90-100823 (3)JCITYOF��
Pr)WO", 33530 1ST WAY SOUTH
April 18, 1993
David Morrison
M & T Joint Venture
2611 Eastlake Avenue, East, #404
Seattle, WA 98102
(206) 661-4000
FEDERAL WAY, WA 98003-6210
RE: Extension for Preliminary Plat Approval of Dash Pointe -- Interlocal Agreement "A"
list Item, King County File KCS068921/Federal Way #ILA-90-PP11
Dear Mr. Morrison:
The City of Federal Way is in receipt of your March 28, 1994, request to extend the timeline
for preliminary plat approval of Dash Pointe. Pursuant to King County Title 19.28.050.D, the
City of Federal Way hereby grants a six-month extension of the preliminary plat approval period
from May 15, 1994, to November 15, 1994.
Should you have any questions, please call Margaret Clark, Senior Planner at 661-4111.
Sincerely,
r�CUc�
Kathy McC OAT,
Land Use Administrator
City of Federal Way
c: Gre o D. Moore, AICP, Community Development Services Director
argaret H: ar , Senior Planner
Ron Garrow, Senior Development Engineer
Jeff Sharp, Engineering Plans Reviewer
DASHPNTEI6MN'rHEX
'Aft
CITYf0Fj 33530 1 ST WAY SOUTH
January 21, 1992
Mr. David Morrison
M&T Joint Ventures
4224 Waller road
Tacoma, Washington 98443
Re: Dash Pointe
Project Status
Dear Mr. Morrison:
FEDERAL WAY, WASHINGTON 98003
This is to confirm the status of the above referenced project as of this date. The City has
completed its review of the project plans for construction of the required improvements. These
plans have been found to be acceptable and are ready for approval signatures. A bond quantity
worksheet has also been received and found to be acceptable. Based on this information, the
performance bond amount for the project is $273,100.00.
As of this date the performance bond has not been received by the City. The bond form has
been forwarded to your engineer, Mr. Dale Offin, for execution and return to the City. Until
this bond has been received and found to be -acceptable, -the construction drawings will not be
approved.
One of the conditions of plat approval is that construction will be limited to between the months
of April through September. As such, site activity can not proceed until April. Prior to any
activity taldng place on the site, the following items need to be completed:
Submit an executed performance bond, assignment of funds, or cash in the amount of
$273,100.00.
2. Submit an extra set of reproducible mylars of the approved construction drawings after
City approval signatures have been placed on the documents.
I Submit a copy of the contractor's insurance certificate verifying that the policy carries
comprehensive general liability limits no less than &1,000,000 single combined limit per
occurrence for bodily injury, personal injury and property damage. (See the other
insurance provisions attached.) The certificate shall also show that the City of Federal
Way, its officers, officials, employees and volunteers are to be covered as insureds as
respects liability arising out of premises rented or used by the permittee.
4. Schedule with the City and attend a preconstruction conference.
If you have any questions regarding the above items or the status of the project, please give me
a call at 661-4137.
Sincerely,
Ronald Garrow, P.E.
c: Stephen Clifton
Dale Offin
John R. Newell
PACIFIC
3025-112th Avenue N. E.
P.O. Box C-97304
Bellevue, WA 98009-9304
MEMORANDUM
TO: Stephan Clifton, Senior Planner, City of Federal Way
Pearl Kronstad, Department of Public Works, City of Federal Way
FROM: Susan Meyer, Wetland Specialist, W&H Pacific
DATE: July 10, 1991
RE: Dash Pointe - Final Plat Approval
W&H Pacific File No. 3-420-0204-1.34
A site visit was made on June 25, 1991, and the entire Dash Pointe file from the City was reviewed
to determine whether all wetland issues regarding development of the Plat of Dash Pointe have been
addressed. The following observations were made as a result of my review.
- A total of four seep areas were observed on the hillside above the sewer easement. The
seeps or springs flow across the sewer easement and into the wetland adjacent to Joe's Creek.
Only two seeps have been identified on the Plat drawings. Ron Garrow has mapped the
location of the other two. Seeps such as these provide Joe's Creek with water throughout
the year, even during the summer when other sources of .surface water are depleted.
Development upon the seeps would seem to be hazardous because of potential settling or
sliding of structures or roadways. I recommend that the two additional seeps be delineated
and a subsequent wetland report be submitted to the City. These seeps should also be subject
to the buffers recommended by King County at the time of application.
- It is unknown whether a jurisdictional wetland delineation was completed for the Dash
Pointe property, as a wetland delineation report does not seem to exist in any files held by
the City of Federal Way. Therefore, I have not reviewed a delineation report for this
property.
The following comments are made as a result of reviewing the Wetland Mitigation and Enhancement
Plan.
- Only native grasses should be seeded in the biofiltration swales and sewer easement.
Clover should not be added to any seed mixture. Clover has a very invasive nature and
would probably establish beyond the bounds of seeding into the wetland and its buffer.
- Fertilizer should not be used in the biofiltration swales or in any wetland plantings. The
addition of organic nutrients into a wetland system is to be avoided. Fertilizer would
potentially be carried by surface water from runoff or the various upslope seeps into Joe's
Creek and would be constituted as pollution. Use of fertilizers should be limited in all
plantings, although small amounts could be incorporated into the soil within pocket plantings.
(206) 827-0220 Fax (206) 822-5341 Planning • Engineering • Surveying 9 Landscape Design • Environmental Services
-.L
Dash Pointe Final Plat Approval
July 10,1991
Page 2
- Oil/Water separators should be installed prior to discharge into the biofiltration swales.
- A detailed landscape planting plan should be submitted to the City for review prior to
construction. This would also be necessary for the landscape contractor to implement the
project.
- A performance bond should be required by the City to ensure that construction and
monitoring of the wetland enhancement plan is completed to the satisfaction of the City.
Proper verbage for performance bonding should be drafted by the City's attorney.
- After monitoring the wetland enhancement areas for three years, success of the
enhancement plan should be evaluated by the City's wetland biologist. If, after three years
the City's wetland biologist determines that the goals and objectives of the wetland
enhancement plan have been met, the performance bond will be released to the applicant.
If, however, the City's wetland biologist determines that the goals and objectives of the
enhancement plan have not been met, further monitoring and/or remediation may be
necessary before release of the bond.
MY
u
John R. Newell Inc., P.S.
231 Williams Ave. So., Suite 200
P.O. Box 396
, Washington 98057-0396
lone: (206) 255-2190
JUN 2 11991
June 20, 1991
Mr. Stephen Clifton
CITY OF FEDERAL WAY
33530 1st Way South
Federal Way, WA 98003
Re: DASH POINT/Engineer Plan Review
K.C. B.A.L.D. File No. 50689-21,
Federal Way File No. LA-90-0011
Dear Mr. Clifton:
The revised improvement plans reflecting your comments received May
23, 1991 have been resubmitted under separate cover. Attached to
this letter is one copy of the amended Drainage Analysis addressing
Item 14 of your May 23, 1991 letter. Please note within the
drainage analysis only the Narrative portion has been revised.
Please call if there are additional questions. Thank you.
Sincerely,
B
JOHN R. NEWELL INC., P.S.
h44 9 KLU-QO
John R. Newell, P.E.
JRN/kb
C1-212
CITY OFfjjsM
33530 1ST WAY SOUTH • FEDERAL WAY, WASHINGTON 98003
May 23, 1991
Mr. John R. Newell
John R. Newell Inc. P.S.
231 Williams Avenue South, Suite 200
P. 0. Box 396
Renton, WA 98057-0396
RE: DASH POINT - Engineering Plan Review
(King County File No. S0689-21, Federal Way File No. ILA-90-0011-SUB)
Dear Mr. Newell:
A review has been completed of the resubmitted engineering plans for the above referenced
subdivision. Although most issues raised in the City's February 25, 1991, letter have been
addressed, there are items which remain to be resolved prior to final engineering plan approval.
These include:
1) Identification on the plans of steep slopes on the site is required by Condition 9 of the
King County Staff Report as referenced by Resolution No. 90-26. This requirement was
reemphasized by Mr. Richard Lowe in his last review. A topographic survey map on
11" x 17" paper was provided which did not identify any steep slopes. However, this
map differs in places from the topographic information shown on the engineering plans.
Existing steep slopes of 40 percent or greater are apparent by the engineering plans on
proposed Lots 11 through 14, and 29 through 35, while steep slopes of 40 percent or
greater are proposed by the engineering plans on Lots 12, 13, 14, 17, and 30 through
32.
Condition 9 identifies areas with slopes near or exceeding 40 percent. These are similar
to those areas identified in the above mentioned paragraph. Building Line Setbacks
(BSBL), NGPE areas, have not been established, nor has a geotechnical report been
submitted which would establish the BSBL in relation to the steep slopes.
Some of these steep slopes are small in area. Please call to arrange a meeting to discuss
this issue with us prior to resubmitting revised plans.
2) Drainage from impervious areas of Lots 3, 4, and 5 can not drain to the piped drainage
system unless the pipes are installed sufficiently deep. Provide invert elevations at the
pipe stubouts for these lots to assure proper installation.
Mr. John R. Newell
May 23, 1991
Page 2
3) The bypass runoff from the future impervious areas of Lots 7, 18, and 19 should be
routed to the head of the respective biofiltration swales. These interceptor swales are to
be constructed at time of building permit. However, to show intent of system, the
location of these swales should be shown on the drawings and a drainage easement
provided across Lot 18.
4) Indicate the typical dimension between check dams in the biofiltration swale.
5) Place a note on Sheet 2 for the proposed fill referencing the benching detail on Sheet 3.
6) Identify the toe of the fill on Lots 12 through 14, 17 and 18 on Sheets 1 and 2. This
location should correspond closely with the limits of clearing shown on Sheet 5.
7) Standard notes reference King County in several places. Because this project is in the
city limits of Federal Way, Federal Way should be referenced where appropriate per the
notes supplied by Mr. Lowe in his first review.
8) Note 12 of the City's standard erosion and sedimentation control notes was not included
in the plans. This sentence needs to be added.
9) The last sentence of Note 2 of the City's standard structural notes was not included in
the plans. This sentence needs to be added.
10) The width between flow lines in the throat of the 330th and 331st cul-de-sacs should be
indicated.
11) The radii for the cul-de-sacs and the radii shown for the respective angle calculations do
not agree. Please correct.
12) The wetland enhancement plan has not been submitted to date.
13) Per Condition #22, please identify in written and graphic form how the site layout
complies with King County Slope -Density Guidelines (see attached).
14) Drainage Analysis
a) Provide an engineer's statement of adequacy of downstream facilities at the
conclusion of the downstream analysis in the report.
b) Describe the restriction that was originally in the system before it was removed.
Mr. John R. Newell
May 23, 1991
Page 3
c) The comments provided in the letter from John Newell to Stephen Clifton dated
April 17, 1991, addressing Items 2 and 3 of Richard Lowe's review of the
drainage report needs to be included in the report to support the proposed design
and analysis.
As stated previously, three sets of revised prints and one set of any calculations for the civil
portions of the proposed project need to be resubmitted through the Department of Community
Development to Stephen Clifton, Senior Planner, for further review and comment.
If you have any questions, please call Ronald Garrow, PEI, at 661-4137 or Stephen Clifton at
661-4109, or arrange a meeting with the Public Works division to discuss these comments.
Sincerely,
S n Clxft
Senior Planner
enclosures: a) Slope Density Ration Chart
c: City of Federal Way
Greg Moore - Land Use Manager
Stephen Clifton - Senior Planner
Margaret Clark - Senior Planner
Pearl Kronstad - Engineer III
Cary Roe - Surface Water Manager
Tim Miller - Traffic Engineer
Ron Garrow - PEI
Owner
David Morrison - Owner
e m / dsk%.eg2
-�-
Date: May 17, 1991
To: Stephen Clifton
From: Ronald Garrow, P.E.
Subject: Plat of Dash Pointe
Engineering Plan Review
ILA-90-0011-SUB
PEI/Barrett Consulting Group
720 S. 333rd, Suite 200
Federal Way, WA 98003
206 838-6202
FAX: 206 874-0577
A review has been completed of the resubmitted engineering plans
for the above referenced subdivision. Most of the issues raised by
Mr. Richard Lowe in his last review have been addressed. However
some item still remain to be resolved. These corrections need to
be made before final approval can be given.
1) Identification on the plans of steep slopes on the site is
required by Condition 9 of Resolution No. 90-26. This requirement
was reemphasized by Mr. Lowe in his last review. A topographic
survey map on 11"x17" paper was provided which did not identify any
steep slopes. However, this map differs in places from the
topographic information shown on the engineering plans. Existing
and proposed steep slopes of 40% or greater are apparent by the
engineering plans on lots 11 through 14, 1-7/', �.8; and 29 through 35.
The limits of the steep slopes and building setbacks need to be
shown on the plans per conditions 9(b) through 9(d).�
i
2) Drainage from impervious areas of lots 3,4 and 5 can not drain ,
th d 14t unless the -I es are installed
o e pipe rainage sys em p p
sufficiently deep. Provide invert elevations at the pipe stubouts
for these lots to assure the proper installation.
3) The bypass runof f from the future impervious areas of lots 7, 18
and 19 should be routed to the head of the respective biofiltrationP
swales. These interceptor swales are to be constructed at time of
building permit. However, to show intent of system, the location
of these swales should be shown on the drawings and a drainage
easement provided across lot 18.
L.
4) Indicate the typical dimension between check dams in the
biofiltration swale.
5) Place a note on sheet 2 for the proposed fill referencing the
benching detail on sheet 3.
6) Identify the toe of the fill on lots 12 through 14, 17 and 18 on
sheets 1 and 2. This location should correspond closely with the
Civil / Environmental Engineers • Land Surveyors • Planners
limits of clearing shown on sheet 5.
7) Standard notes reference King County in several places. Because
this project is in the city limits of Federal Way, Federal Way
should be referenced where appropriate per the notes supplied by
Mr. Lowe in his first review.
8) Note 12 of the city's standard erosion and sedimentation control
notes was not included in the plans. This note needs to be added.
9) The last sentence of note 2 of the city's standard structural
notes was not included in the plans. This sentence needs to be
added.
10) The width between flow lines in the throat of the 330th and
331st cul-de-sacs should be indicated.
11) The radii for the cul-de-sacs and the radii shown for the
respective angle calculations do not agree. Please correct.
12) The wetland enhancement plan has not been submitted to date.
13) DRAINAGE ANALYSIS
a) Provide and engineer's statement of adequacy of downstream
facilities at the conclusion of the downstream analysis in the
report.
b) Describe the restriction that was originally in the system
before it was removed.
c) The comments provided in the letter from Mr. John Newell to
Mr Stephen Clifton dated April 17, 1991 addressing items 2 and 3 of
Mr. Lowe's review of the drainage report needs to be included in
the report to support the proposed design and analysis.
If there are any questions regarding the above comments, please
contact me.
�S
_�
FEDERAL WAY
MEAa"Uf
DATE:
April 22, 1991 -_
TO:
FRAM: Pearl Kronstad Engineer
III
Stephen Clifton
RE' PLAT
OF DASH
(Ding Caunt �P1TTF - En
Y File IVa. SD689-21 meering Plan
Attached Feder Review
you will find a co al VVay File No.
raised in a letter from PY of a letter fro ILA-90-0011_SUt
regarding sUb'ect m the City of Federal o John R. Newell E )
subdivision. ncIos Way on February 25 P addressin
Also e closed are , 199I t g the concerns
In light of our two sets of o Jaeger En
have P the new far civil drawings gin,ring
ET fist how mat developed for fnaI
Federal W. each condition of the Plats Meetings
Plans as Y Resolution #Igp_26 have ICng Count and $before the city
a courtesy. I f we list how bCeOnndrnet-
y staff Hearin Council, Please
of the project each I will also be g Examiner's re
Council much tune will be saved wh it on has reviewing
ports and
zl on final lot been met now g the conditions and
P meetings. it later c ring en in
come time to g eering review
e e note, please have PEI prepare a memo to the
review, also work
with the Fire Department prior to
enclosures:
a) Letter from Jo _Ina] engineering plan
of ;federal Wang. Newell, P.E. address•
subdivision y on Februar3' 25 mg the concerns rais
b) Letter Fro 1991 ed in a letter from the
C) m Stephen Cliff to Jaeger Enginee;rin City
d Tw4 sets of civil drawingsn to Jim Jae g regarding subject
Exhibit ~ Jaeger (2/2S/91).
e) A" submitted
f) Federal Way Resolutio with letter and civil drawings
King
Countyn 9t7-25.
c: staff
Greg Moore - and Hearing ExaxMner's re
Mara 1 and Use Manager Ports g Jet Clark - Senxor PIanner
Cars' Roe -Surface Water Tim Miller - Traffi Manager
John Wilson - PEI Engineer
Ron Garrow -PET
se 111 dshpteng.ry
sit11-ok.
�' -- - -- John R. Newell Inc., P.S.
APR 1 7 W1 231 Williams Ave. So., Suite 200
P.O. Box 396
Renton, Washington 98057-0396
Phone: (206) 255-2190
April 17, 1991
Mr. Stephen Clifton
CITY OF FEDERAL WAY
33530 1st Way South
Federal Way, WA 98003
Re: DASH POINTE SUBDIVISION
F.W. File No. ILA-90-0011-SUB
K.C. File No. S0689-21
Dear Sir:
This letter together with the resubmitted plans and calculations
for the referenced project addresses the concerns raised in your
February 25, 1991 letter to Jaeger Engineering regarding review and
design of the 36 lot subdivision. The following is an itemized
summary of our responses to your letter:
Sheet C of 7•
A north arrow has been added to the vicinity map.
Sheet 1 of 7:
1. The field survey map by Dowl Engineers is attached.
2. As much as possible these slopes and b.s.b.1.1s have been
shown on the road construction plans. This is more
appropriately shown on the final plat map and or individual
lot plans used in home construction.
3. The existing roadways and lots adjacent to the subject parcel
have been shown. No ownership on the adjacent lots are
specified. Existing sewer and. water have not been shown for
the sake of clarity.
4. This note has been incorporated.
5. Storm drainage easements have been added to cover this item
where appropriate, specifically on Lot 7. Normally franchised
utility easements are not exclusive and other utilities can
be located on them.
6. Through curb inlets require a vertical curb to be properly
installed. Rolled curb inlet grates offer the same advantages
and avoid curb transitions.
7. Overflow arrows and facilities have been added at the sag
curves.
8. The swales have been shown on Lots 12/13 and 14, 15, 16, 17,
18 and 19.
Mr. Stephen Clifton 2 April 17, 1991
9.
Vane grates - There are no grades over 6 percent where these
would be warranted.
10.
This note has been added.
11.
This is a requirement from the 1990 Drainage Design Manual
and
has been incorporated into the swale design.
12.
This note has been added.
13.
The Homeowners Association establishment and documents
are
normally associated with Final Plat review and approval.
The
owner intends to submit this under a separate cover for your
information at that time.
14.
This has been revised.
15.
It is intended that roof downspouts and driveways will
be
connected to new swales/biofiltration facilities and that
new
yards will sheet flow overland.
Sheet 2 of 7:
1. This detail and notes are shown on Sheet 3.
2. This has been done.
3. This has been done.
Sheet 3 of 7:
1. This has been done.
2. This has been done.
Sheet 4 of 7:
1. Please refer to Notes 2, 3, 7, 8 and 10 where these items are
covered.
2. Because this project is vested with King County and was
preliminary approved, designed and peer reviewed under the
county's guidelines the notes should comply with King County
Standards. We note they are very similar in content.
3. This has been done.
4. See Note 8(a) through (f).
Sheet 5 of 7:
1. The owner wishes to defer obtaining the Fill and Grading
Permit until individual home construction permits.
2. Refer to Notes 7, 11, 13 and 14 which specify bare slope
protection.
3. This note has been added.
4. See Item (2) referring to Sheet 4 of 7.
Sheet 6 of 7:
1. Our understanding is that Federal Way Sewer District personnel
has this plan under review and is presented here only as
information.
Sheet 7 of 7:
1. The owner will be addressing this item by a separate letter.
Mr. Stephen Clifton 3 April 17, 1991
Drainage Analysis:
1. The field survey and site visits could not accurately locate
the pond as referenced. The survey crew did mention observing
a wet area approximately 30 feet by 20 feet by 1 foot deep.
This is mentioned in the report on Page 9 and is shown on Page
15.
2. The offsite flows along the west property line occurred prior
to the Stonegate development. The Stonegate development
installed a drainage conveyance system adjacent to the
property line thereby alleviating this concern.
3. The downstream analysis is discussed in the beginning
narrative, within the text of "Narrative Addressing Conditions
of Approval" and the reference material contains the previous
downstream analysis. The detention system for this
development was designed for a 2 year discharge rate and for
100 year storage volumes. The Hoyt Road culvert crossing has
been shown to be adequate in the previous analysis using the
same design techniques. The 25 year storm event was the case
analyzed. Based on information from Mr. Ed Much of Cascade
N.W. (phone no. 848-2371) Lake Lorene flooded last winter
because of three problems, none of which are associated with
this project. One problem was that upstream of the Dash
Pointe subdivision (to the south) a 72 inch diameter detention
tank silted up, became plugged and ceased to function, causing
downstream flooding. The second problem was that the outlet
of Lake Lorene became clogged with debris and could not outlet
the increased volume of runoff. Thirdly, the storm event was
greater than the design storm. Therefore, based on the
county's 1979 criteria the downstream appears adequate and
should not experience any difficulties for the design event
(25 year) .
4. The downstream restriction has been removed by the property
owner.
5. I am not aware of any red -line revisions regarding the
conveyance section of the analysis and my files do not include
any correspondence regarding this. All changes/revisions
recommended by the Peer Review Engineer have been incorporated
to the best of my knowledge.
6. The bio-filtration swale as presented on Sheet 1 of 7 was
designed by the wetlands consultant (DeMoral & Associates)
based on flow information developed during the design. Since
this project design is vested under 1979 King County Drainage
Guidelines the Federal Way Design Criteria are not applicable.
7. We justified using 2000 square feet of impervious surface per
lot based on the fact that the steepness of the parcel will
not lend itself to ramblers. Rather most of the new
residences would be two story units, split levels or tri-
levels. Typically a house foot print would be approximately
1600 square feet with approximately 400 s.f. of driveway. It
should also be noted the 2000 square foot/lot criteria was
used only for the very steep bypass lots to determine a
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Mr. Stephen Clifton 4 April 17, 1991
reduction in allowable runoff. These bypass lots would very
likely have two story homes. In response to King County
specifying 3000 square foot of impervious surface per lot as
recommended by King County Engineering Plan Review I note this
criteria has been provided for the county reviewer to do a
quick check of runoff coefficients and normally is not used
for design unless individual infiltration systems are being
designed.
General Comments:
1. The owner has informed me this plan will be submitted under
separate cover by the wetlands consultant.
2. Lot/foundation design by a geotechnical engineer can be made
a condition of the building permit application.
We hope this itemized response adequately addresses the concerns
and questions you raised in the February 25, 1991 letter and the
plans can now proceed through final review and approval. We have
not enclosed another set of calculations because there have been
no changes from the original submission.
Sincerely,
1 HN R. NEWELL INC., P.S.
M � L6&k
John R. Newell, P.E.
JRN/kb
C1-195
Enc: 3 sets of Improvement Plans
Survey Map by Dowl Engineers
cc: David Morrison
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eFA4Cm
/ 335301ST WAY SOUTH
February 25, 1991
Mr. Jim Jaeger
Jaeger Engineering
9419 S. 204 Place
Kent, WA 98031
FILE
FEDERAL WAY, WASHINGTON 98003
RE: DASH POINT - Engineering Plan Review
(King County File No. S0689-21, Federal Way File No. ILA-90-0011-SUB)
Dear Mr. Jaeger:
Attached you will find a memo to Stephen Clifton, Senior Planner from Richard Lowe, P.E.,
Wilsey & Ham Pacific regarding the engineering review for subject plat. The memo contains
comments which should be addressed, prior to final engineering plan approval. As stated in the
memo, three sets of revised prints and one set of calculation for the civil portions of the
proposed project need to be resubmitted through the Department of Community Development
for further review and comment.
Please refer to paragraph number 2 of the enclosed memo regarding meetings with the public
works division to discuss these comments, and additional requirements for final mylar approval,
fees, inspections, as-builts, etc.
090..11:1
Mr. Jim Jaeger
February 25, 1991
Page 2
If you have any questions, please call, Stephen Clifton, Senior Planner, at 661-4109, Margaret
Clark, Associate Planner at 661-4111 or Richard Lowe, P.E. (Wilsey & Ham Pacific) at 661-
4127.
Sincerely,
Greoore AICP
Lan Use Manager
enclosures: a) February 20, 1991 memo to Stephen Clifton from Richard Lowe regarding
engineering review comments.
b) City of Federal Way Standard Plan Notes
c: City of Federal Way
Stephen Clifton, Senior Planner
Margaret Clark, Associate Planner
Pearl Kronstad, Engineer III
Cary Roe, Surface Water Manager
Tim Miller, Traffic Engineer
Owner
David Morrison, Owner
sc II /ijgrdshp.eng
►'Y IISE)(DLI1C ~ I
- PACIFIk2l
3025-112th Avenue N.E.
P.O. Box C-97304
Bellevue, WA 98009-9304
Stephen Clifton, Senior Planner, City of Federal Way
FROM:
DATE:
SUBJECT
TO:
MEMORANDUM
Richard E. Lowe, P.E., Senior Project Engineer
Marc J. Servivizi, E.I.T., Project Designer
February 20, 1991
Dashpointe Subdivision
W&HP File No.: 3-420-0202-1.71
FW# ILA-90-0011-SUB
The Civil Engineering plans have been reviewed for compliance with Federal Way Standards, King
County Standards in effect at the time of vesting, and the King County Hearing Examiner requirements.
The following comments result. The itemized list represents a first review and is as comprehensive as
possible but does not necessarily reflect all of the issues which might need attention. The comments need
to be addressed and corrections made where appropriate. Three sets of revised prints and one set of
calculations for the civil portions of the proposed project need to be resubmitted through your office for
further review and comment.
We are available to answer any questions which may arise from this review. When requested by our
office, the original mylar drawings shall be submitted to the City of Federal Way with appropriate fees
and documents for approval endorsement. The original mylars should be returned to the engineer with
a sepia copy for use by the city in making additional prints for inspection and internal use. Upon project
completion, As -Built Mylar drawings certified for accuracy by an engineer will be required prior to
construction acceptance.
(206) 827-0220 Fax (206) 822-5341 Planning •Engineering- Surveying •Landscape Design •Environmental Services
PACIFlC
REVIEW COMMENTS FOR DASHPOINTE SUBDIVISION
FEDERAL WAY, WASHINGTON
February 20, 1991
Page 2
Sheet C of 7
Since the subdivision plan and vicinity maps are shown with a different orientation, show the
north arrow on the vicinity map.
Sheet 1 of 7
The steep slope field survey was not submitted. Please include it with the next submission.
2. As stated in the Hearing Examiner's Report, Item P)9)c the tops and toes of all slopes over 40%,
which includes constructed slopes, must be shown on the plans. Place a 15' B.S.B.L. above and
below these slopes.
3. Show the existing connecting roads and utilities at the north and south ends of the proposed 47th
Avenue S.W. Also show the abutting property lines and owners.
4. The neighboring Stonebrook subdivision has had numerous problems with pavement failures due
to groundwater infiltration. Therefore, we recommend that the note regarding "Non -point Source
Groundwater Collection Drain" be re -worded to state: If there is any possibility of encountering
groundwater, use this detail to collect flows and tightline directly to the wetlands buffer or storm
conveyance system.
5. Since several detention pipes either cross the right-of-way line or are close to it, determine
whether or not the utility companies will permit storm pipes in their easement and state the result
on the plans. If necessary, add a storm drain easement adjacent to the right-of-way.
6. Through curb inlets (KCRS Dwg No. 44) should be used on all sag vertical curves.
7. Overflow patterns from all sag catch basins are required to be shown on the plans.
To prevent flooding of lots 18 and 19, and lots 12 and 13, grade a swale along the property line
to pass any overflow. This should be done during the lot grading phase.
9. Vaned grates must be placed on all catch basins where the gutter slope exceeds 6%.
10. Add a note stating that all runoff from driveways must pass through the biofiltration swale.
Indicate how this will be done on lots where bypass flows are occurring.
11. Check dams are required to be placed in the biofiltration swale. The usual spacing is
approximately 50'.
PACIFlC
REVIEW COMMENTS FOR DASHPOINTE SUBDIVISION
FEDERAL WAY, WASHINGTON
February 20, 1991
Page 3
12. Item P)20) of the Hearing Examiner's Report states that the planter islands shall be maintained
by the abutting property owners. Add a note on the plans to reflect this requirement.
13. Item P)25) of the Hearing Examiner's Report states that a Homeowner's Association shall be
established to provide for the maintenance of the open space areas. Please address this
requirement.
14. The outfall from CB #26 incorrectly indicates a 15" o pipe as a 12" o CUT.
15. The geotechnical study recommends not discharging any water down the slopes and that all
drainage should be tightlined into the drainage system. Therefore, indicate how the bypassed
flow from roofs, driveways and lawns will be handled.
Sheet 2 of 7
1. As stated in the June 15, 1990 Geotechnical Engineering Study prepared by Terra Associates,
benching is required when fill is placed on existing slopes. Include such a detail on your plans.
2. Show the leader to C.B. #16-A.
3. Restrictor C.B.'s should be referenced to the detail on the appropriate sheet (eg. See sheet 4).
Sheet 3 of 7
1. Provide street names and drawing scale for each cul-de-sac.
2. Label a 2 % fall on the sidewalks and planting strips on the typical cross-section.
Sheet 4 or 7
1. Specifications are required for pipe type, pipe bedding and rock rip -rap.
2. Replace the structure, general and drainage plan notes with the City of Federal Way notes.
Copies have been attached to this letter.
3. Show a smooth walled (N or C) outlet pipe from C.B. #26 in order to conform with the label.
Mm"I PACIFIC
REVIEW COMMENTS FOR DASHPOINTE SUBDIVISION
FEDERAL WAY, WASHINGTON
February 20, 1991
Page 4
4. Add the note regarding building downspouts as per the King County Hearing Examiner's Report,
Item P)8)j).
Sheet 5 of 7
1. For your information, lot grading and filling will require a Filling and Grading Permit (KCC
16.82).
2. According to the Geotechnical Engineering Study prepared by Terra Associates, precautions
should be taken to protect bare slopes. Show on the plans how this will be achieved.
3. According to the Hearing Examiner's Report, Item P)25)c) clearing, filling and grading is to be
restricted to April through September. Please add a note to reflect this requirement.
4. Replace the notes with the attached City of Federal Way Erosion and Sedimentation Control
notes.
Sheet 6 of 7
1. The lateral for Lot #8 should be placed at the lower end of the lot.
2. Easements will be required for laterals to pass through Tract B to lots 8, 9, and 13.
3. State the size of the side sewers.
Sheet 7 of 7
1. Lots 1, 6, 10, 11, 16, 17, 21, and 22 are less than the 9600 s.f. required for SR9600 zoning.
Drainage Analysis
1. The Hearing Examiner's Report, Item P)17), states that water ponds in the vicinity of Lot 10 (on
the current plans) and that the ponding water shall be compensated for in the detention
calculations. Please locate the pond on the plans and accommodate for the ponding in the
calculations.
0 PACIFlC
REVIEW COMMENTS FOR DASHPOINTE SUBDIVISION
FEDERAL WAY, WASHINGTON
February 20, 1991
Page 5
2. The Hearing Examiner's Report, Item P)16), states that offshe flows enter the site in the vicinity
of lot 26 (on the current plans) and at the south end of the proposed 47th Avenue S.W. Please
include these flows on the drainage sheet and the calculations, and show how to convey these
flows, both during and after construction.
3. The downstream analysis must extend 1/4 mile from the northern property line. Therefore, the
Hoyt Road Crossing and Lorene Lake should be addressed in the analysis. Because existing
conditions are required to be addressed, it should also be noted that Lorene Lake flooded 5 homes
during last winter's storms. An Engineer's statement of adequacy will be required at the
conclusion of the downstream analysis.
4. The downstream analysis makes reference to a restriction that has been removed as a result of
this development. State whether this restriction has been removed, or is proposed to be removed.
Also, describe the restriction.
5. Redlines were shown in the conveyance section of the calculations prior to submittal to the City
of Federal Way. Please update these corrections prior to the next submittal.
6. Please clearly label the biofiltration swale calculations in order to explain to the reviewer what
has been done. Also, the City of Federal Way biofiltration swale design requirements have been
modified slightly from the King County requirements. The City of Federal Way requirements
have been attached. Please incorporate these into your design.
7. The King County Engineering Plan Review Checklist states that 3000 s.f. of impervious area
(2000 s.f. roof and 1000 s.f. driveway) should be used in determining runoff. Therefore, justify
your use of 2000 s.f. of impervious area per lot or adjust your area.
General Comments
As stated in the Hearing Examiner's Report, Item P)11) the wetlands enhancement plan must be
included in the engineering plans.
2. Lots with slopes greater than 40 % will require design by a geotechnical or foundation engineer.
The design will need to be submitted with the application for a building permit.
CITY OF FEDERAL WAY
STANDARD PLAN NOTES
These standard plan notes are modeled on the King County Standard Plan Notes located in Surface
Water Design Manual. The standard plan notes must be included on all plans. At the applicant's
discretion, notes which in no way apply to the project may be omitted; however, the remaining notes
must not be renumbered. For example, if General Note #3 were omitted, the remaining notes should
be numbered 1, 2, 4, 5, 6, etc.
GENERAL NOTES
(1) All construction shall be in accordance with the Federal Way Zoning Code (FWZC), applicable
Ordinances, and the City Council conditions of project approval. These documents are
supplemented by the Standard Specifications for Road, Bridge, and Municipal Construction
(WSDOT/APWA), the King County Road Standards (KCRS), and the King County Surface Water
Design Manual (SWDM). It shall be the sole responsibility of the applicant and the professional
civil engineer to correct any error, omission, or variation from the above requirements found
in these plans. All corrections shall be at no additional cost or liability to the City of Federal
Way.
(2) The design elements within these plans have been reviewed according to the Federal Way
Engineering Review Checklist. Some elements may have been overlooked or missed by the city
plan reviewer. Any variance from adopted standards is not allowed unless specifically
approved by the City of Federal Way, prior to construction.
(3) Approval of this road, grading, and drainage plan does not constitute an approval of any other
construction (e.g. domestic water conveyance, sewer conveyance, gas, electricity, etc.).
(4) Before any construction of development activity a preconstruction meeting must be held
between the City of Federal Way, the Applicant, and the Applicant's Construction
Representative.
(5) A copy of these approved plans must be on the job site whenever construction is in progress.
(6) Construction noise shall be limited as per Federal Way Code (Section 115.25); normally this
is 7 AM to 8 PM Monday through Saturday.
(7) It shall be the applicant's/contractor's responsibility to obtain all construction easements
necessary before initiating off -site work within the road rights -of -way.
(8) Franchised utilities of other installations that are not shown on these approved plans shall not
be constructed unless an approved set of plans that meet all City requirements and the
requirements of KCRS Chapter 8 are submitted to the City of Federal Way at least three days
prior to construction.
(9) Datum shall be KCAS unless otherwise approved by the Director of Public Works.
WHP 10/90 Page 1 of 4
FEDERAL o L WAY o 07ANDD ARDD PLAN M 7ES
(10) Groundwater system construction shall be within a right-of-way or appropriate drainage
easement, but not underneath the roadway section. All groundwater systems must be
constructed in accordance with the WSDOT/APWA Standard Specifications.
(11) All utility trenches shall be backfilled and compacted to 95% density.
(12) All roadway subgrade shall be backfilled and compacted to 95% density. WSDOT 2-06.3.
(13) Open cutting of existing roadways is not allowed unless specifically approved by the Director
of Public Works and noted on these approved plans. Any open cut shall be restored in
accordance with KCRS 8.03(B)3.
(14) The Contractor shall be responsible for providing adequate safeguards, safety devices,
protective equipment, flaggers, and any other needed actions to protect the life, health, and
safety of the public, and to protect property in connection with the performance of work
covered by the contractor. Any work within the travelled right-of-way that may interrupt
normal traffic flow shall require at least one flagger for each lane of traffic affected. All
sections of the WSDOT Standard Specifications 1-07.23 - Traffic Control, shall apply.
DRAINAGE NOTES
(1) Proof of liability insurance shall be submitted to the City prior to the preconstruction meeting.
(2) All pipe and appurtenances shall be laid on a properly prepared foundation in accordance with
WSDOT 7-02.3(1). This shall include leveling and compacting the trench bottom, the top of
the foundation material, and any required pipe bedding, to a uniform grade so that the entire
pipe is supported by a uniformly dense unyielding base.
(3) Steel pipe shall be galvanized and have asphalt treatment #1 or better inside and outside.
(4) All drainage structures, such as catch basins and manholes, not located within a traveled
roadway or sidewalk, shall have solid locking lids. All drainage structures associated with a
permanent retention/detention facility shall have solid locking lids.
(5) All catch basin grates shall conform to KCRS drawing numbers 41,46,47, or 48, which
includes the stamping "OUTFALL TO STREAM, DUMP NO POLLUTANTS" and "Property of
Federal Way".
(6) All driveway culverts located within Federal Way right-of-way shall be of sufficient length to
provide a minimum 3:1 slope from the edge of the driveway to the bottom of the ditch.
Culverts shall have beveled end sections to match the side slope.
(7) Rock for erosion protection of roadway ditches, where required, must be of sound quarry rock,
placed to a depth of 1 foot and must meet the following specifications: 4"-8" rock/40%-70%
passing; 2"-4" rock/30%-40% passing; and -2" rock/10%-20% passing. Installation shall be
in accordance with KCRS drawing number 51.
WHP 10/90 Page 2 of 4
(8) Drainage outlets (stub -outs) shall be provided for each individual lot, except for those lots
approved for infiltration by Federal Way. Stub -outs shall conform to the following:
a) 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 of 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.
b) Outlets on each lot shall be located with a five -foot -high, 2"x4" stake marked "storm"
or "drain." The stub -out shall extend above surface level, be visible and be secured to
the stake.
c) Pipe material shall conform to underdrain specifications described in KCRS 7.04 and,
if non-metallic, the pipe shall contain wire or other acceptable detection.
d) Drainage easements are required for drainage system designed to convey flows through
individual lots.
e) The applicant/contractor is responsible for coordinating the locations of all stub -out
conveyance lines with respect to the utilities (e.g. power, gas, telephone, television).
f) All individual stub -outs shall be privately owned and maintained by the lot home owner.
EROSION/SEDIMENTATION CONTROL NOTES
(1) Approval of this erosion/sedimentation control (ESC) plan does not constitute an approval of
permanent road or drainage design (e.g. size and location of roads, pipes, restrictors, channels,
retention facilities, utilities, etc.).
(2) The implementation of these ESC plans and the construction, maintenance, replacement, and
upgrading of these ESC facilities is the responsibility of the applicant/contractor until all
construction is approved.
(3) The boundaries of the clearing limits shown on this plan shall be clearly flagged in the field
prior to construction. During the construction period, no disturbance beyond the flagged
clearing limits shall be permitted. The flagging shall be maintained by the applicant/contractor
for the duration of construction.
(4) The ESC facilities shown on this plan must be constructed in conjunction with all clearing and
grading activities, and in such a manner as to insure that sediment laden water does not enter
the drainage system or violate applicable water standards.
(5) The ESC facilities shown on this plan are the minimum requirements for anticipated site
conditions. During the construction period, these ESC facilities shall be upgraded (e.g.
additional sumps, relocation of ditches and silt fences, etc.) as needed for unexpected storm
events.
WHP 10/90 Page 3 of 4
FEDERAL WAV o STANDARD PLAN NOTES
(6) The ESC facilities shall be inspected daily by the applicant/contractor and maintained as
necessary to ensure their continued functioning.
(7) Any area stripped of vegetation, including roadway embankments, where no further work is
anticipated for a period of 15 days, shall be immediately stabilized with the approved ESC
methods (e.g. seeding, mulching, netting, erosion blankets, etc.).
(8) Any area needing ESC measure, not requiring immediate attention, shall be addressed within
fifteen (15) days.
(9) The ESC facilities on inactive sites shall be inspected and maintained a minimum of once a
month or within the 48 hours following a storm event.
(10) At no time shall more than one foot of sediment be allowed to accumulate within a catch
basin. All catch basins and conveyance lines shall be cleaned prior to paving. The cleaning
operation shall not flush sediment laden water into the downstream system.
(11) Stabilized construction entrances and wash pads shall be installed at the beginning of
construction and maintained for the duration of the project. Additional measure may be
required to insure that all paved areas are kept clean for the duration of the project.
(12) During the time period of November 1 through March 31, all project disturbed areas greater
than 5,000 square feet that are left unworked for more than 12 hours shall be covered by one
of the following cover measures: mulch, sodding or plastic covering.
(13) Any permanent retention/detention facility used as a temporary settling basin shall be modified
with the necessary erosion control measures and shall provide adequate storage capacity. If
the permanent facility is to function ultimately as an infiltration or dispersion system, the
facility shall not be used as a temporary settling basin. No underground detention tanks or
vaults shall be used as a temporary settling basin.
(14) Where seeding for temporary erosion control is required, fast germinating grasses shall be
applied at an appropriate rate (e.g. annual or perennial rye applied at approximately 80 pounds
per acre).
(15) Where straw mulch for temporary erosion control is required, it shall be applied at a minimum
thickness of two inches.
STRUCTURAL NOTES
(1) These plans are approved for standard road and drainage improvements only. Plans for
structures such as bridges, vaults, and retaining walls require a separate review and approval
by the City of Federal Way prior to construction.
(2) Rockeries are considered to be a method of bank stabilization and erosion only. Rockeries shall
not be constructed to serve as retaining wall. All rockeries shall be constructed in accordance
With KCRS drawing numbers 19, 20, and 21. Rockeries may not exceed eight (8) foot in
height for cut sections or Four (4) foot in height for fill sections unless designed by a
geotechnical or structural engineer licensed in the State of Washington.
WHP 10190 Page 4 of 4
r
i
City of Federal Way
Clarifications to the 1990 King County Surface Water Design Manual - Dec 90
ADOPTING ORDINANCE
Federal Way Ordinance 90-31 effective date February 28, 1990, establishes the Surface
Water Management Drainage Review procedures. The 1990 King County Surface Water
Design Manual is adopted by reference with this ordinance.
FIGURE 4.4.7A SIMPLE ORIFICE
Change the orifice equation to read:
dia= 3Q
.9�
SECTION 1.2.3 CORE REQUIREMENT #3: RUNOFF CONTROL
Complete the last paragraph of the section entitled Proposed Project Site "Existing Conditions"
to read as follows:
Sites with No Existing Approved Drainage Systems: The "existing conditions" are defined as
those that existed prior to May 1979, which is the date of publication of "Requirements and
Guidelines for Storm Drainage Control in King County" by the King County Public Works
Department's Hydraulics Division, the document which defined the on -site detention design
criteria for implementing King County Ordinance 2281. If in question, the "existing
conditions" must be documented by the best available aerial photographs. If aerial
photographs are not available, knowledge of the site by individuals familiar with the area will
be admissible.
SECTION 2.1.1 PRELIMINARY PLANS SUBMITTAL
In addition to any and all requirements specified in this section, the following is required:
The seven core requirements and the twelve special requirements need to be
addressed for applicability and specific impact mitigation proposals. This report must
be prepared by a licensed Civil Engineer and briefly identify the project approach to
each of the nineteen requirements. Where a special requirement is not applicable, the
engineer must provide the comparison of the proposed project to the determining
thresholds.
A Level One Analysis is required with all Environmental Impact Checklists.
SECTION 4.6.3 BIOFILTRATION FACILITIES
The sizing of a biofiltration swale is based on a Manning's "N" of 0.100 and a slope of 2.0 %.
The conveyance capacity and stability are evaluated using actual "N" and slope. King County
is reviewing the published required "N" of 0.35 and Federal Way will reconsider this design
value upon completion of that review.
W&HP 12-17-90 Page 1 of 1
CITY OF j
�P f 1! ! 33530 1 ST WAY SOUTH . FEDERAL WAY, WASHINGTON 98003
January 16, 1991
Mr. Richard Lowe
3025 112th Avenue NE
P.O. Box C-97304
Bellevue, WA 98009-7730
FILE
RE: Authorization for Review, Dashpointe Preliminary Plat - Engineering Plan Review
(King County File No. S0689-21, Federal Way File No. ILA-90-001 1 -SUB)
Dear Richard:
Subject preliminary plat is a King County transfer as a result of the interlocal
agreement and is to be reviewed under King County regulations. Conditions as listed
in the King County Zoning and Subdivision Examiner Report (2/12/90) and Federal
Way Ordinance #90-26 also apply.
As you already know, King County accepted the engineering plans and fees in May
of 1990, even though DashPointe is an "A" list item. With the City of Federal Way
assuming the processing of subject engineering plans, the City is acting in the same
capacity as King County and beginning our review at step #2 (see attached page #2,
King County Peer Review Process).
I hereby authorize the firm of Wilsey and Ham Pacific to review the above referenced
preliminary plat and that this project be given top priority due to delays resulting by
King County accepting the engineering plans.
Prior to your review, please contact Stephen Clifton to obtain the file and arrange a
meeting to discuss how we should proceed with the review of this project.
3JI04
Mr. Richard Lowe
January 16, 1991
Page 2
Once your review is complete, please return any comments, recommendation and
enclosed materials to Stephen for further processing, with copies also sent to Jim
Shanks, Tim Miller and Pearl Kronstad. If you have any questions, please call Stephen
at 661-4109.
Sincerely,
4Gre oore, AICP
Lan Use Manager
attachment: a) Page #2 of letter to Ken Nyberg.
enclosures: a) Site and Engineering Plans.
b) Ordinance #90-26.
c) June 18, 1990 Peer Review letter to King County Engineering Plan Checklist,.
d) November 11, 1990 King County Engineering Plan Checklist.
e) King County Preliminary Plat Report (12/12/90), and Zoning and Subdivision
Examiner Report (2/1 2/90).
f) Miscellaneous Maps, Studies, etc.
g) November 15, 1990 letter to King County Development Review Unit from
James Jaeger
cc: Jim Shanks - Director of Public Works
Pearl Kronstad - Engineer III
Stephen Clifton - Senior Planner
Margaret Clark - Associate Planner
Tim Miller - Traffic Engineer
Kathy McClung - Permit Manager
authrvw.26
12/15 -
1 /3/90 Discussions held between Jim Sanders and Joe Miles (King County
Engineers) and Stephen Clifton on how to resolve the issue of processing
the remaining tasks.
Kinq County Peer Review Process:
The following list the steps in the King County peer review process:
1) Applicants submit engineering plans for peer review.
2) Peer review engineers upon completion of review forward engineering plans
with comments and notes to King County.
3) King County spends 6-10 hours reviewing the work performed by the peer
reviewer checking for completeness and thoroughness of review.
4) If King county finds any items which need to be further addressed, they
indicate such to the peer reviewer and the applicants' engineer is responsible
for completing the revisions.
5) Applicants submit any necessary revisions for additional peer review, who in
turn reviews the revisions and forwards plans back to King County.
6) If King County finds revisions acceptable, then engineering plans are approved,
and King County conducts all required inspections.
Solution Alternatives:
1) Per discussions between Stephen Clifton and Joe Miles and Jim Sanders (King
County Engineers), if Federal Way wants King County to continue the review
of engineering plans and follow this up with inspections, they are agreeable to
this.
2) If the City of Federal Way wishes to process the engineering plans, King
County will refund/or forward any unexpended funds (for inspections and the
last few hours of the review process) to the City and we can continue the
processing of the engineering plans with follow-up inspections.
-2-
FEDERAL WAY
MEMORANDUM
DATE: DECEMBER 13, 1990
TO: KEN NYBERG
FROM: GREG MOORE, LAND USE MANAGER Y
RE: STATUS REPORT
DASH POINTE - FINAL PLAT APPROVAL
(King County File No. S0689-21, Federal Way File No. ILA-90-0011-SUB)
Attached you will find a letter from David Morrison regarding the subject plat. Mr. Morrison
is requesting that the City Council, at it's December 18, 1990 hearing, transfer Dash Pointe
subdivision from the "A" list to the "B" list of the interlocal agreement (between Federal Way
and King County).
The reason for this is due to King County accepting the engineering plans and fees in May of
1990, even though Dash Pointe is an "A" list item. Apparently there was some confusion on
the part of King County as to what list subject project was on, "A" or "B".
The third paragraph of Mr. Morrison's letter states that:
"Discussion at the Hearing defined the various departments of
King County that would provide review and approval. Your staff
recommended that in addition to the standard B.A.L.D. review,
that King County Surface Water Management provide additional
review and approval." Mr. Morrison also states on page 2 that
"We had not been advised by either the City of Federal Way or
King County of this decision..."
Also attached are the minutes of the May 1, and May 15, 1990 hearings and resolution. The
highlighted areas show that during the hearing Federal Way stated Dash Pointe is an "A" list
item. The resolution states that the City of Federal Way now has jurisdiction and authority to
pass upon approval, denial, or modification of the conditions of said preliminary plat. In
addition, you will also find letters from Jim Sanders and Stephen Clifton, written as long ago
as July and August respectively, regarding the status of "A" and "B" list items, including Dash
Pointe.
Issues:
1) It was made clear in the hearing and in the resolution who has jurisdiction over the
preliminary plat.
2) The August 13, 1990 letter to Jim Sanders from Stephen Clifton erased any uncertainty
the County might have as to which list Dash Pointe is on.
3) Applicant now faces delays because the project has been in the County for months and
should have been submitted to Federal Way.
Recommended Solution:
Per discussions between Stephen Clifton and Jim Sanders at King County, I am recommending
that Richard Lowe and Stephen meet with King County and their peer reviewers early next week
to discuss what is left to be done in the processing of subject engineering plans.
Mr. Sanders stated that if Federal Way wants King County to review the plans and follow this
up with inspections, they are agreeable to this. If we wish to process the engineering plans, they
will refund/or forward the money to us and we can continue the processing of the plans with
follow-up inspections. If we decide to review the plans, I would recommend that this project
be a high priority, due to the mix-up.
It is unclear until we meet with King County what would be the most practical method to resolve
this issue. Therefore, it should not go to the City Council. This is the course of action we will
be taking unless you advise otherwise.
c: Stephen Clifton, Senior Planner
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M & T JOINT VENTURE
4224 WALLER ROAD
TACOMA, WA 98443
December 11, 1990
The Mayor and Council
City of Federal Way
33530 - 1st Way South
Federal Way, WA 98003
Re: Dash Pointe - Final Plat Approval
Ring County File 689-21
On May 15, 1990 your council held a Public Hearing to consider our
application for preliminary plat approval of Dash Pointe a 42 lot single
family development west of Hoyt Road, in Federal Way. The plat had
received a Public Hearing in King County in December of 1989 and the King
County Hearing Examiner had recommended preliminary plat approval with 27
conditions for final plat approval. The King County Council met on
February 26, 1990 and deferred their approval to the new City of Federal.
Way.
At your May 15, 1990 Hearing, Mr. Jahn Wallace, your legal counsel,
confirmed that our project was vested in fling County, and that the King
County Codes and Ordinances in effect at the time of our application would
be in full force and effect in processing final approval of our plat of
Dash Pointe. In order to understand the impact of the 27 conditions for
final plat approval as recommended by Ring County staff and Hearing
Examiner, our consulting engineer, Mr. John Newell, had completed the full
design of the road and storm drainage. We submitted a full set of these
plans to Ray Shoudy and your planning staff prior to the Hearing, and these
plans were explained by our consulting engineer, Mr. John Newell, at the
Hearing.
Discussion at the Hearing defined the various departments of Ring County
that would provide review and approval. Your staff recommended that in
addition to the standard B.A.L.D. review, that ding County Surface Water
Management provide additional review and approval. We agreed to all of the
Ring County conditions and the additional conditions recommrended by your
staff, and the Hearing was closed. Your council passed resolution 90-26
granting preliminary plat approval for 42 lots.
Within the next week after receiving preliminary plat approval from your
council, we submitted our engineering plans for road and storm to Ring
County, together with the required fees, with our request for "peer review"
to expedite the review of our project. Ring County accepted our plans and
the required fee, and approved "peer review" and transmitted our plans to
Mr. Jim Jaeger, the peer engineer. We paid Mr. Jaeger to carefully review
our consulting engineer's work. Mr. Jaeger required some changes to our
The Mayor and Council
City of Federal Way
Page 2 of 2
plans, which we completed to the satisfaction of Mr. Jaeger who submitted
the corrected plans to King County. Upon receipt of Mr. Jaeger's corrected
plans, Icing County set a meeting for 3:00 p.m., December 5, 1990 for the
Ring County staff to meet with the peer engineer to provide final review of
our plans. Ring County called at 4:30 p.m. on December 4th to advise that
your staff had submitted a letter dated August 13, 1990 advising that as
our project was not on the computer generated Exhibit A and B to the
Interlocal Agreenent between Ring County and Federal. Way, that we should be
a Category A project, and be processed by Federal Way. We had not been
advised by either the City of Federal Way or King County of this decision,
and continued to process and pay for "peer review" through Ding County.
Ring County is prepared to provide the final administrative review of our
plans but requires your authorization to proceed.
As we have paid our fees for final review to King County, and retained a
peer engineer to review and correct our plans, we respectfully request that
you recognize the intent of the Interlocal, Agreement and designate cur
project Category B. The intent of the Interlocal Agreement as stated in
the agreement is "to minimize the confusion that might otherwise arise
between the administration of county codes and newly adopted regulations of
the city, to provide for the efficient processing of those permits and/or
applications determined by the city to be vested, and in order to provide
for the public peace and minimize substantial delays that might otherwise
occur."
It will save your staff and us a lot of time and frustration if we were
classified as a "Category B" project and be permitted to be processed
through King County. Your council retains full discretionary control with
regard to final plat approval and recording, but administrative processing
of our road and storm plans should be continued through Ring County.
Please advise me if this could be discussed at your December 18 meeting of
council so that I may appear to answer any of your questions.
Respectfully submitted,
M & T JOINT VENTURE
David Morrison
Partner
cc: Mr. Ken Nyberg — Assis. Mgr.
Mr. Greg More — Land Use Mgr.
.411- : J
Dash Pointe - Preliminary Plat Approval
Critical Dates
Ring County File: B.A.L.D. 689-21
November 1988 Submitted full application and paid all fees to Ring
County B.A.L.D.
May 1988 Mitigated Determination of Non -Significance filed by
King County
Nov. 21, 1989 King County B.A.L.D. filed their preliminary report to
the Zoning and Subdivision Hearing Examiner
Dec. 12, 1989 King County Hearing Examiner held a public hearing for
the preliminary plat of Dash Pointe
Feb. 12, 1990 King County Hearing Examiner file his report and
recamrp-ndation for King County Council for preliminary
approval with 27 conditions for final plat approval
Feb. 26, 1990 King County Council deferred decision to the new city
of Federal Way
May 15, 1990 City of Federal Way public hearing for preliminary plat
approval
May 1990 Engineering plans for road and storm together with
required fees, submitted and accepted by King County
Dec. 4, 1990 King County B.A.L.D. staff advised Dash Pointe is a
Category A project to be processed by the city of
Federal Way and cancelled meeting for final peer review
er -record-Lag please r
.1uCCI & SONS, INC.
Atta: Christopher Huss
::4224 Wallet'- Road
Tacoma, WA 98443-1623
Lu,
P_ iOEIVF_D BY
COMMIINI.7Y0FVFLnowArNTr)PPAM NFW- -
MAY Z 4 1996
FOURTH AMENDMENT TO THE
PROTECTIVE COVENANTS, CONDITIONS & RESTRICTIONS FOR
STONE BROOK DIVISIONS 1 & 2
The Protective Covenants, Conditions & Restrictions for
Stone Brook Divisions 1 and 2, recorded under Auditor's No.
8803181106, records of King County, Washington, and amended under
Auditor's Nos. 8904050158, 8908311320 and 8910230911,
respectively, records of King County, Washington, are further
amended as follows:
1. STONEBROOK DIVISION 3, CONSISTING OF LOTS 1
THROUGH 30, AS RECORDED IN VOLUME 150 OF PLATS,
PAGES 90 THROUGH 93, INCLUSIVE, UNDER AUDITOR'S
NO. 9002270416, RECORDS OF KING COUNTY, WASHINGTON
SHALL HEREBY BE BOUND BY THE TERMS AND CONDITIONS
OF THE DECLARATION OF THE ABOVE -DESCRIBED
COVENANTS, CONDITIONS AND RESTRICTIONS, AS
AMENDED, AND SHALL BECOME A PART OF THE STONE
BROOK HOMEOWNERS ASSOCIATION.
2. PRELIMINARY PLAT OF DASH POINTE, CONSISTING OF 35
LOTS, ALSO KNOWN AS STONE BROOK DIVISION 5,
LEGALLY DESCRIBED AS:
THOSE PORTIONS OF THE NORTHEAST ONE -QUARTER OF THE
SOUTHWEST ONE -QUARTER AND GOVERNMENT LOT 2, ALL IN
SECTION 14, TOWNSHIP 21 NORTH, RANGE 3 EAST, W.M.,
IN KING COUNTY, WASHINGTON BEING MORE PARTICULARLY
DESCRIBED AS FOLLOWS:
COMMENCING AT THE WEST ONE -QUARTER CORNER. OF SAID
SECTION 14; THENCE ALONG THE NORTH LINE OF
GOVERNMENT LOT 1 OF SAID SECTION S880 2415911E
1308.77 FEET TO THE NORTHWEST CORNER OF SAID
NORTHEAST ONE -QUARTER OF THE SOUTHWEST ONE -
QUARTER; THENCE ALONG THE WEST LINE THEREOF SO°
50' O1"W 681.18 FEET TO Aid ANGLE POINT IN THE
SOUTHERLY LINE OF STONE BROOK ACCORDING TO THE
PLAT THEREOF RECORDED IN VOLUME 140 OF PLATS,
PAGES 57-60, INCLUSIVE, RECORDS OF SAID COUNTY AND
THE TRUE POINT OF BEGINNING; THENCE CONTINUING
ALONG SAID SOUTHERLY LINE S88°24159"E 880.12 FEET
TO A POINT ON THE WESTERLY MARGIN OF F. B. HOYT
ROAD S.W., AS SAID MARGIN EXISTED AFTER MAY 16,
Fourth Amendment
Stone Brook Covenants - 1
1962, SAID -*POINT BE-ING ON A CURVE CONCAVE TO* THE
EAST HAVING A RADIUS OF 984.85 FEET (A RADIAL LINE
THROUGH SAID POINT BEARS S750 53'50"W); THENCE
ALONG SAID MARGIN AND SAID CURVE SOUTHERLY AND
SOUTHEASTERLY 235.84 FEET THROUGH A CENTRAL ANGLE
OF 13043114"; THENCE S270 49'2411E 409.74 FEET TO
THE BEGINNING OF A CURVE CONCAVE TO THE SOUTHWEST
HAVING A RADIUS OF 1402.50 FEET; THENCE
SOUTHEASTERLY 104.62 FEET ALONG SAID CURVE THROUGH
A CENTRAL ANGLE OF 4016'26" TO A RADIAL LINE OF
SAID CURVE WHICH BEARS N66027'02"E; THENCE LEAVING
SAID WESTERLY MARGIN ALONG A NON TANGENT LINE S420
06'38"W 1185.89 FEET TO THE KING COUNTY - PIERCE
COUNTY LINE AS ESTABLISHED BY SAID COUNTIES AND
DELINEATED ON THAT CERTAIN RECORD OF SURVEY MAP
RECORDED IN VOLUME 18 OF SURVEYS, PAGE 210,
RECORDS OF KING COUNTY, WASHINGTON; THENCE ALONG
SAID COUNTY LINE N42011'32"W 627,65 FEET TO THE
WEST LINE OF SAID GOVERNMENT LOT 2; THENCE ALONG
SAID WEST LINE N00°50'01"E 1115.50 FEET TO THE TRUE
LC POINT OF BEGINNING.
N
C-D CONTAINS 30.582 ACRES, MORE OR LESS
N
ti
-- SITUATE IN KING COUNTY, WASHINGTON;
C�
O SHALL HEREBY BE BOUND BY THE TERMS AND CONDITIONS
OF THE DECLARATION OF THE ABOVE -MENTIONED
COVENANTS, CONDITIONS AND RESTRICTIONS, AS
AMENDED, AND SHALL BECOME A PART OF THE STONE
BROOK HOMEOWNERS ASSOCIATION.
DATED this o7 0 ,"`"day of January, 1 9
TUCCI & O , I C.
.5
By
JOHN V. XIMO,
Secretary/Treasurer
STATE OF WASHINGTON
ss.
County of Pierce
On this a 0 - day of January, 1992, before me, the
undersigned, a Notary Public in and for the State o.f Washington,
duly commissioned and sworn personally appeared JOHN V. XITCO, to
me known to be the Secretary/Treasurer of TUCCI & SONS, INC.,
which is the corporation that executed the foregoing document and
acknowledged the said instrument to be the free and voluntary act
Fourth Amendment
Stone Brook Covenants - 2
CD
C\IJ
ti
M
O
CV
and deed of said corporation for the uses and purposes therein
mentioned, and on oath stated that he is authorized to execute
the said instrument.
WITNESS my hand and official seal hereto affixed the
day and year in this certifi ate- above writt
NOTARY PUBLIC in and for/ e
Sta --gf Washington, resding
at Q-
My Commission Expires 2
�r1►zh
AR
Sri► � M
Ai1BLI
It 20
f d�
�<<�� WA�`,r►
ACKNOWLEDGED AND AGREED this I0 day of March, 1992.
j I j
_ o)' L-
KENNETH A. SIMS
- AAW, KA A -re a 2 , 4—� 42
BARBARA F. S S
Owners Lot 30 - Stonebrook, Division 3
STATE OF WASHINGTON )
ss.
County of Pierce )
,w,� THIS IS TO CERTIFY that on this /0'� day of
J , 1992, before me, the undersigned, a notary public
in and for the State of Washington, duly commissioned and
sworn, personally appeared KENNETH A. SIMS and BARBARA F. SIMS,
to me known to be the individuals. described in and who
executed the within and foregoing instrument, and acknowledged
to me that they signed the same as their free and voluntary
act and deed for the uses and purposes therein mentioned.
WITNESS my hand MTARY
'seal the da ►
this certificate first ab�I
LICjoin
d f
--Qf Washingtr
Cal My
20
Fourth Amendment WA
Stone Brook Covenants - 3 ►►►►►►„
Ska
in
/:4 -wALLER RD . E .
ccmA, wA 98443
THIRD AMENDMENT TO THE
PROTECTIVE COVENANTS, CONDITIONS, L RESTRICTIOxS- FOR
STONE BROOK DIVISIONS 1 L 2-
4 PAGE 1 OF 2
The Protective Covenants, Conditions, L Restrictions for Stone Brook
Divisions 1 b 2 recorded under Auditor's number 8803181106 and Amended under
Auditor's number 8904050158 are further amended as follows:
FOR THE RECORD, STORE BROOK DIVISION 2 AS REFERRED TO IH THE INITIAL
DECLARATION HAS BEEN SEGREGATED INTO STONE BROOK DIVISIONS 2, 3, 4 AHD SHALL
INCLUDE ADDITIONAL PROPERTIES TO BE NAMED AT A LATER DATE. DECLARAHT RESERVES
THE RIGHT TO DECLARE THESE ADDITIONAL PROPERTIES AS PART OF THE STONE BROOK
HOMEOWNERS ASSOCIATION AND REQUIRE THESE PROPERTIES TO FOLLOW THE ABOVE
MENTIONED COVENANTS, CONDITIONS, AHD RESTRICTIONS UNTIL DECEMBER 31, 1995 OR
UNTIL DECLARANT STATES AS A MATTER OF PUBLIC RECORD THAT NO FURTHER PROPERTIES
SHALL BE ADDED TO THE STOHEBROOK HOMEOWNERS ASSOCIATION.
STORE BROOK DIVISION 2, CONSISTING OF LOTS 1 THROUGH.36 INCLUSIVE, AS
RECORDED UNDER KING COUNTY AUDITOR'S NUMBER 8908300847 SHALL HEREBY BECOME PART
OF THE STONE BROOK HOMEOWHER'S ASSOCIATION AND SHALL:BE::BOUND BY._THE-;TERMS_AND
CONDITIONS OF THE DECLARATION OF THE'ABOVE MENTIONED COVENANTS,°'COHDITIOHS;'AND
RESTRICTIONS. m � o
c� -< m
C7 :.
_ w m
AMENDMENTS TO THE COVENANTS
The folloving Amendment shall apply to lots 1 through 31 of Slone Brook -+
Division 2 only: - N
ARTICLE III `r
3.4 SIZE_ OF IMPROVEMENTS. Single family dwelling units, excl:Tdi6!f
covered parking, porches, and eaves shall have a living area of not
less than 2,400 square feet for multi -level construction. Single -
level dwellings must have a living area of not less than 2,300
square feet.
3.11 EXTERIOR_FIHISHES:
A. Siding - The exterior siding of each home shall be cedar, brick,
or Louisiana Pacific fiber board grade or better. Wood siding must
be either 6' or 8' beveled. Any deviations must have written ACC
approval prior to installation.
B. Brick Facing - All homes must have at least 150 square feet
of masonry brick facing on the front elevation. In the event
that a home has less than 150 square feet on the front elevation
excluding windows, doors, garage doors and their related sashes,
the entire front elevation_muet_have_*Bsonry_trick_facing•. Brick
fireplaces and yard lights are excluded from the 150 square feet
minimum. In the event a home has a brick planter box on the front
elevation only the front facing of the planter box is included in
the 150 square feet minimum.
In the event that the have has exceeded all other requirements in
the Covenants, upon written ACC approval, this requirement may be
reduced to an amount no less than 100 square feet.
9
THIRD AMENDKEXT!TO THE
PROTECTIVE COVENANTS, CONDITIOMS, L RESTRICTIONS FOR
STONE BROOK DIVISIONS 1 L 2
PAGE 2 OF 2
3.11 EXTERIOR_ FINISHES.
C. Windows - windows may only be rood, 'factory baked* enamel, or
vinyl. No windows may be natural aluminum or silver colored.
D. Fireplaces - All fireplaces must be of masonry construction.
3.13 HEIGHT_ RESTRICTIONS FOR _LOTS _12_ THROUGH _16_OF_STONE _BROOK _DIV__2.
Lots 12 through 16, inclusive of Stone Brook Division 2 shall have
certain height restrictions as to not impede the views from lots
18 through 25 of Stone Brook Division 2. Contact the ACC Committee
for specific height limitations.
This amendment is being executed pursuant to article V, paragraph 5.1
titled Amendments. As of today's date the undersigned own 75% of the lots in
Stone Bra Divisions 1 L 2.
D TFJ)
cci L ,+ ori�, Inc., A Washington State Corporation:
John Y.'Xitco, Secretary -Treasurer
STATE OF WASHINGTOH
COUNTY OF PIERCE
On this.- _4" day of _ 1989, before me, the undersigned, a
Notary Public in and for the tate-of-Washington, duly commissioned and sworn
personally appeared JOHN V. XITCO to as known to be the Secretary -Treasurer of
TUCCI L SONS, INC., which is the corporation that executed the foregoing
document and acknowledged the said instrument to be the free and voluntary act
and deed of said corporation, for the uses and purposes therein mentioned, and
on oath stated that he is authorized to execute the said instrument.
Witna$jr%-"t,bpsld and official seal hereto affixed the day and year in this
certifhbope;, written.
------ . ------------
r . ; H A&;i-P-UBLIC-in and for the State of
Washington, residing at----_--
�t/�; :.: My commission expires: _!a -7 __-------
SECOND AMENDMENT TO THE
PROTECTI�r_-'VENANTS, CONDITIONS, & RESTR_ ( 3NS FOR
.STONE BROOK. DIVISIONS 1 b 2..
The Protective Covenants, Conditions, b Restrictions for Stone Brook
Divisions 1 g 2 recorded under Auditor's number 8803181106, Amended under
Auditor's numbers�-8904050158 are further amended as follows;
THIS AMENDMENT APPLIES ONLY TO LOT 9 OF STONE BROOK DIVISION I
ARTICLE III
3.7 _F_EN_C_ES_. With regard to lot 9 of Stone Brook Division I the front lot
line shall be deemed to be the portion of the lot adjacent to S.W. 328th Place.
The owner of lot 9 shall be allowed to construct the the standard fence on or
r� within the side and rear lot lines. In the event that the owner constructs the
fence within the rear lot line, the owner must receive written approval from
the ACC on a'landscape plan for that portion of his lot that is between the
fence and the rear lot line. Said landscaping shall be of similar quality
required for front yard landscaping.
This amendment is being executed pursuant to article V, paragraph 5.1
titled Amendments. As of today's date the undersigned owns 75% of the lots in
-- i
The Stone Brook Homeowners Association.
DAJkQ: A---_,L--g_L3o------ ' 191
&JkSonJA Inc., A Washington State Corporation:
-VV Johnxi4co, Secretary -Treasurer
STATE OF WASHIHGTON ?
COUNTY OF PIERCE
On this _3C11_' day of August, 1989, before me, the undersigned, a Notary
Public in and for the State of Washington, duly commissioned and sworn
personally appeared JOHN V. XITCO to me known to be the Secretary -Treasurer of
TUCCI & SONS, INC., which is the corporation that executed the foregoing
document and acknowledged the said instrument to be the free and voluntary act
and deed of said corporation, for the uses and purposes therein mentioned, and
on oath stated that he is authorized to execute the said instrument.
Witness my hand and official seal hereto affixed the day and year in this
certificate above written.
f_7 r�i NaTARY PUBLIC in and for the State of--- J �f ' 'P r Washington, residing at ; 1_�:
r T'�' �' Hy commission expires:
trr,�F Y II�r..V.
AMEHDdCN7 -HE
PROTECTIVE COVENANTS, CONDIT L RESTRICTIONS FOR .
- ST•ONE-BROOK kI.VJSIONS 1• L,',Z - - -
"ce rro,ctive Covenants- Conditicns, L Restrictions for _lone Drouk
..._. �.., _ : recorded under. Auditor's numher 9007181106 are amended as
ARTICLE III
=•. 11 E:�l erior Finishes:
A. Siding - The exterior siding of each home shall t.e cedar, brick.
or Louisana Pacific fiber board grade or Getter. v.,otiding t
ae either 6' or a, beveled. Any dcvla Li od my c
ns must have vr writt. ACC
appro•ral prior to installation.
B. Brick Facing - All homes .uFt have At least $00 aquare 1P.L
of .apoaary brick [acing an the front elevation. in the event
that a home has le[s than SOD square feet on the [r bnt elevation
_D excluding windows, doors, garage doors and their related sashes,
the eneire frond a}eYstlue�ruit�h a.rM��aeor�Yx�br3�k_tar iny_ Brick
Itreplaceh and.yard lights are excluded from the 100 square feet
. ini.u.. In the event a home ham a brlr-k planter box on the Irani r
elevatlon,only the front facing at the planter box 10 included 'A
the 100 square feet minimum.
C. Windows - Windows may only be wood, 'factory baked' enamel, or
vinyl. No windows may be natural aluminum or silver colored. `
D. Fireplaces - All fireplaces ■uot be of masonry constrution.
ARTICLE IV
Signs. All sign■ and advertieing devices for dimpl-y to public view are•
i
prohibited except one standard Stone ,Jrook sign which matches the diagram
attached. See exhibit *A-. The only r+eetpion to this to one temporary •A
board• sign which Indicate 'open houdr' is alloreu to be placed in the front
yard of a home.
This a.end.ent is being excuted pursuant to article V. paragraph 5.1
titled Anend.enta. As of today's date the undersinged own 75X of the lots in
Stoner Brook Divisions 1 L 2. X-U: �
' - _ 7u
r•
j I •S ,q. y_G C:
DATER 13C] _
1
1 r
?4:ei L ads, I c., A Washington Stale Corporation: -
if v.
t____ ___--------- _
m
John -V:^ .: o, Secretary -Treasurer
RECL• F 6.40
STATE OF WASHINGTON i
CASHSL tr rry. Ufj
COUNTY OF PIERCE l
55
On this __ day of March. 13B9.
before me, the undersigned. a Notary
_
P-Aolic in and for the State of Washington• duly co.•Sssioned and sworn
personally appeared JOHN V. XITCO to
me known to be the Secretary -Treasurer of
TL•CCI L SONS, INC., which is the corporation that executed the foregoing
document and acknowledged the said instrument to be the free and voluntary act
mentioned. +nd
and aee�ti}7.�iJ1tiAt±tp�r porittlon. for the
urea and purposes there"
t.
=n aattFp.bW t)t}�t 1F� is authori=ed
r
to execute the Paid instr....
hereto affixed the day and year in thic
i:•11y,►i12f a� official seal
ie'; - }
-----------------------
�WTARY PUBLIC in and for the State of
r ��•.'t.Y 3-_r.�u►
wanhinµlnn, residing at f:`•t cjc e_______
.�
rl F •..i ;�.-
7, C6+miistt.n ex ptres: _�� _LL---------
S`N,-=
rill0i_l
ry�A
co
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co
5
a'
MNEBROOK
� ) I
REACTOR NAME
PHONE
BLOR NAMME II i"
DECLARATION OF
OWENAMS, OD DMON S, AND RUCTIONS
SICM BROM DIVISIONS 1 6 2 [tl C1
Y
THIS INDENTURE AND ORATION running with the land, made this --
day of -March 19, 1988, by Tucci & Sods, Inc., a Washington State
Corporation ("DECLARANT"),
W I T N E S S E T H
SAS, DEC LARURIC is the owner in fee . of certain real property (the
"Real Property") described _as SIONIE DIVISICN 14 consisting. of Lots
1 through 65 (the "Lots"), as recorded in Volume 140 of Plats, pages 57
through 60, inclusive, under Auditor's Number 8802220692 records,7of Ring
County, Washington; and STONE BROOK DIVIS'IM 2 to be recorded at a later
date and amended hereto.
SAS, DEC7,ARA a desires to impose certain protective covenants
upon the Real Property for the mutual benefit of all owners;,present'and
future;
N3W TREREFcRE, DECI,ARAW hereby declares as follows:
AIMCLE I
1.1 The Lots shall be held, sold and conveyed subject to
the easements, covenants, conditions and restrictions set forth
herein, all of which are for the purpose of enhancing and
protecting the value, desirability and attractiveness of the Lots.
Such easements, covenants, conditions and restrictions shall run
with the land and shall be binding on all parties having or
acquiring any right, title or interest in any Lot and shall inure
to the benefit of each owner thereof, and are imposed upon each Lot
as a servitude in favor of each and every other Lot as the dominant
tenement or tenement. '
1.2 MR. This Declaration shall be effective for an initial term,
expiring December 31, 2008, and thereafter by automatic extension
for successive periods of ten (10) years each, unless terminated,
at the expiration of the initial term or any succeeding ten year
term by a Termination Agreement executed by the then owners of not
less than seventy-five percent (75%) of the Lots then subject to
this Declaration.
1.3 The Architectural Control
Committee "AM") shall consist of not more than three (3) members
who shall be appointed initially by Sri and remain in office
until such time as seventy-five percent (75%) of the Lots subject
to this Declaration and any Supplemental Declarations have been
built upon and conveyed from the homebuilder to a consumer. At any
time prior to the resale of seventy-five percent (75%) of the Lots
to the consumer, 1ARANT reserves the right to F end the
initial ,appointment )f the ACC for a period of timf of to exceed
four M' years from the date of the extertsion. DECLARAZ+T!` fprther
reserves unto itself the right to dissolve the*ACC'appointed by
DEcr,A1tANT, thereby vesting the menbership of the Homeowners
Association with the authority to meet and appoint a successor
ACC_ The Aqt'' may designate a single person to act on behalf of the
ACG_ No member of the ACC shall be entitled to compensation. The
initial ACC shall consist of Tucci & sons, Inc., a Washington
state Corporation which hereby designates icuN xTIM and DAVID
SON, 4224 Waller Road, Tacoma, Washington 984.43, as the
persons to act on behalf of the ACC.
F.M.-Id M
2.1 an each Lot, an easement is reserved under and upon
five foot strips of land parallel and adjacent to front and rear
boundary lines and to side street boundary lines, and under and
upon two and one-half (2-1/2) foot strips of land adjacent to the
side boundary lines (except any side street boundary lines) for
utility installation and maintenance, including but not limited to
power,_ telephone,- water,- sewer-, -drainage and gas, -together with the
right:;to-enter upon the..Lot=at_all times for such purposes.
Additional utility easements are reserved as shown on the recorded
plat`and others may also be: recorded if required by go
ntal
agencies': ox _other ; bodies. ,w Within_ .,such strips no structure,
planning"-ox other materiaf-_shalT placed'or permitted to remain
which may damage or interfere with the installation and maintenance
of utilities, or which may change, obstruct or retard the flow of
water through drainage channels. Such easement areas and all
improvements therein shall be maintained by: the owner of the Lot,
except as to Utilities services improvements located therein which
are the responsibility of the utility entity owning such
improvements. Fencing and landscape plantings are permitted onsite
and rear property lines as approved by the A.C.C.
2.2 caMMCM. No building shall be located on any Lot nearer to the
lot lines than required by the codes and ordinances governed by
King County, except for lots 1, 13, 14, 23■ 25, 34, 38, 39, 45, 46,
51, 52■ 57, 53, & 65 which may have additional set back
regulations. For the above listed lots, the ACC reserves the right
to dictate the building set backs for front, aide, and rear lot
lines. Builder must have specific written approval from the ACC
on the placement of the house prior to commencing construction.
3.1 Clearing and grading, including but not limited
to the cutting or transplanting of natural vegetation any Lot,
shall not be undertaken until plans for the single family dwelling
to be constructed thereon are approved by the ACC as provided for
herein.
&Z
3.2 CQNSrR=M AEZE4 i. No building or other struc� -e shall be
commenced, erect -ter .altered upon any,. Lot{ „nor. sN... J., any exterior
'addition be made until the -'construction plans "and specifications '
and a plot plan showing the nature, kind,' -shape, height, materials,
colors and location of the same shall have been submitted to and
approved in:'�riting by the ACC as to harmony of exterior design and
location in4relation to, and its effect upon, surrounding
structures and topography. If the ACC fails to approve or
disapprove such design and location within thirty (30) days after
such plans and specification have been received by it, approval
will not be required, and this Article will be deemed to have been
fully complied with. All plans, specification and plot plans are
to be.submitted to the Committee at the following address: 4224
Waller Road, Tacoma, Washington 98443, or at such other address as
may hereafter be given in writing to the lot owners by the
ODCiAARANT or the ACC.
3.3 . Any dwelling or structure erected or placed on
any lot shall be completed as to external appearance, including.
finish painting and landscaping, within six (6) months from date of
start of construction except for reams beyond the control of the
lot owner, in which case a longer period may be permitted if
approved in writing by the AOC. The landscaping to be cagDleted
within the six (6) month time frame is inclusive of the lawn,
rockery, shrubbery, etc. for the entire front yard lot line to lot
line.
3.4 SIZE OF . Single family dwelling units, excluding .
covered parking, porchesr and eaves shall have a living area of not
less than 1,900 square feet for multi -level construction. Single -
level dwellings must have a living area of not less than 1820
square feet.
3.5 F.' Roofs on all buildings must be finished with cedar shakes
or cedar shingles unless written approval for use of other material
is granted by the ACC prior to construction. No flat roofs shall
be allowed. Asphaltic composition roofs are specifically
prohibited.
3.6 D&ZM2�M. All driveways shall be concrete with an exposed
aggregate finish unless approval for use of other material is
granted by the ACC.
3.7 jjZM. No fence, wall or hedge shall be erected or placed on any
lot nearer to any street than the minimum building setback line, or
the actual building set back lines whichever is further from the
street except that nothing shall prevent the erection of a
necessary retaining wall, the top of which does not extend more
than two feet above the finished grade at the back of said wall.
-3-
Fences border: green belt areas shall erecter •ith the finished
side facing thI -een belt areas. No fencing 4 'l be permitted in
the front yazd. . Gq corner lots, fencing. shall Lay. be, allowed from
the near corner of the houseto the rear lot.li-rie along the'
exterior side lot line. All fencing shall conform to the sample
diaogrm and specifications, a copy of which are attached hereto and
incorporated herein by this reference and Fzhibit "A.'
3.8 Garages shall be incorporated in or made a part of the
dwelling house. No detached garages shall be permitted without
written approval from the ACC.
3.9 All dwellings shall be of a "stick
built" variety. Mobile hones, manufactured housing and modular
hones are specifically not permitted.
3.10 AMEM No Lot owner shall be permitted to install, erect and/or
maintain any antenna, including satellite dishes, which is visible
from the street, any adjoining lot and/or the green belt area.
3.11 EEMUM EHI=, The exterior of each home shall be finished
with cedar, brick or stone siding. Each home -must contain an
amount of masonry brick or stone on the front -elevation to the
satisfaction of the A.C.C. T-LU or equi= are specifically
prohibited. Any deviations must have written consent iron_the ACC. .
All window frames and sashes must be made of wood, painted enamel,,
or anodized aluminum, unless specifically authorized in writing by
the ACC.
3.12 UM L= Very lot is required to have a yard light in the
front yard, which is to be located 5 feet from the inside of the
sidewalk and 2 feet from the side of the driveway in which the
front door is located. The yard light and structural base shall be
of the type specified as in attached Exhibit "B." The style, type,
& color of the brick on the structural base must match the brick on
the front of the house.
4.1 MM= & . Except model homes or Declarant 's
sales office, no Lot shall be used for other than one detached
single family dwelling with parking for not more that three cars,
and no trade, craft, business, profession, commercial or
manufacturing enterprise or business or commercial activity of any
kind shall be conducted or carried on upon anLot Lotor
i or anY
building located on -a Lot; nor shall any goods,
tion with any trade, service or business,
supplies used in connec
wherever the same may be conducted, be kept or stored, outside any
building on any Lot; nor shall any goods, used for private purposes
and not for trade or business be kept or stored outside any
building on anY Lot-
-4-
4�.2- . (� . All structures upon:a'•
Lot shall'at:*all times -be maintained in good condition and repair
and be properly painted, stained or otherwise finished. All trees,
hedges, shrubs, flowers and lawns shall be maintained and
cultivatgd so that the Lot is not detrimental to the neighborhood
as.a whole. Slope banks upon any Lot shall be properly watered and
maintained by the owner thereof. Lot owners shall be responsible
for maintaining any "landscaping theme" set forth by the DEQLAPAW
or.BUILDER with respect to individual cul-de-sacs and/or streets.
4.-3 No recreation vehicle and/or.co mercial vehicle,
including but not limited to boats, campers, motorhomes, trucks in
excess of 3/4 ton, and trailers - whether operable or not - of any
kind=Shall be parked, stored, maintained, or constructed on any Lot
or street in such a manner as to be visible from the street or
neighboring lots.
4.4. I=. No animals or fowls shall be raised,, keptr or permitted on
any Lot except domestic dogs, cats, and caged birds kept.within the
dwelling unit; provided such dogs; cats and pet birds are not
permitted to -run at large and are -not permitted to be kept, bred,
or.raised for commrcial purposes or in unreasonable numbers. No
such household pet which -is or becomes an annoyance or nuisance to
the neighborhood shall-'-.thereafter-.be-'kept-on any Lot.
4.5 . No Lot shall be used or maintained as a
dumping ground for rubbish. Trash, garbage and other waste shall
be kept only in sanitary containers properly screened and shielded
from adjacent properties. All equ# rent for the storage or
disposal of such material shall be kept in a clean and sanitary
ccnditicn. No trash, refuse pile, vehicles, underbrush, compost
pile or other unsightly growth or objects shall be allowed to
group, accumulate or remain on any Lot so as to be a detriment to
the neighborhood or became a fire hazard.
4.6 . No noxious or offensive activity
shall be carried on upon any Lot, nor shall anything be done or
maintained thereon which may be or become any annoyance or nuisance
to the neighborhood or detract from its value.
4.7 Private wells and water supply systems
and private sewerage (septic) systems are prohibited.
4.8
No mobile home, trailer, tent, shack, garage, barn,�other outbuilding
structure of a ten orary character, or any ,
shall be used on any Lot temporary any time
structure a residenhe. De liarant s
sales office is the only � rY
be
allowed.
-5-
4.9 Exploration for any recoveof minerals,
nil and gas, sand, aha 'gravel or other materials; by any.'means *or
method, is prohibited.
4.10 DDCLARANr will provide one U.S. Postal System approved
mailbox for each Lot at an approved cluster location with
reasonable proximity to the dwellings served thereby. Thereafter
Lot owners shall be obligated to maintain, repair or replace their
respective mailboxes.
4:11 U23a. All signs and advertising devices for display to public
view are prohibited except ore sign not to exceed 500 square inches
which advertises the Lot (whereon posted) for sale. The sign shall
only contain the Builder's name, Realtor, lot number, and one phone
number. Any logos, trademarks, or deviations to the above ,
specifications must be approved in writing by the AOC. The ACC
shall have sole jurisdiction on all signs within the boundaries of
Stone Brook Divisions 1 & 2, including any and all common areas.
4.12 ' . Every Lot owner, by acceptance of a deed
or contract for such Lot, is hereby deemed to covenant and agree to
membership in the STONE BROOK RO DER'S ASs9DCImCN, for the
purpose of own]_ng property and, property right as commm area for
the benefit of hofineowner's,-and for the purposes of maintaining,
repairing, replacing, or improving any such property or any
improvements placed thereon. Such membership shall be appurtenant
to the Lot owned by such Lot owner and may not be transferred
except by sale or transfer of the Lot itself. Every Lot owner is
further deemed to covenant and agree to pay when due any and all
` dues, assessments, or other charges that may be levied from time to
time by the STONE BROOK HMUWI ER' S pemCIMON, in accordance with
these articles and/or the Articles of Incorporation of such
Association, and any sums not paid with -thirty (30) days of the
date due shall become a continuing lien on the Lot owned, which
lien may be foreclosed by the Association. Any lien created hereby
shall be subordinate only to any duly recorded purchase money
mortgage, deed of trust or real estate contract which appears as a
"first lien" against the lot.
4.13 . The following expenses shall be considered
expenses in common with all the lot owners: operation and
maintenance of street lighting; operation and maintenance of common
area sprinkler systems; maintenance of comxmon area landscaping,
and; operation and maintenance of the common areas, inclu ding
be
designated common areas (tracts A & B) . Comrmon expenses
inclusive of the cost of liability and casualty insurance in
whatever amount is reasonable and deemed appropriate. The
responsibility for the common expenses herein shall be administered
by said Association. Homeowner dues shall be initially
fixed
at
$1.50/year pro -rated at closing of home and further pay
able January 15th in advance for forthcoming year.
4.14 NaUJM?T.M -OF. AND BUCCX� `S -�'raN �LOFtS .. Nei the r
the'ACC mar the' Homeowner's Associati,dn; nor any meftber thereof;
shall be liable to any owner, occupant, builder, or developer for
any damages, loss or prejudice suffered or claimed on account of
any actich or failure to act of the Ccmnittee or member thereof,
provided'that the member has acted in good faith and on the basis
of the facts as known to him.
PAII .J Y 0
5.1 B. This Declaration can be Mended at any time by
DECrARAW prior to December 31, 1992, or until the BUIIDEt(S) have
sold 75% of the lots to the individual home owner, whichever first
occurs. Thereafter, this Declaration can be amended by an
affirmative majority vote of the lot owners.
5.2 MMM The Declarant or the ACC shall have the right to
enforce any provision of this Declaration or to -recover damages
resulting from any violation thereof by any proceeding at. law or . in ---- ..
equity. Thirty (30) days after written notice to ,the owner- of: any -
Lot setting force a violation, DECLARANT, the ACC or the agent of
either may enter upon such Lot, which entry -.shall not be., -deemed a
trespass, and take whatever steps are necessary:.to. correct the';-
.
violation. The expenses thereof, if not paid;by `Such ownr'-.withifi
thirty (30) days after written notice and billing, -may be filed as
a lien upon such Lot. Failure of the DECLARMU or the ACC to
enforce any provision herein shall in no event be deemed a waiver
of the right to do so. In the event of.legal action, the
prevailing pasty shall be.entitled to recover actual costs and
reasonable attorney fees.
5.3 901= Invalidation of any provision hereof shall not
affect the other provisions, which shall remain in full force and
effect.
5.4 Ny=. Any notice required hereunder shall be d
when personally delivered or when mailed by certified
owner of public record at the time of such mailing to
address as appears on the Ring County Tax Records.
deemed
MVC
effective
mail to the
such owner's
IN WMiEss ._e, the DEQAi
corporate.seal this day
John V-.
STATE OF WASHINGTON )
) ss.
COUNTY OF PIERCE )
N+reunto set tits hand -and
iC : ;. 1988.
n
,\,S,�-,cretary-Treasurer
On this N day of jOnaT .Z. 1988, before me, the
undersigned, a Notary Public in and for the State of Washington, duly
commissioned and sworn personally appeared o. x l l c „ to me
known to be the - { e , -te r of the Corporation that
executed the foregoing instrument and acknowledged the said instrument to
be the free and voluntary act and deed of said corporation, for the uses
and purposes therein mentioned, and on oath stated that he is authorized
to execrate the said instrument and that the seal affixed is the corporate
seal of said �c��n.
Nicial seal hereto affixed the day and year in
this c r �a6kr� �atn.
s
I
Y:
�- .00 PUMIC in aM for the
P� L j -ram State of Washington, residing at
..PF if
= Puyallup. My commission expires:
►j� ((' ''``+►`.:;..,�� December 1, 1989
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PRELIMINARY PLAT OF DASH POINTE AS
APPROVED BY KING COUNTY
�� ��a � ,
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PRELIMINARY PLAT OF DASH POINTE AS
APPROVED BY CITY OF FEDERAL WAY 5/15/90
MIL-
VICINITY MAP OF I DASH POINTE
t
07/18/96 02:56PM
PAGE 01
STEWART TITLE COMPANY OF WASHINGTON, INC.
1201 Third Avenue, Suite 3800
Seattle, Washington 98101 (206)622-1040
SUPPLEMENTAL TITLE REPORT
TO: M.T. Joint Venture
4224 Waller Road
Tacoma, Washington 98443
Attn: Bret Jacobson
Your Ref. No.: Dash Point
Our Order No.: 133631
Supplemental No.: 3 of 3rd Report
The following matters affect the property covered by this order:
A Full Update of the Third Report Plat Certificate from May 16, 1996
through July 15, 1996 at 8:00 a.m. has disclosed the following:
There has been no change in the title to the property covered by
this order sinde May 16, 1996.
There has been no change in the title to the property covered by
this order since May 16, 1996, EXCEPT the matters noted hereinabove.
Dated as of July 15, 1996 at 8:00 a.m.
STEWART TITLE GUARANTY COMPANY
PACIFIC NORTHWEST TITLE COMPANY
By: Julie Goodman
Title Officer
mlh/2722w
r
STEWART TITLE COMPANY OF WASHINGTON, INC
1201 Third Avenue, Suite 3800
Seattle, Washington 98101 (206)622-1040
SUPPLEMENTAL TITLE REPORT
RECEIVEa
MAY Z ' 1996
Ans'd............
TO: M.T. Joint Venture Your Ref. No.: Dash Point
4224 Waller Road Our Order No.: 133631
Tacoma, Washington 98443 Supplemental No.: 2 of 3rd Report
Attn: Bret Jacobson
The following matters affect the property covered by this order:
* A Full Update of the Third Report Plat Certificate from
October 5, 1995 through May 16, 1996 at 8:00 a.m. has disclosed the
following:
* Paragraphs 14, 15 and 16 of the commitment is/are out, 1995 taxes
are paid in full.
* The following paragraph has been amended to read as follows:
2. AGREEMENT AND THE TERMS AND CONDITIONS THEREOF:
BY AND BETWEEN:
Federal Way Water and Sewer District, King County, a municipal
corporation of the State of Washington and M & T Joint Venture
RECORDED:
RECORDING NUMBER:
AFFECTS:
June 15, 1990
9006151385
Portion of subject premises
REGARDING: Construction of sanitary sewer system
and costs relating thereto
Said agreement has been amended by Recording Numbers 9106240812,
9205040646, 9305131280, 9410052056, 9505151157 and 9601300256.
NOTE: Document recorded under King County Recording Number
9410052056 states an incorrect agreement number within said document
and should be re -recorded to reflect Recording Number 9006151385.
(continued)
SUPPLEMENTAL TITLE REPORT
Page 2
Order No. 133631
* The following has been added as paragraphs 17, 18 and 19:
17. GENERAL AND SPECIAL TAXES AND CHARGES: FIRST HALF DELINQUENT MAY 1,
IF UNPAID: SECOND HALF DELINQUENT NOVEMBER 1, IF UNPAID:
YEAR:
TAX ACCOUNT NUMBER:
LEVY CODE:
AFFECTS:
CURRENT ASSESSED VALUE:
GENERAL TAXES:
AMOUNT BILLED:
AMOUNT PAID:
AMOUNT DUE:
SPECIAL DISTRICT:
AMOUNT BILLED:
AMOUNT PAID:
AMOUNT DUE:
1996
142103-9034-07
1205
Portion of said premises
Land: $479,000.00
Improvements: NONE
$7,359.17
$3,679.58
$3,679.59
$1.25
$ .63
$ .62
NOTE: IF THE TAXES AND CHARGES CANNOT BE DIVIDED EQUALLY BY 2, THE
HIGHER AMOUNT MUST BE PAID FOR THE FIRST HALF PAYMENT.
18. GENERAL AND SPECIAL TAXES AND CHARGES: FIRST HALF DELINQUENT MAY 1,
IF UNPAID: SECOND HALF DELINQUENT NOVEMBER 1, IF UNPAID:
YEAR:
TAX ACCOUNT NUMBER:
LEVY CODE:
AFFECTS:
CURRENT ASSESSED VALUE:
GENERAL TAXES:
AMOUNT BILLED:
AMOUNT PAID:
AMOUNT DUE:
1996
142103-9035-06
1205
Portion of said premises
Land: $226,000.00
Improvements: NONE
$3,472.18
$1,736.09
$1,736.09
(continued)
SUPPLEMENTAL TITLE REPORT
Page 3
Order No. 133631
SPECIAL DISTRICT:
AMOUNT BILLED: $1.25
AMOUNT PAID: $ .63
AMOUNT DUE: $ .62
NOTE: IF THE TAXES AND CHARGES CANNOT BE DIVIDED EQUALLY BY 2, THE
HIGHER AMOUNT MUST BE PAID FOR THE FIRST HALF PAYMENT.
19. GENERAL AND SPECIAL TAXES AND CHARGES: FIRST HALF DELINQUENT MAY 1,
IF UNPAID: SECOND HALF DELINQUENT NOVEMBER 1, IF UNPAID:
YEAR:
TAX ACCOUNT NUMBER:
LEVY CODE:
AFFECTS:
CURRENT ASSESSED VALUE:
GENERAL TAXES:
AMOUNT BILLED:
AMOUNT PAID:
AMOUNT DUE:
SPECIAL DISTRICT:
AMOUNT BILLED:
AMOUNT PAID:
AMOUNT DUE:
1995
142103-9038-03
1205
The remainder of said premises
Land:
Improvements:
$3,625.81
$1,812.90
$1,812.91
$1.25
$ .63
$ .62
$236,000.00
NONE
NOTE: IF THE TAXES AND CHARGES CANNOT BE DIVIDED EQUALLY BY 2, THE
HIGHER AMOUNT MUST BE PAID FOR THE FIRST HALF PAYMENT.
* There has been no change in the title to the property covered by
this order since October 5, 1995, EXCEPT the matters noted
hereinabove.
Dated as of May 16, 1996 at 8:00 a.m.
STEWART TITLE GUARANTY COMPANY
PACIFIC NORTHWEST TITLE COMPANY
By: Mike Sharkey
Title Officer
11/2722w
I
xa
i �r
7 L
DASH POINTE IN KING COUNTY
Agreement No. 90601174
Agreement for Connection of Sewer
Facilities as Substantially Complete
WHEREAS, the District and Developer have entered into a
Developer Extension Agreement dated May 24, 1990, and recorded
under Auditor's File No. 900615138, providing for the connection of
facilities constructed by the Developer to the District's se+:er
m
system, and g
WHEREAS, the sewer facilites to be so connected are
substantially complete and suitable for connection under District
Resolution allowing for such connection prior to final completion,
and
WHEREAS, to accommodate Developer's construction sched-le, the
licable period for
parties mutually desire to extend the app
completion;
NOW, THEREFORE, IT IS AGREED as follows:
1. The parties hereby agree that the completion date fc)r the
project, as set forth in paragraz99., and said paragraph no no. 4 of the Developer Extension
4is
Agreement, shall be March 37.,
amended accordingly-
2. This Agreement shall modify the DeveitperoExtension sofar
Agreement No. 90601174, for Dash PointinKing
COun aonnectian of
as the extension Of the completion period
sewer facilities to serve the property as substantially mpweth
are concerned, and the Deteloper shail be obligated to comply
all provisions in the Developer Extension Agreemeregarding the
final completion of the facilities to serve the pnt p y-
$, The District shall allow connection of the sewer
t and
F-_;ilities to said property upon execution of this Agr
del.:veryedb i Developer itrict the
acco�snto and he�1dOQ owinsure hich u the shall
final
deposit lar sewer
adjustment Of a manholes and completion Of ully and Y s-built" mY completo the
project
plans, as
same
with the needed to f eloper E tension Agreement I the event
a n accordance
that the final 8 Manhole adjustments and completionvon or beCo1e
mylar sewer plans are not completed by Pto ut1lize the
March 31, 1995, the District steal} be euth7rixWo k and Developer
shoal haveenosited to further claim pOngthehfunds�ssary
Page I
e
4. All other provisions of the Developer Extension Agreement
referenced above which are not herein modified shell remain in full
force and effect.
_ �_ _..a ..eel c_
M &
By
Its
Date: l4
STATE OF WASHINGTON � ss.
County of Keg PrtrGC- )
LAKEHAVEN UTILITY DISTRICT
King COu:tty, Washington
irector of Engineering
Dated: 0 ,
I certify that I know or
d. X'�+cc
have satisfactory evidence that
signed this instrument, an oath
ohn
authr�rized to e�xe u he instr ofnM anfi
c was
stated that--
.•
acknowledged it as the
be the free
r.
and voluntary act of such party for
JOINT VENTURE, to
mentioned in the instrument.
the uses and purposes
DATED:
r.
L'9
k
�
c�2
Title
appointment expires 2 I
My ape t
wit
M
page 2
■
M
R�CEIV DE
JAN 19 1996
KINC:000NTY DASH POINT IN KING COUNTY
R>rCCF�UNT Agreement No. 90601174
5cv( 8 W Gao>oLq.L,
N3z /p wec)
AMENDMENT TO DEVELOPER EXTENSION AGREEMENT
THIS AMENDMENT, entered into in duplicate between the
LAKEHAVEN UTILITY DISTRICT, King County, a municipal corporation of
the State of Washington, hereinafter referred to as the "District",
and M & T JOINT VENTURE, 4224 WALLER ROAD EAST, TACOMA, WA 98443,
hereinafter referred to as the "Developer":
WITNESSETH:
WHEREAS, the District and Developer previously entered into a
Developer Extension Agreement on May 24, 1990, hereinafter referred
to as Agreement", to provide for the construction of certain sewer
Vfacilities for connection to the District's sewer system, which
Agreement was recorded under King County Ruditor's File
CO No. 9006151385, and
T4
CD
WHEREAS, following execution of the Agreement, the parties
executed an Amendment, which is dated June 14, 1991, and recorded
under King County Auditor's File No. 9106240812, providing for the
extension of the completion date, and
WHEREAS, following execution of the Amendment, the parties
executed a second Amendment, which is dated April 23, 1992, and
recorded under King County Auditor's File No. 9205040646, providing
for the extension of the completion date, and
WHEREAS, following execution of the second Amendment, the
parties executed a third Amendment, %4hich is dated April 26, 1993,
and recorded under King County Auditor's File No. 9305131280,
B
providing for the extension of the completion date, and
WHEREAS, following execution of the third Amendment, the
t for Connection of .Sewer Facilities
parties executed an "Agreemen
_ as Substantially Complete," which is dated September-7- 1994,, and
k.
x recorded under King County Auditor's File No. 9410052056. providing
8 for the extension of the completion date and .ior connection to the
x
District's sewer system prior to final acceptance, and
Page 1
r
WHEREAS, following execution of the "Agreement for Connection
of Sewer Facilities as Substantially Complete," the parties
executed a fourth Amendment, which is dated April 35, 1995, and
recorded under King County Auditor's File No. 9505151157, providing
for the extension of the completion date, and
WHEREAS, to accommodate Developer's construction schedule, the
District has been requested to again extend the date for completion
of the remaining facilities as such date is identified in the
Agreement, and
WHEREAS, the District agreeing to allow the extension of the
completion date under the terms herein;
NOW, THEREFORE, BE IT AGREED as follows:
1. It is agreed that the original completion date set forth
in Paragraph No. 4 of the Agreement shall
lsbe extendedorth to June 30,
1996, in conformance with the provisions
n.
2. All other terms and conditions of the Developer Extension
Agreement referenced above which are not herein modified shall
remain in full force and effect.
WITNESS our hands and rsals.
WJOIIaTSOVE TUBE LAKEHAVEN UTILITY DISTRICT
King County, Washington
IGeneral Partner
G na er, Customer Services Dept.
Its President !�
Date: 12/18/95
STATE OF WASHINGTON )
ss:
County Of
Dated:
I certify that I know or have satisfactory evidence that
Michael A. Tucci signed this instrument, on oath
stated that _ e was authorized to execute the instrument and
acknowledged it as the President of Tucci & Sms Inc. General Partner of M & T
JOINT VENTURE, to be the free and voluntary act of such party for
the uses and purposes mentioned in the instrument.
DATED:
OF r..e..
Title
1
++11 My appointment expires 12/1 /97
Page 2
1
JAEGER ENGINEERING
August 27, 1992
Mr. Ron Garrow
City of Federal Way
Dept. of Public Works
33530 1st Way South
Federal Way, Washington 98003
RE: Plat of Dash Pointe - Groundwater Control Measures
Dear Ron,
As you know, the initial stages of construction have
commenced at the above referenced project and groundwater
seeps have been encountered at several locations. All of
these seeps have been located either within the roadway prism
or on the slopes west of (above) the road. They have only
appeared within the southern portion of the project. Two of
these outbreaks flow at a noticeable rate while the remaining
3 or 4 appear to saturate the downgradient soils. I have not
yet observed the site during a wet period.
In order to effectively perform the site construction,
this groundwater should be controlled and piped past the
proposed roadway and drainage system installation. I have
discussed the situation with the design engineer, Mr. John
Newell, who has agreed to allow me to address this situation.
I am somewhat familiar with this project because I performed
the peer review for King County's engineering approval. I
feel that the following measures will be adequate to
temporarily control this seepage and allow continued
construction.
1. Construct an interceptor ditch with rock check dams along
the west side of 47 Ave. SW, as shown on the erosion
control plans (sheet 5). However, the ditch should be 2
ft. deep with 1:1 side slopes to minimize the top width
and allow placement at the edge of the slope. This
specific ditch need only be installed from station 9+50
(lot 9) to the south property line.
2. Install an 18" CMP adjacent to the pipe between CB #20
and CB #21. This pipe will carry the ditch flow across
the street and discharge into the wetlands. It should be
placed such that it passes between the 96" dia. detention
tank and CB #26 (flow restrictor), above the 2 ft.
section of 36" diameter connector pipe. It should be
placed at an elevation to avoid conflicts with future
9419 South 204th Place - Kent, Washington 98031 ( 206 ) 850 0934
water and sewer mains. This pipe will remain permanently
to carry seepage flows. Place rip rap at both ends.
3. Wherever seeps are encountered within the roadway
section, the source area should be thoroughly excavated
to solid, stable material. A rock -filled underdrain
trench, per the detail shown on sheet 1 of the approved
plans, should be installed at that point. It should be
as wide and deep as necessary to fill the excavation.
The perforated pipe should transition to solid pipe once
outside the excavation and daylight into the roadside
interceptor ditch.
Upon completion of these items, the project should be
acceptable for continued construction per the approved plans.
I recommend that these facilities remain in place during the
winter so that its function and capacity can be observed
during wet weather. After that time, a permanent solution
can be defined. This may involve the replacement of the
interceptor ditch with a rock -filled underdrain trench. It
is very possible that additional seeps may be found once the
hillside grading occurs for lot construction.
Please feel free to call me if there are any questions
or concerns.
Sincerely,
Li
l '
James J. Jaeger, P.E.
cc: David Morrison
John Newell, P.E.
xx
CITY OF C`
33530 1ST WAY SOUTH
May 3, 1996
Brett Jacobsen
M&T Joint Venture
4224 Waller Road
Tacoma, WA 98443
(206) 661-4000
FEDERAL WAY, WA 98003-6210
Subject: Final Plat of Dash Pointe - Federal Way File #ILA90-PP11
Dear Mr Jacobsen:
The Public Works Department has completed the review of the most recent resubmittal
(November 3, 1995) of the final plat of Dash Pointe. Enclosed is the checklist and
checkprint for corrections and revisions. Please forward these documents on to your
surveyor. A couple of items that need to be addressed are as follows:
1. All lot corners must be set using same surveyor's LS number of who stamps the final
plat map. -
2. The access to Lots 27, 28 and 29 must be shown on the face of the plat. If a private
road/access is intended then an easement across the lots must be created and shown on the
plat map. Geotechnical discussion of the feasibility of the constructing a driveway in the
steep slope area needs to be provided.
3. Steep slopes and the required building set backs along lots 8,9,10,11 and 12 must be
analyzed per the King County Administrative Guidelines Building Setbacks From Hazardous
Slopes on Plats and Short Plats paying particular attention to items D.1.a.(1) & (11) and
D.2.a. & b.
4. Steep slopes on the new lots 30 & 31 must be analyzed and delineated according to
the King County Guidelines mentioned above. Per letter dated February 14,1990 and the
attached Exhibit "a" delineates steep slopes on those lots.
5. Provide an update to the title report when the final plat mylars are submitted.
6. Verify that the Tract "D" bioswale had adequate access through the adjacent plat for
future maintenance.
May 3, 1996
Page 2
Mr. Jacobsen
The construction of the on -site and off -site street improvements requires Public Works
Inspection. At such time construction commences, you need to contact Stephen Clifton,
Development Services Manger, at 661-4109 to conduct a pre -construction meeting and
schedule inspection.
Return the checklist and checkprint with one set of original mylars and one set of photo
mylars along with 3 blueline copies. Call me at 661-4125 if you have any questions.
Sincerely,
Julie . Venn
Engineering Plans Reviewer
c: Margaret Clark, Principal Planner
Stephen Clifton, Development Services Manager
file
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I:\prmsys\document\ILA90_PP.11 \6pwcn*r.doc
CITY OF FEDERAL WAY
MEMORANDUM
June 4, 1996
TO: Brett Jacobsen, Tucci & Sons
FROM: Margaret H. Clark, Senior Planner, Telephone No. 661-4111
Julie Venn, Engineering Plans Reviewer, Telephone No. 661-4125
SUBJECT: - Application for Final Plat Approval for Dash Pointe -- Interlocal
Agreement "A" list Item, King County File No. 689-21, Federal Way File
No. ILA-90-PP11
The City has reviewed the most recent version of the Dash Pointe fmal plat (dated November 3
& 6, 1996). The following outlines what needs to be submitted and/or addressed before staff is
able to complete its review. Once the outstanding issues have been addressed and all
improvements are substantially complete, the fmal plat will be scheduled on the Land
Use/Transportation Committee Agenda. The Land Use/Transportation Committee normally
meets twice a month on the first and third Mondays. In order to give staff enough time to
prepare the staff report, all outstanding issues must be resolved at least two weeks prior to the
Land Use Committee meeting.
In the past, in similar correspondence, all preliminary plat conditions and responses to each
have been listed. In this correspondence, only those conditions still needing to be addressed
will be listed.
Please review this correspondence in conjunction with the May 3, 1996 correspondence from
Julie Venn, the Final plat review Checklist, and the red lined fmal plat drawings.
As you are aware, because of the past history of the plat, it would be advisable to try to get the
plat recorded as soon as weather permits the required improvements to be substantially
completed and it has been approved by Council. Prior to paving 47th Avenue S.W., please
wheel roll the road and provide Jim Pryal, City of Federal Way Public Works Inspector with
compaction results. In addition, as outlined under the response to Preliminary Plat Condition
No. 15, and as discussed in the August 27, 1992 letter from Jim Jaeger (enclosed), certain
permanent drainage improvements must be completed to address the groundwater problems
associated with seepage from the hillside on the western side of 47th Avenue S.W.
1
f
1. Compliance with all platting provisions of Title 19 of the King County Code.
Please refer to King County Chapter 19.32 (previously supplied) for the requirements
which a final plat must meet. A review of the plat indicates that based on this s n,
the following needs to be addressed: 5p4 (�
a) Modify the final platt9laire
ent in accordance with the May 3, 1 96
���'"' '
correspondence fro Venn, the final plat review checklist an
lined final pla awings (enclosed).
b) Within the Stonebrook CC & R's as amended to include the Dash Pointe plat,
reference is made to Tracts A and B. Does this refer to Dash Pointe, Tracts A
and B, or other tracts within the Stonebrook plats with the same names? If they
are not the Dash Pointe tracts, specific provision must be made within the CC
& R's for the ownership and maintenance of Dash Pointe, Tracts A and B.
c) Please coordinate with John Jensen (Tel Ph.. #946-5406) to ensure that the
language under Easement Provisions and reservations on Sheet 2 of 5 is
acceptable to the Lakehaven Utility District.
d) Please change the date in the signature blocks from 1995 to 1996.
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 language set forth in King
County Council Motion No. 5952.
King County Council Motion No. 5952 (March 26, 1984) requires that certain
language be included as a standard condition of approval on all subdivisions and short'
subdivisions which require dedication of public road right-of-ways, construction of
public roads, and/or installation of surface water retention/detention facilities. This
language has been included under DEDICATION on Sheet 1 of 5 of the Final Plat.
The Title Report shows certain parties as having ownership interest in the property.
The required signature blocks are provided under the Dedication language on Sheet 1 of
the final plat. Signatures must be provided on the final plat mylar.
5. All construction and upgrading of the public and private roads shall be done in
accordance with the King County Road Standards established and adopted by
Ordinance No. 8041.
2
Ordinance No. 8041 adopted the 1987 King County Road Standards which specifies
standards for public and private road construction. Roads within the plat were designed
in accordance with these standards. Hoyt Road has been widened and pending good
weather, 47th Avenue S.W. will be paved and otherwise completed.
Prior to a recommendation of final plat approval, all required road improvements must
be substantially completed.
7. The applicant must obtain the approval of the King County Fire Protection
Engineer for the adequacy of the fire hydrant, water main, and fire flow
standards of Chapter 17.08 of the King County Code.
8.
-J;m
s�
4
yV,'
A, t"�
The proposed plat is located within the City of Federal Way, however, water will be
provided by the City of Tacoma, not the Lakehaven Utility District. On June 3, 1996, r �''''
I spoke to Joe Eltrich with the City of Tacoma about the water mains. He stated that
water mains have been installed and the City of Tacoma is waiting for an inspection to r
be requested by the applicant. In October 1995, the City provided the Fire Department
with a copy of the final plat and the City of Tacoma Water plans for their approval of
hydrant spacing, and other pertinent requirements. On June 3, 1995 1 called Greg Cra, S;L
Brozek to find out if the plans had been approved. He will be getting back to me. A7i��W spa"
�! Final plat approval shall require full compliance with drainage provisions set forth
in King County Code 9.04 and current storm drainage requirements and
guidelines as established by Surface Water Management. 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.
d. Prior to recording of the final plat, those portions of the retention/detention
facility necessary to control the flows discharging from the site shall be
constructed and operational.
In order for this condition to be met, the R/D facilities and biofiltration swale
must be constructed and functioning prior to final plat approval. Due to the
time of year, this will require sodding of the biofiltration swales and subsequent
reseeding at the appropriate planting time. Please do not install the biofiltration
swales until you have received follow up correspondence from Julie Venn.
e. Oil/water separation facilities shall be provided at each point of permanent
storm drainage release from the site so contaminants do not enter natural
drainage features. In addition to standard King County oil/water
separators, the applicant is required to provide biofiltration prior to
discharge of storm water into any sensitive area (e.g. streams, wetlands,
9
lakes, etc.). Such biofiltration includes 200 feet of broad, flat -bottom,
grass -lined swales) or equivalent systems:
Oil/water separation facilities and biofiltration swales have been designed and
approved as part of engineering review (Sheet 1 of 7 of the approved
engineering plans). The City needs to field verify their installation and
functioning.
J
f. Drainage outlets (stub -outs) shall be provided for each individual lot,
except for those lots approved for infiltration by King County. Stub -out
shall be shown on the engineered plans and shall conform to the following:
2) Outlets on each lot shall be located with a five -foot -high, 2" x 4"
stake marked "storm" or "drain". The stub -out shall extend above
surface level, be visible and be secured to the stake.
The City needs to field verify.
3) Pipe material shall conform to underdrain specifications described in
KCRS 7.04 and, if non-metallic, the pipe shall contain wire or other
acceptable detection feature.
Y
The City needs to field verify.
g. In some cases, on -site infiltration systems may be accepted for detention for
the lots depending on soil conditions. 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. Soil permeability data obtained from the design
of the septic system may be used for the drywell retention system, provided
data is submitted verifying that no impervious layer exists within 6 feet of
the soil surface. If the soils report is approved, the infiltration system shall
be installed at the time of the building permit. A note to this effect shall be
placed on the map page of the recorded document. The drainage plan and
the recorded document shall indicate each lot approved for infiltration.
At the time of building permit, infiltration feasibility will be determined.
Wherever possible, infiltration shall be utilized unless determined not to be
feasible as verified by soil logs. Specifically, Lots 7, 17, and 18 should
rd
investigate infiltration for handling drainage at the building permit stage. This
requirement should be added as Note Number 15 on Sheet 2 of 5 of the final
plat (Exhibit B) .
j) The following notes shall be provided on the map page of the recorded
document:
"all building downspouts, footing drains and drains from all impervious
surfaces such as patios and driveways shall be connected to the approved
permanent storm drain outlet as shown on the approved construction
drawings # on file with the Department of Public
Works. This plan shall be submitted with the application of any building
permit. All connections of the drains must be constructed and approved
prior to the final building inspection approval." Those lots that are
designated for "Individual lot infiltration systems, the systems shall be
constructed at the time of the building permit and shall comply with plans
on file at the Public Works Record Center."
This language has been provided on Sheet 2 of 5 of the final plat (Exhibit B)
with the exception of "This plan shall be submitted with the application of any
building permit." Please make this change and other changes as shown on Red
Lines.
9. Isolated areas of steep slopes (40% or greater) exist on portions of the proposed
subdivision. These appear to be located in the vicinity of Lots Nos. 1, 2, 3, 4, 7,
and 30, as shown. on the proposed preliminary plat received October 9, 1989. To
protect the steep slopes and the adjacent property, the following conditions shall
be satisfied:
a) Prior to final engineering plan approval, a licensed land surveyor shall
determine the limits of all steep slopes which exist within the proposed
subdivision.
Lots 3, 4 and 7 are now included within Tract B which has been designated as a
Native Growth Protection Easement. Tract B includes wetlands and an adjacent
50 foot buffer. Lots 1 and 2 have been renumbered as Lots 31 and 30
respectively and portions of Lots 8 and 9 are now located where Lot 30
previously was11Y
.
o Steep slopes are on Lots 30 and 31. Please address or justify why
they are not shown. Please also refer to Items No.'s 3 and 4 of the May 3, 1996
correspondence from Julie Venn of the City's Public Works Department.
5
Y
U
b) The top and toe of the slope shall be delineated on the final engineering M6
plan and recorded plat. , Z,�
This condition has been met for all slopes except for Lots 30 and 31. It
c) The areas of steep slopes (40% or greater) shall be designated with a Native
Growth Protection Easement (NGPE) on the final engineering plans and
recorded subdivision. Any steep slope area located adjacent to the wetland
shall be included within the designation of the wetland tract. Any steep
slope area not located adjacent to the wetland may be recorded as an
easement on the affected lot(s). e
Areas with slopes 40 percent or greater are shown on Lots 8-13 of the final plat
map. Please refer to Item No. 3 of the May 3, 1996-correspondence from Julie
Venn of the City's Public Works Department. In order to determine compliance
with this condition, steep slopes and required setback areas must be analyzed in
accordance with the King County Administrative Guidelines Building Setbacks
from Hazardous Slopes.
d) An additional Building Setback Line (BSBL) from the top and toe of the
slope shall be designated on the final approved engineering plans and
recorded subdivision. The BSBL shall conform to the "Administrative
Guidelines for Building Setbacks from Hazardous Slopes on Plats and Short
Plats" (adopted February 1, 1987). A geotechnical report may be required t
to justify the final BSBL. �b
A 15-foot building setback line is shown beyond the area designated as over 40
percent slope. The condition requires that the BSBL conform to the
"Administrative Guidelines for Building Setbacks from Hazardous Slopes on
Plats and Short Plats" (adopted February 1, 1987). Please show how this
condition has been met in accordance with the Guidelines. In order to determine V
compliance with this condition, steep slopes and required setback areas must be
analyzed in accordance with the King County Administrative Guidelines
Building Setbacks from Hazardous Slopes. Please refer to Item No. 3 of the
May 3, 1996 correspondence from Julie Venn of the City's Public Works
Department.
10. A wetland (Type 2) traverses the center of the proposed subdivision. A wetland
boundary is described in the wetland study prepared by Del Moral and Associates
dated October 9, 1989. The following conditions shall be satisfied with respect to
this wetland:
d. An additional 15-foot Building Setback Line (BSBL) shall be delineated
31
adjacent to the NGPE and shown on the approved engineering plans and
recorded final plat.
A 15-foot building setback line adjacent to Tract A has been shown on the final (;r
plat. Fifteen foot setback lines have also been shown on Lots 29 and 30 f
adjacent to Tract B on Sheet 4 of 5 of the final plat. These setback lines must V
also be shown, where applicable, on Sheets 3 and 5 of the final plat.
e. All storm water generated by roadways within the proposed subdivision
shall pass through an oil/water separator and at least 200 feet of
biofiltration or equivalent prior to discharge into the wetland.
These facilities have been designed and approved as part of engineering review.
The City needs to field verify.
11, Through the installation of a sanitary sewer line and other past activities, a
significant portion of the vegetation within the wetland and the wetland buffer has
been eliminated. To mitigate for the loss in vegetation, the following conditions
shall be satisfied:
a. The final engineering plans shall include a vegetative enhancement plan.
The plan shall be prepared by a biologist specializing in wetland
enhancement. The plan shall be subject to the review of the BALD wetland
specialist.
We will be.sending you a follow up memorandum -on what still needs to be A
done. I expect that we will need some modifications to the previous &\P:
enhancement plan. Also you will need to bond or set aside Assignment of Funds
for plant installation and the three-year monitoring period. Keith Fabing will be
following up on this issue this week.
b. The final plan shall note the name, address, and phone number of the
biologist retained to monitor the implementation of the enhancement plan.
This information needs to be provided. Please see above.
C. The biologist shall conduct a three-year monitoring program. The site will
be evaluated at least twice a year to evaluate the survival and growth of the
planted vegetation. An annual report will be prepared and submitted to
BALD for review and approval.
N
Prior to final plat approval, an agreement to install wetland enhancement must
be entered into between the City and applicant to cover installation of wetland
7
mitigation plantings, required evaluations, and monitoring. Performance and
maintenance must be guaranteed by either a bond or assignment of funds.
d. The applicant shall post a Wetland Enhancement Performance Bond.
Upon approval of the final monitoring report or when the enhancement
plan is deemed successful, whichever is later, King County shall release the
bond.
Please refer to previous comment.
12. The following statement shall be shown on the approved engineering plans and
recorded final plat:
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 the
Native Growth Protection Easement(s) as shown.
Dedication of a Native Growth Protection Easement (NPGE) 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 King County, which permission must be obtained in writing from the
King County Building and Land Development Division 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 King County or its successor agency.
This language has been placed on Sheet 2 of 5 of the final plat (Exhibit B) --
"Building Setbacks & Native Growth Protection Easements" with the exception of the
last paragraph
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 King County or its successor agency
8
Please add the omitted language.
15. The majority of the site appears to be seasonally saturated with groundwater.
Numerous seeps and springs are found throughout the site. Field investigations by
BALD identified seeps and springs in the vicinity of 47th Ave. S.W., 331st Ct.,
S.W. 330th Ct., Lots Nos. 3, 4, 9, 10, 13, 14, 17 through 28 (as per the revised
plan received October 9, 1989). A report detailing the groundwater/soil
conditions at these locations shall be prepared by a professional geotechnical
engineer. The report shall make specific recommendations for the design of a
dewatering plan and a roadway subgrade plan which will ensure the integrity of
future roadways, buildings, and utilities. The recommendations shall be subject
for review and approval by King County BALD. The final engineering plans shall
include a dewatering plan and roadway subgrade plan which satisfies the final
geotechnical recommendations.
Through the investigation of groundwater/soil conditions, the geotechnical
consultant may identify other issues relevant to the project. It is the consultant's
responsibility to include a discussion of these issues, their impact on the project,
and recommendation for mitigating any identified geotechnical hazards.
This condition has not been met. No paving of 47th Avenue S. W. may occur until a
permanent drainage solution has been implemented. Please call Julie Venn at 661-4125
to discuss what needs to be done.
18. Hoyt Road S.W. shall be improved with curb, gutter, and sidewalk, and 22 feet of
paving from centerline.
The required improvements to Hoyt Road have been completed but not inspected as yet
by the City. Inspection will occur once the improvements to 47th Avenue S.W. have
been substantially completed and prior to a recommendation for final plat approval.
19. Twelve feet of additional right-of-way for Hoyt Road S.W. shall be dedicated
along the eastern property boundary, allowing for 42 feet of right-of-way from
centerline.
Dedication has been addressed on the face of the plat. A separate warranty deed must
also be executed for said dedication. Please work with Julie Venn of the Public Works
Department (Tel No. 661-4125)
9
20. The planter island, if any, within the cul-de-sacs shall be maintained by the �,►
abutting lot owners. This shall be stated on the face of the final plat. ,1rr
Will there be planter islands in the cul de sacs? l 9 aYY�" i,- C�I `
25. A homeowners' association or other workable organization shall be established to
the satisfaction of BALD which provides for the ownership and continued
maintenance of the open space area(s).
A copy of the CC & R's has been submitted., The ownership and maintenance of
common areas such as Tracts A and B are not clear. Please refer to comments under
Preliminary Plat Condition No. 1.
26. The following have been established by SEPA as necessary requirements of this
development as mitigation. The applicants shall demonstrate compliance with
these items prior to final approval:
b.
A feasibility study comparing alternative sanitary sewer alignments and
detention facility locations with respect to the wetland and buffer shall be
prepared prior to engineering plan approval.
C oY
We have no documentation of whether this was done. Please provide.
U4, dam^ 1 0-19-" k- P--11� 114- 1-
Enc: August 27, 1992 letter from Jaeger Engineering
May 3, 1996 Correspondence from Julie Venn, City of Federal Way Public Works
Department
Public Works Final Plat Review Checklist
Redlined Copy of Final Plat
I:\dashpnte\fmalplt.rsl
10
4
MMMIIDEVEL( PM10PA H'r
M & T Joint Venture
4224 WALLER ROAD EAST����
TACOMA, WA 98443
206-922-6676
September 6, 1994
Margaret H. Clark
CITY OF FEDERAL WAY COMMUNITY DEVELOPMENT
33530 - 1st Way South
Federal Way, WA 98003-6210
RE: DASH POINTE - WETLAND LOCATION
Dear Margaret:
Per your request, please find the attached depiction of the approximate areas of seepage
for the referenced plat. The wetlands are primarily situated in and around the noted seeps.
A survey of the wetland delineation has not been completed. Please note this is only an
approximate map for your general analysis.
We look forward to meeting with you and your development review team to resolve this
issue along with the completion of the final plat at your earliest convenience. If you need
army further information, please call me at 922-0696.
T T VENTURE
rett M. cobsen
Enclosur
CC: D id Morrision
3 �1�{L'��- � � iSh�.R,i'illJ,�f �ll�ili�fS![ i�:
GeolvEngineers
Tucci & Sons, Inc.
4224 Waller Road
Tacoma, Washington 98443-1623
Attention: Brett Jacobsen
April 12, 1995
Geotechnical Consultation
Stonebrook/Dash Point
Federal Way, Washington
File No. 1387-011-T03
Geotechnical,
Geoenvironmental and
Geologic Services
This letter addresses the site conditions and our recommendations for the landslide
remediation near lots 30 through 34 and the adjacent roadway in the Stonebrook development.
We previously evaluated the landslide and provided remedial options in our August 31, 1994
letter.
Based on our site observations and experience, it is our opinion that the repair and
stabilization of the landslide is an emergency. If not repaired, it will likely continue to move
intermittently and expand in area, impacting the upslope residential property. We recommend
that the landslide be stabilized as soon as practical to prevent negative impacts to the adjacent
property.
Recent observations indicate a limited amount of recent movement. It is possible to delay
repair until this summer since significant heavy rain is unlikely between now and the dry summer
season.
We appreciate the opportunity to be of service to you on this project. Please call if you
have questions conch 1 'S_report or if we can be of additional service.
/n%
EXPIRES '
GwFf.ve a P,
Document 1 1387011B.CON
GeoEngineers, Inc.
6240 Tacoma Mall Blvd., Suite 318
Tacoma, WA 98409
Telephone (206) 471-0379
Fax (206) 471-0521
Yours very truly,
GeoEngineers, Inc.
4
I't. —
Gary WW, Henderson
Principal
Printed on recycled paper.
Gew Engineers
Tucci & Sons, Inc.
4224 Waller Road
Tacoma, Washington 98443-1623
Attention: Brett Jacobsen
August 31, 1994
Geotechnical,
Geoenvironmental and
Geotechnical Consultation
Stonebrook/Dash Point
Federal Way, Washington
File No. 1387-011-T03
Geologic Services
INTRODUCTION
This summarizes existing conditions and work needed for completing the roadway and lots
in the Stonebrook Plat: more specifically for lots 30 through 34 and the adjacent roadway. The
roadway has been graded and utilities roughed in. Grading has produced a bank (2 to 1 slope)
from the road to the usable portion of the lot starting at lot 27 and ending at lot 32. A small
landslide has occurred in this cut slope in the vicinity of lots 31 and 32. This landslide is in a
glacially consolidated clayey silt that has slickensides and is easily broken into chunks.
Also there is seepage near and south of the landslide which, we understand, continues to
flow in the dry season. A portion of the seepage comes from a spring located near the west
boundary of lot 33.
We have observed a scarp (head of landslide) located near and parallel with the west (uphill)
boundary of lots 31, 32 and 33. Test pits excavated along the boundary between lots 32 and 33
show that there has been several periods of movement, with the most recent showing movement
extending through clearing debris from the uphill lots to the west. The toe of the landslide
appears to be in about the middle of the lots. The test pits encountered heavy seepage.
CONCLUSIONS AND RECOMMENDATIONS
We recommend that the small landslide in the cut slope be repaired. If not repaired, it will
likely continue to move intermittently and expand in area. Stabilization will require drainage and
if necessary, a retaining wall. We also recommend that drainage be installed in seepage areas
as required in the construction plans approved (09/03/93) to help stabilize the upper landslide.
The ground water should be tightlined down the hill and across the road into the existing
GeoEn
6240 Tacoma Mall Blvd., Suite 318
Tacoma, WA 98409
Telephone (206) 471-0379
Fax (206) 471-0521
Printed on recycled paper-
ti
Tucci & Sons, `
August 31, 199,
Page 2
wetlands. Excavations for the driveway and building pads on lots 31 through 33 may require that
the toe of the larger landslide be removed. Stabilization of the building areas will likely require
drainage in combination with a retaining wall. This shall be determined prior to building permit
issuance for the individual lots.
In our opinion, the lots can be developed providing that the landslide is stabilized as
described above.
A O ►
We appreciate the opportunity to be of service to you on this project. Please call if you
have questions concerm this report or if we can be of additional service.
IiE
,Np,Yours very truly,
'r�, .• GeoE ineers Inc
` � r
ep►f���ir_�:� ,..x
EXPIRES �
GVM:vc
Document ID: 1387011A.CON
Two copies submitted
4Ga:ry
Henderson
G e o E n g i n e e r s File No. 1387-011-T03
def Word &,Associates
2002-42nd Ave. East
Seattle, WA 98112
(206) 323-7106
April 17, 1995
Mr. David W. Morrison
Mr. Brett Jacobson
M & T Joint Ventures
4224 Waller Road
Tacoma, Washington 98443
RE: Dash Pointe --Newly Discovered Wetland --Final Revision
Dear Gentlemen:
On August 23 and September 20, 1994,1 investigated the newly discovered wetland area
located near the southern end of the Dash Pointe development above the newly installed road.
The purpose was to delineate any wetland and to categorize it in accordance with King County
Regulations.
I followed the 1989 Federal Wetland Delineation Manual to make determinations.
Details of methodology are found in previous wetland reports on this property. This letter is an
addendum to those reports, but deals only with the new wetland.
The wetland was revealed during construction of the new road. This excavation exposed
subsurface ground water and springs and also permitted access that revealed small surface drain-
ages above the road. Due to dense vegetation and an overstory of upland species (including 1)1U7,-
leaf maple, vine maple and western hemlock), this area was not found either by King Cour-t_y
personnel or by me in 1991. This area is not and was not connected to Joe's Creek via surface
flows, The wetland is isolated from other wetlands except by subsurface flows through porous
materials.
The wetland consists of a series of narrow swales separated by uplands. To the west (up
hill), most of the swales coalesce as shown on your map, based on my survey. The area below
the intact vegetation has been hydroseeded. Water drains from the wetland down this slope in
various places and ends up in a ditch near the newly installed sewer line. This slope is not
included as part of the wetland. The wetland was surveyed and a delineation has been prepared.
Description of the Wetland
Vegetation
The vegetation of the wetland is dominated by red alder (Alnus rubra) and salmonberry
(Rebus spectabilis, FAC). A few willows (Salix scoulerana, FAC) also occur. There are open-
ings and most trees are not rooted in the wetland. The ground layer vegetation is either sparse,
where shrubs dominate, or includes scattered skunk cabbage (Lysichiton americanum, QBL),
lady fern (14thyrium fzlix femina, FAC), scattered maidenhair fern (A&antum pedatum, FAC),
and scattered horsetails (Equisetum arvense, FAC) and Watson's willow herb (Epilobium cilia -
turn, FACW). Most of the wetland is characterized by being wet to saturated in September,
i
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with scattered skunk cabbage. Along the transitions, vegetation is dominated by facultative
species, with upland species encroaching.
The upland vegetation in this area is dominated by big -leaf maple (Acer macrophyllum,
FACU, western hemlock (Tsuga heterophylla, UPL), vine maple (Rcer circinatum, FACU), red
elderberry (Sambucus racernosa, FACU), sword fern (Polystichum munitum, FACU), and
trailing blackberry (Rubes ursinus, FACU). Cascara (Rharnnus purshiana, ni, FACU?) also was
found. Red alder and salmonberry may also occur in upland areas.
Soils
The soil is mapped as an Alderwood gravelly sandy loam, a non -wetland soil. This soil
can develop hydric conditions in swales, where drainage is impeded, or on slopes, where springs
emerge. Soil varies from a black muck (10YR2/1) where skunk cabbage is common to lighter
soils in better drained sites (5Y5/3, 10YR3/3, etc.). In hummocks between arms of the wetland,
conditions were often quite transitional. For example, one sample was dry when excavated, with
a wet color of 7.5YR 5/2, with weak mottles (7.5 YR 5/4), indicating hydric conditions. In this
location, however, the vegetation was distinctly upland, dominated by vine maple (60%), red
elderberry (20%), sword fern (10%) and trailing blackberry (10%).
Hydrology
This wetland is maintained by groundwater flow that emerges in several locations within
the wetland. Water is trapped in the level portion of the wetland, and drains downhill through
narrow swales in four places. The swales and the larger nearly level area above were generally
moist to wet. The upper edge of the wetland, which is within intact vegetation, was moist to
dry. At this time of year, hydrology only confirms that a wetland occurs and provides the
minimum size for the wetland.
Summary of Wetland Conditions
The Appendix provides four data forms to summarize the information in this letter. The
delineation must, in most places, rely on vegetation and soil color. In most cases, both criteria
agreed. Near B3 and B4, the soil marginally indicated hydric conditions, but the vegetation
clearly indicated well -drained conditions.
Because a forested wetland occurs in this property, it is a Class II wetland under King
County regulations. Class II wetlands generally require a 50 ft buffer.
Discussion
This wetland is small and has suffered considerable wind throw. Its primary function is
to filter water that ultimately reaches Joe's Creek. It also serves to moderate the flow of water
that reaches it.
The slope is currently unstable, as evidenced by several small land slippages. The
amount of water reaching this wetland may be diminished as water is captured by drain systems.
If the slope is dewatered for safety reasons, the wetland in this area is likely to shrink and may
disappear.
This wetland would appear to contribute a very small fraction to the flow in Joe's Creek.
Water from this slope can be captured. Discussions with Geo-Engineers indicate that the
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captured water will be clear, since it is in essence well water. Therefore, there should be no need
to provide biofiltration. Dewatering may provide more water to the Joe's Creek wetland since it
will flow more directly and there will be less evaporation or transpiration in transit.
Conclusion
The newly discovered wetland occupies a relatively steep slope. The wetland vegetation
is dominated by shrubs and herbs, with enough red alder to require a designation as a Class 2
wetland. A 50 - foot buffer is generally required for Class 2 buffers under King County rules.
The site also presents a significant hazard to public safety. Geotechnical consultants have
recommended that to stabilize the slope, it should be dewatered. This may result in the loss of
wetland hydrology and hence of wetlands.
Please contact me if you have questions, or if more details concerning the wetland are
required.
Sincerely,
RO ml�-A/I�X
/`
Dr. Roger del Moral, C.S.E.
Owner
3
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APPENDIX 1--DA FORM Page I
ROUTINE ON -SITE DETERMINATION METHOD
Project/Site: MT Joint Ventures Plant Community: Upland - WL-A-8
.ate: PVashinglon County: King City: Federal Way Field Investigator: Roger del Moral
Date: August 23, 1994 Applicant/Owner: David Morrison/Tucci & Sons
Do norinal environmental conditions exist at the plant coin ntill ity?: YES XX NO ____ (If no, explain elsewhere)
Flas the vegetation, soils, and/or hydrology been significantly disturbed? YES _ NO XX (If yes, explain elsewhere)
VEGETATIOPV
Dominant Plant Species Lidicator Status Stratum `% Cover
l . Sambucus racemosa FACU Shrub 60
2. Acer circinalum FACU Shrub 50
3.
Others: Rubus sl7ectabilis (FAC); Acer macrophyllum (FACU); Rubus leucodermis (FACU); Polyslichum
munitum (FACU)
Note: Decision based on species with 20% or more cover; others shown for information only.
Percent of dominant species that are 0I3L, FACW and/or FAC 0 `yo
Is the hydrophytic vegetation criterion met? Yes No XX
Rationale: Predominance offacullalive upland species.
SOILS
;Ties/phase as Mapped: Alderwood gravelly sandy loam
Do soils match mapped series/phase? Yes XX No (if no, describe)
Is the soil on the hydric soils list? Yes _ No XX Undetermined Is the soil a Ilistosol? Yes No X
I listic epipedon present? Yes No XX
Is the soil mottled? Yes _ No XX; Gleyed? Yes No XX
Matrix Color: IOYR3/2 Mottled Colors:
Is the hydric soil criterion met?: Yes _ No XX
Rationale: Chroma, milh no mottles
HYDROLOGY
Is the ground surface inundated? Yes No XX; Surface water depth:
Is the soil saturated? Yes ; No XX Depth to free-standing water in probe hole:
List other field evidence of surface inundation or soil saturation: none
Is the wetland hydrology criterion met? Yes No XX
Rationale: Lack of saluration; d,y soil
JURISDICTIONAL DETERMINATION AND RATIONALE
Is the plant community a wetland? Yes No XX
Rationale for jurisdictional decision: Fails all criteria
APPENDIX I--DA ar ~) FORM Page 2
ROUTINE ON -SITE DETERMINATION METHOD
"roject/Site: UTJoint Ventures Plant Community: IYL-A-8
ate: If"ashinglon County: King City: Federal Way Field Investigator: Roger del Moral
Date: August 23, 1994 Applicant/Owner: David Morrison/Tucci & Sons
Do normal environmental conditions exist at the plant community?: YES XX NO T (if no, explain elsewhere)
Has the vegetation, soils, and/or hydrology been significantly disturbed? YES _ NO XX (if yes, explain elsewhere)
VEGETATION
Dominant Plant Species
Indicator Status
Stratum
% Cover
l . Rubus speclabilis
FAC
Shrub
70
2. fllllyl'11I111 filll-fendna
FAC
Herb
20
3. .Meer circinatum
FACU
Shrub
30
4.
Others: Sanlbucus racemosa (FACU); Lysichilon americanunl (013L)
Vegetation Type: Palusirine scrub -shrub )velland (PSS)
Note: Decision based on species with 20% or more cover; others shown for information only.
Percent of dominant species that are Ol3L, FACW and/or FAC 670/►
Is the hydrophytic vegetation criterion met? Yes XX No
Rationale: Dontirlaled by facl/ltative species.
SOILS
Series/phase as Mapped: Alderwood gravelly sandy loam
Do soils match mapped series/phase? Yes _ No XX (if no, describe) darker, often saturated.
Is the soil on the hydric soils list? Yes _ No XX Undetermined Is the soil a Histosol? Yes _ No XX
Ilistic epipedon present'? Yes No XX
Is the soil mottled? Yes XX No _ ; Gleyed? Yes No XX
Matrix Color: 10Y112/2 Mottled Colors: weals orange
Is the hydric soil criterion met?: Yes XX No
Rationale: Chroma and mapping
HYDROLOGY
Is the ground surface inundated? Yes _ No XX; Surface water depth: none
Is the soil saturated? Yes _ ; No XX Depth to Tree -standing water in probe hole: not found
List other field evidence of surface inundation or soil saturation: chroma; vegetation; level
Is the wetland hydrology criterion met? Yes XX No
Rationale: topography
JURISDIICTIONAL DETERMINATION AND RATIONALE
Is the plant community a wetland? Yes XX No
''ationale for jurisdictional decision: All criteria are met.
APPENDIX I--DA':�1 FORM Page 3
ROUTINE ON -SITE DETERMINATION METHOD
i'roject/Site: NIT Joint Ventures Plant Community: Upland - WL-B-3
_ite: FFaahinglon County: King City: Federal Way . Field Investigator: Roger del Moral
Date: Sepleinber 20, 1994 Applicant/Owner: David Morrison/7ucci & Sons
Do normal environmental conditions exist at the plant conununity?: YES XX NO— (if n., explain elsewhere)
Has the vegetation, soils, and/or hydrology been significantly disturbed? YES _ NO XX (If yes, explain elsewhere)
VEGETATION
Dominant Plant Species
Indicator Status
Stratum
% Cover
1. Tsuga helerophylla
UPL
Tree
40
2. Sambucus racemosa
FACU
Shrub
50
3. :1cer circinalum
FACU
Shrub
30
4.
Others: Polyslichurn inunitum (FACU)
Note: Decision based on species with 20%
or more cover; others shown for information only.
Percent of dominant species that are OBL, FACW and/or FAC 0 %
Is the liydrophytic vegetation criterion met? Yes No XX
Rationale: Predominance of facullative upland species.
SOILS
�ries/please as Mapped: Alderwood gravelly sandy loam
L)o soils match mapped series/please? Yes XX No (if no, describe)
Is the soil on the hydric soils list? Yes _ No XX Undetermined Is the soil a Ilistosol? Yes No X
I-listic epipedon present? Yes No XX
Is the soil mottled? Yes XX No _; Gleyed? Yes No XX
Matrix Color: 7.5YR 5/2 Mottled Colors: 7.5 YR 5/4
Is the hydric soil criterion met?: Yes XX No _
Rationale: Chrorrta.
HYDROLOGY
Is the ground surface inundated? Yes No XX ; Surface water depth:
Is the soil saturated? Yes ; No XX Depth to free-standing water in probe hole:
List other field evidence of surface inundation or soil saturation: none
Is the wetland hydrology criterion met? Yes No XX
Rationale: Lack of saturation or depressional topography; well drained, but close to drainages
JURISDICTIONAL DETERMINATION AND RATIONALE
Is the plant community a wetland? Yes __. No XX
Rationale for jurisdictional decision: Fails two criteria
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APPENDIX I--DAr1 FORM Page 4
ROUTINE ON -SITE DETERMINATION METHOD
Project/Site: MY'doint Venittres Plant Community: TYL-B-3
rite: Washington County: King City: Federal Way Field Investigator: Roger del Moral
Date: September 20, 1994 Applicant/Owner: David Morrison/Tucci & Sons
Do normal environn►ental conditions exist at the plant community?: YES XX NO r (If.., explain elsewhere)
I las the vegetation, soils, and/or hydrology been significantly disturbed? YES NO XX (If yes, explain elsewhere)
VEGETATION
Dominant Plant Species
Indicator Status
Stratum
% Cover
1. Alrms rubra
FAC
Tree
60
2. Acer circinalum
FACU
Shrub
30
3. Rubus apeclabilis
FAC
Shrub
30
4.
Others: Alhyrium filix fenina (FAC); Lysichiton americanum (OBL)
Vegetation Type: Forested ivelland (PFO)
Note: Decision based on species with 20% or more cover; others shown for inlormation only.
Percent of dominant species that are OBL., FACW and/or FAC 67%
Is the hydrophytic vegetation criterion met? Yes XX No
Rationale: Doninaled byjacullative species.
SOILS
,Ties/phase as Mapped: Alderwood gravelly sandy loam
vo soils match mapped series/phase? Yes _ No XX (if no, describe) darker, often saturated.
Is the soil on the hydric soils list? Yes _ No XX Undetermined Is the soil a Histosol? Yes. _ No XX
I listic epipedon present? Yes No XX
Is the soil mottled? Yes XX No _ ; Gleyed? Yes _ No XX
Matrix Color: 7.5 YR 5/2 Mottled Colors: 7.5 YR 5/4
Note: 101"R2/1 adjacent to drainage.
Is the hydric soil criterion met?: Yes XX No
Rationale: C.'hroma
HYDROLOGY
Is the ground surface inundated? Yes No XX; Surface water depth: none
Is the soil saturated? Yes _ ; No XX Depth to free-standing water in probe hole: not found
List other field evidence of surface inundation or soil saturation: soil wet, not saturated
Is the wetland hydrology criterion met? Yes XX No
Rationale: chroma and vegelalion
JURISDICTIONAL DETERMINATION AND RATIONALE
Is the plant community a wetland? Yes XX No
Rationale for jurisdictional decision: All criteria are met.
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RECEIVED DY
COMMUNITY DEVELOPMENT DEPARTMENT
LAW OFFICES
GORDON, THOMAS, HONEYWELL, MAIANCA, PETERSON F3 DAHEIM NOV 3 S4
TACOMA OFFICE SEATTLE OFFICE
2200 FIRST INTERSTATE PLAZA ONE UNION SOUARE
POST OFFICE BOX 1157 500 UNIVERSITY, SUITE 2101
TACOMA, WASHINGTON 96401-1157 SEATTLE, WASHINGTON 98101-4165
(206) 572-5050 (206) 447-9505
FACSIMILE (206) 572-4516 FACSIMILE (206) 622-9779
REPLY TO TACOMA OFFICE
WILLIAM T. LYNN
November 2, 1994
Gregory Moore, AICP
City of Federal Way
33530 1st Way South
Federal Way, WA 98003
Re: M&T Joint Venture
Dear Mr. Moore:
We have received and reviewed your letter of October 26, 1994, to Brett
Jacobsen of M&T Joint Venture concerning Dash Pointe Preliminary Plat. We
appreciate the extension that has been granted and, because of that, will not take further
action at this point with .respect to our request that you accept bonds and approve the
final plat. We do, however, wish to state for the record that we do continue to believe
that bonding is a viable and appropriate response. M&T remains willing to maintain
the bonds that you currently hold in effect, and to provide additional bonds to provide
every necessary assurance that the plat improvements will be completed. We continue
to believe that, whatever the City's past interpretations, bonds should be accepted under
the King County ordinances, Federal Way ordinances and the State Subdivision Act.
Again, though, since the City has extended the plat, it does not appear necessary to
pursue the bonding approach at this time. If there is anything further we need to do in
your view to perfect the rights of M&T, please let us know immediately.
We are looking forward to working with the City of Federal Way resolving the
wetland issues as outlined in your letter. Brett Jacobsen from M&T will be back in the
office on October 31, and will contact you to discuss how to proceed from this point
forward.
Ve truly yours,
S�
William T. y n
WTL: dp
cc: Brett Jacobsen, M&T Joint Venture
David Morrison, Parklane Ventures
Chris Huss, Tucci & Sons
[fA943010.023]2
If.
CITY OF
33530 1ST WAY SOUTH
October 26, 1994
Mr. Brett Jacobsen
M & T Joint Venture
4224 Waller Road
Tacoma, WA 89443
(206) 661-4000
FEDERAL WAY, WA 98003-6210
RE. Extension of Dash Pointe Preliminary Plat Approval Period -- Interlocal Agreement
"A" List Item, King County File #S068921, Federal Way File #ILA-90-PP11
Dear Mr. Jacobsen:
This is in response to the September 30, 1994, correspondence from your attorney, William T.
Lynn. In that correspondence, Mr. Lynn requested that the city allow the final plat of Dash
Pointe to be recorded on the strength of the Public Works improvements bonds presently being
held by the city, or that a one-year extension of the preliminary plat approval period be granted
to allow the applicant to prepare necessary studies and complete required improvements.
Based on the city's past practice and interpretation of King County codes, under which you are
vested, improvements must be substantially completed prior to final plat recording. Therefore,
before a plat can be recorded, roads, curbs, and gutters, including any utilities in the roadway
section; storm drainage; all life safety items such as traffic control devices; and all surveying
and monumentation, must be installed. The preliminary plat of Dash Pointe expires on
November 15, 1994, having been granted both a fourth year extension by the Federal Way City
Council and a six-month administrative extension. Required improvements have not been
substantially completed to date, and therefore, the plat can not be recorded at this time.
The city's wetlands specialist has indicated that there is a wetland in the vicinity of Lots 31
through 33. Your wetland consultant, Mr. Del Moral, has confirmed this finding, although he
has not prepared a wetland delineation report. An August 31, 1994, report prepared by your
geotechnical consultant, Geo Engineers, indicates also that unstable slopes in this area caused
a landslide in the vicinity of Lots 31 and 32. Geo Engineers recommend that the landslide area
be repaired. This will require construction of drainage improvements and possibly a retaining
wall within this wetland.
We will grant a one year extension to November 15, 1995, for you to address the new wetland
and stabilization of slopes within that area. This extension will also allow the city to complete
the processing of the request for the Dash Pointe plat modification.
v
Mr. Brett Jacobsen
October 26, 1994
Page 2
In order for the processing of your subdivision application to continue, please submit the
following information at your earliest convenience:
1) A wetland delineation study of the newly discovered wetland. This study must
comply with the King County policies in effect when the preliminary plat of Dash
Pointe was first submitted to King County. Please contact Laura Casey, with the
King County Department of Development and Environmental Services at 296-7291,
for further information.
2) A geotechnical report identifying what must be done to stabilize the slopes and the
interior roadway.
A review of these materials should allow the city to identify the scope of the problem and the
review processes required to address the situation, including whether additional studies will be
needed. Time is of the essence in preparing these studies since there is a preliminary plat
restriction that clearing, filling, and grading are limited to the months of April through
September.
Should you have any questions, please call Margaret Clark, Senior Planner, at 661-4111.
Sincerely,
'Gregory oo , AICP
Communi Dev opment Services Director
c: Londi Lindell, City Attorney
Kathy McClung, Land Use Administrator
Margaret H. Clark, AICP, Senior Planer
Ron Garrow, Senior Development Engineer
William T. Lynn
Gordon, Thomas, Honeywell, Malanca, Peterson & Daheim
2200 First Interstate Plaza
Post Office Box 1157
Tacoma, Washington 98401-1157
David Morrison
c/o Parklane Ventures
31620 23rd Ave. S
Federal Way, Washington 98003
DASHPNT0PLTFXTRQ. WrL
CITY OF FEDERAL WAY
MEMORANDUM
Date: October 24, 1994
TO: Planning Staff and Interpretation Notebook
FROM: Greg Moore, Community Development Services Director
SUBJECT: Extension of Preliminary plat Approval Period
Upon a written request by the applicant, the Director of Community Development Services may
grant an administrative extension to the preliminary plat approval period beyond those periods
allowed by code when there are extraordinary circumstances. Such extensions shall be made on
a case by case basis and only in cases where new information such as the discovery of an
environmentally sensitive area or other new information, which would prevent the timely
recording of the plat, is discovered on site.
The burden of proof will be on the applicant to justify why such an extension is warranted. The
extension granted will be for the minimum time needed to resolve the problem, including the
preparation of any studies, analysis by staff, and processing of the decision. The review and
processing fee will be based on the extent of review needed.
c: Current Planning Staff
DASFUNTEMATEXTNINT
MDEIVED BY
COMMUNITY DEVELOPMENT DEPA14TMEW
GORDON, THOMAS,
LAW OFFICES
HONEYWELL, MALANCA, PETEKSON & DAHEIM OCT 3
TACOMA OFFICE
SEATTLE OFFICE
2200 FIRST INTERSTATE PLAZA
ONE UNION SQUARE
POST OFFICE BOX 1157
600 UNIVERSITY, SUITE 2101
TACOMA, WASHINGTON 98401-1157
SEATTLE, WASHINGTON 98101-4185
(206) 572-5050
(205) 447-9505
FACSIMILE (20 6 ) 572-4516
FACSIMILE (206) 622-9779
REPLY TO TACOMA OFFICE
WILLIAM T. LYNN
September 30, 1994
Margaret H. Clark, Senior Planner
City of Federal Way
33530 First Avenue South
Federal Way, WA 98003
Re: Dash Pointe
Dear Ms. Clark:
Brett Jacobsen from M&T Joint Venture has discussed with you and Kathy
McClung the City's response to my letter dated September 23, 1994. We understand
that the City would prefer to extend the plat approval as an alternative to accepting
bonds for the work that is yet to be completed.
As you know, the subject plat contains substantial improvements, and to date
more than $785,000 has been invested in these improvements. The grading, sanitary
sewer, storm sewer, water, and utility improvements have been substantially
completed. At the City's insistence, the owner is in the process of developing
additional information concerning potential wetland, slope stability and hydrology
concerns. This work has prevented the owner from constructing the necessary plat
improvements within the required timeframes for final plat approval.
It is our strong preference that the City accept bonds for the uncompleted
portions of the plat improvements, and on behalf of the joint venture, we hereby repeat
our offer to provide bonds in an amount appropriately determined by the City in
accordance with applicable ordinances and RCW Chapter 58.17. M&T Joint Venture
remains ready, willing and able to post bonds in order to obtain final plat approval.
Representatives from the venture's bonding company have been apprised of the
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September 30, 1994
Page 2
potential need for the bonds and the company is prepared to provide them within 48
hours after notice. We will be providing further evidence of the company's willingness
and ability to post a bond next week. We continue to believe that this is the correct
approach to the present circumstance.
Despite our willingness to provide these bonds, we understand that the City
prefers to extend the time for final plat approval. In the event the City is not willing to
accept the bonds as outlined above, M&T Joint Venture would accept a one year
extension to allow adequate time to provide the information requested by the City,
agree to appropriate solutions, and complete necessary construction during dry weather
conditions.
We hope you will reconsider your position with respect to bonds.
Alternatively, we would request that the extension be granted. We would be happy to
meet with you to discuss either of these issues at your convenience.
Very u 1 y yours,
Will
m T. Lynn
WTL: dp
cc: David Morrison
Brett Jacobsen
Chris Huss
[TA942730.021]2
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LAW OFFICES
GORDON, THOMAS, HONEYWELL, MALANCA, PETERSON & DAHEIM
TACOMA OFFICE
2200 FIRST INTERSTATE PLAZA
POST OFFICE BOX 1157
TACOMA, WASHINGTON 98401-1157
(206) 572-5050
FACSIMILE (206) 572-4516
REPLY TO TACOMA OFFICE
WILLIAM T. LYNN
September 21, 1994
Margaret H. Clark
Senior Planner
City of Federal Way
33530 1st Way South
Federal Way, WA 98003
Re: Dash Pointe
Dear Ms. Clark:
SEATTLE OFFICE
ONE UNION SOUARE
600 UNIVERSITY, SUITE 2101
SEATTLE, WASHINGTON 98101-4185
(206) 447-9505
FACSIMILE (206) 622-9779
This law firm is legal counsel for M & T Joint Venture, the owner of the
preliminary plat of Dash Pointe. We have been asked to write to you concerning the time
problems that have developed as a result of the discovery of apparent wetlands on the
property. As you know, the City discovered wetlands on the property some time in July
and advised the owners that they could not go forward with development of the property
without further analysis of that issue. As we understand it, the wetlands issue is further
complicated by slope stability concerns in the same area. The result has been that the
owners have been unable to move forward to complete plat improvements within the time
limits established. The issue is further complicated by a condition in the original approval
that requires that all construction activities take place between the months of April and
September.
The owners have significant concerns about this recently developed problem.
They have been working on the project for in excess of four years and have invested over
$785,000 in Phase 5 improvements alone. Obviously anything which prejudices their
ability to complete the plat or, for that matter, delays the plat presents concerns of
significant proportion.
One alternative appears to be to extend the time in which the plat improvements
can be completed. It would certainly seem that an extension should be possible in light of
the fact that timely completion of the improvements is made impossible by directives of
the City. Another workable solution would be for the owners to bond the construction of
the remaining improvements. As you no doubt know, bonding is specifically provided for
in the State Subdivision Act. RCW 58.17.130. In fact, that provision mandates that local
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MALANCA, PETERSON & DAHEIM
September 21, 1994
Page 2
regulations provide for bonding. That requirement is carried out by Section 20-133b of
the Federal Way City Code which grants the applicant the discretion to bond the
improvements. The City's role with respect to bonding is to determine the cost of the
improvements and to approve the form of the bond. Although we understand that the City
may not have accepted bonds in the past, the State statute and Federal Way City Code
grant the owners the right to do so.
Because of the severe time constraints, we would like to get this issue resolved in
the immediate future. We would even be willing to discuss some kind of notation on the
final plat as to those lots that are affected by wetlands that would prevent those lots from
being sold until the wetlands/slope stability/drainage problems are addressed. In any
event, it is imperative that we act as quickly as possible to avoid unnecessary damage to
the property and its owners. We will look forward to your response.
Very truly yours,
M, lbw �.
William T. Lynn
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M & T Joint Venture
4224 WALLER ROAD EAST
TACOMA, WA 98443
206-922-6676
April 19, 1995
Margaret H. Clark
City of Federal Way - Community Development
33530 - 1st Way South
Federal Way, WA 98003-6210
Dear Margaret:
SUBJECT: DASH POINTE
M & T Joint Ventures would like to thank you for your assistance on the major
amendment for Lot 36. Since approval of this amendment, we have focused our
attention on finalizing remaining final plat issues so we may proceed toward final plat
approval. As you know, much time and analysis has been invested in the recently found
slope stability and wetland issues. As the April construction window approached we
asked the wetland and geology consultants to re -analyze the site to finalize their
recommendations to the City of Federal Way. Both of these analyses are attached for
your review.
In this most recent analysis, our Geologist classified the landslide as an emergency
requiring the work described in their report dated August 31, 1994, to be completed as
soon as feasibly possible.
Upon receipt of the initial analysis, we projected beginning this repair in late summer, but
in light of this recent information we see no option but to begin remediation immediately
to insure a major slope failure is avoided. All work will be performed under the direct
supervision of Geo Engineers, Inc. to insure that the work is properly implemented.
The wetlands will be avoided to the extent possible during the slope stabilization
process. Although it is possible that the slope stabilization efforts may affect the
wetlands as described in Professor Roger del Moral's report, we have no option but to
proceed with the stabilization process. M & T Joint Venture proposes to place a note on
the face of the plat regarding Lots 31, 32, 33, and the affected portion of Lot 34, stating
that prior to building permit issuance for the subject areas they must be deemed suitable
for construction by both a soils engineer and wetland biologist. The subject building
permits will be required to conform to the 50 foot setback criteria as required by King
County.
Margaret H. Clark
Page 2
April 19, 1995
Our slope remediation work will commence as soon as we receive your approval to
proceed. We have scheduled construction to begin May 1, 1995 and anticipate your
approval to proceed prior to that date. We appreciate your expedient review as time is
of the essence. If you need any further information or would like to meet, please call me
at 922-6676.
utcerely, rt
NTURE
� OF
B o sen
BMJ J
Enc.
W-j
L
DEL MORAL & ASSOCIATES
CERTIFIED ECOLOGICAL CONSULTANTS
2002 42ND AVENUE EAST
SEATTLE, WASHINGTON 98112
(206) 323-7106
WETLAND DELINEATION AND EVALUATION
DASH POINTE DEVELOPMENT
FEDERAL WAY, Washington
(SUPPLEMENTAL WETLAND DELINEATION)
Prepared by: Dr. Roger del Moral, C.S.E.
Signed:
Prepared for:
del Moral & Associates
2002 42nd Avenue East
Seattle, Washington 98112
Phone: (206) 323-7106
FAX: (206) 328-9050
J & M Ventures
4224 Waller Road
Tacoma, Washington 98443
June 15, 1995
RECEIVED
JUN 1 ' 1995
Ans'd- ------
M
General Overview
On August 23, September 20, 1994, and May 24, 1995, I investigated the newly discov-
ered wetland located near the southern end of the Dash Pointe development above the newly
installed road, including parts of Lots 30 to 34. The purpose was to delineate this wetland and to
categorize it in accordance with King County Regulations. Road construction intercepted
ground water, so this wetland has been expanded down hill in several places.
This report describes a newly discovered wetland observed on parts of Lots 30 to 34 of
the Dash Pointe development. This excavation exposed subsurface ground water and springs and
also permitted access that revealed small surface drainages above the road. Due to dense vegeta-
tion and an overstory of upland species (including big -leaf maple, vine maple and western hem-
lock), this area was not found either by King County personnel or by me in 1991. This area is not
and was not connected to Joe's Creek via surface flows. The wetland is isolated from other wet-
lands except by subsurface flows through porous materials.
You have surveyed the wetland in question, based on my flagging. The wetland consists
of a series of narrow swales separated by uplands. To the west (up hill), most of the swales coa-
lesce as shown on your map, based on my survey. The area below the intact vegetation has been
hydroseeded. Water drains from the wetland down this slope in various places and ends up in a
ditch near the newly installed sewer line. This slope has been flagged and surveyed, but should
not be included as part of the wetland. This report is an addendum to wetland delineations
describing Joe's Creek (del Moral, 1989)
Methods
Delineation Method
The 1989 Federal Wetland Delineation Method [2, 7, 11 ] was followed to make bound-
ary determinations. This multiparameter method uses vegetation, soils and hydrology to deter-
mine if a site is a wetland and to determine wetland boundaries. I used the Routine on -site
determination method for the undisturbed part of Wetland A since disturbances were minor and
environmental conditions normal. For the portion of the wetland located on the slope created by
road construction, the disturbed methodology was used. Soils data were ignored because surface
soils had developed well below the surface. Evidence of wetland hydrology and, where possible,
evidence of hydrophytic vegetation was used to delineate the eastern (down slope) edge of the
wetland.
Vegetation Sampling and Data Summary
Vegetation, where it existed, was sampled by visual estimation within a circular plot 4 m
in diameter for trees and shrubs and in a circular plot 2 m in diameter for herbs. Percentages
were recorded as either 1, 5, or 10%, or in 10% increments above 10%. Prevalent species are
those with 20% or greater cover and are used to determine if a site has a preponderance of
hydrophytic species.
arvense, FAC) and Watson's willow herb (Epilobium cilialum, FACW). Most of the wetland is
characterized by being wet to saturated in September, with scattered skunk cabbage. Along the
transitions, vegetation is dominated by facultative species, with upland species encroaching.
This vegetation is classified as a palustrine forested wetland.
The upland forested vegetation is dominated by big -leaf maple (Acer macrcphi llunr,
FACU, western hemlock (Tsuga heterophylla, UPL), vine maple (Acer circinatum, FAC), red
elderberry (Sambucus racentosa, FACU), sword fern (Polystichum munitum, FACU), and trail-
ing blackberry (Rubus ursinzts, FACU). Cascara (Rhamnus purshiana, FACU) also was found.
Red alder and salmonberry may also occur in upland areas. Some Pacific madrone (Arbtttus
menziesii, UPL) occur nearby.
Slope Vegetation. Water drains from the forested portion of the wetland in several loca-
tions. The downhill boundary was flagged at 38 points. There are seven seeps that reach the
ditch that is along the road. This vegetation is immature. The seeps are dominated by horsetails
(Equisetum arvense, FAC), grasses, and occasional individuals of cattail (Typha latifolia, OBL),
salmonberry (Rubus spectabilis, FAC), and skunk cabbage (OBL). Streamside bluebells
(Mertensia ciliata, FACW) occurs sporadically. This vegetation is classified as a palustrine
emergent wetland.
Upland vegetation is a mixture of weeds and hydroseeded species dominated by white
clover (Trifolium repens, FACU), fescues (Festuca spp., FAC/FACU), ryegrass (Lolium
perenne, FACU), and a variety of upland weeds.
Soil
The soil of this area is mapped as an Alderwood gravelly sandy loam, a non -wetland soil.
This soil can develop hydric conditions in swales, where drainage is impeded, or on slopes,
where springs emerge. Soil varies from a black muck (IOYR2/1) where skunk cabbage is com-
mon to lighter soils in better drained sites (5Y5/3, lOYR3/3, etc.). In hummocks between arms
of the wetland, conditions were often transitional. For example, one sample was dry when exca-
vated, with a wet color of 7.5YR 5/2, with weak mottles (7.5YR 5/4), indicating hydric condi-
tions. In this location, however, the vegetation was distinctly upland, dominated by vine maple
(60%), red elderberry (20%), sword fern (10%) and trailing blackberry (10%).
Soil of the cut slope generally appeared to be sub -surface material. Strong gleys oc-
curred at the surface in several places, regardless of saturation. Soil near F3 was 2.5Y3/1 and
saturated. Ten ft outside the saturated area, the soil was bone dry, but soil color (when wet) was
still 2.5Y 3/1. Soil was not used to delineate this boundary of the wetland.
Hydrology
This wetland is maintained by ground water flow that emerges in several locations within
the wetland. Water is trapped in the level portion of the wetland, and drains downhill through
narrow swales in six or seven places. The swales the larger nearly level area above them were
3
generally moist to wet. In May, as well as in September. The upper edge of the wetland, which
is within intact vegetation, was moist to dry in September.
The water that drains out of the forested wetland appears to have been collected under-
ground and funneled via subsurface flow to Joe's Creek. Considering hydrology and the loca-
tion of old soil, the wetland does not appear to have extended below a line drawn from F1-F2-
F3-F7-F8-F13-F14-F18-F19-F23-F24-F28-F28-F32-F33-F36-F37. It may have been signifi-
cantly uphill of the F23-F24 points. This line is conservative and may over -estimate the original
size of the wetland area.
Summary of Wetland Conditions
The Appendix provides six data forms to summarize the information in this report. The
delineation must, in the forested areas, rely on vegetation and soil color, since this portion of the
delineation was done at the end of the dry season. In most cases, both criteria agreed. Near B3
and B4, the soil marginally indicated hydric conditions, but the vegetation clearly indicated well -
drained conditions.
Conditions on the cut slope are described near F-3. This portion of the delineation relied
on saturated soils, secondarily on vegetation. Soil color was not used due to the disturbed soil.
Where soil was dry, but the vegetation was similar to adjacent wet soils, the point was included
within the delineation.
Discussion
Value and Function of Wetlands
Wetlands serve many functions simply by their very existence. These include, but are
not limited to: water quality (e.g. sediment and pollution) maintenance, achieved through biofil-
tration and detention; flood control, achieved by retaining water and permitting infiltration rather
than runoff, ground water recharge; surface water supply, achieved by helping to even the flow
of water through the seasons; general wildlife habitat, due to the high biotic production and vari-
ety of habitats; habitat for rare or endangered species; recreation; open space and education.
Commercial values include value of fish or shell fish that use wetlands as nursery sites, value of
waterfowl, value of pelts that use wetlands, value of commercial crops such as wild rice and use
of water weeds for methane production. These values are not incorporated into the analysis of
wetland values used here.
Wetland Category
An uninventoried wetland is a Class 1 wetland (Unique or Outstanding) if it meets any of
these criteria: 1. presence of species (plant or animal) recognized by the Federal or State gov-
ernment as endangered or threatened, or outstanding habitat potential for those species; 2. Wet-
lands having 40 to 60% permanent open water in dispersed patches with two or more classes of
vegetation; 3. Wetlands at least 10 acres in size and having three or more wetland classes, one
of which is open water; or 4. The presence of plant associations of infrequent occurrence.
This wetland fails all these criteria.
4
An uninventoried wetland is a Class 2 wetland (Significant) if it meets any of these cri-
teria: 1. wetland over 1 acre in size; 2. wetlands less than one acre and having three or more
wetland classes; 3. Wetlands equal to or less than one acre that have a forested wetland class; 4.
The presence of heron rookeries or raptor nesting trees.
Because a forested wetland occurs in this property, it is a Class 2 wetland under King
County regulations. Class 2 wetlands generally require a 50 ft buffer. Class 2 wetlands may
have reduced buffers under administrative procedures if suitable mitigation occurs.
This wetland is small and has suffered considerable wind throw. Its primary function is
to filter water that ultimately reaches Joe's Creek.
The slope is unstable, as evidenced by land slippage in the lower portion of the wetland.
The amount of water reaching this wetland may be diminished as water is captured by drain sys-
tems. If the slope is dewatered for safety reasons, the wetland may shrink or disappear.
This wetland would appear to contribute a small fraction to the flow in Joe's Creek.
Water from this slope can be captured. Discussions with Geo-Engineers indicate that the
captured water will lack sediments since it is essentially well water. Therefore, there should be
no need to provide further biofiltration. Dewatering of this slope may well provide additional
water to the Joe's Creek wetland because water will flow more directly, with reduced
evapotranspiration during transit.
Mitigation Options
There is an opportunity to convert some upland habitat on the east side of Joe's Creek
into a forested wetland. However, with a 2:1 conversion ratio, it is unlikely that there is suffi-
cient area for complete compensation. The mitigation site would be above the flood plain, near
the toe of the slope leading down from Hoyt road. No trees or large shrubs would be removed.
A wetland would be created by leveling and placing a slight berm to hold ground water. This
site is dominated by trailing blackberries and weeds indicating that the site is nearly a wetland.
About 5000 s.f. of this site could be converted to forested wetland by adding red alder, red cedar
and salmonberry, along with lady fern and, possibly, some skunk cabbage.
The buffers to Joe's Creek might be enhanced and portions of Joe's Creek could be
fenced to reduce human intrusion. Down -stream mitigation is a theoretical possibility, but no
potentially available sites are known.
If any portion of this wetland remains, its buffers could be enhanced to reduce the
required buffer widths. Such enhancements could not, however, be undertaken until a new
hydrological regime is established.
Conclusion
The newly encountered wetland occupies a small level catchment, with extensions down
a steep slope. By inspection of current undisturbed soil, it appears that this wetland did not ex-
tend significantly beyond the clearing limit. Uplands occur along the clearing limit in places.
Though the wetland is dominated by shrubs and hers, and is disturbed, there is sufficient red
alder to require a Class 2 rating and a 50 ft buffer. The site appears to present a hazard to public
safety. Geotechnical consultants recommend that the slope be stabilized by dewatering. This
would likely result in a change to wetland hydrology, but the extent to which this might affect
the wetland is unknown.
On -site mitigation options are limited. A portion of the required mitigation could be
accomplished by wetland creation east of Joe's Creek. There are few alternatives on the west
side of Joe's Creek. It is unknown to what extent the wetland will be affected by the required
slope stabilization work, and therefore, the extent to which mitigation might be required.
Bibliography
1, Cowardin, L. M., V. Carter, F. C. Golet, & E. T. LaRoe. 1979. Classification of wetlands
and deepivater habitats of the United States. U.S. Fish & Wildlife Service Publication
FWS/OB 5-79/31.
2
3.
4.
5.
6.
7.
8.
9.
10
11
Federal Interagency Committee for Wetland Delineation. 1989. Federal Manual for
Identifying and delineating. jurisdictional we-dands. U. S. Army Corps of Engineers, U. S.
Environmental Protection Agency, U.S. Fish & Wildlife Service, and U.S.D.A. Soil
Conservation Service, Washington D.C. Cooperative technical publication.
Hitchcock, C. L. & A. Cronquist. 1973. Flora of the Pacific Northwest. Univ. Washing-
ton Press, Seattle.
Klinka, K., V. J. Krajina, A. Ceska, & A. M. Scagel. 1989. Indicator plants of Coastal
British Columbia. Univ. British Columbia Press, Vancouver.
Kunze, L. M. 1994. Preliminary classification of native, low elevation, freshwater wet-
land vegetation in Western Washington. Washington Natural Heritage Program, Dept. of
Natural Resources, Olympia, WA. 120 pp.
Reed, P. B., Jr. 1988. National list of plant species that occur in wetlands: Northwest
(Region 9). U.S. Fish & Wildlife Service Biological Report 88 (26.9).
U.S.. Army Corps of Engineers. 1987. Corps of Engineers Wetlands Delineation Manual.
Tech. Rep. Y-87-1.
U.S.Dept. Agriculture, Soil Conservation Service. 1973. Soil Survey: King County Area,
Washington. U.S. Govt. Printing Office, Washington, D.C.
Washington Natural Heritage Program. 1990. Endangered, threatened & sensitive vascu-
lar plants of Washington. Wash. State Dept. Natural Resources, Olympia.
Washington Natural Heritage Program. 1991. Natural Heritage Plan. Wash. State Dept.
Natural Resources, Olympia.
Wetland Training Institute, Inc. 1989. Field Guide for Wetland Delineation: Unified
Federal Method. WTI 89-1.
6
Table 1. Alphabetical list of species found in the vicinity of the wetland by del Moral & Associates and their
wetland indicator value. OBL = always found in wetlands; FACW = usually found in wetlands; FAC = Some-
times found in wetlands; FACU = seldom found in wetlands; UPL = never found in wetlands. nc = species not
listed in standard references, but value estimated from other sources.
Scientific Name
Indicator
Growth
Common Name
Value
Form
Acer circinatum
FAC
Shrub
vine maple
Acer macrophyllum
FACU
Tree
big -leaf maple
Agrostis stolonifera
FAC
Grass
spreading bentgrass
Alnus rubra
FAC
Tree
red alder
Arbutus menziesii
UPL
Tree
Pacific madrone
Athyrium filix femina
FAC
Fern
lady fern
Epilobium angustifolium
FACU
Herb
Fireweed
Epilobium ciliatum ssp. watsonii
FACW
Herb
Watson's willowherb
Equisetum arvense
FAC
Herb
horse tail
Festuca arundinacea
FACU
Grass
Kentucky fescue
Festuca pratensis
FACU
Grass
meadow fescue
Festuca rubra
FAC
Grass
red fescue
Holcus lanatus
FAC
Herb
velvet grass
Holodiscus discolor
UPL
Shrub
ocean spray
Lolium perenne
FACU
Grass
ryegrass
Lysichiton americanum
OBL
Herb
skunk cabbage
Mahonia nervosa
UPL
Shrub
low Oregon grape
Mertensia ciliata
FACW
Herb
Streamside bluebells
Oemleria cerasiformis
nc,FACU
Shrub
osoberry
Phleum pratense
FACU
Grass
timothy
Polystichum munitum
FACU
Fern
sword fern
Populus balsamifera ssp.trichocarpa
FAC
Tree
black cottonwood
Pseudotsuga menziesii
UPL
Tree
Douglas fir
Pteridium aquilinum
FACU
Herb
bracken fern
Ranunculus repens
FACW
Herb
creeping buttercup
Rhamnus purshiana
FAC
Shrub
cascara
Rubus discolor
FACU
Shrub
Himalayan blackberry
Rubus parviflorus
FAC
Shrub
thimbleberry
Rubus spectabilis
FAC
Shrub
salmonberry
Rubus ursinus
nc,UPL
Low Shrub
trailing blackberry
Salix scoulerana
FAC
Tree
Scouler's willow
Sambucus racemosa
FACU
Shrub
red elderberry
Taraxacum ofcinale
FACU
Herb
dandelion
Thuja plicata
FAC
Tree
red cedar
Tolmiea menziesii
FAC
Herb
piggy -back plant
Trifolium repens
FACU
Herb
white clover
Trillium ovatum
nc,FACU
Herb
trillium
Tsuga heterophylla
FACU
Tree
western hemlock
Typha latifolia
OBL
Graminoid
cattail
APPENDIX I- D1'_��A FORM ' Page 1
ROUTINE ON -SITE DETERMINATION METHOD
Project/Site: MT Joint Ventures Plant Community: Upland - WL-A-8
State: Washington County: King City: Federal Way Field Investigator: Roger del Moral
Date: August 23, 1994 Applicant/Owner: David Morrison/Tucci & Sons
Do normal environmental conditions exist at the plant community?: YES XX NO _ (lrnn, explain elsewhere)
Has the vegetation, soils, and/or hydrology been significantly disturbed? YES _ NO XX (byes, explain elsewhere)
VEGETATION
Dominant Plant Species Indicator Status Stratum % Cover
1. Sambucus racemosa FACU Shrub 60
2. Acer circinatum FACU Shrub 50
3.
Others: Rubus spectabilis (FAQ Acer macrophyllum (FACU); Rubus leucodermis (FACU); Polystichum
munitum (FACU)
Note: Decision based on species with 20% or more cover; others shown for information only.
Percent of dominant species that are OBL, FACW and/or FAC 0 %
Is the hydrophytic vegetation criterion met? Yes No XX
Rationale: Predominance offacultative upland species.
SOILS
Series/phase as Mapped: Alderwood gravelly sandy loam
Do soils match mapped series/phase? Yes XX No (if no, describe)
Is the soil on the hydric soils list? Yes _ No XX Undetermined Is the soil a Histosol? Yes No X
Histic epipedon present? Yes No XX
Is the soil mottled? Yes _ No XX; Gleyed? Yes _ No XX
Matrix Color: 10YR3/2 Mottled Colors:
Is the hydric soil criterion met?: Yes _ No XX
Rationale: Chroma, with no mottles
HYDROLOGY
Is the ground surface inundated? Yes No XX; Surface water depth:
Is the soil saturated? Yes ; No XX Depth to free-standing water in probe hole:
List other field evidence of surface inundation or soil saturation: none
Is the wetland hydrology criterion met? Yes No XX
Rationale: Lack of saturation; dry soil
JURISDICTIONAL DETERMINATION AND RATIONALE
Is the plant community a wetland? Yes No XX
Rationale for jurisdictional decision: Fails all criteria
APPENDIX 1--Di"-'A FORM Page 2
ROUTINE ON -SITE DETERMINATION METHOD
Project/Site: MT Joint Ventures Plant Community: WL-A-8
State: Washington County: King City: Federal Way Field Investigator: Roger del Moral
Date: August 23, 1994 Applicant/Owner: David Morrison/Tucci & Sons
Do normal environmental conditions exist at the plant community?: YES XX NO , (if no, explain elsewhere)
Has the vegetation, soils, and/or hydrology been significantly disturbed? YES _ NO XX (If yes, explain elsewhere)
VEGETATION
Dominant Plant Species
Indicator Status
Stratum
% Cover
1.
Rubus spectabilis
FAC
Shrub
70
2.
Athyrizim fzlix femina
FAC
Herb
20
3.
Acer circinatum
FACU
Shrub
30
4.
Others: Sambucus racemosa (FACU); Lysichiton americanum (OBL)
Vegetation Type: Palustrine scrub -shrub wetland (PSS)
Note: Decision based on species with 20% or more cover; others shown for information only.
Percent of dominant species that are OBL, FACW and/or FAC 67%
Is the hydrophytic vegetation criterion met? Yes XX No
Rationale: Dominated by facultative species.
SOILS
Series/phase as Mapped: Alderwood gravelly sandy loam
Do soils match mapped series/phase? Yes —No XX (if no, describe) darker, often saturated.
Is the soil on the hydric soils list? Yes _ No XX Undetermined Is the soil a Histosol? Yes —No XX
Histic epipedon present? Yes No XX
Is the soil mottled? Yes XX No _ ; Gleyed? Yes No XX
Matrix Color: 10YR2/2 Mottled Colors: weak orange
Is the hydric soil criterion met?: Yes XX No
Rationale: Chroma and mapping
HYDROLOGY
Is the ground surface inundated? Yes _ No XX; Surface water depth: none
Is the soil saturated? Yes_ ;No XX Depth to free-standing water in probe hole: not found
List other field evidence of surface inundation or soil saturation: chroma; vegetation; level
Is the wetland hydrology criterion met? Yes XX No
Rationale: topography
JURISDICTIONAL DETERMINATION AND RATIONALE
Is the plant community a wetland? Yes XX No
Rationale for jurisdictional decision: All criteria are met.
APPENDIX I--D '___`TA FORM ,l Page 3
ROUTINE ON -SITE DETERMINATION METHOD
Project/Site: MTJoint Ventures Plant Community: Upland - WL-B-3
State: Washington County: King City: Federal Way Field Investigator: Roger del Moral
Date: September 20, 1994 Applicant/Owner: David Morrison/Tucci & Sons
Do normal environmental conditions exist at,the plant community?: YES XX NO _ (if no, explain elsewhere)
Has the vegetation, soils, and/or hydrology been significantly disturbed? YES — NO XX (byes, explain elsewhere)
VEGETATION
Dominant Plant Species
Indicator Status
Stratum
% Cover
I .
Tsuga heterophylla
UPL
Tree
40
2.
Sambucus racemosa
FACU
Shrub
50
3.
Acer circinatum
FACU
Shrub
30
4.
Others: Polystichum munitum (FACU)
Note:
Decision based on species with 20% or more cover; others shown
for information only.
Percent of dominant species that are OBL, FACW and/or FAC 0 %
Is the hydrophytic vegetation criterion met? Yes No XX
Rationale: Predominance of facultative upland species.
SOILS
Series/phase as Mapped: Alderwood gravelly sandy loam
Do soils match mapped series/phase? Yes XX No (if no, describe)
Is the soil on the hydric soils list? Yes _ No XX Undetermined _ Is the soil a Histosol? Yes No X
X
Histic epipedon present? Yes No X
Is the soil mottled? Yes XX No _; Gleyed? Yes No XX
Matrix Color: 7.5YR 5/2 Mottled Colors: 7.5 YR 5/4
Is the hydric soil criterion met?: Yes XX No
Rationale: Chroma.
HYDROLOGY
Is the ground surface inundated? Yes No XX ; Surface water depth:
Is the soil saturated? Yes ; No XX Depth to free-standing water in probe hole:
List other field evidence of surface inundation or soil saturation: none
Is the wetland hydrology criterion met? Yes No XX
Rationale: Lack of saturation or depressional topography; well drained, but close to drainages
JURISDICTIONAL DETERMINATION AND RATIONALE
Is the plant community a wetland? Yes No XX
Rationale for jurisdictional decision: Fails two criteria
APPENDIX I--D.'�'A FORM
Page 4
ROUTINE ON -SITE DETERMINATION METHOD
Project/Site: MT Joint Ventures Plant Community: WL-B-3
State: Washington County: King City: Federal Way Field Investigator: Roger del Moral
Date: September 20, 1994 Applicant/Owner: David Morrison/Tucci & Sons
Do normal environmental conditions exist at the plant community?: YES XX NO— (Irnu, explain elsewhere)
Has the vegetation, soils, and/or hydrology been significantly disturbed? YES _ NO XX (Ifyes, explain elsewhere)
VEGETATION
Dominant Plant Species
Indicator Status
Stratum
% Cover
1.
Alnus rubra
FAC
Tree
60
2.
Acer circinatum
FACU
Shrub
30
3.
Rubus spectabilis
FAC
Shrub
30
4.
Others: Athyrium frlix femina (FAC); Lysichiton americanum (OBL)
Vegetation Type: Forested wetland (PFO)
Note: Decision based on species with 20% or more cover; others shown for information only.
Percent of dominant species that are OBL, FACW and/or FAC 67%
Is the hydrophytic vegetation criterion met? Yes XX No
Rationale: Dominated by facultative species.
SOILS
Series/phase as Mapped: Alderwood gravelly sandy loam
Do soils match mapped series/phase? Yes _ No XX (if no, describe) darker, often saturated.
Is the soil on the hydric soils list? Yes _ No XX Undetermined Is the soil a Histosol? Yes _ No XX
Histic epipedon present? Yes No XX
Is the soil mottled? Yes XX No _ ; Gleyed? Yes No XX
Matrix Color: 7.5 YR 5/2 Mottled Colors: 7.5 YR 5/4
Note: 10YR211 adjacent to drainage.
Is the hydric soil criterion met?: Yes XX No
Rationale: Chroma
HYDROLOGY
Is the ground surface inundated? Yes _ No XX; Surface water depth: none
Is the soil saturated? Yes _ ; No XX Depth to free-standing water in probe hole: not found
List other field evidence of surface inundation or soil saturation: soil wet, not saturated
Is the wetland hydrology criterion met? Yes XX No
Rationale: chroma and vegetation
JURISDICTIONAL DETERMINATION AND RATIONALE
Is the plant community a wetland? Yes XX No
Rationale for jurisdictional decision: All criteria are met.
. q .
APPENDIX 1--DATA FORM
ROUTINE ON -SITE DETERMINATION METHOD
Project/Site: Dash Point Plant Community: Upland
State: Washington County: King Field Investigators: Roger del Moral
Date: May 24, 1995 Client: J & M Ventures
Do normal environmental conditions exist: YES XX NO
Are vegetation, soils, and/or hydrology disturbed? YES XX NO _ (cut slope)
VEGETATION
Dominant Plant Species Indicator Status Stratum
1. Trifolium repens FACU Herb
2. Festuca spp. FAC/FACU Grass
Others: Lolium perenne (FACU);
Percent of dominant species that are OBL, FACW and/or FAC 0%-50%
Is the hydrophytic vegetation criterion met? Yes No XX
Rationale: Predominance of facultative upland species.
% Cover
40
30
SOILS
Series/phase as Mapped: Alderwood gravelly sandy loam
Do soils match mapped series/phase? Yes _ No XX (if no, describe) subsoil
Is the soil on the hydric soils list? Yes _ No XX Undetermined Is the soil a Histosol? Yes No XX
Histic epipedon present? Yes No XX
Is the soil mottled? Yes XX No ; Gleyed? Yes XX No
Matrix Color: 2.5 Y 3/1 (10YR 3/3 at 12 inches) Mottled Colors: orange
Is the hydric soil criterion met?: Yes XX No
Rationale: Chroma. But soil not valid criterion
HYDROLOGY
Is the ground surface inundated? Yes No XX ; Surface water depth:
Is the soil saturated? Yes ; No XX Depth to free-standing water in probe hole: more than 18 inches
List other field evidence of surface inundation or soil saturation: none
Is the wetland hydrology criterion met? Yes No XX
Rationale: Lack of saturation or depressional topography
JURISDICTIONAL DETERMINATION AND RATIONALE
Is the plant community a wetland? Yes No XX
Rationale for jurisdictional decision: Fails all valid criteria
APPENDIX 1--DATt-,FORM Page 6
ROUTINE ON -SITE DETERMINATION METHOD
Project/Site: Dash Point Plant Community: Wetland F-3
State: Washington County: King Field Investigators: Roger del Moral
Date: May 24, 1995 Client: J & M Ventures
----------------------------------------- -
Do normal environmental conditions exist: YES XX NO _
Are vegetation, soils, and/or hydrology disturbed? YES XX NO _ (cut slope)
VEGETATION
Dominant Plant Species Indicator Status Stratum % Cover
1. Festuca spp. FAC Herb 50
2. Mertensia ciliata FACW Herb 30
Others in vicinity: Alnus rubra (FAC) seedlings; Equisetum arvense (FAC)
Vegetation Type: Palustrine emergent wetland (PEM5)
Percent of dominant species that are OBL, FACW and/or FAC 100%
Is the hydrophytic vegetation criterion met? Yes XX No
Rationale: Dominated by facultative wetland species.
SOILS
Series/phase as Mapped: Alderwood gravelly sandy loam
Do soils match mapped series/phase? Yes _ No XX (if no, describe) subsoil
Is the soil on the hydric soils list? Yes _ No XX Undetermined Is the soil a Histosol? Yes _
Histic epipedon present? Yes No XX
Is the soil mottled? Yes XX No _; Gleyed? Yes XX No
Matrix Color: 2.5 Y 3/1 (10YR 3/3 at 12 inches) Mottled Colors: orange
Is the hydric soil criterion met?: Yes XX No
Rationale: Gley; Chroma & mottles
Is the ground surface inundated? Yes XX No _ ; Surface water depth: 0
Is the soil saturated? Yes XX ; No _ Depth to free-standing water in probe hole: 2 "
List other field evidence of surface inundation or soil saturation: seep from above.
Is the wetland hydrology criterion met? Yes XX No
Rationale: soil chroma and saturation; topography
JURISDICTIONAL DETERMINATION AND RATIONALE
Is the plant community a wetland? Yes XX No
Rationale for jurisdictional decision: All criteria are met.
No XX
M & T Joint Venture
4224 WALLER ROAD EAST
TACOMA, WA 98443
206-922-6676
June 26, 1995
Margaret H. Clark
City of Federal Way - Community Development
33530 - 1st Way South
Federal Way, WA 98003-6210
Dear Margaret:
SUBJECT: DASH POINTE SLIDE ISSUE
Following our May 24, 1995 on -site meeting, our experts have been diligently preparing
the information requested in your memorandum. Their reports and the surveys are
attached for your review. Per the attached report, the Geologist considers this slide an
emergency requiring repairs prior to fall. As an emergency, per Federal Way Code,
Section 22-1248, and WAC 197-11-880 special provisions will be made to allow for
timely remedy of the emergency.
As noted in the Wetland report, the wetland is delineated into both wetland and cut slope
(emerging wetland) areas. The cut slopes are not considered wetlands as these slopes
contain hydrological conditions occurring well below the existing ground surface.
(Hydrology must occur within the top 18 inches of existing ground to be considered
wetlands.) Hydrology is not intended to be reviewed during the construction phase of a
project where cut slopes and trenches are exposed, if so, almost every construction site
could be construed to contain wetlands.
In order to avoid any unnecessary delays, M & T Joint Venture proposes the following:
Repair the landslide immediately. The repair will be completed in accordance with
the repair plan submitted by GeoEngineers. If during the monitoring of the repair,
GeoEngineers determine that a less disruptive repair is possible, a proposed revision
will be submitted to the City for immediate review.
2. M & T Joint Venture will place the property containing the wetlands and their
associated 50' foot buffer in a Native Growth Protection Easement (N.G.P.E.) with
the exception of any plat road Right of Way which may be located within the buffer
area.
3. M & T Joint Venture will submit these proposed plat revisions and lot realignment in
accordance with King County Code to mitigate for the lot area lost to the newly
discovered wetlands.
Margaret H. Clark
Page 2
June 26, 1995
The stabilization of this area should be construed not only as avoidance of property
damage, but also an avoidance of the slide's potential damage to the existing wetlands.
Our slope remediation work will commence as soon as we receive your approval to
proceed. We have scheduled construction to begin July 10, 1995 and anticipate your
prior approval so we may proceed on that date. In addition, we intend on finalizing plat
improvements necessary for final plat approval concurrently with the slope repair,
For the record, the plat expiration date is November 15, 1995, not October 15, 1995 as
referenced in your May 24, 1995 memorandum. We appreciate your expedient review as
time is of the essence. If you need any further information please call me at 922-6676.
cerely,
& ry VENTURE
j
acobsen
BMJ:jm
Enc.
cc: William T. Lynn, Esq.
David Morrison
Keith Fabing
bm;;=\&dWnt1
s
Geo %�-%r . Engineers
Tucci & Sons, Inc.
4224 Waller Road
Tacoma, Washington 98443-1623
Attention: Brett Jacobsen
June 15, 1995 Consulting Engineers
and Geoscientists
Geotechnical Consultation
Slope Stabilization
Stonebrook
Federal Way, Washington
File No. 1387-011-T03
Offices in Washington,
Oregon, and Alaska
INTRODUCTION
This summarizes existing conditions and slope stabilization options for Lots 30 through 33
in the Stonebrook Plat. We understand that during construction of the roadway zones of ground
water seepage were encountered. Surficial landslides occurred on portions of the cut slope above
and west of the roadway during the following wet weather season. A subsequent geologic
reconnaissance of the area identified an older and larger landslide feature that extends across the
upper portions of Lots 30 through 33.
Roadway grading in this portion of the site resulted in a 2 to 1 cut slope that extends from
the road into the lots. The cut slope traverses a geologic contact of laminated glacio-lacustrine
clayey silt and overlying sand. Significant ground water seepage occurs at or near portions of
this contact. The ground water seepage appears to be concentrated within Lots 32 and 33 because
of a structural low or trough in the surface of the clayey silts. Water tolerant vegetation has been
identified on portions of the cut slope and above the cut slope associated with this ground water
seepage.
We observed a landslide scarp located just below the west (uphill) boundary of lots 30, 31,
32 and 33. Test pits excavated along the boundary between lots 32 and 33 encountered evidence
that there has been several periods of movement, with the most recent movement extending
through clearing debris from the uphill lots to the west. The toe of the landslide appears to be
in about the middle of the lots. Moderate to heavy ground water seepage was encountered in the
test pits.
GeoEngineers, Inc.
6240 Tacoma Mall Blvd., Suite 318
Tacoma, WA 98409
Telephone (206) 471-0379
Fax (206) 471-0521
Printed on recycled paper.
4,
Tucci & Sons, In�"—)
June 15, 1995
Page 2
CONCLUSIONS AND RECOMMENDATIONS
GENERAL
We recommend that the shallow landslides in the cut slope be repaired. If not repaired, it
will likely continue to move intermittently and expand in area. Options for repair include
replacement of the slide debris with crushed rock, typically 4 to 6 inches.
Stabilization of the older and larger landslide will require subsurface drainage. We
recommend a below grade cutoff or curtain drain. The water collected should be tightlined to
an appropriate discharge point.
Drainage
We recommend that the subsurface drainage system consist of a cutoff or curtain drain
connected to a tight line to direct the water to an appropriate discharge point. The drain should
be installed at or near the headscarp of the landslide and generally run in a north/south direction.
A cutoff drain or curtain drain typically consists of perforated collector pipe (lateral) located at
the bottom of a drain -rock filled trench with impermeable geotextile on the bottom and
downgradient side. The drain pipe should be installed just below the seepage zone (below the
clayey silty/ sand contact). , A typical section of a cutoff drain is attached, Figure 1.
The extent of the collector pipe(s) should be determined in the field. A conservative
estimate is approximately 400 to 500 linear feet. The collector pipes should consist of minimum
6-inch perforated pipe.
The tight line may be located in the vicinity of the lot lines and extend downhill and under
the roadway. We estimate that an 8- to 12-inch pipe will be required down the hillside (steep
grade) and an 18-inch pipe will be required across the roadway (flat grade).
Potential Wetland Impacts
Based on our experience, it is our opinion that drainage of the landslide area will likely
result in some impact on the wetlands areas located at and below the drain area. This will likely
extend from Lot 30 to the north portion of Lot 33. Wetland areas south of the natural drainage
swale should not be affected.
-4 O ►
G e o E n g i n e e r s File No. 1387-011-T03
Tucci & Sons, Ir"-)
June 15, 1995
Page 3
We appreciate the opportunity to be of service to you on this project. Please call if you
have questions concerning this report or if we can be of additional service.
�A�5
BPB:GVM:cdl
Document I.D. 1387011.LTR2
Two copies submitted
Yours very truly,
GeoEngineers, Inc/ff
Brad 4.Bigger
Senior Geologist
ill. 44t�cv'
Gary .Henderson
Principal
G e o E n g i n e e r s File No. 1387-011-T03
1
PEA GRAVEL OR
WASHED ROCK -
IMPERMEABLE BARRIER
(POLYETHYLENE
SHEETING 6
MIL MINIMUM)
GROUND SURFACE
4" DIAMETER RIGID
PERFORATED
DRAIN LINE
12" MINIMUM TRENCH WIDTH
TYPICAL CUTOFF DRAIN
(NOT TO SCALE)
3- 0 En gineersGeo�p
6" MAXIMUM
SOIL COVER
SEEP/AGE
NON -WOVEN
FILTER FABRIC
TYPICAL CUTOFF DRAIN
FIGURE I
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WETLAND
ac OEPNEATION
SLIDE AREA\
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PROPOSED DRAIN
FIGURE 2
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Geo ZAM
:pEngineers
June 26, 1995 Consulting Engineers
and Geoscientists
Offices in Washington,
Tucci & Sons, Inc. Oregon, and Alaska
4224 Waller Road
Tacoma, Washington 98443-1623
Attention: Brett Jacobsen
Geotechnical Consultation
Stonebrook/Dash Point
Federal Way, Washington
File No. 1387-011-T03
This letter further addresses the site conditions for the landslide conditions near lots 30
through 34 and the adjacent roadway in the Stonebrook development. We previously evaluated
the landslide and provided remedial options in our August 31, 1994 and January 9, 1995 letters.
As previously indicated, it is our opinion that the remediation or stabilization of the
landslide is necessary to protect the adjacent upslope residential properties and downslope
roadway/utilities. We also indicated that the landslide and risk of future movement should be
considered an emergency condition and that the slope should be stabilized as soon as practical.
It is still our opinion that stabilization of the slope be considered an emergency situation and that
the stabilization be completed prior to wet weather conditions.
Although the threat to health and human safety is not currently immanent because of the
existing dry weather condition, the risk of future movement will increase with the return of wet
weather. As previously indicated, the moisture sensitive soils at the site severely limit
construction during wet weather conditions. We recommend that the stabilization work be
completed during dry weather conditions and as soon as possible.
The geologic and soil conditions at the site consist of outwash sand on glaciolacustrine silt.
The surface of the silt dips to the east at about 15 to 20 percent, generally parallel with the
original ground surface at the site. In addition, a structural trough or low area occurs at the
approximate location of'the landslide area.
Precipitation that falls on the ground surface rapidly infiltrates through the sand to the less
permeable silt. The water then flows down the sloping surface of the silt unit to the east. The
ground water flow appears to concentrate within the structural trough or low area resulting in a
GeoEngineers, Inc.
6240 Tacoma Mall Blvd., Suite 318
Tacoma, WA 98409
Telephone (206) 471-0379
Fax (206) 471-0521
Printed on recycled paper.
J
Tucci & Sons, I1 1 1
June 26, 1995
Page 2
significant flow volume. This water was intersected during construction of the road way along
the west cut slope. Subsequent drainage provisions constructed near the roadway collect the
discharge and direct it's historic natural drainage area located to the east. Schematic sections
illustrating our interpretation of the geologic conditions at the site area are attached, Figures 1
and 2.
Based on our site observations, the slope movement that occurred within the last several
years was the result of the reactivation of an older landslide. It is likely that additional movement
will occur when similar conditions occur, for example extended wet weather conditions followed
by a significant storm event.
The recent construction associated with the roadway and utilities below the landslide, as
well as lot grading and construction above the landslide, have likely resulted in a decrease in
slope stability at the site. If not stabilized, the slope will likely continue to move intermittently
and expand in area.
We recommend that the landslide be stabilized as soon as possible (this summer) to prevent
negative impacts to the adjacent properties and roadway/utilities. Stabilization options were
previously provided. All stabilization options include drainage of the slope area. This will likely
have an impact on the identified wetland areas in the immediate vicinity and down slope of the
drain system. We do not expect any change in subsurface conditions upslope or laterally beyond
several tens of feet of the drainage system.
The collected water should be discharged at an appropriate discharge point using appropriate
methods. The historic discharge area for this "spring" water was likely within the natural
drainage swale located to the east. The discharge point for the collected water should be
protected from erosion with an energy dissipation or dispersion system. Recommendations for
these are provided in our June 15, 1995 Report.
O ►
G e o E n g i n e e r s File No. 1387-011-T03
d
f Tucci & Sons, Irl"�
June 26, 1995
Page 3
We appreciate the opportunity to be of service to you on this project. Please call if you
have questions concerning this report or if we can be of additional service.
Yours very -truly,
HE d Geo Engineers, Inc.
WAS -
Brad P. Biggerstaff
a� 1_79 w� Senior Geologist
casTER ti�
NAL Efts
EXPIRES aG GaryHenderson
Principal
BPB:GWH:cdl
Document I.D. 1387011L3
Two copies submitted
G e o E n g i n e e r s File No. 1387-011-T03
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JCIT�YOF
Pry 33530 1ST WAY SOUTH
November 20, 1995
Mr. Brett Jacobsen
M & T Joint Venture
4224 Waller Road
Tacoma, WA 98443
(206) 661-4000
FEDERAL WAY, WA 98003-6210
RE. Final Plat of Dash Pointe — Interlocal Agreement `A' List Item, King County Kle
#S068921, Federal Way File #ILA-90-PP11
Dear Mr. Jacobsen:
This is in response to the October 30, 1995, correspondence from your attorney, William T.
Lynn, requesting that the final plat of Dash Pointe be recorded on the strength of the performance
bonds paid at the time of engineering approval. In addition, the status of the final plat application
and an extension of the deadline for final plat approval will be addressed.
This letter is, therefore, organized by four separate areas, first, whether final plat application was
made in a timely manner; second, whether all preliminary plat conditions have been met for final
plat approval; third, a response to your request and a discussion of the city's policy for substantial
completion of improvements prior to final plat approval and recording; and fourth, granting an
extension of the time period for processing the final plat of Dash Pointe.
I. T_iniing of Final -Plat -Application
The preliminary plat of Dash Pointe was granted a fourth year extension by the City Council,
a six-month administrative extension, and an additional one-year administrative extension to
November 15, 1995, to allow addressing of wetlands discovered last fall. An application for
final plat approval. for Dash Pointe was submitted to the city on September 15, 1995, with
fees being paid on October 30, 1995, prior to the November 15, 1995, deadline. Therefore,
application was made in a timely manner.
Mr. Brett Jacobsen
November 20, 1995
Page 2
The submitted final plat application is substantially complete, in terms of documenting how
conditions have been met. For items still to be addressed please refer to the enclosed October
5, 1995, memorandum (copy enclosed) which was previously faxed to you. Since that time,
many of the items in that memorandum have been addressed, however, there are still some
outstanding issues on which the city staff is working with you.
2111L�MF,W& AMIDM a�Riti) 19 =
The applicant, M & T Joint Venture, has been trying in good faith to complete all required
construction -related improvements. However, due to the time of year and inclement weather,
improvements, including but not limited to street and storm improvements, could not be
substantially completed.
Based on the city's past practice and interpretation of King County codes under which you
are vested, improvements must be substantially completed prior to final plat approval and
recording. Therefore, before a plat can be approved, roads, curbs, and gutters, including any
utilities in the roadway section; storm drainage; all life safety items such as traffic control
devices; and all surveying and monumentation, must be installed.
Given lack of substantial completion of improvements, staff is presently unable to forward
the final plat application to the City Council with a recommendation for approval.
Pursuant to RCW 58.17.140, final plats shall be approved, disapproved, or returned to the
applicant within 30 days of the filing thereof, in this case, November 29, 1995, unless the
applicant consents to an extension of such time period.
In your November 9, 1995, telephone conversation with Margaret Clark and subsequent
written correspondence dated November 15, 1995, M & T Joint Venture consented to an
extension of the final plat approval period in order to allow substantial completion of
improvements.
Therefore, in the interest of public health and safety, and due to the unique situation of this
plat, the deadline for processing the final plat will be administratively extended until the first
opportunity that it is reasonably possible for remaining improvements to be substantially
14 �
Mr. Brett Jacobsen
November 20, 1995
Page 3
completed. Staff will be in contact with you to ensure that work can recommence as soon as
weather permits.
In the interim, staff will continue to work with you to resolve any other outstanding issues
on the final plat application. In order to expedite completion of improvements (pursuant to
Section 19.28.050 (B) of the King County Subdivision Code, Title 19, to which this plat is
vested), Condition 26(c) of the preliminary plat approval conditions (which restricts clearing,
filling, and grading to the months of April through September), is being modified as a minor
change to the preliminary plat to allow work during the October to March period.
Should you have any questions, please. call Margaret Clark, Senior Planner, at 661-4111.
Sincerely,
Grego . Moore, AICP
Comm nity Development Services Director
enc: October 5, 1995, Memorandum
Londi Lindell, City Attorney Greg Fewins, Principal Planner
James McNamara, DeputyCity Attorney Margaret H. Clark, AICP, Sr Planner
Ron Garrow, Senior Development Engineer Julie Venn, Eng Plans Reviewer
Kathy McClung, Assistant Director, Community Development Services
Steplien Clifton, AICP, Manager, Public Works Development Services
William T. Lynn
Gordon, Thomas, Honeywell, Malanca, Peterson & Daheim
2200 First Interstate Plaza
Post Office Box 1157
Tacoma, Washington 98401-1157
DASHPNTE\M1SG1
David Morrison
c/o Parklane Ventures
31620 - 23rd Avenue South
Federal Way, Washington 98003
ADOLFSON
ASSOCIATES, INC.
TASK AUTHORIZATION NO. 27-1
(Revised)
City City of Federal Way
Department of Community Development Services
33530 First Way South
Federal Way, Washington 98107
Consultant Adolfson Associates, Inc. (AAI)
5309 Shilshole Avenue NW
Seattle, Washington 98107
Date June 11, 1996
Project Dash Pointe Preliminary Plat Review
File No. ILA-90-PP1 l/King Co. File No. S068921
AAI Job Number 9625-27
Wetland Consultant
Authorization Form Date June 4, 1996 (Phone communication from Margaret
Clark to AAI); FAX from Margaret Clark, June 6,
1996.
Task Cost Estimates [1] Review Wetland Restoration Plan: Dash Pointe,
Federal Way, Washington prepared by del Moral &
Associates, April 26, 1994 (1 @ 1 hr., $53.00).
[2] Complete field review of existing vegetation
conditions within the sewer easement portion of the
project (1 @ 4 hrs., $212.00).
[3] Provide letter explaining rationale for the
reduction in required wetland enhancement outlined in
the Wetland Restoration Plan: Dash Pointe, Federal
Way, Washington which applies to the sewer
easement portion of the project (1 @
1 hr., $53.00).
[4] Principal review (1 @ 0.5 hr. @ 75.00/hr.,
$37.50).
Environmental Analysis 5309 .Shilshole Ave. AW Seattle, WA 98107 Phone (206) 789-9658 Fax(206) 789-9684 ICA
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[5] Reimbursables: $47.60
• Mileage (64 miles @ $0.35/mile., $22.40).
■ FAX 10 pp. , @ $1.20/page, $12.60).
• Copies (1Opp. @ $0.12/page, $1.20).
■ Computer ($12.00/hr @ 1 hrs., $12.00)
Task Schedule Review to be completed and summary letter
submitted,within seven working days of receipt of
notification to proceed.
'Task Cost Not to exceed $403.10 without a prior written
amendment to this Task Authorization.
Deliverables [ 1 ] Mitigation ,plan review listing recommendations
for amending the Wetland Restoration Plan: Dash
Pointe, Federal Way, Washington ,
Acceptance
JOIA
City of Federal Way (Margaret Clark, Senior Planner)
Date ju,-, ( �, r 9 Q4
Date June 11, 1996
Associates, Inc. (Stephen Bingham, Vice President)
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Federal Way. Wpshington
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Ge0Engineers
Tucci & Sons, Inc.
4224 Waller Road
Tacoma, WA 98443
Attention: Mr. Brett Jacobsen
September 6, 1996
Consulting Engineers
and Geoscientists
Offices in Washington,
Oregon, and Alaska
Revised Report
Geotechnical Engineering Services
Stonebrook Lots 9 through 13
Federal Way, Washington
File No. 1387-033-03
INTRODUCTION AND SCOPE
This report presents the results of our geotechnical engineering services for residential lot
numbers 9 through 13 located within the Stonebrook development. We have previously prepared
geotechnical reports for other portions of the Stonebrook site. The locations of the lots are
shown on the Site Plan, Figure 1.
The residential lots are generally located on an east facing slope. Previous' grading activity
at the site resulted in the current road grade and cut slope west of the lots and the flat to gently
sloping area in the west portion of the lots.
We further understand that at the time of plat approval, the site was under the jurisdiction
of King County Building and Land Development Division Administrative Guidelines, Building
Setbacks From Hazardous Slopes, dated February 1, 1987. The City of Federal Way has
indicated that the 1987 King County guidelines will continue to be used as the guidance
document. Specific to this, the east portions of the lots are inclined at 40 percent or more. The
City of Federal Way is therefore requiring a geotechnical report to address slope stability issues,
building setback, site development and foundation design criteria
The purpose of our services is to explore the subsurface conditions at the site as a basis to
assess slope stability and provide recommendations for building setbacks from the top of the
slope, site development and design criteria. Specifically, our scope of services for this project
includes the following:
Gedngineers, Inc.
11011'a".vicetl Ave., Suite 200
Tacoma, WA 98402
Telephone (206) 383A940
rax (206) 383-4923
Tucci & Sons, Inc.
August 30, 1996
Page 2
1. Explore the shallow subsurface soil and ground water conditions at the project sites by
monitoring the excavation of test pits with a backhoe.
2. Develop our opinion with regard to slope stability at the site based on the results of the test
pit explorations and our geologic reconnaissance of the site area.
3. Provide geotechnical recommendations for site development, including general earthwork
guidelines, erosion/sedimentation control, and drainage.
4. Provide recommendations for foundation and floor slab support, including allowable bearing
capacity, subgrade modulus, lateral resistance values and estimates of settlement.
5. Provide recommendations for the design of conventional retaining walls and basement
Walls, including backfill and drainage requirements, lateral design loads, and lateral
resistance values.
6. Prepare a summary report containing our observations, conclusions and recommendations
along with the supporting data.
SITE CONDITIONS
SURFACE CONDITIONS
The site is located on the margin of a deeply incised drainage swale that dissects the Federal
Way/Browns Point upland area. This portion of the Stonebrook development is situated on an
east facing slope above the drainage swale. Lots 9 through 13 are located on the east side of the
paved road through the site near the center of the site. Open space areas are located north, east
and south of the lots. The subject lots are bounded on the west by a paved roadway and
currently undeveloped lots, also located within the Stonebrook development. The area west of
the site is residential in nature.
Slopes in the west portions of the lots is flat to gently sloping. A local north -south trending
ridge is located near the center of lots 9, 10 and 11, resulting from previous grading activity.
The slopes in the east portion of the lots ranges from approximately 20 percent to 50 percent with
locally flatter and steeper areas. The steepest slopes observed at the time of our site
reconnaissance reached approximately 70 percent and are located along lot -lines 10 and 11, and
11 and 12.
A utility line constructed in the open space immediately east of the site resulted in locally
oversteepened slopes of 3 to 5 feet in height near the east property line. The utility line is
located within a flat area or bench that is approximately 20 feet wide. From the utility line, the
east slope continues down towards the drainage swale at a slope of approximately 15 to 30
percent. The site topography is presented on the Site Plan, Figure 1. Areas of 40 percent or
greater slope area highlighted on the Site Plan.
The slopes at the site flatten to the north and south of the subject lots. A local drainage
swale extends westward through Lot 13 and has an erosion channel several feet deep in the
southeast corner. The slopes in Lot 13 are generally between 10 and 25 percent.
G e o E n g i n e e r s File No. 1387-033-03
Tucci & Sons, Inc.
September 6, 1996
Page 3
The slopes at the site flatten to the north and south of the subject lots. A local drainage swale
extends westward through Lot 13 and has an erosion channel several feet deep in the southeast corner.
The slopes in Lot 13 are generally between 10 and 25 percent,
The east portions of the site are vegetated with a ]nix of alder, maple and occasional evergreen
trees with a moderate to locally heavy undergrowth. The lower portion of the slope, near the utility
alignment is vegetated with a thick cover of alder saplings.
The west portions of the lots have been cleared and graded, as previously discussed. Local areas
of revegetation occur randomly. The open space areas located to the north and south of the lots have
a similar vegetation as the east slope of the lots.
Evidence of localized seepage and surficial erosion was observed on the lower portions of the
slopes of Lots 10, 11, and 13. These areas are identified on the Site Plan, Figure 1.
No evidence of deep-seated landslide activity was observed at the site at the time of our site
visit. No evidence of shallow landslide activity was observed at the site at the time of our site visit.
SUBSURFACE EXPLORATIONS
Subsurface conditions at the site were evaluated by reviewing the previous subsurface
explorations in the site area and excavating five additional test pits with a backhoe on August 29,
1996. The test pits extended to depths ranging from about 9 to 11 1/2 feet below the adjacent ground
surface. The test pits were located in the field by our representative by pacing from existing site
features such as property corners and roadways. The approximate locations of the test pits are
indicated on the attached Site Plan, Figure 1.
Our representative continuously monitored the excavation of the test pits, maintained logs of the
subsurface conditions, and obtained representative samples, as needed. The soils encountered were
visually classified in accordance with the system described in Figure 3, ASTM D-2488. The logs of
the test pits are included as Figures 4 and 6.
SUBSURFACE CONDITIONS
Based on our observations of soil conditions in the site area and at the site, we conclude that the
site is underlain by Vashon sediments generally consisting of outwash sand with variable amounts of
silt and gravel over lacustrine silt. The surficial soil consists of disturbed soil (either fill or the
upper weathered soil profile) to a depth of up to 3 feet. This soil is weathered to a loose to medium
dense condition and is covered with a thin veneer of sod or forest duff
The soils underlying the weathered/disturbed material in Test Pit 1 consisted of stiff to hard silt.
Silt was encountered to the full depth explored in Test Pit 1. In test pits 2, 4 and 5 fine to medium
sand was encountered below the weathered/disturbed material and overlying the silt. Test Pit 3
encountered the fine to medium sand to the full depth explored below the disturbed material. The fine
to medium sand varied from loose to medium dense at shallow depths to very dense with increasing
depth.
G e o E n g i n e. e r s File No. 1387-033-03
Tucci & Sons, Inc.
September 6, 1996
Page 4
A till -like silty sand with variable gravel and cobbles was encountered in test pits 2 and 5. The
till -like material was approximately 1-foot thick and in an oxidized but dense condition.
Although the test pits were left open for approximately 2 hours, no ground water seepage was
observed in the test pits. Soil samples from Test Pit 5 at approximately 8.5 feet in depth were wet
to the touch. The moisture likely represents perched moisture.
Other than the shallow disturbed soils (till/grading?), no evidence of ground disturbance was
observed in the soils encountered in the test pits at the site.
CONCLUSIONS AND RECOMMENDATIONS
GENERAL
The site meets the King County technical criteria for a landslide hazard area as described in the
1987 Administrative Guidelines for Building Setbacks From Hazardous Slopes (A.2). Based on our
explorations and site reconnaissance, it is our opinion that the site is suitable for the proposed
residential development provided the building setback and geotechnical recommendations provided in
this report are followed.
Slope Stability
The site is generally underlain by medium dense to dense recessional sands over very stiff to
hard silt. The underlying silts may have been glacially consolidated. Soils of this nature are typically
characterized as having moderate to high shear strengths. Slopes in these soils, where undisturbed,
are considered very stable at inclinations of 2 to 1 (50 percent) and generally stable at 1 1/2 to 1 or
steeper relative to slope failure.
No evidence of previous slope movement or instability was observed in the subject lot area,
other than some erosion in the vicinity of the toe of the steep slope. This erosion is from surface
water and seepage from groundwater perched on top of the lawton silt unit. The area located across
the road and upslope experienced shallow slope failures. These failures are likely associated with
ground water seepage and road construction. Failures in the roadway cut slope have been repaired.
In our opinion, the east slope is stable relative to deep seated failure in its present condition.
Weathering, erosion, and the resulting surticial sloughing and landsliding are natural processes
that affect steep slope areas. Significant weathering typically occurs in the upper 2 to 3 feet and is
the result of oxidation, root penetration, wet/dry cycles and freeze/thaw cycles. Once disturbed, these
soils have a lower strength and are susceptible to increased saturation from ground and surface water.
Previous grading at the site resulted in a roadway cut that extends up to approximately 25 feet
below the original ground surface. This cut effectively cut the sand/silt contact through much of the
site, effectively cutting off much of the shallow perched ground water that historically flowed to the
east and towards the drainage. This is illustrated in the Schematic Cross Section, Figure 2.
The reduced ground water flow to the east will decrease ground water seepage and improve
slope stability on the steep slope in the east portion of the lots.
G e o E n g i n e e r s File No. 1387-033-03
• 'a'.l 1.n •..fir w.
i
Tucci & Sons, Inc.
September 6, 1996
Page 5
In addition, increased impervious surface areas will result in the increased collection and
decreased infiltration of storm water in the lot/roadway areas. The reduction of infiltrated surface
water will also act to decrease shallow ground water flow and seepage to the east.
To further maintain or improve the existing slope stability, we recommend that no surface water
be directed onto or toward the slopes. Tightlines from drainage systems should tie into the stormwater
system or should extend to and beyond the toe of the slope. No fill or other debris should be placed
on or near the top of the steep slope area.
It is our opinion that development of this site area will improve slope stability over the active
conditions, and provide long-term slope stability suitable for residential structures.
Building Setback
We recommend that a minimum building setback of 25 feet be maintained from the top of the
40 percent or greater slopes. A light structure (deck) minimum setback of 10 feet is recommended.
These minimum setback recommendations are in accordance with the King County Administrative
Guidelines requirements. The 40 percent slope area is shown on the attached site plan.
Surface Drainage
Proper drainage is imperative for long-term slope stability. The influx and infiltration of water
is a major factor in the destabilization of slopes. At no time should surface water be directed to
discharge or pond on or near the slope.
Surface water runoff from impervious surfaces should be collected and tightlined to the storm
water management system. We recommend that subsurface infiltration galleries not be used for the
disposal of the storm water. Provisions should be made to drain water away from the slope where
seepage is encountered.
Subsurface Drainage
Based on our site observations and previous work in the site area, it is our opinion that the
roadway west of the lots will function as a cutoff drain to minimize shallow subsurface ground water
flow. If retaining structures or daylight basements are constructed, adequate drainage should also
be provided behind the structures. This typically included foundation or footing drains, and wall
drains below grade. Wall drains should extend to or within one foot of the ground surface.
Collected water from retaining or basement structures should be tightlined to the storm water
disposal system or to and beyond the toe of the slope. Recommendations for wall drainage are
discussed separately in a subsequent section of this report. We understand that site grading and lowest
floor grades will be established so that all subdrains will drain be gravity into the stormwater drainage
system. The following in the lowest finish floor grades where footing drains will flow into the
stormwater system with a 1 percent gradient.
G e o Engine e r s File No. 1387-033-03
Tucci & Sons, Inc.
September 6, 1996
Page 6
Lot No.
9
10
11
12
Finish Floor Elev.
284.0
283.8
280.8
278.2
Erosion Control
Temporary erosion control should be provided during construction activities and until permanent
erosion control measures are functional. Surface water runoff should be properly contained and
collected using drainage ditches, berm swales, temporary ponds and or/siltation fences. Systems that
prevents the infiltration of stormwater are recommended.
Removal of natural vegetation should be limited to the active construction areas. Disturbed
sloped areas should be protected with a temporary covering until new vegetation can take effect. Jute
or coconut fiber matting, or clear plastic sheeting are suitable for this purpose.
Permanent measures for erosion control include reseeding or replanting the sloped areas as soon
as possible and protecting those areas until new vegetation has been established, or retaining portions
of the slopes. In addition, permanent site grading should be accomplished in such a manner as to
direct surface runoff away from sloped areas and to appropriate catchment and/or discharge locations.
Sheet flow from impervious surfaces should be directed to catch basins and the storm drainage system.
Roof downspouts should be tightlined to the same system. We recommend that the foundation drains
be tightlined and connected into the drainage system so that no surface water can backflow into the
drains. Water should not be discharged on or near slopes.
SITE PREPARATION AND EARTHWORK
General
Although most of the site grading has already occurred for the subject lots, the following section
is provided to address general site activities and final grading activities.
We recommend that all sod, brush, trees and associated stumps, and other unsuitable materials
be removed from the building footprints or areas to receive structural till. The organic -laden materials
should be removed from the site.
Where trees are cut on sloped areas outside the building areas, the stumps should be left intact.
The stumps from trees cut in the building areas should be removed by overturning. The depressions
left by stump removal should be cleaned of loose material and backfilled with structural fill compacted
as recommended.
We expect that stripping depths of 2 inches will be sufficient to remove loose soils and organic
materials. Additional stripping depths may be required in areas of particularly heavy vegetation or
if the clearing operations cause excessive disturbance to the surticial soils. Disturbance to a greater
depth should also be expected if site preparation is performed during periods of wet weather.
G e o E n g i n e e r s
File No. 1387-033-03
Tucci & Sons, Inc.
September 6, 1996
Page 7
Prior to placement of fill, the exposed subgrade should be compacted to a firm and unyielding
condition. No filling should be attempted on steeply sloped areas. Debris should not be cast onto the
slopes.
STRUCTURAL FILL
General
All fill placed in building and pavement areas should be placed as structural fill and should be
free of organic material and cobbles larger than 6 inches in diameter. All structural fill should be
compacted to at least 95 percent of the maximum dry density determined in accordance with ASTM
D-1557 test procedures. The fill should be placed in horizontal lifts of an appropriate thickness and
each lift should be uniformly compacted to the specified density.
The on -site soils may be satisfactorily re -used as structural fill. The suitability of soil for use
as structural fill will depend on its gradation and moisture content at the time of placement. As the
amount of fines (soil particles smaller than the No. 200 sieve) increases, soil becomes more sensitive
to excess moisture. Adequate compaction of soil with a high fines content and excess moisture can
be next to impossible to achieve.
The silty soils encountered at shallow depths in the test pits, as well as at depth in Test Pit 1,
will be difficult if not impossible to compact during wet weather conditions. By contrast, the fine to
medium sand encountered in the test pits below the surticial and shallow silty soils is suitable for use
as structural fill during all but extreme wet weather conditions.
We recommend that any imported soils have no more than 5 percent tines, by weight passing
the 3/4-inch minus material.
Fill Placement on Slopes
If any fill is placed on slopes greater than 15 percent, it should be benched into the slope face.
Bench excavations on slope areas should be level and should extend into the slope face until a vertical
step of about 3 feet is constructed. The excavated materials may be pushed out and compacted into
the structural fill as the level is raised.
No disturbance of the 40 percent or greater areas is allowed per the King County/Federal Way
regulations. No fill should be placed on slopes steeper than 40 percent. In addition, no fill should
be placed in the setback areas.
CUT AND FILL SLOPES
Temporary slopes may be necessary during utility installation and construction. Where
weathered or medium dense soils are encountered, temporary cut slopes of 11h to 1 or flatter may be
used provided that no significant ground water seepage is encountered. Flatter cut slopes are
recommended when significant seepage is encountered. In any case, it is the sole responsibility of the
contractor to follow state regulations for excavations and shoring.
G e o E n g i n e e r s File No. 1387-033-03
Tucci & Sons, Inc.
September 6, 1996
Page 8
We recommend permanent cut and fill slopes be constructed at a maximum inclination of 2 to
1. Where 2 to 1 permanent slopes are not feasible, retaining structures should be used.
FOUNDATION SUPPORT
We recommend that spread footings be founded on medium dense to dense native soils or on
adequately compacted structural fill that extends to suitable native soils. The soil at the base of the
excavations should be disturbed as little as possible. All loose, soft or unsuitable material should be
removed or recompacted, as appropriate. A representative from our firm should observe the
foundation excavations to determine if suitable bearing surfaces have been prepared.
All footing elements should be embedded at least 18 inches below grade for frost protection.
We recommend a minimum width of 2 feet for isolated footings and at least 16 inches for continuous
wall footings. Footings founded as described above can be designed using an allowable soil bearing
capacity of 2,000 psf (pounds per square foot) for combined dead and long-term live loads. The
weight of the footing and any overlying backfill may be neglected. The allowable bearing value may
be increased by one-third for transient loads such as those induced by seismic events or wind loads.
Lateral loads may be resisted by friction on the base of footings and floor slabs and as passive
pressure on the sides of footings. We recommend that an allowable coefficient of friction of 0.35 be
used to calculate friction between the concrete and the underlying soil. Passive pressure may be
determined using an allowable equivalent fluid density of 250 pef (pounds per cubic foot). Factors
of safety have been applied to these values.
We estimate that settlements of footings designed and constructed as recommended will be less
than 1 inch, for the anticipated load conditions, with differential settlements between comparably
loaded footings of 1/2 inch or less. Most of the settlements should occur essentially as loads are being
applied. However, disturbance of the foundation subgrade during construction could result in larger
settlements than predicted.
FLOOR SLAB SUPPORT
Slab -on -grade floors should be supported on medium dense to dense native soils or on structural
fill prepared as described in the Structural Fill section of this report. We recommend that floor slabs
be directly underlain by a minimum 4-inch thickness of coarse sand and gravel containing less than
5 percent fines. The drainage material should be placed in one lift and compacted to an unyielding
condition.
A synthetic vapor barrier should be used in areas where the control of moisture migration
through the slab is essential (e.g., where adhesives are used to anchor carpet or tile to the slab). A
thin layer of sand may be placed over the vapor barrier and immediately below the slab to protect the
liner during steel and/or concrete placement.
G e 6 E n g i n e e r s File No. 1387-033-03
Tucci & Sons, Inc.
September 6, 1996
Page 9
SUBGRADE AND RETAINING WALLSupon the nature
pressures acting on subgrade and retaining walls will depend Bence of hydrostatic
The lateral p presence or absence
density of the soil behind the wall. It is also dependent upon the p
p pressure may
pressure. if the walls are backfilled with granular well -drained s uil, the esignac tiv pe and drained
be taken as 35 pcf (equivalent fluid density). This design value a
conditions as described below.
' e drainage which controls the development of hydrostatic pressure n mateoal should
ished
positivs. e granular drainage
by placing a zone of coarse sand and gravelabe zone houldind the lextend horizontally at least 18 inches from
contain less than 5 percent fines. The drainage
wall. The drainage zone should also extend from the base of wall
a90pe percent of the
ithin I foot
the back of the
of the top of the wall. The drainage zone should be compacted to
MDD. Car e should be taken not to overcompact the drainage material as this can lead to excessive
lateral pressures on the wall.
Aperforated PVC pipe with a minimum diameter of 4 inches should riate discharge location. We
zone along the base of the wall to direct accumulated water
to
obetweepir n the drainage material and the
recommend that a nonwoven geotextile filter fabric be placed
g
backfill to he
reduce silt migration into the drainage zone. The infiltrationialThe filter filtersilt nfabto ric
remaining wallgranular mate
drainage zone can, with time, reduce the permeability of the
should be placed such that it fully separates the drainage material and the backfill, and should be
extended over the top of the drainage zone.
Lateral loads may be resisted by friction on the base of footings and as passive an allowable rcoeff coefficient of
sides of footings and the buried portion of the wall. We recommendssive
g soil.
friction of 0.3
5 be used to calculate friction between the concrete and the undecf mounds peracubic
pressure may be determined using an allowable equivalent
flu►d density of 250 p
foot). Factors of safety have been applied to these values.
LIMITATIONS
have prepared this report for Tucci & Suns and members of their design team, for use in
We ha p P Prospective
the design of a portion of this project. The data and report should
to regulatory agencies. Our
contractors for their bidding"or estimating purposes, and may be p
report, con
clusions and interpretations should not be construed as a warranty of the subsurface
conditions.
Variations in subsurface conditions are possible between the intlthe budget and schedule.
with time. A contingency for unanticipated conditions should be includedour firm during construction to
provided by
Sufficient monitoring, testing and consultation co s stentould ewi h those indicated by the explorations, to
confirm that the conditions encountered are
provide recom
mendations for design changes should the conditions revealed during the work differ
File No. 1387-033-03
G e 0 E n g i n e e r s
Tucci & Sons, Inc.
September 6, 1996
Page 10
from those anticipated, and to evaluate whether earthwork and foundation installation activities comply
with contract plans and specifications.
When the design is finalized, we recommend that the design and specifications be reviewed by
our firm to see that our recommendations have been interpreted and implemented as intended. The
scope of our services does not include services related to environmental remediation and construction
safety precautions. Our recommendations are not intended to direct the contractor's methods,
techniques, sequences or procedures, except as specifically described in our report for consideration
in design.
If there are any changes in the loads, grades, locations, configurations or type of facilities to be
constructed, the conclusions and recommendations presented in this report may not be fully applicable.
If such changes are made, we should be given the opportunity to review our recommendations and
provide written modifications or verifications, as appropriate.
Within the limitations of scope, schedule and budget, our services have been executed in
accordance with generally accepted practices in this area at the time this report was prepared. No
warranty, express or implied, should be understood.
O
We appreciate the opportunity to be of service to you on this project. Please call if you have
questions concerning this report or if we can be of additional service.
Yours very truly,
GeoEngineers, Inc.
Gary W: Henderson
Principal
EEEDa� �- -
G WH:tms
Document II): 1387033R.R
Attachments
Three copies submitted
G e o E n g i n e e r s File No. 1387-033-03
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s s 88-27'040 FRONT.�CO. 25 u SETBACK LINE
���• 33-516' ,l TOP OF SLOPE
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-, \ Mpoa +- '. 40X SLOPE AREA
M �. Cn 1 ;;�'• AREA OF SURFICIAL EROSION/SLOUGHING
O 69 p
0-00
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M
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coa90 BACK.COR.
M fRONT.CO. sa 0.00
~ , BAC'K.COR.
SITE PLAN
Geo,v*-oEngineers FIGURE 1
r-
MAJOR DIVISIONS
GRAVEL
COARSE
GRAINED
SOILS
More Than 50%
of Coarse Fraction
Retained
on No. 4 Sieve
More Than 50%
SAND
Retained on
No. 200 Sieve
More Than 50%
of Coarse Fraction
Passes
No_ 4 Sieve
FINE
SILT AND CLAY
GRAINED
SOILS
Liquid Limit
Less Than 50
SILT AND CLAY
More Than 50%
Passes
No. 200 Sieve
Liquid Limit
50 or More
HIGHLY ORGANIC SOILS
SOIL CLASSIFICATION SYSTEM
CLEAN
GRAVEL
GRAVEL
WITH FINES
CLEAN SAND
SAND
WITH FINES
INORGANIC
ORGANIC
INORGANIC
ORGANIC
NOTES:
1. Feld classification is based on visual examination of soil
in general accordance with ASTM D2488-90.
2. Soil classification using laboratory tests is based on
ASTM D2487-90.
3. Descriptions of soil density or consistency are based on
interpretation of blow count data, visual appearance of
soils, and/or test data.
01
Geoff Engineers
GROUP
SYMBOL
GROUP NAME
GW
WELL -GRADED GRAVEL, FINE TO COARSE GRAVEL
GP
POORLY -GRADED GRAVEL
GM
SILTY GRAVEL
GC
CLAYEY GRAVEL
SW
WELL -GRADED SAND, FINE TO COARSE SAND
SP
POORLY -GRADED SAND
SM
SILTY SAND
SC
CLAYEY SAND
ML
SILT
CL
CLAY
OL
ORGANIC SILT, ORGANIC CLAY
MH
SILT OF HIGH PLASTICITY, ELASTIC SILT
CH
CLAY OF HIGH PLASTICITY, FAT CLAY
OH
ORGANIC CLAY, ORGANIC SILT
PT
PEAT
SOIL MOISTURE MODIFIERS:
Dry - Absence of moisture, dusty, dry to the touch
Moist - Damp, but no visible water
Wet - Visible free water or saturated, usually soil is
obtained from below water table
SOIL CLASSIFICATION SYSTEM
FIGURE 3
LOG OF TEST PIT
DEPTH BELOW
GROUND SURFACE
(FEET)
SOIL GROUP
CLASSIFICATION
SYMBOL
DESCRIPTION
TEST PIT 1
0.0 - 0.5 SM Brown silty sand with organic material (loose to medium dense, moist) (roots) (fill)
0.5 - 2.0 SP Brown fine sand with silt (medium dense, moist) (fill)
2.0 - 4.5 ML Brownish gray silt with minimum fine sand (stiff, moist) (disturbed?)
4.5 - 9.0 ML Gray silt with a trace of fine sand (hard, moist)
Test pit completed at a depth of 9.0 feet on 08/29/96
No ground water seepage observed
No caving observed
TEST PIT 2
0.0 - 0.2
SM
Brown silty sand with organic material (roots) (loose, moist)
0.2 - 0.5
ML
Brown sandy silt with occasional gravel and cobbles (medium stiff to stiff, moist)
(fill)
0.5 - 2.0
ML
Brown silt with occasional cobbles (stiff, moist) (fill)
2.0 - 8.5
SP
Brown fine to medium sand (dense, moist)
8.5 - 9.5
SM
Brown silty sand with occasional gravel (dense, moist) (?till)
9.5 - 11.5
ML
Grayish brown silt (very hard, moist)
Test pit completed at a depth of 11.5 feet on 08/28/96
No ground water seepage observed
No caving observed
THE DEPTHS ON THE TEST PIT LOGS, ALTHOUGH SHOWN TO 0.1 FOOT, ARE BASED ON AN AVERAGE OF
MEASUREMENTS ACROSS THE TEST PIT AND SHOULD BE CONSIDERED ACCURATE TO 0.5 FOOT.
1387-033-03
Geo �� Engineers
LOG OF TEST PIT
FIGURE 4
LOG OF TEST PIT
DEPTH BELOW
GROUND SURFACE
(FEET)
0.0 - 0.2
0.2 - 0.5
0.5 - 3.0
3.0 - 10.0
0.0 - 0.5
0.5 - 1.5
1.5 - 3.0
3.0 - 4.0
4.0 - 7.0
7.0 - 11.0
SOIL GROUP
CLASSIFICATION
SYMBOL
DESCRIPTION
TEST PIT 3
SM Brown silty sand with organic material (loose, moist) (roots)
ML Brown silt with a trace of fine sand and occasional cobbles (medium stiff, moist)
(fill)
ML Brown silt with occasional cobbles (stiff, moist) (fill?)
SP Brown fine to medium sand (dense, moist)
Test pit completed at a depth of 10.0 feet on 08/29/96
No ground water seepage observed
No caving observed
TEST PIT 4
SM Brown silty sand with organic material (loose, moist) (roots)
ML Brown sandy silt with occasional organic material (medium stiff, moist)
SM Brown silty sand (loose to medium dense, moist)
ML Grayish brown silt with very fine sand and fine sandy silt with occasional organic
material (roots) (dense to stiff, moist)
SP Orange brown fine to medium sand with occasional gravel (dense, moist)
SM Gray mottled silty sand with occasional gravel (dense, moist) (till -like)
Test pit completed at a depth of 11.0 feet on 08/29/96
No ground water seepage observed
No caving observed
THE DEPTHS ON THE TEST PIT LOGS, ALTHOUGH SHOWN TO 0.1 FOOT, ARE BASED ON AN AVERAGE OF
MEASUREMENTS ACROSS THE TEST PIT AND SHOULD BE CONSIDERED ACCURATE TO 0.5 FOOT.
I3&7.033 03
Geo tip Engineers
LOG OF TEST PIT
FIGURE - 5
F-
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06/26/1996 15:23 2060500934 JAEGER ENGINEERING PAGE 02
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P
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Pfrspar bM Percent Percent
Wellan0a Seed Mixtures* bxy&kzhL Purhy a{mlnailan
Creeping red fescue 40% 98 90
(Pennlawn}
Red top (Aarostis A1bW 30% 92 80
Sirdsfoot trefoil 30% 90 80
(lQl& CorniculatLW
'Apply this mixture at a rate of 60 Ibs/dcra and/or addklonW tubers for cattail, yellow Iris, bull rush,
slough (carex) sedge, as required by BALD.
WL--Fr`J4Nt: �)-� m 1 k
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.•'JAEGER ENGINEERING
PROJECT NAME: DATE:
06/26/96 WED 16:29 [TX/RX NO 52451
PFl. 0 EIVI 0 By
COMMI INKY DFVFLOPUFNT 05PARTMENT
J U N 14 1996
June 11, 1996
Margaret Clark, Senior Planner
City of Federal Way
Department of Community Development Services
33530 First Way South
Federal Way, Washington 98003-6210
RE: Dash Pointe Preliminary Plat Review
File No. ILA-90-PPI I/King Co. File No. S068921
Dear Ms. Clark:
ADOLFSON
ASSOCIATES, INC.
9625-27
At your request, Adolfson Associates, Inc. (AAI) has reviewed the sewer easement portion of the
Wetland Restoration Plan: Dash Pointe, Federal Way, Washington prepared by del Moral &
Associates for M & T Joint Ventures, April 26, 1994 (hereafter referred to as the "Wetland
Mitigation Plan"). The goal of this review is to determine whether the proposed vegetation
enhancement for the sewer easement is necessary at this time based on a field review of existing
conditions of the vegetation within eleven proposed vegetation enhancement plots. The field
investigation was completed on June 6, 1996. The proposed vegetation enhancement plots along
the sewer easement are, depicted as Enhancement Areas A through K in Figures 1 and 2 of the
Wetland Mitigation Plan.
It was determined during the field investigation that the eleven proposed vegetation enhancement
plots within the sewer easement have significantly recovered with native vegetation. The areas
are dominated by red alder saplings, and salmonberry scrub -shrub communities are also
becoming established. The herbaceous communities are dominated by horsetail, stinging nettle
and native grasses. Soft rush and curley dock dominate the wetter areas.
The native vegetation communities which has become established in the vegetation plots would
be subject to significant disturbance by installation of the proposed plant materials as described
in the Wetland Mitigation Plan. We recommend that these eleven enhancement areas be left
undisturbed to allow for the existing native vegetation communities to continue to mature.
Adolfson Associates, Inc. appreciates the opportunity to provide continued service for the
Department of Community Development Services. If you have any questions or if I can be of
further assistance on the Dash Pointe project, please call me at 789-9658.
Sincerely,
Keith F. Fabi
Project Biologist
L
Environmental Analysis 5309 Shilshole Ave. NW, Seattle, WA 98107 Phone (206) 789-96,58 Fax(206) 78979684 IA
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(ouurrut Lippiwalitutij rtut r-tdrt dttu utner riuqutteu uuuuuteuw to Mpiludeo/
� SE,' -TLE-KING COUNTY DEPARTMEF-' OF ACTIVITY NUMBER
APPLICATIO FINAL PUBLIC HEALTI''� W �S 1-) ,. 01
SUBDIVISION RL ENVIRONMENTAL HEALTH __RVICES HEALTH DEPT USE ONLY
Check Appropiate Box: SUBDIVISION ❑ SHORT SUBDIVISION COMPLETE THE FOLLOWING AND SUBMIT WITH APPROPRIATE FEE
APPROXIMATE STREET ADDRESS 1 331 X--e- HQIr R D , S V'r••� l_ W WJ
NAME AND/OR NUMBER OF B.A.L.D. APPLICATION I_* .ZL6 10 ^.10tt - 5j5 (F_Er-,. Wa'��
LEGAL DESCRIPTION
PARCEL# I14t
NUMBER OF ACRES 1_4 .Q_j NUMBER OF LOTS rXJ1SMALLEST LOT SIZE I_L S��J sq. ft.
TO BE REVIEWED
Preliminary Health Department Subdivision Report Approved L$ (YIN) Activity Number I N .�
HAVE LOT LINES BEEN ADJUSTED SINCE PRELIMINARY APPROVAL WAS GRANTED? LU (Y/N) If yes, attach
revised plat m showing new lot lines
OWNER 117).iT mot UR�DRESS I 4zz4 WRLc�t RR. T�mP,PW'I j?Z" 06t1(o
AGENT ITltWI9=S aftSrEIR ADDRESS I s ' PHONE 1 ���" 0$341
q�bo31
T_HE FOLLOWING INFORMATION MUST BE PROVIDED: ATTACH A ROUTE/DIRECTION MAP
FOR LOCATING THE PROPERTY
WATCH SUPPLY: (Complgtq Secllan 1 gg 2 below)
Sectlon t.X Public Water Supply I n F _&ca.m 1
(Name)
D.O.H. Public Water Supply I.D. Number I 1 1 , I I
Dale Water Supply Received Final Approval I I-iAgency [ I
Status: Is the water system in compliance with all applicable laws, sampling requirements, etc. ? LYJ YIN
If yes, attach a copy of letter from Water Utility which states that system has been installed and approved
or that a contract or bond assures completion of system. i'vi- c- I EP
Section 2. ❑ Individual Wells (Minimum lot size required for Individual well is 5 acres)
❑ Demonstration of adequate water availability attached ❑ Well(s) installed (documentation attached)
SEWAGE DISPOSAL: (Complete Section 1 or 2 below)
Sectlon Public Sewer System l P%Nf_=" U -n t T-4 �1 sf{it cT I
(Name)
Attach a copy of letter from Sewer Utility which states that system has been installed and approved or
that a contract or bond assures completion of system. pyt"ej
Section 0.0 Individual On -Site Systems
Attach Soil Log Descriptions Including soil type designation; three (3)Soil Logs Per Lot in Drainlield/Reserve Areas
Attach a Plot Plan -Show drainfield area, 100% reserve area, lot lines, easement lines, road locations,
wells, surface waters, drainage features, and sensitive areas (if applicable)
Attach a Site Design to Demonstrate Sufficient Room for Drainfield and Reserve Area (Upon request of
Health Officer)
For Existing Home(s) with Individual On -Site System(s): Address(es)
(Attach plot plan to show location of system(s))
Is the Existing Sewage System Functioning Properly? " YIN
Is an Adequate Reserve Area Available? LJ YIN Are Setback Requirements Met? L I YIN
I, hereby, certify that the Information glyn In this appli Ian Is true and accurate representation of the existing conditions on (his plat.
Signature of Owner/Agent uale �41
Name of Certified Designer (please prin K C I D p ZO"7 3 4--
Signature of Certified Designer Dale 2 O
J APPROVED
❑ DISAPPROVED
(date) L jnilarlan) tot ticl SupeMsort
CONDITIONS TO BE PLACED ON FINAL FLAT OR SHORT PLAT LINEN: [�c•�s
.. .n s Q.. 1r,��, . 4— s .,s : ��• .. S . i , t i L ... ._.....i u ,.,-. ►,
OTHER COMMENTS:
Any person aggrieved by any
King County Board of Sewall
' ATE RECEIVED .
OCT ill 1"I""I
decision or final order of the Health 011lcer may make written application for appeal to the L�_i t
e Review. Appeals must be flied within sixty (60) days of receipt of the decision or order.
ALDER SQUARE
1404 Central Ave. S. Ste.101
KENT WA 96032
296.4666,296.4708
ti rS 13 15.104 REV. 1 /97
DISTRICT HEALTH CENTERS
EAST CENTRAL NORTH
2424 1561h Ave. N. E. 172 201h Ave. 10501 Meridian Ave. N.
BELLEVUE WA g6006 SEATTLE WA 99122 SEATTLE WA 98133
296-4932 296-4632 296-4838
R
■
�L
lk
OCT-Q3-94 10:06 FROM:
SEP-29-94 THU 16:UH
Td : vW acs�
TUCCI AND SONS INC... ID: 20GS22267S PAGE 2
Pf'i NE VENTURES INC FAX N0, 94F') P. Q1
LAKEHAVEN UTILITY DISTRICT
P.O. Box 4249.31627-1st Avenue South • Federal Way, Washington 9WW
Seattle: 941.1518 • Tacoma: 927-2922 , tcnglneering: 941!= • Fsx: M9310
September 21, 1994
City of Federal Way Building Department
Attn: Ms. Margaret Clark
33530 1st Way South
Federal Way, WA 98003
.. --- �: ' sanitary �owes�'5teituB Letter . _
Daah Pointe in King County
Developer Extension Agreement No.
Gentlemen:
90601174
This letter serves as a status report for the above project for
your use in advising t1les City of Federal Way Council on finA.l plat
acceptance in SCCordenee with City Cott,
The sanitary sewer system is substantially cyompleto.
The Developer has entered into a supplemental agreamp-nt with
Lakehaven Utility District and the District has accepted a cash
deposit guaranteeing the completion of aonstrut:tion of the soni.tery
sewers that serve the 35 lots in this project. Please note that
proposed Lot 36 is not served by the sewer built by the project.
If you have any questions, please do not hesitate to call.
Sincerely,
a A Jensen
nGineerin� Technxoirara
JAJ/jmmr
c: /David Morrison, M & T Joint Venture
King County Environmental }health Services
Inspection
- FAX -
Dolo A. Cw Joel R. Marks Dick Mayer Donald LP. Miner Beverly J. Twaddle
Commiselamr Comnllssloner Commissioner Commissioner Commisoloner
���:,
:�•. :t
OCT-0,3—S4 0S=S6 FROM: TUCCI AND SONS INC... ID= 206S222S7S PAGE 2
Tacoma
Public
Utilities
January 27, 1994
David W. Morrison
M&T Joint Venture
2611 Eastlake Avenue East, #404
Seattle, Washington 98102
Dear Mr. Morrison:
dark Cekson
Director
l'.Cl [k,. 1100;
Tarntn'OVA (kiiii-1410;
Divisioni
Li).;itt
Water
kit Unv
Water Mains Installed Under Private Contract No. 1992-3, Dash Pointe
Please be advised that the water mains and appurtenances installed under the subject
project have been constructed, hydrostatically tested, flushed, and sampled in accordance
with our approved plans and specifications and are now in service. The fire flow available
in this area is approximately 2,500 GPM for a duration of 60 minutes.
THESE NEW MAINS WILL NOT BE OFFICIALLY ACCEPTED for operation and
maintenance by the City until after City forces perfutin a 1tal inspection of the completed
site and all required corrections to water main facilities are made.
THE DEVELOPER MUST.' NOTIFY US AS SOON AS THE SITE IS COMPLETED
AND READY FOR FINAL INSPECTION.
Afler the final acceptance, the Contractor/Developer's Perfonriance Bond shall remain in
full force and effect for a one-year period.
Fees for the installation of your water services should now be paid, if you have not already
done so. After we have installed the services please notify your surveyor that he/she needs
to prepare the water easements, if required. The easements must be submitted to us for
recording before the services are available for your use.
We will provide the Kind; County Fire Marshal with the as -built drawings as soon as they
are available,
If you have any questions please call me at 502-8744.
Very truly yours,
oomr
kh D. E I t n c I i
Customer Service Engineer
Water Division
JDE:jb
cc: King County Fire Marshal
Tucci & Sons, Inc. V'
S'.
��. IS
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IA
PFpPvsF� pF.'"w o r " �EDGE OF - 5OI
' LDT Lai ► W ETLAI.ID Bu F-PE;P,
o� v Y,,-,7'ZB /
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6J� F�t1 Flv+�L
-bb03 � � / ✓
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29
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30
SCALE I" 100'
3i \ 24 23 22 Z/
100 50 0 100 \ 2.9 29 27 26 25
GRAPHIC SCALE \ 3O
37 / 38 J r9 32
33 WE
35 34 �. /5 O 20
i 34 AVENUE S
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TR.4CTB — �s GReSK '
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VV and PROFILE*
"L//V, r►/ist-. L/_ / 44 /L -�
OR DETA /L S -t'l0Y = 10L
I
CITYOF%JC-�
r;�
(206)-4000
W�Y33530 1ST WAY SOUTH FEDERAL WAY, WA 980000 3-6210
November 30, 1993
Mr. David Morrison
c/o Parklane Ventures
31620 23rd Ave. S.
Federal Way, Wa. 98003
Re: Plat of Dash Pointe
Road Standards Variance
Dear Mr. Morrison:
A research of the City files indicates that on February 16, 1990 you filed with King County
Department of Public Works a Road Standards Variance Request to the County Road Engineer
to eliminate the requirement for curb, gutter, sidewalk, and bicycle path on Hoyt Road.
Justification presented was that Stonebrook'Division I, Dash Point Glen, and other plats directly
north of the site did not install curb, gutter, or sidewalk and that these have set a precedent for
Hoyt Road improvements.
It was also noted in our research that on March 2, 1990, Lydia Reynolds responded by stating
that the request would be placed on hold for 10 days since the site was located within Federal
Way which at that time was just incorporated. It appears that the intent was to secure City of
Federal Way concurrence on any decision made by King County. No correspondence was found
from King County to the City requesting such concurrence. Also, there appears to be no
response back from King County to you to the initial variance request..
This letter constitutes the response to the initial variance request. Our findings and conclusions
are as follows:
* The subject plat is in an area classified as "urban" in the King County Comprehensive
Plan. Urban development generally requires curb, gutter, and sidewalk on streets witin
or abutting such development. This is the standard for denser areas of development
because it provides most effectively for pedestrian safety and traffic lane demarcation and
constraint.
* Hoyt Road abuts the site for 670 feet and is classified by King County Transportation
Plan, Focus 1990 as a Secondary Arterial and by City of Federal Way as a Minor
Arterial. The roadway provides limited access to adjacent developments in the area and
is currently a two-lane road with shoulder and open ditch.
* As pointed out in your request, abutting plat developments to the north were not required
to improve Hoyt Road to urban standards.
Condition 18 of the preliminary plat approval stipulates "Hoyt Road Southwest shall be
improved with curb, gutter, and sidewalk, and 22 feet of paving from the centerline."
* Conditions of approval are established as official plat conditions when adopted by County
ordinance. A variance to the road standards may not be granted in these cases. The
appropriate methods to request variances to conditions is at the time of the plat hearing,
through an appeal or by re -opening the plat hearing.
Based on the above information, the request for a variance on the requirement for installing
curb, gutter, sidewalk, and 22 feet of paving from the centerline is denied. The plans are to be
modified to reflect this requirement and construction of these facilities are to be completed prior
to recording of the final plat. If there are any questions regarding this issue, please give me a
call at 661-4137.
Sincerely,
• � •
Ronald Garrow, P.E.
Sr. Dev. Engineer
c: Margaret Clark
Ken Miller
Bruce 7epsen
"eITY'DISTPJC'
LAKEHAVEN UTILITY DISTRICT
31627 -1st Avenue South • P.O. Box 4249 • Federal Way, Washington 98063
Seattle: 941-1516 • Tacoma: 927-2922 e Fax: 839-9310
November 3, 1995
Ms. Margaret Clark
City of Federal Way
33530 lst Way South
Federal Way, WA 98003
RE: Dash Pointe in King County
Agreement No. 90601174
Dear Ms. Clark:
RECEIVED BY
COMMUNITY DEVELOPMENT DEPARTMENT
NOV 0 6 W5
This letter serves to clarify the status of the referenced project
per our conversation and to be used in advising the City of Federal
Way Council on final plat acceptance.
The sanitary sewer system is substantially complete.
The Developer has entered into a supplemental agreement with
Lakehaven Utility District and the District has accepted a cash
deposit guaranteeing the completion of construction of the sanitary
sewer that serves Lots 1 through 31, inclusive, west of the
proposed Tract "A" shown on the plat (Note: Tract "A" was formerly
shown as Tract "B"). The proposed Lot 32, located on the easterly
edge of Tract "A", is not served by sanitary sewer.
There is a sanitary sewer main within a ten -foot (10' ) easement
recorded under King county Auditor's File No. 901210505 (copy of
map and easement are attached) that dissects Tract "A". The
District needs to maintain vehicular access and the ability to
maintain, operate, repair, and or replace the said existing sewer.
The District cleaning vehicle weighs 80,00 pounds (wet) and is 36
feet in length. The District would like the easement to be
increased to a minimum of fifteen feet (15) in width.
Enclosed is a copy of the District's standard language for plat
dedication of easement for a non-exclusive easement. Please
replace Lakehaven's dedication on the proposed final plat with this
one enclosed.
Dale A. Cap Joel R. Marks Dick Mayer Donald L.P. Miller Beverly J. Tweddle
Commissioner Commissioner Commissioner Commissioner Commissioner
La
L.
f;
11
Ms. Margaret Clark
City of Federal Way
November 3, 1995
Page 2
The proposed plat documents show Tract "A" as a Native Growth
Protection Easement (N.G.P.E.) with dedication that is not
acceptable to the District. Special language will need to be added
to the plat documents which allows the District to maintain and
operate the sanitary sewer within the N.G.P.E. This language may
be similar to the language used for the plat of Campus Glen.
Please forward a revised copy of the final plat documents to the
District for review.
Please call me at 946-5406, if you have any questions.
Sincerely,
J hn Jensen
ngineering Technician
JAJ/jmr
Enclosures
c: M & T Joint Venture
RECEIVED By
COMMUNITY DEvELOPMFNT DFPAMMFNT
Ray o 6 S5
� .. _ . � . _ 1 = ..
r--
RECEIVED By
COMMUNITY DEVELOPMENT DFPARTMPNT `.
EASEMENT FOR SEWER FACILITIES `" _
N OV 0 6- 1995 == r
THIS AGREEMENT by and between Federal Way Water and Sewer, a
municipal corporation of King County, Washington, hereinafter termed
"Grantee" and Tucci and Sons, Inc. 01
hereinafter termed "Grantor"
WITNESSETH:
O =) That Grantor, for and in consideration of one Dollar or other
ovaluable consideration, the receipt of which is hereby acknowledged,
� hereby conveys to the Grantee;
CIQ An easement and right-of-way for sewer facilities and all appur-
O tenances related thereto, through, over and across the following de-
Cr) scribed real property:
See EXHIBIT "A" Attached.
RF-Cr EF Z. 0C
55
Deputy
Grantee and its agents, designees or assigns shall have the
right, without prior institution of
any suit or proceeding at law and
without prior notice to Grantor, at
such -time as Grantee deems neces-
sary, to enter upon said property,
by foot or vehicle, for the in-
stallation, repair, reconstruction or
maintenance of sewer facilities
and appurtenances without incurring
any legal obligation or liability
therefore, provided that such shall
be accomplished in a manner that
existing private improvements shall
not be disturbed or destroyed or
in the event that they are disturbed
or destroyed, they will be re-
placed or repaired, as nearly as is
practicable, to as good a condi-
tion as they were immediately before
the property was entered upon by
- the Grantee.
r4
n The Summit at Stone Brook,
y aka Dash Pointe in Pierce County
I Agreement No. 8904135S
.... � .. is • �. ��- :r.. r � .- - �J - _� _ � �. � � .�..... .a r. .� ..
.. �,
.. ',
-� �
Grantor hereby agrees that no building, wall, fence, rockery,
trees or structure of any kind shall be erected or planted, nor shall
any fill material be placed within the boundaries of said easement
area. No excavation shall be made within three feet of said sewer
service facilities and the surface level of the ground within the
easement area shall be maintained at the elevation as currently ex-
isting. In the event that this provision is violated, the Grantee
shall have the right to require removal of any such structure and
same shall be accomplished within a reasonable period of time and at
Grantor's expense. Failure of Grantee to so exercise its right to
require removal shall not constitute waiver of this right.
Grantor additionally grants to the Grantee, its agents, desig-
nees or assigns, the use of such additional area immediately adjacent
to said easement area as shall be required for the construction, re-
construction, maintenance and operation of said sewer service facil-
ties. The use of such additional area shall be held to a reasonable
minimum and be returned to the condition existing immediately before
the property was entered upon by Grantee or its agents.
This Agreement and each of the terms, provisions, conditions and
covenants herein shall be binding upon and apply to the benefit of
the parties hereto and their respective successors and assigns.
DATED this 2Z day of
Lr7
O
Ln
O
M
Chi
O STATE OF WASHINGTON )
M ss:
County of Kig Pi vcz, )
NOV 0 6
I certify that I know or have satisfactory evidence that
John V. K i+C o aTrcT- signed this
instrument, on oath stated that they were authorized to execute the
instrument and acknowledged it as the ref-CUTA _ I y _ _a_ .
of 7 LLC_ c L q t-�, f J V1 G, to
be the free and voluntary act of such party for the uses and purposes
mentioned in the instrument.
DATED: t I I ) cam 19 O
JULIE A. MATHMSEN
I STATE OF WASHINGTON
ell
NOTARY - - PUBLIC
My Comm. Expires Dec.1, 1993
N
H
.,
0
N
VJ
Q_L� 0_,'�t ar_Oucv4ea
Notate Public
Title
My appointment expires
I
r
x �
-.. .:. I
. .�y� ..._..._
�.C.Y ... r�. �`:_ .+.� fir. x�: .+.. _ ... «. r:
� r .a• .. - ...
RECEIVED BY
COMMUNITY DEVELOPMENT DEPARTMENT
N 0V 0 6 1995
EXHIBIT "A"
LEGAL DESCRIPTION
SANITARY SEWER EASEMENT
A 10' WIDE EASEMENT LYING WITHIN PORTIONS OF THE NORTHEAST ONE -
QUARTER AND GOVERNMENT LOT 2, ALL IN THE SOUTHWEST ONE -QUARTER OF
SECTION 14, TOWNSHIP 21 NORTH, RANGE 3 EAST, W.M., IN KING
COUNTY, WASHINGTON, SAID EASEMENT LYING 5.00 FEET ON EACH SIDE OF
THE CENTERLINE THEREOF, SAID CENTERLINE BEING MORE PARTICULARLY
DESCRIBED AS FOLLOWS:
COMMENCING AT THE SOUTHEAST CORNER OF LOT 62 OF STONE BROOK
ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 140 OF PLATS,
PAGES 57-60, INCLUSIVE, RECORDS OF SAID COUNTY;
THENCE ALONG THE SOUTHERLY LINE OF SAID PLAT S88°24159"E 25.11
FEET TO THE CENTER OF AN EXISTING SANITARY SEWER MAIN LINE AND
THE TRUE POINT OF BEGINNING OF THIS CENTERLINE DESCRIPTION;
THENCE ALONG SAID SEWER MAIN LINE S38°54116"W 189.81 FEET TO THE
CENTER OF EXISTING MANHOLE NUMBER 1;
THENCE S08°58'12"W 228.08 FEET TO THE CENTER OF EXISTING MANHOLE
NUMBER 2;
THENCE S02°4812311W 257.84 FEET TO THE CENTER OF EXISTING MANHOLE
NUMBER 3;
THENCE S14°05114"E 363.12 FEET TO THE CENTER OF EXISTING MANHOLE
NUMBER 4;
Ln THENCE S19°20'll"E 293.10 FEET TO THE CENTER OF EXISTING MANHOLE
�
NUMBER 5;
O THENCE S32017101"W 95.32 FEET TO THE CENTER OF EXISTING MANHOLE
Cn NUMBER 6;
Cv THENCE S41°19157"W 285.11 FEET TO THE KING COUNTY - PIERCE COUNTY
LINE AS ESTABLISHED BY SAID COUNTIES AND DELINEATED ON THAT
C=) CERTAIN RECORD OF SURVEY MAP RECORDED IN VOLUME 18 OF SURVEYS,
CT) PAGE 210, RECORDS OF KING COUNTY, WASHINGTON, THE TERMINUS OF
THIS CENTERLINE DESCRIPTION AND FROM SAID TERMINUS SAID SOUTHEAST
CORNER OF LOT 62 BEARS N07011'17"E 1566.98 FEET, DISTANT.
THE SIDELINES OF THIS EASEMENT SHALL BE SO SHORTENED OR
LENGTHENED SO AS TO MEET AT ANGLE POINTS AND TERMINATE IN SAID
SOUTHERLY LINE OF SAID PLAT AND SAID KING COUNTY - PIERCE COUNTY
LINE.
SITUATE IN KING COUNTY, WASHINGTON.
The Summit at Stone Brook
aka Dash Pointe in Pierce County
Agreement No. 8904135S
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CI FY OF FEDERAL WAY
MEMORANDUM
October 31, 1995
TO: Keith Fabing, Wetland Biologist, Adolfson Associates, Inc.
FROM: Margaret H. Clark, AICP, Senior Planner
SUBJECT: Review of October 24, 1995 Memorandum
Thank you for the comments in your October 24, 1995 memorandum. The following is a
response to this memorandum.
1. The plat of Dash Pointe is vested to the King County regulations at the time of
preliminary plat approval. The comments made by the City as to the applicability of the
Federal Way Code applied only to a request for a plat modification to add one lot along
Hoyt Road. That was a separate application from the preliminary plat, and therefore,
was not vested to the King County code. As a result as it relates to wetlands, the
policies in effect at the time of the Dash Pointe submittal will govern. This will require
a 50 foot setback area from the wetland with an additional 15 building setback line on
the adjacent lots. The wetland and setback area will be designated as a separate tract to
be dedicated to the Homeowners' Association upon recording of the plat. Replacement
ratios as based on the King County Code will be a 2:1 mitigation ratio of wetland
creation or enhancement.
Based on review of the plat, except for the 15 foot building setback line adjacent to Tract
B and addressing of mitigation measures, King County policies in effect at the time of
plat application have been met. You have confirmed the wetland boundary out in the
field and, to the extent possible based on available information, have agreed to its
location on the plat.
2. As set out in the preliminary plat conditions, the monitoring will be for a three year
period. Based on State law, the City may not modify preliminary plat conditions by now
enforcing the Federal Way code.
Once required wetland mitigation has been agreed upon, the City will prepare
"Agreement" forms which the applicant will sign, and bonds or Assignment of Funds
will be posted or set aside to ensure completion and maintenance of the wetland
enhancement.
3. In relationship to the wetland vegetation plan, you have reviewed all the studies prepared
for Tract A by del Moral & Associates, the most recent being the April 26, 1994
Wetland Restoration Plan: Dash Pointe Federal Way, Washington. Based on that review,
you have the following recommendations to be incorporated into a final mitigation plan
to be prepared and approved prior to planting.
a) Only native grasses should be seeded in the biofiltration swales and sewer
easement. Clover should not be added to any seed mixture.
b) Fertilizer should not be used in the biofiltration swales or in any wetland
plantings. Where appropriate, use of fertilizers should be limited in all plantings,
although small amounts can be incorporated into the soil within upland pocket
plantings.
c) A detailed enhancement plan based on the 1994 Wetland Report should be
submitted to the City for review prior to construction.
d) The 1995 Wetland Report should be modified in Paragraph 2 of the "General
Overview" to state that the newly discovered wetland may be isolated from other
wetlands except by subsurface flows through porous materials.
e) The 1995 Wetland Report should be revised to describe the wetland area as
depicted on the Wetland & Slide Area Delineation (Preliminary) Drawing, drawn
by G. Glenn, A.C.E., Inc., June 6, 1995.
4. The City's additional comments and questions are the following:
a) When should the enhancement plantings be done?
b) You question whether a subsurface drainage system was installed to stabilize the
interior road. It is our understanding that only a rock blanket was utilized. This
resulted in some filling of the wetland. We have requested that the total size of
the wetland located within Tract B be provided in addition to the size of the area
impacted by the rock blanket stabilization.
c) It is still unclear whether the proposed enhancement of Tract A is adequate,
lacking, or can be used to mitigate for impacts to the wetland within Tract B.
We anticipate that this question can be answered once the "sizes" of the wetland
and impact area are provided by the applicant.
d) If only a rock blanket was installed, it is our understanding from talking to the
geotech engineer used by the City for this project, that this would not affect the
hydrology, and that in the years to come, the wetland vegetation will regrow in
this area. Under these circumstances, should we require a monitoring plan?
I will call you to discuss your October 24, 1995 memorandum and this memorandum, once the
requested information on the size of the wetland within Tract B and the size of the area impacted
have been provided by the applicant.
DASHPNTE\WETLANDS.1
m
MEMORANDUM
ADOLFSON
ASSOCIATES, INC.
TO: Margaret Clark, Senior Planner, City of Federal Way
FROM: Keith Fabing, Wetland Biologist, Adolfson Associates, Inc.
DATE: October 24, 1995
RE: Dash Pointe Preliminary Plat Review (File No. ILA-90-PP11/
King Co. File #S068921)
JOB NO.: 9595-27
The purpose of this memo is to determine the mitigation requirements resulting
from recent wetland fill activity associated with hill slope stabilization activities
located west of 47th Avenue S.W. within the Dash Pointe Preliminary Plat. In
addition, this memo has determined whether mitigation requirements resulting from
this action can be accommodated within the Wetland Restoration h
Pointe. Federal Way_. Washington, (hereafter referred to as the "Restoration Plan")
prepared for M & T Joint Venture by del Moral & Associates, dated April 26,
1994. Finally, this memo will provide review comments on the following
documents as it relates to wetlands associated with the Dash Pointe Preliminary
Plat:
1) Letter to Margaret Clark, City of Federal Way, Department of Community
Development Services, from Brett M. Jacobsen, representing M & T Joint
Venture, April 19, 1995.
2) City of Federal Way Memorandum to Keith Fabing, W & H Pacific, Inc., from
Margaret Clark, City of Federal Way, Department of Community Development
Services, May 3, 1995.
3) W?,tlaud & Slide Area Deline tin w' , drawn by G. Glenn,
A.C.E., Inc., June 6, 1995.
4) Wetland Delineation and Evaluation. Dash Pointe Developmenl., Federal
Washington (Supplemental Wetland _Delin_e Delineation), prepared for J & M Venture
by del Moral & Associates, June 15, 1995.
Conditions, comments and other requirements which apply to wetland related issues
within the Dash Pointe Preliminary Plat are documented below (described in bold),
Environmental Analysis 5309 ShilsholeAve..NW, Seattle. WA 98107 Phone (206)789-9658 Fax(206)789-9684 to
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Margaret Clark, City of Federal Wa.,
October 18, 1995
Page 2
a summary of how each item was addressed (described in normal type), and items
which require further action (described in italics).
Background History
The Dash Pointe project is a proposed subdivision of 30.7 acres into 35 lots for
detached single-family housing. The lot sizes vary from 8,500 to 27,500 square
feet. The project is located generally between 47th Avenue S.W. (if extended) and
Hoyt Road S.W., and generally between S.W. 330th Street (if extended) and the
King County/Pierce County line.
The site lies within the Lower Puget Sound sub -basin of the Puget Sound drainage
basin. Joe's Creek flows across the site from south to north, and Wetland #10 of
Lower Puget Sound has been identified on the property. Water from both of these
features flows into Lorene Lake and then into Puget Sound. The lower portion of
the creek contains spawning and rearing habitat for salmon and trout.
An earlier project, known as Dash Point Heights and located on 18.4 acres of the
subject site, received preliminary plat approval in March 1980. No action was
taken and the preliminary plat approval expired. M & T Joint Venture (Hereafter
referred to as "the applicant") presented King County with a revised plat on
October 9, 1989. The primary modifications included redesign of the internal road
configuration, delineation of wetland boundaries, relocation of the sanitary sewer
easement, and the deletion of 24 lots.
A memo was circulated by the Department of Community Development Services on
March 24, 1994 which states:
"Dash Pointe is an 'A' List project under the King County/Federal Way
Interlocal Agreement. The proposal is vested to the King County regulations in
effect at the time of submittal (November 1988). Only the King County codes,
regulations, and policies in effect when the completed application was submitted
may be used to evaluate the request."
Laura Casey of King County stated that the Draft Sensitive Area Rules "from the
mid-80s" apply to the Dash Pointe Preliminary Plat. In a letter to the applicant
from Margaret Clark of the Department of Community Development Services dated
July 8, 1994, it states in the "Review Comments" section:
"Although your original application is vested to the King County regulations in
effect at the time of the preliminary plat application, the application for a
modification to an approved preliminary plat and all related requests are subject
to the provisions of the Federal Way City Code (FWCC)."
411
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Margaret Clark, City of Federal Wa,
October 18, 1995
Page 3
uildingand Land v 1 m nt File N - , was filed on April 25, 1990.
The resolution states in Section 2 that the Dash Pointe Preliminary Plat is approved
subject to "the conditions and recommendations contained in the King County Staff
Report, titled
Deombex-12, 1989 - Public Hearing (hereafter referred to as "Exhibit A") and
Rep ecommendation to the K' ' , dated February 12, 1990
(hereafter referred to as "Exhibit B"). A memo was circulated by the Department
of Community Development Services on March 24, 1994 which states that
preliminary plat approval was received from the City of Federal Way on May 15,
1990.
A document titled Wetland Delineatioaand_Mitigation Plan: Dash Pointer Federal
Way, Washington (hereafter referred to as the "1989 Report") was prepared by del
Moral & Associates for the applicant on October 9, 1989. This report identified
and delineated the wetland boundaries along the south and west sides of the portion
of the Joe's Creek drainage that occupies the subject property. The 1989 Report
classified the on -site wetland as a Class 2 wetland which required a 50-foot buffer.
Constance Iten of King County Building and Land Development (BALD) completed
a wetland delineation inspection on November 9, 1989. In a memo to Joseph
Miles, Review Engineer dated November 15, 1989, she stated that she found the
wetland boundary delineation to be inadequate in two places. One additional
wetland was described to be "east and upslope of the present mapped wetland
edge. " A second wetland area was identified associated with running water "which
is piped below the sewer easement. " She wanted "to see these areas mapped (upon
confirmation [by del Moral & Associates] and included in Tract A. " A document
titled Wetland Delineation Addendum: Dash Pointe, Federal Way. Washington
was prepared by del Moral & Associates dated December 5, 1989. The west side
of the wetland was revised in the vicinities of Lots 31, 32, 34, 35 and 36. A
delineation was also completed along the eastern wetland boundary.
Wetland Related Comments, Conditions and Other Requirements
1) Joe's Creek is positioned on the eastern side of the proposed development.
Along Hoyt Road S.W., the wetland was described in the 1989 Report as
having been disturbed by road building, extending a variable distance from
the creek bed to the toe of the road fill. Along the western edge, forested
wetland occurs in association with the creek. Approximately half of this edge
had been cleared during 1977 - 1978 for a sanitary sewer intended to provide
connections to 25 existing residences developed south of the subject project.
Much of this cleared portion, dominated by introduced plant species, was
described in the 1989 Report as a wetland that receives ground water from
seeps along the adjacent slope (Exhibit A).
Item 11 of the "Recommendations" section of Exhibit A states that to mitigate
for the loss of vegetation through installation of the sanitary sewer line and
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Margaret Clark, City of Federal W� r
October 18, 1995
Page 4
other past activities, the following conditions which relate to wetland issues
shall be satisfied:
a)"The final engineering plans shall include a vegetative enhancement plan.
The plan shall be subject to the review of the BALD wetland specialist."
A document titledPlan:
Federal Way. Washing= was prepared by del Moral & Associates for the
applicant on February 26, 1990. A second document titled Wetland Restoration
Plan; Dash Pointe, Federal Way. Washington (hereafter referred to as the
"1994 Report") was prepared by del Moral & Associates for the applicant on
April 26, 1994 which supersedes the February 26, 1990 report. Wetland
enhancement measures are proposed for 11 sections east of 47th Avenue S.W.
through addition of native plantings. The following are comments related to the
1994 Report:
�s i) Only native grasses should be seeded in the biofiltration swales and sewer
fix' easement. Clover should not be added to any seed mixture.
ii) Fertilizer should not be used in the biofiltration swales or in any wetland
plantings. Use of fertilizers should be limited in all plantings, although small
amounts can be ' incorporated into the soil within upland pocket plantings.
iii) A detailed landscape plan based on the 1994 Report should be submitted to the
City for review prior to construction.
b) "The biologist [retained by the applicant] shall conduct a, three-year
monitoring program. The site will be evaluated at least twice a year to
evaluate the survival and growth of the planted vegetation. An annual
report will be prepared and submitted to BALD for review and approval."
A three-year monitoring program is included in the 1994 Report. The Federal Way
City Code (FWCC), Section 22-1358(e)(1) states that a mitigation plan shall include
a "monitoring program for a minimum of five years." A memo was submitted to
Bret Jacobsen of Tucci & Sons from Margaret Clark of the Department of
Community Development Services on September 1, 1994 which states:
"Prior to final plat approval, an agreement to install wetland enhancement
must be entered between the City and the applicant to cover installation of
wetland mitigation plantings, required evaluations, and monitoring."
Submittal of the 1994 Report satisfies this requirement.
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Margaret Clark, City of Federal W� . "
October 18, 1995
Page 5
The annual monitoring reports will be submitted to the City of Federal Way for
review and approval. I it to this portion of
the Dash Pointe Preliminary Plat, the monitoring program must be implemented for
a minimum of five years.
2) A memo was completed by Susan Meyer of W & H Pacific, Inc. for Stephan
Clifton of the Department of Community Development Services and Pearl
Kronstad of the Public Works Department dated July 10, 1991 which states that
"a total of four seep areas were observed on the hillside above the sewer
easement" and that "only two seeps have been identified on the Plat drawings."
It wasrecommended in this memo that:
"the two additional seeps be delineated and a subsequent wetland report be
submitted to the City."
In a memo to Margaret Clark of the Department of Community Development
Services from Susan Meyer of W & H Pacific, Inc. dated August 3, 1994, Ms.
Meyer states:
"The two additional seeps that I had previously observed from the sewer
easement could 'not be found. "
No further action is required.
3) A list of wetland -related documents was reviewed by Susan Meyer of W & H
Pacific in July 1994. The purpose of the review was to determine if
preliminary plat conditions have been met. Susan responded in a memorandum
dated August 3, 1994 in which she indicated that there appeared to be additional
wetlands not specifically identified before within and adjacent to Lots 30, 31,
32, 33 and 34. In a correspondence dated October 26, 1994, the City of
Federal Way gave the applicant a one year extension to allow preparation of a
wetland delineation for the newly discovered wetlands.
An on -site, meeting was conducted by the City of Federal Way with the
applicant and their wetland and geotechnical consultants on May 15, 1995. At
this field meeting, the following items were requested to be addressed in
relation to wetland issues. These items were provided in a memo to me (at
W & H Pacific, Inc.) dated May 17, 1995. The following is a list of the
information requested in the May 1995 memo:
a) An accurate delineation of the wetland must be submitted. The size of the
wetland must be provided.
Two items were provided to address these items:
A.
Tw
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Margaret Clark, City of Federal W,
October 18, 1995
Page 6
i) Wetland Delineation and Evaluation, Dash Pointe Development, Federal Way.
Washington (Supplementai Wetland Delineation), prepared for the applicant by
del Moral & Associates, June 15, 1995 (hereafter referred to as the "1995
Wetland Report").
ii) Wetland & Slide Area Delineation (J!reliMinary_)_Draw n�, drawn by G. Glenn,
A.C.E., Inc., June 6, 1995.
A field inspection was completed on July 5, 1995 to confirm the revised wetland
delineation for the above referenced additional wetlands which were not previously
identified. Other on -site wetlands were identified in the following two documents:
i) Wetiand Delineation and MitigationW
W ashinglo, prepared for the applicant by del Moral & Associates, October 9,
1989.
ii) Wetland DglineationAddendum: Dash Point. Fedgral Way, Washington.
prepared for the applicant by del Moral & Associates, December 5, 1989.
Other on -site wetland boundaries associated with the Dash Pointe Preliminary Plat
were not reviewed or verified in the field during this field inspection. The newly
identified wetland boundaries were'inspected and found to be consistent with the
wetland delineation criteria identified in the 1989 FedeEal Manual for Identifying
d Delineating Jurisdis i nal Wetlands. -
The 1995 Report fails to meet the requirements of the FWCC, Section 22-1356(b)_
The following items were not included in the report:
i) The wetland classification (U.S. Fish and Wildlife Service "Classification of
Wetlands and Deepwater Habitats in the U.S.").
ii) A list of observed wildlife species, using both scientific and'common names,
and a description of their relative abundance.
If it is determined that the FWCC applies to this portion of the Dash Pointe
Preliminary Plat, the two items above must be addressed in a revision of the 1995
Report.
b) It has not been resolved yet whether this portion of the project will be
vested to King County regulations or whether Federal Way regulations will
govern. This has implications for buffer widths and wetland replacement
ratios.
In a letter to the applicant from Margaret Clark of the Department of Community
Development Services dated July 8, 1994, it was stated that "the application for a
modification to an approved preliminary plat and all related requests are subject to
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Margaret Clark, City of Federal W. l
October 18, 1995
Page 7
the provisions of the Federal Way City Code (FWCC)." If this applies, the
replacement ratio for forested wetlands with at least 20 percent of the surface area
covered by woody vegetation, shall be a minimum of 3:1.
If the vested King County Draft Sensitive Areas Rules from the mid-1980's apply,
Laura Casey of King County stated on October 23, 1995 that a Class 2
classification would apply if the wetland is one acre in size or greater, requiring a
50-foot buffer and a 2:1 mitigation ratio of wetland creation 2r enhancement. A
Class 3 classification would apply if the wetland is less than one acre, requiring a
25-foot buffer and a 3:1 mitigation ratio.
Does the FWCC apply to the wetland fill activity associated with the steep slope
stabilization? Please provide clarification.
c) If it is determined that the entire hillside must be stabilized, what will the
effects of dewatering and stabilizing these -slopes be on the wetland?
Only portions of the hillside were stabilized'. Wetland areas directly impacted by
slope stabilization measures were filled. Hydrologic impacts to the wetland area
located upslope of the stabilized area are unknown at this time. Observations of the
wetland were made my myself during the site visit completed in May and July 1995
noting saturation to the surface in much of the wetland area below the upper portion
of the wetland. Water was observed dripping and flowing down the hillside.
A letter to Brett Jacobsen of Tucci & Sons, Inc. from Brad Biggerstaff of
GeoEngineers, Inc. dated June 15, 1995 recommended installation of a subsurface
drainage system consisting of a cutoff or curtain drain connected to a tight line to
direct the water to an appropriate discharge point. The drain was recommended to
be installed at or near the headscarp of the landslide, just below the seepage zone,
and generally run in a north/south direction. Installation of this system could
significantly reduce hydrologic connection to wetlands located downgradient of the
system along the hillside. It is unknown if this system was installed.
Subsurface hydrology in the wetland area located upslope and downslope of the
edge of the forested area should be monitored during each monitoring field
s investigation for modifications from groundwater levels observed prior to slope
stabilization. If the above referenced subsurface drainage system was installed,
monitoring should be completed upslope and downslope of the cutoff/curtain drain.
d) If the wetland will be reduced in size or disappear completely, where will
the replacement wetlands be located?
The wetland has been reduced in size by an undetermined amount. An area was
estimated to be approximately 0.03 acres (1,161 sq. ft.) in size based on a hand
drawn sketch provided by GeoEngineers, Inc. on August 30, 1995. The 1995
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Margaret Clark, City of Federal W i ,
October 18, 1995
Page 8
Wetland Report proposes a wetland creation area on the east side of Joe's Creek
above the floodplain near the toe of the slope leading down from Hoyt Road. The
report states that this site could be converted to forested wetland up to 5,000 sq. ft.
in size "by leveling and placing a slight berm to, hold groundwater. " If the FWCC
applies to this situation, a wetland creation area approximately 3,480 sq. ft. in size
could be created in this area (subject to providing on -site groundwater data).
Provide a survey of the slope stabilization boundaries and determine the precise
area (sq. ft.) of filled wetlands to determine precise mitigation requirements. If the
Joe's Creek site is utilized for wetland creation, provide groundwater data which
demonstrates that sufficient hydrology exists to create a self-sustaining wetland
ecosystem.
e) How would the creation of new wetlands and their associated buffers
affect the remaining lot?
ILThe precise boundaries of the proposed wetland creation area is unknown.
�ayLA " � Provide specific boundaries and buffer area for the proposed wetland creation area.
P—
i,r Additional comments on the 1995 Wetland Report are listed below:
4) In paragraph 2 of the "General Overview" section, it states that the newly
discovered wetland "is isolated from other wetlands except by subsurface flows
through porous materials." Only the U.S. Army Corps of Engineers, Seattle
District can determine if a wetland is "isolated."
Revise the above referenced statement to state that the wetland "may be isolated
from other wetlands except by subsurface flows through porous materials. "
5) In paragraph 2 in the "Hydrology" section, the report states that "the wetland
does not appear to have extended below a line drawn from F1-F2-F3-F7-F13-F14-
F-18-F19-F23-F24-F28-F32-F33-F36-F37." It was communicated to Mr. del
Moral after the July 5, 1995 field inspection that wetland conditions existed below
this line. The wetland boundary was revised by Mr. del Moral and is accurately
depicted in the Wetland & Slide Area Delineation Preliminary)Drawiiag, drawn by
' G. Glenn, A.C.E., Inc., June 6, 1995.
Please revise the report to describe the wetland area as depicted on the Wetland
Slider a DelineatLQn mina Drawing, drawn by G. Glenn, A. C. E. , Inc.,
June 6, 1995. Provide the precise area (sq. ft.) of the wetland in the report.
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Margaret Clark, City of Federal Wu,
October 18, 1995
Page 9
6) The alignment of 47th Avenue S.W. encroaches on the 100-foot wetland buffer
setback for the newly delineated wetland.
Given that the roadway cannot be realigned at this time, I recommend that wetland
and wetland buffer enhancement mitigation measures be applied to this wetland.
This can be completed through wetland and wetland buffer plantings of native
wetland and wetland associated vegetation within the wetland and the wetland
t� buffer. These plantings may also serve to further stabilize wetland and wetland
buffers soils subject to failure and erosion.
7) Additional comments relating to sensitive areas within the Dash Pointe
Preliminary Plat are addressed in the "Compliance With Preliminary Plat
Conditions" section of a memo to Brett Jacobsen of Tucci & Sons from Margaret
Clark of the Department of Community Development Services, dated September 7,
1994.
Please refer to the above referenced document to account for additional
requirements which apply to sensitive areas associated with the Dash Pointe
Preliminary Plat.
Thank you for assisting me on reviewing the history of this project. If you have
any questions of if I can be of further assistance on the Dash Pointe project, please
call me at 789-9658.
7
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M & T Joint Venture
4224 WALLER ROAD EAST
TACOMA, WA 98443
206-922-6676
September 21, 1995
Margaret H. Clark
City of Federal Way - Community Development
33530 - 1st Way South
Federal Way, WA 98003-6210
Dear Margaret:
SUBJECT: DASH POINTE SLOPE REPAIR INAL PLAT
Please find the attached September 18, 1995 letter from Geo Engineers stating that the
slope repair work has been completed in accordance with their recommendations. Per
our September 15, 1995 conversation, the City concurs with William T. Lynn's opinion
that SEPA is not necessary for this work as stated in his September 5, 1995 letter to you.
If you or Julie Venn have any questions or comments regarding the revised final plat
map, submitted on September 15, 1995, or any other final plat issues please call me at
922-6676.
Y,
7 VENTURE
acobsen
BMJ:jm
Enc.
cc: illiam T. Lynn, Esq.
bmj jam\dadVntl.doc
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09/21/95 14:24 121 206 471 0521 GEOENGINEERS INC R 002
Geo-O��- EnOneers
Tucci & Sons, Inc.
4224 Waller Road
Tacoma, Washington 98443
Attention: Mr. Brett Jacobsen
September 18, 1995
Summary Letter
L;mdslide Repair
Dash Point at Stonebrook
pederal Way, Washington
File No_ 1387-011 T03
Geotechnicnt,
Geoenvironmental and
Geologic Services
This letter sumtnari= our observations of the landslide repair at the Dash Point at
Stonebrook subdivision a a Federal Way, Washington. We performed subsurface explorations at
the site in July 1995, did several geological site reconnaissances at various times and monitored
the reTairs of the landslide areas in September 1995.
The disturbed soils in the slide areas were excavated and quarry rock spalls were placed
over the excavated areas to form a blanket. The rock was tracked into place and generally
conforms to the adjacent grades. Additional rocic;was placed in the road -side ditch below the
slide areas to control erosion.
Based on our observations, it is our opinion that the landslide repairs have been made in
general accordance with our recounnendations.
4 O b.
GmEngiumm. b1c.
6240T;nxwnd Mall Blvd.5uitc;',18
Tminu, WA 98409
Tcic.-phnne CLOG 471.0/9
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09/21/95 14:24 $1 206 471 0521 GEOENGINEERS INC
TucCi & Sons, Inc.
September 21, 1995
Pagc 2
We trust that the foregoW information meets your present needs. Should you have need
- of additional information, pleasc call.
005
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Documcnt ID: 1387011.LTR
Two copies submitted
Yours very may,
ue ltimglneems, ulc_
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Arad P. iggcr
S r cologist
Gary Hendcrson
Principal
p c a F n g i n c e r a Pile No. 1367-011-1U3
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LAW OFFICES
GORDON, THOMAS, HONEYWELL, MALANCA, PETERSON 9 DAHEIM
TACOMA OFFICE
2200 FIRST INTERSTATE PLAZA
POST OFFICE BOX 1157
TACOMA, WASHINGTON 98401-1157
(206) 572-5050
FACSIMILE (206) 572-4516
REPLY TO TACOMA OFFICE
WILLIAM T. LYNN
September 5, 1995
Margaret H. Clark
City of Federal Way
Community Development
33530 - 1st Way South
Federal Way, WA 98003-6210
Re: Dash Pointe Slope Repair
Dear Ms. Clark:
SEATTLE OFFICE
ONE UNION SQUARE
600 UNIVERSITY, SUITE 2101
SEATTLE, WASHINGTON 98101-4185
(206) 447-9505
FACSIMILE (206) 622-9779
I am writing this letter at the request of M & T Joint Venture concerning the
SEPA issues that relate to the above -referenced work. As I understand it, the City has
already determined that the maintenance and repair of the roadway is not work which
requires any approval by the City. Of course SEPA only applies where government
takes "major actions." RCW 43.21C.030(2)(c). An "action" only occurs where the
government licenses or approves a specific project. WAC 197-11-704. If there is
some work which does not require any government action, SEPA is not triggered and
there is no need to find an exemption from that statute.
I hope this clarifies our position. If you have any questions or comments,
please feel free to contact the undersigned or Brett Jacobsen at M & T Joint Venture.
Very truly yours,
William T. Lynn
WTL: fto
cc: Brett Jacobsen
[fA952480.113]-1
I - ,
M & T Joint Venture
4224 WALLER ROAD EAST
TACOMA, WA 98443
206-922-6676
September 1, 1995
Margaret H. Clark
City of Federal Way - Community Development
33530 - 1st Way South
Federal Way, WA 98003-6210
Dear Margaret:
SUBJECT: DASH POINTE SLOPE REPAIR
This letter is written to confirm our conversation today. As we discussed, the City is
allowing us to complete the slope stabilization as submitted by Geo Engineers and
approved by your geologist, Ed Heavey. This work will begin immediately.
The question regarding potential mitigation on this issue is in the process of being
reviewed. A letter is forthcoming from William T. Lynn for your review, which should
allow completion of this plat without further mitigation.
We appreciate your assistance on the issue. If you need any further information please
call me at 922-6676.
F9
T,JOINT VENTURE
BMJ:jm
Enc.
cc: William T. Lynn, Esq.
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Geo=Engineers
LETTER OF TRANSMITTAL
To: City of Federal Way
Community Development
33530 1st Way South
Federal Way, Washington 98003-6210
Attention: Margret H. Clark
Regarding: Maps
We are sending: ® Attached
6240 Tacoma Mall Blvd., Suite 318
Tacoma, Washington 98409
Telephone: (206) 471-0379
Fax: (206) 471-0521
Date: August 30, 1995
File:
❑ Under Separate Cover
Copies
Date
Description
01
08/30/95
Maps of Wetlands
These are transmitted as checked below:
® For Your Use
❑ For Review and Comment
Remarks:
Copy To:
® As Requested ❑ Returned
❑ Other (see remarks)
Signed "' , -4
ful Bradly P. Biggerstaff
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LANDAU*
ASSOCIATES, w
INC. CONFIRMATION COPY OF DOCUMENT
Environmental and Geotechnical Services PREVIOUSLYTRAHSMIMO BY FACSIMILE MEMORANDUM
TO: Margaret Clark, City of Federal Way
FROM: Edward J. Heavey
DATE: August 28, 1995
RE: PROPOSED SLIDE REPAIR
DASH POINTE PLAT
FEDERAL WAY, WASHINGTON
This memorandum presents our review comments on the proposed repair of the slope
along 47th Avenue SW within the Dash Pointe Plat located in Federal Way, Washington.
At your request, we have reviewed the proposed slide repair scheme developed by
GeoEngineers, which was transmitted to use by GeoEngineers by facsimile on August 25, 1995.
The proposed method of repair consists of removing the slide debris from the slope, excavating
the area to a depth of about 2 feet below existing grades, and placing a rock blanket. The rock
blanket will consist of quarry spalls with a maximum dimension of 2 ft. In our opinion, the
proposed method of repairing the slope is acceptable.
Thank you for the opportunity to be of continued service to the City of Federal Way on
this project. If you have any questions, please contact me at (206) 926-2493.
EJH/ejh
No. 238008.10
08/28/95 D:\WPDOCS\PROJECTS\FEDWAY\DASHPNT.MEM
LANDAU
ASSOCIATES,
INC.
Environmental and Geotechnical Services
July 20, 1995
Margaret H. Clark
City of Federal Way - Community Development
33530 - First Way South
Federal Way, Washington 98003-6210
RE: PRELIMINARY GEOTECHNICAL REVIEW
DASH POINTE PLAT
FEDERAL WAY, WASHINGTON
Dear Ms. Clark:
This letter summarizes Landau Associates Inc.'s preliminary assessment of geotechnical
issues and concerns regarding the western slope of proposed 47th Avenue SW, in the 33000 to
33300 block. Our assessment is based on a brief July 12, 1995 site visit, a review of site plans
prepared by Technical Services Unlimited, review of several reports prepared for the project by
Terra Associates, Inc., GeoEngineers, Inc. and del Moral & Associates, review of other
documents, and discussions with representatives of Tucci & Sons, Inc. and GeoEngineers.
Information reviewed by Landau Associates is listed in the attached Table 1.
Review of documents issued by King County indicate that a steep slope survey and a soil
and groundwater survey were required. These reports were not reviewed by Landau Associates.
If prepared, these documents may contain pertinent information regarding the landslide.
BACKGROUND INFORMATION
We understand from our discussions with Mr. Brett Jacobsen of Tucci & Sons, and Mr.
Brad Biggerstaff of GeoEngineers, that shortly after the road cut was made in 1994 a small slump
developed on the cut slope above the roadway (Lot 31). GeoEngineers was retained by Tucci
& Sons to investigate the slump and provide recommendations for repair. GeoEngineers noted
that the slump occurred in laminated and fractured silt/clay, and repair could be achieved using
one of several alternatives. GeoEngineers postulates the slump was a result of localized stress
release.
During the investigation by GeoEngineers, a larger/older landslide scarp, with about 12
to 18 inches of vertical offset, was identified near the western property line of Lots 30 through
34. GeoEngineers excavated three backhoe test pits along the common property line between
Lots 32 and 33 to observe subsurface conditions. In the two test pits excavated downslope of
WORLD TRADE CENTER • 3600 PORT OF TACOMA ROAD • SU ITE 501 • TACOMA, WA 98424 • (206) 926-2493 • FAX (206) 926-2531
EDMONDS: (206) 778-0907 • FAX (206) 778-6409 / SPOKANE: (509) 327-9737 • FAX (509) 327 9691
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the landslide scarp, TP-1 and TP-2, about 6 to 8 feet of disturbed sand and silty sand, identified
as landslide debris, was noted to overlie glacially -consolidated silt. Heavy groundwater seepage
was encountered at the contact between the sand and the glacially -consolidated silt. The contact
between the sand and silt was estimated to dip eastward (toward the road cut) at about 6 to 8
degrees. According to GeoEngineers, the test pit excavated upslope of the landslide scarp, TP-3,
did not encounter landslide debris. TP-3 extended to a depth of 22 ft and did not encounter the
silt.
Terra Associates, Inc. reported in their June 15, 1990 report that about 7 feet of disturbed
soil, interpreted as ancient landslide debris, was encountered in a test pit excavated in this
general area. Terra Associates did not note the landslide scarp at the time of their investigation.
Based on their explorations to date, GeoEngineers postulates that slope movement
occurred within the last few years was a result of reactivation of an older landslide, and that
additional movement is possible. GeoEngineers does not directly associate the road shoulder
slump with this older movement, and does not estimate how many years ago the older slide
may have moved. Mr. Biggerstaff indicates that, in his opinion, the potential landslide plane for
the larger slide is within the upper portion of the glacially -consolidated silt, well above the
roadway level.
To stabilize the larger landslide, GeoEngineers recommends installing a cutoff drain
above the landslide scarp to intercept subsurface flow along the contact of the sand and glacially -
consolidated silt. Discussions with Mr. Biggerstaff indicate that the cutoff drain is to extend
through the sand into the underlying glacially -consolidated silt. Water collected from the drain
is to be tightlined downslope into the storm drainage system. Groundwater which would be
intercepted by this drain currently feeds the wetlands on Lots 30 through 34.
CONCLUSIONS AND RECOMMENDATIONS
Based on Landau Associates review of available geotechnical information, and
discussions with GeoEngineers, there is not currently sufficient evidence to determine the lateral
and vertical extent of the larger landslide zone. The larger landslide on the hillside above the
proposed extension to 47th Avenue SW could be shallow, as postulated by GeoEngineers, or
could be part of a larger feature. There is no evidence that the landslide is currently undergoing
movement or has moved in the recent past (eg. since the road cut was made).
If the landslide is a shallow feature as postulated by GeoEngineers, a cutoff drain
installed upslope of the landslide scarp (as proposed by GeoEngineers) should effectively
2
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stabilize the landslide, providing that the cutoff drain penetrates fully into the glacially -
consolidated silt. If the cutoff drain does not fully penetrate into the glacially -consolidated silt,
groundwater will flow beneath the drain and may contribute to future movement. With a fully
penetrating cutoff drain, it should be expected that the identified wetlands on Lots 30 through
34 will dry up. If the landslide is part of a larger feature, the cutoff drain may have some affect
in reducing potential instability of the slope, and will likely dry up the wetlands.
The current roadway right-of-way is limited to a fixed width and, according to the
documents we reviewed, has no provisions for slope ownership or easements, either up- or
down -slope of the right-of-way. In our opinion, the City should evaluate this situation since cuts
and fills associated with the road currently extend into individual lots. Also, the cut appears to
be higher than shown on the plans. Irregardless of landslide conditions, any maintenance
associated with these slopes will be hindered by the presence of private improvements on land
which the City does not control.
If the landslide is shallow, confined to private property (entirely upslope of the roadway
right-of-way), and no remedial measures are taken to stabilize the slope (other than drain
installation), and assuming the City accepts the roadway and takes possession of the slopes or
gets slope easements, the property owner(s) should be notified of the potential threat of slope
movement. The private property owner(s) will need to monitor the landslide and perform
repairs as needed. Even with installation of the cutoff drain, small slumps may continue to
occur along the face of the cut and the City should anticipate some minor slope repairs in the
future.
If the landslide is part of a larger feature and the slide plane extends beneath the
roadway, or involves a significant portion of the cut slope above the roadway, (again assuming
the City accepts the road and has title to or gets easements on adjacent slopes) continued repair
and upgrade of the roadway may be needed, depending on the degree of future movement.
Property owners upslope of the slide should be notified of the potential threat of slope
movement. Downslope development may also need to be restricted if the slide extends into
individual lots. Stabilization of the slope may require construction of a retaining structure or
a toe berm. In addition, some changes to road design may be needed to account for future
movement. These include, but are not limited to, lining of ditches to prevent infiltration of
water, flexible utility connections, drains and check dams in utility trenches, and possible
relocation of utilities.
3
LANDAU ASSOCIATES, INC.
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Due to the number of current unknowns, we recommend that the City of Federal Way
take the following initial steps:
1) Allow repair of the small slump on the cut slope above the roadway.
2) Require the developer to provide a better delineation of the vertical and horizontal
extent of the landslide mass. This may involve borings to identify the slide plane.
3) Investigate what form, if any, the City will want to control adjacent slopes.
4) Develop a strategy to deal with either a shallow slide on private property, or a larger
slide which may extend under the road or into the upslope cut.
5) Begin to develop a position with regard to drain installation vs. wetland impacts.
6) Inform the developer that the City may not want to accept the roadway if the
landslide involves the cut slope or roadway, and there is a threat of future movement
which could cause the City to expend resources for road maintenance.
Once the horizontal and vertical extent of the landslide is known, the City will be in a better
position to assess the landslide and its impact to the development and roadway. A better
assessment of the need for the cutoff drain can also be made at that time.
We trust this letter supplies the necessary preliminary information to assist the City in
it's evaluation of slope issues along the proposed extension to 47th Avenue SW. If you have any
questions, please call.
EJH/WDE/mjp
No. 238008.10
07/20/95 D:\WPDOCS\PROJECTS\FEDWAY\DSHPOIIVT.LTR
4
LANDAU ASSOCIATES, INC.
By:
Edward J. Hea , P.E.
Senior Project Engineer
and
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William D. Evans, CPG
Associate
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TABLE 1
CORRESPONDENCE
Administrative Guidelines Building Setbacks from Hazardous Slopes on Plats and Short Plats.
by King County Building and Land Development Division, dated February 1, 1987.
Preliminary Report to the Zoning and Subdivision Examiner, Proposed Plat of Dash Point,
December 12, 1989, File No. 689-21, Proposed Ordinance No. 89-874.
Report and Recommendation to the County Council, Proposed Plat of Dash Point, File No. 689-
21, Proposed Ordinance No. 89-874, February 12, 1990.
Geotechnical Engineering Study, Proposed Dash Pointe Plat, 33000 - 33300 Block 47th Avenue
SW Federal Way Washington prepared by Terra Associates, Inc for M & T Joint Ventures, dated
June 15, 1990 (Project No. T-1025-3).
Letter dated November 30, 1993 to Mr. David Morrison of Parklane Ventures from the City of
Federal Way regarding: Road Standards Variance.
Letter dated August 31, 1994 to Tucci & Sons from GeoEngineers regarding small slump on the
road cut and the larger landslide on Lots 30 through 34
Memorandum dated September 7, 1994 to Mr. Brett Jacobsen of Tucci & Sons from the City of
Federal Way regarding: Application for Final Plat Approval for Dash Pointe -- interlocal
AgEegment ",A" List Item, King_County File No. 689-21, Federal Way File No. ILA-90-PP11.
Letter dated April 12, 1995 to Tucci & Sons from GeoEngineers regarding stabilization of the
landslide on Lots 30 through 34.
Draft test pit logs TP-1 through TP-3, for test pits excavated along property lone of Lots 32 and
33 of Dash Pointe Plat by GeoEngineers on July 8, 1994
Letter dated April 17, 1995 to Mr. David W. Morrison and Mr. Brett Jacobsen form del Moral &
Associates regarding: Dash Pointe -- Newly Discovered Wetland -- Final Revision.
Memorandum dated May 17, 1995 to Margaret Clark of the City of Federal Way from Ron
Garrow of the City of Federal Way regarding: Dash Pointe Plat New Wetlands.
Letter dated May 24, 1995 to Margaret Clark of the City of Federal Way from Brett Jacobsen of
Tucci & Sons regarding: Preliminary Plat of Dash Pointe.
Letter dated June 26, 1995 to Margaret Clark of the City of Federal Way from M & T Joint
Venture regarding: Dash Pointe Slide Issue.
Letter dated June 15, 1995 to Tucci & Sons from GeoEngineers regarding slope stabilization on
Lots 30 through 34.
5
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Wetland Delineation and Evaluation, ,Dash Pointe Development, Federal Way Washington,
prepared by del Moral & Associates, dated June 15, 1995.
Letter dated June 26, 1995 to Tucci & Sons from GeoEngineers regarding stabilization of the
landslide on Lots 30 through 34.
DRAWINGS
Roads and Drainage Plan and Profile Sheet 1 of 7, by Technical Services Unlimited, dated
February, 1990
Erosion and Sedimentation Control Plan, Sheet 5 of 7, by Technical Services Unlimited, dated
February, 1990
Index Map, Section 14 T21N/R3E (Kroll Map #723W), Mapped by Nies Mapping Group, Inc.
dated September, 1990.
Wetland & Slide Delineation Sheet 1 of 1, by A.C.E. Construction Services, dated June 5, 1995
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CITY OF FEDERAL WAY
Mayor Community Development
Debra G. Ertel 31130 28th Avenue South
Federal Way. WA 98003-5006
City Manager (206) 941-1555
J. Brent McFall
August 13, 1990
Jim Sanders, Development Engineer
King County B.A.L.D.
3600 136th Place SE -
Bellevue, WA 98006-1400
RE: SUBDIVISION ACTIVITY UNDER THE INTERLOCAL AGREEMENT
EXHIBIT "A" & "B" LIST ITEMS STATUS REPORT.
Dear Jim:
Council Members
Mary E. Gates
James V. Handmacher
Joel R. Marks ---
Robert E. Stead
Lynn J. Templeton
James E. Webster
In response to your July 25, 1990 letter, I am writing to
clarify the status of subdivision activity for subject plats.
According to attachment "A" of the interlocal agreement between
King County and the City of Federal Way, the following
preliminary plats and short plats were identified to be
transferred to the City of Federal Way for further processing:
SHORT PLATS - EXHIBIT "A" ITEMS
1. Lucas New Concept Homes - KC # S89S0181
Status: SEPA determination issued August 8, 1990 by the
City of Federal Way. April 24, 1990 letter to Ned
Landford authorizes King County to further process
the short plat (once comment and appeal periods end
September 5, 1990). Now on "B" list as a result of
letter.
2. Randall Short Plat - KC # S89SO408
Status: SEPA determination issued July 27, 1990 by the City
of Federal Way. April 24, 1990 letter to Ned
Langford authorizes King County to further process
the short plat (once comment and appeal periods
end, August 25, 1990). Now on "B" list as a result
of letter.
Jim Sanders
August 13, 1990
page 2
3. Wagenhals Short Plat - KC # S89S0230
Status: Federal Way is processing this application.
Remains an "A" list item.
4. Matlands Investment - KC # S89S0288
Status: -Returned to King County -for further processing per
April 24, 1990 letter to Ned Langford. Now on list
"B" as a result of letter.
5. 34815 Pacific Highway South - KC # S8950941
Status: This short plat has been withdrawn by applicant.
6. Henry Dunn Short Plat - KC # S89S0407
Status: Federal Way is processing this application.
Remains an "A" list item.
SHORT PLATS - EXHIBIT "B" ITEMS
1. Lucas New Concept Homes - KC # S8980181
Status: See item 1 above under short plats (exhibit "A"
items).
2. Randall Short Plat - KC # S89SO408
Status: See item 2 above,under short plats (exhibit "A"
items).
3. Matlands Investment - KC # S89S0288
Status: King County is currently processing.
PRELIMINARY PLATS - EXHIBIT "A" LIST ITEMS
1. Bellacarino Woods - KC # 5108923
Status: Requires pre -plat hearing by Federal Way hearing
examiner. Federal Way has not begun processing.
Jim Sanders
August 13, 1990
page 3
2. Parkwood Campus - KC # S128924
Status: Federal Way has begun the processing for pre -plat
hearing before the Federal Way hearing examiner.
3. Cedar Cove - KC # s89P0045
Status: Requires-SEPA appeal hearing by Federal Way hearing
examiner. Federal Way has not begun processing.
4. Forest Ridge - KC # S89P0046
Status: Federal Way has begun the processing for SEPA
appeal hearing before the Federal Way hearing
examiner.
5. Campus Park - KC # S89P0057
Status: Federal Way City Council approved preliminary plat,
resolution # 90-39 on August 7, 1990. Federal Way
will continue processing this application.
6. Mirror Glen Division III - KC # S89P0067
Status: Requires SEPA appeal hearing. Federal Way has not
begun processing.
7. Centennial Estates Division II - KC # 89P0073
Status: Requires SEPA determination. Federal Way has not
begun processing.
8. Campus Glen - KC # S89P0114
Status: Requires SEPA determination. Federal Way has not
begun processing.
9. Park Place Vista - KC # S89PO129
Status: Requires SEPA determination. Federal Way has not
begun processing.
Jim Sanders
August 13, 1990
page 4
10. Campus Ridge - KC # S89P0016
Status: Federal Way City Council approved resolution
# 90-37 on June 19,'1990. Federal Way will
continue processing this application.
11. Dash Pointe - KC # 5068921
Status: According to the interlocal agreement, any permits
or land use applications that are not listed on
exhibit "B" but were filed prior to incorporation,
shall be treated in the same manner as exhibit "A"
items. Dash Pointe is such an item. List "A" and
"B" put together at the time of incorporation, did
not include the pre -plat of Dash Pointe.
Therefore, Dash Pointe is considered an "A" list
item.
Federal Way City Council approved preliminary plat
resolution # 90-26 on May 15, 1990. Federal Way
will continue processing this application.
PRELIMINARY PLATS - EXHIBIT "B" LIST ITEMS
1. Soundview Manor - KC # S89P0030
Status: Federal Way City Council approved preliminary plat
resolution # 90-32 on June 5, 1990. Before
Soundview Manor can be returned to King County for
further processing, applicants and the City must
resolve one issue (access to plat) by August 15,
1990 according to condition (G) of the resolution.
We will notify King County when this issue is
resolved.
2. Grouse Point III - KC # 89P0062
Status: Federal Way City Council approved preliminary plat,
resolution # 90-33, on June 5, 1990. Plat map and
related files have been returned to Ned Langford of
King County for further processing according to .
the interlocal agreement (see letter dated July 10,
1990).
Jim Sanders
August 13, 1990
page 5
3. High Point Park III - KC # S89P0049
Status: Requires SEPA appeal hearing. King County has not
completed SEPA appeal staff report. June 4, 1990
letter from King County indicates that "project is
on hold pending submittal of variances from KCRS."
4. Mirror Lake Terrace - KC-0 S89P0053
Status: Requires SEPA appeal hearing. June 4, 1990 letter
from King County indicates that "the staff report
has not been completed. Preliminary review has
begun on the project. The staff report has been
started."
5'. Dumas Bay Ridge - KC # 89P0053
Status: Requires SEPA determination. Federal Way City
Attorney is currently reviewing application to
determine if withdrawal of rezone by applicants
renders application void. The City of Federal way
will notify King County when a decision is made.
6. Park at English Gardens, The - KC # S89POI01
Status: Requires SEPA determination. King County has
requested additional information from applicant per
letter from Rich Hudson to Lisa Pringle (4-13-90).
7. Redondo Firs - KC # S90P002
Status: Requires SEPA determination: June 4, 1990 letter
from King County states, "the project will.be
assigned to a planner and engineer on June 6, 1990
in order to begin review of project."
8. West Campus Office Park #'5 - KC # S89P0074
Status: Federal Way does not have any file for this plat.
Status unclear.
Jim Sanders
August 13, 1990
page 6
According to your July 25, 1990 letter, you indicated that a
number of projects were not correctly identified and that the
following plats should be included on list "A":
a Dash Pointe
b) Dumas Bay Ridge
c) Grouse Pointe Division 3
d) High Point Park Division 3
e) Mirror Lake Terrace
f) Park at English Gardens, The
g). Redondo Firs
h) Soundview Manor
i) West Campus Office,Park # 5
The preliminary plats listed above (excluding Dash Pointe) were
on list/exhibit "B" at the time the interlocal agreement was
adopted. Unless the City decides to process these plats, items
(b) through (i) shall remain on the exhibit "B" list. Please
continue the review of "B" list items as required under the
interlocal agreement until the City notifies King County to do
,otherwise.
All subdivision activity previously identified under exhibit "A"
shall continue to be processed by the City of Federal Way.
Currently, I am processing all list "A" preliminary plats (items
1-4 and 6, pages 2-4) requiring a hearing before the Federal Way
Hearing Examiner in the same order as scheduled in King County.
Projects requiring a SEPA determination shall be processed
following pre -plat hearings.
I hope this helps clarify the status and position of the City
regarding subdivision activity under the interlocal agreement.
If you have any questions, please call me at 941-1555.
Sincere ,
Step n Clifto
Senior Planner
cc: Brent McFall - City Manager, Federal Way
Ken Nyberg - Assistant City Manager/Director of
Community Development, Federal Way
Kathy McClung - Permit Manager, Federal Way
Ned Langford - Subdivision Supervisor, King County B.A.L.D.
Lisa Pringle - Supervising.Planner, King County B.A.L.D.
Ralph Colby - Mgr. Technical Services, King County B.A.L.D.
Barbara Questad - SEPA Coordinator, King County B.A.L.D
SANDERS.LTR/SCLIFTON,sc\9009/bk
O
King County
Building & Land Development Division
Parks, Planning and Resources Department
3600 - 136th Place Southeast
Bellevue, Washington 98006-1400
July 25, 1990
TO: Stephan Clifton, Senior Planner
City,of Federal Way
FM: J m ders, Development Engineer
RE: Assigned County Praiect_s_
Thank you for clarifying a couple of projects which Federal Way
has asked the county to process. Based on our July 23, 1990
discussion and subsequent discussions with county staff, some
confusion still exists as to which projects we are to continue
processing.
As a result, I compiled a more current listing of subdivision
activity in Federal Way. As I understand it, a number of
projects to be processed by the city were identified in the
interlocal agreement (list "A"). The enclosed computer
generated list identifies those projects on list "A" with a
yellow highlighter (10 plats and 6 short plats). The project
status for list "A" projects are coded "WITHDRAW" because of our
understanding that all processing is to be accomplished entirely
by Federal Way.
The other projects on the list were assumed to be list "B";
projects processed by King County. However, I am told that some
list "A" project files have been returned to King County (for
processing). Based on our conversation, a number of other
projects were not correctly identified and should be included on
list "A". I have identified those which may fall into this
category with an orange highlighter: There may be others.
Please take a moment to compare this latest listing with your
information and let us know if these belong on the "A" list. If
you have questions on this please call me at 296-7178.
cc: Ned Langford, Manager, Subdivision Section
ATTN: Lisa Pringle, Planning Supervisor
Cindy Baker, Supervisor, Engineering Review Unit
.Pgjl./ f bid& le e-L
rle-6a ti ov /g g
King County Rxecutive
Tim Hill
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 Appl;cants:
This environmental checklist asks you to describe some basic information about your proposal. Governmental agen-
cies 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 de-
scription 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 ap-
ply'. 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 in-
formation reasonably related to determining if there may be significant adverse impact.
Use orchecklist for nonproject proposals:
Complete this checklist for nonproject proposals, even though questions may be answered 'does not apply.' IN AD-
DITION, 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.aACKGROLND
1. Name of proposed project, if applicable:
Dash Pointe
2. Name of applicant: David Morrison/M & T Joint Venture
Address and phone number of applicant and contact person:
4224 Waller Road, Tacoma, WA 98443
(206) 922-6694
4. Date checklist prepared: Nov. 11, 1988
S. Agency requesting checklist: King County — Building & Land Development
6. Proposed timing or schedule (including phasing, if applicable): Fall 1989/Spring 1990
7. Do you have any plans for future additions, expansion, or further activity related to or connected with this proposal!
If yes, explain.
Yes. If this proposal is approved, we have 24 contiguous acres in Pierce
County. We will develop 57 single family lots, if approved by Pierce
County.
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SEPA Rules
8: List any environmental information you know about that has been prepared, or will be prepared, directly related to
this proposal.
A draft and final environmental impact statement was prepared and
declared adequate for this and the Pierce County property in June 1980
when the project was named Dash Point Heights.
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.
An application for preliminary plat approval has been filed with Pierce
County for the contiguous Pierce County 24 acres, which we also have
under option.
10. List any government approvals or permits that will be needed for your proposal, if known.
Preliminary and final plat approval, road and storm, engineering, plan
approval, medical health approval from King County, sanitary sewer
developers extension agreement with Federal Way Sewer District, water
distribution plan approval and agreements with City of Tacoma
11. 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 aspects of your proposal. You do not
need to repeat those answers on this page. (Lead agencies may modify this form to include additional specific infor-
mation on project description.)
Obtain preliminary and final plat approval, and develop 57 single
family lots on 30.7 acres of land, to permit 57 single family homes
to be built and sold.
12. Location of the proposal. Give sufricient information for a person to understand the precise location of your pro-
posed 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 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.
S.W. 332nd Street and Hoyt Road (47th Ave. So.)
.Section S.W. 1/4, Township 21 North, Range 3 East W.M. in King County
TO BE COMPLETED BY APPLICANT
B. ENVIRONMENTAL ELEMENTS
I. Earth
a. General description of the site (circle one): Flat, rolling hilly, steep slopes, mountainous,
other
b. What is the steepest slope on the site (approximate percent slope)? 30%
2
(1983 laws)
EVALUATION FOR
AGENCY USE ONLY
SEPA Rules
TO BE COMPLETED BY APPLICANT
c. What general types of soils arc found on the site (for example, clay, sand, gravel, peat,
muck)? If you know the classification of agricultural soils, specify them and note any prime
farmland.
Ragnar finesandy and Kitsap silty loam along Hoyt
gravelly sand loam west of (Joe's) Creek.
d. Are there surface indications or history of unstable soils in the immediate vicinity? If so,
describe.
No.
EVALUATION FOR
AGENCY USE ONLY
Road, Alderwood
e. Describe the purpose, type, and approximate quantities of any filling or grading pro-
posed. Indicate source of fill.
Major access road from Hoyt Road will require approx. 5 feet of fill for
70 feet across Joe's Creek. The fill material will be gravel road
ballast imported from the Woodworth Hylebos pit.
f. Could erosion occur as a result of clearing, construction, or use? If so, generally describe.
Yes, if adequate temporary erosion sedimentation control plans were not
constructed prior to road clearing and grading. However, adequate control
measures will be taken to reduce or eliminate erosion problems.
g. About what percent of the site will be covered with impervious surfaces after project
construction (for example, asphalt or buildings)?
25% of the site will be developed with roads and sidewalks. Between
30-50% of each lot will be cleared for driveways and building
foundations.
h. Proposed measures to reduce or control erosion, or other impacts to the earth, if any:
Approved erosion/sedimentation control ponds and mechanisms will be
constructed prior to road clearing and grading. If the contiguous
Pierce County project is approved, a new major road to the south would
link the major access road to the north, 47th Ave S.W., thereby possibly
2.Aireliminating the need to construct the new major access across Joe's Creek
and sprfevent a r>�aor f�ll �a thi>h the �i(te.
a. What type o emissions tote Ir wou resu t From t e proposa I.e., dust, automobile,
odors, industrial wood smoke) during construction and when the project is completed? If _
any, generally describe and give approximate quantities if known.
Carbon monoxide, hydrocarbon and nitrogen dioxide will be generated by
automobile traffic but will remain low and within acceptable levels.
Dust and suspended particulate levels will increase during construction but
will return to approximately their present levels after the project is
b. Are there any off -site sources of emissions or odor that may affect your proposal? If so, completed.
generally describe.
The industrial processes of the Tacoma Tide Flats to the south are
outside the project area but southerly winds do cause increases in
suspended particulates and odors.
c. Proposed measures to reduce or control emissions or other impacts to air, if any:
Utilize water trucks to dampen excavated soils to reduce dust during
summer construction and proper on -site management of all on -site
burning of tree stumps.
3 (1983 Laws)
SEPA Rules
TO BE COMPLETED BY APPLICANT EVALUATION FOR
3. Whiter AGENCY USE ONLY
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.
Joe's Creek runs from south to north through the easterly portion
adjacent to Hoyt Road, to Lake Lorene in Twin Lakes project, then
into Puget Sound at Dumas Bay
2) Will the project require any work over, in, or adjacent to (within 200 feet) the described
waters? If yes, please describe and attach available plans.
Construction of S.W. 332 Street from Hoyt Road West and through the
project will require approx. 5 feet of fill to be placed over Joe's
Creek for approx. 70 feet. A 48 inch culvert will be placed under the
road to permit Joe's Creek to flow through.
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. In-
dicate the source of fill material.
5 feet of fill for 70 feet of length within a 56 foot wide road
right of way will create a volume of approx. 700 cubic yards of fill
material, imported from Woodworth's Hylebos pit.
4) Will the proposal require surface water withdrawals or diversions? Give general de-
scription, purpose, and approximate quantities if known.
No, the culvert under the road will be placed in the existing
location of Joe's Creek.
5) Does the proposal lie within a 100-year tloodplain? If so, note location on the site
plan.
No.
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, sediment traps and oil and grease seperators will be provided in storm
drains from internal streets to insure that pollutants do not enter
the surface water from those sources.
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 wells will be permitted. Domestic water will be provided by extension
of water mains from the City of Tacoma system.
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) arc expected to serve.
No septic tanks will be permitted. All homes will be connected to
sanitary sewers to be treated and discharged off site.
(1983 Laws) 4
SEPA Rules
TO BE COMPLETED BY APPLICANT
EVALUATION FOR
AGENCY USE ONLY
c. Water Runoff (including storm water):
l) Describe the source of runoff (including storm water) and method of collection and
disposal, if any (include quantities, if known). Where will this water flow? Will this water
flow into other waters? If so, describe.
All storm water, and any ground water intercepted by the construction of
roads and underground utilities, will be collected by a storm sewer system,
and discharged into on -site storm detention ponds where all silts will
settle out prior to infiltration into ground or surface waters
2) Could waste materials enter ground or surface waters? If so, generally describe.
Yes, however, sediment traps and oil and grease seperators will be
constructed within the storm sewer system to ensure all dirt, grease and
oil from the streets will be settled out before entering the storm
detention ponds.
d. Proposed measures to reduce or control surface, ground, and runoff water impacts, if
any:
4. Plants
a. Check or circle types of vegetation found on the site:
✓deciduous tree: alder, maple, aspen, other
_✓evergreen tree: fir, cedar, pine, other
shrubs
`grass
✓_pasture
crop or grain
L./wet soil plants: cattail, buttercup, bullrush, skunk cabbage, other
_ water plants: water lily, celgrass, milfoil, other
_ other types of vegetation
b. What kind and amount of vegetation will be removed or altered? All trees and vegetation from within
the approved road rights of way. Selective clearing of trees for private
driveways and building foundations. Approx. 550-750 of all existing
c. List threatened or endangered species known to be on or near the site. vegetation will be removed
None after completion of all roads
and homes
d. Proposed landscaping, use of native plants, or other measures to preserve or enhance
vegetation on the site, if any:
All boulevards and front yards will be fully landscaped be developer and
home builders. Many rear yards will be landscaped by future homeowners.
Native evergreens and ornamental deciduous trees and shrubs will be used
with native grasses
5. Animals
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:
birds: hawk, heron, eagle songbird other: .................................
mammals: deer, bear, elk, aver, other: .................................. .
fish: bass, salmon, trout, herring, shellfish, other: ........................... .
b. List any threatened or endangered species known to be on or near the site.
None
5 (1983 Law:)
- I -
SEPA Rules
TO BE COMPLETED BY APPLICANT EVALUATION FOR
AGENCY USE ONLY
c. is the site part of a migration route? If so, explain.
Site is not a major feeding or breeding ground.
d. Proposed measures to preserve or enhance wildlife, if any:
Construction of on site storm detention pond may improve feeding
and breeding area for birds
6. Energy and Natural Resources
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, manu-
facturing,etc.
Elecrical energy and natural gas will be the primary sources of heating
energy for the homes. Wood stoves and solar plates may supplement
these sources
b. Would your project affect the potential use of solar energy by adjacent properties? If so,
generally describe.
No, the project is on a hillside facting east and will not restrict
use of solar energy by adjacent lots or properties
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:
Plat has been designed with minimum length of road. The access road from
Hoyt Road could be eliminated across Joe's Creek if the plat is approved
to the West in Pierce County, and 47th Ave S.W. is connected to the
7. Emironmental Health collector arterial of Northshore Parkway in Pierce County
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
1) Describe special emergency services that might be required.
All roads will be designed to full King County standards to
emergency vehicles to enter freely. Water system will have
pressure flow to fight fires
2) Proposed measures to reduce or control environmental health hazards, if any:
Covenants, conditions and restrictions will be recorded to
on -site storage of toxic waste and household debris
b. Noise
1) What types of noise exist in the area which may affect your project (for example:
traffic, equipment, operation, other)?
Traffic on Hoyt Road, airplanes to and from Sea-Tac airport
permit
sufficient
prohibit
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)? Indi-
cate what hours noise would come from the site.
See Table 5 and map attached, From E.I.S. prepared for project to
north of site, Dash Point Highlands. Similar conditions exist today
(1983 IJws) 6
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SEPA Rules
TO BE COMPLETED BY APPLICANT
EVALUATION FOR
AGENCY USE ONLY
3) Proposed measures to reduce or control noise impacts, if any:
Construction hours limited from 7 a.m. to 7 p.m. Monday -Saturday
8. Land and Shoreline Use
a. What is the current use of the site and adjacent properties?
Project site is undeveloped, vacant land. New single family development of
Stone Brook,(formerly Dash Point Highlands Div. 4) to -north, existing single
family of Twin Lakes Div. 10 and church to east, existing single family
b. Has the site been used for agriculture? If so, describe. residential to south, and undeveloped but
planned for 57 single family houses to
Yes, land was cleared and fenced west
20 years ago for pasture for horses.
Has not been used for pasture for 10 years.
c. Describe any structures on the site.
A barn was built 20 years ago but has been demolished over the years.
d. Will any structures be demolished? If so, what?
Remains of barn will be totally removed from site
e. What is the current zoning classification of the site?
Residential SR 9600
f. What is the current comprehensive plan designation of the site?
Residential, 3-4 units per acre
g. If applicable, what is the current shoreline master program designation of the site?
Not applicable
h. Has any part of the site -been classified as an 'environmentally sensitive' area? If so,
specify.
Small area of wetland adjacent to Joe's Creek
i. Approximately how many people would reside or work in the completed project?
If approved, 66 households of approximately 223 persons (3.5 persons/house-
hold) would live in completed project.
j. Approximately how many people would the completed project displace?
None
k. Proposed measures to avoid or reduce displacement impacts, if any:
Add 66 new homes to accommodate new residents, possibly displaced
from older areas
I. Proposed measures to ensure the proposal is compatible with existing and projected land
uses and plans, if any:
Proposed plan meets all current zoning and land use regulations and
comprehensive plans for residential land use and less than 4 dwelling
units per acre for density
% (1993 Law:)
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SEPA Rules
TO BE COMPLETED BY APPLICANT
9. Housing
a. Approximately how many units would be provided, if any? Indicate whether high, mid-
dle, or low-income housing.
66 single family lots and homes. Middle to high income.
b. Approximately how many units, if any, would be eliminated? Indicate whether high,
middle, or low-income housing.
None
EVALUATION FOR
AGENCY USE ONLY
c. Proposed measures to reduce or control housing impacts, if any:
Quality, size and pricing of housing would be determined by market
demand to satisfy housing needs
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?
35 feet, cedar, brick or stone exterior finishing
b. What views in the immediate vicinity would be altered or obstructed?
None
c. Proposed measures to reduce or control acsthetic impacts, if any:
An architectural control -committee would review and approve all site
and construction plans
11. Light and Glare
a. What type of light or glare will the proposal produce? What time of day would it mainly
occur? Glare from residential windows, 10 a.m. to 3 p.m.
b. Could light or glare from the finished project be a safety hazard or interfere with views?
No
c. What existing off -site sources of light or glare may affect your proposal?
Residential windows from existing housing to east would be seen but glare
00r�osthect--mghl&�n'6'Yedu&Por-cSriVol tJMa�iB?l9R AVRts?RlWy:
None
12. Recreation
a. What designated and informal recreational opportunities arc in the immediate vicinity?
Elementary school playgrounds, Dash Point State Park for walks,
jogging and picnics, two 18 home golf courses
b. Would the proposed project displace any existing recreational uscs? If so, describe.
No
(1983 LJws) 8
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SEPA Rules
TO BE COMPLETED BY APPLICANT
EVALUATION FOR
AGENCY USE ONLY
c. Proposed measures to reduce or control impacts on recreation, including recreation op-
portunities to be provided by the project or applicant, if, any:
New roads and sidewalks would improve access to state park and new
undeveloped school site. Applicant will pay fee in lieu of providing
open space land to assist in providing funds for acquiring larger public
recreational sites and facilities
13. Historic and Cultural Preservation
a. Are there any places or objects listed on, or proposed for, national, state, or local preser-
vation registers known to be on or next to the site? If so, generally describe.
No
b. Generally describe any landmarks or evidence of historic, archaeological, scientific, or
cultural importance known to be on or next to the site.
None
c. Proposed measures to reduce or control impacts, if any:
None necessary
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.
The site fronts onto Hoyt Road S.W., a north -south arterial, which connects
the site to the east -west arterials of S.W. 320th and S.W. 348th and to
I-5. A new road S.W. 332nd would be built to provide access to Hoyt
Road
b. Is site currently served by public transit? if not, what is the approximate distance to the
nearest transit stop? Yes, daily busy service by metro
c. How many parking spaces would the completed project have? How many would the
project eliminate?
2 off street parking spaces per home. None
d.-WHI 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).
S.W. 332nd would be built to provide
Hoyt Road will be widened.
access to Hoyt Road
e. Will the project use (or occur in the immediate vicinity of) water, rail, or air transporta-
tion? If so, generally describe.
No, not directly.
f. How many vehicular trips per day would be generated by the completed project? If
known, indicate when peak volumes would occur.
At 10 trips per day per household, a total of 660 trips per day would
be generated 9 (1983 Laws)
EVALUAT1UN tVK
TO ,Bc COMPLETED BY APPLICANT AGENCY L:SE ONLY
g: Proposed measures to reduce or control transppoortation impacts, if any: approved, 47 th Ave. S.W. could
if the Pierce County project to the west was Opp
be extended into Pierce County and connect to the new "North Shore Parkway
which would connect the site to Hoyt Rd. at S.W. 344th just south of the
site. This would avoid the need to fill the wetland over Joe's Creek
15. Public Services
a. would the project result in an increased need for public se, s (For example: fire pro-
tection, police protection, health care, schools, other)? If so, generally describe.
Yes. The need for public services, including fire and police protection,
health care and schools would increase by 66 new households
b. Proposed measures to reduce or control direct impacts on public services, if anv,
Middle to high income ownerswould not require any subsidization or
public financial assistance
16. Utilities
a. Circle utiliti tiv available at the site: electricity natural gas water � cruse serv-
tca eisphone sanitary sewe septic systcm. Other. g/p vf7� r �'y�C4CWrIO
b. Describe the utilities that are prai>osed for the project. the utility providing :he service.
ivities �n the site or in the immediate vicinity which rnignt
and the general construction act
be needed.
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The above answers are true and complete to the best Of my knowledge. 1 understand :hat
the lead agencv is rclvi,op them to make its decision.
..........................
Signature: . ..........:r .............
Date Submitted: .... . November .....19.$8.............. I ........ .
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TABLE 5
NOISE MEASUREMENTS
Location
50
`17
`90
Number
Ave.
High
Low
On Map
Noise Source s
Time
Date
dBA
dBA
dBA
I.
Cars, Truck
Aircraft
3-5 P.M.
1/26/79
42
39.5
2.
Background
Aircraft
3-5 P.M.
1/26/79
33
32.0
3.
Cars, Bus
9:08
A.M.
1/
6/77
54
61
48.0
Cars, Children
3:30
P.M.
1/
7/77
58
65
48.0
4.
Cars, Industry
9:20
A.M.
1/
6/77
56
63
54.0
Cars
4:01
P.M.
1/
7/77
48
54
45.0
5.
Background
9:30
A.M.
1/
6/77
51
53
49.0
Background
4:09
P.M.
1/
7/77
54
61
50.0
6.
Background
9:40
A.M.
1/
6/77
46
53
44.0
Background
3:43
P.M.
1/
7/77
47
53
45.0
7.
Background
9:51
A.M.
1/
6/77
44
47
43.0
Background
4:25
P.M.
1/
7/77
44
45
43.0
8.
Background
10:01
A.M.
1/
6/77
44
46
42.0
Cars
4:45
P.M.
1/
7/77
49
57
44.0
9.
Background
10:15
A.M.
1/
6/77
48
50
46.0
Cars,Children
4:55
P.M.
1/
7/77
52
59
48.0
10.
Cars
10:21
A.M.
1/
6/77
47
50
44.0
Background
4:35
P.M.
1/
7/77
45
48
43.0
11.
Cars, Truck
10:31
A.M.
1/
6/77
54
64
46.0
Cars, Trucks
5:05
P.M.
1/
7/77
56
67
45.0
12.
Cars, Train, Bus
8:20
A.M.
1/
6/77
53
66
51.0
Cars, Birds
3:55
P.M.
1/
7/77
49
56
44.0
SOURCES:
1 & 2: King County, Division of Building and Land. Dash Point Highlands,
Draft EIS. King County, 1979.
3 - 12: Tacoma, Planning Department. Northeast Tacoma Plan, Final EIS.
City of Tacoma, 1979.
King County
Building & Land Development Division
Parks, Planning and Resources Department
3600 - 136th Place Southeast
Bellevue, Washington 98006.1400
Determination of Non -Significance
Effective Determination Date: May 2, 1989
FILE: 689-21 Dash Pointe
Proponent: David Morrison/M & T Joint Venture 922-6694
4224 Waller Road
Tacoma, WA 98443
Proposal Description:
The subdivision of 30.7 acres into 57 lots for the construction of 57 homes in
the SR9600(Suburban Residential, minimum lot size 9,600 square feet per lot)
zone. An adjacent proposal on 24 acres for 57 lots is in Pierce County. There
is a small wetland next to the creek.
Location: Approx. between SW 328th & 333rd Streets, and 43rd & 48th Ave. SW,
SW of Lake Lorene.
STR: SW 13-21-03
Mitigation under SEPA for this proposal includes:
1. The wetland and its buffers shall be delineated and shown in a separate
tract and designated as a NGPE, in accordance with the Comprehensive Plan
Policy E329. The tract and NGPE (as appropriate) shall be shown on the engin-
eering plans and the final recorded plat.
2. A feasibility study comparing alternative sanitary sewer alignments and
detention facility locations with respect to the wetland and buffer shall be
prepared prior to engineering plat approval.
3. To reduce the risk of increased erosion, construction related to clearing,
filling and grading shall be limited to the months of April 1 through Sept.30..
4. To minimize potential downstream flooding, the stormwater design shall
utilize a 2-year release rate and a 50-year storage based on the 24hour-storm.
5. Required floodplain information for the stream and wetland shall be submit-
ted with the engineering plans. The floodplain shall be delineated as a NGPE.
The Building and Land Development Division has determined that an environmen-
tal impact statement (EIS) is not required under RCW 43.21C, WAC 197-11, and
KCC 20.44. This decision was made after review of a completed environmental
checklist, other information on file at the Division's office, and mitigation
proposed and/or required as part of this project. The proposal or required
mitigation is now part of the proposed action. The conditions and/or agree-
ments are deemed necessary to mitigate environmental impacts identified
during the environmental review process.
-Page ' 2
FILE: 689-21
Any interested party may submit written comments on this proposal. Written
comments or appeals will be accepted until May 17, 1989
Any appeal shall state with specificity the reasons why the determination
should be reversed. ALL APPEALS MUST BE ACCOMPANIED BY A NON-REFUNDABLE $50.00
FILING FEE.
Comments or appeals should be addressed to:
King County Building and Land Development Division
3600 - 136th Place SE
Bellevue, WA 98006
ATTN: SEPA Center
Phone: (206) 296-6662
PLEASE REFERENCE FILE NU ERS WHEN CORRESPONDING.
R s onsible Offici 1
LEGEND: NGPE = NATIVE GROWTH PROTECTION EASEMENT
BSBL = BUILDING SETBACK LINE
KC BALD = KING COUNTY BUILDING AND LAND DEVELOPMENT DIVISION
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