiction. Steel Lake has both active and passive areas while Camelot Park is an active park. Emerald Park is providing 11.06 acres of open space on the property. This represents 33.5 acres of open space per 1,000 population, and far exceeds the recommended standards. Therefore, the project will actually help reduce the city's current needs. 13003• WODDM ONT PAW REDONDO MARINA jgfl T. TAR "�7s 1 K E =RALD PARK i CAMELOT WEA 1 5 L HARK ILDW PARK SACAJA t ! �s.300TH w I DOLLOFF LAKE- Sg:�? i+- 3 312TH ST. LAKE o MIRROR X.... LAKE STEEL LAKE &320TH ST. PARK U 1 1< NORTH EMERALD PARK PARK AND RECREATION -ACCESS MAP DAMrAmANDAsoaTUwe DEC 17 '91 09:4© DAVID \,iS & ASSOCIATES BELLEVU o iA P.114 2'&sr-J (no December 17, 1991 Mr. Robert G. Flitton Parklane Ventures 31620-23rd Avenue South Federal Way, Washington RX: IYO1R1 �f i?-CE!`,IrT) BY DLlr E:!0 ,1;."NT EEIAR T MENT Name of plat is now "HERITAGE WOODS" IMPACT ANALYSIS FOR THE Dear Robert. In accordance with your request for ad 'ti nal traffic analysis on the Emerald Park Plat, David Evans and Associates, Inc. (DE4has assembled the supplementary information and mitigation below, specific to the aty of Federal Way, This additional analysis should satisfy the City of Federal Way,s requirements as communicated to us.. This analysis and data are intended to supBlement our original traffic impact analysis of December 1990 for the Emerald Park Plat. Levels of Service DEA conducted field observations of study area intersections and traffic counts during the month of December 1991 to augmeTt our original intersection data. These recent counts included the following: ; S. 272nd StreetfMilitary S. Star take /Military ] The intersection of S. Star Lake The intersection of S. 272nd Si of King County. i - a.m. peak -hour traffic conditions - a.m, and p.m, peak -hour traffic conditions � Road lies within the City of Federal Way. Road lies within the unincorporated lands After counting these intersections, each data set was used to test for resulting level of service (LOS). These "existing" condi ors were then factored by'a, 5 percent traffic growth rate for a one-year horizon, "f ture conditions" LOS analysis similar to the original study. To these conditions proj t trips were then added to simulate a "future plus project" scenario and tested for i S. The results of this analysis are shown in Table 1 on the following page. DAVIT) EvANs ANDA_SscyaklTs, INC. ENUNEEM, SURVEY016, PLANNERS, LANDSCAPE. ARCHITECTS, SCI ,N-nM OFFICES 1N OkEGON, WASf11NG fON AND CWFORNIA 415 1 ISM AVENUE, S1 BEURTT,WASHLNGTUN 98005.3553 ' o.,ef_tiT" hrnnel fay transmittal meme 7671 it-fpagee ► Emerald Park Traffic Impact December 17, 1991 Page 2 Table 1 y Level of Service LOCATION/ LEVFE, OF SERVICE INTERSECTION (peak period) Existing Future Future Without Project With Project 5.272nd St/ Military Road LOS E LOS F LOS p (a.m.) S. Star Lake/ EBL 186 D EBL 168 D EBL 153 D Military Road EBR 954 A EBR 944 A EBL 932 A (a.m.) NBL 979 A NBL 978 A NBL 971 A S. Star Lake/ EBL 78 E EBL 65 E EBL 58 E Military Road EBR 306 B EBR 280 C FW, 261 C (P.M-) NBL 361 B NBL 332 B NBL 314 B S. 288th St/ Military Road LOS D LOS D LOS D (a.m.) As illustrated, conditions at these intersections indicate mixed operations. The intersection of S. 272nd StreetWlitary �oad was found to be LOS E in the a.m, peak - hour. These operations would be expected to deteriorate to LOS F in the future year. The project would be expected to utilize hi$ intersection and incrernen tally increase trips through the intersection. The intersectiDn of S. Star Labe Road at Military Road was analyzed both for a.m. peak -hour and p:m. peak -hour conditions. The intersection was found to operate at LOS D in the a.m.1 peak -hour and would be expected to continue operating at LOS D in the future with anf without the proposed project. The intersection was found to operate at LOS E in the p.r. peak -hour and this level of service would not be expected, to change in the future wit-1 or without the project. The intersection of S. 288th Street/Military Road was found tq operate at LOS D and this would be expected to continue in the future with or withoO the project. Transportation Demand Management (TDM Plan In order to diminish the project's elf t on the surrounding traffie environment, the project applicants should initiate a TD i plan to reduce vehicular trip generation. M order to reduce single occupancy vehicl (SOV) trips to and from the proposed project, 1 3 I Emerald Park Traffic Lnpact December 17, 1991 Page 3 the TDM flan should incorporate 1. The project should be d, environment. Such a de amenities such as sidew, units to park spaces and street lighting, benches, facilities should encoura� use. 2. The project should be d( alternative transportation include public transports project should provide a for the posting of ride st in a convenient, common bicycle racks should alsc at several other locations at park sites. The project access to public transpor 3. METRO has indicated tl Demand Management rn public transportation fac project roadway for app upgraded as specified by the shoulder on Military providing a sidewalk fro be appropriate. The pro, Johnson, S. Thing Count3 order to assure a "transit Site Distance Analysis ;ned as a "pedestrian friendly" n would incorporate pedestrian 5 or paths Unldng all residential Insit facilities, pedestrian -oriented d crosswalks, if appropriate. All walking as an alternative to vehicle signed to encourage the use of modes., These alternatives would ion, bicycling, and car pooling. The ieighborhood "Ride -Match Bulletin Board" gyring information. This should be placed location, accessible to all residents. be provided at this location as well as throughout the project, particularly s design should encourage convenient Won facilities on Military Road. it the project applicant, as a Transportation asure, should relocate the existing southbound ity further south, south of the S. 282nd Street priate a essibility. The facility should be dTRO. METRO has suggested that widening toad to accomm a s-R Rlity and E the project to the transit facility would act applicant should coordinate with Doug Development Review Planner, at METRO in friendly" environment for the project. A site distance analysis was performed 'or the intersection of Military Road at S. 284th Street. This analysis consisted of a fief observation and analysis of site distances north and south on Military (toad. Pield observations were augmented with mapped information from Kroll Maps of the stu y area. The American Association of State M*way and Transportation Officials (AASETO) recommends a 400 foot (122 meters) sight distance for 40 mph, two-lane roadways, ---_--------------------------------------- DEC 17 '91 09:42 DAVID EVANS & ASSOCIATES BELLEVI.1 0 '91 09:42 DAVID EVRNS Sc ASSOCIATES emerald Park Traffic hnpad Addend r )ecember 17,1991 Page 4 similar to Military Road. Sight distances rom the S. 284th Street project roadway north on Military Road were found to be exiensve and unlimited by constraints, Views to the south on Military Road were found to app oxamate the accepted distance at 380-400 feet. As a result, sight distances would be exp cted to be sufficient for safe operations at the project's S. 284th StreeOAilitary Road lr#ersection, providing project landscaping does not constrain views. !j P.4/4 %. Mitigation ne, intersection of S. Star Lake Roadl N Road lies within the City f _ �y tiY o Federal Way and presently operates at unacceptable le els of service during the p.m. peak hour and would continue to operate poorly with proposed project. The implementation of the Transportation Demand Management (TD" plan outlined within this letter should assist in reducing project SOV _trips and -mitigate against potential project impacts to this intersection. ` ' Landscaping at the intersection of 284th StrCCUMtary Road should be �c es geed ind _ implemented so as not to constrain sight distances. The intersection of S. 288th StreeUM H Road was found to operate at'LOS"-D and would be expected to continue to do so.: The implementation of the Tp3N1 Plan outlined in this report would be expected to mi 'gate traffic -related impacts of: the' proposed Project at this intersection. The adoption of these mitigation m ures. and. imP lementatiart of the ^outlined' Transportation Demand Management Plan should mitigate against traffic -related impacts -frdm the proposed project within the City of Federal Way." _.We hope these additional data and arialy will assist you izi planning for the Emerald _ Park Plat, 7f we can answer any qu 9, please do not hesitate to call. ; _ SincrelY2 - DvzDvArrs ADD ASsocrATEs;.. Donald H. Carr, p.P..: Transportation Manager DHC:RPF = " A c tta lamentsr n •fir- s% _ _ - .:�. �• l:'ti '-'• .5'. • a ti •'� •,, - ,-,;��•�,�'i?.�.!iF-r:7 '. :`•f •• 'r'[,1T•-:LRi -i=�= r•� ryl I n�"^`•il.. x• n;.F •1t. •-"?�:`rir.1 .`s"C ��.,��J.'. =. i.nf, C_ nC ?.�ia• � � - ! '.3::' .. t..r:; ,i 7'L _ .i:c��' tCi _ s 1 CHARTERED AS A WASHINGTON NON-PROFIT CORPORATION OCTOBER 17, 19BB HISTORICAL SOCIETY OF FEDERAL WAY POST OFFICE BOX 8304 FEDERAL WAY, WASHINGTON 98W3 Mr. Robert G. Flitton Parklane Ventures, Inc. 31620 23rd Ave. So. Suite 320 Federal Way, Wa. 98003-5042 Re: Heritage Woods Proposed Preliminary Plat Dear Mr. Flitton: January 8, 1992 (� �( � rf I 'T I r 1i 6ei�b Thank you for discussing the above -referenced proposed plat with us, particularly the issue of "Old Military Road." As mentioned to you, we do not feel that Old Military Road has significant historical value to the degree that it should be preserved in its present condition. We understand, however, that you intend to permanently recognize it with a marker in your open space area. We feel that this recognition is a tremendous objective and support it wholeheartedly, along with the project it itself. Some of our board members have expressed concern that the beautiful trees that line military road and provide a pleasant drive in that area, not be destroyed. We will provide all the necessary history and wording for the historical marker. Also, we would like to work directly with you in planning and designing the marker and open space area. We are anxious that this heritage preservation fit in with our overall plan for historical markers throughout Federal Way. Thank you for contacting us on this matter and we are looking forward to working with you on this project. Sincerely, Shirley L. C�hmell, President Shirley Charnell, President Margaret Peterson, Vice president Marcia Smith, Secretary Ed Opstad, Treasurer (H) 946-2136, (W) 838-2605 (H) 941-1035 (H) 839-4283 (H) 941-8262 PARKLANE ParkLane Executive Center 31620-23rd Avenue South Federal Way, Washington 98003 Telephone: (206) 946-3652 Fax: (206) 946-3580 January 10, 1992 Mr. Greg Fewins Senior Planner Planning and Community Development City of Federal Way 33530 - 1st Way South Federal Way, Washington 98003 Re: Heritage Woods (formerly known as "Emerald Park") Preliminary Plat Application No. SUS-91-0001 Dear Mr. Fewins: The above -referenced plat was originally submitted to you in January 1991, nearly one year ago, under the name "Emerald Park." We are hereby submitting a revision to that application. Despite the City's promises over a year ago for a 120- day turnaround period, we did not hear from you until August 1991. At that time, your letter expressed a volume of procedural and conceptual concerns, the majority of which we did not concur with. We immediately amended the procedural requirements, and then set out to determine how to amend the conceptual requirements that you department requested. We had several meetings with you and other Senior Staff to determine a course of action, to further express our dismay regarding the treatment which we received, and then to seek resolve to the outstanding concerns. At this time, we mutually decided to "pause" the application pending today's submittal. Today's resubmittal removes this "pause" and requests your immediate review to process our long- standing application in order that we may achieve a Examiner's Hearing date of on or before March 20, 1992. Following our meetings with you, we are certain that this submittal represents the general consensus of our meetings and discussions about what can and should be built on our property. We initially sought support for a VANCOUVER - SEATTLE' EDMONTON We are committed to quality, value and service to jidfillourcustmners dreams and exceed their expectations. Mr. Greg Fewins City of Federal Way Page 2 - January 10, 1992 clustering approach, but City Staff did not support it for some reason. After regrouping from this setback, we are now submitting for a partial rezone of our property, which City Staff is in support of. Our site is dually zoned, RS 9.6 and RS 7.2, and designated in the comprehensive plan as Suburban Residential. We are seeking to rezone the RS 9.6 portion to RS 7.2. You have promised us that this application can be simultaneously processed with the preliminary plat proceedings, thereby avoiding additional review time. As you know, the aesthetics and planning features are greatly enhanced by our proposal to rezone. it provides greater consistency throughout the development and causes no loss to the City in terms of what it would normally receive. We are pleased that City Staff have concurred with our approach. We must state that we are deeply concerned that the fiasco of last year not be repeated and although you have committed to avoid this and instead provide us with the earliest possible approvals, we remain concerned. We have fulfilled a I I procedural requirements (although we acknowledge that you may require us to revise/upgrade our package concerning owners within 300 fee of the property) and are pleased to now focus solely on the plat itself. You have advised us that there will be further fees required in order to expedite the rezoning portion of our application and while these fees are excessive, in our view, we will pay them within 72 hours of the reiteration of your guarantee that we will be processed in a timely and efficient manner. Please also recall that the City accepted $3,879.50 from us a year ago and held this money for the entire period. We would like to ensure that we receive an interest credit for these funds. The letter we received from you on August 1, 1991, has been the main focus of several of our meetings up to this point and we are pleased that you and other senior Staff members have expressed regret over the content and perceived intent of the letter (copy enclosed). Nonetheless, to avoid Mr. Greg Fewins City of Federal Way Page 3 - January 10, 1992 any future concern, we now respond to your letter, point by point, as follows: I Submittal r�rements. As stated, these have now been corrected, although you reserve the right to have us upgrade our list of residents within 300 feet of the plat. II Devi an/code regui rRMent, . A. Bicycle facilities have been provided for. B. The zoning boundary has been properly amended. C. We recognize that special approval is required and it is known that our application, in effect, makes this request. D. The tracts have been fully and accurately detailed on preliminary plat map C of 10. E. All lots have a regular building shape. F. Street trees have been provided. G. The pedestrian link has been provided. H. The temporary cul-de-sac has always been shown. I. This situation of water and sewer service has been completely resolved (not that it was unresolved as far as we and the districts were concerned), and enclosed are updated availability certificates to accompany our preliminary designs. J. The access driveway has been shown to stay, and in the event that the future easement is not obtainable, we have shown an alternate route. K. An entirely new drainage analysis is enclosed with the SEPA documents. L. 1. This conceptual grading plan is contained in the drawings. Mr. Greg Fewins City of Federal Way Page 4 - January 10, 1992 2. This conceptual grading plan is contained in the drawings. 3. This further dedication has been shown, although we do not support your request to have us upgrade Military Road. 4. South 282nd has now been aligned to a position suitable to the Public Works Department. 5. The road detail for Military Road has been amended to the satisfaction of your Public Works Department. 6. Medians have been provided for along Military Road South. M. We have provided 28.95% of our site as open space, instead of the required 15%. The 10% requirement for active recreation use has been met and is in a central location suitable to your Parks Department. III SEPA Review. A completely revised checklist has been prepared and is enclosed. A. Background. 1. Item 8 has been completed. 2. Item 10 has been completed. 3. Item 11 has been completed. B. Environmental elements. 1. Item 1(b) has been revised to be consistent. 2. Item 1(c) has been completed. 3. Item 1(d) has been completed and a new addendum letter has been included to this effect. Mr. Greg Fewins City of Federal Way Page 5 - January 10, 1992 4. Item 1(e) has been completed and a letter from our engineer is included. 5. Item 1(f) has been completed. 6. Item 1(h) has been completed. 7. With regard to item 3(a)(1), the wetlands report and follow-up mitigation proposals have been redone in full consultation with Staff and are enclosed. An entirely new drainage analysis report has been completed to satisfy your concerns and is enclosed. The pages have been numbered. 8. With regard to item 3(a)(2), the SEPA checklist now correctly identifies this issue. 9. With regard to item 3(a)(3), the SEPA checklist now correctly identifies this issue. 10. Item 3(c)(1) has been completed. 11. Items 3(c) and 3(d) have been completed. 12. Item 4(a) has,been completed. 13. With regard to item 4(d), the SEPA checklist discusses these impacts. 14. With regard to item 5(a), the SEPA checklist discusses the wildlife situation. 15. With regard to item 8(a), the surrounding uses have now been identified. 16. Item 8(h) is now related in the SEPA checklist. 17. Item 10(a) has now been revised. 18. (a) "Impact" has now been spelled properly. Mr. Greg Fewins City of Federal Way Page 6 - January 10, 1992 (b) The report also now accurately shows the site size. (c) The open space is analyzed in the plat drawings and SEPA checklist. (d) The open space has been relocated. (e) This issue has been discussed in full in the SEPA checklist. 19. With regard to item 13(b), the issue of Old Military Road has been reviewed and a letter from the Federal Way Historical Society is enclosed. 20. With regard to item 14, the traffic analysis has been upgraded with an addendum letter. 21. Item 14(a) has been completed. 22. Item 14(d) has been completed, although we have commented on our disagreement with the request. 23. With regard- to item 15, Parklane Ventures, Inc. has fully satisfied the requirements of the School Board with the proposed design of our plat. We recommend that if there are outstanding issues, they be discussed with them. Mr. Fewins, we do not concur with almost all of the extra requirements requested of us, but we must agree with them in order to expedite approvals that have been long overdue. When we submitted our plat a year ago, we believed that Staff would be expeditious as promised and were therefore chagrinned at receiving your August 1991 letter. Everything in your August 1991 letter could have been told to us a few days after our submittal date, not eight months later. Firstly, if there is anything in our submittal that you find to be a problem, or if there are any misspellings, or Mr. Greg Fewins City of Federal Way Page 7 - January 10, 1992 if it is improperly labeled, etc., we insist You bring it to our immediate attention. If it is other than a technical matter, let's discuss it before the Hearing Examiner. Secondly, we understand your previous constraints and truly respect and appreciate the personal efforts put into this project by you, Mr. Garrow, Mr. Moore, Ms. McClung, Mr. Nyberg, Mr. Keightley, Mr. Miller, and many others. We are sending a copy of this letter to Senior Staff and the City Council in order to bring it to the attention of as many people in the process as possible. We know that the current members of the City Council continually work to improve the process of government and to represent the people and businesses of Federal ay. S rely Robert G. Flitton RGF:smm cc: Dr. G. Richard Harris, Mr. Ray Tomlinson Federal Way Public Schools Mr. Robert Stead Dr. James Thrasher, Mr. Lynn Templeton Federal Way Public Schools Mr. Joel Marks Mr. J. Brent McFall Ms. Mary Gates Mr. Ken Nyberg Mr. Ron Gintz Mr. Philip Keightley Mr. Skip Priest Mr. Ron Garrow Ms. Cathy McClung Mr. Tom Miller Mr. Greg Moore Mr. Brian A. McAloney December 16, 1991 Mr. Greg Fewins Senior Planner Planning and Community City of Federal Way 33530 - 1st Way South Federal Way, Washington Development 98003 Re: Emerald Park -Prelitn4nary Plat Dear Mr. F ins: Please be advised that we project to: We will reports, etc. change. Thank RGF:smm PARKLANE ParkLane Executive Center 31620-23rd Avenue South Federal Way, Washington 98003 Telephone: (206) 946-3652 Fax:(206) 946-3580 have changed the name of this "Heritage Woods" be submitting a within a few days you. Sinc r y, Robert G. Flitton cc: Mr. Ken Nyberg Mr. Greg Moore Ms. Cathy McClung Mr. Ron Garrow Mr. Philip Keightley Mr. Brian A. McAloney Mr. Dale Offin Preliminary Plat File whole new set of plans, and they will reflect this We are co) miiiiItrri it, r1uohly, milife angi srriprrr 1" 1ef 1 illEM Wfr rei5rrceeli t�!'Fte!!!3 riflri CS['rrf� their rrperlitholio CITY OF ■ ■ 33530 1 ST WAY SOUTH October 30, 1991 Mr. Rob Flitton Parldane 31620 - 23rd Avenue South Federal Way, WA 98003 (C(up'y FEDERAL WAY, WASHINGTON 98003 RE: EMERALD PARK PRELIMINARY PLAT Dear Mr. Flitton: The following is in response to your letter of October 22, 1991. Your letter of October 22 was a follow-up to our meeting of October 18. The purpose of this letter is to clarify some of the issues discussed at our meeting. As we explained, City staff does support the concept of cluster subdivision on this site. We believe that clustering of lots can be effectively used in the design of this plat to protect and enhance environmentally sensitive areas. Staff will only support a cluster subdivision to reduce lot size below zoning requirements, to the extent that the proposal protects open space and environmentally sensitive areas above and beyond that which City codes already require of the project. Staff will not support a cluster subdivision to reduce lot size which only protects open space and sensitive areas to the extent already required by code. As proposed, your preliminary cluster subdivision only marginally protects open space and sensitive areas beyond code requirements. It is our estimate that only one-half acre of additional open space and environmentally sensitive area buffers are provided on the forty acre site. In order for staff to support the proposed project, additional open space and sensitive area protection will be required. Second, we discussed the issue of regulated slopes. These areas include slopes in excess of forty percent. Based -on information which you provided, there are a number of areas on the site which are classified as regulated slopes. Mr. Rob Flitton October 30, 1991 Page 2 Section 80.65 of the Federal Way Zoning Code (FWZC) only allows development of these areas if no other reasonable development alternative exists on the site. In addition, development must not lead to or create any increased slide, seismic or erosion hazards. In response to this discussion, you indicated that a more precise topography survey would be conducted. This information will be critical in determining the actual location and extent of these regulated slope areas. As we indicated, staff will support construction of required roadways or other infrastructure to the extent that no other alignment is feasible. In regards to building lots, staff will only support design and construction of lots to the extent that they meet the decisional criteria of section 80.65, FWZC. Based on our meeting, I believe that we are in substantial agreement on the concept and design of the proposed cluster subdivision subject to resolving the extent of open space and sensitive areas protected. There appears to be only a minor difference of opinion on development of regulated slope area. A follow-up topography survey and/or redesign of affected lots will likely resolve this difference. If you have any questions regarding this matter, please giv-e me a call at 661-4108. Sincerely, .,G Greg Fewins Senior Planner c: Kenneth E. Nyberg, Assistant City Manager/ Director of Community Development Gregory D. Moore, Land Use Manager Kathy McClung, Permit Manager Ron Garrow, Senior Engineer d2:flitton.wp L PARKLANE ParkLane Executive Center 31620-23rd Avenue South Federal Way, Washington 98003 October 22, 1991 Telephone: (206) 946-3652 Fax: (206) 946-3580 Mr. Greg Fewins Senior Planner Planning and Community Development City of Federal Way 33530 - 1st Way South Federal Way, Washington 98003 Re: Emerald Park - Preliminary Plat Re -Submission Proposal - October 18.,-_1991 Meeting Dear Mr. Fewins: Thank you for taking the time to meet with me concerning our proposed plat. Please also extend my thanks to Messrs. Nyberg, Moore and Garrow. This letter is to summarize the conclusions made at this meeting regarding our approvals to do a clustering you support the three major follows: conceptual plan to secure concept. You advised me that concerns about our plat, as 1. Alignment and location of the street linking the northerly properties. The location is flexible; you would like to be assured that the upper lots are accessible; and you would like to be assured that the maximum grade change is 8% for every 10 feet. 2. The location of our active recreational portion of open space. It meets code requirements and is acceptable to Jennifer Schroeder of your Parks Department. 3. The use of clustering is highly supported due to the sensitive nature of our site, the split -zoning on the property, and the improved aesthetic design. You expressed a concern about justifying your support for clustering due to the possible presence of some sensitive slopes on site, and due to the variety of specific questions that may be posed in seeking to determine if clustering is justified in this case. \1K'tit 41111 -LONI NION lNe are committed to qmalihi value and ser; ice to li off?- Customers, dreannand emerd their expertatxous. Mr. Greg Fewins City of Federal Way Page 2 - October 22, 1991 I greatly appreciate the opportunity you presented by asking me how these questions can be solved; however, the final conclusions must be made by your department. Nonetheless, I recorded my feelings and opinions at the meeting and am pleased to reiterate them in this letter for your benefit. ,ensitive Slopes Lss'�-e Firstly, there may not be any sensitive slopes on this site. We unilaterally marked some areas on a map that may be, but we will have our surveyor do specific ground shots to make a final determination. Frankly, when we marked the possible areas, we included a range from 38% to 42% (the steepest areas). These represent marginally sensitive areas at best. Secondly, if there are sensitive areas (as defined in the "code"), they are marginal, as previously stated, and generally small or isolated. These are slopes which, as any professional would concur, can and should be built on. Our geotechnical analysis will support this notion. Your code allows construction on these slopes if "reasonably" needed for the development of the site. In the same manner that you have requested we build you a road through these slopes, we propose half a dozen lots be built in the area that will have minimal impact on the slopes. There probably will not be any buildings on the referenced slopes. Also, we are willing to provide native growth protection easements on our lots. You and your peers reviewed our clustering plan and concluded that it was "excellent." You stated that it was how you would like to see "all plats developed" in the City of Federal Way. Mr. Greg Fewins City of Federal Way Page 3 - October 22, 1991 The design uses a base of a tremendous road layout. It features a large, accessible and centrally active open space. The designed lots are aesthetically placed with heavy emphasis on tree and vegetation preservation. We are preserving a very large natural area of the site forever as combined open space and sensitive area protection. I could go on and on. The point is that our clustering plan does demonstrate the finest principles of responsible land use. Effective argument can be made on either side of whether you will support our proposed density, given the slope issue. However, let us be certain about a few things: 1. Perspective is everything. You will support our proposal only to the degree that you believe in it. I am confident that you d_Q believe in it. Therefore, please search for arguments in favor of it. The answers are readily available in creative thinking And in ,your codes. 2. You will only achieve such nice plats by positively supporting them when they are presented to you. You will not get this plat built in this manner, unless you d_Q support it. There has to be some give and take and flexibility on the City's behalf. 3. Parklane is an industry leader. We only do things which we can be proud of. Your support and trust in us will yield rewards. In summary, we strongly desire to take our concept forward with the full support of the City of Federal Way's staff. We urge your determined effort to find the reasons to support this plat which you strongly believe in. Failing this, we will find ourselves facing the decision makers in the regrettable position of differing with staff on what makes a valuable subdivision as a contribution to a city and on what does not. Mr. Greg Fewins City of Federal Way Page 4 - October 22, 1991 Thank you every so much for your consideration. Sinc4r; 1--IA Robert G. Flitton RGF:smm cc: Mr. Ken Nyberg Mr. Brent McFall Mr. Greg Moore Mr. Ron Garrow Mr. Dale Offin Mr. Brian McAloney Preliminary Plat File PARCEL A FLA. nOIEMT GET M Aon CCV'r- CkNwr R CK THE '3IX/rrIAST OUARrER OF SFQiOw sy, TOwwpw 72 N[r TN. i - EMT, w Y, N xa••7 CJ71}•'rY wAytsirtTa MORE PART"O"A'AF4' DE SC R4LE0 A3 FiXL0w5 %' We"D Ar M NCFFTFANEa7 OO1MR Car Sao "Darn#"ST 7oV. l.,lE Zr gryfrrLM OF SxC TON M#•TY�r• (k Tdd r,%rEA DESCPWJDNO As SeNNo ryE MMT'6R C: SAO sFSrOF n 1}F.CE l �E' 1•RCTAPM h O. � s LA& EO S a*EO AFCpROEo YM FEET To rkee monoUppoEvpgTEA&y K q Ift Coo" lxn wN E7e9M TFE FAOF ALO-24 N TIE SAO L►NfFOle TIE FOLLOw1MO rMF(E FA11RSE8 AND 043TAHCE3 SM7n-SrW'. 5oT w FEET SAAF.e31 LA, re w FEE�r,04 w. n IZ FEET TO THE SOUTS/ Lwt OF SAG rNC.FAT ft E3T OUAaTER 9( T+4 %71H T00 AArT C14AIA R OF HENCE H•e•ta7l-w AAONO SAO SOUTH no vat SI rXOF C/ I*lvwE .Tc) T rp fl•rt " SMr EAsf OUMTE0. 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A DISTANCE OF ]2.N FEET TO TM# SCr7iN L1"# OF SAID tA•'TFEAAT OILAAnk r"ENDi ALONG SAD SLUM LSE W*;i74I-W A DISTA.NtOF OF 7To FEET, CUMC; HAr,y-. D A 03"rAN�E OF "M FE[T, TIAERC`E SaVTIFAyTEHlY TO M TRUE POefT OF 06"Ne0 µSO ID-pWN u A CF LCT a REI7on=NE3-a.rs EA' PORTION PARCEL D TMT P'arira OF, M 7C1ST1/w(=T pyRTOE T7# NGFTTPEA87 QUARTER OF SECTION 33. TOWM9W 22 MD" RANGE A EAST. eT r. N RPG C.ApTTY• wAStIN `T[,H, DESO4R7EO u FOLLOWS: L31 a•14 AT M AOIIMAiT 04Wwr" OF SAID 3RI�01VIApe TEAM Nee-274,-W ALOM 917tlTN LSE TMEREOr 1M`En TOE; �OPnts►r'E ]fa Ill FEET. TMEROE $01•"r i2•E ALO EAST LIME OF SAD -"r.N ypAION to r.1A NEAE Df "OMT3 At1O TES NE YFE FEDQNDO WhNC3ife ALM p(]FEjFOLCTT Sl. TIXA TMER MRi ALL AAVWTEiµ yOME )DMEO. SLOT 5A LF SS OCIUNyV pOAO OF REDO+R)O 'E1CJ PARCEL E THAT NQRTON OF M 8Q1fTH+Ntw OUN"M OF NORTHEAST OUARTER OF SECTON 33. TOWI¢IV 22 NO" FIA+cE A EAST. W Y. DO KeA6 OOVMTyTHE NORTHEAST. WASHeAOTOK DESfA' IED As FOLLOW3- eE01110000 ATM 3dATNiREsr O aER OP e+D pRy}EM AU GUTER THENCEraF irSoNrt Tn■ y ,L 34t A7'le'E aeAm :E#7, SAA`rfAA� t]A ei FEET TO THE h+uE PpaTT OF BEDaAN11(t, THENCE CONFT1rl7arQ HIE 7+L•ISN1E. A QITAA1Cf DF 72M RE7 YO T5I sOLFTk CerE OF LO MWT 00 3T au%Mp. TIE ICE 0Wn SAD 3QurH LF! 1MArr7ar ror- A D13 TAFNCV CF Sap FEET. THENCE NAA•1y'AA"E, A DISTANCE OF 7ae FEET. T ENCE C r To M TPSAE T'<7err OF eEaa•N3G ALSO ID+OWN u A PORTOM of MOT a PEDOFOO MEG C CWTAaO A/ AN ADRES NOW DIM LESL EASEMENTS 1 EAWWFNr MOM TEFOO AND CCMOfTONNS THEREOF: ap-10(l$: PUOET SOLM POWER a LMW COUPANY, A WASHNOTM CCFpCFtATTON nrr►ox: ELECTRIC COMVENIEHSMAM�E; R'DOTNI1ITON LINES TOCIETHER WITH ALL OR THERETO ANFA AFFEC W +>M7ir-0E-NAY F Fa T N wDTHI M NC1V STAKED OR OOFOTI-irA-�D SAS ME 9r".7NEASTEFLY 150 FEET CF P+1ACElS G D. E A/Q R#t:CIPI1019:1. OC1OeER 2A, le7a RECOFbeq NA7L06t 75102A0520 2. AAfW r AFFECTIN3 GHERE& AO NCOEN TM POOOF SAO pRE„4Es AND FOR THE PINAOeES STATED FM ft F I "f01SCLOSED N FAlOSED WATER O-S TROT MULeEA 73 ADO SY NSTRUYENT FE414CO, IA. Ie77 AFFE� CHU1aER H7721/pdb 1 PFFE TO NHPi UR NEOESeARy sLC►E7 FOMs F P RM8 A AND I LYNO W(TMN VACATED OLD' ILITARY POAD DESCRIEDA GR+NTED NGEED UPONPINOPERTY HERFN MY a, 1234 P90D DMO NUMBER: 3003154 AFf.NENTC1tU COLMITY OFORTOH OF STATE OF VVit OTQNr PARCELS c AND D AdD-H1FQ LLfTAgY ROAD 9pfTM �sr�E W Wes. 911223 Sheet / of 10 LOT LAYOUT 911223 Sheet 2 of 10 PROPOSED UT/L I TIES LA YOU 311223 Sheet 3 of /0 PROPOSED UTIL / TIES LA YOUT 91/223 Sheet 4 of /0 PROPOSED ROAD GRADES 311223 Sheet 5 of IO PROPOSED ROAD GRADES 311223 Sheet 6 of 10 TYPICAL SECTIONS - 911223 Sheet 7 of IO PRELIMINARY GRADING PLAN 911223 Sheet 8 of /0 SIGNIFICANT TREE SURVEY 911223 Sheet 9 of /0 LANDSCAPE PLAN 911223 Sheet /0 of /0 LANDSCAPE PLAN N9 Der• •NI•.Pn 50J1p- R \As\rJ e4 "' ke 3e kT'r k0 - N 3ti ,e zz z.` f � , zozF� ar jI� f Z{'4' {Pp 40 I''" f zrz S A7ti /LAG£ zi0 -7{, •//J// ! f ,•� �y s Aa .} 9�4 R. S.►�, A 7. 2 �,j : 7 � r ,: SUBURBAN ' L —— tia I- LD xe RESIDENTIAL ` ` IF cE s 9.6AL As'�r �� vL'i—�— i �'• � 2 .�t � � 4 ' s ' " + .,,y / �► �' p Ill 4 $ rr��r r zJi. ILA L 3 /"-7 f {'•r l r y SUBURBAN RESIDENTIAL ADe • e, D•aien•d eT JJ1/p.FD. AODID"•e a, OWW-AXEVELOPEJ Parklene V&teRaa Art_ 31520 23rd Avwxw S., 1320 Fedwel Wiry, WA So= E"Gall (2061 946-3652 I: 9SEronwrg 9419South 204M pyp Kwa. WA 98031 (206) &50-0934 SURVEYOR: DRYCOSurvVy A yrN3DNV 31216 Pa=k I4.;Vma, F FedwAY Wry, WA 98003 (206) 838-1937 SURVEY DATUM: VardcW - KCAS ACREAGE: A 1.9 avtW NUMti ER OF LOTS: III PROPOSED DENSRY: 265 loft per ave EXMTM ZONMO: RS 72 / RS 9 8 Rezone n all RS 72 PROPOSED USE: Strgle Family, Datacned SEWER DISTRCT: Federal Way Water 8 Sever Distria WATER DE3TRICT: Federal Wry Water A Sewer District and WRtar Districl No. 75 FIRE DISTRICT: 10119 County Fie District No. 39 SCHOOL DMTMCT: No. 210 TELEPHONE: U S WEST Communiceri,, POWER: Puget SOW4 Power A Light TRACT A HOMEOWNERS ASSOCIATION OWNS UMp - 4.21 ACRES-(wtive recrrJrlion) TIRACT a QTY OF FEDERAL WAY DEDICATION. (p M_.Y) T-RACTC HOMEOWNERSASSOCATTONOWNERSHM-IOclad.1.51xT fm Paaa` c OPcn FP•cs credil. TRACT D CITY OF FEDERAL WAY - ladedo A I6 veA frt p•Aaive �I R>� crediL TIACTE HOMEOWNERSASSOCIATION OWNERSHIP -Wdea 2.25+m5or P"- 0prn -Pace RedIL TIRACTF HOMEOWNERS ASSOCATTON-pwalw: opal WNR ACTIVE RECREATION OM SPACE PROVrDED PASM VE OPEN SPACE PROVIDED A 21 Ac - 10.05E TOTAL OPEN SPACE PROVIDED 7.92 Ac. - 18.9% TOTAL OPEN SPACE REQUIRED 12-13 Ac. - 28.95% - &29 AC - 15% VICINITY MAP JAEGER ENGINEERING 94 I'd S 204 Pt Kent, Wa 91)03 1 (206) 850-0934 Drawn By�,.or„a Data �'_' Technical Services Unlimited 15359 S.I. E7RII Place. EeDAntle, PaahlaStANI oeQOa (70 e1 •.. o�•• Cn•ck•a A. Data �t1 PARKLAW VEN7-bWS 1AC li) PREL /M/NARY Ai A r I D'.w g NV Ii M9 I D.I. l NI......n SCALE I" • 100' '00 'o o .00 GRAPHIC SCALE Avv d By D..19..d By CC Dr...r ■r °.,.Om. TRACT-9 � a• .1 es� Yec Y4V MW >s l 11 ' S Is 23 S $ a 3 a 2 Ae.rewd h.: Date: CECRAW 7t /!!r Merl. r-. / -0- TRMSTOItTATIOR DM MD MANAGMENT rrDbIO PLAN 1. PROJECT IS "PEDESTRIAN FRIENDLY INCO RPO RAT. ING SIDEWALKS. PATHS. CROSS -WALKS. BENCHES. ETC. TO ENCOURAGE WALKING VS VEHICLE USE. 2. THE PROJECT WILL HAVE -RIDE-MATCH• BULLS SnN BOARD POSTED IN THE CENTRAL OPEN -SPACE AREA IN A LOCATION COORDINATED WITH CITY STAFF. 3. THE COSTING MLLrrARY ROAD IS TO BE UPGRAD® AND WIDENED AND THE &XIMM TRANSIT FACIISIY SHALL BE RELOCATED FURTHER SOUTH IN A LOCATION COORDINATED WITH bMOM. �-1-B. N, N� ,i i I , I I I i COTE VOIF-Al.R uKS r Air.MC nC crr A} Yrw Cw►ACKD De•-+r YUAE9 S[Rr,c,n W tdulYC r •-r it m. 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IlwWo. Aop*d My o..,r,.tl ,,, 1✓.1/OFO ..,,.... My, P 1% PARKLAW VENTURES INC. D.w. @Y- DO -Off/. D.M.- OCC[aerR 1"I Technical SeMces Unlimited � .� ,s PRELIMINARY PLAT OF . _ N..1. i : w•_o- 155" 5-1-. , 67th PIN". sell.... wrtltl�f4re 980" (2" 644-s7�s �',3 �.;`••' .• EERI TALE WOODS 5/0 "• -K 3G+ff �,v 4-90 30 JAEGER ENGINEERING 9419 S. 204 PL Kent. Wb 96031 (206) 850-0994 D—ing NQ 911223 4t0- �I I � jI I • I - yy ... 440 T{ I aa- vir LL � •I LS 5w ' 100 490 -. 4 i I i• �-�r � I � 1 IIII ' 24A PACE S S. 28.W PE ACE ; i O A••'. '' PARKLAAE VENTURES /NC. D..Ijn.4 .1' L11/D.FO. AAN.�.. .►' . Technical Services Unlimited 0...• ••: a< �, r 155" a_s, suet Fk", •.e...., w..>.Snos "M s+aui MOM "4-� �... PRELY PLA T OF f•,L�R/TAGE WOODS ��«....,: k•1.•-. PROPOSED ROAD GRADES 500 4M $00 '� 4• r ✓r 0 % 4-90 S. 284M COURT JAEGER ENGINEERING 9419 S. 204 Pl Kwl, Wa 2U31 (2061 660-0934 0r..,nq M4 911223 7 g 8 6 5 �� „„ �.■.d. .�.�.>;,,. rrrruc a rovr �1 T- �� I1V.aaA LM ...� I.I NLLO fMf O�II'!P i fr�.r MIL /TARY ROAD S 1N.i. _ ....,.c.c ....� •` 4- THICK c£AINr !' Mlw CLniaL lgp A(PrM C/.JSS Jyq+fL nc ConCR[rE COACR£r£ S/OEWALK -" COJPJC r£p OEPrM CRhO/E'C SkJPFJCInG rov COLgSE /�{--/ ?Ij•-Jrq CDwJLr£p pFy rx GPL67Ep SLRY1LInG BJSE CorJ45£ Nly--r i x.+rr r•..•.a- i I j -ram ... i — -i------- - -- -' --------------------- --- - - ---'- -rt Gr1low B-� . --I --- - -----I = t I J�O•� 1r 11J./Df.O. � }j i I , 460 i I ; .SECT/ON A -A JAEGER E14ONEERNG 9419 S 204 PR Kant, W& 980.31 (206) 850-0934 =7. PARKLAAE VENrMES INC. _ ..: PREL MONARY PLA T Of *: MER/TAGE WOODS �.•,:�+`• !. AW /TARY linen _ TVD�/�I Krrriu.n D..W,nq M 9//223 D...n &r ter• oui. D.1., DECAMOM I", M_i., , : 10, 0- Technical Services Unlimited jww &a. am ties, son"". wh+kl.4F m prom C"M 644-== I TRACTT-B r -, / l . KAIE - •_4 4 = I " �I SECT/ON A —A M1.r +o,b ;oo so c icc I \ GPAPHiC SCALE •. _ .. ''++„ � 8 . 36 ,� P 3J -- +� 4 a 32 $ T 9 �, - a P 31 nar atf�t3 ,pis 39 r� ;Sr' ti r a. �Q I s �a i 30 ^9- �yY .=� �.rr,ea �A•r 'x► a 29/ Ou 28 a' �a 8 g! 80 F 79 `' 41 42 � • ` r Y�v /I7B k� `43rr�11-• �73 �� '- � A 4 21 79• a. rr ,;. p q 9 tea. '; J .-�• �,u � � 72 { is M. dj If • a J y 75 r I • - Oki �' �� _ 00 r 2070 :� • �` f r J "gi i 1 Ifl4 A 4 � ,■ �5r - T /� J 1 1/ g• j d 103 '4 P d �,h '!44 `� a's� � 89 $ We' # r frAr .oar -- � . : h 102 �� ' i TRACT -A at 1 I I( $ : 7 `iB � I � ' �. • j ,n ,y a 1` l I -_ I� ear x.' .Ior � •: � 1 '{07 �ry.I / � 7 a �. r. r'r r � 1' I. I f $• •� -� "IS 1 9Q Y i Lot 'J a4 $• 1 $ 56 . ■, .1 . 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PRa /M/NARY 6RADIMT q AN 3w I .3w I D'.-9 rr4 9//223 7—IO t tl TRACT-8 t 3S rHEIE APE W AJITL UTU I L i FEATUKS IF THIS u.EA SCALE 37 .w w GRAPHIC SCALE . '�'r g 38 r 3i THM aIt M orFIITE .ATUUL ` 31 T K [ V •�'a 39 I * \ rE1TlllE4 i. THI! Y1EA E 30 & �SY L" M3 4� 4C I? a . I \ w i \$ NpF ` • $ 29 ~� STAB yti. ► l rr a 8 28 a' �•� �� 4. � BaJ a 79 I e 4 Nai $ /4x � �'� � r �f• 5 d '°° � — •--r 4p0 43 J j ?8r i / 4p I � 25 `S � ' �S I j r, T +•� ,rr� g I..Is'" � 1 � � ( 1 � J _ I 24 +a r +� 4• R 74 8 a.r. 72 4. ST � ' 0 �y ��' ig � T tµ s [• B 19/ �C � , �� _ � •off y!y 7s •+� ��' �� = is w .a, TRT-C Is 21 a r �. Lw� / $. jx k6 iWiJD 3 ■ 1 18 ' a • r: 8�' + d IO � � � low 5A I r ��/4D � a • STk17-7 i� vo4 * '1°'Y * 10 r 8 . ' 1 , A I '+• I ! I \ RTL410 6 ! ` EN p ,AF3E ; �'� ,•,� 4,p' i 6 �.1 ��. • Ir r 4 .' ' / } / M s rlaE u.E .o OIFSIT[ Iurlw.L �'. 1091 rE�Tl1R! ,. THI.IIE aa li LEGEND **)N UAL SKW4F)CAMT TaEE3 EVERGREEN DECKXKXJS SRCMD LEMED EVET1fi1m4 (Madrwo) NIJD STAND ALDER STAND OPEN SPl10E laOEINIDWty OPEN SPP C31 AREA • 14.75 AC D.I. I A -..— a TAND 4/ I $ / TRACT- ~ 13 ; 1 P 93 � 9T j, $ $,71�' STAND 94 a9 VFW 954 9 h .01 +✓ � .r a ae � • �- � 1 ti � �., � �; � < <'�a�. IQ 8 ar fIr / +.ETtAIq � ,w k l 9 S t i s r` STAW 7 a:. _ Mr N, • A•• • iF A�Mw.I ti PARKLAAE VENTMES /A- D...�n.• �/ Dr._InA NQ D— Ill D„. D--. /"I Technical Services Unlimited pREL/M/NARY PLAT OF 9l/221 1N&M B.Z.67t1 ("lace. INWrr. w-gdaveel 20006 (20M M4-22" hER/TAGE WOODS — S/GN/F/CANT TREE ,..r.. _- ...._._. --- - SEE SACET lO SEE s�L! O SCALE I" • SO eo n o sa GRAPMIC SCALE ! IAVOC AVE RAM **W T ORE r (-'�"Nx Zo k2 \� 171 rw \V— 9 50 _2 Wp 01it711RMTS ■a. Doss A... ■r D.Upw• ■f AVVI—d tt' ew D— my Technical Services Unlimited t7 IBM@ s.s. GM Tame. DeVerws9. wrYlyt" slsoos (2" 044-2236 Herr. � y(H _ ♦ N>a 1 rG YT 'J r I • EXISTING ONSITE AND OFFSITE LANDSCAPE FEATURES. / 1EADOWS, OUT CROPPINGS• ETC. ARE SHOWN ON THE / 'SIGNIFICANT TREE SURVEY/PARTIAL LANDSCAPE PLAN - DRAWING MA of 10. f IN1AMA7 srSTE�1 �s�c�► AND CONSTRUCT70N NOTES: / ..I L.AFJ%W000. AlT WVE FFKD 1G<V r84 111E K C*SGHW A.0 LDtr1.1cTm 0-muE V Amv-a 144n,-r d .wr" PEk+.FER N A vAa\ 1 mmou 4 s 1G/N pw -3w. iAi.na GAoLoccu A pumw 15 y T K wKl. rEe aaMrrE ma.r TlfF AFeA. Tst i+arp l...LL K .n'lra[o ,n.aa+t.er[ Y.r P.p,7DO(y N A..IGLE tAM.,s.CT1A.¢q Mx%10-a w. Ilkw1k ccon RCLI Mo ACQ%soft" 1rrt 11 M-tKu AEu AcTtoxo Irr nyo cor.P.NY"R4"AO- _ I/ PIC OF. "TER NX*TREy S %!" •rLl r..O.LC( 'rR iL. Tlo ICA NKAM3 .EO t.. Ga -i L I T&AT 90.o :- y,.. �aD tW V c M PPEPAP c TO &LOw MTt W+ wr CA reMr amx wr ue I.MSY+LtU I M �KtA1 W W.M T1w 3" cA Wwoq r/C4 AADpw9 N'T ! W 'MQ RR oo "m Ccem K pucom or N01 h-C- MR TRADE OF})'ep"W PMKTe CA GaMM IpAC.DL VC. FLON VANT . yrrl.L r,M CITY OF FEDEIIAL HFM CCOEI. PFANM FOR EA/Y w WrML oM 1 OF TIE MTBI. M.O. RMU K M~ACTtFW" nr.4.0 W S DEStYEO TO PROAE L-:OIY CO+EMOE 0. EMr.E PLANTED NEA AL HEAD., CCYir stag!{, of K r'0P47 isr .wrd Pry Ako WLSA 10-OPU M-MPLl.9 TIepB R7 A WMMMAr; MWOMA.E OF NM ULM r.ww rM Pl FEPFp.t PDUTIP.t rF TM MTdr.FrTf. VI M TEWT►U 4GDhftrrM. aADGLL it N P1.t�k AND SFrir.GA1. HEADS ADArSrw 1O F.ML PcwruK KAWr SCtWDME srRew CorrtrRDR "MM Dwhr" .r "arm ►a1N0x Cam- cam auermI CocM.SM TPIMS WRC Weewn Md C.or TAM 00um 0.10' 19 Dotal a Bud.pp.d OF Dap.. F'r p"u".uq. a .10 le B...d a euriapped CH C�>•drn Fte.r.rlck Tsuge ra+ee�>. 8,0 10 B.4d 8 R,M-pp.d WM W.rr.rn Mxtiock T-g. 54 1e B.A.d A MW.° M. Bunapp.d �•••W. Lkx-d..OKm*n.F 2'A• TJ B...d a Burl.pp.d SIM Sc" Maw At ncr 2'A' e1 BY.d A Blrl.pp.d LLL Ls. L d Lk1a.n TT. —om z4• so B.Md A Bud.pp.d RO Md O.k Oa.RL+a rubs 2'A* 190 B./.d A Bu4pp.d ED ErNn ODpwood CorTw. kid. e'r T e+.d a Bul.pp.d wo Comte M'"M e'i T a...1 a tawXwa Butl.pp.d pJ 0 PI 01 A..Iro.Rt VT LNnatl+u VIOvrRAn n. a g d. 00 A..Ir SO K�.Ew.. mh.6o0.rdl S Or 24 Sh w.od O crrd' -p H1C GRouocov" Ku A2y.. Ahr td-drw S pr x P'A' I.+...+. vk c. n.v .• pm 2204 1 S O C. Sod e00 SF e2,w, eF PARKLAAE VENTMES /AC PR£L /M/NARY PLA T OF WR/ TALE WOODS Arwh I ..ia w. ry 0,.—, N9 L SCALE t • 50' i0 I1 SO GRAP4C SCALE 36 N1; LANDSCAPE MMTALLATXW MOTES: ALL L.IIO1f'/V'Eo AMA1 AM TO MC" A PUEI OF AFP MM TOfLi Te0MM MM TM TOP A POe OF E=R IOL t 1AOO{L1"C"RANfIYPIIEMILLIf IlINIU IMrW STOP 10LA4O Irl— r0i ILAfLLOWUKOST K- LY 9POIAPE nrfR YATILI. Oil EOLIAL T ArM RAI47NO, ILL LAMOMCA 110 AMU Y►af 8== APSAM TO SOON" 1 fADE1 d COMPOWM <l101! OIIOCO OR EOLAAL Y A YAM AAACH MAIL Y PIW OF TIlm MM CPI OAAAU AND LMIO!! WJ"ww APO V L NOT CcwA COAo0LPdo1 Off1. WAL r0 RAAO ve • ►IWC1 CIM MN OF RAM MTERY ON PL O. FVW MOMM f! M.CW. 1 t Y.ATM OL TO MM R r•ecsxo op+ L LOCAM OfI MW MMM AYA1Ut1AAfTLDAfflM 04lepllff, WAOM OLfWTT MLLM Aro. LA ft DOLL nXLON rP! AAAEI.DAN ITAMiMOOF MAY" 1rO0r IN TM AIEPCM AIAOAT H OF K%000 YLeN LAMT IOTTON ALL RANT M/E1YL r0 Y U110 ON TMf PVGACT Alt TO K APPeOM P TM LMOwi AROWTV fTAOII TO MTAL4JCN • ALL PLAPO D AM" Alt TO Y ~AMO ST TM OOTmMCTC. Tl ffii CO IM C'TM LA Pa. CM 16II PROM 041 Tom OF AOWOIYL ACCfPFANCE n M Lkmow /7 Al0ef6T Iw.TVG-M OF TM fL.INTW AIR" MI.L KKLA]S YNTIAMO. fICfICTd/110•A AVf CTI DAOYAY NlEa4AAq wa1M YI1E11Y49MJCI W S UL PL.A/rt1 MfeCN APf�A/1 f0 Y M pITY1! fY1 IT WI �'..11 Y Rf1 YCl/f At ALL fAE1 rt PLAC[LrrNfS 71M11 Y AIOY/Ilt R/wrf0 YTIA NOfgGTgN A W494 OOA WX" ILWE YIN ACOOAIlI"M SLOT TO rIE L VOACAPS AACrfr1CT A Wei Moo" MM fML ROM-ICTOI NOTwIG1ON OFACCSPTAW-A OP RCM veal INk%*W rr TM LAPOICAM AACWSCT TO TM OOI.rIMLTOA"MKTP4 EXCLL1Nf OF rr'f PolMa +tfLACEWW 01 RMRS "ACT TO OLPANTEV CN P TNLM AM OEPCtfCt1 Of 1n fto 1 WMTA rp1 COIILI'CN L tM CCNrrMCTCII *MLL OLIAMWFE TM f W MTEML PM OK YEAR FMM THE DATE OF FDOL ME SY TM WOKJPE AIIpe1E0 OEFECTME WrETAAI! Y OETEI.Im SY"LMOWAPE AFCWECT 31 1 K ABLAOEO AHPEOLATELT MRN SPECYENE OF TIE SAW SPE"S A/O t1ff Y TIE f7M&%- Il MACff Of W"WT Tlb MILL K MMXM A AYLTO OO MCM YtIM Vlf�.lflA AMD Owele-L O VriLowLsomml.4 Am OA mvimm 37 3g 40 } c, 45 M IJ� 9 RO� 39 ; 0— by 77 76 43 42 Ir I 77FACr-C 50 c \ yJ� 49 ,� 52 - Mfn��er7 49 53 44 47 54 45 46 I 116, e=H, 64 !�.NiP 57 2 CH 1 I WFG 63 ' 62 7 F-0 6/ 1 �Ir'4mn Ko~ iwo - W!•C 4. W~ftA 11. E•J•+c et ow Ata *JAPAN ri++JAIL Iyllft 711ef pv*v E• CIr,%o M.Z. �HOLNPI V IWLC wflkR ?"L PA" J Tra< OVI, P/ now M TTP�AMLaI •e Sklw n /w.Lw � ,�ore ne.. tw6 Prw MONACE .ITN a00/lelp {I . — 1r MH W pose IVM to .w MYwa N/1 • if AL. NmY ►IA fie, 91-04. PTLAl1AIN MAf.14 wA 1AAIN — roof G11 HN y � qq i 7"76L mar TO SCALLA or Aww PI S.Len • MACr-E /*H.P+i RAND AYIL P1.1•L ILAlLW MdA MVW f+ALa1N4 .•LL• siyl tJYc. /-- r 4f=O HULL-W DECIDUOUS TREE PLAlMTMG IN TLMF AREAf R re eCAI f - pr CLAKAr OF rIAL41uA Ma H�►r�lrLL.st _� _ f6f� CWI+j SGIF.a1L9 �l ! } jRPl.rj I M(1 rPERy.,a �Lb.T,N4 - ILA+io oLloTyfe.cr. � �u�j�� I ��•. TRACT-D 58 59 n E ■ p I1p471r.T oulnnewn /K L.AJ1vl Aaff PLw &*'Fr rno ' AIMIPII ti- DYe: 'Technical Services Unlimited 17 MM 1M1 1115M 8-IL Vtl Place, Baevus. W&SktirrtN 90004 (2061 644.22l� NOT TO PARKLAAE VENrtpES /A4G o.., T. PREL /M/NARY PLA r of hFR/ rAGE WOODS oTA.INt Na 911223 1, Ch"%.. ft' N.r.E VWnAW C10 AYM err. ffie c. lob* oh.. ..... A..� �. at.c...s .YF TMETL,UD EMNAMOCENETr ftd Aft� � = AW � �•« a* wr A— A— aird-V �W6ft SUFFM RESTOMT1pM w.Irp. A— drd. A." ..000•om C— m b.r. ,..m. A...... ti+.. aK 1= 4�r... WMINOGEEBM OR pKMWCAST SMWq WAW L.-Q.. w r..r T." 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