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05-100590FILE CITY of MEMORANDUM FederalWay Community Development Services Department NOTICE OF DECISION ON MIRROR ESTATES PRELIMINARY PLAT APPLICATION March 6, 2007 Pursuant to Federal Way City Code (FWCC) Section 20-128, this notice is to inform you that the Federal Way City Council, on March 6, 2007, approved by resolution the Mirror Estates preliminary plat application, File No. 05-100590-00-SU. An Environmental Mitigated Determination of Nonsignificance was issued for the above proposal on October 7, 2006. Pursuant to FWCC Section 20-128(c)(2) (enclosed), affected property owners may request a change in valuation for property tax purposes, notwithstanding any program of revaluation. The City Council's decision is the City's final decision on the preliminary plat application. Per FWCC Section 20-129, prior to construction of improvements pursuant to preliminary plat approval, engineering drawings for public improvements shall be submitted for review and approval to the Department of Public Works and the Lakehaven Utility District. The applicant may not engage in any activity based on the decision, including construction or site work, until final approval of all engineering and utility plans (including storm drainage), the payment of all pertinent fees, the submittal of performance and maintenance securities as may be required, and a pre -construction meeting has been held. Pursuant to FWCC Section 20-129(c), approval of the preliminary plat by the City Council constitutes acceptance of subdivision layout and design, acid includes all conditions, restrictions, and other requirements adopted by the Council as part of plat approval. City Council approval of a preliminary plat does not constitute approval for land clearing or grading, vegetation removal, or any other activities which otherwise require permits from the City. As noted, be advised that the resolution implementing the Agreement and allowing the plat to proceed does not become effective until the Agreement is fully executed. Pursuant to FWCC Section 20-130, the action of the City in granting or denying an application under this article may be reviewed pursuant to 36.70C in the King County Superior Court. The land use petition must be filed within 21 calendar days of issuance of the City's final decision on the preliminary plat application. Standing to bring the action is limited to the following parties: the applicant or owner of the property on which the subdivision is proposed; any property owner within 300 feet of the proposal; and any property owner who deems himself aggrieved thereby and who will suffer direct and substantial impacts from the proposed subdivision. Pursuant to FWCC Section 20-131, preliminary plat approval shall expire five years from the date of City Council approval unless substantial progress has been made toward completion of the entire plat, or the initial phase of the plat, if the preliminary approval included phasing. The five-year preliminary plat I' approval period started on March 6, 2007. In the event the applicant has not made substantial progress toward completion of the plat, the applicant may request an extension from the Hearing Examiner. The request for extension must be submitted to the Department of Community Development Services at least 30 days prior to the expiration date of the preliminary plat_ In considering whether to grant the extension, the Hearing Examiner shall consider whether conditions in the vicinity of the subdivision have changed to a sufficient degree since initial approval to warrant reconsideration of the preliminary plat. If the Hearing Examiner deems such reconsideration is warranted, a public hearing shall be scheduled and advertised in accordance with FWCC Section 20-119. If you have any questions regarding this notice of final decision, please contact Senior Planner Deb Barker, City of Federal Way's Department of Community Development Services, at 253-835-2642, or at deb.barker@cityoffederalway.com. c: Applicant: New Concept Homes Christine Balyeat PO Box 1229 Issaquah, WA 98027 Comments to Hearing Examiner: J3 Civil, PLLC JerritJoIma, P.E. 1375 NW Mall Street, Suite 3 Issaquah, WA 98027 Bob Johns, Attorney at Law 1601 114`h SE, #110 Bellevue, WA 98004 Linda Brockman 31611 l 11h Place SW Federal Way, WA 98023 Parties of Record: Marla Ledin 401 SW 312`h Street Federal Way, WA 98023 Jonathan and Chandra Gamble 31432 8`h Place SW Federal Way, WA 98023 Kathleen Murray 31624 81h Avenue SW Federal Way, WA 98023 Mr. Paul Jackson 912 SW 316`h Place Federal Way, WA 98023 David and Connie McClure 31431 8`h Place SW Federal Way, WA 98023 Dale and Judith Meland 807 SW 310 Place Federal Way, WA 98023 05-100590 _ Doc. I.D 40255 CITY OF Federal Page - 1 CITY HALL Way 33325 8th Avenue South • PO Box 9718 Federal Way, WA 98063-9718 (253) 835-7000 www. cityoffederal wa y. com LA� FE6 1 2 2007 f City Clerks Office City of Federal Way J3 Civil PLLC February 9, 2007 Jerrit Jolma, P.E. 1375 NW Mall Street, Ste. 3 Issaquah, WA 98027 RE: PRELIMINARY PLAT OF MIRROR ESTATES FWHE#06-12 FW#05-100590-00-SU Dear Applicant: Enclosed please find the Report and Recommendation of the City of Federal Way Hearing Examiner relating to the above -entitled case. VZPHE tl CAUSSEAUX, R. HEARING EXAMINER S KC/ca cc: All parties of record City of Federal Way Page - 2 CITY OF FEDERAL WAY OFFICE OF THE HEARING EXAMINER IN THE MATTER OF: ) FWHE# 06-12 FW# 05-100590-00-SU PRELIMINARY PLAT OF MIRROR ESTATES ) I. SUMMARY OF APPLICATION The applicant is requesting preliminary plat approval pursuant to the Federal Way City Code (FWCC) Chapter 20, "Subdivisions" (FWCC Section 20-110, Division 6, "Preliminary Plat"). II. PROCEDURAL INFORMATION Hearing Date: January 30, 2007 Decision Date: February 9, 2007 At the hearing the following presented testimony and evidence: 1. Deb Barker, Senior Planner, City of Federal Way 2. Bob Johns, Attorney at Law, 1601 114th SE, #110, Bellevue, WA 98004 3. Linda Brockmann, 31611 — 11th Place SW, Federal Way, WA 98023 4. Jerrit Jolma, 1375 SW Mall Street, Issaquah, WA 98027 5. Mark Jacobs, 7731 8th Avenue SE, Bellevue, WA 98006 At the hearing the following exhibits were admitted as part of the official record of these proceedings: 1. Staff Report with all attachments (Preliminary Plat) 2. Staff Report with all attachments (Wetland) 3. Power Point Presentation Page - 3 III. FINDINGS The Hearing Examiner has heard testimony, admitted documentary evidence into the record, and taken this matter under advisement. 2. The Community Development Staff Report sets forth general findings, applicable policies and provisions in this matter and is hereby marked as Exhibit "1" with attachments and hereby incorporated in its entirety by this reference. 3. All appropriate notices were delivered in accordance with the requirements of the Federal Way City Code (FWCC). 4. The applicant has a possessory ownership interest in a generally rectangular, 9.37 acre parcel of unimproved property abutting the west side of 81" Avenue SW between SW 312t" Street and SW 320' Street in the Mirror Lake area of the City of Federal Way. The parcel abuts 8t" Avenue SW for 194 feet and measures 1,285 feet in depth. A rectangular parcel not included in the plat and located at the northeast corner is abutted by the plat parcel on the south and west. Beyond said parcel, the width of the plat parcel expands to 328 feet. 5. The applicant requests preliminary plat approval to allow subdivision of the site into 27 single family residential lots having a minimum lot size of 7,204 square feet, a maximum lot size of 11,907 square feet, and an average lot size of 7,934 square feet. The preliminary plat map shows a large wetland/buffer tract (Tract A) located in the west -central portion of the plat and containing 2.1 acres. Said tract divides the plat into two sections connected by an eight foot wide, permeable, pedestrian path extending along the south property line of the plat parcel. A second tract (Tract B) containing 23,885 square feet will support the storm drainage detention and water quality facilities. Said tract abuts the southeast portion of Tract A and the south property line of the plat parcel. 6. The preliminary plat map shows the eastern -portion of the plat improved with 15 single family residential lots accessed via a new cul-de-sac road extending east from 8t" Avenue SW and terminating in the central portion of the plat. In addition, the applicant will construct 8" Place SW which currently terminates at both the north and south property lines across the plat parcel. Drivers on 81" Place SW will jog in an east/west direction on the internal cul-de-sac road known as 315t" Place SW while traveling in a north/south direction. All lots in the eastern portion of the plat will access onto internal plat roads. Page - 4 7. The portion of the plat located west of Tract A will consist of 12 single family residential lots accessed via 11th Place SW which presently terminates at the plat parcel's north and south property lines. The applicant will construct said road through the plat parcel and provide a traffic circle calming device in the center of the site. Two, 30 foot wide, shared driveway easements will provide access to four lots abutting the Tract A wetland area. 8. Single family residential homes abut the north, south, and west property lines and the east side of 8th Avenue SW opposite the plat parcel. The site and all abutting parcels are located within the High Density Residential designation of the Federal Comprehensive Plan and the Single Family Residential (RS-7.2) zone classification of the Federal Way City Code (FWCC). 9. Section 22-631 FWCC authorizes single family detached dwelling units as outright permitted uses in the RS 7.2 zone classification. Said section requires a minimum lot size of 7,200 square feet and structural setbacks of 20 feet front yard, five feet side yard, and five feet rear yard. Said section limits the height of structures to 30 feet above average building elevation and requires two parking spaces per dwelling unit. Maximum lot coverage cannot exceed 60%. All lot sizes exceed 7,200 square feet and each lot provides a building envelope sufficient to accommodate a reasonably sized, single family residential dwelling which can meet all setbacks. The proposed preliminary plat satisfies all bulk regulations of the RS 7.2 zone classification. 10. The City of Federal Way Responsible Official issued a Mitigated Determination of Nonsignificance (MDNS) following review of the environmental impacts of the development pursuant to the State Environmental Policy Act (SEPA). The Responsible Official identified probable significant adverse environmental impacts and imposed mitigating measures which would either eliminate said impacts or reduce them below the "significant" level. No one filed an appeal of the threshold determination and therefore SEPA review is final and binding upon the preliminary plat. Mitigating measures imposed address the pedestrian trail, wetland creation, wetland buffer mitigation, and the creation of supplemental snags within permanent open space areas. Measures also encourage informational and educational programs and activities dealing with the protection of wildlife for future homeowners. A mitigating measure also requires a pro rata share contribution of $76,347 toward traffic improvement projects identified by the City. Page - 5 11. The 1973 King County Soil Survey Map identifies the site as containing Alderwood gravelly sandy loam characteristics to include moderately well drained soils, slow runoff, and slight erosion hazard. These soils are considered capable of supporting urban development. Topography rises from the wetland area near the center of the site to the east and west. However, the site has no steep slopes or other geologically hazardous areas. 12. According to a tree retention plan (Exhibit "AY) the site is moderately wooded with a mixture of conifer and broad leaf trees with red alder the dominant species. The site contains 73 trees which meet the definition of "significant tree", and development of the plat will require removal of 47 (64%) of such trees. Twenty-six of such trees (35%) will remain within the wetland and buffer tract. Section 22-1568 FWCC allows removal of 75% of significant trees without requiring replacement. Even though the applicant proposes to remove 64% of significant trees and therefore does not trigger replacement trees, it will plant trees in the wetland and buffer, along road rights -of -way, and in the storm drainage facilities. Tree retention and replanting will ensure that plat development will not affect the appearance of the neighborhood. 13. The site is located within both the five and ten year contour areas associated with critical aquifer recharge and well head protection areas. The applicant submitted a hazardous material inventory statement dated June 7, 2006, which shows that the project will not result in regulated activities of hazardous materials. The storm drainage system will protect the water quality of both groundwater and surface water resources, and impacts and protections for the on -site wetlands are addressed in the Process IV application for wetland elimination and mitigation. 14. The applicant will design the stormwater drainage system in accordance with the standards set forth in the 1998 King County Surfacewater Design Manual and the City's amendments thereto. According to the applicant's Technical Information Report (TIR), the western three quarters of the site sheet flows directly into the large wetland located in the west -central portion of the site (Wetland B), and the eastern quarter of the site flows into Wetland A located at the northeast corner of the site which the applicant proposes to fill. Wetland A presently discharges through an existing, off -site, storm pipe to a detention pond north of Wetland B and then into Wetland B. The storm system will collect and direct stormwater presently flowing into Wetland A to Wetland B, thus, maintaining its hydrology. The storm drainage facility proposes a two cell wet pond/detention pond facility located in the 23,885 square foot Tract B. The storm Page - 6 drainage system will also provide compensatory storage volume for the loss of Wetland A in the Wetland B creation area. 15. The applicant submitted a wildlife study report prepared by Chad Armour LLC dated July 31, 2006. The report identified a wetland habitat and hardwood forest habitat on the site, but noted that wildlife common to the area does not inhabit the site, but passes through the site to suitable habitat. Wildlife observed includes the pileated woodpecker, a priority species, but no wildlife species recognized as "priority" inhabit the site. The Washington State Department of Fish and Wildlife (DFW) Priority Habitat Report and Species Map has no record of threatened, endangered, or sensitive species of wildlife within 7,500 feet of the site. DFW also noted that the site does not meet the definition of a fish and wildlife habitat conservation area as set forth in Section 18-28 FWCC. However, 2.1 acres (23%) of the site will remain as conservation open space as compared with the FWCC minimum requirement of 15%. Preservation and expansion of Wetland B coupled with retention of significant trees throughout the tract will ensure that the site will continue to provide habitat opportunities. A SEPA mitigating measures requires the applicant to maintain the wetland and buffer tract to protect and enhance wildlife habitat to the maximum extent possible to include the creation of supplemental snags. 16. FWCC Chapter 20 entitled "Subdivisions" requires dedication of land to provide adequate recreational opportunities or pay a fee in lieu of such dedication. The City PARCS Department approved the applicant's proposal of a 1,174 foot long pedestrian trail linking the east and west portions of the plat along with a fee in lieu of payment for the balance of the open space requirement (1.38 acres). The trail corridor provides approximately 2.34% of the usable open space requirement. 17. Primary vehicular access to the eastern portion of the site will consist of an extension of 81h Place SW, and primary vehicular access to the western portion of the site will consist of the connection of 111h Place SW across the plat parcel. To comply with Section 20.151 FWCC which requires a maximum block perimeter length of 1,320 feet for non -motorized trips and 2,640 feet for streets, the applicant would need to construct an east/west motorized connection. However, due to the presence of the large wetland which extends across the site, the City has agreed to the pedestrian trail as proposed. The applicant will construct all streets to City public standards and dedicate said rights -of -way to the City. Page - 7 18. In addition to the pedestrian trail connecting the two portions of the plat, the applicant will also install sidewalks on both sides of the internal plat roads. The homeowners association will own and maintain the portion of the pedestrian trail across Tract A, but the City will own and maintain the portion of the trail which crosses Tract B, the stormwater facility. 19. In accordance with FWCC 20-179, development of the preliminary plat must meet the approved preliminary clearing and grading plans, and vegetation will remain except that removed for infrastructure improvements or grading. The initial clearing and grading will affect 52% of the site and will include the filling of Wetlands A and C/D. 20. The applicant's preliminary landscape plan complies with FWCC Chapter 20 and includes the landscaping of the storm drainage facility and installation of street trees along public roads. 21. The Federal Way School District has determined that school children residing in the plat will attend Lake Grove Elementary, Lakota Middle School, and Federal Way High School. All children will receive bus service for all schools and may walk via existing sidewalks and roadway shoulders to school bus stops. The applicant must also satisfy the City School Impact Fee Ordinance at building permit stage. 22. The Lakehaven Utility District will provide both domestic water and fire flow to the site as well as sanitary sewer service. 23. Prior to obtaining preliminary plat approval the applicant must show that the proposal satisfies the criteria set forth in Section 20-126(c) FWCC. Findings on each criteria are hereby made as follows: A. The proposed preliminary plat is consistent with the Federal Way Comprehensive Plan which designates the site as Single Family/High Density. The project satisfies all development regulations adopted to implement said designation. . B. The project complies with all applicable provisions of Chapter 20 FWCC including those adopted by reference from the comprehensive plan. Staff has conditioned the preliminary plat to comply with the provisions of Chapter 18 "Environment Policy", Chapter 19 "Subdivisions", Chapter 20 "Zoning" and all other applicable codes and regulations. Page - 8 C. Assuming compliance with conditions of approval and City ordinances, the project will further with the public health, safety, and welfare. D. The project is consistent with the design criteria set forth in FWCC 20-2 including the effective use of land, promotion of safe and convenient travel on streets, provision for the housing needs of the community, protection of environmentally sensitive areas, and preservation of approximately 23% of the site as permanent open space. E. The project complies with all development standards set forth in Sections 20-151-157 and 20-158-187 FWCC. 24. Concerns raised at the hearing by neighbors included increased water problems as a result of the development based upon a development in 1990 which filled a wetland, and safety issues due to increased traffic. Neighbors requested "Stop" signs at uncontrolled intersections or other methods to slow traffic. Significant changes in stormwater and critical area requirements have occurred since 1990, and the proposed storm drainage system will release water downstream at its present discharge location at the predevelopment rate. The applicant conducted a downstream analysis for one quarter mile and determined that downstream facilities are adequate to conduct stormwater discharged from the plat. The applicant's traffic engineer and the City's traffic engineer both agree that "Stop" signs would increase speeds in the neighborhood for those roads where drivers need not stop. The engineers agree that uncontrolled intersections slow traffic. Both engineers also agree that the road connections will not provide pass through routes, but will provide alternative access for local residents. Finally, the City has no record of accidents occurring at any intersections in the area. However, the City will continue to monitor traffic in the area, and the Public Works Department can install traffic safety improvements if necessary. IV. CONCLUSIONS From the foregoing findings the Hearing Examiner makes the following conclusions: 1. The Hearing Examiner has jurisdiction to consider and decide the issues presented by this request. 2. The proposed preliminary plat is consistent with the Single Family/High Density designation of the Federal Way Comprehensive Plan and satisfies all bulk Page - 9 regulations of the RS 7.2 zone classification. 3. The proposed preliminary plat makes appropriate provision for the public health, safety, and general welfare for open spaces, drainage ways, streets, roads, alleys, other public ways, transit stops, potable water supplies, sanitary waste, schools and school grounds, parks and recreation, and safe walking conditions. 4. The proposed preliminary plat will serve the public use and interest by providing an attractive infill development which will allow connection of City streets, thereby improving the grid system for the City, and also providing an enhanced Category III wetland. Therefore, the proposed preliminary plat should be approved subject to the following conditions: 1. Prior to the City's approval of engineering plans, the applicant shall submit a final landscape plan, prepared by a licensed landscape architect, addressing tree preservation within the plat, all landscaping within plat boundaries, wetland mitigation planting approved by the Federal Way Hearing Examiner, restoration of the areas disturbed by installation of the storm drainage easement and pedestrian trial outside of tract A, visual screening of the tract B storm drainage tract, and street trees for review and approval by the Directors of Community Development, Public Works, and Parks, Recreational, and Cultural Services (PARCS). Prior to submittal to the City, the landscape plan shall be reviewed and signed by a qualified wetland biologist and shall reflect all applicable recommendations contained in the applicant's Wetland Determination and Mitigation Plan. Pursuant to FWCC Sections 22-1286(d)(2), 22-1243, 22- 1313(3), and 22-1358(e)(1), the City may require the applicant to pay for the services of a wetland biologist to review plans, provide recommendations, and conduct in inspections and/or monitoring on behalf of the City, as determined by the Community Development Director. 2. All on -site fencing associated with plat construction is subject to the City's final review and approval of design, location, and any screening. Fencing shall allow for the migration of small wildlife animals, where appropriate. Any chain link fencing, if approved by the City, shall be vinyl coated black or green and shall be screened with vegetation. 3. Prior to final plat approval, open rail fencing, appropriate vegetation, and appropriate signage shall be installed to separate the pedestrian trail and residential lots from wetland B setback. Page - 10 4. Rockeries and retaining walls associated with plat construction must reflect residential scale, design, and sensitivity of materials or treatment, including use of vegetation and/or terracing, where they are visible from adjacent residences or usable open space. 5. The final plat drawing shall dedicate all usable open space in an open space tract to be owned in common and maintained by property owners of the proposed subdivision, and shall prohibit removal or disturbance of vegetation and landscaping within the tract, except as necessary for maintenance or replacement of existing plantings and as approved by the City. Additional vegetation may be located in open space tracts to meet conditions as approved by the City. A note shall be included on the final plat map that the open space tract shall not be further subdivided, may not be developed with any buildings or other structures except as may be approved by the City for recreational purposes only for the benefit of the homeowners, and may not be used for financial gain. RECOMMENDATION: It is hereby recommended to the Federal Way City Council that the preliminary plat of Mirror Estates be approved subject to the conditions contained in the conclusions above. DATED THIS 9th DAY OF February, 2007, K. CAUSSEA , J It - Hearing Examiner TRANSMITTED THIS 9th DAY OF February, 2007, to the following: APPLICANT: J3 Civil PLLC Jerrit Jolma, P.E. 1375 NW Mall Street, Ste. 3 Issaquah, WA 98027 Page - 11 OWNER: New Concept Homes Christine Balyeat P.O. Box 1229 Issaquah, WA 98027 OTHERS. - Bob Johns 1601 114th SE #110 Bellevue, WA 98004 Herbert Mall P.O. Box 1229 Issaquah, WA 98027 Heather Balyeat P.O. Box 585 Issaquah, WA 98027 Mark Jacobs 7731 8th Avenue S. Seattle, WA 98106 Linda Brockmann 31611 — 11th Place SW Federal Way, WA 98023 Christine Balyeat 46809 SE 153`d North Bend, WA 98045 Gary Schulz 7700 S. Lake Ridge Drive. Seattle, WA 98178 Wendy Easter 31601 81h Place SW Federal Way, WA 98023 Chad Armour 6500 — 126th Avenue SE Bellevue, WA 98006 City of Federal Way c/o Laura Hathway P.O. Box 9718 Federal Way, WA 98063-9718 Page - 12 CITY COUNCIL REVIEW, ACTION Pursuant to Section 20-127, following receipt of the final report and recommendation of the hearing examiner, a date shall be set for a public meeting before the city council. The city council review of the preliminary plat application shall be limited to the record of the hearing before the hearing examiner, oral comments received during the public meeting (so long as those comments do not raise new issues or information not contained in the examiner's record) and the hearing examiner's written report. These materials shall be reviewed for compliance with decisional criteria set forth in section 20-126. The city council may receive new evidence or information not contained in the record of hearing before the hearing examiner, but only if that evidence or information: (i) relates to the validity of the hearing examiner's decision at the time it was made and the party offering the new evidence did not know and was under no duty to discover or could not reasonably have discovered the evidence until after the hearing examiner's decision; or (ii) the hearing examiner improperly excluded or omitted the evidence from the record. If the city council concludes, based on a challenge to the hearing examiner recommendation or its own review of the recommendation, that the record compiled by the hearing examiner is incomplete or not adequate to allow the city council to make a decision on the application, the city council may by motion remand the matter to the hearing examiner with the direction to reopen the hearing and provide supplementary findings and/or conclusions on the matter or matters specified in the motion. After considering the recommendation of the hearing examiner, the city council may adopt or reject the hearing examiner's recommendations based on the record established at the public hearing. If, after considering the matter at a public meeting, the city council deems a change in the hearing examiner's recommendation approving or disapproving the preliminary plat is necessary, the city council shall adopt its own recommendations and approve or disapprove the preliminary plat. As part of the final review, the city council may require or approve a minor modification to the preliminary plat if: (a) The change will not have the effect of increasing the residential density of the plat; (b) The change will not result in the relocation of any access point to an exterior street from the plat; (c) The change will not result in any loss of open space or buffering provided in the plat; and (d) The city determines that the change will not increase any adverse impacts or undesirable effects of the project and that the change does not significantly alter the project. CITY OF Federal November 2, 2006 Ms. Marylyn Gates 31404 7`h Place SW Federal Way, WA 98023 CITY HALL Way 33325 8th Avenue South Mailing Address: PO Box 9718 Federal Way, WA 98063-9718 (253) 835-7000 www.cityoffederalway.com RE: File #05-100591-00-SE; RESPONSE TO SEPA COMMENT LETTER Mirror Estates Preliminary Plat Dear Ms. Gates: Thank you for your comments on the State Environmental Policy Act (SEPA) decision for the above - referenced subdivision proposal. Your October 23, 2006 comment letter, was.provided to the City in response to the Mitigated Determination of Nonsignificance (MDNS) issued on October 7, 2006. Your comments relate to the traffic impact analysis and mailbox locations. This letter briefly responds to your comments. Traffic Analysis The trip generation for this project is based on a trip generation manual which indicates that each single- family house generates approximately 10 daily trips and one evening peak hour trip between (4:00 PM and 6:00 PM). School dismissal times are around 3:00 PM, and it is critical to understand that trips destined to/from the school are considered as part of the 10 daily trips and not part of the worst evening peak of the day. The evening peak hour trip distribution for this residential project was based on the 2000 PSRC Census for the City of Federal Way; the project location in relationship to freeway access; and, surrounding land uses including commercial and employment. City Traffic Staff has reviewed and approved the final trip distribution as indicated in the March 25, 2005 traffic analysis. It is true that the analysis showed one evening peak hour trip on South 312'h Street west of the project but it also showed five additional evening peak hour trips on South 312"h Street east of the project. We trust that there is enough roadway capacity to handle the insignificant (less than 10 PM Peak hour trips) increase of traffic volumes along South 312`h Street. South 312`h Street has a programmed improvement project listed in the City of Federal Way 6-year Transportation Improvement Plan (TIP). The mitigated environmental determination for Mirror Estates requires the applicant to pay a $76,647.00 fair -share contribution towards four of the projects listed in the 6-year TIP. This will be sufficient to mitigate any adverse impacts to the roadway system. Mailbox Locations Mailbox locations for the residents of the future plat will be determined during the construction permit (EN) review phase. The mailbox locations are determined based on safety, convenience, and location. Their locations are required within the plat boundaries, unless special circumstances prevent it. All mailbox locations require separate approval from the local Postmaster, as well as the City. Ms. Gates November 2, 2006 Page 2 CONCLUSION The City appreciates the comments provided. After careful consideration of the comments, however, I am retaining the MDNS as issued. Any appeal of the MDNS must be received by S:OOPM, November 6, 2006, and include a $112.00 filing fee. In regards to the next steps, the City's Hearing Examiner will be holding a public hearing on the proposed subdivision and will forward a recommendation to the City Council for final consideration. Notification of the upcoming public hearing will be provided through mailing to all parties of record and to each property owner within 300 feet of the site, posting of the site and public places, and publication of a legal notice in the newspaper. A date for the public hearing has not been set. If you have any further questions or would like to review the project files, please contact Deb Barker, Senior Planner, at 253-835-2642. Sincerely, Kathy McClung Director of Community Development Services Responsible Environmental Official c: Deb Barker, Senior Planner Raid Tirhi, Senior Traffic Engieneer Sean Wells, Senior Public Works Engineer Jerritt Jolma, J3 Civil PLLC, 485 Front Street, Suite F-3, Issaquah, WA 98027 05-100591 Doc I D. 38634 CIT Federal Way DATE: November 1, 2006 MEMORANDUM Public Works Department TO: Deb Barker r FROM: Sean Wells, (.E. SUBJECT: MIRROR ESTATES - (05-100591-00-SE) *NO SITE ADDRESS* - Response to Gates 10/23/06 Letter In response to Marylyn Gates' October 23rd letter, point #2: The mailbox locations for the residents of the future plat will be determined during the construction permit review phase. The mailbox locations are determined based on safety, convenience, and location. Their locations are required within the plat boundaries, unless special circumstances prevent it. All mailbox locations require separate approval from the local Postmaster, as well as the City. I hope this response is satisfactory for your needs. Let me know if you need additional information. CITY OF Federal Way DATE: October 31, 2006 TO: Deb Barker FROM: Raid Tirhi io SUBJECT: MIRROR ESTATES - (05-100591-00-SE) *NO SITE ADDRESS* MEMORANDUM Public Works Department Following is the Traffic Division response to Ms. Marylyn Gates SEPA comment letter dated 10/3/2006: The trip generation for projects is based on a trip generation manual which indicates that each single family house generates approximately 10 daily trips and one evening peak hour trip between (4:00 PM and 6:00 PM). The school dismissal times are around 3:00 PM, Therefore, It is critical to understand that trips destined to/from the school are considered as part of the 10 daily trips and not part of worst evening peak of the day. The evening peak hour trip distribution for this residential project was based on the 2000 PSRC Census for the City of Federal Way, the project location in relationship to freeway access, and surrounding land uses including commercial and employment. City Staff has reviewed and approved the final trip distribution as indicated in the March 25, 2005 traffic analysis. It is true that the analysis showed one evening peak hour trip on S 312 Street west of the project but it also showed 5 additional evening peak hour trips on S 312 Street east of the project. We trust that there is enough roadway capacity to handle the insignificant (Less than 10 PM Peak hour trips) increase of traffic volumes along S 312 Street. S 312 Street has a programmed improvement project listed in the 6-year Transportation Improvement Plan (TIP). This development project was conditioned to pay $76,647 fair -share contribution towards four projects listed in the 6-year TIP. This was sufficient to mitigate any adverse impacts to the roadway system. L:\CSDC\DOCS\SAVE\29505250087. DOC RECEIVE 13 r,OMMUNiTyDE � OPMENTDEPARTMENT I { OCT � 3�606 A. r r/�-per r Ion G It,e - . . /� tr?l r 03 - M_-WHU0116 Your Community Newspaper - Affidavit of Publication Debbie Kaufman, being first duly sworn on oath, deposes and says that she is the Publisher of The Federal Way Mirror, a semi -weekly newspaper. That said newspaper is published in the English language continually as a semi -weekly newspaper in Federal Way, King County, Washington, and is now and during all of said time has been printed in an office maintained at the aforementioned place of publication of said newspaper. That the annexed is a true copy of a legal advertisement placed by City of Federal Way L-1149 as it was published in regular issues (and not in supplemental form) of said newspaper once each week for a period of one consecutive week(s), commencing on the 7th day of October, 2006 , and ending on the 7th day of October, 2006, both dates inclusive, and that such newspaper was regularly distributed to its readers during all of said period. That the full amount of the fee charged for the foregoing publication is the sum of $119.52 which amount has been paid in full, or billed at the legal rate according to RCW 65.16.090 Subscribed to and sworn before me this 19th day of October. 2006. Notary Public in and for the State of Washington, Residing at Federal Way ,, ��,�►�►u i � rr rrrrr� N4TARS, P% <1 rUSLIC dg'� :putt+ : ��d99�F � ��' [?~ ��• �P [WAS\Alr1,`��. 1414 SO. 324TH STREET, SUITE B210, FEDERAL WAY, WA 98003 0 253-925-5565 0 FAX: 253-925-5750 CITY OF FEDERAL WAY NOTICE OF ENVIRONMENTAL MITIGATED DETERMINATION OF NONSIGNIFICANCE MIRROR ESTATES PRELIMINARY PLAT FEDERAL WAY FILE #05.100591-00•SE The City of Federal Way has determined that the following project dons not have a prob- abie significant adverse impact on the envi- (onment. and an. Environmental Impact Slatement {EIS) is not required under RCW 43.21 C.031}(21(c}, This decision was made after review of a completed environmental checklist and other information on file with the City. PROPOSED ACTION: Subdivision of a 9.37- acre site into 27 single-family lots with street improvements, construction of storm drain- age facilities, utility improvements, and wet- land mitigation. Approximately 23 percent of the site will be retained in a separate open space tract containing a regulated wetland and wetland buffer, as well as newly created wetland. Proponent: New Concept Homes, PO Box 1229, Issaquah, WA 98027 Location: South of SW 314th Place and west of 8th Avenue SW in the SW 1i4 of Section 07, Township 21 North, Range 04 East, W.Mparcel 9072104-9081. MIT16ATION MEASURES (SUMMARY): 1) Any development within Tract A including the pedestrian trail and the wetland creation and wetland buffer mitigation shall be de- signed and constructed as required by the Dfrector of Community Development Servic- es to protect and enhance wildlife habitat to the maxlmurn extent feasible. 2) Friar to final plat approval. the developer shall prepare and implement a plan for the Creatlon of sup - elemental snags within permanent open space area based on an evaluation of trees remaining following the clearing and gratin :I p(lase of plat infrastructure wnstruction. 31 Prior to final plat approval. the final plat shay contain language that encourages informa-4 tional and educational Oro rams and activ- I hies dealing with the Prot e lion of wildlife. 4) l In order to mitigate for potential adverse transportation impacts resulting tram the construction of the project, the four -impacted six -year Transportation Improvement Plan fTIPI projects must be constructed by the ap plicani prior to final plat approval. In lieu of. constructing these TIP projects prior t4 final plat approval, the applicant may volunfanly:', offer to pay a pro-rata share contribution of, 576,347.00 towards the two impacted {TIP] p'cjects based on the calculation in the Further information regarding. this action �s available to the public upon request at the Federal Way Department of Community De- velopment Services (Federal Way City Hall. 33325 8.th Avenue South, Federal Way, WA, 98003). Contact Deb Barker, Senior Planner, at 253-835-2542. This MDNS is issued uncle, WAG 197.11-340(2). Comments must be submitted by 5:00 p:m. ❑n October 23, 2006. Unless modified by the City, this determina- tion will become final following the comment deadline. Any person aggrieved by the City's determination may file an appea! with the City within 14 days of the above comment deadline. FW M#-1149 Gate Qf publication: 10i07106 40k CITY OF Federal Way FIL!� Department of Community Development Services FINAL STAFF EVALUATION FOR THE ENVIRONMENTAL CHECKLIST Mirror Estates Preliminary Plat Subdivision Federal Way File No: 05-100591-00-SE (Related File No: 05-100590-00-Si) NOTE: The purpose of this staff evaluation is to provide technical staff evaluation of the proposed action; supplement information contained in the environmental checklist and expanded studies; provide technical information unavailable to the applicant; correct inaccurate information; and recommend measures to the responsible official to mitigate identified impacts. Technical reports and attachments referenced herein may not be attached to all copies of this evaluation. Copies of reports, attachments, or other documents may be reviewed, and/or obtained by contacting Deb Barker, Senior Planner, Department of Community Development Services, PO Box 9718, Federal Way, WA 98063-9718. Phone: 253-835, 2642. I. SUMMARY OF PROPOSED ACTION Subdivision of a 9.37-acre site into 27 single-family lots. The project includes street improvements with the extension of 8 h and 1 Ph Place SW, construction of storm drainage facilities, utility improvements, and wetland mitigation. Approximately 23 percent of the site will be retained in a separate open space tract containing a regulated wetland and wetland buffer, as well as newly created wetland to mitigate displacement caused by the proposed development (Exhibit A, Reduced Scale Site Plan). H. GENERAL INFORMATION Project Name: Mirror Estates Preliminary Plat Applicant: New Concept Homes PO Box 1229 Issaquah, WA 98027 Contact: Jerrit Jolma, 425-313-1078 J3 Civil Engineers, PLLC 405 Front Street North, Suite F-3 Issaquah, WA 98027 Location: South of SW 3120' Street at 8a' Avenue SW in the SW '/4 of Section 07, Township 21 North, Range 04 East, W.M., in King County, Washington (Vicinity Map), King County parcel #072104-9081 Parcel Size: 9.37 acres (401,479 square feet) Zoning: Residential Single -Family (RS 7.2) Comprehensive Plan Designation: Single -Family High -Density The following technical information was submitted as part of the application for the proposed development. • Preliminary Plat Map, Preliminary Clearing and Grading Plan, prepared by J3 Civil PLLC, dated February 9, 2005; revised date June 2, November 22, 2005, and March 8, 2006 (print date August 4, 2006) • Environmental Checklist, signed by Jerrit Jolma, revised date June 1 and August 1, 2006 • Tree Retention Plan, prepared by J3 Civil Engineers, PLLC, dated February 9, 2005, & revised date June 2, November 22, 2005, and March 8, 2006 • Preliminary landscape plan, prepared by GHA Landscape Architects, received February 9, 2005, revised April 14 and August 10, 2006 ■ Level 2 Offsite Drainage Analysis, prepared by J3 Civil PLLC, dated January 2005, revised April 29, and November 11, 2005 • Technical Information Report Drainage Analysis by J3 Civil Engineers, PLLC, dated May 10, 2005, revised date November 16, 2005 • Wetland Determination and Mitigation Plan, prepared by C. Schultz, Wetland Ecologist, received February 9, 2005, revised date April 14, 2006 • Wetland Mitigation Plan for Mirror Estates: W 1.1 — Overview Plan; W2.1 - Grading Plan and Grading Details; W3.1- Planting Plan, Planting Details and Plant Schedule; and W4.1- Specifications and Monitoring Plan, prepared by Altmann, Oliver Associates, LLC, dated March 16, 2006 • Addendum to Wetland Report, prepared by C. Gary Schulz, Wetland Ecologist, dated August 21, 2006 ■ Mirror Lake Plat Traffic Impact Analysis, prepared by Jake Traffic Engineering, Inc., dated January 22, 2005 ■ Mirror Lake Plat Traffic Impact Mitigation Fee Analysis, prepared by Jake Traffic Engineering, Inc., dated March 25, 2006 • Wildlife Study Report, prepared by Chad Armour, LLC, dated July 31, 2006 III. ENVIRONMENTAL CHECKLIST Analysis of Environmental Checklist Following are staff responses to the elements of the environmental checklist (Exhibit Q indicating whether or not City staff concurs with the applicant's response to the checklist item, or staff clarification or amendment of the response. A. BACKGROUND 1-5. Concur with the checklist. 6. A two -week comment period commences following issuance of an environmental determination, followed by a two -week appeal period. At the conclusion of the environmental review process, the City forwards both the preliminary plat application Final Staff Evaluation 05-100591-00-SE/ nog. I.D. 31322 Minor Estates Preliminary Plat Page 2 and the proposed wetland elimination and wetland mitigation plan to the Federal Way Hearing Examiner for review. Following a public hearing, the Examiner issues a decision on the wetland mitigation proposal, and a recommendation on the preliminary plat application. The preliminary plat recommendation is forwarded to the Federal Way City Council for review. Following preliminary plat approval, Civil engineering plans are reviewed by the City before construction commences. The City Council must approve the constructed final plat before recording. 7-9. Concur with the checklist. 10. Concur with the checklist. In addition, the applicant is responsible to identify and obtain all applicable outside agency permits as maybe required for the project. 11-12. Concur with the checklist. B. ENVIRONMENTAL ELEMENTS 1. Earth a. Concur with the checklist. b. Concur with the checklist. The site generally slopes from east to west with an elevation change of approximately. 26 feet. C. Concur with the checklist. According to the 1971 King County Soils Survey Map, soil classification for the subject site is AgB - Alderwood Series Gravelly Sandy Loam, 0-6 percent slope. These soils are characterized as somewhat excessively drained, with slow to medium runoff rates. d. Concur with the checklist. The site is outside of identified landslide, seismic, or erosion hazard areas, as shown on the City's Critical Areas Map. Concur with the checklist. The applicant anticipates that balanced cut and fill can be achieved on site. Preliminary grading plans depict clearing for infrastructure installation, including drainage facilities and easements from individual building lots; public streets; the private east -west pedestrian corridor; and utilities corridors, as well as filling of wetland A. Stockpile areas are proposed adjacent to the storm drainage facility, over wetland A, and near the east -west pedestrian corridor. Stockpiled materials used during home construction will be reviewed during engineering review. f. Concur with the checklist. The applicant must submit a Temporary Erosion and Sedimentation Control (TESC) Plan consistent with provisions of the FWCC to prevent and/or minimize erosion impacts during the construction phase of the project. Post construction erosion potential will be minimized by applicant's proposed stormwater drainage plan contained within the submitted Storm Drainage Calculations. Compliance with code provisions will prevent and/or minimize erosion impacts; thus, no additional mitigation measures are necessary. g. Concur with the checklist. Pursuant to FWCC Section 22-631, the maximum lot coverage for detached dwelling units in the RS 7.2 zoning district is 60 percent. Final Staff Evaluation 05-10059 1 -00-SE/ m.. I.D. 31322 Mirror Estates Preliminary Plat Page 3 Buildable area is determined by building setbacks and other applicable site development requirements. Structural setbacks consistent with FWCC are depicted on the preliminary plat drawing. h. Concur with the checklist. A TESC Plan must be approved and implemented in accordance with the City's engineering standards, in conjunction with filling and grading activities. Land surface modifications are regulated by FWCC Chapter 21 and the King County Surface Water Design Manual (KCSWDM). Additionally, erosion control plans are required to be implemented on each individual lot during home construction. No further mitigation is necessary. 2. Air a. Short-term effects to air quality will occur during construction and paving operations. Construction activity contributes to carbon monoxide levels through the operation of construction machinery, delivery equipment and materials, and worker access to the site by automobile. These activities also include the emissions of hydrocarbons and oxides of nitrogen, potentially elevating the level of photochemical oxidants (such as ozone) in the ambient air. Long-term impacts, due to vehicle and maintenance equipment (such as lawn mowers and emissions from employees' and guests' vehicles) will vary in level according to the amount of traffic generated in the future by the proposal. b. Offsite sources of emissions will include local automobile traffic and wood smoke from neighboring homes. Compliance with local (FWCC Section 22-947), state, and federal air quality standards will provide sufficient mitigation of potential on -site construction activities And long-term site usage. The implementation of an approved TESC plan that incorporates watering of the site, wheel washing, and approved construction entrances, should adequately mitigate potential adverse construction impacts. 3. Water a. Surface 1) The applicant's wetland biologist working in conjunction with the City's wetland biologist identified five wetlands on the site. Wetland C/D is described as a complex of two wetlands separated by a six to ten -foot upland berm -like area; there is no evidence of surface hydric connection between the two. However, due to, their close proximity, the wetland areas are combined into a regulated wetland identified as Wetland C/D. Any wetland or wetland buffer intrusions are subject to the provisions of the FWCC, and all five wetlands on site meet the FWCC definition of a Category III wetland. The standard buffer for Category III wetlands in excess of 10,000 square feet is 50 feet, while the buffer for Category III wetlands that are 2,500 SF to 10,000 is 25 feet. Category III wetlands less than 2,500 SF are not regulated under the FWCC. A Wetland Delineation and Study report prepared by C. Gary Schulz, Wetland/Forest Ecologist, was submitted as part of the formal subdivision application. Sheldon & Associates, the City's wetland consultant, reviewed the Final Staff Evaluation 05-100591-00-SE/ Doc.1.D. 31322 Mirror Estates Preliminary Plat Page 4 report. The applicant proposes the following impacts and associated mitigation to wetlands and wetland buffers on the site: Wetland Proposed Impact Proposed Mitigation Wetland A. Wetland A would be Applicant proposes creation of Approximately 3,748 eliminated for development 5,622 SF of wetland adjacent to square feet, 50-foot of lots 2 and 3 and the wetland B to mitigate removal of buffer. northern extension of 8th wetland A, and the routing of Place South. roof storm drainage from lots 4-8 and 22 directly into wetland B to maintain wetland A hydrology in wetland B. Wetland B is Southern portion of buffer Proposed wetland B buffer approximately temporarily disturbed for enhancement includes wetland 38,501 square feet stormwater drainage pipe creation area and restoration of wetland; 50-foot and permanently altered by existing and relocated buffer wetland buffer. pedestrian trail. Western areas. portion of buffer relocated to west of wetland creation area. Wetland C/D. Wetland elimination for Applicant proposes creation of Approximately 3,568 development of lots 25 and 5,352 SF of wetland adjacent to square feet, 50-foot 26 and roadway for I Ph wetland B to mitigate elimination wetland buffer. Place SW. of wetland C/D. Wetland E, Wetland elimination for As wetland E is less than 2,500 approximately 1,886 development of lot 15. SF, it is not regulated under the SF. FWCC. No mitigation is required with the elimination of wetland E. The wetland report provides relevant information about site wetlands and associated buffers; wetland function and values; proposed development impacts; proposed mitigation; performance standards and security standards for construction management; monitoring program; maintenance; and contingency for each impacted area. Wetland replacement is proposed to exceed a 1.5 to 1.0 ratio, 11,245 SF of wetland created adjacent to wetland B. Buffer mitigation ratio is proposed at 2.6 to 1.0. There is no net loss of regulated wetland or wetland buffer. As detailed in the Wetland Report and the Technical Information Report, hydrology that supports wetland A appears to be influenced by a combination of surface water runoff and shallow ground water. Historically, water from the eastern portion of the site, including wetland A, flows north into an existing storm drainage conveyance system, then east to the City's detention facility, and then south into wetland B. The surface water hydrology that supports wetland A will be affected by plat development. To maintain hydrology flowing into wetland, B, the applicant proposes to direct roof runoff from lots 4, 5, 6, 7, 8, and 22 directly into the buffer of wetland B. Final Staff Evaluation 05-100591-00-SE/ nor. J.D. 31322 Mirror Estates Preliminary Plat Page 5 Mitigation of wetland and wetland buffer impacts is required under FWCC Section 22-1356 et seq. and specific wetland mitigation methodology will be presented for review and approval to the Federal Way Hearing Examiner in accordance with provisions of FWCC Section 22-1358 and FWCC Section 22- 1359. Further analysis of wetland and wetland buffer intrusions and proposed mitigation measures will be completed in conjunction with the preliminary plat review. 2) Concur with the checklist. 3) Fill material to establish building pads for lots 6, 7, and 8 will be located outside of the 50-foot wetland B buffer. Approximately 7,316 SF of fill will be used to eliminate wetlands A, C/D, and E. 4-6) Concur with the checklist. b. Ground 1-2) Concur with the checklist. C. Water Runoff 1) Concur with the checklist. The TIR prepared by J3 Civil PLLC documents that there are two drainage basins located on the east and the west of the site. Drainage from the smaller eastern basin flows into wetland B which is located in the larger western basin. A combination wet pond/detention pond facility, providing stormwater detention and water quality treatment for this site, will be constructed at the southern portion of the subject site. The site is located within a Level I Flow Control area and a Resource Stream Treatment area; the storm drainage facility located in Tract B will be designed to meet the flow control and water quality requirements of the King County Surface Water Design Manual (KCSWDM) as amended by the City. Following release from Tract B, storm drainage flows to the existing closed storm drain system located in the Mirror Glen subdivisions, through wetlands associated with Lakota Trails subdivisions, into the Lakota Wetland associated with Lakota Park, and ultimately into Lakota Creek and Puget Sound. The applicant has indicated that historic discharge volume from wetland A to wetland B will be replaced to within 0.6% with the routing of roof runoff from six residential lots directly into Wetland B buffer. No changes to -the wetland hydro period will be permitted under the code. No adverse stormwater impacts are anticipated based on the required compliance with code requirements for the treatment and discharge of stormwater. 2). As with all paved, developed areas, the site will contribute some pollutants to ground and surface waters, as these will be washed off the site by stormwater into the drainage systems. Pollutants that accumulate on paved surfaces may include heavy metals, petrochemicals, and other substances. d. Concur with the checklist. Prior to construction of any improvements and/or buildings on the site, those portions of the drainage facilities necessary to accommodate the control of surface and stormwater runoff discharging from the site Final Staff Evaluation 05-100591-00-SE/ Doc. I D. 31322 Mirror Estates Preliminary Plat Page 6 must be constructed and in operation in accordance with all City requirements. Compliance with all applicable local, state, and federal regulations will ensure that surface water impacts are appropriately mitigated. The final TIR submitted with engineering permits shall demonstrate that existing wetland hydrology is maintained, that there are no changes to the wetland hydro period, or to the wetland plant community. No further mitigation is required. 4. Plants a. Concur with the checklist. In addition, observed vegetation is noted in the `Wetland Determination and Mitigation Plan' and the `Wildlife Study Report.' b. Concur with the checklist. Vegetation located west of wetland B will be altered in conjunction with the wetland creation efforts, as invasive species are removed and wetland and wetland buffer plants are installed. C. Concur with the checklist. d. Concur with the checklist. In accordance with FWCC Chapter 22, Article XVII, an approved landscape plan is required for this project. According to the preliminary tree retention/removal plan prepared by J3 Civil Engineers, PLLC; the subject site contains 77 trees which meet the definition of significant tree pursuant to FWCC Section 22-1568. Forty-eight of the trees (62%), are proposed to be removed during plat development, and 29 significant trees retained on individual building lot areas or within wetland B. This clearing is in accordance with the City's subdivision code, which limits site clearing to plat infrastructure, and which does not require replacement of said vegetation. Street trees will be installed in the right-of-way behind the curbs. The applicant will also provide vegetative buffering around the storm drainage facilities. Existing trees and vegetation will be retained within the original and expanded wetland B, and within the associated 50-foot wetland buffer; with the exception of vegetation removed from the proposed east -west pedestrian corridor. Disturbed wetland and wetland buffer areas will be planted with appropriate vegetation as mitigation required under FWCC. Wetland B and its associated wetland buffer will be protected in Tract A, a conservation open space tract, to be owned and maintained by the Mirror Estates Homeowners Association, and will be further protected from development or vegetation removal. Landscaping of future individual lots will occur in conjunction with single-family home construction on individual lots. Single-family building permits are subject to the significant tree retention and replacement standards of FWCC Section 22-1568, whereby the removal of more than 75 percent of the existing significant trees on an individual building lot requires replacement of a minimum of 25 percent of the number of existing significant trees. However, proposed establishment of stockpile areas on future lots 9, 10, and 16 eliminates several trees defined as significant under the FWCC, which would normally be regulated under FWCC and replacement provided. Impacts to significant trees located on lots proposed for stockpile activities shall be reviewed as part of preliminary plat and Engineering review, and replacement of significant trees consistent with FWCC Section 22-1568 is required. Final Staff Evaluation Mirror Estates Preliminary Plat 05-100591-00-SE/ Doc. I.D. 31322 Page 7 5. Animals a. Concur with the checklist. The applicant submitted a Wildlife Study Report dated July 31, 2006, prepared by Chad Armour, LLC. The report notes that there are two wildlife habitat types present on the site. A hardwood and shrubbery wetland habitat type is represented by wetland B, while a hardwood forest habitat type is represented by the forest and smaller wetlands on the remainder of the site. Snags are common in both habitat types, and both habitat types appear to provide moderate value to wildlife. According to the report, the site's isolation does represent a significant limitation given its relatively small size. In contrast, the presence of snags and seasonal standing water attracts several species that may otherwise ignore these habitats. The report includes a list of wildlife habitats present on the subject site and observed wildlife as well a list of primary habitat for wildlife potentially present on the subject site. The report states that listed species of wildlife likely do not "inhabit" the on -site habitat types; rather when observed in the habitat types they are simply passing through on their way to suitable habitat. Several comments from neighbors adjacent to the subject site include reference to observed wildlife; their comments were forwarded to the applicant, and are referenced in the Wildlife Study Report. b. The Wildlife Study Report notes observances of pileated woodpecker, which are a priority species and a state candidate for listing as an endangered, threatened or sensitive species. The report further notes that the site has the potential to support black tailed deer and band tailed pigeons, both of which are priority game species subject to state hunting regulations. However, no wildlife species recognized as priority species are known to inhabit the site. Further, pursuant to the Wildlife report, the WDFW priority habitat report and species map has no record of threatened, endangered or sensitive species of wildlife within 7,500 feet of the subject site. In an October 2, 2006 email, the Wildlife Biologist noted that the subject site does not meet the FWCC definition of a fish and wildlife habitat conservation area (FWCC Section 18-28). C. The site is part of the Pacific Flyway. d. While foraging indications from a pileated woodpecker have been found on the site as discussed in the Wildlife Study report, the site does not represent primary habitat, including foraging, breeding and resting habitat for this state candidate priority species. However, abundant snags in both habitat types do attract this bird species to this site. Approximately 2.10 acres of the site (23 percent) is proposed as conservation open space. FWCC Section 20-155 requires that 15 percent of the site be established in open space. Therefore, the proposed development exceeds the amount of open space required to be provided by code. These 2.10 acres will be modified to increase the size of wetland B and the wetland.B buffer, and a soft surface pedestrian trail added at the edge of the site within "Tract A." The preservation and expansion of this wetland and its associated buffer, including retention of significant trees throughout the tract will continue to provide habitat opportunities for some types of wildlife. The proposed stormwater wetland pond may also enhance habitat opportunities, particularly for resident and migrating waterfowl. Final Staff Evaluation 05-100591-00-SE/ nay. I.D. 31322 Mirror Estates Preliminary Plat Page 8 In order to mitigate identified wildlife habitat impacts, the remaining habitat opportunity within tract A should be maximized by appropriate design and construction of the pedestrian trail. In addition, the Wildlife Study Report recommends retaining snags and logs to support wildlife habitat as well as supplementing snags and logs within the created wetland and wetland buffer areas for direct wildlife habitat benefit. New snags can be generated in the preserved portions of the site by girding or topping selected trees. Compliance with local, state, and federal standards and the below conditions will provide sufficient mitigation of potential wildlife habitat impacts. Federal Way's Comprehensive Plan Policies adopted by Federal Way. and contained within the Federal Way Comprehensive Plan (FWCP), serve as a basis for the exercise of substantive SEPA authority to approve, condition, or deny proposed actions applicable to potential adverse environmental impacts resulting from this project. The following goals and policies of the FWCP support the conditions for the development. NEGI: To preserve the City's natural systems in order to protect public health, safety and welfare, and to maintain the integrity of the natural environment. NEP2: Preserve and restore ecological functions, and enhance natural beauty, by encouraging community development patterns and site planning that maintains and complements natural land forms. NEG10: Preserve, protect, and enhance fish and wildlife habitat. Land Use Policy 18 (L UP18): Encourage the development of parks and the dedication of open space in and adjacent to residential areas to preserve the natural setting of Federal Way. NEP65: The City should encourage residents and businesses to use native plants in residential and commercial landscaping. NEP68: The City should encourage informational and educational programs and activities dealing with the protection of wildlife. An example of such a program is the Backyard Wildlife Sanctuary program established by the State's Department of Fish and Wildlife. Based on the above policies, the following mitigation measures should be required to minimize identified potential adverse wildlife habitat impacts: SEPA CONDITIONS 1) Any development within Tract A including the pedestrian trail and the wetland creation and wetland buffer mitigation shall be desigiied and constructed as re uired by the Director of Communi1y Development Services to rotect and enhance wildlife habitat to the maximum extent feasible. This effort may include, but is not limited to vegetation removal and/or enhancement by the develQper, future homeowners association or the parties responsible for ownership of the Tract. A note to this effect shall be included on the final plat map. Final Staff Evaluation 05-100591-00-SE/ Doc. 1D. 31322 Mirror Estates Preliminary Plat Page 9 2) Prior to final plat approval, the_developer shall prepare and implement a plan for the creation of supplemental snags within permanent open space areas. The plan shall be based on an evaluation of trees remaining following the clearing and grading phase of plat infrastructure construction. The plan shall be developed by a qualified professional, and shall be reviewed and approved by the City at the applicant's expense prior to implementation by the developer. 3) Prior to final plat approval, the final plat shall contain language that encourages informational and educational programs and activities dealing with the protection of wildlife. An example of such a program is the Backyard Wildlife Sanctuary_progranl established by the State's Department of Fish and Wildlife. This language shall be added to the Homeowner Association Controls. Covenants and Conditions recorded in conjunction with this plat. 6. Energy and Natural Resources a-c. Concur with the checklist. 7. Environmental Health a. 1-2) Concur with checklist. Normal emergency services are anticipated. Three roads will serve the plat: 8t' Place Southwest as extended from Mirror Glen No. 2 on the south and Mirror Woods on the north; Southwest 3150' Place as extended from 8`h Avenue South; and 1 la' Place Southwest as extended from Mirror Glen No. 1 on the south and Mirror Wood on the north. The proposed plat will be served by internal access roads suitable for emergency vehicle access. Fire and police department personnel have reviewed this plat for adequacy of emergency access and layout, and found no significant environmental health hazards. No further mitigation measures are necessary. b. Noise 1-3) Noise levels will increase on a long-term basis, due to the creation of approximately 27 additional dwelling units on an undeveloped site. Control measures include required conformance with local noise ordinances regulating hours of construction. An increase in noise levels due to traffic generated by the new residences is expected on a long-term basis. The majority of noise will be generated by vehicle traffic and will occur during the major commuter times during the week consistent with surrounding developed residential areas. Compliance with the code and implementation of the measures outlined in the checklist will sufficiently mitigate noise levels. Additionally, proposed landscaping along storm facilities, internal landscaping, and the open space will help buffer noise levels. No further mitigation measures are necessary. 8. Land and Shoreline Use a-c. Concur with the checklist. d. Concur with the checklist. The shed shall be removed prior to final plat approval. e-g Concur with the checklist. h. Concur with the checklist. Wetland A, the conjoined wetland C/D, and wetland E are Category III wetlands and are proposed to be eliminated with project development. Final Staff Evaluation 05-100591-00-SE/ Doc I.D. 31322 Mirror Estates Preliminary Plat Page 10 As Wetland E is less than 2,500 square feet, it is under the threshold of a regulated wetland. Wetland B has been determined to be a Category III wetland. It contains a 50-foot buffer, and will be the focus of the wetland creation and mitigation proposed in response to the wetland elimination. i-k. Concur with the checklist. 9. Housing a-c. Concur with the checklist. 10. Aesthetics a-c. Concur with the checklist. Views onto the site will change from an undeveloped, forested site to that of a suburban residential development. The proposal calls for retention of a 91,353 square -foot conservation open space tract area containing a regulated wetland and associated 50-foot buffer, which will add to the character and attractiveness of the proposed development. 11. Light and Glare a-c. Concur with the checklist. The applicant will provide street lights within the right-of- way areas of the proposed development. d. The project must comply with FWCC Sections 22-950 and 22-954, which regulate off -site lighting and glare. Compliance with applicable lighting regulations in FWCC should sufficiently mitigate project impacts. 12. Recreation a-c. Concur with the checklist. According to the 2006 City's Parks, Recreation, and Open Space Comprehensive Plan, neighborhood parks serve residents within a mile radius. The site is located in Park Planning Area A. Under the FWCC, applications for subdivision shall provide fifteen percent of the gross land area in open space, or make a fee -in -lieu -of payment for the open space, or a combination thereof. In the case of the 401,479 square -foot subdivision, 60,222 SF of open space would be required, with a minimum of 10 percent usable open space for many recreational activities. As proposed, the Mirror Estates project consists of 91,353 SF of conservation open space within Tract A, which contains a Category III wetland B and associated wetland buffer. Under FWCC Section 20-156, there is no maximum or minimum amount of conservation used to meet the FWCC. There is 1,931 SF of pedestrian trail at the southern end of Tract A within the wetland buffer. The trail continues east to SW 3150' Place (3,889 SF in Tract B), and west to 11`" Place SW (1,559 SF in an easement) for a total of 7,379 SF. The trail qualifies as usable open space under the subdivision code. The Parks Department, in a June 23, 2006 memo, reviewed and accepted the Mirror : Estates preliminary plat open space proposal of conservation open space, a pedestrian trail and a fee -in -lieu -of payment, noting that the proposal meets the intent of the open space and recreation requirements, subject to review at preliminary plat and Engineering review. If required, fee -in -lieu -of payment shall be made prior to recording of the final plat application. No further mitigation is necessary. Final Staff Evaluation 05-100591-00-SE/ Doe. LD 31322 Mirror Estates Preliminary Plat Page 11 13. Historic and Cultural Preservation a-c. Concur with the checklist. 14. Transportation a-f. As depicted on sheet 2 of 3 of the preliminary plat submittal, 11 h Place South shall meet the standards of the Federal Way Comprehensive Plan (FWCP) Cross Section "S," 8`h Place SW and SW 315'h Place shall meet FWCP Cross Section "U," with street lighting and street trees. The applicant has incorporated a traffic circle into the 11"' Place SW street design to mitigate neighborhood concerns of connected streets and to serve as an appropriate traffic calming device. To comply with FWCC Section 20-151, which requires block perimeters no longer than 1,320 feet for non -motorized trips and 2,640 feet for streets, an east/west street connection would be required across the subject property. Due to the presence of wetlands, staff supported a modification request to only construct a pedestrian trail for east/west connection. The City issued a July 6, 2006 letter, approving a requested right-of-way modification for reduction in width and material and the location of a required east/west pedestrian corridor. The trail is to be located in private tract to be owned and maintained by the homeowners association. Portions of the trail are also proposed within the southern portion of wetland B buffer, and within Tract B, detention/water quality facility. A January 22, 2005, Traffic Impact Analysis, and a Traffic Impact Mitigation Fee Analysis dated March 25, 2006, was prepared by Jake Traffic Engineering, Inc. for the project to identify traffic impacts and recommend mitigation measures associated with the development. The TIA noted that there would be 27 PM peak hour trips resulting from the proposed development. The City of Federal Way has identified four Transportation Improvement Plan (TIP) projects in which the proposed development will exceed a 10 PM Peak Hour Trip threshold. Projects are identified for mitigation when the proposed development's trip generation exceeds the net PM peak threshold of ten trips entering the street improvement project. Policies and goals adopted by the City of Federal Way as a basis for the exercise of substantive SEPA authority to approve, condition, or deny proposed actions that are applicable to potential adverse environmental impacts resulting from this project include the following: TG2: Provide a safe, efficient, convenient, and financially sustainable transportation system with sufficient capacity to move people, goods, and services at an acceptable level of service. The City shall develop and adopt policies for the construction, reconstruction, maintenance, and preservation of new and existing facilities. TP10: Protect existing and acquire future right-of-way consistent with functional classification cross-section (transit, rail, bike, and pedestrian) needs. Require developments to dedicate right-of-way as needed for development commensurate with the impacts of the development. At a minimum, setback limits shall be used to assure that buildings are not placed within the right-of-way requirements for planned Final Staff Evaluation 05-100591-00-SE/ Doc. Ln. 31322 Mirror Estates Preliminary Plat Page 12 transportation facilities. Right-of-way dedication shall be commensurate with a development's impact to the existing and planned transportation system. TP16: The City's LOS standard shall be E. This is defined herein as a volume/capacity ratio less than 1.00 in accordance with Highway Capacity Manual (2000) operational analysis procedures. At signalized intersections, the analysis shall be conducted using a 120-second cycle length and level of service E is defined as less than 80 seconds of delay per vehicle. Where transit or HOV facilities are provided, the LOS shall be measured by average delay and volume/capacity ratio per person rather than per vehicle. This standard shall be used to identify concur ency needs and mitigation of development impacts. For long-range transportation planning and concurrency analysis, a volume/capacity ratio of 0.90 or greater will be used to identify locations for the more detailed operational analysis. TP20: Take advantage of opportunities to open new road connections to create route alternatives, especially in areas with few access choices. TP26. Employ traffic calming measures in neighborhoods (where feasible) where traffic volumes and speeds on local streets consistently exceed reasonable levels. TP25: Allow improvements to traffic flow only where they contribute to traffic and pedestrian safety, high capacity transit and HOV system enhancements, and reduce air pollution. TP29: Reduce reliance on the single occupant auto by prioritizing and implementing supportive local -level transit, HOV, and non -motorized improvements. TP 30: Identify and plan for multi -modal freeway, arterial, and collector street improvements which ensure more efficient use of existing roads and enhancement of HOV, transit, and related non -motorized operations. TP38: Include sufficient area in rights -of -way for bike lanes, sidewalks, and landscaped medians to provide separation from motorized:traffic as funds allow. Use landscaped medians to separate opposing traffic when safety and aesthetic purposes dictate the need. TP42: Arterial HOV improvements will be constructed along key corridors to improve flow and encourage use of these more efficient modes. TP52: Work to extend the existing system of sidewalks, bikeways, and equestrian ways in the City to provide safe access -to public transit, neighborhood and business centers, parks, schools, public facilities, and other recreational attractions. Based on the above policies, plans and recommendations, the following mitigation measures should be implemented to minimize identified potential significant adverse transportation impacts: Based on the above goals and policies, the following mitigation measures are required to minimize identified potential significant adverse impacts. Final Staff Evaluation 05-100591-00-SE/ Doc. I.D.31322 Mirror Estates Preliminary Plat Page 13 SEPA Conditions 1. As required b 'the Public Works Director, in order to mitigate p otential adverse transportation impacts to the surrounding road network, the applicant must construct the identified TIP improvements listed below. In lieu of constructing these TIP Projects and prior to issuance of a final plat approval, the applicant mayyoluntarilypay a pro-rata share contribution of $76,147.00 towards the following impacted TIP nroiects based on the calculation below: Pro-rata Share Contribution to Transportation Improvement Projects The project's fair share contribution was calculated based on the formula below: Fair share = Project generated PM peak hour trips 2006 total PM peak hour traffic x TIP project cost The applicant's revised TIA dated March 25, 2005, was reviewed and accepted by the City. As proposed by the applicant's traffic engineer, the TIA used for this project was the 2005 to 2010 TIP. The following table shows TIP impacted projects, and the project's fair share contributions. Map ID TIP Project Project Cost * New Trips 2006 Trips Fair Share 5 S 320` St @ Is' Ave S 4,200 17 4812 $14 780.00 7 S 320` St: 8h Ave S-SR 99 6,191 16 3691 $26,721.00 12 S 320`" St @ 20` Ave S 1,356 13 3796 1 $4,628.00 23 S 32e St: 1" Ave S - 81Ave S 6,191 16 3262 $30 212.0 Total $76,347.0 Project cost in thousands of dollars. 15. Public Services a-b. Concur with the checklist. The applicant prepared a school access narrative that was reviewed by the Federal Way School District. The site is located in the service areas for Lake Grove Elementary, Lakota Middle School, and Federal Way High School. Lake Grove and Federal Way High School students would be transported via bus stops. Bus stops for Lakegrove Elementary are currently located at 8"' Avenue SW and SW 3140 Streets, and for Federal Way High at 8"' Avenue SW and SW 316`h Streets. Bus stops are subject to change as student needs increase and roads are developed. Lakota Middle School students walk along internal subdivisions or on the south side of SW 3121h Street in a path separated from the travel Iand by a curb as outlined in the school access analysis, which meets the minimum requirements for a safe walking path to the school. The collection of school impact fees will mitigate impacts to school service delivery. The current school mitigation fee is $3,393.00 (plus a City administrative fee) for a single-family residence and is collected at building permit issuance for. a residence. The Federal Way City Council adjusts the impact fee annually, and the applicable fee would be determined at the time a complete individual single-family building permit is submitted to the City. Final Staff Evaluation 05-100591-00-SE/ noG 1.0.31322 Mirror Estates Preliminary Plat Page 14 16. Utilities a-b. Concur with the checklist. As of the date of environmental determination, the applicant had not yet made application to Lakehaven Utility District for a predevelopment, Pre -Design, or Developer Extension Agreement. While pipe sizes of eight inches are assumed by the applicant, the District may require pipes up to 12 inches in diameter for site development. IV. CONCLUSION The lead agency for this proposal has determined that the proposed action does not have probable significant adverse impact on the environment, and an Environmental Impact Statement (EIS) is not required under RCW 43.2 1 C.032(2)(c). This decision was made after review of a completed environmental checklist and other information on file with the lead agency. The information is available to the public upon request. The City reserves the right to review any future revisions or alterations to the site or the proposal in order to determine the environmental significance or nonsignificance of the project at that point in time. V. EXHIBITS Exhibit A — Reduced Scale Site Plan Exhibit B — Vicinity Map Exhibit C — Environmental Checklist, signed August 29, 2006 Prepared by: Deb Barker, Senior Planner, 253-835-2642 Date: October 4, 2006 Final Staff Evaluation Mirror Estates Preliminary Plat 05-100591-00-SE/ n«. I.D. 31322 Page 15 1 v . NOlONNSVM AVM 7Vd'303i jO ADO ms-anno01-5171 uHannN 37/9 9 4 a o Q S31C1S3 210b1a1/W g �<mm z zt " ......«e� ip F .. dVW 1VId AHVNIIN/7.gdd a MS 9Ay Hea 1 rrPrr lt7 �gj1p IHsi ld �cA� r� a1C:>E i Fi - 9Af l, ' .a¢¢. k o ae 0 e z pF kg AA p a Ni� �� NO. 8 eF � y ^F g y a p m �aX� Zaa 7 k i Il3 8gya: 2 ae 6 ; 1i $3dMKef j¢*o ❑❑❑ s I I I .. �,� �k S99 A�� 100 2 96ona 0•aC,��oB�."e'�O tll 6 in 1 C F •- Map Date: October, 2006 City of Federal Way 33325 8th Avenue South l� Federal Way, WA 98063 {-�f This map is intended for use as CITY OF = a graphical representation ONLY. The City of Federal Way makes Federal Way no warrenty as to its accuracy. Mirror Estates Preliminary Plat _ S.W.312TH St— o np q � sGw.slsnl et p .. a SW.3C3 SITE JP G N r � f S.W- 3161H PL El U1 I ti ® •� ® 3 �yl 31STHST, ,(� A'N.7f11X SL 1 • �e Ltl Q'riy S.W. 31T1H PL C; % S.W. 11rc31CM PL � >�� � Rip E�CH1B1'� N PA�E�4F 200 0 200 400 600 800 Feet Vicinity Map A. BACKGROUND Name of proposed project, if applicable: Mirror Estates 2. Name of proponent: New Concept Homes 3. Address and phone number of proponent and contact person: Proponent: Contact: New Concept Homes J3 Civil, PLLC PO Box 1229 Attn: Jerrit Jolma, P.E. Issaquah, WA 98027 485 Front Street North, Suite F-3 425.427.1714 Issaquah, WA 98027 425.313.1078 4. Date checklist prepared: January 4, 2005 Revised - June 1, 2005 Revised — August 1, 2006 5. Agency requesting checklist: City of Federal Way 6. Proposed timing or schedule (including phasing, if applicable): Construction anticipated beginning spring 2007 and continuing until completion. 7. Do you have any plans for future additions, expansions, or further activity related to or connected with this proposal? If yes, please explain. IM 8. Environmental information that has been prepared, or will be prepared, directly related to this proposal. Wetland Delineation and Report prepared by Gary Schulz dated January 22, 2005. Traffic Report prepared by Jake Traffic Engineering dated January 22, 2005 EXHIBIT. Wildlife Study by Chad Armour, LLC dated July 25, 2006_ PAGE-1-0— '��• 9. Do you know whether applications are pending for governmental approvals of othe proposals directly affecting the property covered by this proposal. RESUBMITTED None known. SEP 0 1 2006 CITY OF FEDERAL WAY BUILDING DEPT. 10. List any governmental approvals or permits that will be needed for your proposal, if known. Preliminary and Final Plat Approval, Developer Extension Agreements, Clear & Grade Permit, Right of Way Permit and building permits. NPDES Stormwater Approval 11. Description of the proposal including the proposed uses and the size of the project and site. The proposal is to divide a 9.37-acre vacant parcel into 27 single-family residential lots, including on -site trails and other recreational amenities. In addition, one small non -regulated wetland and two regulated wetlands will be filled to allow for the development of the site. The regulated wetland areas will be replaced at a 1.5 to 1 ratio by expanding an additional onsite wetland which will remain. 12. Location of the proposaL Give sufficient information for a person to understand the precise location of your proposed project, including a street address, if any, and section, township, and range, if known. If a proposal would occur over a range of area, provide the range or boundaries of the site(s). Provide a legal description, site plan, vicinity map, and topographic map, if reasonably available. While you should submit any plans required by the agency, you are not required to duplicate maps or detailed plans submitted with any permit applications related to this checklist. The project is located west of 8 h Ave SW and south of SW 310 Pl. in Section 7, Township 21 N., Range 4E, W.M. in Federal Way, Washington. Please see attached plans. B. Environmental Elements 1. Earth a. General description of the site (circle on : Flat, olling, hilly, steep slope, mountainous, other: b. What is the steepest slope on the site (Approximate percent slope)? Approximately 25%. c. What general type of soils are found on the site (for example, clay, sand, gravel, peat, muck)? The SCS maps this site as Alderwood series gravelly sandy loam. d. Are there surface indications or history of unstable soils in the immediate vicinity: If so, describe. No. e. Describe the purpose, type, and approximate quantities of any filling of grading proposed. Indicate source of fill. EXHIBIT a 2 PAGE_L-OF.� Grading will be performed as required to install the plat infrastructure. It is anticipated that the onsite grading activity will "balance" and import of fill or export of excavated materials will not be required. Clearing and grading will comply with FWCC Section 20-179 and FWCC Section 20-186. Lots 7-10 will be cleared to allow for installation of the detention pond, access road, and associated rockerys. Lots 9 and 10 will also be used as a stockpile area. Lots 2-3, which contain Wetland A, will be filled with excess soil from the construction of SW 315th. These two lots will also be used for stockpiling. Lot 16 will be used as a stockpile area for excess soils on the westerly side of the project. Stockpiling activities will comply with city regulations and BMP's to prevent erosion during construction. The material will stocked until needed for lot development activities. Current estimates yield approximately 6950 cubic yards of excavation and 995 cubic yards of embankment during the infrastructure phase of the project. The remaining embankment will be used during home construction phase of the project. f. Could erosion occur as a result of clearing, construction, or use? If so, generally describe. Short term erosion is possible while the grading process is underway. The amount of unstabilized exposed soils will be limited to comply with City regulations. An erosion control plan consistent with City of Federal Way regulations will be prepared for the project. g. About what percent of the site will be covered by impervious surfaces after the project construction (for example, asphalt or buildings)? Approximately 34%. h. Proposed measures to reduce or control erosion, or other impacts to the earth, if any: During construction, the contractor will follow an approved erosion control plan that will likely include silt fences, straw bales and temporary storm drainage features. In addition, chemical treatment (flocculent treatment) may be used if other BMP's are ineffective. Minimizing soil disturbances during rainy months and utilizing appropriate BMP's will also reduce the potential for erosion. 2. Air a. What type of emissions to the air would result from the proposal (i.e., dust, automobile, odors, industrial wood smoke) during the construction and when the project is completed? If any, generally describe and give approximate quantities of known: Temporary exhaust emissions from construction equipment can be expected during construction. Construction activity on the site could also stir up exposed soils and generate fugitive dust and particulate matter into the local air. The completed project would result in a minor increase in the amount of exhaust related pollutants in the air from traffic. b. Are there any off -site sources of emissions or odor that may affect your proposal? If so, generally describe. None known. c. Proposed measures to reduce or control other impacts to the air, if any: EXHIBIT Heavy equipment will be maintained in good working condition to prevent excessive emissions. Water would be sprinkled over bare earth to control dust during the drier months. 3. Water a. Surface 1) Is there any surface water body on or in the immediate vicinity of the site (including year-round and seasonal streams, saltwater, lakes, ponds, wetlands)? If yes, describe the type and provide names on a site map of the project indicating all water bodies which are on the site, including lakes, streams, drainage, and areas that are known to be or thought to be wetlands. If appropriate, state what stream or river it flows into. Four wetlands have been identified onsite A, B C/D, and E. Additional information is available within the wetland report prepared by Gary Schulz (attached). The source of water to wetland B is the discharge from a stormwater detention pond adjacent to the north property line near the center of the site. Water from the pond flows through wetland B and enters a culvert on the south property line. This culvert drains into the storm drainage system within the plat of Mirror Wood. 2) Will the project require any work over, in, or adjacent to (within 200 feet) the described waters? If yes, please describe and attach a site map of the project indicating all water bodies which are on the site, including lakes, streams, and areas that are known to be or thought to be wetlands. Roadway construction, utility installation and grading will occur within 200 feet of the onsite wetlands. Minor construction will occur within the buffer for Wetland B for trails, park benches, and a storm drain line to convey stormwater to the pond from the westerly portion of the site. The proposed pedestrian trail will become a permanent intrusion and storm drain pipe will be a temporary intrusion to the buffer. In addition, the wetland overflow pipe to the south will be replaced to accommodate the trail. Wetland E is less than 2,500 square feet and is not regulated by the city or other entities and will be incorporated into the subdivision. Wetlands A and C/D are poor quality, wetlands with little habitat value. They will be filled and new wetland area will be created adjacent to Wetland B. New wetland will be created at a ratio of 1.5 times the area of the filled wetland. In this case, 7,316 square feet of new wetland will be created. It is not anticipated for the proposed stormwater drainage improvements to affect wetland hydrology. The onsite drainage that would be routed to the detention facility and conveyed to the downstream system is negligible compared to the overall tributary area that conveys to the wetland. Additionally, roof downspouts from 6 proposed lots will be routed directly to Wetland B in order to replicate hydrology received from Wetland A. Please see the wetland report prepared by Gary Schulz for additional information and discussion about wetland hydrology. 3) Estimate the amount of fill and dredge material that would be placed in or removed from surface water or wetlands and indicate the area of the site that would be affected. Indicate the source of fill materials. Approximately 1,060 cubic yards of fill material would be placed adjacent to Wetland B. d B EXHI IT- 4 PAGE-4-OF� 4) Will the proposal require surface water withdrawals or diversions? Give general description, purpose, and approximate quantities if known. No. 5) Does the proposal lie within a 100-year-flood-plain? If so, note location on the site plan. There is no floodplain mapped by FEMA on this site. 6) Does the proposal involve any discharge to groundwater? If so, note the location on the site plan. lid b. Ground: 1) Will groundwater be withdrawn, or will water be discharged to groundwater? Give general description, purpose, and approximate quantities if known. No. 2) Describe waste material that will be discharged into the ground from septic tanks or other sources, if any (for example: Domestic sewage; industrial containing the following chemicals:..., agricultural; etc.). Describe the general size of the system, the number of such systems, the number of houses to be served (if applicable), or the number of animals or humans the system(s) are expected to serve. None. c. Water Runoff (including storm water): 1) Describe the source of runoff (including storm water) and method of collection and disposal, if any (including quantities, if known). Where will this water flow: Will this water flow into other waters? If so, describe. On -site storm water generated as a result of this development will be collected in a series of catchbasins and pipes and routed to a single detention pond. Once treated through the detention pond, the storm water will be discharged into the existing storm drain line near the southerly property line. Flow continues southerly through a closed storm drain system within the plat of Mirror Wood. 2) Could waste materials enter ground or surface waters? If so, generally describe. Urban pollutants from automobiles and landscaping activities could enter the proposed storm water drainage facilities and eventually be discharged off -site. XProposed measures to reduce or control surface, ground, and runoff water impacts, if any: The proposed storm water collection and detention system for the site would collect, detain and treat the site's storm water runoff in accordance with the City's standards. 5 ExHIeI a PAGES OF Of 4. Plants a. Check or circle types of vegetation found on the site: • deciduous tree• a derAart lei, pen, other: oak, ornamental species x_evergreen tr ce ther x shrub x grass pasture, crop, or x wet soil plants cattail buttercup, bullrush, skunk cabbage, other _other types of ve ion: salmonberry, willow, hardhack, marsh speedwell and slough sedge. b. What kind and amount of vegetation will be removed or altered? The proposal would require removal of a portion of the site's existing vegetation for the construction of roadways, utilities, and driveways. All existing vegetation, including grasses, shrubs, and underbrush, within clearing limits will require removal to accommodate construction of new infrastructure. It is anticipated that 211,280 sf (4.85 ac) of vegetation within clearing limits will require removal. Approximately 47 significant trees will require removal within the limits of construction. A tree retention plan has been prepared by B Civil showing potential impacts to significant trees. Please see the Tree Retention Plan. c. List the threatened or endangered species known to be on or near the site. None known. d. Proposed landscaping, use of native plants, or other measures to preserve or enhance vegetation on the site, if any. As a minimum, all disturbed areas will be hydroseeded and mulched. Formal landscaping (such as lawn, ornamental trees and shrubs) will be installed on the individual lots typical of a single family residential neighborhood. In addition, removal of trees on the future lots will be limited to those necessary for infrastructure construction. When the homes are constructed, most of the remaining trees will be removed in accordance with City standards. The northeasterly portion of the buffer around Wetland B will be enhanced by removing the existing structure and revegetating this area commensurate with a wetland buffer. 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 s' x ha , heron, e gl sonto rds, other: woodpecker x deer, , beaver, ass, salmon, trout, herring, other: b. List any threatened or endangered species known to be on or near the site. 0 6 EXHIBIT PAGE -k-OF None known. c. Is the site part of a migration route? If so, explain. None known. d. Proposed measures to preserve or enhance wildlife, if any: Wetland B will be preserved and an undisturbed 50' buffer will be placed adjacent to its edge. In addition, 7,316 square feet of new, quality wetland will be created. 6. Energy and Natural Resources a. What kind of energy (electric, natural gas, oil, wood stove, solar) will be used to meet the completed project's energy needs? Describe whether it be used for heating, manufacturing, etc. Natural gas will be used for heating the homes. A combination of natural gas and electricity will provide for the balance of the energy needs. b. Would your project affect the potential use of solar energy by adjacent properties? If so, generally describe. 1M c. What kinds of energy conservation features are included in the plans of the site? List other proposed measures to reduce or control energy impacts, if any: Home plans will meet or exceed the then current Washington State Energy Code. 7. Environmental Health a. Are there any environmental health hazards, including exposure to toxic chemicals, risk or fire and explosion, spill, or hazardous waste that could occur as a result of this proposal? If so, describe. l� 1) Describe special emergency services that might be required. The new homes will utilize existing emergency services. 2) Proposed measures to reduce or control environmental hazards, if any: WON b. Noise: 1) What type of noise exist in the area which may affect your project (for example: traffic, equipment, operation, other)? Traffic noise and noise associated with adjacent single family residences. EXHIBIT C! RAG E --f-OF�. 2) What types and levels of noise would be created by or associated with the project on a short-term or a long-term basis (for example: traffic, construction, operation, other): Indicate what hours noise would come from the site. Construction activity on the site would temporarily increase the peak on -site noise levels. All construction will be during the City's approved hours. The completed project will result in a slight increase in ambient noise levels in the vicinity as generated by single family neighborhoods. 8. Land and Shoreline Use a. What is the current use of the site and adjacent properties? The site is currently vacant and adjacent properties are comprised of single-family residences. b. Has the site been used for agriculture? If so, describe. Not known. c. Describe any structures on the site. Existing shed in encroaching on the north property line. d. Will any structures be demolished? If so, which? The shed will be removed. e. What is the current zoning classification of the site? RS-7.2 f. What is the current comprehensive plan designation of the site? The current comprehensive plan designation is single family -high density. g. If applicable, what is the current shoreline master program designation? N/A h. Has any part of the site been classified as an "environmentally sensitive" area? If so, specify. Yes. According to the Wetland Determination and Conceptual Mitigation Plan, prepared by Gary Schulz, there are four wetlands on the site. Three wetlands, (Wetland A, B, C/D) have been classified as Class 3 in accordance with FWCC Section 22.1357. Wetland E is less than 2500 square feet and therefore do not meet the definition of "Regulated Wetlands" as found in FWCC Section 22-1 Definitions. i. Approximately how many people would the completed project displace? None. exHiBiTC PAGE-2—OF n► Proposed measures to avoid or reduce displacement impacts, if any: WO k. Proposed measures to ensure the proposal is compatible with existing and projected land uses and plans, if any: The site would be developed in accordance with the existing zoning and comprehensive plan designation. 9. Housing a. Approximately how many units would be provided, if any? Indicate whether high, middle, or low-income housing. Twenty-seven new single family homes will be created in the middle income range. b. Approximately how many units, if any, would be eliminated? Indicate whether high, middle, or low-income housing. None. c. Proposed measures to reduce or control housing impacts, if any: N/A 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? The tallest structure will not exceed the maximum allowed by City code. The exterior building materials will include cedar siding, cedar shakes, brick veneer, synthetic stucco and stone. b. What views in the immediate vicinity would be altered or obstructed? Views from the surrounding property would be altered due to the nature of the proposal to construct twenty-seven new homes. No views would be obstructed. c. Proposed measures to reduce or control aesthetic impacts, if any: The large, central wetland will be retained together with a 50' buffer. The detention pond will be landscaped and street trees commensurate with City codes will be provided in addition to on -lot landscaping typical for residential subdivisions. 11. Light and Glare a. What type of light or glare will the proposal produce? What time of day would it mainly occur? EXHIBIT C 9 PAGEAL-OF=30P The proposed project will not produce glare. Lights from windows and headlights may be visible at night. b. Could light or glare from the finished project be a safety hazard or interfere with views? Not under normal circumstances. c. What existing off -site sources of light or glare may affect your proposal? None known. d. Proposed measures to reduce or control light and glare impacts, if any: None. 12. Recreation a. What designated and informal recreational opportunities are in the immediate vicinity? Lake Grove Park, French Lake Park, Lakota Park, Alderwood Park, and Adelaide Park are all within one mile of the site. Trails and observation areas will be provided within the buffer for wetland B and will connect the easterly and westerly portions of the property. b. Would the proposed project displace any existing recreational uses? If so, describe. M Proposed measures to reduce or control impacts on recreation, including recreation opportunities to be provided by the project or applicant, if any: Trails and observation areas will be provided within the buffer for wetland B and will connect the easterly and westerly portions of the property. 13. Historic and Cultural Preservation a. Are there any places or objects listed on, or proposed for, national, state, or local preservation register known to be on or next to the site? If so, generally describe. None known. b. Generally describe any landmarks or evidence of historic, archaeological, scientific, or cultural importance known to be on or next to the site. None known. c. Proposed measures to reduce or control impacts, if any: None. 14. Transportation a. Identify public streets and highways serving the site, and describe proposed access to the existin street system. Show on site plans, if any. t — to EXHIS1T PAGE .�� �F ------ � The property is served by and will access I Ith Pl. SW on the eastern portion of the site and 8t' Pl. SW on the western portion of the site. b. Is the site currently served by public transit? If not, what is the approximate distance to the nearest transit stop? The site is not directly served by public transit; however, there are bus stops along SW 312'' St as well as an existing Park & Ride located at 515 S. 312`h St. c. How many parking spaces would the completed project have? How many would be eliminated? Off street parking will be provided in garages and driveway aprons. Proposed homes will have 2 car garages with additional parking on the driveway aprons. Approximately 108 new spaces could be provided in the garages and driveway aprons. No parking spaces will be eliminated. d. Will the proposal require any new roads or streets, or improvements to existing roads or streets, not including driveways? If so, generally describe (indicate whether public or private). The proposal includes the construction and dedication of a 60-foot wide public right-of-way in the westerly portion of the site. This new right-of-way will connect 11'h Pl SW at the north of the property to 11'h Pl SW at the south of the property. This new connection will also include a traffic circle to act as a traffic calming method. The proposal also includes the construction and dedication of a 56-foot wide public right-of-way in the easterly portion of the site. This new right-of-way will connect 8t' Pl SW at the north of the property to 8 h Pl SW at the south of the property. Please see attached site plans. The proposal will also provide a new connection to 8t' Avenue SW. e. Will the project use (or occur in the immediate vicinity of) water, rail, or air transportation? If so, generally describe. No f. How many vehicular trips per day would be generated by the completed project? If known, indicate when peak volumes would occur. Typical residential traffic consists of approximately ten vehicle trips per day per lot, or 270 trips total. Peak volumes will likely occur in the 7-9AM and 4-6 PM hours. A Traffic Impact Analysis (TIA) has been prepared to assess project impacts and to determine mitigation measures. Please see report prepared by JTE dated January 22, 2005. g. Proposed measures to reduce or control transportation impacts, if any: The proponent will pay any necessary transportation mitigation fees required by the City. 15. Public Services a. Would the project result in an increased need for public services (for example: fire protection, police protection, health care, schools, other)? If so, generally describe. �! i t E]�HIBIT ~+ PAGEA1__GF 1■-- The proposed project will require Fire, Police and Emergency Medical services at a rate typical for a single family neighborhood. In addition, there will be a slight increase in demands for schools, public library, public transportation and recreation services. b. Proposed measures to reduce or control direct impacts on public services, if any. The applicant will pay any mitigation fees currently required by the City. 16. Utilities a. Circle utilities currently available to the site: a ectricity, :natural gas, water, refuse service, sanitary sewer eptic system, other: b. Describe the utilities that are proposed for the project, the utility providing the service, and the general construction activities on the site or in the immediate vicinity which might be needed. Sanitary Sewer: Lakehaven Utility District - 8" diameter piping anticipated Water: Lakehaven Utility District - 8" or 12" diameter pipe depending on final design requirements by the Water District Electricity: Puget Sound Energy (on site) — size not known at this time Natural Gas: Puget Sound Energy (on site) — size not known at this time Telephone: Qwest — size not known at this time Cable TV: Comeast — size not known at this time C. SIGNATURE The above answers are true tple to the best of my knowledge. I understand that the lead agency is relying o en t s e e itclsion. Date: ... ................................... I ............................ .......... EXHIBIT CO 12 PAGE Z OF_ LL CITY OF VA�411 Federal Way NOTICE OF ENVIRONMENTAL MITIGATED DETERMINATION OF NONSIGNIFICANCE MIRROR ESTATES PRELIMINARY PLAT FEDERAL WAY FILE #05-100591-00-SE FILE The City of Federal Way has determined that the following project does not have a probable significant adverse impact on the environment, and an Environmental Impact Statement (EIS) is not required under RCW 43.21C.030(2)(c). This decision was made after review of a completed environmental checklist and other information on file with the City. PROPOSED ACTION: Subdivision of a 9.37-acre site into 27 single-family lots with street improvements, construction of storm drainage facilities, utility improvements, and wetland mitigation. Approximately 23 percent of the site will be retained in a separate open space tract containing a regulated wetland and wetland buffer, as well as newly created wetland. Proponent: New Concept Homes, PO Box 1229, Issaquah, WA 98027 Location: South of SW 314'h Place and west of 8 h Avenue SW in the SW 1/4 of Section 07, Township 21 North, Range 04 East, W.M., parcel #072104-9081. MITIGATION MEASURES (SUMMARY): 1) Any development within Tract A including the pedestrian trail and the wetland creation and wetland buffer mitigation shall be designed and constructed as required by the Director of Community Development Services to protect and enhance wildlife habitat to the maximum extent feasible. 2) Prior to final plat approval, the developer shall prepare and implement a plan for the creation of supplemental snags within permanent open space area based on an evaluation of trees remaining following the clearing and grading phase of plat infrastructure construction. 3) Prior to final plat approval, the final plat shall contain language that encourages informational and educational programs and activities dealing with the protection of wildlife. 4) In order to mitigate for potential adverse transportation impacts resulting from the construction of the project, the four -impacted six -year Transportation Improvement Plan (TIP) projects must be constructed by the applicant prior to final plat approval. In lieu of constructing these TIP projects prior to final plat approval, the applicant may voluntarily offer to pay a pro-rata share contribution of $76,347.00 towards the two impacted (TIP) projects based on the calculation in the MDNS. Further information regarding this action is available to the public upon request at the Federal Way Department of Community Development Services (Federal Way City Hall, 33325 86' Avenue South, Federal Way, WA, 98003). Contact Deb Barker, Senior Planner, at 253-835-2642. This MDNS is issued under WAC 197-11-340(2). Comments must be submitted by 5:00 p.m. on October 23, 2006. Unless modified by the City, this determination will become final following the comment deadline. Any person aggrieved by the City's determination may file an appeal with the City within 14 days of the above comment deadline. Published in the Federal Way Mirror on October 7, 2006. 05-100591 Doc I D. 38272 Map Date: October, 2006 City of Federal Way 33325 8th Avenue South Federal Way, WA 98063 Cl" of This map is intended for use as a graphical representation ONLY. Federal Way The City of Federal Way makes no warrenty as to its accuracy. Mirror Estates Preliminary Plat IS d vo n■ o a� 131 . UE [ .� LM f 1 N A EN 200 0 200 400 600 800 Feet Vicinity Map 1 CITY OF Federal Way October 6, 2006 Mr. Jerrit Jolma J3 Civil Engineers, PLLC 405 Front Street, Suite F-3 Issaquah, WA 98027 CITY HALL 33325 8th Avenue South Mailing Address: PO Box 9718 Federal Way, WA 98063-9718 (253) 835-7000 www.cityoffederalway.com RE: File No.: 05-100591-00-SE; ENVIRONMENTAL THRESHOLD DETERMINATION Mirror Estates Preliminary Plat Dear Mr. Jolma: This office and other City staff have reviewed the environmental checklist you submitted. We have determined that the above -referenced proposal will not have a probable significant adverse impact on the environment, provided the mitigation measures identified in the enclosed Mitigated Determination of Nonsignificance (MDNS) are met. As a result, an Environmental Impact Statement (EIS) is not required to comply with the State Environmental Policy Act (SEPA). A copy of the MDNS is enclosed. A 14-day comment period is required by the SEPA Rules (WAC 197-11-340). A notice inviting comments will be published in the Federal Way Mirror on October 7, 2006. At the end of the comment period, the department will determine if the MDNS should be withdrawn, modified, or retained. All final determinations may be appealed within 14 days of the end of the comment period. No licenses, permits, or approvals will be issued until completion of the appeal period. Our decision not to require an EIS does not mean that the license, permit, or approval you are seeking from the City has been granted. Approval or denial of the proposal will be made by the appropriate body vested with that authority. The environmental record is considered by the decision maker(s) and conditions will be imposed to reduce identified environmental impacts, as long as the conditions are based on adopted and designated City policy. After a final decision has been made on your proposal (i.e., after a permit has been issued or City Council action taken, as applicable), you may, but are not required to, publish a Notice of Action as set forth in RCW 43.21 C.075. The Notice of Action sets forth a time period after which no legal challenges regarding the proposal's compliance with SEPA can be made. A copy of the Notice of Action form and copies of RCW 43.21C.080 and WAC 197-11-680 providing instructions for giving this notice are available from the Department of Community Development Services. The City is not responsible for publishing the Notice of Action. However, the City is responsible for giving a notice (to parties of record) stating the date for commencing a judicial appeal (including the SEPA portion of that appeal) if your proposal is one for which the City's action on it has a specified time period within which any court appeals must be made. Mr. Jolma October 6, 2006 Page 2 If you need further assistance, feel free to contact Deb Barker, Senior Planner, at 253-835-2642, Sincerely, A J�� 11` �L Kathy McClung Director of Community Development Services c: Raid Tirhi, Senior Traffic Engineer Sean Wells, Senior Engineering Plans Reviewer enc: MDNS 05-100591 Doc. LD 38273 CITY OF 7A Federal Way MITIGATED ENVIRONMENTAL DETERMINATION OF NONSIGNIFICANCE Mirror Estates Preliminary Plat Federal Way File No. 05-100591-00-SE Description of Proposal: Subdivision of a 9.37-acre site into 27 single-family lots. The project includes street improvements with the extension of 8`h and 11'h Place SW, construction of storm drainage facilities, utility improvements, and wetland mitigation. Approximately 23 percent of the site will be retained in a separate open space tract containing a regulated wetland and wetland buffer, as well as newly created wetlands to mitigate displacement caused by the proposed development. Proponent: Jerrit Jolma, 425-313-1078 J3 Civil Engineers, PLLC 405 Front Street North, Suite F-3 Issaquah, WA 98027 New Concept Homes PO Box 1229 Issaquah, WA 98027 Location: South of SW 314`h Place and west of 8th Avenue SW in the SW 1/4 of Section 07, Township 21 North, Range 04 East, W.M., in King County, Washington, parcel #072104-9081. Lead Agency: City of Federal Way The responsible Official of the City of Federal Way hereby makes the following decisions based upon impacts identified in the environmental checklist, the Federal Way Comprehensive Plan, the final staff evaluation for this action, and other municipal policies, plans, rules, and regulations designated as a basis for exercise of substantive authority under the Washington State Environmental Policy Act Rules pursuant to RCW 43.31C.060. The lead agency for this proposal has determined that it does not have a probable significant adverse impact on the environment, and an Environmental Impact Statement (EIS) is not required under RCW 43.21 C.030(2)(c) only if the conditions listed below are met. This decision was made after review of a completed environmental checklist and other information on file with the lead agency. This information is available to the public on request. FINDINGS OF FACT The subject property is located west of 81h Avenue SW between SW 314t" Place and SW 3161h Place, Federal Way, Washington. The proposal is for the subdivision of 9.37 acres into 27 residential lots with a minimum lot size of 7,200 square feet, and includes street improvements, utilities, storm drainage control improvements, pedestrian trail and other related infrastructure improvements. Approximately 23 percent of the site will be retained in separate tracts containing environmentally sensitive areas and usable open space. 2. The subject property is zoned RS 7.2, requiring a minimum lot size of 7,200 square feet per parcel. Proposed lot sizes range from 7,204 to 11,907 square feet. The comprehensive plan designation for the site is High -Density Single -Family. The Pileated woodpeckers, a state candidate for listing as an endangered, threatened or sensitive species, has been observed at the subject site, according to the Wildlife Study Report submitted with the proposal. While the existing Hardwood Forest and Hardwood and Shrubbery wetland habitat types provide moderate value to wildlife on the subject site, its isolation and small size limits overall wildlife values. Despite their presence, the site does not represent primary habitat for Pileated woodpeckers. The proposed development, when completed, will displace approximately 7.81 acres of habitat for small mammals, rodents, reptiles, birds, and insects. However, approximately 2.10 acres of wetland and associated wetland buffer will remain and continue to provide habitat. Additional opportunities for snags and other mitigating measures to increase wildlife habitat will be required. 4. In accordance with code requirements, transportation impacts, pedestrian access, and improvements necessary for the proposed project were analyzed. A Transportation Impact Analysis (TIA) was prepared for the proposed project. The results of the analysis indicate that the potential for adverse impacts exists to the surrounding road network. In its Six -Year Transportation Improvement Plan (TIP), the City of Federal Way has identified four TIP projects in which the proposed development will exceed the net 10 PM peak hour threshold that requires project mitigation. As a condition of approval, the applicant will construct the impacted TIP project or voluntarily contribute a pro-rata mitigation fee as calculated in the MDNS. Street improvements for the project must comply with adopted City codes. The applicant must construct an on --site roadway and street.frontage improvements including street widening, sidewalk, Iandscaping, lighting, and storm drainage improvements along 1 lth Place SW, SE 3151h Place, 86' Place SW, and 8th Avenue SW within and adjacent to the site. A traffic circle has been incorporated in the I lth Place SW street design to mitigate neighborhood concerns of connected streets and serve as an appropriate traffic calming device. 6. As required by code, all right-of-way dedication will be conveyed to the City through a Statutory Warranty Deed and have clear title prior to recording. 7. The "Final Staff Evaluation for Environmental Checklist, File No. 05-100591-00-SE," is hereby incorporated by reference as though set forth in full. CONCLUSIONS OF LAW Federal Way's Comprehensive Plan Policies adopted by Federal Way, and contained within the Federal Way Comprehensive Plan (FWCP), serve as a basis for the exercise of substantive SEPA authority to approve, condition, or deny proposed actions applicable to potential adverse environmental impacts resulting from this project. The following components of the FWCP support the conditions for the development. NEGI: To preserve the City's natural systems in order to protect public health, safety and welfare, and to maintain the integrity of the natural environment. MDNS File No. 05-100591-00-SE/ Doc LD 31323 Mirror Estates Preliminary Plat Page 2 NEP2: Preserve and restore ecological functions, and enhance natural beauty, by encouraging community development patterns and site planning that maintains and complements natural land forms. NEG10: Preserve, protect, and enhance fish and wildlife habitat. Land Use Policy 18 (L UP18): Encourage the development of parks and the dedication of open space in and adjacent to residential areas to preserve the natural setting of Federal Way. NEP65: The City should encourage residents and businesses to use native plants in residential and commercial landscaping. NEP68: The City should encourage informational and educational programs and activities dealing with the protection of wildlife. An example of such a program is the Backyard Wildlife Sanctuary program established by the State's Department of Fish and Wildlife. TG2: Provide a safe, efficient, convenient, and financially sustainable transportation system with sufficient capacity to move people, goods, and services at an acceptable level of service. The City shall develop and adopt policies for the construction, reconstruction, maintenance, and preservation of new and existing facilities. TPIO: Protect existing and acquire future right-of-way consistent with functional classification cross-section (transit, rail, bike, and pedestrian) needs. Require developments to dedicate right-of- way as needed for development commensurate with the impacts of the development. At a minimum, setback limits shall be used to assure that buildings are not placed within the right-of-way requirements for planned transportation facilities. Right-of-way dedication shall be commensurate with a development's impact to the existing and planned transportation system. TP16: The City's LOS standard shall be E. This is defined herein as a volume/capacity ratio less than 1.00 in accordance with Highway Capacity Manual (2000) operational analysis procedures. At signalized intersections, the analysis shall be conducted using a 120-second cycle length and level of service E is defined as less than 80 seconds of delay per vehicle. Where transit or HOV facilities are provided, the LOS shall be measured by average delay and volume/capacity ratio per person rather than per vehicle. This standard shall be used to identify concurrency needs and mitigation of development impacts. For long-range transportation planning and concurrency analysis, a volume/capacity ratio of 0.90 or greater will be used to identify locations for the more detailed operational analysis. TP20: Take advantage of opportunities to open new road connections to create route alternatives, especially in areas with few access choices. TP26: Employ traffic calming measures in neighborhoods (where feasible) where traffic volumes and speeds on local streets consistently exceed reasonable levels. TP25: Allow improvements to traffic flow only where they contribute to traffic and pedestrian safety, high capacity transit and HOV system enhancements, and reduce air pollution. TP29: Reduce reliance on the single occupant auto by prioritizing and implementing supportive local -level transit, HOV, and non -motorized improvements. MDNS File No. 05-100591-00-SE/ Doc. I.D. 31323 Mirror Estates Preliminary Plat Page 3 5 TP 30: Identify and plan for multi -modal freeway, arterial, and collector street improvements which ensure more efficient use of existing roads and enhancement of HOV, transit, and related non - motorized operations. TP38: Include sufficient area in rights -of -way for bike lanes, sidewalks, and landscaped medians to provide separation from motorized traffic as funds allow. Use landscaped medians to separate opposing traffic when safety and aesthetic purposes dictate the need. TP42: Arterial HOV improvements will be constructed along key corridors to improve flow and encourage use of these more efficient modes. TP52: Work to extend the existing system of sidewalks, bikeways, and equestrian ways in the City to provide safe access to public transit, neighborhood and business centers, parks, schools, public facilities, and other recreational attractions. SEPA CONDITIONS Based on the above policies, the following mitigation measures are required to minimize identified potential significant adverse impacts. 1) Any development within Tract A including the pedestrian trail and the wetland creation and wetland buffer mitigation shall be designed and constructed as required by the Director of Community Development Services to protect and enhance wildlife habitat to the maximum extent feasible. This effort may include, but is not limited to vegetation removal and/or enhancement by the developer, future homeowners association, or the parties responsible for ownership of the tract. A note to this effect shall be included on the final plat map. 2) Prior to final plat approval, the developer shall prepare and implement a plan for the creation of supplemental snags within permanent open space areas. The plan shall be based on an evaluation of trees remaining following the clearing and grading phase of plat infrastructure construction. The plan shall be developed by a qualified professional, and shall be reviewed and approved by the City at the applicant's expense prior to implementation by the developer. 3) Prior to final plat approval, the final plat shall contain language that encourages informational and educational programs and activities dealing with the protection of wildlife. An example of such a program is the Backyard Wildlife Sanctuary program established by the State's Department of Fish and Wildlife. This language shall be added to the Homeowner Association Controls, Covenants and Conditions recorded in conjunction with this plat. 4) As required by the Public Works Director, in order to mitigate potential adverse transportation impacts to the surrounding road network, the applicant must construct the identified TIP improvements listed below. In lieu of constructing these TIP projects and prior to final plat approval, the applicant may voluntarily pay a pro-rata share contribution of $76,347.00 towards the following impacted TIP projects based on the calculation below. Pro-rata Share Contribution to Transportation Improvement Projects The project's fair share contribution was calculated based on the formula below: Project generated PM peak hour trips Fair share = 2006 total PM peak hour traffic MDNS Mirror Estates Preliminary Plat x TIP project cost File No. 05-10059 1 -00-SE/ Dm. I.D. 31323 Page 4 The applicant's Traffic Impact Mitigation Fee Analysis dated March 25, 2005, was reviewed and accepted by the City. As proposed by the applicant's traffic engineer, the TIA used for this project was the 2005 to 2010 TIP. The following table shows TIP impacted projects, and the project's fair share contributions: Map ID TIP Project Project New Cost * Trips 2006 Trips :Fair ;Share 5 S 320th St @ lst Ave S 4,200 17 4812 $14,780.00 7 S 320 St: 8 Ave S-SR 99 6,191 16 3691 $26,721.00 12 S 320 St @ 201h Ave S 1,356 13 3796 $4,628.00 23 S 320"' St: ls` Ave S - 81Ave S 6,191 16 3262 $30,212.00 Total $76,347.00 * Project cost in thousands of dollars. This MDNS is issued under WAC 197-11-340(2); the lead agency will not act on this proposal for 14 days from the date of issuance. Comments must be submitted by 5:00 p.m. on October 23, 2006. Unless modified by the City, this determination will become final following the above comment deadline. Any person aggrieved of the City's final determination may file an appeal with the City within 14 days of the above comment deadline. Contact Person: Deb Barker, Senior Planner, 253-835-2642 Responsible Official: Kathy McClung, Director of Community Development Services 33325 8"' Avenue South, PO Box 9718, Federal Way, WA 98003 Date Issued: October 7, 2006 Signature: f L MDNS File No. 05-100591-00-SE/ Doc 1 D 31323 Mirror Estates Preliminary Plat Page 5 CITY OF Federal Wray DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES 33325 81h Avenue South PO Box 9718 Federal Way WA 98063-9718 253-835-7000; Fax 253-835-2609 www.citvoffederalway.com DECLARATION! OF DISTRIBUTION! I, 1 ,mJsa �X hereby declare, under penalty of perjury of the laws of the State of Washington, that a: ❑ Notice of Land Use Application/Action ❑ Notice of Determination of Significance (DS) and Scoping Notice ❑ Notice of Environmental Determination of Nonsignificance (SEPA, DNS) Notice of Mitigated Environmental Determination of Nonsignificance (SEPA, MDNS) ❑ Notice of Land Use Application & Anticipated DNS/MDNS ❑ FWCC Interpretation ❑ Other ❑ Land Use Decision Letter ❑ Notice of Public Hearing before the Hearing Examiner ❑ Notice of Planning Commission Public Hearing ❑ Notice of LUTC/CC Public Hearing ❑ Notice of Application for Shoreline Management Permit ❑ Shoreline Management Permit ❑ Adoption of Existing Environmental Document was X1. mailed ❑ faxed ❑ e-mailed and/or ❑ posted to or at each of the attached addresses on 2006. Project Name n r r)r E-SAAcs ?re'In�% P)�'t File Number(s) b 7- ) 0 0 ':;;91- SE Signature p-,,,� Date A-/O-ph K:\CD Administration Files\Declaration of Distribution.doc/Last printed 1 /23/2006 8:42 AM CITY OF Federal Way MITIGATED ENVIRONMENTAL DETERMINATION OF NONSIGNIFICANCE Mirror Estates Preliminary Plat Federal Way File No. 05-100591-00-SE Description of Proposal: Subdivision of a 9.37-acre site into 27 single-family lots. The project includes street improvements with the extension of 8th and 11 u' Place SW, construction of storm drainage facilities, utility improvements, and wetland mitigation. Approximately 23 percent of the site will be retained in a. separate open space tract containing a regulated wetland and wetland buffer, as well as newly created wetlands to mitigate displacement caused by the proposed development. Proponent: Jerrit Jolma, 425-313-1078 J3 Civil Engineers, PLLC 405 Front Street North, Suite F-3 Issaquah, WA 98027 New Concept Homes PO Box 1229 Issaquah, WA 98027 Location: South of SW 314th Place and west of 8th Avenue SW in the SW t/4 of Section 07, Township 21 North, Range 04 East, W.M., in King County, Washington, parcel #072104-9081. Lead Agency: City of Federal Way The responsible Official of the City of Federal Way hereby makes the following decisions based upon impacts identified in the environmental checklist, the Federal Way Comprehensive Plan, the final staff evaluation for this action, and other municipal policies, plans, rules, and regulations designated as a basis for exercise of substantive authority under the Washington State Environmental Policy Act Rules pursuant to RCW 43.31C.060. The lead agency for this proposal has determined that it does not have a probable significant adverse impact on the environment, and an Environmental Impact Statement (EIS) is not required under RCW 43.21 C.030(2)(c) only if the conditions listed below are met. This decision was made after review of a completed environmental checklist and other information on file with the lead agency. This information is available to the public on request. FINDINGS OF FACT The subject property is located west of 8th Avenue SW between SW 314th Place and SW 316" Place, Federal Way, Washington. The proposal is for the subdivision of 9.37 acres into 27 residential lots with a minimum lot size of 7,200 square feet, and includes street improvements, utilities, storm drainage control improvements, pedestrian trail and other related infrastructure improvements. Approximately 23 percent of the site will be retained in separate tracts containing environmentally sensitive areas and usable open space. 2. The subject property is zoned RS 7.2, requiring a minimum lot size of 7,200 square feet per parcel. Proposed lot sizes range from 7,204 to 11,907 square feet. The comprehensive plan designation for the site is High -Density Single -Family. The Pileated woodpeckers, a state candidate for listing as an endangered, threatened or sensitive species, has been observed at the subject site, according to the Wildlife Study Report submitted with the proposal. While the existing Hardwood Forest and Hardwood and Shrubbery wetland habitat types provide moderate value to wildlife on the subject site, its isolation and small size limits overall wildlife values. Despite their presence, the site does not represent primary habitat for Pileated woodpeckers. The proposed development, when completed, will displace approximately 7.81 acres of habitat for small mammals, rodents, reptiles, birds, and insects. However, approximately 2.10 acres of wetland and associated wetland buffer will remain and continue to provide habitat. Additional opportunities for snags and other mitigating measures to increase wildlife habitat will be required. 4. In accordance with code requirements, transportation impacts, pedestrian access, and improvements necessary for the proposed project were analyzed. A Transportation Impact Analysis (TIA) was prepared for the proposed project. The results of the analysis indicate that the potential for adverse impacts exists to the surrounding road network. In its Six -Year Transportation Improvement Plan (TIP), the City of Federal Way has identified four TIP projects in which the proposed development will exceed the net 10 PM peak hour threshold that requires project mitigation. As a condition of approval, the applicant will construct the impacted TIP project or voluntarily contribute a pro-rata mitigation fee as calculated in the MDNS. Street improvements for the project must comply with adopted City codes. The applicant must construct an on -site roadway and street.frontage improvements including street widening, sidewalk, landscaping, lighting, and storm drainage improvements along 11'l, Place SW, SE 3151' Place, 8'h Place SW, and 8* Avenue SW within and adjacent to the site. A traffic circle has been incorporated in the I Vh Place SW street design to mitigate neighborhood concerns of connected streets and serve as an appropriate traffic calming device. 6. As required by code, all right-of-way dedication will be conveyed to the City through a Statutory Warranty Deed and have clear title prior to recording. 7. The "Final Staff Evaluation for Environmental Checklist, File No. 05-100591-00-SE," is hereby incorporated by reference as though set forth in full. CONCLUSIONS OF LAW Federal Way's Comprehensive Plan Policies adopted by Federal Way, and contained within the Federal Way Comprehensive Plan (FWCP), serve as a basis for the exercise of substantive SEPA authority to approve, condition, or deny proposed actions applicable to potential adverse environmental impacts resulting from this project. The following components of the FWCP support the conditions for the development. NEGI: To preserve the City's natural systems in order to protect public health, safety and welfare, and to maintain the integrity of the natural environment. MDNS File No. 05-100591-00-SE/ nog i.n 31323 Mirror Estates Preliminary Plat Page 2 NEP2: Preserve and restore ecological functions, and enhance natural beauty, by encouraging community development patterns and site planning that maintains and complements natural land forms. NEGIO: Preserve, protect, and enhance fish and wildlife habitat. Land Use Policy 18 (LUP18): Encourage the development of parks and the dedication of open space in and adjacent to residential areas to preserve the natural setting of Federal Way. NEP65: The City should encourage residents and businesses to use native plants in residential and commercial landscaping. NEP68: The City should encourage informational and educational programs and activities dealing with the protection of wildlife. An example of such a program is the Backyard Wildlife Sanctuary program established by the State's Department of Fish and Wildlife. TG2: Provide a safe, efficient, convenient, and financially sustainable transportation system with sufficient capacity to move people, goods, and services at an acceptable level of service. The City shall develop and adopt policies for the construction, reconstruction, maintenance, and preservation of new and existing facilities. TPIO: Protect existing and acquire future right-of-way consistent with functional classification cross-section (transit, rail, bike, and pedestrian) needs. Require developments to dedicate right-of- way as needed for development commensurate with the impacts of the development. At a minimum, setback limits shall be used to assure that buildings are not placed within the right-of-way requirements for planned transportation facilities. Right-of-way dedication shall be commensurate with a development's impact to the existing and planned transportation system. TP16: The City's LOS standard shall be E. This is defined herein as a volume/capacity ratio less than 1.00 in accordance with Highway Capacity Manual (2000) operational analysis procedures. At signalized intersections, the analysis shall. be conducted using a 120-second cycle length and level of service E is defined as less than 80 seconds of delay per vehicle. Where transit or HOV facilities are provided, the LOS shall be measured by average delay and volume/capacity ratio per person rather than per vehicle. This standard shall be used to identify concurrency needs and mitigation of development impacts. For long-range transportation planning and concurrency analysis, a volume/capacity ratio of 0.90 or greater will be used to identify locations for the more detailed operational analysis. TP20: Take advantage of opportunities to open new road connections to create route alternatives, especially in areas with few access choices. TP26: Employ traffic calming measures in neighborhoods (where feasible) where traffic volumes and speeds on local streets consistently exceed reasonable levels. TP25: Allow improvements to traffic flow only where they contribute to traffic and pedestrian safety, high capacity transit and HOV system enhancements, and reduce air pollution. TP29: Reduce reliance on the single occupant auto by prioritizing and implementing supportive local -level transit, HOV, and non -motorized improvements. MDNS Mirror Estates Preliminary Plat File No. 05-100591-00-SE/ Doc. I.D. 31323 Page 3 TP 30: Identify and plan for multi -modal freeway, arterial, and collector street improvements which ensure more efficient use of existing roads and enhancement of HOV, transit, and related non - motorized operations. TP38: Include sufficient area in rights -of -way for bike lanes, sidewalks, and landscaped medians to provide separation from motorized traffic as funds allow. Use landscaped medians to separate opposing traffic when safety and aesthetic purposes dictate the need. TP42: Arterial HOV improvements will be constructed along key corridors to improve flow and encourage use of these more efficient modes. TP52: Work to extend the existing system of sidewalks, bikeways, and equestrian ways in the City to provide safe access to public transit, neighborhood and business centers, parks, schools, public facilities, and other recreational attractions. SEPA CONDITIONS Based on the above policies, the following mitigation measures are required to minimize identified potential significant adverse impacts. 1) Any development within Tract A including the pedestrian trail and the wetland creation and wetland buffer mitigation shall be designed and constructed as required by the Director of Community Development Services to protect and enhance wildlife habitat to the maximum extent feasible. This effort may include, but is not limited to vegetation removal and/or enhancement by the developer, future homeowners association, or the parties responsible for ownership of the tract. A note to this effect shall be included on the final plat map. 2) Prior to final plat approval, the developer shall prepare and implement a plan for the creation of supplemental snags within permanent open space areas. The plan shall be based on an evaluation of trees remaining following the clearing and grading phase of plat infrastructure construction. The plan shall be developed by a qualified professional, and shall be reviewed and approved by the City at the applicant's expense prior to implementation by the developer. 3) Prior to final plat approval, the final plat shall contain language that encourages informational and educational programs and activities dealing with the protection of wildlife. An example of such a program is the Backyard Wildlife Sanctuary program established by the State's Department of Fish and Wildlife. This language shall be added to the Homeowner Association Controls, Covenants and Conditions recorded in conjunction with this plat. 4) As required by the Public Works Director, in order to mitigate potential adverse transportation impacts to the surrounding road network, the applicant must construct the identified TIP improvements listed below. In lieu of constructing these TIP projects and prior to final plat approval, the applicant may voluntarily pay a pro-rata share contribution of $76,347.00 towards the following impacted TIP projects based on the calculation below. Pro-rata Share Contribution to Transportation Improvement Projects The project's fair share contribution was calculated based on the formula below: Project generated PM peak hour trips Fair share =----------------------------------------______ x UP project cost 2006 total PM peak hour traffic MDNS File No. 05-100591 -00-SE/Doc. I.D. 31323 Mirror Estates Preliminary Plat Page 4 The applicant's Traffic Impact Mitigation Fee Analysis dated March 25, 2005, was reviewed and accepted by the City. As proposed by the applicant's traffic engineer, the TIA used for this project was the 2005 to 2010 TIP. The following table shows TIP impacted projects, and the project's fair share contributions: Map ID TIP Project Project Cost * New Trips 2006 Trips Fair Share 5 S 320 St @ ls' Ave S 4,200 17 4812 $14,780.00 7 S 320 St: 8 . Ave S-SR 99 6,191 16 3691 $26,721.00 12 S 320 St @ 20 Ave S 1,356 13 3796 $4,628.00 23 S 320 St: 15L Ave S - 8' Ave S 6,191 16 3262 $30,212.00 Total $76,347.00 * Project cost in thousands of dollars. This MDNS is issued under WAC 197-11-340(2); the lead agency will not act on this proposal for 14 days from the date of issuance. Comments must be submitted by 5:00 p.m. on October 23, 2006. Unless modified by the City, this determination will become final following the above comment deadline. Any person aggrieved of the City's final determination may file an appeal with the City within 14 days of the above comment deadline. Contact Person: Deb Barker, Senior Planner, 253-835-2642 Responsible Official: Kathy McClung, Director of Community Development Services 33325 8'h Avenue South, PO Box 9718, Federal Way, WA 98003 Date Issued: October 7, 2006 _Signature: kc MDNS Mirror Estates Preliminary Plat File No. 05-10059 1 -00-SE/ Doc. I.D. 31323 Page 5 Map Date: October, 2006 City of Federal Way 33325 8th Avenue South Federal Way, WA 98063 This map is intended for use as CITY OF a graphical representation ONLY. Federal Way The City of Federal Way makes no warrenty as to its accuracy. Mirror Estates Preliminary Plat UZI F� y , Q 2 a 211 'r5! '^'� � lei Q66i mr, rk--ri!�'`��7+ it i-�'� aQ � r LE may,- ='� a Ua R 200 0 200 400 600 800 Feet CY F Vicinity Map Jam Free Printing www.avery.com r/�� AVERY0 51600 Use Avery' TEMPLATE 51600 1-800-GO-AVERY ►J US ARMY CORPS/ENGINEERS ATTN REGULATORY BRANCH PO BOX 3755 SEATTLE WA 98124 JULIE STOFEL W DFW REGION 4 OFFICE 16018 MILL CREEK BLVD MILL CREEK WA 98012 LORI KITTREDGE METRO TRANSIT KSC-TR-0413 201 S JACKSON ST SEATTLE WA 98104-3856 MIRROR LK RESIDENTS ASSN 525 SW 312T" ST FEDERAL WAY WA 98023 JACK HOPKINS SEATTLE PI 1 01'ELLIOTT AVE W SEATTLE WA 98121 FEDERAL WAY MIRROR 1414 S 324T" STE B-210 FEDERAL WAY WA 98003 MONICA ADAMS PIERCE TRANSIT PO BOX 99070 LAKEWOOD WA 98499-0070 DEPT OF ECOLOGY ENVIRONMENTAL REVIEW SEC PO BOX 47703 OLYMPIA WA 98504-7703 GERI WALKER FWSD 31405 181" AVE S FEDERAL WAY WA David and Connie McClure 31431 8" PI SW Federal Way, WA 98023 LARRY FISHER WDFW 600 CAPITOL WAY N 98003 OLYMPIA WA 98501-1091 FEDERAL WAY DISPOSAL PO BOX' 1877 AUBURN WA 98071 CHRIS CARREL FRIENDS OF THE HYLEBOS PO BOX 24971 FEDERAL WAY WA 98093 LISA PEMBERTON-BUTLER SEATTLE TIMES NORTH 1200 112T" AVE NE STE C145 BELLEVUE WA 98004-3748 SOUTH COUNTY JOURNAL PO BOX.130 KENT WA 98035-0130 HISTORIC PRESERVATION DEPT PUYALLUP TRIBE 1850 ALEXANDER AVE TACOMA WA 98421 OFFICE OF ARCHAEOLOGY & HISTORIC PRESERVATION PO BOX 48343 OLYMPIA WA 98504-8343 ATTN NEWSROOM TACOMA NEWS TRIBUNE 1950 S STATE ST TACOMA WA 98405 FEDERAL WAY NEWS 14006- 1ST AVE S .STE B. BURI.EN WA 98168 JOHN KIM- KOREA POST 28815 PACIFIC HWY S STE 4B FEDERAL WAY WA 98003 LAURA MURPHY TRIBAL ARCHAEOLOGIST MUCKLESHOOT INDIAN TRIBE 39015 172ND AVE SE AUBURN WA 98092 AM31AV-09-008-6 @09LS 31V1dIN31®ilaaAV as0 ®ons @AIMAV o wo3-Ajane MMM 6ullulad 9aa3 user Mirror Estates SEPA Permit #05-100591-00-SE The following is a party of record list for the MDNS. Please include an MDNS, SEPA checklist and staff evaluation with these mailing envelopes. 1) Jonathan and Chandra Gamble 31432 8 h Place SW Federal Way, WA 98023 2) Kathleen Murray 31624 8"' Avenue SW Federal Way, WA 98023 3) Mr. Paul Jackson 912 SW 316t` Place Federal Way, WA 98023 4) David and Connie McClure 31431 8"' Place SW Federal Way, WA 98023 5) Dale and Judith Meland 807 SW 314t' Place Federal Way, WA 98023 6) E]CH 1 E IT .y PAGE .OF. Doc. I.D. 38277 FEMA REGION 10 NTH DIV 130 228T" ST SW BOTHELL WA 98021-9796 S ARMY CORPS/ENGINE ATTN REGULATORY BRANCH PO BOX 3755 SEA'TTLE WA 98124 r JOE HENRY� NATURAL RESOURCES CVN SVC 935 POW ELL AVE SW RENTON WA 98055 WSDOT EPA -'DEPT OF ECOLOGY ENVIRONMENTAL AFFAIRS ENVIRONMENTAL REVIEW SEC ENVIRONMENTAL REVIEW SEC REGULATORY COMPLIANCE 1200 6T" AVE MD-126 PO BOX 47703 r PO BOX 47331 SEATTLE WA 98101 OLYMPIA WA 98504-7703 OLYMPIA WA 98504-7331 RAMON PAZOOKI SNO-KING PLANNING MGR WSDOT SOUTH KING COUNTY PO BOX 330310 SEATTLE WA 98133-9710 OFFICE OF ARCHAEOLOGY & HISTORIC PRESERVATION PO BOX 48343 OLYMPIA WA 98504-8343 JULIE STOFEL WDFW REGION 4 OFFICE 16018 MILL CREEK BLVD MILL CREEK WA 98012--,o US FISH & WILDLIFE SERVCE 510 DESMOND DR SE #102 LACEY WA 98503 PORT OF TACOMA ENVIRONMENTAL DEPT PO BOX 1837 TACOMA WA 98401-1837 SHIRLEY MARROQUIN KC WASTEWATER TREATMENT MS KSC-NR-0505 201 S JACKSON ST SEATTLE WA 98104-3855 MARK CARY LAND US SVC KCDDES 900 OAKESDALE AVE SW RENTON WA 98055-1219 KC BOUNDARY REVIEW BOARD 810 THIRD AVE STE 608 crl -SEATTL - w�A1�lU5 JAMEY TAYLOR DNR SEPA CENTER PO BOX 47015 OLYMPIA WA 98504-7015 WA STATE DEPT WILDLIFE 600 CAPITOL WAY N . OLYMPIA WA 98501-1091 TRAVIS NELSON WDFW PO BOX 73249 PUYALLUP WA 98373 DOH — DIV OF DRINKING WATER ENV DOCUMENTS REVIEWER PO BOX 47822 OLYMPIA WA 98504-7822 PORT OF SEATTLE PO BOX 1209 SEATTLE WA 98111 GARY KRIEDT KING COUNTY TRANSIT DIV ENV PLANNING MS KSC-TR-0431 201 S JACKSON ST SEATTLE WA 98104-3856 SOUTH KING COUNTY REGIONAL WATER ASSOCIATION 27224 144T" AVE SE KENT WA 98042 ROD HANSEN SOLID WASTE DIV KING CO DEPT OF NATURAL RES 201 S JACKSON ST STE 701 SEATTLE WA 98104-3855 WA NATURAL HERITAGE DNR PO BOX 47014 OLYMPIA WA 98504-7014 RANDY PEARSON WASH STATE PARKS PO BOX 42668 OLYMPIA WA 98504-2668 LARRY FISHER WDFW 600 CAPITOL WAY N OLYMPIA WA 98501-1091 PUGET SOUND AIR POLLUTION CONTROL AGENCY 110 UNION ST STE 500 SEATTLE WA 98101-2038 PSRC GROWTH MANAGEMENT DEPT 1011 WESTERN AVE #500 SEATTLE WA 98104-1040 PERRY WEINBERG SOUND TRANSIT 401 S JACKSON ST SEATTLE WA 98104-2826 KING COUNTY PARKS PROPERTY MANAGEMENT PO BOX 3517 REDMOND WA 98073-3517 SEATTLE/KING COUNTY DEPT OF PUBLIC HEALTH 1404 CENTRAL AVE S STE 101 KENT WA 98032 KING CO ROADS DIVISION COUNTY ROADS ENGINEER 155 MONROE AVE NE RENTON WA 98056 SOUTH KING FIRE & RESCUE 31617 1IT AVE S FEDERAL WAY WA 98003 GERI WALKER FWSD 31405 18T" AVE S FEDERAL WAY WA 98003 FW CHAMBER OF COMMERCE PO BOX 3440 FEDERAL WAY WA 98063 MUCKLESHOOT INDIAN TRIBE LAKEHAVEN UTILITY DIST PO BOX 4249 FEDERAL WAY WA 98063 FEDERAL WAY DISPOSAL PO BOX 1877 AUBURN WA 98071 COMCAST CABLE STORE FISHERIES DIVISION PUYALLUP INTERNATIONAL 1414 324T" S ATTN ENVIRONMENTAL REVIEWER 3702 MARINE VIEW DR, #200 FEDERAL WAY WA 98003 39015 172ND AVE SE TACOMA WA 98422-2799 AUBURN WA 98002 PUYALLUP TRIBE 1850 E ALEXANDER AVE TACOMA WA 98421-4105 PIERCE COUNTY HEALTH DEPT 3629 S "D" ST TACOMA WA 98408 PLANNING & CD DEPT CITY OF AUBURN 25 W MAIN ST AUBURN WA 98001 KENT CITY HALL PLANNING DEPT 220 4T" AVE S KENT WA 98032 NE TAC NEIGHBORHOOD COUNCIL C/O JAMES COLBURN TACOMA ECONOMIC DEV 747 MARKET ST RM 900 TACOMA WA 98402-3793 CRAIG GIBSON TACOMA PUBLIC UTILITIES PO BOX 11007 TACOMA WA 98411 PIERCE CO PLNG & LAND SVCS RESOURCE MANAGEMENT 2401 S 35T" ST TACOMA WA 98409-7460 PIERCE COUNTY BOUNDARY REVIEW BOARD 2401 S 35T" ST TACOMA WA 98409 CITY CLERK PACIFIC CITY HALL 100 THIRD AVE SE PACIFIC WA 98047 CITY OF TACOMA BLUS LAND USE ADMINISTRATOR 747 MARKET ST STE 345 TACOMA WA 98402-3769 MARION WEED CHAIR NORTHEAST TACOMA NEIGHBORHOOD COUNCIL 4735 NE 42ND ST TACOMA WA 98422 CITY OF LAKEWOOD 10510 GRAVELLY LK DR SW STE 206 LAKEWOOD WA 98499-5013 PIERCE CO PLNG & LAND SVCS DEVELOPMENT ENGINEER 2401 S 35T" ST TACOMA WA 98409-7460 AUBURN SCHOOL DISTRICT 915 FOURTH NE AUBURN WA 98002 PUBLIC WORKS DIRECTOR ALGONA CITY HALL 402 WARDE ST ALGONA WA 98001-8505 JOE ELTRICH TACOMA WATER DIVISION PO BOX 11007 TACOMA WA 98411 HAYES ALEXANDER PLNG CHAIR NORTHEAST TACOMA NEIGHBORHOOD COUNCIL 5308 RIDGE DR NE TACOMA WA 98422 CITY OF MILTON 1000 LAUREL ST MILTON WA 98354 CITY OF SEATAC CITY OF DES MOINES CITY OF NORMANDY PARK 4800 S 188T" ST 21630 11T" AVE S 801 SW 174T" ST SEATAC WA 98188 DES MOINES WA 98198 NORMANDY PARK WA 98166 CITY OF BURIEN CITY HALL 415 SW 150T" ST BURIEN WA 98166-1957 WATER DISTRICT #54 922 S 219T" ST DES MOINES WA 98198-6392 WATER DISTRICT #111 27224 144T" AVE SE KENT WA 98042-9058 LORI KITTREDGE METRO TRANSIT KSC-TR-0413 201 S JACKSON ST SEATTLE WA 98104-3856 WASH ENVIRON COUNCIL 615 2ND AVE STE 380 SEATTLE WA 98104-2245 SAM PACE SEA/KING CO ASSOC/REALTORS 29839 154T" AVE SE KENT WA 98042-4557 MICHAEL FELDMAN AVIATION PLANNING SEATAC PO BOX 68727 SEATTLE WA 98168-0727 JACK HOPKINS SEATTLE PI 101 ELLIOTT AVE W SEATTLE WA 98121 FEDERAL WAY MIRROR 1414 S 324T" STE B-210 FEDERAL WAY WA 98003 CITY OF FIFE 5411 23RD ST E FIFE WA 98424 HIGHLINE WATER DISTRICT PO BOX 3867 KENT WA 98032-0367 COVINGTON WATER DISTRICT 18631 SE 300T" PL KENT WA 98042-9208 MARY AUSBURN PSE 6905 S 228T" ST KENT WA 98032 TERRY LUKENS BELLEVUE COUNCIL OFFICE PO BOX 90012 BELLEVUE WA 98009-9012 MIDWAY SEWER DISTRICT PO BOX 3487 KENT WA 98032 PAT PROUSE QW EST 1600 7T" AVE RM 1206 SEATTLE WA 98121 JILL GASTON REALTY SPEC BPA SKC-SVC 914 AVE "D" SNOHOMISH WA 98290 CHRIS CARREL FRIENDS OF THE HYLEBO PO BOX 24971 FEDERAL WAYWA �093 LEAGUE OF WOMEN VOTERS OF SOUTH KING COUNTY PO BOX 66037 BURIEN WA 98166 WASH STATE OCD 901 COLUMBIA ST SW OLYMPIA WA 98504-8300 LISA PEMBERTON-BUTLER SEATTLE TIMES NORTH 1200 112T" AVE NE STE C145 BELLEVUE WA 98004-3748 SOUTH COUNTY JOURNAL PO BOX 130 KENT WA 98035-0130 TIM PAYNE PIERCE COUNTY TRANSIT PO BOX 99070 LAKEWOOD WA 98499 FW COMMUNITY COUNCIL PO BOX 4274 FEDERAL WAY WA 98063 ATTN NEWSROOM TACOMA NEWS TRIBUNE 1950 S STATE ST TACOMA WA 98405 FEDERAL WAY NEWS 14006 1 ST AVE S STE B BURIEN WA 98168 JOHN KIM KOREA POST 28815 PACIFIC HWY S STE 4B FEDERAL WAY WA 98003 KING COUNTY ASSESSORS HOLLY WILLIAMSON CITY OF EDGEWOOD 500 4T" AVE RM 700 OLYMPIC PIPELINE CO 2221 MERIDIAN AVE E SEATTLE WA 98104 2319 LIND AVE SW EDGEWOOD WA 98371-1010 RENTON WA 98055 CRESTVIEW SHORECLUB ASSN MHACC 4817 SW 310TH C/O WI TLiIAM HICKS FEDERAL WAY WA 98023 29219 7 PL S FEDERAL WAY WA 98003 NORTH LAKE COMNTY CLUB WEST GREEN CONDO ASSN 33228 38TH AVE S 432 S 321ST PL AUBURN WA 98001 FEDERAL WAY WA 98003 STEEL LK RESIDENTS ASSN BARCLAY PLACE HOA 2329 S 304TH ST 1034 SW 334TH FEDERAL WAY WA 98003 FEDERAL WAY WA 98023 BELLACARINO WOODS HOA BELLRIDGE TOWNHOMES HOA 35204 6TH AVE SW 1438 S 308TH LN FEDERAL WAY WA 98023 FEDERAL WAY WA 98003 TWIN LAKES HOA MAR CHERI COMNTY CLUB 3420 SW 320TH ST # 28 PO BOX 25281 FEDERAL WAY WA 98023 FEDERAL WAY WA 98023 KEN SHATOCK KINGSGROVE HOA GROUSE POINTE HOA TH 1911 SW CAMPUS DR # 621 261E S 379 FEDERAL WAY WA 98023 FEDERAL WAY WA 98003 MASTER BUILDERS ASSOC HISTORIC PRESERVATION DEP TH PUYALLUP TRIBE 335 116 AVE SE 1850 ALEXANDER AVE BELLEVUE WA 98004-6407 TACOMA WA 98421 MONICA ADAMS CHERYL PARAS PIERCE TRANSIT PSE CMTY SERVICES DEPT PO BOX 99070 3130 S 38TH ST LAKEWOOD WA 98499-0070 TACOMA WA 98409 MIRROR LK RESIDENTS ASSN 525 SW 312TH ST FEDERAL WAY WA 98023 REDONDO COMMUNITY CLUB PO BOX 5118 REDONDO WA 98054 BELMOR PARK HOA 2101 S 324TH ST FEDERAL WAY WA 98003 CAMPUS GLEN HOA 32806 6 T H PL S FEDERAL WAY WA 98003 BROOKLAKE COMNTY CENTER 726 S 356TH FEDERAL WAY WA 98023 COMCAST - SE PUGET SOUND ARE CONSTRUCTION/ENG MANAGER 4020 AUBURN WAY N AUBURN WA 98002 LAURA MURPHY -- . TRIBAL ARCHAEOLOGIST MUCKLESHOOT INDIAN TRIBE 39015 172ND AVE SE AUBURN WA 98092 Revised September 15, 2006 KAEnvironmental Checklists\Agency Mailing List.doc CITY OF Federal Way DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES 33325 81h Avenue South PO Box 9718 Federal Way WA 98063-9718 253-835-7000; Fax 253-835-2609 www. ci i yo f f e d era lwa y.co�'tr DECLARATION OF DISTRIBUTION I, �v,.,- � X- hereby declare, under penalty of perjury of the laws of the State of Washington, that a: ❑ Notice of Land Use Application/Action ❑ Notice of Determination of Significance (DS) and Scoping Notice ❑ Notice of Environmental Determination of Nonsignificance (SEPA, DNS) 1,0 Notice of Mitigated Environmental Determination of Nonsignificance (SEPA, MDNS) ❑ Notice of Land Use Application & Anticipated DNS/MDNS ❑ FWCC Interpretation ❑ Other ❑ Land Use Decision Letter ❑ Notice of Public Hearing before the Hearing Examiner ❑ Notice of Planning Commission Public Hearing ❑ Notice of LUTC/CC Public Hearing ❑ Notice of Application for Shoreline Management Permit ❑ Shoreline Management Permit ❑ Adoption of Existing Environmental Document was mailed ❑ faxed ❑ e-mailed and/or ❑ posted to or at each of the attached addresses on V C+ 6 - 2006. Project Name M � rra r FileNumber(s)-10ps9J- E _ Signature Date 10-6 -D 6 K:\CD Administration Files\Declaration of Distribution.doc/Last printed 1 /23/2006 8:42 AM —�r 41k CITY OF Fede' ral Way NOTICE OF ENVIRONMENTAL MITIGATED DETERMINATION OF NONSIGNIFICANCE MIRROR ESTATES PRELIMINARY PLAT FEDERAL WAY FILE #05-100591-00-SE The City of Federal Way has determined that the following project does not have a probable significant adverse impact on the environment, and an Environmental Impact Statement (EIS) is not required under RCW 43.21 C.030(2)(c). This decision was made after review of a completed environmental checklist and other information on file with the City. PROPOSED ACTION: Subdivision of a 9.37-acre site into 27 single-family lots with street improvements, construction of storm drainage facilities, utility improvements, and wetland mitigation. Approximately 23 percent of the site will be retained in a separate open space tract containing a regulated wetland and wetland buffer, as well as newly created wetland. Proponent: New Concept Homes, PO Box 1229, Issaquah, WA 98027 Location: South of SW 310 Place and west of 8t' Avenue SW in the SW I/4 of Section 07, Township 21 North, Range 04 East, W.M., parcel #072104-9081. MITIGATION MEASURES (SUMMARY): 1) Any development within Tract A including the pedestrian trail and the wetland creation and wetland buffer mitigation shall be designed and constructed as required by the Director of Community Development Services to protect and enhance wildlife habitat to the maximum extent feasible. 2) Prior to final plat approval, the developer shall prepare and implement a plan for the creation of supplemental snags within permanent open space area based on an evaluation of trees remaining following the clearing and grading phase of plat infrastructure construction. 3) Prior to final plat approval, the final plat shall contain language that encourages informational and educational programs and activities dealing with the protection of wildlife. 4) In order to mitigate for potential adverse transportation impacts resulting from the construction of the project, the four -impacted six -year Transportation Improvement Plan (TIP) projects must be constructed by the applicant prior to final plat approval. In lieu of constructing these TIP projects prior to final plat approval, the applicant may voluntarily offer to pay a pro-rata share contribution of $76,347.00 towards the two impacted (TIP) projects based on the calculation in the MDNS. Further information regarding this action is available to the public upon request at the Federal Way Department of Community Development Services (Federal Way City Hall, 33325 86' Avenue South, Federal Way, WA, 98003). Contact Deb Barker, Senior Planner, at 253-835-2642. This MDNS is issued under WAC 197-11-340(2). Comments must be submitted by 5:00 p.m. on October 23, 2006. Unless modified by the City, this determination will become final following the comment deadline. Any person aggrieved by the City's determination may file an appeal with the City within 14 days of the above comment deadline. Published in the Federal Way Mirror on October 7, 2006. 05-100591 Doc I D. 38272 Map Date: October, 2006 City of Federal Way 33325 8th Avenue South Federal Way, WA 98063 This map is intended for use as CITY of a graphical representation ONLY. Federal Way The City of Federal Way makes no warrenty as to its accuracy. Mirror Estates Preliminary Plat a � o ��von USEwl Fri k 200 0 200 400 600 800 Feet Vicinity Map rr-s'✓"`" I - aa� roaw:i a�,w..m++ v • • . i — L. I 'T /l y ivmom• SCALE 1 100 yitH NW.7-21-4 -�;s yS of '31 C ws.•. ws ws IxAtl`. .�..,•_ Y a.(a•rrr- .� ., �°ir. .°� «...,.....� 'A ��"o '.rsw. 1_x1H. sr.i '3•`� s r e S T '� w iY 0 •- r _ # � rt -� Z � r° 6 �... 3•e��w.rerr.. ^ � 9 ter• � s� t•. • a= ur Yye1 1 � 1� � ro 1 - 71� • ..�0 YL ST,4 • IN •f ►�` 'f1/n„}Sg+' �' ••,v �L 1• I {!� - +a '• "." ti .F N.r �� �. 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SPl SW-- - 36 300"Radius from 072104-9081 PARCEL OWNERFIRST OWNERLAST MAILADDRES MAILCITY MA MZIPANDZIF RESIDENT SITEADDRES CITY STATE ZIP 072104 9147 James M Sphung 637 SW 316th St Federal Way W 98023-4635 RESIDENT 637 SW 316th St Federal Way WA 98023-4635 072104 9155 Kenneth & Kathleen M u rray 31624 8th Ave SW Federal Way W 98023-4627 RESIDENT *no Site Address* Federal Way WA 072104 9162 J A Bodoh 655 SW 316th St Federal Way W 98023-4635 RESIDENT 655 SW 316th St Federal Way WA 98023-4635 072104 9164 Cecilia A Grywczynski 633 SW 316th St Federal Way W 98023-4635 RESIDENT 633 SW 316th St Federal Way WA 98023-4635 072104 9185 Brian K & Christie A Peterson 647 SW 316th St Federal Way W 98023-4635 RESIDENT 647 SW 316th St Federal Way WA 98023-4635 072104 9193 Lorenz C Richard 31445 8th Ave SW Federal Way W4 98023-4626 RESIDENT 31445 8th Ave SW Federal Way WA 98023-4626 072104 9214 Kenneth Murray31624 8th Ave SW Federal Way W 98023-4627 RESIDENT 31624 8th Ave SW Federal Way WA 98023-4627 416796 0010 Lilli L Wilson 1220 SW 317th St Federal Way W 98023-4737 RESIDENT 1220 SW 317th St Federal Way WA 98023-4737 416796 0020 Renny J & Jasmine R Philipose 1214 SW 317th St Federal Way W 98023-4737 RESIDENT 1214 SW 317th St Federal Way WA 98023-4737 4' '96 0030 Toki Yoon 210 Katlian St Sitka A 99835-7501 RESIDENT 31631 12th PI SW Federal Way WA 98023-4731 41a% 0040 Taek P & Eun Y Hong 31625 12th PI SW Federal Way W 98023-4731 RESIDENT 31625 12th PI SW Federal Way WA 98023-4731 416796 0050 Tam Van & Quy Thi Nguyen 31619 12th PI SW Federal Way W 98023-4731 RESIDENT 31619 12th PI SW Federal WayWA 98023-4731 416796 0060 Hamed & Farishta Hashimi 31615 12th PI SW Federal WayW 98023-4731 RESIDENT 31615 12th PI SW Federal WayWA 98023-4731 416796 0070 Nori & Norma Bali 3161Xb12th PI SW Federal WayW 98023 RESIDENT 31614 12th PI SW Federal WayWA 98023-4731 416796 0080 Beryl A Maclean 31618 12th PI SW Federal Way W 98023-4731 RESIDENT 31618 12th PI SW Federal WayWA 98023-4731 416796 0090 Lester L & Melissa H Leckron 31624 12th PI SW Federal Way W 98023-4731 RESIDENT 31624 12th PI SW Federal WayWA 98023-4731 416796 0100 Reginald L Edmond $ W 98188-5363 RESIDENT 31630 12th PI SW Federal WayWA 98023-4731 12th PI SW 416796 0110 J h C & Jen J Yang31636 Federal WayW 98023-4731 RESIDENT 31636 12th PI SW Federal Way WA 98023-4731 416810 0120 R P Kennedy 31459 12th Ave SW Federal Way W 98023-4505 RESIDENT 31459 12th Ave SW Federal Way WA 98023-4505 416810 0130 Hannah M Peterson 31451 12th Ave SW Federal Way WA 98023-4505 RESIDENT 31451 12th Ave SW Federal Way WA 98023-4505 416810 0140 Garry D & Pat e M Smuin 31443 12th Ave SW Federal Wav W 98023-4505 RESIDENT 31443 12th F,ve SW Federal WayWA 98023-4505 416810 0150 Vitality & Lili a Dov al uk 31435 12th Ave SW Federal Way W 98023-4505 RESIDENT 31435 12th Ave SW Federal Way WA 98023-4505 416810 0160 Petr I & L ubov P Yalanzhi 31427 12th Ave SW Federal Way W 98023-4505 RESIDENT 31427 12th Ave SW Federal Way WA 98023-4505 416810 0170 Candido & Viol Martinez 31419 12th Ave SW Federal Way W 98023-4505 RESIDENT 31419 12th Ave SW Federal Way WA 98023-4505 416810 0240 Genaro L Lemuz 31410 12th Ave SW Federal Way W 98023-4505 RESIDENT 31410 12th Ave SW Federal Way WA 98023-4505 4" -" 10 0250 Rose F & Sherman Geraldine Scharf 31418 12th Ave SW Federal WayW 98023-4505 RESIDENT 31418 12th Ave SW Federal WayWA 98023-4505 4,-,tl0 0260 Eze uiel Rodriguez A Federal Wa W 98003-9266 RESIDENT 31426 12th Ave SW Federal Wa WA 98023-4505 416810 0270 James P & Sheree L Fay 31434 12th Ave SW Federal Way W 98023-4505 RESIDENT 31434 12th Ave SW Federal Way WA 98023-4505 416810 0280 Lawrence Danielson 31442 12th Ave SW Federal Way W 98023-4505 RESIDENT 31442 12th Ave SW Federal Way WA 98023-4505 416810 0290 Cindy Lee Burch 31450 12th Ave SW Federal Way W 98023-4505 RESIDENT 31450 12th Ave SW Federal Way WA 98023-4505 416810 0300 Colin D Zintel 31458 12th Ave SW Federal Way W 98023-4505 RESIDENT 31458 12th Ave SW Federal Way WA 98023-4505 416810 0310 Jeremy & Hiroe Une 31600 12th Ave SW Federal Way W 98023-4706 RESIDENT 31600 12th Ave SW Federal Way WA 98023-4706 416810 0320 Robert F Simpson 31604 12th Ave SW Federal Way W 98023-4706 RESIDENT 31604 12th Ave SW Federal Way WA 98023-4706 416810 0330 Brad M & Kristy A Ulrich 1201 SW 316th St Federal Way W 98023-4522 RESIDENT 1201 SW 316th St Federal Way WA 98023-4522 416810 0340 Elieno B & Ruth G Ortal 1207 SW 316th St Federal Way W 98023-4522 RESIDENT 1207 SW 316th St Federal Way WA 98023-4522 416810 0350 Richard E Neunherz 1215 SW 316th St Federal Way W 98023-4522 RESIDENT 1215 SW 316th St Federal Way WA 98023-4522 ® 3i 63o i 17L` Pl S W 980-)3 300' Radius from 072104-9081 555730 0110 Gu#is-� Sde� Federal Way W 98003-5334 RESIDENT 1002 SW 317th Ct Federal Way WA 98023-4533 555730 0120 Keith B Landis 16524 23rd Ave NE Seattle W 98155-6113 RESIDENT 1006 SW 317th Ct Federal Way WA 98023-4533 555730 0130 Barbara Becker Nelson 1012 SW 317th Ct Federal Way W 98023-4533 RESIDENT 1012 SW 317th Ct Federal Way WA 98023-4533 555730 0140 Harold J & Lovita Mao 1018 SW 317th St Federal Way W 98023-4716 RESIDENT 1018 SW 317th St Federal Way WA 98023-4716 555730 0150 Lemec & April Pierre 1024 SW 317th Ct Federal Way W 98023-4533 RESIDENT 1024 SW 317th Ct Federal Way WA 98023-4533 555730 0160 Daniel A Damborg 31714 11th PI SW Federal Way W 98023-4719 RESIDENT 31714 11th PI SW Federal Way WA 98023-4719 555730 0170 Paula J Wieters 31706 11th PI SW Federal Way W4 98023 RESIDENT 31706 11th PI SW Federal Way WA 98023-4719 555730 0180 Tamra M Smith 31626 11th PI SW Federal Way W4 98023-4718 RESIDENT 31626 11th PI SW Federal Way WA 98023-4718 555730 0190 Mulu G Medhane 31620 11th PI SW Federal Way W 98023-4718 RESIDENT 31620 11th PI SW Federal Way WA 98023-4718 555730 0200 Michelle L Pi kin 1029 SW 316th PI Federal Way W 98023-4534 RESIDENT 11029 SW 316th PI Federal Way WA 98023-4534 5F `30 0210 Sheila E Dolak 1023 S 316th St Federal Way W 98003-5331 RESIDENT 1023 SW 316th PI Federal Way WA 98023-4534 5t,-t30 0220 Lakhmir Singh 1017 SW 316th PI Federal Way W 98023-4534 RESIDENT 1017 SW 316th PI Federal Way WA 98023-4534 555730 0230 Bruce C & Gail E Demille 1011 SW 316th PI Federal Way W 98023-4534 RESIDENT 1011 SW 316th PI Federal Way WA 98023-4534 555730 0240 Daniel Ra & Laurie Kay Wagner 1005 SW 316th PI Federal Way W 98023-4534 RESIDENT 1005 SW 316th PI Federal Way WA 98023-4534 555730 0250 Billy G & H Pauline Wilson 11205 SE 286th Kent W 98031 RESIDENT 1004 SW 316th PI Federal Way WA 98023-4534 555730 0260 Thomas A Cannon 2520 S 286th St Federal Way W 98003-3323 RESIDENT 1010 SW 316th PI Federal Way WA 98023-4534 555730 0270 Jeffrey O & Brenda A Williams 1016 SW 316th PI Federal Way W 98023-4534 RESIDENT 1016 SW 316th PI Federal Way WA 98023-4534 555730 0280 Nikolay F & Olga M Potafiy 1022 SW 316th PI Federal Way Wj, 98023-4534 RESIDENT 1022 SW 316th PI Federal Way WA 98023-4534 555730 0290 Sheila E Dolak 1028 SW 316th PI Federal Way Wj 98023-4534 RESIDENT 1028 SW 316th PI Federal Way WA 98023-4534 555730 0300 Wayne F & Patricia G Jordan 1034 SW 316th PI Federal Way W4 98023-4534 RESIDENT 1034 SW 316th PI Federal Way WA 98023-4534 555730 0310 Victori L Redmond 1040 SW 316th PI Federal Way WA 98023-4534 RESIDENT 1040 SW 316th PI Federal Way WA 98023-4534 555730 0320 Eric N Hau land 31603 11th PI SW Federal Way WA 98023-4718 RESIDENT 31603 11th PI SW Federal Way WA 98023-4718 555730 0330 Jeffrey H & Linda M Brockmann 31611 11th PI SW Federal Way W 98023-4718 RESIDENT 31611 11th PI SW Federal Way WA 98023-4718 555730 0340 Annamma Joseph 31619 11th PI SW Federal Way W 98023-4718 RESIDENT 31619 11th PI SW Federal Way WA 98023-4718 555730 0350 Kelly Nash 31625 11th PI SW Federal Way W 98023-4718 RESIDENT 31625 11th PI SW Federal Way WA 98023-4718 555731 0050 Michael S Mitchell 31634 8th PI SW Federal Way W 98023-4649 RESIDENT 31634 8th PI SW Federal Way WA 98023-4649 5�''31 0060 Barry S & Gloria M Weir 31628 8th PI SW Federal Way Wj. 98023-4649 RESIDENT 31628 8th PI SW Federal Way WA 98023-4649 5.. 31 0070 Justin & Jaime M Ha edorn 31622 8th PI SW Federal Way WA 98023-4649 RESIDENT 31622 8th PI SW Federal Way WA 98023-4649 . 555731 0080 Ivan & Valentina Korets 31616 8th PI SW Federal Way WA 98023-4649 RESIDENT 31616 8th PI SW Federal Way WA 98023-4649 555731 0090 L ubov Prikhodko 31610 8th PI SW Federal Way WA 98023-4649 RESIDENT 31610 8th PI SW Federal Way WA 98023-4649 555731 0100 Jerry Allen Jensen 31604 8th PI SW Federal Way WA 98023-4649 RESIDENT 31604 8th PI SW Federal Way WA 98023-4649 555731 0110 Melvin R & Wendy K Easter 31601 8th PI SW Federal Way WA 98023-4649 RESIDENT 31601 8th PI SW Federal Way WA 98023-4649 555731 0120 Glenn E Moller 31605 8th PI SW Federal Way WA 98023-4649 RESIDENT 31605 8th PI SW Federal Way WA 98023-4649 555731 0130 Colin B & Wendy D Macgregor 820 SW 316th Ct Federal Way WA 98023-4705 RESIDENT 820 SW 316th Ct Federal Way WA 98023-4705 555731 0140 Cindy & Duane A Anders 9017 Johnson Rd Anderson Island W 98303-8642 RESIDENT 824 SW 316th Ct Federal Way WA 98023-4705 555731 0150 Gregory G & Debbie H Davis 828 SW 316th Ct Federal Way W 98023-4705 1 RESIDENT 1828 SW 316th Ct Federal Way WA 98023-4705 555731 0160 Nancee A Clark 830 SW 316th Ct Federal Way W 98023-4705 1 RESIDENT 1830 SW 316th Ct Federal VVnv WA 98023-4705 ® �4-D `Z•.���r1 lOD> SIN 317� C-�- 980z3 300' Radius from 072104-9081 555731 0170 555731 0180 555731 0190 555731 0250 555731 0260 555731 0270 555731 0280 555731 0290 555731 0300 Brittany L Jason M & K lee M Rafael H Kelly R Allen D Maureen Michael & Roxann Jennifer E Paul D & Krestense A Michael Hill Solis Van Aken I awa Noble Swenson Brown Jackson 827 SW 316th Ct 823 SW 316th Ct 31635 8th PI SW 31630 9th PI SW 31624 9th PI SW 31618 9th PI SW 1231 N Yakima Ave 906 SW 316th PI 912 SW 316th PI Federal Way Federal Way Federal Way Federal Way Federal Way Federal Wa Tacoma Federal Way Federal Way WA WA WA Wj W4 W4 WA WA WA 98023-4705 98023-4705 98023-4649 98023-4703 98023-4703 98023-4703 98403-2526 98023-4717 98023-4717 RESIDENT RESIDENT RESIDENT RESIDENT RESIDENT RESIDENT RESIDENT RESIDENT RESIDENT 827 SW 316th Ct 823 SW 316th Ct 31635 8th PI SW 31630 9th PI SW 31624 9th PI SW 31618 9th PI SW 31612 9th PI SW 906 SW 316th PI 912 SW 316th PI Federal Way Federal Way Federal Way Federal Way Federal Way Federal Way Federal Way Federal Way WA WA WA WA WA WA WA WA 98023-4705 98023-4705 98023-4649 98023-4703 98023-4703 98023-4703 98023-4703 98023-4717 Federal Way WA 98023-4717 555731 0310 Mark L & Paula M Harwood 918 SW 316th PI Federal Way W4 98023-4717 RESIDENT 918 SW 316th PI Federal Way WA 98023-4717 5F "31 0320 Sheraine D Fitzgerald 31619 9th PI SW Federal Way WA 98023-4703 RESIDENT 31619 9th PI SW Federal Wa WA 98023-4703 55�r31 0330 Donn J & Debra K Nesbitt 31625 9th PI SW Federal Way Wj 98023-4703 RESIDENT 31625 9th PI SW Federal WaV WA 98023-4703 555731 0340 Howard O Nutt 31631 9th PI SW Federal Way WA 98023-4703 RESIDENT 31631 9th PI SW Federal Way WA 98023-4703 555731 0440 Martha Lipscomb 31609 8th PI SW Federal Way W 98023-4649 RESIDENT 31609 8th PI SW Federal Way WA 98023-4649 555920 0110 Adam R & Rebecca L Buchan 31260 8th Ave SW Federal Way W 98023-4625 RESIDENT 31260 8th Ave SW Federal Way WA 98023-4625 555920 0115 Frank -Dana Mar'oriel 31400 7th PI SW Federal Way W 98023-4623 RESIDENT 31400 7th PI SW Federal Way WA 98023-4623 555920 0120 Marvlvn Gates 31404 7th PI SW Federal Way W 98023-4623 RESIDENT 31404 7th PI SW Federal Way WA 98023-4623 555920 0125 Billy A & Nancy Jo Ableson 31410 7th PI SW Federal Way WA 98023-4623 RESIDENT 31410 7th PI SW Federal Way WA 98023-4623 555920 0130 Floyd D & Vera Smith 31414 7th PI SW Federal Way W 98023-4623 RESIDENT 31414 7th PI SW Federal Way WA 98023-4623 555920 0135 James R Knannlein 31418 7th PI SW Federal Way W 98023 RESIDENT 31418 7th PI SW Federal Way WA 98023-4623 555920 0140 Kristina & Aker Valorie Box 31422 7th PI SW Federal Way W 98023-4623 RESIDENT 31422 7th PI SW Federal Way WA 98023-4623 555920 0145 Charlotte L Kirkwood 31424 7th PI SW Federal Wa W 98023-4623 RESIDENT 31424 7th PI SW Federal Way WA 98023-4623 555920 0150 Richard A & Jan M Wanzer 9716 58th PI W Mukilteo Wj, 98275-4102 RESIDENT 31426 7th PI SW Federal Way WA 98023-4623 555920 0155 Dennis L & Janet Holt PO Box 401 Auburn WA 98071-0401 RESIDENT 31430 7th PI SW Federal Way WA 98023-4623 555920 0260 David P Achman 658 SW 316th St Federal Way W 98023-4635 RESIDENT 658 SW 316th St Federal Way WA 98023-4635 555920 0261 Susan K Seaton 1030 SW 314th PI Federal Way W 98023-4544 RESIDENT 31448 8th Ave SW Federal Way WA 98023-4626 5F-'20 0262 Randall C & Caryn R Jorgenson 31438 8th Ave SW Federal Way W 98023-4626 RESIDENT 31438 8th Ave SW Federal Way WA 98023-4626 Federal Wa WA 98023-4635 5;,_.;20 0264 William R & Ch nthia W Shepherd 650 SW 316th St Federal Wa W 98023-4635 RESIDENT 650 SW 316th St 556050 0010 Martin R Woodin 31415 8th Ave SW Federal Wa W 98023-4626 RESIDENT 31415 8th Ave SW Federal Wa WA 98023-4626 556050 0020 Krystal J Henderson 30806 21st Ave SW Federal Way WA 98023-7803 RESIDENT 804 SW 314th PI Federal Way WA 98023-4506 556050 0030 Chong S Yoo 812 SW 314th PI Federal Way WA 98023-4506 RESIDENT 812 SW 314th PI Federal Way WA 98023-4506 556050 0040 Marcia R & Beck Christopher Ka'imura-Beck 816 SW 314th PI Federal Way W 98023-4506 RESIDENT 816 SW 314th PI Federal Way WA 98023-4506 556050 0050 Brian W & Christine M Frye 822 SW 314th PI Federal Way W 98023-4506 RESIDENT 822 SW 314th PI Federal Way WA 98023-4506 556050 0060 Sharon L Anderson 820 SW 314th PI Federal Way W 98023-4506 RESIDENT 828 SW 314th PI Federal Way WA 98023-4506 556050 0070 Randy S & Nam S Um 834 SW 314th PI Federal Way W 98023-4506 RESIDENT 834 SW 314th PI Federal Way IWA 98023-4506 556050 0080 Russell D Arnts 900 SW 314th PI Federal Wa W 98023-4523 RESIDENT 900 SW 314th PI Federal Way WA 98023-4523 556050 0090 Richard I & Marian I Maclean 906 SW 314th PI Federal Way 98023-4523 RESIDENT 906 SW 314th PI Federal Way IWA 98023-4523 300"Radius from 072104-9081 556050 0100 Wesley S & Julie J Yee 912 SW 314th PI Federal Way WA 98023-4523 RESIDENT 912 SW 314th PI Federal Way WA 98023-4523 556050 0110 Shane E Peterson 918 SW 314th PI Federal Way WA 98023-4523 RESIDENT 918 SW 314th PI Federal Way WA 98023-4523 556050 0120 David J & Chun C Hinderer 924 SW 314th PI Federal Way W 98023-4523 RESIDENT 924 SW 314th PI Federal Way WA 98023-4523 556050 0130 Larry & Mabel Kessler 930 SW 314th PI Federal Way W 98023-4523 RESIDENT 930 SW 314th PI Federal Way WA 98023-4523 556050 0140 Wayne D & Linda S Boike 1002 SW 314th PI Federal Way W 98023-4544 RESIDENT 11002 SW 314th PI Federal Way WA 98023-4544 556050 0150 James I & Jamie L Low 1008 SW 314th PI Federal Way W 98023-4544 RESIDENT 1008 SW 314th PI Federal Way WA 98023-4544 556050 0160 Joseph & Leeann Eicher 1014 SW 314th PI Federal Way Wj. 98023-4544 RESIDENT 1014 SW 314th PI Federal Way WA 98023-4544 556050 0170 Susan K Seaton 1020 SW 314th PI Federal Way WA 98023-4544 RESIDENT 1020 SW 314th PI Federal Way WA 98023-4544 556050 0180 Aida Girma 31416 11th PI SW Federal Way W4 98023-4538 RESIDENT 31416 11th PI SW Federal Way WA 98023-4538 556050 0190 Anil Kumar 31410 11th PI SW Federal Way WA 98023-4538 RESIDENT 31410 11th PI SW Federal Way WA 98023-4538 5-150 0200 AnthonyJ & Julie Norton 31409 11th PI SW Federal Way Wj 98023-4543 RESIDENT 31409 11th PI SW Federal Way WA 98023-4543 b--J50 0210 William D & Charleen M Null 31415 11th PI SW Federal Way W 98023-4543 RESIDENT 31415 11th PI SW Federal WayWA 98023-4543 556050 0220 Dann & Patricia F Banuelos {� Federal WayW 98023-4505 RESIDENT 31421 11th PI SW Federal WayWA 98023-4543 556050 0230 Nikola Vlas k 31427 11th PI SW Federal WayW 98023-4543 RESIDENT 31427 11th PI SW Federal WayWA 98023-4543 556050 0240 Michael Moneck 31433 11th PI SW Federal WayW 98023-4543 RESIDENT 31433 11th PI SW Federal WayWA 98023-4543 556050 0250 Phai Van Nguyen 31434 11th PI SW Federal Wa W 98023-4539 RESIDENT 31434 11th PI SW Federal WayWA 98023-4539 556050 0260 Cathy L Ab Federal Way W 98023-2517 RESIDENT 31428 11th PI SW Federal Way WA 98023-4539 556050 0270 Kerwin D & Traci L Delarosa 1019 SW 314th PI Federal Way WA 98023-4544 RESIDENT 1019 SW 314th PI Federal Way WA 98023-4544 556050 0280 Romeo B & Alicia F Lamberte 1015 SW 314th PI Federal Way WA 98023-4544 RESIDENT 1015 SW 314th PI Federal Way WA 98023-4544 556050 0290 Russell Leonard Clapp 1011 SW 314th PI Federal Way W4 98023-4544 RESIDENT 1011 SW 314th PI Federal Way WA 98023-4544 556050 0300 Noel L & Pamela A S urlock 1005 SW 314th PI Federal Way WA 98023-4544 RESIDENT 1005 SW 314th PI Federal Way WA 98023-4544 556050 0310 Richard Edwin Stoddard 925 SW 314th PI Federal Way WA 98023-4523 RESIDENT 925 SW 314th PI Federal Way WA 98023-4523 556050 0320 Dennis R & Dorothy B Swihart 921 SW 314th PI Federal Way WA 98023-4523 RESIDENT 921 SW 314th PI Federal Way WA 98023-4523 556050 0330 Mun & Sushi K Reddy 915 SW 314th PI Federal Way WA 98023-4523 RESIDENT 915 SW 314th PI Federal Way WA 98023-4523 556050 0340 Alexandra & Yakov P Melnik 911 SW 314th PI Federal Way WA 98023-4523 RESIDENT 911 SW 314th PI Federal Way WA 98023-4523 556050 0350 Rita Calleja 907 SW 314th PI Federal Way WA 98023-4523 RESIDENT 907 SW 314th PI Federal Way WA 98023-4523 5F^1)50 0360 AnthonyJ & Patricia Camarda 903 SW 314th PI Federal Way WA 98023-4523 RESIDENT 903 SW 314th PI Federal Way WA 98023-4523 �, a50 0370 Richard C & Donna C Malcolm 31423 8th PI SW Federal WayWA 98023 RESIDENT 31423 8th PI SW Federal Way WA 98023-4549 556050 0380 Connie Butcher 31431 8th PI SW Federal Way WA 98023-4549 RESIDENT 31431 8th PI SW Federal Way WA 98023-4549 556050 0390 Jonathan D & Chandra S Gamble 31432 8th PI SW Federal Way WA 98023-4549 RESIDENT 31432 8th PI SW Federal Way WA 98023-4549 556050 0400 Kenneth L & Nancy L Fairbanks 31424 8th PI SW Federal Way WA 98023-4549 RESIDENT 31424 8th PI SW Federal Way WA 98023-4549 556050 0410 Dale O & Judith L Meland 807 SW 314th PI Federal Way WA 98023-4506 RESIDENT 807 SW 314th PI Federal Way WA 98023-4506 556050 0420 Yvette J Dowis 801 SW 314th PI Federal Way WA 98023-4506 RESIDENT 801 SW 314th PI Federal Way WA 98023-4506 556050 0430 CITY OF FEDERAL WAY 33530 1st Way S Federal Way W 98003-6200 RESIDENT *no Site Address* Federal Way WA 556050 0440 CITY OF FEDERAL WAY 33530 1st Way S Federal Way W 98003-6200 RESIDENT *no Site Address* Federal WayWA 731640 0010 Linda E Helm 31401 7th PI SW Federal WayW 98023-4623 RESIDENT 31401 7th PI SW Federal Wa WA 98023-4623 731640 0020 Andrew M Wynne 31411 7th PI SW Federal Way W 98023-4623 RESIDENT 31411 7th PI SW Federal Wa WA 98023-4623 © 114, �I Slo 980�3 ® 3iy�8 il� PI sla 980�3 300' Radius from o 721 D4-9981 731640 0030 731640 0040 731640 0050 731640 0060 Davina H Michael F Bartle B & Vivian M D F Mackenzie Pfab Anderson Icenogle 31419 7th PI SW 31425 7th PI SW 31433 7th PI SW 31441 7th PI SW Federal Way Federal Way Federal WayW Federal Way W W W 98023-4623 98023-4623 98023-4623 98023-4623 RESIDENT RESIDENT RESIDENT RESIDENT 31419 7th PI SW 31425 7th PI SW 31433 7th PI SW 31441 7th PI SW Federal Wa Federal Wa Federal Way WA WA023-4623 WAt98-023-4623 98023-4623 023-4623 Federal WayWA CITY OF �.. Federal Way DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES 33325 81h Avenue South PO Box 9718 Federal Way WA 98063-9718 253-835-7000; Fax 253-835-2609 www. cltyo f fed era 1 way.com DECLARATION OF DISTRIBUTION 1, ��►• a� �_ hereby declare, under penalty of perjury of the laws of the State of Washington, that a: ❑ Notice of Land Use Application/Action ❑ Notice of Determination of Significance (DS) and Scoping Notice ❑ Notice of Environmental Determination of Nonsignificance (SEPA, DNS) �( Notice of Mitigated Environmental Determination of Nonsignificance (SEPA, MDNS) ❑ Notice of Land Use Application & Anticipated DNS/MDNS ❑ FWCC Interpretation ❑ Other ❑ Land Use Decision Letter ❑ Notice of Public Hearing before the Hearing Examiner ❑ Notice of Planning Commission Public Hearing ❑ Notice of LUTC/CC Public Hearing ❑ Notice of Application for Shoreline Management Permit ❑ Shoreline Management Permit ❑ Adoption of Existing Environmental Document was ❑ mailed ❑ faxed X e-mailed and/or ❑ posted to or at each of the attached addresses on Project Name Zrri� cSS \ cp�l File Number(s) ©5 —1bD 59/ - Sr% Signature Date h ✓ 5--avy K:\CD Administration Files\Declaration of Dislribution.doc/Last printed 1 /23/2006 8:42 AM city OF P Federal Way NOTICE OF ENVIRONMENTAL MITIGATED DETERMINATION OF NONSIGNIFICANCE MIRROR ESTATES PRELIMINARY PLAT FEDERAL WAY FILE #05-100591-00-SE The City of Federal Way has determined that the following project does not have a probable significant adverse impact on the environment, and an Environmental Impact Slatement (EIS) is not required under RCW 43.2 1 C.03 0(2)(c). This decision was made after review of a completed environmental checklist and other information on file with the City. PROPOSED ACTION: Subdivision of a 9.37-acre site into 27 single-family lots with street improvements, construction of storm drainage facilities, utility improvements, and wetland mitigation. Approximately 23 percent of the site will be retained in a separate open space tract containing a regulated wetland and wetland buffer, as well as newly created wetland. Proponent: New Concept Homes, PO Box 1229, Issaquah, WA 98027 Location: South of SW 314d' Place and west of 8"' Avenue SW in the SW '/4 of Section 07, Township 21 North, Range 04 East, W.M., parcel #072104-9081. MITIGATION MEASURES (SUMMARY): 1) Any development within Tract A including the pedestrian trail and the wetland creation and wetland buffer mitigation shall be designed and constructed as required by the Director of Community Development Services to protect and enhance wildlife habitat to the maximum extent feasible. 2) Prior to final plat approval, the developer shall prepare and implement a plan for the creation of supplemental snags within permanent open space area based on an evaluation of trees remaining following the clearing and grading phase of plat infrastructure construction. 3) Prior to final plat approval, the final plat shall contain language that encourages informational and educational programs and activities dealing with the protection of wildlife. 4) In order to mitigate for potential adverse transportation impacts resulting from the construction of the project, the four -impacted six -year Transportation Improvement Plan (TIP) projects must be constructed by the applicant prior to final plat approval. In lieu of constructing these TIP projects prior to final plat approval, the applicant may voluntarily offer to pay a pro-rata share contribution of $76,347.00 towards the two impacted (TIP) projects based on the calculation in the MDNS. Further information regarding this action is available to the public upon request at the Federal Way Department of Community Development Services (Federal Way City Hall, 33325 8" Avenue South, Federal Way, WA, 98003). Contact Deb Barker, Senior Planner, at 253-835-2642. This MDNS is issued under WAC 197-11-340(2). Comments must be submitted by 5:00 p.m. on October 23, 2006. Unless modified by the City, this determination will become final following the comment deadline. Any person aggrieved by the City's determination may file an appeal with the City within 14 days of the above comment deadline. Published in the Federal Way Mirror on October 7, 2006. 05-100591 Doc I D 38272 CITY OF A Federal Way Map Date: October, 2006 City of Federal Way 33325 8th Avenue South Federal Way, WA 98063 This map is intended for use as a graphical representation ONLY. The City of Federal Way makes no warrenty as to its accuracy. Mirror Estates Preliminary Plat N 200 0 200 400 600 800 Feet Vicinity Map Tamara Fix - Re: Legal Notice - _ - - _ - _ _ Pase...l From: Teryl Heller <theller@fedwaymirror.com> To: "Tamara Fix"<Tamara.Fix@cityoffederalway.com> Date: 10/5/2006 9:37:30 AM Subject: Re: Legal Notice Thanks, Tamara. Will do!! On Oct 5, 2006, at 9:19 AM, Tamara Fix wrote: > Please publish the following legal notice (Mirror Estates MDNS, > 05-100591) in Saturday's (Oct 7, 2006) issue. > Please furnish an affidavit of publication. > Thanks! AGk •, 15Y CITY OF Federal Way DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES 33325 8th Avenue South PO Box 9718 Federal Way WA 98063-9718 253-835-7000; Fax 253-835-2609 www.C1Iyoffederal-W Com DECLARATION OF DISTRIBUTION i 1, 4k I1111�'t W1 e 'r- hereby declare, under penalty of perjury of the laws of the State of Washington, that a: ❑ Notice of Land Use Application/Action ❑ Notice of Determination of Significance (DS) and Scoping Notice ❑ Notice of Environmental Determination of Nonsignificance (SEPA, DNS) � Notice of Mitigated Environmental Determination of Nonsignificance (SEPA, MDNS) ❑ Notice of Land Use Application & Anticipated DNS/MDNS ❑ FWCC Interpretation ❑ Other ❑ Land Use Decision Letter ❑ Notice of Public Hearing before the Hearing Examiner ❑ Notice of Planning Commission Public Hearing ❑ Notice of LUTC/CC Public Hearing ❑ Notice of Application for. Shoreline Management Permit ❑ Shoreline Management Permit ❑ Adoption of Existing Environmental Document was ❑ mailed ❑ faxed ❑ e-mailed andloLjuposted to or at each of the attached addresses on C- 2006. Project Name File Number(s) E)-C— I O 0 .S /- Oa - S.k _ Signature K:\CD Administration Files\Declaration of Distribution.doc/Last printed 1 /23/2006 9:59 AM Lo- Sites: Federal Way City Hall — 33325 8`" Avenue Federal Way Regional Library — 34200 1 s` Way South Federal Way 320`h Branch Libra a, Library 848 So�tt�� 320 Street '-'-akS,v -;fq""k 4� Gk--- p-(- gk�gve sciv C3]Y GF Federal Way NOTICE OF ENVIRONMENTAL MITIGATED DETERMINATION OF NONSIGNIFICANCE MIRROR ESTATES PRELIMINARY PLAT FEDERAL WAY FILE #05-100591-00-SE The City of Federal Way has determined that the following project does not have a probable significant adverse impact on the environment, and an Environmental Impact Statement (EIS) is not required under RCW 43.2 1 C.030(2)(c). This decision was made after review of a completed environmental checklist and other information on file with the City. PROPOSED ACTION: Subdivision of a 9.37-acre site into 27 single-family lots with street improvements, construction of storm drainage facilities, utility improvements, and wetland mitigation. Approximately 23 percent of the site will be retained in a separate open space tract containing a regulated wetland and wetland buffer, as well as newly created wetland. Proponent: New Concept Homes, PO Box 1229, Issaquah, WA 98027 Location: South of SW 314`h Place and west of Bch Avenue SW in the SW '/4 of Section 07, Township 21 North, Range 04 East, W.M., parcel #072104-9081. MITIGATION MEASURES (SUMMARY): 1) Any development within Tract A including the pedestrian trail and the wetland creation and wetland buffer mitigation shall be designed and constructed as required by the Director of Community Development Services to protect and enhance wildlife habitat to the maximum extent feasible. 2) Prior to final plat approval, the developer shall prepare and implement a plan for the creation of supplemental snags within permanent open space area based on an evaluation of trees remaining following the clearing and grading phase of plat infrastructure construction. 3) Prior to final plat approval, the final plat shall contain language that encourages informational and educational programs and activities dealing with the protection of wildlife. 4) In order to mitigate for potential adverse transportation impacts resulting from the construction of the project, the four -impacted six -year Transportation Improvement Plan (TIP) projects must be constructed by the applicant prior to final plat approval. In lieu of constructing these TIP projects prior to final plat approval, the applicant may voluntarily offer to pay a pro-rata share contribution of $76,347.00 towards the two impacted (TIP) projects based on the calculation in the MDNS. Further information regarding this action is available to the public upon request at the Federal Way Department of Community Development Services (Federal Way City Hall, 33325 8"' Avenue South, Federal Way, WA, 98003). Contact Deb Barker, Senior Planner, at 253-835-2642. This MDNS is issued under WAC 197-11-340(2). Comments must be submitted by 5:00 p.m. on October 23, 2006. Unless modified by the City, this determination will become final following the comment deadline. Any person aggrieved by the City's determination may file an appeal with the City within 14 days of the above comment deadline. Published in the Federal Way Mirror on October 7, 2006. 05-100591 Doc 1, D. 38272 Map Date: October, 2006 7 City of Federal Way 33325 8th Avenue South Federal Way, WA 98063 This map is intended for use as GTY OF a graphical representation ONLY. Federal Way The City of Federal Way makes no warrenty as to its accuracy. Mirror Estates Preliminary Plat N 200 0 200 400 600 800 Feet Vicinity Map Mirror Estates SEPA Permit #05-100591-00-SE The following is a party of record list for the MDNS. Please include an MDNS, SEPA checklist and staff evaluation with these mailing envelopes. 1) Jonathan and Chandra Gamble 31432 8 h Place SW Federal Wa , WA 98023 2) Kathleen Murray 31624 8t' Avenue SW Federal Way, WA 98023 3) Mr. Paul Jackson 912 SW 316`h Place Federal Wa , WA 98023 4) David and Connie McClure 31431 8t' Place SW Federal Way, WA 98023 5) Dale and Judith Meland 807 SW 314t' Place Federal Wa , WA 98023 6) Doc. I.D. 38277 CITY OF Federal Way DATE: September 26, 2006 TO: Deb Barker {� FROM: Raid Tirhi I� SUBJECT: MIRROR ESTATES - (05-100591-00-SE) *NO SITE ADDRESS* MEMORANDUM Public Works Department Following are the Transportation SEPA comments that you may use in your documents. FINDINGS OF FACT ■ In accordance with code requirements, transportation impacts, pedestrian access, and improvements necessary for the proposed project were analyzed. A Transportation Impact Analysis (TIA) was prepared for the proposed project. The results of the analysis indicate that the potential exists for adverse impacts to the surrounding road network. In its Six Year Transportation Improvement Plan (TIP), the City of Federal Way has identified 4 TIP projects in which the proposed development will exceed the net 10 PM peak hour threshold for requiring project mitigation. As a condition of approval, the applicant will construct the impacted TIP projects or voluntarily contribute pro-rata mitigation fee as calculated below. • Street improvements for the project must comply with adopted City codes. The applicant will construct street improvements including, sidewalk, landscaping, lighting, and storm drainage improvements along 11 PI SW, SW315 Pl, 8 PI SW, and 8 Ave SW within and adjacent to the site. • A traffic circle has been incorporated in the 11 PI SW street design to mitigate neighborhood concerns of connected streets and serve as an appropriate traffic calming device. • FWCC Section 20-151 require block perimeters no longer than 1320 feet for non -motorized trips, and 2640 feet for streets. Therefore, an east/west street connection would be required across the subject property. Due to the presence of the wetland staff supported a modification request to only construct the proposed pedestrian trail. CONCLUSIONS OF LAW The goals and policies of the 2003 Federal Way Comprehensive Plan serve as a basis for requiring SEPA conditions. TG2: Provide a safe, efficient, convenient, and financially sustainable transportation system with sufficient capacity to move people, goods, and services at an acceptable level of service. The City shall develop and adopt policies for the construction, reconstruction, maintenance, and preservation of new and existing facilities. TP10: Protect existing and acquire future right-of-way consistent with functional classification cross- section (transit, rail, bike, and pedestrian) needs. Require developments to dedicate right-of-way as needed for development commensurate with the impacts of the development. At a minimum, setback limits shall be used to assure that buildings are not placed within the right-of-way requirements for planned transportation facilities. Right-of-way dedication shall be commensurate with a development's impact to the existing and planned transportation system. TP16: The City's LOS standard shall be E. This is defined herein as a volume/ capacity ratio less than 1.00 in accordance with Highway Capacity Manual (2000) operational analysis procedures. At signalized intersections, the analysis shall be conducted using a 120-second cycle length and level of service E is defined as less than 80 seconds of delay per vehicle. Where transit or HOV facilities are provided, the LOS shall be measured by average delay and volume/ capacity ratio per person rather than per vehicle. This standard shall be used to identify concurrency needs and mitigation of development impacts. For long-range transportation planning and concurrency analysis, a volume/capacity ratio of 0.90 or greater will be used to identify locations for the more detailed operational analysis. TP20: Take advantage of opportunities to open new road connections to create route alternatives, especially in areas with few access choices. TP26: Employ traffic calming measures in neighborhoods (where feasible) where traffic volumes and speeds on local streets consistently exceed reasonable levels. TP25: Allow improvements to traffic flow only where they contribute to traffic and pedestrian safety, high capacity transit and HOV system enhancements, and reduce air pollution. TP29: Reduce reliance on the single occupant auto by prioritizing and implementing supportive local -level transit, HOV, and non -motorized improvements. TP 30: Identify and plan for multi -modal freeway, arterial, and collector street improvements which ensure more efficient use of existing roads and enhancement of HOV, transit, and related non - motorized operations. TP38: Include sufficient area in rights -of -way for bike lanes, sidewalks, and landscaped medians to provide separation from motorized traffic as funds allow. Use landscaped medians to separate opposing traffic when safety and aesthetic purposes dictate the need. TP42: Arterial HOV improvements will be constructed along key corridors to improve flow and encourage use of these more efficient modes. TP52: Work to extend the existing system of sidewalks, bikeways, and equestrian ways in the city to provide safe access to public transit, neighbo4iiood and business centers, parks, schools, public facilities, and other recreational attra 4fons"o 1) CONDITIONS OF APPROVAL/MITIGATION MEASURES Based on the above goals and policies, the following mitigation measures are required to minimize identified potential significant adverse impacts. 1. As required by the Public Works Director, in order to mitigate potential adverse transportation impacts to the surrounding road network, the applicant must construct the identified TIP improvements listed below. In lieu of constructing these TIP projects and prior to issuance of a building permit the applicant may voluntarily pay a pro-rata share contribution of $76,347.00 towards the following impacted TIP projects based on the calculation below. Pro-rata Share Contribution to Transportation Improvement Projects The project's fair share contribution was calculated based on the formula below: Project generated PM peak hour trips Fair share =— ------ x TIP project cost 2006 total PM peak hour traffic The applicant's revised TIA dated March 25, 2005, was reviewed and accepted by the City. As proposed by the applicant's traffic engineer, the TIA used for this project was the 2005 to 2010 TIP. The following table shows TIP impacted projects, and the project's fair share contributions. Map ID TIP Project Project New Cost * Trips 2006 Trips Fair Share 5 S 320th St @ 1 st Ave S 4,200 17 4812 $14,780.00 7 S 320th St: 8th Ave S-SR 99 6,191 16 3691 $26,721.00 12 S 320th St @ 20th Ave S 1,356 13 3796 $4,628.00 23 S 320th St: 1 st Ave S - 8th Ave S 6,191 16 3262 1$30,212.00 Total $76,347.00 * Project cost in thousands of dollars. L:\CSDC\DOCS\SAVE\26404985060. DOC A. BACKGROUND 2. 3. 4. 5. 6. 7. 8. J Name of proposed project, if applicable: Mirror Estates Name of proponent: New Concept Homes Address and phone number of proponent and contact person: Proponent: New Concept Homes PO Box 1229 Issaquah, WA 98027 425.427.1714 Date checklist prepared: January 4, 2005 Revised - June 1, 2005 Revised — August 1, 2006 Agency requesting checklist: City of Federal Way Contact: J3 Civil, PLLC Attn: Jerrit Jolma, P.E. 485 Front Street North, Suite F-3 Issaquah, WA 98027 425.313.1078 Proposed timing or schedule (including phasing, if applicable): Construction anticipated beginning spring 2007 and continuing until completion. Do you have any plans for future additions, expansions, or further activity related to or connected with this proposal? If yes, please explain. No. Environmental information that has been prepared, or will be prepared, directly related to this proposal. Wetland Delineation and Report prepared by Gary Schulz dated January 22, 2005. Traffic Report prepared by Jake Traffic Engineering dated January 22, 2005. Wildlife Study by Chad Armour, LLC dated July 25, 2006. Do you know whether applications are pending for governmental approvals of other proposals directly affecting the property covered by this proposal. ESUBMITTED None known. SEP 0 1 2006 CITY OF FEDERAL WAY BUILDING DEPT. 10. List any governmental approvals or permits that will be needed for your proposal, if known. Preliminary and Final Plat Approval, Developer Extension Agreements, Clear & Grade Permit, Right of Way Permit and building permits. NPDES Stormwater Approval 11. Description of the proposal including the proposed uses and the size of the project and site. The proposal is to divide a 9.37-acre vacant parcel into 27 single-family residential lots, including on -site trails and other recreational amenities. In addition, one small non -regulated wetland and two regulated wetlands will be filled to allow for the development of the site. The regulated wetland areas will be replaced at a 1.5 to 1 ratio by expanding an additional onsite wetland which will remain. 12. Location of the proposal. Give sufficient information for a person to understand the precise location of your proposed project, including a street address, if any, and section, township, and range, if known. If a proposal would occur over a range of area, provide the range or boundaries of the site(s). Provide a legal description, site plan, vicinity map, and topographic map, if reasonably available. While you should submit any plans required by the agency, you are not required to duplicate maps or detailed plans submitted with any permit applications related to this checklist. The project is located west of 8th Ave SW and south of SW 3141h Pl. in Section 7, Township 21 N., Range 4E, W.M. in Federal Way, Washington. Please see attached plans. B. Environmental Elements 1. Earth a. General description of the site (circle on : Flat, olling, hilly, steep slope, mountainous, other: b. What is the steepest slope on the site (Approximate percent slope)? Approximately 25%. c. , What general type of soils are found on the site (for example, clay, sand, gravel, peat, muck)? The SCS maps this site as Alderwood series gravelly sandy loam. d. Are there surface indications or history of unstable soils in the immediate vicinity: If so, describe. to e. Describe the purpose, type, and approximate quantities of any filling of grading proposed. Indicate source of fill. 2 Grading will be performed as required to install the plat infrastructure. It is anticipated that the onsite grading activity will "balance" and import of fill or export of excavated materials will not be required. Clearing and grading will comply with FWCC Section 20-179 and FWCC Section 20-186. Lots 7-10 will be cleared to allow for installation of the detention pond, access road, and associated rockerys. Lots 9 and 10 will also be used as a stockpile area. Lots 2-3, which contain Wetland A, will be filled with excess soil from the construction of SW 315'h. These two lots will also be used for stockpiling. Lot 16 will be used as a stockpile area for excess soils on the westerly side of the project. Stockpiling activities will comply with city regulations and BMP's to prevent erosion during construction. The material will stocked until needed for lot development activities. Current estimates yield approximately 6950 cubic yards of excavation and 995 cubic yards of embankment during the infrastructure phase of the project. The remaining embankment will be used during home construction phase of the project. f. Could erosion occur as a result of clearing, construction, or use? If so, generally describe. Short term erosion is possible while the grading process is underway. The amount of unstabilized exposed soils will be limited to comply with City regulations. An erosion control plan consistent with City of Federal Way regulations will be prepared for the project. g. About what percent of the site will be covered by impervious surfaces after the project construction (for example, asphalt or buildings)? Approximately 34%. h. Proposed measures to reduce or control erosion, or other impacts to the earth, if any: During construction, the contractor will follow an approved erosion control plan that will likely include silt fences, straw bales and temporary storm drainage features. In addition, chemical treatment (flocculent treatment) may be used if other BMP's are ineffective. Minimizing soil disturbances during rainy months and utilizing appropriate BMP's will also reduce the potential for erosion. 2. Air a. What type of emissions to the air would result from the proposal (i.e., dust, automobile, odors, industrial wood smoke) during the construction and when the project is completed? If any, generally describe and give approximate quantities of known: Temporary exhaust emissions from construction equipment can be expected during construction. Construction activity on the site could also stir up exposed soils and generate fugitive dust and particulate matter into the local air. The completed project would result in a minor increase in the amount of exhaust related pollutants in the air from traffic. b. Are there any off -site sources of emissions or odor that may affect your proposal? If so, generally describe. None known. c. Proposed measures to reduce or control other impacts to the air, if any: 3 Heavy equipment will be maintained in good working condition to prevent excessive emissions. Water would be sprinkled over bare earth to control dust during the drier months. 3. Water a. Surface 1) Is there any surface water body on or in the immediate vicinity of the site (including year-round and seasonal streams, saltwater, lakes, ponds, wetlands)? If yes, describe the type and provide names on a site map of the project indicating all water bodies which are on the site, including lakes, streams, drainage, and areas that are known to be or thought to be wetlands. If appropriate, state what stream or river it flows into. Four wetlands have been identified onsite A, B C/D, and E. Additional information is available within the wetland report prepared by Gary Schulz (attached). The source of water to wetland B is the discharge from a stormwater detention pond adjacent to the north property line near the center of the site. Water from the pond flows through wetland B and enters a culvert on the south property line. This culvert drains into the storm drainage system within the plat of Mirror Wood. 2) Will the project require any work over, in, or adjacent to (within 200 feet) the described waters? If yes, please describe and attach a site map of the project indicating all water bodies which are on the site, including lakes, streams, and areas that are known to be or thought to be wetlands. Roadway construction, utility installation and grading will occur within 200 feet of the onsite wetlands. Minor construction will occur within the buffer for Wetland B for trails, park benches, and a storm drain line to convey stormwater to the pond from the westerly portion of the site. The proposed pedestrian trail will become a permanent intrusion and storm drain pipe will be a temporary intrusion to the buffer. In addition, the wetland overflow pipe to the south will be replaced to accommodate the trail. Wetland E is less than 2,500 square feet and is not regulated by the city or other entities and will be incorporated into the subdivision. Wetlands A and C/D are poor quality, wetlands with little habitat value. They will be filled and new wetland area will be created adjacent to Wetland B. New wetland will be created at a ratio of 1.5 times the area of the filled wetland. In this case, 7,316 square feet of new wetland will be created. It is not anticipated for the proposed stormwater drainage improvements to affect wetland hydrology. The onsite drainage that would be routed to the detention facility and conveyed to the downstream system is negligible compared to the overall tributary area that conveys to the wetland. Additionally, roof downspouts from 6 proposed lots will be routed directly to Wetland B in order to replicate hydrology received from Wetland A. Please see the wetland report prepared by Gary Schulz for additional information and discussion about wetland hydrology. 3) Estimate the amount of fill and dredge material that would be placed in or removed from surface water or wetlands and indicate the area of the site that would be affected. Indicate the source of fill materials. Approximately 1,060 cubic yards of fill material would be placed adjacent to Wetland B. 4 4) Will the proposal require surface water withdrawals or diversions? Give general description, purpose, and approximate quantities if known. No. 5) Does the proposal lie within a 100-year-flood-plain? If so, note location on the site plan. There is no floodplain mapped by FEMA on this site. 6) Does the proposal involve any discharge to groundwater? If so, note the location on the site plan. 1M b. Ground: 1) Will groundwater be withdrawn, or will water be discharged to groundwater? Give general description, purpose, and approximate quantities if known. No. 2) Describe waste material that will be discharged into the ground from septic tanks or other sources, if any (for example: Domestic sewage; industrial containing the following chemicals:..., agricultural; etc.). Describe the general size of the system, the number of such systems, the number of houses to be served (if applicable), or the number of animals or humans the system(s) are expected to serve. None. c. Water Runoff (including storm water)_ 1) Describe the source of runoff (including storm water) and method of collection and disposal, if any (including quantities, if known). Where will this water flow: Will this water flow into other waters? If so, describe. On -site storm water generated as a result of this development will be collected in a series of catchbasins and pipes and routed to a single detention pond. Once treated through the detention pond, the storm water will be discharged into the existing storm drain line near the southerly property line. Flow continues southerly through a closed storm drain system within the plat of Mirror Wood. 2) Could waste materials enter ground or surface waters? If so, generally describe. Urban pollutants from automobiles and landscaping activities could enter the proposed storm water drainage facilities and eventually be discharged off -site. a X Proposed measures to reduce or control surface, ground, and runoff water impacts, if any: The proposed storm water collection and detention system for the site would collect, detain and treat the site's storm water runoff in accordance with the City's standards. 4. Plants a. Check or circle types of vegetation found on the site: z deciduous treeE ma le spen, other: oak, ornamental species g evergreen tr ar. I ier • shrub • grass pasture, crop, or x wet soil plants cattail buttercup, bullrush, skunk cabbage, other _other types of ve ion: salmonberry, willow, hardhack, marsh speedwell and slough sedge. b. What kind and amount of vegetation will be removed or altered? The proposal would require removal of a portion of the site's existing vegetation for the construction of roadways, utilities, and driveways. All existing vegetation, including grasses, shrubs, and underbrush, within clearing limits will require removal to accommodate construction of new infrastructure. It is anticipated that 211,280 sf (4.85 ac) of vegetation within clearing limits will require removal. Approximately 47 significant trees will require removal within the limits of construction. A tree retention plan has been prepared by B Civil showing potential impacts to significant trees. Please see the Tree Retention Plan. c. List the threatened or endangered species known to be on or near the site. None known. d. Proposed landscaping, use of native plants, or other measures to preserve or enhance vegetation on the site, if any. As a minimum, all disturbed areas will be hydroseeded and mulched. Formal landscaping (such as lawn, ornamental trees and shrubs) will be installed on the individual lots typical of a single family residential neighborhood. In addition, removal of trees on the future lots will be limited to those necessary for infrastructure construction. When the homes are constructed, most of the remaining trees will be removed in accordance with City standards. The northeasterly portion of the buffer around Wetland B will be enhanced by removing the existing structure and revegetating this area commensurate with a wetland buffer. 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 s' x ha , heron, a gl songbirds, other: woodpecker x deer, , , beaver, o __ ass, salmon, trout, herring, other: b. List any threatened or endangered species known to be on or near the site. None known. c. Is the site part of a migration route? If so, explain. None known. d. Proposed measures to preserve or enhance wildlife, if any: Wetland B will be preserved and an undisturbed 50' buffer will be placed adjacent to its edge. In addition, 7,316 square feet of new, quality wetland will be created. 6. Energy and Natural Resources a. What kind of energy (electric, natural gas, oil, wood stove, solar) will be used to meet the completed project's energy needs? Describe whether it be used for heating, manufacturing, etc. Natural gas will be used for heating the homes. A combination of natural gas and electricity will provide for the balance of the energy needs. b. Would your project affect the potential use of solar energy by adjacent properties? If so, generally describe. c. What kinds of energy conservation features are included in the plans of the site? List other proposed measures to reduce or control energy impacts, if any: Home plans will meet or exceed the then current Washington State Energy Code. 7. Environmental Health a. Are there any environmental health hazards, including exposure to toxic chemicals, risk or fire and explosion, spill, or hazardous waste that could occur as a result of this proposal? If so, describe. I� 1) Describe special emergency services that might be required. The new homes will utilize existing emergency services. 2) Proposed measures to reduce or control environmental hazards, if any: N/A b. Noise: 1) What type of noise exist in the area which may affect your project (for example: traffic, equipment, operation, other)? Traffic noise and noise associated with adjacent single family residences. 7 2) What types and levels of noise would be created by or associated with the project on a short-term or a long-term basis (for example: traffic, construction, operation, other): Indicate what hours noise would come from the site. Construction activity on the site would temporarily increase the peak on -site noise levels. All construction will be during the City's approved hours. The completed project will result in a slight increase in ambient noise levels in the vicinity as generated by single family neighborhoods. 8. Land and Shoreline Use a. What is the current use of the site and adjacent properties? The site is currently vacant and adjacent properties are comprised of single-family residences. b. Has the site been used for agriculture? If so, describe. Not known. c. Describe any structures on the site. Existing shed in encroaching on the north property line. d. Will any structures be demolished? If so, which? The shed will be removed. What is the current zoning classification of the site? RS-7.2 f. What is the current comprehensive plan designation of the site? The current comprehensive plan designation is single family -high density. g. If applicable, what is the current shoreline master program designation? N/A h. Has any part of the site been classified as an "environmentally sensitive" area? If so, specify. Yes. According to the Wetland Determination and Conceptual Mitigation Plan, prepared by Gary Schulz, there are four wetlands on the site. Three wetlands, (Wetland A, B, C/D) have been classified as Class 3 in accordance with FWCC Section 22.1357. Wetland E is less than 2500 square feet and therefore do not meet the definition of "Regulated Wetlands" as found in FWCC Section 22-1 Definitions. Approximately how many people would the completed project displace? None. j. Proposed measures to avoid or reduce displacement impacts, if any: N/A k. Proposed measures to ensure the proposal is compatible with existing and projected land uses and plans, if any: The site would be developed in accordance with the existing zoning and comprehensive plan designation. 9. Housing a. Approximately how many units would be provided, if any? Indicate whether high, middle, or low-income housing. Twenty-seven new single family homes will be created in the middle income range. b. Approximately how many units, if any, would be eliminated? Indicate whether high, middle, or low-income housing. None. c. Proposed measures to reduce or control housing impacts, if any: N/A 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? The tallest structure will not exceed the maximum allowed by City code. The exterior building materials will include cedar siding, cedar shakes, brick veneer, synthetic stucco and stone. b. What views in the immediate vicinity would be altered or obstructed? Views from the surrounding property would be altered due to the nature of the proposal to construct twenty-seven new homes. No views would be obstructed. c. Proposed measures to reduce or control aesthetic impacts, if any: The large, central wetland will be retained together with a 50' buffer. The detention pond will be landscaped and street trees commensurate with City codes will be provided in addition to on -lot landscaping typical for residential subdivisions. 11. Light and Glare a. What type of light or glare will the proposal produce? What time of day would it mainly occur? 9 The proposed project will not produce glare. Lights from windows and headlights may be visible at night. b. Could light or glare from the finished project be a safety hazard or interfere with views? Not under normal circumstances. c. What existing off -site sources of light or glare may affect your proposal? None known. d. Proposed measures to reduce or control light and glare impacts, if any: None. 12. Recreation a. What designated and informal recreational opportunities are in the immediate vicinity? Lake Grove Park, French Lake Park, Lakota Park, Alderwood Park, and Adelaide Park are all within one mile of the site. Trails and observation areas will be provided within the buffer for wetland B and will connect the easterly and westerly portions of the property. b. Would the proposed project displace any existing recreational uses? If so, describe. No. c. Proposed measures to reduce or control impacts on recreation, including recreation opportunities to be provided by the project or applicant, if any: Trails and observation areas will be provided within the buffer for wetland B and will connect the easterly and westerly portions of the property. 13. Historic and Cultural Preservation a. Are there any places or objects listed on, or proposed for, national, state, or local preservation register known to be on or next to the site? If so, generally describe. None known. b. Generally describe any landmarks or evidence of historic, archaeological, scientific, or cultural importance known to be on or next to the site. None known. c. Proposed measures to reduce or control impacts, if any: None. 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. 10 The property is served by and will access l lth Pl. SW on the eastern portion of the site and 8th Pl. SW on the western portion of the site. b. Is the site currently served by public transit? If not, what is the approximate distance to the nearest transit stop? The site is not directly served by public transit; however, there are bus stops along SW 312th St as well as an existing Park & Ride located at 515 S. 312`h St. c. How many parking spaces would the completed project have? How many would be eliminated? Off street parking will be provided in garages and driveway aprons. Proposed homes will have 2 car garages with additional parking on the driveway aprons. Approximately 108 new spaces could be provided in the garages and driveway aprons. No parking spaces will be eliminated. d. Will the proposal require any new roads or streets, or improvements to existing roads or streets, not including driveways? If so, generally describe (indicate whether public or private). The proposal includes the construction and dedication of a 60-foot wide public right-of-way in the westerly portion of the site. This new right-of-way will connect I Ith Pl SW at the north of the property to I I th Pl SW at the south of the property. This new connection will also include a traffic circle to act as a traffic calming method. The proposal also includes the construction and dedication of a 56-foot wide public right-of-way in the easterly portion of the site. This new right-of-way will connect 8t' Pl SW at the north of the property to 8"' P1 SW at the south of the property. Please see attached site plans. The proposal will also provide a new connection to 8t' Avenue SW. e. Will the project use (or occur in the immediate vicinity of) water, rail, or air transportation? If so, generally describe. Iwo f. How many vehicular trips per day would be generated by the completed project? If known, indicate when peak volumes would occur. Typical residential traffic consists of approximately ten vehicle trips per day per lot, or 270 trips total. Peak volumes will likely occur in the 7-9AM and 4-6 PM hours. A Traffic Impact Analysis (TIA) has been prepared to assess project impacts and to determine mitigation measures. Please see report prepared by JTE dated January 22, 2005. g. Proposed measures to reduce or control transportation impacts, if any: The proponent will pay any necessary transportation mitigation fees required by the City. 15. Public Services a. Would the project result in an increased need for public services (for example: fire protection, police protection, health care, schools, other)? If so, generally describe. 11 The proposed project will require Fire, Police and Emergency Medical services at a rate typical for a single family neighborhood. In addition, there will be a slight increase in demands for schools, public library, public transportation and recreation services. b. Proposed measures to reduce or control direct impacts on public services, if any. The applicant will pay any mitigation fees currently required by the City. 16. Utilities a. Circle utilities currently available to the site: a ectricity, natural gas, water, refuse service, sanitary sewer eptic system, other: b. Describe the utilities that are proposed for the project, the utility providing the service, and the general construction activities on the site or in the immediate vicinity which might be needed. Sanitary Sewer: Lakehaven Utility District - 8" diameter piping anticipated Water: Lakehaven Utility District - 8" or 12" diameter pipe depending on final design requirements by the Water District Electricity: Puget Sound Energy (on site) — size not known at this time Natural Gas: Puget Sound Energy (on site) — size not known at this time Telephone: Qwest — size not known at this time Cable TV: Comcast — size not known at this time C. SIGNATURE The above answers are true agency is relying o9 er t+ Signature: .... Date: to the best of my knowledge. I understand that the lead 12 4�' CITY OF Federal Way COMMUNITY DEVELOPMENT SERVICES DEPARTMENT STAFF REPORT TO THE FEDERAL WAY HEARING EXAMINER PRELEVIINARY PLAT OF MIRROR ESTATES Federal Way File No. 05-100590-00-SU PUBLIC HEARING January 30, 2007 Federal Way City Hall City Council Chambers 33325 8"' Avenue South Table of Contents I. General Information.................................................................... ....................................................I II. Consulted Departments and Agencies...............................................................................................2 III. State Environmental Policy Act(SEPA)...........................................................................................3 IV. Natural Environment..........................................................................................................................4 V. Neighborhood Characteristics............................................................................................................8 VI. Preliminary Plat Design.....................................................................................................................8 VII. Transportation..................................................................................................................................II VIII. Public Services................................................................................................................................I I IX. Utilities.............................................................................................................................................12 X. Analysis of Preliminary Plat Decisional Criteria.............................................................................13 XI. Findings of Fact and Conclusion.....................................................................................................14 XII. Recommendations............................................................................................................................17 XIII. List of Exhibits.................................................................................................................................18 Report Prepared by: Deb Barker, Senior Planner January 23, 2007 Staff Report for the Public Hearing of January 30, 2007 Preliminary Plat of Mirror Estates File No: 05-100590-00-SU Engineer: J3 Civil, PLLC Jerrit Jolma, P.E. 1375 NW Mall Street, Suite 3 Issaquah, WA 98027 425-313-1078 Owner: New Concept Homes Christine Balyeat PO Box 1229 Issaquah, WA 98027 425-427-1714 Action Requested: The applicant is seeking preliminary plat approval pursuant to Federal Way City Code (FWCC) Chapter 20, "Subdivisions" (FWCC Section 20-110, Division 6, "Preliminary Plat"). Relevant Dates: Preliminary Plat Application Filed: February 9, 2005 Application Determined Complete: June 23, 2005 Notice of Application Published: June 29, 2005 SEPA Issued: October 7, 2006 Staff Representative: Deb Barker, Senior Planner, 253-835-2642 Staff Recommendation: Preliminary Plat Approval with Conditions I. PROJECT INFORMATION A. Decision Requested Preliminary Plat Approval — The preliminary plat application is subject to a public hearing by the Hearing Examiner, recommendation to the City Council, and decision by the City Council. An analysis of the applicable preliminary plat decisional criteria, findings, and recommendations is provided under Sections X, XI, and XII of this report. B. Description of the Project, Property and Vicinity 1. Description of the Proposed Subdivision — The applicant proposes to subdivide an approximate 9.37- acre parcel of land into 27 residential single-family lots. The proposed preliminary plat map (Exhibit Al), along with preliminary grading and utility plan (Exhibit A2), tree retention plan prepared by J3 Civil PLLC (ExhibitA3), and a preliminary Mirror Estates Preliminary Plat Staff Report to the Hearing Examiner 05-100590/Doc. LD. 39306 Page 1 landscape plan prepared by GHA Landscape Architects (Exhibit A4) are enclosed. A large wetland with 50-foot buffers is located in the center of the property, and development would occur on both sides of the wetland buffer; with lots 1-15 on the east side of the project and 16-27 lots on the west side of the project. A pedestrian path would connect the two portions of the plat. 2. Property Description —The vacant 9.37-acre site is located in the central portion of the City, east of 81h Avenue SW, south of SW 3141" Place, and north of SW 3 1 e Place (Exhibit B). The site is accessed from SW 3126 Street via a Avenue SW, SW 3 le Place, and SW 315t' Place as extended. The subject site has a land area of 401,479 square feet (9.37 acres). 3. Lot Sizes, Density — As shown on the preliminary plat map, Sheet 1 of 3, by J3 Civil PLLC (ExhibitA-1), all lots in the conventional plat meet or exceed the underlying code -required minimum lot size of 7,200 square feet (SF). These lots range in size from 7,204 to 11,907 SF, with an average lot size of 7,934 SF. 4. Critical Areas — The subject site contains five wetlands. Four of these wetlands (A, B, and C/D)' are of a size to be regulated as Category III wetlands, with 25-foot buffers or 50-foot buffers depending on the size of the wetland, while one wetland (Wetland E) is too small to be regulated 2 Wetlands A, C/D and E, are proposed to be eliminated with roadway and lot development. Wetland creation and mitigation is proposed to occur adjacent to Wetland B. In addition, the site is located within both the five-year and ten-year contour areas associated with Critical Aquifer Recharge and Wellhead Protection Areas. 5. Land Use, Zoning and Comprehensive Plan Designation Direction Zoning Comprehensive Plan Existing Land Use Site RS-7.2 SF - High Density Vacant North RS 7.2 SF - High Density SFW South RS 7.2 SF - High Density SFR East RS 7.2 SF - High Density 8th Avenue SW, SFR West RS 7.2 SF - High Density SFR H. CONSULTED DEPARTMENTS AND AGENCIES The following departments, agencies, and individuals were advised of this application. A. Community Development Review Committee (CDRC), consisting of the Federal Way Community Development Services Planning and Building Divisions; Public Works Engineering and Traffic Divisions; Parks Recreation and Cultural Resources Department; Federal Way Department of Public Safety (Police); South King Fire and Rescue; Lakehaven Utility District; and Federal Way Public Schools. CDRC comments have been incorporated into this report where applicable. B. All property owners within 300 feet of the site were mailed notices of the application. The site was also posted and notice published in the newspaper and on the City's official notice boards. Wetland A is 3,478 SF, Wetland B is 38,501 SF, and Wetland C/D is 3,568 SF_ Z Wetland E is 1,886 SF. 3RS-7.2 = single-family residential, 7,200 SF minimum lot size 4SFR = single-family residential Mirror Estates Preliminary Plat 05-100590/Doc. I.D. 39306 Staff Report to the Hearing Examiner Page 2 Five comment letters were submitted in response to the June 29, 2005, notice of application (Exhibit Q. Following revisions to the preliminary plat application, the City responded to the parties that provided comments on the notice of application on May 26, 2006 (Exhibit D). C. In accordance with the State Environmental Policy Act (SEPA) and FWCC Chapter 18, "Environmental Protection," all property owners within 300 feet of the site, and all affected agencies, were notified of the proposed action and the City's environmental decisions. In addition, the site was posted and notice placed in the newspaper and on the City's official notice boards. M. STATE ENVIRONMENTAL POLICY ACT (SEPA) A. The City of Federal Way issued a Mitigated Environmental Determination of Nonsignificance (MDNS) for the proposed action on October 7, 2006 (Exhibit E). This determination was based on review of information in the project file, including the environmental checklist and staff evaluation of the environmental checklist for Mirror Estates (Exhibit F), resulting in the conclusion that the proposal would not result in probable significant adverse impacts on the environment provided the applicant complies with the mitigation measures in the MDNS. B. Mitigation measures for the project were identified as the following: 1) Any development within Tract A including the pedestrian trail and the wetland creation and wetland buffer mitigation shall be designed and constructed as required by the Director of Community Development Services to protect and enhance wildlife habitat to the maximum extent feasible. This effort may include, but is not limited to vegetation removal and/or enhancement by the developer, future homeowners association, or the parties responsible for ownership of the tract. A note to this effect shall be included on the final plat map. 2) Prior to final plat approval, the developer shall prepare and implement a plan for the creation of supplemental snags within permanent open space areas. The plan shall be based on an evaluation of trees remaining following the clearing and grading phase of plat infrastructure construction. The plan shall be developed by a qualified professional, and shall be reviewed and approved by the City at the applicant's expense prior to implementation by the developer. 3) Prior to final plat approval, the final plat shall contain language that encourages informational and educational programs and activities dealing with the protection of wildlife. An example of such a program is the Backyard Wildlife Sanctuary program established by the State's Department of Fish and Wildlife. This language shall be added to the Homeowner Association Controls, Covenants and Conditions recorded in conjunction with this plat. 4) As required by the Public Works Director, in order to mitigate potential adverse transportation impacts to the surrounding road network, the applicant must construct the identified TIP improvements listed below. In lieu of constructing these TIP projects and prior to final plat approval, the applicant may voluntarily pay a pro-rata share contribution of $76,347.00 towards the following impacted TIP projects based on the calculation below. Mirror Estates Preliminary Plat 05-100590/D.. i D 39306 Staff Report to the Hearing Examiner • Page 3 Pro-rata Share Contribution to Transportation Improvement Projects The project's fair share contribution was calculated based on the formula below. - Project generated PMpeak hour trips Fair share = 2006 total PMpeak hour traffic x TIP project cost The applicant's March 25, 2005, Traffic Impact Mitigation Fee Analysis was reviewed and accepted by the City. As proposed by the applicant's traffic engineer, the TIA used for this project was the 2005 to 2010 TIP. The following table shows TIP impacted projects, and the project's fair share contributions: Map TIP Project New 2006 Fair ID Project Cost * Trips Trips Share 5 S 3201" St @ T" Ave S 4,200 17 4812 $14, 780.0 7 S 3201" St: 8" Ave S-SR 99 6,191 16 3691 $26, 721.0 12 S 320" St @ 20" Ave S 1 1,356 13 1 3796 1 $4, 628.0 23 S 320`" St: IS' Ave S - 8`" Ave S 6,191 16 3262 1 $30,218.0 Total $76, 347.0 * Project cost in thousands of dollars. C. The comment period for the MDNS concluded on October 21, 2006. One comment letter regarding the scope of the TIA and location of future mail box was received on October 23, 2006 (Exhibit G). The City replied to this comment in a November 2, 2006 letter, and the appeal period ended on November 4, 2006, with no appeals to the City's environmental decision. The environmental decision is incorporated as though set forth in full. IV. NATURAL ENVIRONMENT A. Soils, Topography, Slopes — The 1973 King County soils survey map lists the soils type as Alderwood Gravelly Sandy Loam (AgB), 0-6 percent slopes. Alderwood soils are characterized as moderately well drained soils that have a weakly consolidated to strongly consolidated substratum at a depth of 24 to 40 inches. AgB soils are described as capable for urban development, runoff is slow, and erosion hazard is slight. Typical soils excavation will occur with the street construction, at the site of the storm detention facility, and for utility installation. The preliminary grading and utilities plan depicts clearing limits for construction of the following facilities: street rights -of way, surface water pond, trail, usable recreation area, and utility development including clearing of lots #2, 3, 9, 10, 11, and 16 for stockpile areas; clearing and grading for runoff drain installation; and the filling of wetlands A and C/D for lot development. The applicant has proposed to clear and grade all lots with construction of plat infrastructure due to site topography and lots constraints. The site has a gradual slope rising from the center of the site to the east and west of wetland B. The preliminary plat site does not have any steep slopes or any other geologically hazardous areas, as depicted on the February 1, 2005, Boundary and Topographic Survey prepared by Peterson Consulting Engineers (Exhibit I4). Mirror Estates Preliminary Plat 05-100590/D.. I D. 39306 Staff Report to the Hearing Examiner Page 4 B. Vegetation — Approval of the preliminary plat is subject to submittal and approval of a tree clearing plan and landscape plan pursuant to FWCC Section 20-158. City policy and FWCC Section 20-179 state that existing mature vegetation shall be retained to the maximum extent possible. Retained significant trees outside of open space areas would be regulated under FWCC Section 22-1568, "Significant Trees," at the time of individual home construction. According to a Tree Retention Plan prepared by J3 Civil PLLC (revised March 8, 2006), the site is moderately wooded with a mixture of conifer and broadleaf trees. The wetland consultant, C. Gary Schultz, also notes that the wetland portions typically consist of densely vegetated uneven aged mixed forest. The wildlife study report prepared by Chad Armour, LLC noted that hardwood forest habitat type covers about 8.49 acres and is present on either side of the Harwood and Shrubbery wetland habitat type located in the center of the site. Red Alder is the dominant species; other trees found are Pacific Willow, Big Leaf Maple, Douglas Fir, and Western Hemlock. Based on the Tree Retention Plan, revised January 22, 2007 (ExhibitA3), there are 73 significant trees located on the subject site.5 Of these trees, 47 (64%) are proposed to be removed and 26 (35%) significant trees retained. Significant trees and native vegetation will be retained within the existing and proposed 50-foot wetland buffer in tract A, a Native Growth Protection Tract (NGPT). The Preliminary Grading and Utility Plan identifies removal of significant trees for installation of streets, storm drainage facilities, and utility areas. The plan further depicts significant trees eliminated from future building pads as follows: Lot 7 Installation of roof runoff drains 4 significant trees removed Lot 8 Installation of roof runoff drains 1 significant tree removed Lot 3 Filling of wetland A 2 significant trees removed Lot 9 Stockpile area 5 significant trees removed Lot 10 1 Stockpile area 5 significant trees removed Lot 11 Stockpile area 2 or 3 significant trees removed Lot 16 Stockpile area 1 significant tree removed Total Eliminated 20 significant trees Pursuant to the provisions of FWCC Section 22-1568, removal of more than 75 percent of the significant trees requires replacement in the amount of 25 percent of the existing significant trees. While 26 significant trees are retained within the wetland, wetland buffer, and undisturbed building lots, 20 trees (25%) of the significant trees are eliminated from residential building lots and outside of infrastructure areas without benefit of tree replacement or other appropriate mitigation. As discussed in section VI.E, Grading, below, City staff will review the proposed clearing and grading of the site during engineering review, as well as review of mitigation trees planted during wetland buffer creation and buffer restoration, street trees installed in the right-of-way behind the curbs, and vegetative buffering planted around the storm drainage facilities in accordance with FWCC standards. 5 A significant tree is defined in the FWCC as a tree that is in good health, not detrimental to the community, and at least 12 inches in diameter 4.5 feet above the ground, not including red alder, cottonwood, poplar, or big -leaf maple. Mirror Estates Preliminary Plat 05-100590/Doc. LD, 39306 Staff Report to the Hearing Examiner Page 5 C. Wetlands — The applicant's wetland biologist, working in conjunction with the City's wetland biologist, identified five wetlands on the subject site.6 Any wetland or wetland buffer intrusions are subject to the provisions of the FWCC, and all five wetlands on site meet the FWCC defmition of a Category III wetland. The standard buffer for Category III wetlands in excess of 10,000 SF is 50 feet, while the buffer for Category III wetlands that are 2,500 SF to 10,000 SF is 25 feet. Category III wetlands less than 2,500 SF are not regulated under the FWCC. Wetlands A, B, and C/D are regulated as Category III wetlands; wetland A and C/D have 25-foot buffers, wetland B has a 50-foot buffers. Wetland E is not regulated under the FWCC. Wetlands A, C/D, and E are proposed to be filled due to grading activities in conjunction with roadway and infrastructure construction and lot development. Wetland reports and subsequent letters prepared by C. Gary Schulz, Wetland Ecologist, and maps prepared by Altmann, Oliver Associates (March 16, 2006), provide relevant information about wetlands and associated wetland setback areas; wetland function and values; endangered or threatened species or habitats; development impacts; proposed mitigation; construction management; monitoring; maintenance; and contingency for each impacted area. The Federal Way Hearing Examiner shall review the requests for wetland and wetland setback areas intrusions consistent with the procedural requirements of Process IV Hearing Examiner Review, as discussed in the staff report for Process 1V Hearing Examiner Review of Proposed Wetland Elimination and Wetland Mitigation, Mirror Estates Preliminary Plat, Federal Way file number 07-100304-00-UP. Mitigation of wetland and wetland setback area impacts is required under FWCC Section 22-1356. Specific wetland mitigation methodology will be presented for review and approval to the Federal Way Hearing Examiner in accordance with provisions of FWCC Section 22-1358(d). Intrusions into a wetland setback area are reviewed under FWCC Section 22-1359(c). D. Aquifer Recharge, Wellhead Protection Areas — The site is located within both the five-year and ten-year contour areas associated with Critical Aquifer Recharge and Wellhead Protection Areas. The applicant completed a June 7, 2006, Hazardous Material Inventory Statement for the Critical Aquifer Recharge and Wellhead Protection Area (Exhibit 1), and noted that the development of the proposed infrastructure will not store, handle, treat, use, produce, recycle, or dispose of any of the types and quantities of hazardous materials listed in the checklist. This will be reviewed in conjunction with engineering permits. The City will continue to protect groundwater resources in site development by encouraging storm drainage infiltration where soils and topography are conducive and requiring storm drainage systems to be detained, treated, and released in accordance with all applicable codes, polices, and regulations. Design and construction of surface drainage facilities in accordance with all applicable state and local codes, regulations, and policies, and recommended conditions of approval, as discussed in section IX.C, below, will promote and ensure protection of groundwater resources. E. Stormwater Runoff— Development of the site will create additional runoff from new impervious surfaces such as streets, driveways, and rooftops. Storm drainage facilities are being designed in accordance with the 1998 King County Surface Water Design Manual (KCSWDM) and the City's amendments to the manual. The applicant's storm drainage Technical Information Report (TIR), revised November 16, 2005, (Exhibit.]) was reviewed by the City's Public Works 6 Wetland A is 3,748 SF in size with a 25-foot buffer; Wetland B is 38,501 SF in size with a 50 foot buffer; Wetland C/D is 3,568 SF in size with a 25 foot buffer; and wetland E is 1,886 SF in size. Wetland C/D is described as a complex of two wetlands separated by a six to ten -foot upland berm -like area; there is no evidence of surface hydric connection between the two. However, due to their close proximity, the wetland areas are combined into a regulated wetland identified as Wetland C/D. Mirror Estates Preliminary Plat 05-100590/Doc. I.D. 39306 Staff Report to the Hearing Examiner Page 6 Department. According to the TIR, and TIR amendment (August 30, 2006), the western 3/4 of the site sheet flows directly into wetland B, located in the center of the site. The eastern '/4 of the site flows into wetland A. Flows then exit this wetland through an existing off -site storm pipe, which ultimately flows into a detention pond north of wetland B and into wetland B. The onsite area was treated as a bypass area for the offsite upstream pond and not detained in the pond. The TIR assumes that the site exists as a single basin with all onsite flows being tributary to wetland B. Once leaving the subject site, stormwater flows through existing City systems to the Lakota Wetland, Lakota Creek, and Puget Sound. A two -cell wet pond/detention pond facility, providing stormwater detention and water quality treatment, is proposed east of and adjacent to Wetland B. This pond will be sized in compliance with the KCSWDM and City addendum to the manual. Also, following a historic volume discharge analysis, the applicant will direct predetermined roof runoff from lots 4 through 8 to discharge into wetland B, located within tract A, to replace historic flow volumes. Additionally, the elimination of wetlands A and C/D removes approximately 8,473 cubic feet of stormwater storage volume from the subject site. The applicant will provide compensatory storage volume within the wetland B creation area. Stormwater runoff from the developed western portion of the subdivision, west of wetland B, will be directed to the wet pond/detention pond facility via a pipe installed within a storm drainage easement extending along the southern portion of lots 16 and 17, and through the southern portion of the wetland B buffer located in tract A, before discharging into the tract B storm drainage facility. An eight -foot -wide pedestrian trail will be located over portions of the drainage easement located in tracts A and B. F. Wildlife and Habitat — The applicant submitted a July 31, 2006, Wildlife Study Report prepared by Chad Armour, LLC (Exhibit K). The report notes that there are two wildlife habitat types present on the site. A hardwood and shrubbery wetland habitat type is represented by wetland B, while a hardwood forest habitat type is represented by the forest and smaller wetlands on the remainder of the site. Snags are common in both habitat types and both habitat types appear to provide moderate value to wildlife. According to the report, the site's isolation does represent a significant limitation given its relatively small size. In contrast, the presence of snags and seasonal standing water attracts several species that may otherwise ignore these habitats. The report includes Table 1— Wildlife habitats present on the Mirror Estates Preliminary plat, Table 2 — Wildlife observes on the Mirror Estates Preliminary plat; and Table 3 — Primary habitat for wildlife potentially present on the Mirror Estates Preliminary plat. The report states that identified species of wildlife common to the on -site habitat types likely do not "inhabit" the on -site habitat; rather if observed in the habitat, they are simply passing through on their way to suitable habitat. Several comments from neighbors adjacent to the subject site include reference to observed wildlife; their comments were forwarded to the applicant and are referenced in the wildlife study report. The wildlife study report notes observances of pileated woodpecker, which are a priority species and a state candidate for listing as an endangered, threatened, or sensitive species. The report further notes that the site has the potential to support black tailed deer and band tailed pigeons, both of which are priority game species subject to state hunting regulations. However, no wildlife species recognized as priority species are known to inhabit the site. Further, pursuant to the wildlife report, the WDFW priority habitat report and species map has no record Mirror Estates Preliminary Plat 05-100590/DK I.D. 39306 Staff Report to the Hearing Examiner Page 7 of threatened, endangered, or sensitive species of wildlife within 7,500 feet of the subject site. In an October 2, 2006 email, the wildlife biologist noted that the subject site does not meet the FWCC definition of a fish and wildlife habitat conservation area (FWCC Section 18-28). Approximately 2.10 acres of the site (23 percent) is proposed as conservation open space. FWCC Section 20-155 requires that 15 percent of the site be established in open space. Therefore, the proposed development exceeds the amount of open space required to be provided by code. These 2.10 acres will be modified to increase the size of wetland B and the wetland B buffer, and a soft surface pedestrian trail added at the edge of the site. The preservation and expansion of this wetland and its associated buffer, including retention of significant trees throughout the tract, will continue to provide habitat opportunities for some types of wildlife. The proposed stormwater wetland pond may also enhance habitat opportunities, particularly for resident and migrating waterfowl. In order to mitigate identified wildlife habitat impacts, the City, through the SEPA process, required that the applicant develop tract A to protect and enhance wildlife habitat to the maximum extent possible, create supplemental snags, and identify informational and educational programs and activities dealing with the protection of wildlife for future residents. V. NEIGHBORHOOD CHARACTERISTICS A. Vicinity — The property is situated in the central portion of the City in an already developed single-family residential area. While the site is vacant, the site is fully surrounded by platted properties developed with single-family residences on lots ranging from 7,200 to 8,400 square feet in size. The adjacent subdivisions of Mirror Woods to the north, Mirror Glen to the south, Lakota Woods to the west, and Mirror Lake to the east, were established prior to City incorporation in 1990. These residential developments include road and drainage standards that differ from current City standards. There is a 23,958 square -foot `un-platted' lot abutting the eastern portion of Mirror Estates along 86' Avenue SW that may be subdivided in the future. (This lot is not part of the proposed subdivision.) Generally, vehicular access to the 8,h Avenue SW portion of the site will be via City roads reflective of a rural roadway standard, and devoid of curbs, gutters, sidewalks, and street lights. B. Mirror Lake — Mirror Lake, a regulated lake as defined under the FWCC, is located approximately 750 feet northeast of the proposed plat. There is no access from the proposed subdivision to Mirror Lake, which is surrounded by single-family residential development. VI. PRELIMINARY PLAT DESIGN A. Lot Layout, Building Setbacks — As previously discussed, the east and the west portions of Mirror Estates are separated by a large centrally located wetland and wetland buffer. There is no vehicular access between the two portions of the plat; however, a pedestrian corridor located within the wetland buffer would provide east/west pedestrian connectivity. The proposed 27 lots range in size from approximately 7,204 square feet to 11,907 square feet, with an average lot size of 7,934 square feet. Generally, the proposed lots are rectangular -shaped; lots 6, 7, and 8 are pie -shaped. Access to Lots 21 and 22 is via a 30-foot-wide shared access easement; and access to lots 17 and 18 is via a 30-foot access public 30-foot wide shared driveway/public access easement that serves as a pedestrian trail that links the west side of the plat to the east Mirror Estates Preliminary Plat 05-100590/Dm I.D. 39306 Staff Report to the Hearing Examiner Page 8 side of the plat. Lots 5, 6, and 7 contain a 10-foot-wide private drain easement along the north property line to convey roof runoff to the wetland buffer; while lots 16 and 17 contain a 15- foot-wide public storm drainage easement along the south property line. Under the FWCC, a lot must contain a front yard structural setback of 20 feet, a side and rear yard structural setback of five feet, and maximum lot coverage of 60 percent. The final plat shall reflect that the front yard setback is parallel to 11`h Place SW for lots 17, 18, 21, and 22. All other building setback lines (BSBL) are accurately depicted on the preliminary plat map, and each lot contains an adequate building area as required under the FWCC. B. Open Space — To provide adequate recreational opportunities commensurate with new residential development, FWCC Chapter 20, "Subdivisions," requires dedication of land on site for open space, or a fee -in -lieu payment. Total open space required for this plat is 60,222 square feet (1.38 acres, or 15 percent of the 401,479 square -foot parcel). To comply with the open space requirements, the applicant has proposed, and the PARCS Department has approved in a June 23, 2006, memo (Exhibit L), a 1, 1 74-foot-long pedestrian trail that links the east and west portions of the plat, with a fee -in -lieu -of payment for the balance of the open space requirement. The eight -foot -wide trail starts at I I'b Place SW, extends eastward 197 feet along a shared driveway/public access easement; connects to a 24 1 -foot-long soft surface section within the wetland buffer in tract A, to a 198-foot-long section in tract B adjacent to the storm pond, and on to SW 315`h Place, south of lot #8. The trail corridor provides approximately 9,392 square feet (2.34 percent) of usable open space as provided in the FWCC (refer to Exhibit M— Mirror Estates Statistical Information, June 6, 2006). The pedestrian trail is proposed approximately 35 feet from the edge of wetland B. Due to the proximity to the wetland, open rail wood fencing and appropriate signage shall be incorporated within the pedestrian trail corridor to minimize potential or inadvertent human intrusion into the wetland and buffer. The applicant has proposed ownership of the trail be by the future homeowners association, except for that portion located within tract B. A text note addressing dedication and maintenance provisions shall be noted on the face of the final plat, and pursuant to the subdivision code, homeowners association covenants are required to be submitted for City review prior to final plat approval. Refer to section VIII.B of this report for additional park and open space discussion. C. Vehicular Access and Circulation — Primary vehicular access to the site will be provided via the extension of 8ffi Place SW and I I"' Place SW between SW 314`h Place and SW 316`h Place, as well as the western extension of SW 315'h Place from 8th Avenue SW, which also provides direct vehicular access to SW 312t' Street. To comply with FWCC Section 20-151, which requires block perimeters no longer than 1,320 feet for non -motorized trips and 2,640 feet for streets, an east/west street connection would be required across the subject property. Due to the presence of wetlands, Public Works staff supported a modification request to only construct a pedestrian trail for east/west connection. The City issued a July 6, 2006, letter approving a requested right-of-way modification for reduction in width and material and the location of a required east/west pedestrian corridor (Exhibit 1). Pursuant to FWCC street improvement standards, all street improvements must be dedicated to the City of Federal Way for right-of-way and must be improved to applicable City standards. See Section VII of this report for a detailed description of the proposed roadway system and improvements. Mirror Estates Preliminary Plat 05-100590/Doc. LD. 39306 Staff Report to the Hearing Examiner Page 9 D. Pedestrian System — As proposed and required, the plat complies with the FWCC subdivision code requirements for on and off -site pedestrian circulation; providing five foot sidewalks on both sides of interior streets and the exterior frontage street. The new sidewalks will connect with existing sidewalk systems on 11ffi Place SW and 8 b Place SW. As discussed above, Public Works staff conditionally approved an eight -foot wide pedestrian linkage between the east and the west portions of the plat. The trail starts at 11t' Place SW, extends eastward 197-feet along a shared driveway/public access easement, connects to a curving 241-foot long soft -surface section within the wetland buffer in tract A, to a 198-foot long section consisting of a 15-foot wide storm drainage easement in the buffer of wetland B in tract A adjacent to the storm pond, and connects to the SW 315th Place right-of-way south of lot #8 via the storm drainage tract B. Vegetation is required to separate the trail from wetland buffers and proposed lot #8. The western portion of the trail, including tract A, is proposed as private, owned and maintained by the homeowners association, while the balance of the trail would be dedicated to the City of Federal Way in conjunction with tract B. As discussed, the trail is proposed to intrude into the southern portion of the wetland B buffer. See Section VII of this report for a detailed description of the proposed roadway system and improvements. ...MONOMO MMMMMOONO E. Clearing, Grading — Pursuant to FWCC Section 22-179, the preliminary plat is subject to approved preliminary clearing and grading plans, and all natural vegetation shall be retained on the site to be subdivided, except that which will be removed for infrastructure improvements or grading as shown on approved engineering plans. The applicant has proposed to clear and grade approximately 52 percent of the site during infrastructure construction. This would include clearing areas for roadways, storm drainage facility, utilities, the filling of wetlands A and C/D, and establishment of three separate stockpile areas over future building lots. With the proposed clearing and grading activities, the applicant would be removing 64 percent of the significant trees located on the site, leaving approximately 36 percent of the significant trees and corresponding native vegetation on individual building lots and within the 50-foot wetland buffer in NGPE tract. As discussed in Section IV.B of this report, a total of 20 significant trees would be removed from individual lot areas without replacement or mitigation. The City will review the proposed grading and clearing request pursuant to FWCC Section 22- 1568(c)(1) in conjunction with engineering review. A TESC plan must be submitted with construction plans and approved by the City prior to issuance of engineering approval. F. Landscaping— The applicant's preliminary landscape plan (Exhibit A4) provides landscaping as required by the FWCC Chapter 20, "Subdivisions," including landscaping of the on -site storm drainage facility and street trees along public roads. As a recommended condition of preliminary plat approval, the applicant's final landscape plan shall be prepared in accordance with the preliminary plat conditions of approval and shall be submitted for the City's review and approval prior to issuance of a engineering approval for plat improvements. FWCC Chapter 20 requires landscape perimeter landscape buffers only when the plat abuts an incompatible zoning district. The proposed plat is bordered on all sides by single-family residential zoning; therefore, no perimeter buffers apply. Street trees, when mature, open space vegetation, and screening of the storm drainage tract will contribute to visual buffering. Street tree requirements are described in Section VI.F, below. Mirror Estates Preliminary Plat 05-100590/n. In 39306 Staff Report to the Hearing Examiner Page 10 The applicant's Tree Retention Plan (ExhibitA3) indicates that 47 of the total 77 significant trees within the proposed grading limits will be removed; including those located in future infrastructure areas. In addition, the project will retain all significant trees and vegetation within the wetland and its setback. The applicant's preliminary landscape plan also proposes to add approximately 50 street trees along all internal streets, and 11 trees around the tract B storm drainage pond. Additional trees will be planted in conjunction with wetland creation and wetland buffer creation and restoration area. VIt TRANSPORTATION A. Street Improvements — As proposed and as required by the FWCC, all internal and external rights -of -way must be dedicated by statutory Warranty Deed to the City of Federal Way and improved to all applicable FWCC street standards. As correctly shown on the plat cross section on sheet 2 of 3, internal streets are designed in accordance with the City's local access street standard. The section for 11t' Place SW includes a section `S' and includes a 60-foot wide right-of-way, 36-foot pavement width, vertical curb and gutter, four -foot planter strips, five- foot wide sidewalks, streetlights, and street trees. The section for 8'' Place SW, 8d, Avenue SW, and SW 315th Place includes a section `U' and includes a 56-foot wide right-of-way, 28-foot pavement width, vertical curb and gutter, four -foot planter strips, five-foot wide sidewalks, streetlights, and street trees. A traffic circle is incorporated into the 11"' Place SW street design to mitigate neighborhood concerns of connected streets and to serve as an appropriate traffic calming device, while the off -set of 8 h Place SW creates an automatic traffic calming pattern. The cul-de-sac on SW 315`h Place is a 106-foot diameter with 82 feet of pavement, vertical curbs, gutter, sidewalk, planter strip, streetlights, and street trees. Half street improvements on e Avenue SW include roadway widening, vertical curbs, gutter, four foot -wide planter strip, five foot -wide sidewalks, streetlights, and street trees, with a 30-foot-wide right-of-way dedication required to accommodate the new roadway. The new roadways on 8t' and 11t' Place will transition and align with existing roadways; however, a the new sidewalk along the plats 86 Avenue SW frontage will not connect to any other sidewalk until future development of the lot to the north provides this connection. The City's Traffic Engineer and South King Fire and Rescue reviewed the January 22, 2005, Mirror Lake Plat Traffic Impact Analysis prepared by Jake Traffic Engineering (Exhibit 01), the March 25, 2006, Mirror Lake Plat Traffic Impact Fee Analysis prepared by Jake Traffic Engineering (Exhibit 02), and submitted plans, and concluded that the proposed street layout of the Mirror Estates subdivision is consistent with the adopted codes and comprehensive plan. B. Off -Site Traffic Mitigation — This proposal has been reviewed under the State Environmental Policy Act (SEPA) as discussed in section III of this report. VIH. PUBLIC SERVICES A. Schools — As part of the City's review of the proposal, the preliminary plat application was referred to the Federal Way School District for review. A January 25, 2005, school access analysis submitted by the applicant (Exhibit P) indicates that Lake Grove Elementary, Lakota Mirror Estates Preliminary Plat 05-100590/r)m. I D. 39306 Staff Report to the Hearing Examiner Page 11 Middle School, and Federal Way High School will serve the proposed subdivision. All elementary and high school students from this development would receive bus transportation to and from school, as these schools are over one mile from the subject site. Students attending Lakota Middle School will walk to school via existing sidewalks and roadway shoulders on 8t' Avenue SW, SW 312t' Street, and 14'h Avenue SW. School service areas are reviewed annually and may be adjusted to accommodate enrollment growth and new development. School impact fees, as authorized by City ordinance and collected at the time of building permit issuance, are currently $3,169.00 per single-family housing unit. School impact fees are determined on the basis of the District's Capital Facilities Plan and are subject to annual adjustment and update. B. Parks & Open Space — The subject site is located in Park Planning Area A of the Federal Way PARCS Comprehensive Plan. Mirror Estates is approximately %2 mile from the Lakota Park, %2 mile from French Lake Park, and %2 mile form Lake Grove Park. As more specifically described in section VII above, the PARCS Department has found that the proposed installation of a pedestrian trail linking the east and the west sections of the proposed plat establishes 2.34 percent of the site in usable open space, a 91,353 square foot wetland and wetland buffer establishes conservancy open space, and a fee -in -lieu -of payment based on 7.66 percent of the total overall site acreage, will meet the subdivision code requirements for open space (Exhibit L). C. Fire Protection — South King Fire and Rescue requires that a fire hydrant be located within 350 feet of each lot. The Certificate of Water Availability from the Lakehaven Utility District indicates that water will be available to the site in sufficient quantity to satisfy fire flow standards for the proposed development. The exact number and location of fire hydrants will be reviewed and approved by South King Fire and Rescue. IX. UTILITIES A. Sewage Disposal — The applicant proposes to serve the proposed plat by a public sewer system managed by Lakehaven Utility District. A November 19, 2005, Certificate of Sewer Availability (Exhibit P) indicates the district's capacity to serve the proposed development through a Developer Extension Agreement (DEA) between the applicant and the district. B. Water Supply — The applicant proposes to serve the subdivision with a public water supply and distribution system managed by the Lakehaven Utility District. The November 19, 2005, Letter of Water Charges (Exhibit Q) indicates Lakehaven's capacity to serve the proposed development through a Developer Extension Agreement (DEA). C. Drainage Facilities — Development of the site will create additional runoff from new impervious surfaces such as streets, driveways, and rooftops. Storm drainage facilities are being designed in accordance with the 1998 KCSWDM and the City's amendments to the manual. The applicant's storm drainage Technical Information Report (TIR), revised November 16, 2005 (Exhibit JI ), was reviewed by the City's Public Works Department. According to the TIP, and TIR August 30, 2006, amendment (Exhibit J2), the western3/4 of the site sheet flows directly into wetland B, located in the center of the site, and the eastern'/4 of the site flows into wetland A. Flows exit wetland A through an existing storm pipe which flows into an off -site detention pond north of wetland B, and thence into wetland B. Water from wetland A is `bypassed' through the offsite pond and then into wetland B. The TIR assumes that the site Mirror Estates Preliminary Plat 05-100590/D.. LD, 39306 Staff Report to the Hearing Examiner Page 12 exists as a single basin with all onsite flows being tributary to wetland B. Once leaving wetland B, storm flows are conveyed through existing City systems to the Lakota Wetland, through Lakota Creek, and into Puget Sound. A two -cell wet pond/detention pond facility, providing stormwater detention and water quality treatment, is proposed east of and adjacent to wetland B. This pond will be sized in compliance with the 1998 KCSWDM and City addendum to the manual. Also, following a historic volume discharge analysis, the applicant will direct a predetermined volume of roof runoff from lots 4- 8 into wetland B, located within tract A, to replace historic flow volumes. Further, the applicant will replace the volume of stormwater retention eliminated with the filling of wetlands A and C/D within the created portions of wetland B, in order to maintain historic storage volume. Stormwater runoff from the developed western portion of the subdivision, west of wetland B, will be conveyed to the wet pond/detention pond facility (tract B) via a pipe installed within a storm drainage easement extending along the southern portion of lots 16 and 17, and through the southern portion of the wetland B buffer located in tract A. An eight -foot wide pedestrian trail will be located over portions of the drainage easement located in tracts A and B. Prior to issuance of construction permits, engineering plans and corresponding technical data shall demonstrate that wetland hydrology is not impacted by the proposed subdivision development. Final review and approval of the storm drainage facilities as shown on the engineering plan will occur in conjunction with full drainage review. Stormwater design and plat drainage elements must conform to the standards, policies, and practices of the City of Federal Way's Surface Water Management Division as outlined in the adopted KCSWDM and City amendments, the Comprehensive Surface Water Management Plan, and the Stormwater System Operation and Maintenance Manual. The approved storm drainage facilities must be constructed per City code requirements, prior to final plat approval and recording of the subdivision. The detention facilities shall be screened with vegetation from the plat, the right-of-way, and surrounding properties. Cyclone fencing, if used, shall be black or dark green vinyl coated. X. ANALYSIS OF PRELIMINARY PLAT DECISIONAL CRITERIA The FWCC establishes review procedures and decisional criteria for deciding upon various types of land use applications. Pursuant to FWCC Chapter 20, "Subdivisions," Section 20-110, preliminary plat applications are submitted to the hearing examiner for public hearing. The preliminary plat application and the recommendation of the hearing examiner are submitted to the City Council for approval or disapproval. Hearing Examiner Preliminary Plat Decisional Criteria — Pursuant to FWCC Section 20-126(c), the hearing examiner may recommend approval of the proposed preliminary plat only if the following decisional criteria are met. Decisional criteria and staff responses are provided below. 1. The project is consistent with the comprehensive plan. Staff Comment: The application is subject to the adopted Federal Way Comprehensive Plan (FWCP), which designates the property as Single Family — High Density. The proposed land use, Single Family Residential, with 7,200 square foot minimum lot size (RS-7.2), is consistent with density allowances and policies applicable to this land use as established in the FWCP. Mirror Estates Preliminary Plat 05-100590/Doc. ID, 39306 Staff Report to the Hearing Examiner Page 13 2. The project is consistent with all applicable provisions of the chapter, including those adopted by reference from the comprehensive plan. Staff Comment: The preliminary plat application is required to comply with the provisions of the FWCC Chapter 18, "Environmental Policy"; Chapter 20, "Subdivisions"; Chapter 22, "Zoning"; and all other applicable codes and regulations. Future development of the residential subdivision will be required to comply with all applicable development codes and regulations. As proposed, and with conditions as recommended by staff, the preliminary plat will comply with all provisions of the chapter. 3. The project is consistent with the public health, safety, and welfare. Staff Comment: The proposed preliminary plat would permit development of the site consistent with the current Single Family High Density land use classification of the FWCP and map. Proposed access and fire hydrant locations must meet all requirements of South King Fire and Rescue. Future development of the plat in accordance with applicable codes and regulations will ensure protection of the public health, safety, and welfare. 4. It is consistent with the design criteria listed in FWCC Section 20-2. Staff Comment: The proposed preliminary plat would promote the purposes identified in FWCC Section 20-2 and the standards and regulations therein, as identified in the staff report, including effective use of land, promotion of safe and convenient travel on streets, provision for the housing needs of the community, protection of environmentally sensitive areas, and preservation of approximately 23 percent of the site as permanent open space. As proposed, and with conditions as recommended by City staff, the preliminary plat application complies with all provisions of the chapter. 5. It is consistent with the development standards listed in FWCC Sections 20-151 through 157, and 20-158 through 187. Staff Comment: Development of this site is required to comply with the provisions of FWCC Chapter 20, "Subdivisions"; Chapter 18, "Environmental Protection"; Chapter 22, "Zoning"; and all other applicable local and state development codes and regulations. As proposed, and as recommended by City staff, the preliminary plat application complies with all applicable statutes, codes, and regulations. XI. FINDINGS OF FACT Based on an analysis of the preliminary plat application, environmental record, and related decisional criteria, the Department of Community Development Services finds that: The proposal is to subdivide a vacant 9.37 acre parcel into 27 single-family residential lots with one storm drainage tract and one wetland/open space tract. A large wetland and buffer separates the east and west portions of the proposed plat. A separate Process N request for wetland elimination and wetland buffer intrusions for purposes of lot establishment, utility extensions, a pedestrian trail, and roadways has been forwarded to the Federal Way Hearing Examiner. 2. The proposed single-family residential subdivision is consistent with existing Federal Way zoning and comprehensive plan designations, including RS-7.2/Single Family -High Density. Mirror Estates Preliminary Plat 05-100590/Doc. I.D. 39306 Staff Report to the Hearing Examiner Page 14 3. The subject property contains environmentally sensitive areas as defined by the Federal Way City Code (FWCC), including four regulated wetlands (Wetlands A, B, and CD,) one non - regulated wetland (Wetland E); and the site is within the Five Year and Ten Year contour areas associated with the Critical Aquifer Recharge and Wellhead Protection Areas. The City reviewed the applicant's specialized studies and material checklists related to sensitive areas, including a wildlife report, wetland determination and mitigation plan, and Hazardous Material Inventory Statement as part of environmental review and recommendations, and found in these reports have been applied in the MDNS, reflected in preliminary plat conditions, and forwarded to the Federal Way Hearing Examiner as appropriate. The applicant proposed to eliminates wetlands A, C/D, and E; to mitigate wetland elimination with wetland and wetland buffer creation within wetland B, and to install a storm drainage easement under a pedestrian trail within the southerly buffer of wetland B. Design and construction of plat improvements in accordance with all state and local codes, policies, and regulations, and with all conditions as recommended, will ensure protection of environmentally sensitive areas and provide for the public health, safety, and welfare. 4. A Mitigated Environmental Determination of Nonsignificance (MDNS) was issued for this proposed action on October 7, 2006, based on a Staff Evaluation of Environmental Checklist. Mitigation measures for transportation and wildlife were applied to the project in the MDNS. One written comment was received regarding the TIA and mailbox locations. No appeals of the environmental determination were filed with the City. Pursuant to the FWCC, MDNS mitigation measures become conditions of project approval. 5. The preliminary plat was reviewed and determined to be consistent with all preliminary plat decision criteria set forth at FWCC Sections 20-126(1) through (5), including consistency with the comprehensive plan; consistency with all applicable provisions of the chapter, including those adopted by reference from the comprehensive plan; consistency with the public health, safety, and welfare; consistency with the design criteria listed in FWCC Section 20-2; and consistency with the development standards in FWCC Sections 20-151 through 20-157, and 20- 178 through 20-187. 6. Lot sizes of the 27 proposed lots meet or exceed the underlying required minimum lot size of 7,200 SF; and range in size from 7,204 to 11,907 SF, with an average lot size of 7,934 SF. City staff received and responded to written comments received from neighbors on the application. Neighbors' comments related to neighborhood traffic impacts, wildlife, and environmentally sensitive areas, and were considered in the environmental determination on the project. 8. The applicant's proposed grading plan clears 52 percent of the site, including 64 percent of existing significant trees, in conjunction with street and utility construction, wetland filling, and stockpiling activities. City staff will review the grading request subject to review of a final grading plan and subject to all conditions of preliminary plat approval. A TESC will be required to eliminate stockpile -related erosion and aesthetic issues and provide protection of critical areas. 9. The applicant's significant tree inventory indicates 26 of 73 significant trees will be retained within the proposed grading limits, including those located in the wetland and wetland buffer areas and on individual building lots. All significant trees and vegetation within the wetland Mirror Estates Preliminary Plat 05-100590/nm to_ 39306 Staff Report to the Hearing Examiner Page 15 and its setback will be retained in Native Growth Protection Tracts (NGPT's), and the applicant's Wetland Mitigation Plan also proposes to add native vegetation in the wetland buffer restoration areas. The City recommends the applicant submit a landscape plan that depicts replacement trees on those impacted building lots so that these lots will receive replacement trees based on the FWCC at time of residential construction, subject to review of a final grading plan, and all conditions of preliminary plat approval. 10. The applicant proposes to eliminate wetlands A, C/D, and E, to mitigate wetland elimination through wetland and wetland buffer creation within wetland B, to install a storm drainage easement under a pedestrian trail within the southerly buffer of wetland B, and to revegetate disturbed areas. These requests are subject to a Process IV Hearing Examiner's decision pursuant to FWCC Section 22-1312(c) and FWCC Chapter 22, Article XVI. Denial or modification of the requests will require modification of the proposed subdivision design. 11. The applicant has proposed a 1,174 foot long pedestrian trail that links the east and west sides of the plat, retention and expansion of wetland B, restoration and enhancement of the wetland B buffer, and a fee -in -lieu -of payment equal to comply with preliminary plat open space requirements of the FWCC. The proposal results in preservation of approximately 22 percent of the site (91,353 square feet) in conservation open space, with approximately 2.34 percent of the site (9,392 square feet) in usable open space; and as approved by the Parks Department Director subject to review of final landscape plans as a condition of preliminary plat approval. 12. The applicant's wildlife study report noted that the Pileated woodpeckers, a state candidate for listing as an endangered, threatened, or sensitive species, has been observed at the subject site. While the existing wetland habitat types provide moderate value to wildlife on the subject site, their isolation and small size limits overall wildlife values. Despite their presence, the site does not represent primary habitat for Pileated woodpeckers. The proposed development will displace approximately 7.81 acres of habitat while retaining 2.10 acres of wetland and associated wetland buffer for habitat. Additional opportunities for snags and other mitigating measures to increase wildlife habitat are required as SEPA conditions. 13. The City's Traffic Engineer reviewed and concurred with the applicant's Mirror Lake Traffic Impact Analysis and the Mirror Lake Traffic Impact Mitigation Fee Analysis prepared by Jake Traffic Engineering. The MDNS requires the applicant to construct or voluntarily contribute the project's pro-rata share to the City's impacted TIP projects, which will address impacts to the transportation system. The applicant also proposes a traffic circle on 1 Ph Place SW concurrent with plat development to provide traffic calming. City staff reviewed and concurs with this proposal as a recommended condition of preliminary plat approval. 14. Public access will be provided by the extension of 80' Place SW and 11t' Place SW between SW 314ffi Place and SW 316"' Place, and the partial extension of SW 315t' Place from 8t' Avenue SW. Although vehicular connection between the east and the west sides of the plat is precluded by the large wetland, the applicant proposes pedestrian connection that links the east and west portions of the development. Plat layout provides for good vehicle and pedestrian circulation in accordance with all applicable right-of-way improvement requirements. In accordance with the FWCC, all street improvements must be dedicated as City right-of-way and improved to full street standards. The City's Traffic Engineer has reviewed the project and concluded that the proposed street layout is consistent with the adopted codes and comprehensive plan in place at the time of the complete application. Mirror Estates Preliminary Plat 05-100590/Doc, I.D. 39306 Staff Report to the Hearing Examiner Page 16 15. The applicant provided a school access analysis which indicates that the site will be served by Lake Grove Elementary School, Lakota Middle School, and Federal Way High School. High school and elementary students from the plat will be bussed from existing nearby stops, or new and additional stops as the district may determine appropriate for the conditions. Middle school students will walk to school via new existing sidewalk and roadway corridors. 16. Design and construction of surface drainage facilities in accordance with the 1998 KCSWDM and City's amendments to the manual, the conditions of the MDNS, and recommended conditions of preliminary plat approval, will ensure that all potential erosion, surface water runoff, water quality, and infiltration/storage-related impacts to wetlands are addressed. The applicant's TIR was reviewed and accepted by the City's Public Works Department. Storm drainage facilities consist of a two cell wetpond/detention pond facility adjacent to wetland B, and connecting to existing public stormwater systems that flow to Puget Sound. The system will collect and treat runoff from the east and west portions of the subject site. The pond will be sized in compliance with the KCSWDM and City addendum to the manual. The applicant proposes to direct roof runoff from lots 4-8 into wetland B to replace historic flow volumes, and will replace stormwater retention volumes contained in wetlands A and C/D within the wetland B creation area. 17. The preliminary plat application was reviewed for consistency with all applicable state and local codes, policies and regulations, including the Federal Way Comprehensive Plan (FWCP); Federal Way City Code (FWCC) Chapters 18, "Environmental Policy"; 19, "Planning and Development"; 20, "Subdivisions"; 21, "Surface and Stormwater Management"; Chapter 22, Articles XIV, "Environmentally Sensitive Areas"; XIX, "Community Design Guidelines"; and XVI, "Improvements"; the 1998 King County Surface Water Design Manual; and King County Road Standards. As proposed and recommended by staff, the preliminary plat is consistent with the FWCP and all other applicable codes and regulations. 18. Water and sewer facilities are available from the Lakehaven Utility District and are adequate to serve the proposed development. It is the applicant's responsibility to secure all necessary water and sewer services from the utility provider. 19. As proposed and recommended by staff, approval and development of the proposed preliminary plat will ensure consistency and compatibility with existing surrounding single-family and multifamily zoning, uses, and densities. 20. Pursuant to the FWCC, prior to final plat approval and recording, all required and approved improvements will be constructed, or the improvements appropriately bonded, per City code requirements. XH. RECOMMENDATION Based on review of the applications, environmental record, and pertinent decisional criteria, the Department of Community Development Services recommends that the Hearing Examiner recommend approval ofthe preliminary plat; and approve the Process IV component of the application, subject to the following conditions: Mirror Estates Preliminary Plat 05-100590/Doc. I.D. 39306 Staff Report to the Hearing Examiner Page 17 Prior to the City's approval of engineering plans, the applicant shall submit a final landscape plan, prepared by a licensed landscape architect, addressing tree preservation within the plat, all landscaping within plat boundaries, wetland mitigation planting approved by the Federal Way Hearing Examiner, restoration of the areas disturbed by installation of the storm drainage easement and pedestrian trail outside of tract A, visual screening of the tract B storm drainage tract, and street trees for review and approval by the Directors of Community Development, Public Works, and Parks, Recreational, and Cultural Services (PARCS). Prior to submittal to the City, the landscape plan shall be reviewed and signed by a qualified wetland biologist and shall reflect all applicable recommendations contained in the applicant's Wetland Determination and Mitigation Plan. Pursuant to FWCC Sections 22-1286(d)(2), 22-1243, 22- 1313(3), and 22-1358(e)(1), the City may require the applicant to pay for the services of a wetland biologist to review plans, provide recommendations, and conduct inspections and/or monitoring on behalf of the City, as determined by the Community Development Director. 2. All on -site fencing associated with plat construction is subject to the City's final review an approval of design, location, and any screening. Fencing shall allow for the migration of small wildlife animals, where appropriate. Any chain link fencing, if approved by the City, shall be vinyl coated black or green and shall be screened with vegetation. 3. Prior to final plat approval, open rail fencing, appropriate vegetation, and appropriate signage shall be installed to separate the pedestrian trail and residential lots from wetland B setback. 4. Rockeries and retaining walls associated with plat construction must reflect residential scale, design, and sensitivity of materials or treatment, including use of vegetation and/or terracing, where they are visible from adjacent residences or usable open space. 5. The final plat drawing shall dedicate all usable open space in an open space tract to be owned in common and maintained by property owners of the proposed subdivision, and shall prohibit removal or disturbance of vegetation and landscaping within the tract, except as necessary for maintenance or replacement of existing plantings and as approved by the City. Additional vegetation may be located in open space tracts to meet conditions as approved by the City. A note shall be included on the final plat map that the open space tract shall not be further subdivided, may not be developed with any buildings or other structures except as may be approved by the City for recreational purposes only for the benefit of the homeowners, and may not be used for financial gain. XIII. LIST OF EXHIBITS A Al - Reduced Scale Preliminary Plat Map,'revised January 22, 2007 A2 - Preliminary Grading and Utility Plan, revised January 22, 2007 A3 - Tree Retention Plan, revised January 22, 2007 A4 - Preliminary Landscape Plan, August 10, 2006 B. Vicinity Map 7 Full size plan set to the Federal Way Hearing Examiner Mirror Estates Preliminary Plat 05-100590/D«. LD. 39306 Staff Report to the Hearing Examiner Page 18 C. Comment Letters Received Following Notice of Application C 1 —Judith Meland C2 — David and Connie McClure C3 — Paul Jackson C4 —Kathleen Murray C5 — Jonathan and Chandra Gamble D. City Responses to C1 through C5, May 26, 2006 E. MDNS Issued October 7, 2006 F. Staff Evaluation with SEPA Checklist G. Gates SEPA Comment Letter and City Response H. Boundary and Topographic Survey prepared by Peterson Engineering, Inc., February 1, 2005 I. Hazardous Material Inventory Checklist, June 7, 2005 J. J1— Technical Information Report (TIR) prepared by J3 Civil Engineers, PLLC, revised November 11, 2005 J2 — Addendum to TIR, August 30, 2006 K. Wildlife Study Report prepared by Chad Armour, LLC, July 31, 2006 L. PARCS Memorandum, June 23, 2006 M. Mirror Estates Statistical Information, June 6, 2006 N. City Right of Way Modification, July 16, 2006 0. Traffic Impact Analysis 01— Mirror Lake Plat Traffic Impact Analysis prepared by Jake Traffic Engineering, Inc., January 22, 2005 02 — Mirror Lake Plat Traffic Impact Fee Analysis prepared by Jake Traffic Engineering, Inc., March 25, 2006 P. School Access Analysis, January 21, 2005 Q. Certificate of Sewer Availability R. Certificate of Water Availability TRANSMITTED TO THE PARTIES LISTED HEREAFTER: Federal Way Hearing Examiner Applicant — New Concept Homes Project Engineer — Jeritt Jolma, J3 Civil Engineers, PLLC Federal Way Staff— Deb Barker, Sean Wells, Raid Tirhi, William Appleton City's Critical Areas Consultant - Suzanne Bagshaw, OTAK, Inc. Mirror Estates Preliminary Plat 05-100590/n« i n 39306 Staff Report to the Hearing Examiner Page 19 '2 -9 P,, w % Vov v�`�pM tipp� flu 1o,aoo-S C ommct ,s or, o-�, L&Y)d l\Soe A V9\ �caV lOY-) PNY-Yo-c i7rt lirr, kn0.Y) os - ipo Selo -5U o5-Ioo5cl1-SE Local \eti) ; )e. w>'er) 314k4- I? cT, SU) 3place, ; QC-_4 8�, *9.) 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MDwYr\1nS woe, Rbck- -bc,k4 e, CITY Of,_=_ Federal Inlay NOTICE OF LAND USE PUBLIC HEARING Mirror Estates Preliminary Plat Federal Way File #05-100590-00-SU Notice is hereby given that the City of Federal Way Hearing Examiner will hold a public hearing at 2:00 p.m. on January 30, 2007, or shortly thereafter, in Federal Way City Council Chambers (33325 8`h Avenue South, PO Box 9718, Federal Way, WA 98063-9718) for the following project. Name: Mirror Estates Preliminary Plat Project Description_ Proposed subdivision of a 9.37-acre undeveloped site into 27 single-family residential Iots, with storm drainage pond, and right-of-way improvements_ Examiner will also review proposed elimination of regulated wetlands with wetland replacement and mitigation. Applicant: New Concept Homes, PO Box 1229, Issaquah, WA 98027 Jerritt Jolma, J3 Civil, PLLC, agent Project Location: Between SW 314`h Place and SW 316`h Place, and west of 8`h Avenue SW, King County, parcel #072104-9081, Federal Way, WA Date Application Received: February 9, 2005 Date Determined Complete: June 23, 2005 Date of Notice of Application: June 29, 2005 Date of SEPA Determination: October 7, 2006 Existing Environmental Documents: Stormwater Drainage Technical Information Report, Wetland Report, Wildlife Report, and Traffic Impact Analysis. Development Regulations to be Used for Project Mitigation, Known at This Time: Federal Way City Code (FWCC) Chapter 18, "Environmental Policy" (SEPA); FWCC Chapter 19, "Planning and Development"; FWCC Chapter 20, "Subdivisions"; FWCC Chapter 21, "Surface and Stormwater Management"; and FWCC Chapter 22, "Zoning." Consistency with Applicable City Plans and Regulations: The project will be reviewed for consistency with all applicable codes and regulations including the FWCC; King County Surface Water Design Manual as amended by the City of Federal Way; and King Count; Road Standards as amended by the City. Any person may participate in the public hearing by submitting written comments to the Hearing Examiner either by delivering written continents to the Department of Community Development Services before the hearing, or by appearing at the hearing and presenting public testimony in person, or through a representative_ The Hearing Examiner will issue a recommendation on the preliminary plat application within 10 working days after the close of the hearing. Any person has the right to request a copy of the Hearing Examiner's decision, once made. Only persons who submit written or oral comments to the Hearing Examiner may appeal the Hearing Examiner's decision. The application is to be reviewed under all applicable codes, regulations, and policies of the City of Federal Way. The official file is available for review during working hours in the Department of Community Development Services (33325 81h Avenue South, PO Box 9718, Federal Way, WA 98063-9718). The staff report to the Hearing Examiner will be available for review one week before the hearing. Questions regarding this proposal should be directed to Deb Barker, Senior Planner, at 253-835-2642. Published in the Federal Way Mirror on January 13, 2007. Doc. LD. 39021 Vay .,,.-., ty Development Services A 98063-9718 SEA. i LE V-VA n e 9 2c usA Way nity Development Services VA 98063-9718 Way pity Development Services 0 CITY OF FEDERAL WAY COMMUNITY li d EOPMDM DEPARTti9ENT 33530 1st Way S Federal Way, WA 98003-6200 556050 0440 J AN 1 3 2007 Curtis J Suelzle 1002 S 317th St Federal Way, WA 98003-5334 555730 0110 N3:X3:E 900 1 00 01115107 RETURN TO SENDER NOT DEUNABL.EDTO FORWARDLE AS ESSE® DO: 990SZ971010 *2Z26—o667:i-12-42 r0f41MlIPlITYl3EVEl-OPME TTD DEPARTMENT -i'A tq, 1 3 2007 N'ZXMF- 900 1 cc 01 il10 7 RETURN TO SENDER NO SUCH NUMBER UNABLE TO FORWARD 98060971016 *2:326-34-569--12-09 SEA1...TL VVA mew . VA 98063-9718 : 121 14 R --20C�7� PINT - °' ' "T` Sheila E Dolak 1023 S 316th St Federal Way, WF. 98003-5331 555730 0210 COMMIINITyp���QPI�D $ �PARTME NT ��, 2007 0 x o a M � O C � cV •-• y M 'O kn ti 04tn ,tn U y C W F � O > y O � A 00 Cd o o N O um wVol I,- 0 00 - z = ow = 014 U0 - F- W =_ O z Z _ OF � vwi N. — OM I F zx wo = w >a1 z OW 3 mE rm H d W = 7CQ �3 a W OHN4 ) IL :L u! (4 U N>. L 00 iL O n � M > CD y O cd Q o0 CdCN 3 o00 '8.0 UAww CITY OF Federal Way Map Date: October, 2006 City of Federal Way 33325 8th Avenue South Federal Way, WA 98063 This map is intended for use as a graphical representation ONLY. The City of Federal Way makes no warrenty as to its accuracy. Mirror Estates Preliminary Plat N 200 0 200 400 600 800 Feet Vicinity Map 11 li rri 0 1 I I rl o- �� I 'n ti 7Q�, 1 j n _ py aCO �^h1 �^v111oO1I oI rf1� `."�� s^a�R ' ranc. C-s O^r�Cnu+�Gy ,- R��.? -�W 'n. W�i Q�y �• �`-ry �[� jtipnry `_C � • ,—[�o �, �^+ Cn sy ; _• - ' .•j- 'l/s/ 99` �. 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Oy ®X C ~ n ZA mo "' �a� `-1 '•.�'. .'. �� \; }� rim - _ m noa ncn r c�i zgr''w� v �°' '�� scar .I �� v � � ►•' \ — - y (4 0) n v cbSA N n ti ^ rJ tit A7 O Z { Z ►� a • ool r f _f+1 r- Cl► n G1 a i O a -•aa o-r nn v '� �`�--ti o a,-+ rr y m - �ur o y oZ orn Zw�ya t` 2� o a �� oD IN j coca m r�� r�*rao a�u V. n��si g vi ` z. _ 00 ` .. ao 00 a n 2 ! c v -a cn 1 CA r r ! � w - � l r � w 0 QL.,. w CITY OF L Federal Way January 8, 2007 Ms. Suzanne Bagshaw OTAK, Inc. 10230 NE Points Drive, Suite 400 Kirkland, WA 98033 "1 CITY HALL FILE' 33325 8th Avenue South Mailing Address: PO Box 9718 Federal Way, WA 98063-9718 (253) 835-7000 www.cityoffederalway.com RE: FILE #05-100590-00-SU; ROUTE RESUBMITTAL, MIRROR ESTATES PRELIMINARY PLAT Dear Ms. Bagshaw: As we discussed this morning, enclosed please find the resubmitted items for the Mirror Estates Preliminary Plat. I regret that I inexplicably forgot to forward these to you at the time they were submitted (September 1, 2006). The items enclosed are as follows: • Cover letter prepared by J3 Civil dated August 31, 2006 • Letter/addendum from Gary Schulz, Wetland/Forest Ecologist dated August 21, 2006 • Revised preliminary landscape plan prepared by GHA Landscape Architects dated August 10, 2006 • Revised preliminary plat, preliminary grading and utilities and tree retention plan prepared by J3 Civil PLLC dated March 8, 2006 • Revised SEPA checklist dated August 1, 2006, Wildlife Study Report prepared by Chad Armour, LLC dated July 31, 2006 • Letter from J3 Civil regarding clarification to Addendum #1, section 1 of the November 16, 2005 TIR Also, I've included a copy of the October MDNS for this project, issued on October 7, 2006. Please let me know if during your review there are issues that result from this additional information. My deadline for the staff report to the Hearing Examiner is Friday, January 19, 2007, and I'd appreciate your comments on or before that date. Please contact me at 253-835-2642 if there are any questions_ I am truly sorry for the delay in sending you these items. Sincerely, G�✓ Deb Barker Senior Planner Enclosures as noted Doc. I. D 39374 Technical Memorandum To: - From: 10230 NE Points Drive Copies: Suite400 Kirkland, WA 98033 Phone (423) 8224446 Date: Fax (423) 827-9377 Deb Barker, Planner, City of Federal Way Suzanne Bagshaw, Wetland Ecologist January 19, 2007 9 Subject: Mirror Estates: Review of Revised Mitigation Plan Project No.: 30879E As requested by the City of Federal Way, I conducted a review of the revised we 1 mitigation plan for Mirror Estates Preliminary Plat and the associated documents for compliance with Federal Way City Code. Those documents include, • Wetland Determination & Mitigation Plan, ll��cpr Estates Property, by C. Gary Schulz, Wetland/Forest Ecologist, dated March 1, 2004;'-.�. 4+ • Letter from C. Gary Schulz;;Wetland/Foresf Ecologist,to Deb B3 rker, City of Federal Way, Re: Addendum to Wetland Detem='* ation & lulitigadon Plan, t'&-ror Estates, dated August 21, 2006; • Wetland Mitigation Plait, Sheets 'W1.1, W2.1, W3.1, and 1Xi4.1 by Altman diver Associates, LLC dated March 16, 2006; ` ll�i • Revised Nfix •Estates Preliminary Plat;IVlap, elan—inary Grading and Utilities map, and Tree fI Its �.,aL' Retention Plan, Sheets 1 through: 3, by J3 Ci--" IPLLC August 29 and 30, 2006; H. • Mirror Estates Landscape Plan, Sheet L1, by GHA Landscape Architects, dated August 10, 2Q,06? • Mirror Estates Technical Ixzformatioriikeport, by Jerrit Jolma, P.E. of J3 Civil, PLLC, dated May 10, 2005, revised November 16, 2005; • Letter from Jerilit Jolma, P.E. of J3 Civil, PLLC to Deb Barker, City of Federal Way regarding clarification to Addendum #1, section 1 of the November 16, 2005 TIR; • Wildlife Study Report,, Mirror Estates Preliminary Plat, by Chad Armour, LLC, dated July 31, 2004; • Revised SEPA Checklist dated August 1, 2006 by jet -tit Jolma, P.E. of J3 Civil, PLLC; • City of Federal Way Final Staff Evaluation for the Environmental Checklist Mirror Estates Preliminary Plat, dated October 4, 2006; • MDNS for Mirror Estates Preliminary Plat by City of Federal Way dated October 7, 2006; and Memorandum from Suzanne Bagshaw and Kevin O'Brien of Sheldon & Associates, Inc. to Deb Barker; City of Federal Way, regarding Review of hVIetland Determination and Conceptual Mitation Plan for the Mirror Estates Properly by C. Gary Schulz, dated January 22, 2005, dated July 7, 2005; CADOCUM) —1\Default\LOCALS-1\Temp\draft 07_0119memo.doc Deb Barker, Planner, City ofFederal Way Mirror Estates: Review of Revised A7ili�grxtian Plan Page 2 January 19, 2007 Memorandum from Suzanne Bagshaw of Sheldon & Associates, Inc. to Deb Barker, City of Federal Way, regarding Mirror Estates Project: October 14, 2005 Meeting and Change in Rating for Wetland B, dated October 21, 2005; and • Relevant sections of Federal Way City Code (FWCC). Memorandum Summary • Section 1 includes a summary of project impacts to wetlands and buffers, and the proposed midgztion. Generally speaking, when the Mitigation Plan Sheets are revised and approved by the City, the proposed modifications to regulated wetlands and buffers on site will satisfy the necessary criteria for Process IV evaluation. • Section 2 is a review of the revised Wetland Determination Report and Mitigation Plan by C. Gary Schulz. Generally speaking, the revised Wetland Determination Report addresses ail previous issues. Any necessary corrections and additions to Ethe Mitigation Plan should be addressed when the Mitigation Plan Sheets are revised. A second revision and re'-subrnittal of the Wetland Determination Report and Mitigation Plariir6o,t required. rlf�i • Section 3 is a review of the Mitigation Plan Sheets W1 1'-W4.1 by Altman Oliver Associates, LLC . There are a number of required corrections and additions to the Mitigation Plan Sheets that can be addressed when they are revised''a -submitted: fjl�t • Section 4 is a list of additional required info�l qj I� • Section 5 is a list of recommended project o>iditionsl����}�{� 1. Summary of Project Impacts' and Mitigation i The square footages included ;below were provided in e-hails and telephone conversations with Jerrit Jolma,..P.E. of J3 Civil, PLLC: and'Simone,Obver of Altman Oliver Associates, LLC. See Table 1 below for a summary:- i Table 1. Summary of Project Impacts and Mitigation Impacts ,.I Mitigation Total Wetland Impacts 7,316 sq.ft. Wetland Creation (1.5:1) 11,254 sq.ft. Total Buffer Impacts 20567 sq.ft. f Buffer Addition 947 sq.ft. Buffer Enhancement (2:1) 41,041 sq.ft. 1.a. Wetland Impacts and Mitigation Two Category III scrub -shrub wetlands [FWCC 22-1357 (a)(3)], Wetlands A and C/D will be filled. Wetland A is 3,748 square feet and Wetland C/D is 3,568 square feet, for a combined wetland impact of 7,316 square feet. FWCC 22-1358 (e)(3) requires a 1.5 to 1 ratio (mitigation to impact) for Category III scrub -shrub wetlands, for a minimum of 10,974 square feet of wetland creation. The mitigation plan proposes to create 11,254 square feet of wetland adjacent to Wetland B which exceeds the FWCC compensation requirement by 280 square feet. C:\DOCUME-1\Default\LOCALS-1\Temp\draft 07_0119memo.doc Deb Barker,. Planner, City ofFederal Way Page 3 Mirror Estates: Reof Revised Mitigation Plan January 99, 2007 Including the created wetland area and net buffer (see 1.c below), there will be a net gain of 10,688 square feet to the existing Wetland B and buffer complex. In addition, the created wetland will include a large snag, large woody debris, and bat boxes as wildlife habitat features. Lb. Process IV Criteria for Wetland Modification Filling Wetlands A and C/D constitutes modifications to regulated wetlands [FWCC 22-1358 (d)]. Wetland modifications must satisfy nine criteria, and require, approval through Process IV evaluation [FWCC 22-1358(d)]. Appendix C in the revised Wetland ,Determination Report and Mitigation Plan dated March 1, 2006 by C. Gary Schulz satisfactorily addresses the required criteria for Process IV evaluation of wetland modifications.; Wetland modifications also require approval of a mitigation plan [FWCC 22-1358 (e)(1)]. 'file applicant has provided a mitigation plan (Wetland Mitigation Plan Sheets W1.1-W4.1 by Altman Oliver Associates, LLC, dated 3 /16/06) which is reviewed in this memorandut ' 1.c. Buffer Impacts and Mitigation The onsite portions of the Duffers of Wetlands A and C/D (19,054 square feet) .will be impacted by the project. Although a small amount of,'Wetland B'buffer square footage (approximately 500 square feet) Nvill be. lost in order to •create the compensatory wetland adjacent to the west side of Wetland`$J,Oie required 50-foot buffer will be added to the west side of the created wetland. In additioii,,the proposed 5-foot amide pedestrian path (693 square feet) and an offset from the southern botindaly' (408. square feet.' will be constructed in Wetland B buffer. As a result, there «ill be a total168s of 1,513 square feet of Wetland B buffer. However, 947 square feet of buffer will be ai_lded at the southeast corner of Wetland B buffer. All combined, there will, be a total net loss of 19,620 square feet of buffer onsite. To compensate, the entire Wetland B buffer (40,094'i;quaxe feet) and added buffer area (947 square feet) willenhanced by removing no r-illative invasive plant species and planting native trees and sli nibs. This is approximately a 2jo 1 enhan.ceihent ratio (mitigation to impact). 1.d. Process IV Criteria for Wetlah'} i odification t Imga� s�to the buffers for Wetlands , and C/D constitute buffer modifications. Wetland buffer modifications must satisfy fiv' icriteria, and require approval through Process N evaluation [FWCC 22-1359 (f]J. Appendix C in the revised Wetland Determination Report and Mitigation Plan dated March 1, 2006 by C. Gary Schulz satisfactorily addresses the required criteria for Process IV evaluation. The criteria for modification of the buffers of Wetlands A and C/D are addressed as part of the criteria for the modification of those wetlands. The criteria for the modification of Wetland B buffer are addressed in a separate section. Criterion 5 for buffer modification [FWCC 22-1359 (f)(5)] requires that "It (buffer modification) will not be materially detrimental to any other property in the area of the subject property nor to the city as a whole, including the loss of open space." Although there will be a net loss of buffer square footage, a portion of that impact is due to construction of the pedestrian path in Wetland B buffer. In addition, Wetland B buffer will be enhanced at a 2:1 ratio (enhancement to impact) so that there will be no net loss of functions. The project incorporates open space including the pedestrian trail and adjacent open areas. Buffer modifications also require approval of a buffer enhancement plan C:\DOCUME--1\Default\LOCALS-1\T'emp\draft 07_0119memo.doc Deb Barker, Planner, City ofFederal Way Page 4 Mirror Estates. Review of Revised Mitigation Plan Januag 19, 2007 [FWCC 22-1359 (f)]. The applicant has provided a mitigation plan which includes buffer enhancement (Wetland Mitigation Plan Sheets W1.1-W4.1 by Altman Oliver Associates, LLC, dated 3/16/06). That mitigation plan is reviewed in this memorandum. 2. Review of the Revised Wetland Determination Report and Mitigation Plan The revised Wetland Determination Report and Mitigation Plan dated,march 1, 2006 by C. Gary Schulz satisfactorily addressed the majority of the issues raised in the .t4 —Sheldon & Associates memoranda dated July 7, 2005 and October 21, 2005. Changes to. rhYe Mitigation Plan required in Section 3 below can be addressed when the mitigation plan shee& 114tLon .1-W4.1 are revised and resubmitted. Resubmittal of a revised Wetland Deterrninatiaii and Plan Report is not necessary. 3. Review of the Mitigation Plan Sheets Provide the following corrections and additions listed :below. Toi. that should be added is indicated by undWining and italics. � � � � � � � �Ill i 3.a. Sheet W 1. I 3.a.1 Pedestrian Path: correct the layout and width of the pedestrian path so that it is consistent among all of the site plan sets (e.g. n itigation plans, civil sit6j�1anls; etc.). 3.a.2 Buffers of Wetlands A and C/D: include only the Unsite powions of the buffers of Wetlands A and C/D. Provide square fA,tages for the existing onsite buffers for each of Wetlands A and C/D. Correct the designated locations arld square footages of these buffer impacts on Sheet W1.1 and all other applicable, drawings and site plans, including the civil plan set. 3.a.3 Wetliihd B Buffer: provide the square footage of the existing onsite buffer for Wetland B. Co Rect the designated locations and sgiiai•e footages of impacts.to Wetland B Buffer - both III �{ edestdan path and any exisdA& bu fer square footage located outside of the path (area ire -en the outer edge:af the pates ud the outside edge of the buffer) are buffer impacts and :11must be designated and counted a's such. 3.a.4 Created Wetland: correct the square footage of created wetland. 3.a.5 Buffer Enhancement: correct the designated location and square footage of buffer enhancement. Neither the created wetland nor any of existing buffer square footage located outside of the pads (area between the outer edge of the path and the outside edge of the buffer) count as buffer enhancement. 3.a.6 Buffer Addition areas: using a different fill pattern, designate and label the proposed buffer addition areas, and provide square footages. 3.a.7 Buffer Perimeter Fence: show the location of the buffer perimeter fence. Where the buffer is adjacent to lots (Lots 7, 8, 17, 18, 21, and 22), the buffer perimeter fence shall be located along the edge of the buffer. Where the path intrudes into the buffer and buffer addition areas, the buffer perimeter fence shall be located along the wetland side of the path. Show the location of the buffer perimeter fence on all other applicable drawings and site plans, C:\DOCUIvIE-1\Default\LOCALS-1\Tcmp\draft 07_0119memo.doc Deb Barker, Planner, City ofFederal Way Page 5 Mirror Estates: Review of Revised Mitigation Plan January 19, 2007 including the civil plan set. Provide design details for the buffer perimeter fence on Sheet W2.1. The buffer perimeter fence shall allow for the passage of small animals (eg. a split -rail fence). 3.a.8 Signs: designate locations along the buffer perimeter fence for critical area signs that prohibit human and pet access into the buffer and wedand. There shall be a minimum of one permanent sign per lot. Designate locations along the pedestrian trail to install educational signs to explain the important functions that wetlands and buffe�,perform. There shall be a minimum of two permanent educational signs. Show the locations oaf the signs on all other applicable drawings and site plans, including the civil plan set. Provide design details for the critical areas signs and the educational signs on Sheet W2.1. 'j4�1{k 3.b. Sheet W2.1 3.b.1 The grading plan proposes a limited section of 1:1 slope along the western side of the created wetland. This is too steep. Wherever possible without damaging existing tree roots, relax the slope to a maximum of 3:1 (rurimse). In areas where'the slope needs to be 1:1 to preserve tree roots, place large 1411or three man rocks, or large woody debris (as shown in the drawing) along the slope to stabilize it. Provide specifications to decompact the construction success route. to the created wetland. 3.b.2 Detail 1 Snag w/Nest Box Detail. Provide corrections to the text and title to include: • There is no nest box, so delete thai from the title;I.,1�� fi • The snag should be cedar if at all possible, with 20jiY& minimum dbh (as specified). However,- the C i t , may be willing to approve a srriaher dbh (minimum of 12 inches) if the snag is cedar rather than Doug fir. Because this snag will be installed an a wetland l 3 nim J tJ W w th expected inundiiijon dfi2-feet or mare; a minimum of 30% of the total length of the 1 'ag should be buried. '} a diligence daust be taken to firmly compact the soil around the buried snag -since the �� ,af created wetland where it will be installed is expected to 11I,have saturated or inundated Q"hs! ear -_round. 3.b.3 Arid roof drain outlets pinto Wetl�nd B buffer from Lots 18 and 21 to provide additional hydrology .to the created wetland area. Show the location of the roof drain outlets from Lots 18 and 21, as. well as those from Lots 4 through 8, on all other applicable drawings and site plans, including the civil plan set.. All roof drain outlet structures should be placed at the outer edges of the buffer. 3.b.4 As specified in 3.a.7 and 3.a.8, provide design details for the buffer perimeter fence, the permanent critical areas signs, and the permanent educational signs. 3.b.5 Provide a detailed grading plan as specified in comi-nent 4.e. 3.b.6 Correct Note 5: "Allwetland avd r ermitigation planting..." C:\DOCUME--1\Default\LOCALS-1\"Temp\draft 07_0119memo.doc Deb Barker, Planner, City ofFederal Way Page 6 Mirror Estates: Review of Revised Mitigation Plan January 19, 2007 3.c. Sheet W3.1 3.c.1 Planting Plan: provide corrections: • Do not install trees, shrubs, or cuttings in the channel to the wetland outlet structure at the south end of the wetland. • Scouler willow (Salix scouleriana) prefers drier conditions than other common native willow species - add Sitka willow (Salix sitchensis) and Hoofer willow (Salix hookeriana) to install next to or in wetland areas. I • Clustered rose (Rosa pisocarpa) prefers wet conditions - add Nootka rose (Rosa nutkana) for the drier locations in the buffer. , = t O I � , • High -bush cranberry (Vibitnium edarle) prefers somewhat dainp conditions. • Consider adding ocean -spray (Holodirws discolor} and mock orar e (Philade phus lerrririz) for drier upland conditions. 1 • Areas where the buffer is less than 50-feet wide (e.g. along the pedestrian path) should be especially densely planted. In these areas. 2 gallon ,4-ee� s should be spaded; at 8 feet on center. 3.c.2 Detail 1 Container Shrub Detail. Provide corrections to the text and title to include: • The majority of the trees willbe planted as 2 gallon containers, so add tree to the title. • The soil moisture retention agent shall not be used in a;, weth�tnd areas. • h. Mulch shall not be used in any wetland areas. In the buffer on the west side of the wetland, apply 6"nches of arborist mulch to the entire area of dense plantings. On the east side of the wetland where plantings are scattered, apply 6 inches of arborist mulch to a minimum width of 36 inches around installed plants. Mulch, should be pulled back approximately 4 inches from all stems - mulch shall not touch stems or trunks of installed plants. • Add the not e from r�l Detail ?for planting on slopes. 3.c. ' eta 2 Bare -Root, Planting Dettil. Provide corrections to the text to include: ! I'vlulch shall rat fe1ki d in ai* wetland areas. In the buffer on the west side of the se �-et)and, apply 6 inches of arborist mulch to the entire area of dense plantings. On the east side of the wetland. where plantings are scattered, apply 6 inches of arborist mulch to a mir rnum width of 36 inches around installed plants. Mulch should be pulled back approximately 4 inches from all sterns - mulch shall not touch stems or trunks of installed plants. - 1 " I '' 3.c.4 General Planting Installation Notes. • Note 3 correct: "...or in exposed g as." delete "year" • Note 4 correct "...remove after one_yLar." • Note 6 correct: fertilizer shall not be used in any wetland areas. Add text to conform with Section 9.3 on Sheet W4.1 • Note 7 correct: soil moisture retention agent shall not be used in any wetland areas. Add text to conform with Section 9.2 on Sheet W4.1 C:\DOCUME-1\Default\LOCAI.S-1\Tcmp\draft 07_0119mcmo.doc t Deb Barker, Planner, City ofFederal Way Page 7 Mirror Estates: Review of Revised Mitr�ation Plan January 19, 2007 3.c.5 Plant Schedule. For successful establishment of restoration/enhancement plantings, what matters most is that the plants have vigorous root systems - the height of the plant above ground is much less important. 12 inches height for the one or two gallon container -grown shrubs and 18 inches for the two gallon container -grown trees is adequate. Generally speaking, container -grown plants have a significantly higher survival and establishment rate than bare -root or balled and burlapped plants. Except for willow stakes, install one or two gallon container -grown shrubs, and two or five gallon container: -grown trees. 3.c.6 Plant Schedule. Trees: Provide corrections to the text to include:':. • Indicate that Pacific willows will be installed as dormant.cuttings December 1" through March 1", and as 1 gallon container -grown plants Auning the rest of the year. • Most trees should be installed as 2 gallon container: -grown plants, except for the larger cedars and hemlocks which wall be installed on the east side of the wetland. These should be 5 gallon container --grown plants. ' 1 1, 3.c.7 Plant Schedule. Shrubs: Provide corrections to the test to include: • Indicate that willows will be installed as dormant cuttings' December 1" ti laugh March 1', and as 1 gallon contained -grown plants during. the rest of the year. hi • Scouler willow (Sac scouleriari ,';prefers drier conditions than other common native willow species - add Si tka willo�v (Sall c silchensis) and F ker willow (Salix hookeriana) to install next to or in wetland areas:. �,§ • Clustered rase (Ras. isocar a) prefers vet condit o s - adct Nootka rose (Rosa nutkana) for the drier, locatio�AYM—.the buffer. �'! Ijillj • Consideva�dia ocean- . 'ray Plolodiscu� discolor a] mock orange Philadel hus lewisiz) for �6 Y ( ) g ( p drier upland coil, tlons.� 3.c.8 Plant Schedule. Su&' ' edd : Provide corrections to the title and text to indicate that grass I seed shall n0t.,be plaia� ��' in the buffer areas. Research has shown that seeding grass in .enhancement areas sign, i.. educes the growth and vigor of in trees and shrubs. 3@c.9 Detail Cutting Ply f Deiaili -' �rvide corrections to the text to include: • "Use al least a 3G inc {steel bar,:'.#1 when planting all cuttings. Insert spike to a minimum of 24 ind)es or to at leastta- } half ❑th o the cuttin whichever- 's d e er. Insert cutting the len and. Hli • "Insert cuttings manually ... to a depth of at least 24 inches or to al least one Laff o the length of1he cgt , jthiihet4 is deeter: Leave a minimum of iG inches of cutting above ground..." • Note 1. ".Po? cuttings shall be willow species as noted in Section 17.4 on Sheet Ir/4.1. Owing will on►l be used i planting occurs between December 1" and Mareb 1f For planling between I fygb 1' atnd December [� one- allon container = tnwn blaws shall be installer! Native willow cirttin s shall be prawn and collected in the Lotrrcr Puvel .round area froze donvant trees and slirrrbs. • Note 2. "Cuttings shall be at least 318 inrclr diameter and..." • Notes 3, 4, and 5. Provide corrections to these notes to be consistent with paragraph 7 of corrected Section 8.1 on Sheet W4.1 (comment 3.d.14). " C:\DOCUME-1\Default\LOCALS-1\"Temp\draft 07_0119memo.doc Deb Barker, Planner, City ofFederal Way Mirror Estates: Review o f Revised Mittgcrtion Plan Page 8 January 19, 2007 3.c.10 Notes. Correct Note 5 to: "All wetland and bider mitigation planting areas shall be irrigated...." 3.d. Sheet W4.1 3.d.1 Section 1.1 - Grading Schedule. Provide corrections to the text to include: • First paragraph: earthwork in the created wetland area must be completed by August 31st to ensure adequate establishment of the seeds of the emergent species prior to the rainy season. Exposed areas of the buffer shall be stab�.hzed with arborist mulch, not by seeding grass. I'1lfi�4�;:. • Add the following text to the second paragraph "Tis ererrtial planting should occur anytime between December 1st and March 31 st,. e�ece t d�rrirr err.'nds o ree in ten eratrrr�s or snore to take advanta e of nalrarall moist .rolls." 3.d.2 Section 1.2 - General Site conditions. Add the following text to the end..of the: second paragraph: Clearin limits shall he a ed and TESL naeasimes shall be installer) iae ore the eoinrnencement 0 as c!y earing orgrcrdin� activities:_ `���iil llt�' 3.d.3 Section 1.3 Existing Vegetation to Remain. i+li�III, First paragraph, correct the first sentence to: .. (at the & line or the clearin radirr limits rvhichever &fiance is hater or all trees • Correct the second paragraph, last sentence to:. "Plant sp&caes and quantities to be approved by P15 and the Ca o-ederal'lfi prig L�Q`l�n,� llat[on." 3.d.4 Section 1.5 Clear and Grub. • First paragraph; after the sentence "Larir scape Contractor shall remove blackberry ... by hand, with miniiriA disttdrbance to the existing•vegetation." add: Zt is stroa l + rrcammended 2'Uiie .s7se6ies shall be Ill ! 1 aria age) the rtnaled wetland area. First paragraph, a'f 'Pe last sentence add: Reed cana grass can be lit to place i0he BE of the .wetland and ad nreiii to the eacistin g iyet& ad. ■ Second paragraph add: "PE and the Of o Federal iY/ay to designate any additional plant species..." 3.d.5 Section 1.7 - Excavate Mitigation Area. Second paragraph, correct depth of excavation and topsoil replacement from 6 inches to 12 inches to be consistent with Note 4 on Sheets W1.1 and W2.1. 3.d.6 Section 1.9 - Bentonite Contingency. First paragraph, after the first sentence add: The Ci o Federal lF/a must rove the desi n and rase o(a Genlonite cda liner. 3.d.7 Section 2.1 - Install Snag. First paragraph, after the first sentence add: Tile sna )Pill be installed agarding to ,Detail 1 Snag ivZN st Box Detail on Sheel 11!21_ Correct this paragraph to concur with corrections for that detail in comment 3.b.2 above, specifically, there is only one snag to be installed; the snag should be cedar if at all possible with 20 inch minimum dbh, although the CADOCUME-1\Defau1t\LOCH S---1\Temp\draft 07_0119memo.doc Deb Barker, Planner, City ofFederal Way Page 9 Mirror Estates. Review of Revised Miligation Plan January 19, 2007 City may be willing to approve a smaller dbh (minimum of 12 inches) if the snag is cedar; and a minimum of 30% of the total length of the snag should be buried. 3.d.8 Section 3.1- Place Stockpiled Topsoil. second paragraph, the correct depth of topsoil replacement from 6 inches to 12 inches to be consistent with Note 4 on Sheets W1.1 and W2.1. 3.d.9 Section 3.2 - Irrigation. Add the following text to the end of the fourth paragraph: E ecaall da conditions or ivarm Terri crat Tres ma y necessitate beginning L2 ation sooner in The season ernd or irri alin rra rc uenll dyfing the season. II i i i 3.d.10 Section 3.3 - Hydroseed. Provide corrections to the te*l ";include: only the created and disturbed wetland areas should be seeded (with the lvetland mix). Bare soils in the buffer areas shall not be seeded with grass. Instead stabilize b.are soils in the buffer with arboM' t mulch. 3.d.11 Section 5.1 - Soil Stabilization. Provide corrections to`the text to include: as in comment 3.d.10 above, only the created and disturbed Eyedand areas should be seeded (with the wetland mix). Bare soils in the buffer areas shall be stabilized with Aborist mulch. 3.d.12 Part 6 - Damage and Road Maintenance. At th,6jlpd�¢�fithe'thitd paragraphadd: "Any changes or modifications to this must receive prt approval from AQA arid the_Ci o Federall�/au." 3.d.13 Section 7.2 - General Conditions::l���la� • First paragraph, provide corrections to fli2� t to inclui j except for areas that will be graded, use onlyriianual means to rerrlove naiative ins3astve plant specles from the entire Wetland B buffer., Use of a Weed Wrench; (h#ttp://www.weedwrench.com/) to remove blackberry crov& and roots from moist sdil is recommended. • Add the following text q F # {the end of the first paragraph: Herbicide use shall trot be allowed in . �... .r r. .: �'-., rra: r.l l!S1. . .. n .1'.i r •r ! n ! 7] , .rli r , .,..- .`- 1._-J-_'_IJ_I _.. other herlaicides tiidt:cue 'raid, or use iir rreticrrrd and scream bu ers shall be usecd Fierbicide shall ! ,:. !+ `• ` rrol be ra ed in bar e . atvas lei e ar: dint "roped herbicide art leaves or crrt sterns as 40 ra naae - lute summer is *small T1re iraosl eclivc season or herbicide use. To control bla4kberries in ,the late area card The.meated avellvird area. Reed cart* ELLrs rag be le l in &ce i 'the PE determine that removal actions err ht danr e azdsfiiie ve ela ion to remain - articmlarl on The east side of the wetland and ad acent to the Lyistin 2vetland. 3.d.14 Section 8.1 - Plant Materials. First paragraph, last sentence add: "PE and the Cb gLFederal 1Yfr +shall pre -approve..." Second paragraph, provide corrections to the text to include: no horticultural varieties of native species shall be used. Third paragraph, add the following text to the end of the last sentence: Plant OLdes S1ta4J51tTtltt0ir ijFlYres IYJ77DilCll�raira the Cry of rederal lY�a C:\DOCUME-1\Default\LOCALS-1\'Temp\draft 07_0119memo.doc Deb Barker, Planner, City ofFederal Way Page 10 Mirror Estates: Review of Revised Milagation Plan January 19, 2007 ■ Fourth paragraph: balled and burlapped plants should not be installed (see comment 3.c.5 above), so delete those specifications. • Seventh paragraph, provide corrections to the first sentence: "Native willow cuttings shall be grown and collected in the Lower lNet S and area. Cmaings will be baivested only from dormant willomss" Third sentence: "Dormant cuttings shall be a minimum..." Second to the last sentence and last sentence: "Cuttings shall only be used if planting occurs between December 1st and March 1st. Forplag6ag between March 1st and December 1.rt one- allow container- wn lants shall be installed." 3.d.15 Part 9 -Plant Installation. Add the following text: All iarstiilled la_If shall be a ed orother7Jfise marked at or be are installation so that 1hey can be identi reel lhro'ir' hoot lbe ine ear monag n err-'od. 3.d.16 Section 9.1 - Soil Preparation/Amendments. P►.ovide corrections to the text to include: the soil moisture retention agent shall not be used i l any wetland areas. 3.d.17 Section 9.2 - Soil Moisture Retention Agcnt. Provide;corrections to 'the,text to include: the soil moisture retention agent shall not be used in any wetland areas. 3.d.18 Section 9.3 - Fertilizer. Provide corrections to the text to include: fertilizer111 not be , used in any wetland areas. 3.d.19 Section 9.4 - Mulch. Provide corrections to the text to include: Mulch shall not be used in any wetland areas. In the buffer on the west.s# of the wetland, apply 6 inches of arborist mulch to the entire area of dense plantings. Q> Ahjieast side of the wetland where plantings are scattered, apply 6 inches of arborist mulch to aII Irilnitnum ,4dth of 36 inches around installed plants. Nlulch should be pulled back approxina t�ely 4 inches from all stems - mulch shall not touchistems, or trunks of installed plants. J i 3.d.20 Section 9.5 - Staking. Provide corrections to fth��text to in only large trees (5 gallon) require stalcr}gri 3.d.21 Section'91ID-1ed Disturbed Areas. Provide corrections to the text to include: only the t ; created and disturbe€iwctland areas should be seeded (with the wedand mix). Bare soils in the buffer areas shall not bley"eeded with;gxass. Instead stabilize bare soils in the buffer with arborist mulch. 3.d.22 Part 12 One -Year M`tenance. Provide corrections to the text to include: only the created and disturbed wetland areas should be re -seeded (with the wetland mix). Replace mulch in bare areas in the buffers. 3.d.23 Part 13 -As-Built Plan. Add the following text to the end of the first paragraph: TheAs- Built Re oJx will disc "nxies ties and si -es o lams install in the rniti anon areas. It will include a site mo will) the locations o all installed trees and shizebs in the bar er and created wetland • all -permanent >Porzitorin Ahiw all P ermanent P b op ornts the eJYo Pie ZLxKelery the snaZ all installed bat boxes and downer! to s or la e avoo dehtis the btr er ctimeter fence, in orrnalional.ri ns and the deserian lrail 3.d.24 Part 15 - Long -Term Monitoring Program. Provide the following corrections and additions to the "Monitoring will include data collection of the following items:" • "Count all installed trees and shrubs in the mitigation areas for mortality/survival" - on the west side of the wetland where the plants are densely planted, it is recommended that C:\DOCUME-1\Default\LOCALS-1\Temp\draft 07_0119memo.doc Deb Barker, Planner, City ofFederal Way Page 11 Mirror Estates- Review of Revised Miligation Plan January 19, 2007 a sufficient number of representative permanent monitoring plots be established to count a minimum of 10% of the installed trees and shrubs, rather than counting all of them. Count all of the installed trees and shrubs on the east side of the wetland where they will be more scattered. Also establish at least four 1-meter square permanent monitoring plots in the created wetland to monitor percent cover by emergent species. • "Assess the health of all installed plants... for any disease, infestation, or damage 6y rvdkllafc (e.-e. ra in irdlin etc. . • "Estimate percent cover by port-naliue irruasity ed s, andfspecify`locations extent and maintenance/removal techniques in order to Bali the.I- : iwance Standard o Mess than 100/o cover: and to promote the growth and survival of all installed plants_ • "Photograph the created wetland and enhanced buffer areas'from at least 5 pennagent halo oints which ar>a deli Hated b a metal ence -Lost or other marker The location and...." • Is'sess the conditions aid tarildli e rrsa e o the .sna at boxes and installed lar e wood debris Also note wildh a 4resence and use ol wetland and brr er areas Tine-bio! ist will recotrl observations a f 1p ecies and mild li e indicators such as scat. Tints nests holes.brottissn wr ztks etc. • Establish at least 2 ie vrnelers in the e►eated wetland • ii a to monitor h dmlo . Inslall oneie meter in location where ear -round safunt ted soilr ate a ectecl -aird the second in a location where seasonal salarratian is ex eeted Measure wales debrh in the NeZzgelery (or -depth of slanding wale?) &Long each nronilaring visit. Also note the Jpecies condition? 'and ab roaarna!i,,e Ter by obli ate lasts it, the created wetland area. j • nbserm and non en l � site condiliatu Arad maintenance Unions that must be taken ineludin limited to : 'bati 6%- to z-V lacernen1 ence ie air trash �t?mov l and mulch sir lacewent. • "Submit the resulis. of the annual monito";.. following field monitoring." Each srrrrrival o iirstalled !ants -- hosed an the restdg a both the wonitorin Plots an the west side o the wetland and the total count do the east side o f the wetland • c enetal heallb arrcl vi or _oL installed trees and shrubs• c Ercenl. cover b X erne, Ent. • Ecies in the created wetland rrronilonn a P lots • d rewlts o h rlraln nionitorin : water A th in the ie�arneters and resence and extent o 'obli ate !ants irr t$e crialed wetland aria • e condition and wildli a use o the snag. bat boxes and downed to s la e mood debris peirent aerial co r b non-native iravrrsrue Ecies an the erTlrre bar er and G1eQted meLlctnd area as well as in the monitored lots canditions of the A% er crimete• ence and in ornrQtiotaaL si ns h whether trash is � i Lr h? irr the b er and wetland • i eneral site conditions) an assessment o whether & ornrance Staniferrrls are bein�rrrcl; k recommended maintenance activities to ensure that Re&rmance Standards are met- and 1 whether corttin ene measures are rrecessar . 3.d.25 Section 15.1 Mitigation Goals. Provide the following corrections and additions: • "1. Improve existing wetland bxr er habitat and function...." • "2. Create new wetland... and amphibians. Ptnuide habitat Eamms inclitding a sna . bat boxes and tat e wood debris C:\DOCUM) —1\Default\LOC,U-S-1\Temp\draft 07_0119memo.doc Deb Barket, Planner, City ofFederal Way Mirror Estates: Review of Revised Mitigation Plan Page 12 January 19, 2007 3.d.26 Section 15.2 Performance Standards. Provide the following corrections and additions: • "4. Provide a rnini��uni - 80 percent survival of all installed trees and shrubs the 5 years of monitoring." • "5. Maintain less than 10 percent non-native, invasive plant cover in the createdwetl�rrrd and all Fetland B bu er areas throe howl the 5 years of monitoring." • G. Establish Welland hXdq2/qjy than trout the created wetland area. • 7. By the end o the 5 ear nr nitorrn eriad there shall be 70% comer b + native erne ent edes in the sections o the created wetland rwhere seasonal inrrrulaiion sloes not reveni the gmwlb o erne ent geges. • S. There shall be tuisual erridencc that the installed Imes and sh ivlas are wi orous e.. new Erowth crud na visible .signs of strrssr. • 9. The rna bat Coxes and installed !are ,wood debri.+ shall be resent and in Eood condition throughout the 5-g rs of monitoring. 3.d.27 Part 17 - Long -Term Maintenance Specifications. Add the following text to the end of the first paragraph: Maintenance actirriari s include hart rare not limiter to : arri ation • weed contrnl•`rntrlch lacement re larrtin as necessa re airxn re lacin grid mairrtainin : the sna Gat boxes the bu er enmeler erne and in fomational si n s• (rash removal corn the:'bar er and wetland areas • ivnoval o silt enter and other TESC deuices when a roved b,z PEremoval o dire tvtection encin when a rowed by PE and removal o tree stakes ,when a roved b PE. 3.d28 Section 17.1 Weed Control.��,, • At the end of theIitst sentence add: We a a ire � Wrench TM ht rwww..veedwrrnch.conr to fervor aveed r:rnwns a#d'roots trom moist soil is recomm�nded..Herbicide xxse shall not be allorwed in concentrated Rodeog. Deiete�the sentence "Chemical means..."; Provid6l tprrecdons to the text to include: "Undesirable and weedy exotic plant species listed above shall be maintained at levels below 10% dotal cover in the entire Wetland B bit er area and the createdliwetland area at all times during the five-year monitoring period. All removed .weed material shall be rerrrorvd rom the site and di osed qfpio 3.d.29 Section 17.2 Reed Canarygrass Control. • At the beginning of the first paragraph add: Reed ng&aa emrs can be !e k in Place i the PE detennines that removal actions rrri ht china e e ristin ve etation either installed or tiLm_aining existin ve etation - on the east side of the wetland and ad acent to the eacistin wetland. • At the end of the first paragraph add: All rerrrorred ,,weed material shall be rernoved-firm the site and disposed ofproa5er& C:\DOCUME--1\Default\LOCALS--1\Temp\draft 07_0119memo.doc Deb Barker, Planner, City ofFederal Way Page 13 Mirror Estates: Review of Revised Mitigation Plan January 19, 2007 • Provide corrections to the text of subsection 1 to include: Ifeed whackers shall not be used in areas where trees and shnibs wrrere inslalkd. Llg&icide use shall Trot be allowed in wvelland areas. Lirrriled herbicide nse rna b aldorved inland barer arias onl pith rr rorlal turn the Cal o Federaal Vail ter manual coarlrol e orts have ailed! Del Rodeo(& a &Lhosafe herbicide) or ether herbicides that Aare cr roved for zrse in wetland and sh am Iiar,�Jers shall be used Late srrtr nler is usnall the most e eahy season br herbicide use. • Provide corrections to the text of subsection 2 to include:.` -Areas shall be staked with dormantwillow cuttings... During March 1 through November 30...in place of cuttings. Mainlain and tmnitor these re-Nanled removal a1 eus." 3.d.30 Section 17.3 Himalayan and Evergreen Blackberry Control., "Delete this section and substitute the following text: Tjiwal an and Frrer reen�black- bey ►aes shall be removed fivm the entire Wletland B bu ffer area crud the created wetland area. iVlhen the soil is moist en crud remove lon g canes leaviir ro.vim ate4 1 foot of the came s above Ryound �Ise. a Weed WlY -each TM hmiv.;Pee eliganch.com to extract c►owns and mots m moist soil. All removed black ben nraterrals shall be mrreaved froin, the site and &sLosed o ro er1. Herbicide use shall not be allowed ur wetland areas. Ligited herbicide rise way be allnrved in land hxr er areas onl with ro'ual fivg the G o Fedewrrl IYl a ter manual control e arts or blackberries have failed QnIy Rodeog(alz+ hosate herbicide) or other- herbicides that are a�roved for zrse in wetland and stream bu ers shall be used Herbicide shall not be 4 ra gdz n &v er areas. T cantrrrl blackberries in the late srrrnrner cart i em,O routs to wrritbin 6"❑ f the rorrnd`aird&I, diatel aint aip e cut ends with concentraled Rodeo(R), Re -Plant all arras in the kq&r and avated wetland area equal to orgrraler than 16 s uare feet where blackberries are rerrroved. Stake wetland divas with nalir>e willow cuttirr s see Stakirr Lssl and Stakin S' eci `satians Gclnw .Dunn 11�arrla 7 th at h November 30 orre- lion laps shall be used in lace o eutlin s. For the La er,areas use c ro rule eats fivni the nrfti g&n lan Lunt schedule an install 1 allon, sbnrbs at 3 eel on center ilrrd 2 palloi, tries at S feet DC. Maintain gnd.monitor these r�- lcrrrtecl �rrsavgl ar eas . 3.d.31 Section 17.4 - Staring List (frprn. Wet to Dry). Substitute the following text for the staking list: Paci rc wrillory Salix`lw�cada Hooker. willowy Salrx h okerrana Silka ryillory Salxx sitehensis and Scowler- willow Sa& acouleriana . 3.d.32 Section 17.4 - Staking Specifications. Provide corrections to the text to include: Willow cuttings shall be dormant when they are harvested and installed Cuttings shall conform to specifications in cprrected Section 8.1 (3.d.14). Specifications for installing cuttings are listed in: Detail 3 - Cutting;Planting Detail on Sheet W3.1. Willow cuttings or container -grown plants will also will also be installed in areas of blackberry infestations listed above in corrected Section 17.3 (3.d.3O). Dormant cuttings will be installed in pilot holes to a minimum of 2-feet, or to at least one half of the length of the cutting whichever is deeper. 3.d.33 Section 17.7 - Maintenance of Trees. Provide corrections to the text to include: no weed - whacking shall be done in planted areas. 3.d.34 Part 18 - Contingency Plan. Correct the first sentence to: "All dead plants ... or a sar6siitarte rbedes a prnued b the City of Federal Ilidy that meets the goals of the mitigation plan. C:\DOCUMI --1\Default\LOCALS--1\Temp\draft 07_0119memo.doc Deb Barker, Planner, City of Federal Way Page 14 Mirror Eylates. Review of Revised Miligalion Plan January 19, 2007 4. Additional Information Required 4.a. Provide design details for the outlet structure from Wetland B in the civil plans as well as in the mitigation plan sheets. The outlet elevation shall be the same as the current outlet elevation (288 feet) to avoid altering existing wetland hydroperiod. 4.b. In the civil plans as well as in the mitigation plan sheets, provide design details and locations for the outlet structures into Wetland B buffer from the roof drains from Lots 4 through 8 and Lot 22. Add roof drain outlets into Wetland B buffer from Lots 18 and 21 to provide additional hydrology to the created wetland area. All roof gain outlet structures should be placed at the outer edges of the buffer. 4.c. Pedestrian Path: correct the layout and width of the pedestrian path so that it is consistent among all of the site plan sets (e.g. mitigation plans, civil site plans, etc:) (comment 3.a.1). 4.d. Provide specifications in the Mitigation Plan Sheets to decompact the construction access route to the created wetland. 4.e. Provide a detailed grading plan for the created wetland areas with existing and -proposed 1- foot contours. Include a minimum of 3 crass -sections: One cross-section should include the deepest part of the created wedand, and a second should show the widest location of the created wetland with a proposed hurnmock.. Include corrections for the section of 1.1 slope (comment 3.b.1). l�1 i1j"iil !, ill III� Id -locations V. Show the Buffer Perimeter Fence (comxn4nt 3.a.7) �d locations of permanent signs .(comment 3.a.8) on all appropriate sheets including. the civil plans as well as in the mitigation plan. 5. Recommended Condifiaris lf1����� ��# ��� iljll 5.a. Address all issues and Provide correction 'and additions specified in this memorandum. 5.b..Subm't a revised mitigatioon plan sliee. set (Sheets W1.1, W2.1, W3.1, and W4.1) for review and approval and condititfning by Oic City of Federal Way. 5.c. The Ciry's:wetland biologist shall review the Temporary Erosion and Sediment Control Plans. 5.d. The City's wetland biologist shall review the final Technical Information Report (TIR). Please contact me if you have further questions. I can be reached at 425-739-7977 or suzanne.b agshaw@otak. com. C:\DOCUME--1 \Default\LOCALS-1 \Temp\draft 07_0119memo.doe A�kCITY OF Federal Way May 12, 2006 Ms. Suzanne Bagshaw Sheldon and Associates, Inc. 5031 University Way NE, #204 Seattle, WA 98105-4341 CITY HALLFILE 33325 8th Avenue South Mailing Address: PO Box 9718 Federal Way, WA 98063-9718 (253) 835-7000 www.cityoffederalway.com RE: File #05-100590-000-00-SU; SECOND AUTHORIZATION TO PROCEED Mirror Estates Preliminary Plat, Continued Wetland Review Dear Ms. Bagshaw: The purpose of this letter is to again authorize the services of Sheldon and Associates in a continued review of the revised Wetland Determination and Conceptual Mitigation Plan report prepared by C. Gary Scholes for the above -referenced project. The City requested an estimate from Sheldon & Associates to review submitted revisions to the wetland report. Your Phase 2: Review of Revised Documents and Process IV Hearing dated May 8, 2006, indicated that a budget of $5,179.00 would be appropriate for the identified tasks. At this time, funds in the amount of $5,179.00 have been received. Please consider this letter as authorization to proceed with the review of revisions as detailed in your May 8 Phase 2: Review of Revised Documents and Process IV Hearing scope of work. I can be reached at 253-835-2642 if you have any questions. Sincerely, t� Deb Barker Associate Planner 05-100590 Doc [ D 36322 k CITY OF 1�Federal Way May 9, 2006 Mr. Jerrit Jolma J3 Civil 485 Front Street North, Suite F-3 Issaquah, WA 98027 CITY HALLFILE 33325 8th Avenue South Mailing Address: PO Box 9718 Federal Way, WA 98063-9718 (253) 835-7000 www. cityoffederal wa y. com Re: File #05-100590-000-00-SU, 05-100591-00-SE; 2°d Wetland Consultant Review Estimate Mirror Estates Preliminary Plat, Federal Way Dear Mr. Jolma: Following your April 14, 2006, submittal of revised documents for the proposed subdivision project, the City forwarded relevant documents to Sheldon & Associates for review. It should be noted that the initial Sheldon & Associates Scope of Work (SOW) prepared on April 1, 2005, only included review of those documents listed in that SOW. Review of the revisions requires supplemental funding as identified in the Sheldon & Associates Phase 2: Review of Revised Documents and Process IV Hearing dated May 8, 2006, enclosed with this letter. This current scope identifies several assumptions in order to determine the cost estimate, including preparation of findings and recommendations as well as preparation for and attendance at the Process W hearing. As previously noted, any deviation from SOW assumptions will require supplemental funding by the applicant. Please note that $2,021.00 remains from the initial review to be used on Phase 2 review. At this point, please review the proposed cost estimate for the Phase 2: Review of Revised Documents and Process IV Hearing. If you agree with the cost estimate, a check in the amount of $5,179.00, payable to the City of Federal Way, must be submitted before Sheldon & Associates will be authorized to review resubmitted documents. I can be reached at 253-835-2642 if you have any questions about this letter or the estimate. Sincerely, Deb Barker Associate Planner 05-100590 Doc I D 36255 CITY OF ti. Federal Way Ms. Suzanne Bagshaw Sheldon & Associates, Inc. 5031 University Way NE, #204 Seattle, WA 98105-4341 Re: File #05-100590-000-00-SU; REVISED DOCUMENTS FORWARDED Mirror Estates Wetland Review Dear Ms. Bagshaw: CITY HALL 33325 8th Avenue South Mailing Address: PO Box 9718 Federal Way, WA 98063-9718 (253) 835-7000 www.cityoffederalway.com April 18, 2006 U ie ­3 The City has recently received plan revisions for the above -referenced project. On May 10, 2005, the City issued an authorization to proceed letter to Sheldon & Associates for review of the wetland report as detailed in the City's March 1, 2005, task authorization, and the Sheldon April 1, 2005, scope of work. Sheldon's October 21, 2005, meeting minutes and wetland rating memorandum were provided to the applicant, as well as initial July 7, 2005, Sheldon comments. The following revised items are routed to you for your files and review: • Cover letter prepared by J3 Civil, March 6, 2006 ■ Letter from Gary Schulz, Wetland/Forest Ecologist, April 12, 2006 ■ Revised preliminary landscape plan prepared by GHA Landscape Architects, March 31, 2006 •. Revised preliminary plat, preliminary grading, and utilities and tree retention plan prepared by J3 Civil PLLC, March 8, 2006 ■ Revised tree retention plan prepared by J3 Civil PLLC, March 8, 2006 • Revised technical information report drainage analysis prepared by J3 Civil, PLLC, November 16, 2006 (Public Works Department and Sheldon only) • Revised wetland determination and conceptual mitigation plan prepared by C. Gary Schultz, March 1, 2006 (Public Works Department and Sheldon only) ■ Overview Wetland Mitigation plan prepared by Altmann, Oliver Associates, LLC, March 16, 2006 (also copied in report) • City DRC routing cover memo, April 17, 2006 Please let me know if you have any questions about this resubmittal or the project. I can be reached at 253-835-2642, or deb.barker@cityoffederalway.com. Sincerely, Deb Barker Associate Planner Enclosures Doc LD. 35966 Sheldon & Associates, Inc. 5031 University Way NE #204 • Seattle, WA 98105-4341 Ph 206-522-1214 9 Fax 206-522-3507 Mirror Estates Preliminary Plat Phase 2: Review of Revised Documents and Process IV Hearing Scope of Work Prepared for the City of Federal Way Revised on May 8, 2006 The following scope of work and cost estimate was developed by Sheldon & Associates, Inc. (S&A) to conduct a third -party review for the City of Federal Way of the revised documents (submitted in April 2006) regarding wetland and buffer impacts and proposed mitigation for the Mirror Estates Preliminary Plat. This scope of work includes: reviewing the revised documents listed below; analyzing the plans relative to the site conditions, and for compliance with Federal Way City Code and the previous S&A memoranda; preparing a memorandum of findings and recommendations; reviewing relevant sections of the Process IV Staff Report; attending the Process IV Hearing; and project management. This is a not -to -exceed cost estimate and the client will be billed as hours and expenses are accrued. This cost estimate will not be exceeded without the prior permission of the City. Funds remaining from the previous S&A Scope of Work for Mirror Estates (Wetland Confirmation, Impact Assessment and Mitigation Report Review) dated April 1, 2005 will be applied to this SOW. Documents to be reviewed include: • Cover letter prepared by J3 Civil dated March 6, 2005; • Letter from C. Gary Schulz, Wetland/Forest Ecologist, dated April 12, 2006; Revised Preliminary Landscape Plan prepared by GHA Landscape Architects dated March 31, 2006; • Revised: Preliminary Plat Map, Preliminary Grading and Utilities plan, and tree retention plan (Sheets 1-3) preliminary plan prepared by J3 Civil revision date March 6, 2006; • Wetland Determination and Mitigation Plan, Mirror Estates Property, prepared by C. Gary Schulz, Wetland/Forest Ecologist, dated March 1, 2006; • Mirror Estates Technical Information Report, Drainage Analysis prepared by J3 Civil revision date November 16, 2005 • Wetland Mitigation Plan Sheets: Overview Plan; Grading Plan and Grading Details; Planting Plan, Planting Details and Plant Schedule; and Specifications and Monitoring Plan (Sheets W1.1, W2.1, W3.1 and W4.1) prepared by Altmann Oliver Associates, LLC dated March 16, 2006; • Memorandum from Sheldon & Associates, Inc. to Deb Barker, City of Federal Way, July 7, 2005, regarding Review of Wetland Determination and Conceptual Mitigation Plan for the Mirror Estates Property by C. Gary Schulz, dated January 22, 2005; Memorandum from Sheldon & Associates, Inc. to Deb Barker, City of Federal Way, October 21, 2005, regarding Mirror Estates Project: October 14, 2005 Meeting and Change in Rating for Wetland B; Task 2.1 - Review Documents S&A will review the revised plans and documents for the Mirror Estates project listed above. The documents will be reviewed for compliance with Federal Way City Code (FWCC) and the previous S&A memoranda listed above. Particular attention will be paid to proposed impacts to the wetland and buffers and the adequacy of the proposed compensatory mitigation per FWCC. Revised Scope of Work — Federal Way/Mirror Estates Phase 2 Page 1 of 3 May 8, 2006 y Sheldon & Associates, Inc. 5031 University Way NE #204 • Seattle, WA 98105-4341 Ph 206-522-1214 • Fax 206-522-3507 Task 2.2 - Prepare Memorandum of Findings and Recommendations Based on information gathered from previous field visits, FWCC, and the previous S&A memoranda listed above, staff of S&A will prepare a memorandum summarizing the findings of the review of the revised sensitive areas report and mitigation plan, and other revised documents listed above. FWCC requirements for the proposed wetland elimination, proposed buffer modifications, and the adequacy of the proposed compensatory mitigation plan will be addressed. Recommendations for revisions and modifications to the proposed compensation may be provided and may require response and re -submittal prior to approval of the final mitigation plan. Assumptions: • S&A will prepare a letter for submittal to the City who will forward it to the applicant. • No meetings between the applicant and S&A staff are expected, however it is assumed that communication via phone/email will be adequate to assure that readily answered issues/questions can be addressed. Task 2.3 — Prepare for and Attend Process IV Hearing Staff of S&A will review relevant sections of, and provide comments on, the Process IV Staff Report before it is forwarded to the Hearing Examiner. Staff of S&A will attend the Process IV Hearing for the Mirror Estates Preliminary Plat. Assumptions: The task of reviewing and commenting on the Process IV Staff Report assumes that no formal memorandum will be prepared; that S&A comments will either be sent by e-mail or discussed over the phone. This includes: 4 hours (SB), 1 hour (KOB), and 2 hours (DS). Attending the Process IV Hearing includes: either 1 hour (SB and KOB) or 2 hours (IDS) of preparation for the Hearing, 2 hours for the Hearing, and 2 hours for travel time. If time required for this task exceeds the budgeted amount, the applicant will be billed on a time and materials basis. Task 2.4 — Project Management This includes general project management, development of the project approach, coordination with City staff, and coordination with the applicant and/or their representatives. Revised Scope of Work — Federal Way/Mirror Estates Phase 2 Page 2 of 3 May 8, 2006 Sheldon & _ Associates, Inc. 5031 University Way NE #204 o Seattle, WA 98105-4341 Ph 206-522-1214 9 Fax 206-522-3507 Revised Cost Estimate for Mirror Estates Phase 2: Review of Revised Documents TASK DS SB KOB Expense Sub -Totals 1 16 $1,730 2. 1: Review Revised Documents 2 2.2: Prepare Letter of Findings &Recommendations 1 20 2 $10 $2,100 $2,270 2.3: Prepare for and Attend Process IV Hearing 8 1 9 6 $40 2.4: Project Management 10 1 $1,100 Total Hours Rates Per Hour 11 $110 55 $90 11 1 $90 Sub -Total $1,210 $4,950 $990 $50 $7,200 Apply credit remaining from S&A Mirror Estates April 1, 2005 SOW * ($2,021) TOTALS $5,179 DS - Dyanne Sheldon, Principal; SB -Suzanne Bagshaw, Wetland Ecologist; KO -Kevin O'Brien, Wildlife Biologist Expenses may include: Mileage, Photocopies, Reproduction, Fax, and Postage. NOTE: Mirror Estates Impact Assmt April 1, 2005 Budget $6,798 Mirror Estates Impact Assmt Invoiced as of 4/30/06 Balance $2,021 Remainder to Use On Phase 2 $2,021 Phase 2 Budget $7,200 Credit from April 1, 2005 Budget ($2,021) Balance Due From Applicant $5,179 Revised Scope of Work — Federal Way/Mirror Estates Phase 2 Page 3 of 3 May 8, 2006 4CITY OF �� Federal February 17, 2006 Jerrit Jolma, P.E. J3 Civil, Inc. 485 Front Street North, Suite F-3 Issaquah, WA 98027 FILE CITY HALL 33325 Sth Avenue South y Mailing Address: PO Box 9718 Federal Way, WA 98063-9718 (253) 835-7000 www.cityoffederalway.com RE: File #05-100590-00-SU; MIRROR ESTATES Dear Mr. Jolma: The purpose of this letter is to clarify comments on a previous wetland letter and to provide comments on a proposed lot layout configuration. CLARIFICATION On January 18, 2006, 1 sent Mr. Gary Shultz a letter to answer several questions he posed in a January 5, 2006 email. During a January 25, 2006, meeting with project proponents, the City clarified several points from the January 18, 2006 letter. This letter is intended to formalize the clarification of the following items from the January 18, 2006 letter: 3) Do we need to provide buffer mitigation based on the loss of buffer area for Wetlands A, C/D? Sheldon's 10/21/05 memo cites FWCC 22-1359 f. 5, i.e. loss of open space. January 18, 2006 Response: There are several wetlands on the subject site that will be eliminated with the proposed subdivision. Some of the wetlands are regulated; and mitigation for loss of those wetlands and wetland buffers must be provided within the wetland mitigation plan. There is to be no net loss of regulated wetland buffers. Trail intrusions into regulated wetland buffers can be administratively permitted pursuant to FWCC Section 22-1359(d) as long as criteria 1 through 5 can be met. There is no replacement required of wetlands and buffers for those wetlands that are not regulated under FWCC. February 17, 2006 Clarification: During the January 25, 2006 meeting, staff stated that the wetland report must explain how any proposed change to wetlands or wetland buffers will meet specific criteria in the FWCC. Although the net area of wetland buffer will be decreased with the wetland creation, the applicant must demonstrate that the overall function and value of the wetland buffer is not decreased. Pursuant to FWCC Section 22-1359(f), the report must provide wetland buffer mitigation to maintain current function and values of the wetlands and wetland buffer. The report must also demonstrate that structures, improvements, or land surface modifications within the regulated wetland buffer will not: (1) adversely affect water quality; (2) will not adversely affect the existing quality of the wetland's or buffer's wildlife habitat; (3) will not adversely affect drainage or stormwater retention capabilities; (4) will not lead to unstable earth conditions nor create erosion hazards; and (5) will not be materially detrimental to any other property in the area of the subject Mr. Jolma February 17, 2006 Page 2 property nor to the City as a whole, including the loss of open space. A table of existing and proposed functions and values of the above -referenced criteria is constructive. 4) Is the trail required by the City? January 18, 2006 Response: The trail was proposed at the preapplication level and supported by the City as it provides an east -west connection. It is not a City requirement. February 17, 2006 Clarification: As discussed at the January 25, 2006 meeting, pursuant to FWCC Section 20-151(d), block perimeter shall be no longer than 1,320 feet for non -motorized access. To address this requirement, the previous project engineer proposed a pedestrian corridor at the southern end of the plat, partially located within the wetland buffer. The proposed trail maintains non - motorized block perimeter requirements, and is generally supported by staff. Pursuant to FWCC Section 20-156, pedestrian and bicycle access shall be provided in 20 feet of dedicated right-of-way, and paved width shall be 12 feet. Preapplication conference summary letter comments by the Public Works Traffic staff noted that the trail may be constructed to lesser standard if kept private and maintained by the Homeowners Association due to the presence of the wetland. The applicant was directed to submit a modification request for a reduced width trail. In addition, the applicant was directed to demonstrate that proposed pedestrian trail intrusions into wetland buffers met criteria of FWCC Section 22-1359(d) Minor Improvements. LOT CONFIGURATION Planning and Public Works staff reviewed a proposed lot and road layout depicted below for the western portion of the site based on your February 2, 2006 email: This layout is generally supported, as it provides recommended traffic calming devices, each lot fronts on the right-of-way, and it provides for reduced number of driveways onto the roadway with shared 05-100590 Doc I D 35145 v Mr. Jolma February 17, 2006 Page 3 ingress/egress driveways. As previously discussed, a modification for reduced width of the pedestrian corridor along the southern end of the site must be submitted for review. I trust that this letter provides the requested clarification and analysis of project components to allow continued project design. I can be reached at 253-835-2642 if you have any questions about this letter. Sincerely, kth wal-x� Deb Barker Associate Planner c- Mr. Gary Schulz, Ecologist, 7700 South Lakeridge Drive, Seattle, WA 98178 Sean Wells, Senior Public Works Engineer Raid Tirhi, Senior Traffic Engineer 05-100590 Doc. I.D. 35145 `CITY OF Federal January 18, 2006 Mr. Gary Schulz, Ecologist 7700 South Lakeridge Drive Seattle, WA 98178 FILE CITY HALL Way 33325 8th Avenue South • PO Box 9718 Federal Way, WA 98063-9718 (253) 835-7000 www. cityoffederal wa y. com RE: 05-100590-00-SU; RESPONSE TO WETLAND QUESTIONS Mirror Estates Preliminary Plat Dear Mr. Schulz: This letter provides a response to your questions emailed on January 5, 2006. The questions are repeated below with City responses following in bold. 1) Will City require encroachment on northeast Wetland B buffer to be corrected by removing shed and providing enhancement plantings? Response: Yes. As the shed is located within the wetland buffer, the wetland mitigation planting plan should include restoration of this area. Prior to approval of the final plat, the shed that encroaches into the subject site must be removed and the restoration planting conducted. 2) My next submittal will be - revised wetland report with the mitigation description, - a response letter addressing the Sheldon & Assoc. review memo, and — the complete mitigation plan on 3 or 4 sheets including the components of maintenance & monitoring. Any other? Response: The revised report should be sure to address the criteria of FWCC Section 22- 1358(d), information about wetland buffer intrusions to address criteria of FWCC Section 22- 1359(d), and information to address storm drainage impacts on the wetland hydrology as well as Sheldon's comments. 3) Do we need to provide buffer mitigation based on the loss of buffer area for Wetlands A, C/D? Sheldon's 10/21/05 memo cites FWCC 22-1359 f. 5, i.e. loss of open space. Response: There are several wetlands on the subject site that will be eliminated with the proposed subdivision. Some of the wetlands are regulated; and mitigation for loss of those wetlands and wetland buffers must be provided within the wetland mitigation plan. There is to be no net loss of regulated wetland buffers. Trail intrusions into regulated wetland buffers can be administratively permitted pursuant to FWCC Section 22-1359(d) as long as criteria 1 through 5 can be met. There is no replacement required of wetlands and buffers for those wetlands that are not regulated under FWCC. 4) What is needed for Process IV? I remember helping Jon Nelson at Peterson Consulting with the criteria for buffer modification related to the trail and stormwater pipe. Mr. Schulz January 18, 2006 Page 2 Response: Process IV review before the Hearing Examiner requires compliance with FWCC Section 22-1358(d) Structures, improvements and LSM within regulated wetlands, criteria 1-9, FWCC Section 22-1358(e)(1) through (5), and FWCC Section 22-1359(d), Structures, improvements and LSM within regulated wetland buffers. This includes all impacts to the wetland including hydrology and development. Your report must include responses to all criteria and corresponding plans. Is the trail required by the City? Response: The trail was proposed at the preapplication level and supported by the City as it provides an east -west connection. It is not a City requirement. Per Sheldon's 7/7/05 memo, use of the buffer for wetland mitigation requires Process IV even though we are planning to keep a standard buffer around the new created wetland area. Response: The new wetland area and associated buffer requires Process IV. The Hearing Examiner will also review how the new wetland and buffer works with the existing wetland and wetland buffer. Just need some direction on Process IV because I think some analysis was submitted at the first application. Response: The wetland report must be revised to respond to criteria in FWCC Sections 22- 1358 and 22-1359 noted above and to address Sheldon's comments. 5) All wetlands proposed for use (A, C/D, E) appear isolated and therefore non jurisdictional. Will the City require an Army Corps permit - Jarpa application, or other agency review? Response: No. You are required to secure any other agency permits on your own. I trust that this response provides adequate information to proceed with the wetland report revisions. As you know, following resubmittal, the wetland report will be forwarded to Sheldon & Associates for review. I can be reached at 253-835-2642 if you have any questions. Sincerely, 10ai Deb Barker Associate Planner c_ Jerrit Jolma, J3 Civil, 2425 1881h Avenue East, Bonney Lake, WA 98391 05-100590 Do i n 34724 Sheldon & Associates, Inc. 5031 University Way NE #204 • Seattle, WA 98105-4341 Ph 206-522-1214 • Fax 206-522-3507 MEMORANDUM DATE: October 21, 2005 TO: Deb Barker, Interim Senior Planner, City of Federal Way FROM: Suzanne Bagshaw, Wetland Ecologist RE: Mirror Estates Project: October 14, 2005 Meeting and Change in Rating for Wetland B A meeting was held at Federal Way City Hall on October 14, 2005 regarding the Mirror Estates Project. The purpose of the meeting was to discuss some of the critical areas issues listed in the July 7, 2005 Sheldon and Associates, Inc. (S&A) review of the delineation report: Wetland Determination and Conceptual Mitigation Plan for the Mirror Estates Property by C. Gary Schulz, dated January 22, 2005. The applicants, Herbert Mull and Christine Balyeat; their representatives, Jerrit Jolma, Civil Engineer from J3 Civil, LLC, and Gary Schulz, Wetland Biologist; Deb Barker, Interim Senior Planner from the City of Federal Way; and Suzanne Bagshaw, Wetland Ecologist from S&A were present at the meeting. During that meeting, three of the four meeting agenda items were concluded: Wetland A — functional assessment; Wetland C/D — additional area, combining wetlands; and the additional onsite wetland. It was agreed that the applicant's wetland ecologist, Gary Schulz, would revise the functional assessment for Wetland A. It was also agreed that Wetland C would be enlarged per the S&A July 7, 2005 review; that Wetlands C and D would be combined; that some of the flags in the field would be relocated and re -surveyed accordingly; and that the resultant Wetland C/D is a jurisdictional Category III Wetland with a 25-foot buffer [FWCC 22-1357(a)(3) and (b)(3)]. Based on Mr. Schulz's delineation of the additional wetland (located south-southeast of Wetland A, near the southern property boundary, northwest of the 8'" Place SW dead-end), it was agreed that because that scrub -shrub wetland is smaller than 2,500 sq.ft., that it is non -jurisdictional per FWCC 22-1357. However, that additional delineated wetland must be shown on site plans. The outstanding issue from the meeting was the rating for Wetland B. In this particular case, whether Wetland B satisfies FWCC criteria for Category II or III Wetland depends on whether Wetland B has one or two Cowardin classes [FWCC 22-1357(a)(2 and 3)]. In order to reach consensus on the issue, Gary Schulz and I visited the Mirror Estates site after the meeting adjourned. During the site visit, we agreed that although a significant scrub -shrub class is present in Wetland B, that it currently constitutes less than less than 11,550 sq.ft., or less than the required 30% of the entire wetland (L.M. Cowardin, V. Carter, F.C. Golet, and E.T. LaRoe, 1979, Classification of Wetlands and Deepwater Habitats of the United States, Fish and Wildlife Service, U.S. Department of the Interior, Publication # FWS/OBS-79/31). As a result, I agree that Wetland B has only one Cowardin wetland class: Palustrine Forested. Because Wetland B is smaller than one acre (38,501 sq.ft.) with only one Cowardin wetland class, it satisfies the criteria of a Category III Wetland (FWCC 22-1357.a.2). Category III Wetlands larger than 10,000 sq.ft. require a 50-foot buffer (FWCC 22-1357.b.2). Sheldon & Associates, Inc. Page 2 of 2 Memorandum to Deb Barker re: MMirror Estates Meeting and Change in Rating for Wetland B October 21, 2005 Because Wetland B's buffer has not been permanently impacted or altered, any proposed changes to its 50-foot width will qualify as buffer modifications rather than buffer averaging or reduction [FWCC 22-1359(b) and FWCC 22-1359(e)]. This includes installation of the proposed stormdrain along the southern property boundary. During the site visit, I pointed out my concerns about the potential for altering the existing hydrology and hydroperiod of Wetland B by the proposed stormdrain and by other alterations to the existing outlet for Wetland B. During the site visit, Mr. Schulz and I inspected the proposed location for the created wetland which will serve as required compensatory mitigation for filling Wetland A. I concur with his choice of location. However, the current site plan does not include compensation for filling Wetland CID, or for the loss of the buffers associated with Wetlands A and C/D. Filling of Category III scrub -shrub Wetland C/D requires creation or restoration at a 1.5:1 compensation -to -impact ratio, or enhancement of existing wetland at 3:1 ratio [FWCC 22-1358(e)(3)]. In order to avoid loss of open space by permanent impacts to the buffers of Wetlands A and C/D, at a minimum, that buffer square footage must be replaced, or other buffer areas must be enhanced at a one-to-one ratio [FWCC 22- 1359(f)(5)]. Due to site limitations and the generally good condition of the existing buffers onsite, the applicant may request to do some of the required compensatory mitigation offsite, downstream in the same drainage system, Lakota Creek [FWCC 22-1358(e)(2)]. All other items in the July 7, 2005 S&A memorandum not specifically mentioned in this memorandum must be addressed in subsequent submittals. As mentioned in the July 7, 2005 S&A memorandum, because the Mirror Estates project includes permanent wetland impacts and buffer modifications, the whole project will require approval through Process IV evaluation [FWCC 22-1358(d) and 22-1359 (f)]. Activities within the onsite wetlands may be subject to approval from other agencies such as Washington State Department of Ecology and U.S. Army Corps of Engineers. Contact the Northwest Regional Office of Ecology at: 425-649-7000; and the Seattle District Corps at: 206-764-3495 for further information. Please contact me if you have any questions regarding this memorandum. I can be reached at 206- 522-1214 extension 15, or at suzanne@bogstomper.com. + 6r11_1 Suzanne Bagshaw, Ph.D. Wetland Ecologist FILE CITY OF 1. Federal Way December 22, 2005 Mr. Jerrit Jolma J3 Civil 2425 185th Avenue East Bonney Lake, WA 98391 CITY HALL 33325 8th Avenue South • PO Box 9718 Federal Way, WA 98063-9718 (253) 835-7000 www.cityoffederalway.com RE: File #05-100590-000-00-SU, 05-100591-00-SE; COMMENT LETTER FORWARDED Mirror Estates Preliminary Plat, Federal Way Dear Mr. Jolma: The City of Federal Way issued a notice of complete application for the preliminary plat and environmental applications on June 23, 2005. As part of the subdivision and environmental processes, the notice of application was posted at the subject site and mailed to property owners within 300 feet of the subject site. The City received the enclosed comment letter on December 19, 2005. The City will provide a response to the various issues raised in the letter. However, should you wish to provide a response to issues identified in the letter, the City will forward your response to the author of the comment letter. I can be reached at 253-835-2642 should you have any questions about this letter or the status of the project. Sincerely, Deb Barker Associate Planner enc: Gamble comment letter dated December 8, 2005 05-100590 Doc.I D 34476 Deb Barker, Associate Planner City of Federal Way 33325 8"' Ave S PO Box 9718 Federal Way, WA 98063-9718 Ms Barker and City of Federal Way: CHOP RECEIVED BY COMMUNITY DEVEL.OPMENTDERARTMHiec 2005 DEC 1 9 2005 We are writing in regards to our concerns regarding the proposed development, Mirror Estates_ The most pressing of our concerns is the Environmental Impact to the wetland (aka: Wetland A) as well as the water table of the wetland adjacent to our property at 31432 8t' PI SW. Our itemized concerns as they relate to the proposed development follow: a. Retention of Natural Wetland A: A number of species of birds, ducks, frogs, salamanders, squirrels, etc. nest/reside in this area. We regularly see Hawks (Coopers), Ducks (Mallard), Squirrels, Hummingbirds (Anna, Rufus), woodpeckers (i.e_ Northern Redshafted Flickers, Downy, and Pileated), and a variety of songbirds (i.e_ Chestnut Backed and Black Capped Chickadees, Black -Headed Evening Grosbeaks, Dark Eyed Juncos, Bullocks Orioles, American Goldfinches, Bushtit, Kinglet, Yellow Throat, House and Song Sparrows, Nuthatch, House Finch, Purple Finch, Pine Siskin, Spotted Towhee, etc.) in our yard year round, often arriving in our yard directly from the wetland_ The songbirds are especially active in the evening, as is evidenced by their song. Both dawn and dusk are filled with their song_ We also hear the frogs at night in the wetland, and run across salamanders and frogs in the area of our yard adjacent to the wetland. Removal of this wetland will destroy the natural habitat, and wildlife dwellings within. We do not understand why Wetland A can not be retained and the property developed around it. It is not so large to impede development in a significant manner, in fact if kept it would add to the beauty of the neighborhood and the songs of the birds would offset the additional noise caused by single-family homes_ This decision should not be made on profit_ It is also important to recognize a man made "created" wetland is not equal to a naturally created wetland. Maintaining and or improving this wetland would be a benefit to the environment and to the community. b. Mitigation does not benefit community or environment: A number of wetlands are noted on this property, creating a larger wetland in the interest of private development does not replace the wetland which was destroyed. In light of the number of wetlands identified on this property, we feel it makes more sense environmentally to retain Wetland A and develop the property around them. In reviewing the plans, it does not appear the developer would incur additional costs for developing around the wetland. A loss of 1-2 homes on the property only signifies a small profit loss and the anticipated profit gains from the overall development will still be very large and rewarding for the developer. Most importantly, profit should not be what drives mitigation. In the interest of the environment and the community retaining the wetland is the responsible approach to take. We see no reason the developer should be allowed to destroy this natural wetland. A naturally created wetland far exceeds a man made "created" wetland. Saving this natural wetland benefits the environment, the wildlife, and the community. As well, it does not impede the developer from their ability to develop the majority of the property or make a profit on the land. c. Existing Water Table: This wetland contains standing water through much of the year; it also can be boggy when not filled. With the proposed grading above our property level, coupled with the displacement of the water table if the wetland were to be filled, we have considerable concern our property will be negatively impacted. We are worried our property will experience higher levels of standing water or bogginess in our yard and under our house than we already do encounter during rains. We would not be able to absorb this additional moisture without problems to our landscape and such_ Of more significance is we anticipate potential water damage to the crawl space under our house. We already encounter water in this crawl space during the heavy rains, causing our sump pump to activate. Taking into account the existing high water table, the water must go somewhere. If the wetland is filled, we are very worried the water will collect under our home, potentially causing damage, not to mention the mosquitoes and other bugs associated. What protections do we have from potential water damage, landscape problems, additional costs incurred due to water abatement, decrease in property value due to conditions, etc. caused by the high water table and development of this wetland? d. Retention of Green Space: One of the main reasons we also chose to buy in Federal Way as opposed to other King County cities was because of their recognition of green space and protection of wetlands. It was important to us to experience the beauty of the Northwest through a wetland while still living in an urban area_ Our house was also marketed as being adjacent to a wetland which could not be developed_ This natural beauty and the environment of the wildlife attracted us, it is disappointing to think it will be unnecessarily destroyed. e. Increase in Traffic: The entire neighborhood of Mirror Woods has essentially been a cul-de-sac in that it does not currently have any thoroughfare streets to main arterials_ With development comes the connection of existing streets creating thoroughfares. We are concerned with the additional traffic on our neighborhood streets, to include the potential increase in speeds traveled and the noise this additional traffic will generate. f. Construction Concerns: We are concerned about the conditions which will be created once development starts. Specifically, noise, dust/dirt/water run off, appearance of the staging area, and the potential impact on our fence line. We are hopeful the developer will be conscientious of the surrounding neighborhoods regarding disruptive noise and such, especially during the early morning and late evening_ We've also just painted our home and do not want the neighboring construction to alter the appearance. In addition, we expect our fence not to be impacted due to construction, as we directly border the property. The staging area is also listed in the preliminary plans to be adjacent to our property, we are expecting it to be well maintained and not an eye sore to our community. We want to be advised as to what the process is to address concerns/problems if they arise during the construction process. We want the community to be assured the developers will abide by the appropriate guidelines and that the city will be responsive and enforce guidelines as needed. We hope not to experience any of the problems listed above and to have favorable dealings witti the construction crew during the development process_ g. Property Value: The definition of what constitutes a middle income single family home is not defined by the developer. To ensure our homes are not devalued, we would like to be assured homes of comparable value or higher are being constructed. h. Thank you for your time and attention to these issues. Respectfully, OW-7d,t�C/Cam. Chandra & Jonathan Gamble (253)-529-9070 home (253) 229-4615 cell - Chandra 31432 8t' Place SW Federal Way, WA 98023 FILE CITY OF ti. Federal Way October 26, 2005 Mr. Jerrit Jolma J3 Civil 2425 188"' Avenue East Bonney Lake, WA 98391 RE: File #05-100590-00-SU; MIRROR ESTATES Dear Mr. Jolma: CITY HALL 33325 8th Avenue South • PO Box 971.8 Federal Way, WA 98063-9718 (253)835-7000 www.cityoffederalway.com Enclosed please find a summary of the October 14, 2005 meeting, and field visit conducted by the City's wetland consultant Sheldon and Associates for the above -referenced project. As you may recall, the meeting was requested by the applicant to discuss four issues surrounding the wetland report prepared by your wetland consultant. The summary discusses findings resulting from the meeting and field inspections by both wetland biologists, and confirms the understanding that Sheldon & Associates agrees that Wetland B satisfies the criteria of a Category III wetland. Lastly, the memo advises that mitigation for the elimination of wetlands A and C/D are not depicted on submitted plans, as required under Federal Way City Code (FWCC). You may wish to inquire if there is an alternative off -site compensatory mitigation area within the downstream basin. Please contact me at 253-835-2642 if you have any questions about this letter. Regards, Deb Barker Interim Senior Planner Enc as noted 05-100590 Doc LD. 33761 CITY OF � Federal Way October 11, 2005 FILE CITY HALL 33325 8th Avenue South • PO Box 9718 Federal Way, WA 98063-9718 (253) 835-7000 www.cityoffederalwaycom Ms. Suzanne Bagshaw Via email: suzanne@bogstomper.com Sheldon and Associates, Inc. 5031 University Way NE, #204 Seattle, WA 98105-4341 RE: File #05-100590-000-00-SU; MIRROR ESTATES MEETING AGENDA Dear Ms. Bagshaw: A meeting with the applicant for the above -referenced project is scheduled for Friday, October 14, 2005, at 10:00 AM at City Hall in Federal Way. As requested, the applicant has provided a list of issues they would like to discuss at the meeting: ❑ Wetland A - Functional Assessment ❑ Wetland B - Rating ❑ Wetland C/D - Additional Area, combining wetlands ❑ The additional onsite wetland Also, based on our discussion of last week, as the original scope of work did not include funds for meetings, you estimated five hours at $88.00 per hour for this scheduled meeting. I have advised the applicant of this payment obligation. Please contact me at 253-835-2642 if you have any questions. Sincerely, Deb Barker Interim Senior Planner CITY OF Federal October 11, 2005 FIL� i CITY HALL Way 33325 8th Avenue South • PO Box 9718 Federal Way, WA 98063-9718 (253) 835-7000 www. ci t yoffedera l wa y. com Mr. Jerrit Jolma Petersen Consulting Engineers 4030 Lake Washington Blvd NE, Suite 200 Kirkland, WA 98033 RE: File #05-100590-000-00-SU; MIRROR ESTATES Dear Mr. Jolma: A meeting with the City's wetland consultant was requested by project proponents to discuss wetland related issues for the subdivision project. This meeting has been scheduled for Friday, October 14, 2005, at 10:00 AM at Federal Way City Hall. As previously discussed, the original scope of work by the City's wetland consultant did not contain funds for meetings. Sheldon & Associates estimates five hours at $88 an hour for this meeting. To keep the environmental review account current, please bring a check payable to the City of Federal Way in the amount of $440.00 and the enclosed invoice with you to the meeting. As noted in your October 5, 2005 email, I understand that there are four discussion issues for the meeting; Sheldon & Associates has been advised of the discussion items. Please contact me at 253-835-2642 if you have any questions about this letter. Sincerely, P� , Deb Barker Interim Senior Planner enc: Invoice 05-100590 Doc. I.D. 33567 c Sheldon & 44Associates, Inc. 5031 University Way NE #204 • Seattle, WA 98105-4341 Ph 206-522-1214 • Fax 206-522-3507 MEMORANDUM DATE: July 7, 2005 TO: Deb Barker, Associate Planner, City of Federal Way FROM: Suzanne Bagshaw, Wetland Ecologist and Kevin O'Brien, Wildlife Biologist RE: Review of Wetland Determination and Conceptual Mitigation Plan for the Mirror Estates Property by C. Gary Schulz, dated January 22, 2005 As requested by the City of Federal Way, on June 22, 2005 Suzanne Bagshaw and Kevin O'Brien conducted a field visit to the proposed site for the Mirror Estates project. The purpose of the site visit was to verify wetland boundaries and ratings, and to evaluate existing site conditions. As part of the review of the Wetland Determination and Conceptual Mitigation Plan for the Mirror Estates Property (C. Gary Schulz, dated January 22, 2005), we examined the following documents: ■ Mirror Estates Preliminary Plat, Sheets 1 through 3, by Peterson Consulting Engineers, dated June 2, 2005; • Mirror Estates Boundary and Topographic Survey, Sheet 1, by Peterson Consulting Engineers, third revision date June 7, 2005; • Mirror Estates Level 2 Off -Site Drainage Analysis, by Peterson Consulting Engineers, dated January 20, 2005, revised April 29, 2005; and • Federal Way City Code (FWCC). This review memorandum is divided into four sections. Section 1 addresses wetland delineations and classifications. Section 2 addresses required compensatory mitigation for proposed wetland and buffer intrusions. Section 3 requests corrections, and Section 4 discusses other jurisdictional considerations. SUMMARY Detailed requirements are described in the body of this memorandum; a summary of issues listed by section is provided here. 1. Wetland Delineations and Ratings: Provide corrections to Wetland A functional assessment; change the rating of Wetland B from Category III to Category II; provide corrections to Wetland C boundaries; Wetlands C and D constitute one wetland — provide corrections to the boundaries and change the rating to Category III; and delineate the additional wetland that we located onsite and add it to the maps and descriptions. 2. Compensatory Mitigation: Modification of wetlands and wetland buffers must satisfy specific criteria and require approval by Process IV evaluation. Provide a complete Process IV application. Wetland & Stream Analysis Permitting Restoration Design Environmental Education r� Sheldon & Associates, Inc. Memo to Deb Barker on Wetland Delineation and Conceptual Mitigation Plan for Mirror Estates July 7, 2005 Page 2 of 6 3. Corrections: Correct the significant tree survey which misidentifies cottonwoods as alders. 4. Other Jurisdiction Considerations: Activities within the onsite wetlands may require approval from the United States Corps of Engineers and Washington State Department of Ecology. 1. WETLAND DELINEATIONS AND RATINGS: 1.1. Wetland A: We disagree with the report's characterization that Wetland A provides minimal wildlife habitat, and that its other functions are extremely limited. Although it is dominated by shrubby species, Wetland A has a variety of interspersed vegetative strata. In addition to shorter spirea (approximately 6'), the wetland has taller willows (some approximately 30') and Oregon ash saplings (approximately 10-26). These young trees will develop a forest cover. There are small patches of emergents and areas of bare mud. Most of the surrounding buffer is forested by large alders and cottonwoods, with a dense shrub understory dominated by salmonberry. Habitat features in Wetland A include snags and downed woody debris, both of which have the potential to provide foraging and refuge for wildlife species - including terrestrial salamanders, small mammals, and numerous bird species. The snags on site show signs of use by woodpeckers (pileated, hairy, and/or downy woodpeckers), and audible evidence of woodpecker foraging Was noted during the site visit. While it does not provide fish habitat, Wetland A and its buffer do provide habitat functions for a variety of wildlife. The wetland habitat represents a source for insect populations, and these insects provide a foraging resource for the numerous insectivorous birds in the area, particularly the aerial insectivores such as the violet -green, barn, and tree swallows noted during the site visit. Additionally, Wetland A provides habitat for small mammals that are associated with wetlands; e.g. Pacific water shrews, various vole species, jumping mice, etc. These small mammals, in turn, provide prey for larger predators, such as raccoons, long- and short -tailed weasels, red foxes, etc. Both the wetland itself and the surrounding buffer are home to a number of bird species, such as Northern flickers, Stellar jays, Swainson's thrushes, Bewick's wrens, etc. - all of these species were noted in and around Wetland A during the site visit. Furthermore, the interspersion of the vegetative strata and different vegetative structure categories in Wetland A all contribute to the heterogeneity and habitat value of the wetland for wildlife. Thus, Wetland A provides significant wildlife and wildlife habitat function. In addition to providing wildlife habitat and support, Wetland A performs other functions. Wetland A is depressional, and it receives and detains seasonal runoff, thereby providing some flood attenuation. Wetland A also provides some removal of sediments, nutrients and toxicants. As the report mentions, Wetland A does produce organic matter, although export is unlikely. 1.1.1 Provide corrections to the functional assessment for Wetland A and its buffer. 1.2. Wetland B: There is sufficient cover by native shrubs (predominately spirea and willows), either in wetland areas without trees, or where trees are rooted outside of the wetland boundary, to constitute a scrub -shrub class. Therefore, because Wetland B is greater than 2,500 sq.ft. and has at least two vegetative wetland classes, it satisfies FWCC criteria for Category II Wetlands [FWCC 22-1 Regulated Wetlands (1) b.3; and FWCC 22-1357(a)(2)c]. 1.2.1 Correct Wetland B rating to Category II. �1 Sheldon & Associates, Inc. Memo to Deb Barker on Wetland Delineation and Conceptual Mitigation Plan for Mirror Estates July 7, 2005 Page 3 of 6 1.2.2 Category II Wetlands require a 100-foot buffer [FWCC 22-1357 (b)(2)], provide corrections. 1.2.3 The existing outlet channel at the southern end of Wetland B and the stormwater structure which receives the outflow must be shown on all wetland plans. 1.3. Wetlands C and D: WETLAND C BOUNDARIES: As it has been delineated, wetland flags C-1 and C-15 designate the eastern end of Wetland C. The flags are located immediately west of a casual trail which runs north -south between the north and south dead -ends of 11th Place SW. Adjacent to C-1 and C-15, users have covered the trail with wood debris in order to avoid walking through mud during the rainy season. A small tongue of Wetland C actually continues eastward across the trail, past C-1 and C-15. This small extension of Wetland C is located in a linear depression, and it satisfies all three criteria necessary for wetland determination (hydrophytic vegetation, hydric soil and hydrology). Salmonberry and alder are dominant. Both of these plant species are FAC or wetter, so the hydrophytic vegetation criterion is satisfied. The upper 5" of soil is 10YR 2/1 clayey silty loam. From 5" to 10", the soil is 10YR 3/2 gravelly clay with some dull mottles and concretions. From 10" to 13", the soil is 10YR 5/2 clay with many dark dull mottles and some concretions. Low matrix chroma (2) with mottles meets the criterion for hydric soil. Although the soil was not saturated at the time of the site visit, we observed stained leaves and other indicators of seasonal standing water, which satisfy the hydrology criterion [S&A flag 2]. 1.3.1 Delineate the section of Wetland C east of C-1 and C-15. Wetland flags C-2, C-3, and C-5 were correctly placed along the base of a very slight topographic break and/or along the edge of the sword ferns. Wetland flag C-4 was incorrectly placed inside of that line. 1.3.2 Correct wetland flag C-4 — maybe place an additional flag between C-3 and C-4. CONNECTION BETWEEN WETLANDS C and D: The report refers to the area between Wetlands C and D as a berm. Although there is a slight rise south of C-6 and C-7, there is a shallow depression between C-5 and D-1 which connects Wetlands C and D. This depression has indications of water passage. The slight rise (south of C-6 and C-7, northwest of D-5, west of cottonwood #5881) satisfies criteria necessary for wetland determination. The dominant plant species (black cottonwood, spirea and reed canarygrass) are all FAC or wetter, so the hydrophytic vegetation criterion is satisfied. The upper 6" of soil is 10YR 2/1 silty clay loam. Below that to 12", the soil is 10YR 4/2 sandy clay loam with concretions and many dull mottles. Low matrix chroma (2) with mottles meets the criterion for hydric soil. Hydrology was implied from plant species and soil moisture [S&A flag 3]. Because they are hydrologically connected, Wetlands C and D are not separate wetlands. 1.3.3 Corrections to Wetland C boundaries, and the addition of Wetland D and the area between the two wetlands, will result in Wetland C/D being larger than 2,500 sq.ft. As a consequence, Wetland C/D will be a jurisdictional Category III Wetland [FWCC 22-1 Regulated Wetlands (1)c; and FWCC 22-1357(a)(3)]. Provide corrections. 1.3.4 Category III Wetlands smaller than 10,000 sq.ft. require a 25-foot buffer [FWCC 22- 1357(b)(3)]. Provide corrections. Sheldon & Associates, Inc. Memo to Deb Barker on Wetland Delineation and Conceptual Mitigation Plan for Mirror Estates July 7, 2005 1.4. Additional Wetland: Page 4 of 6 During the site visit, we found an additional wetland area in a slight depression, south-southeast of Wetland A. The wetland is located near the southern property boundary, northwest of the 8'" Place SW dead-end —just west of cottonwood #7149. The small wetland satisfies all three criteria necessary for wetland determination. The wetland is dominated by spirea with some salmonberry, and contains a patch of slough sedge. The wetland is ringed by alders and cottonwoods. All of these plant species are FAC or wetter, so the hydrophytic vegetation criterion is satisfied. Below a duff layer, the upper 4" of soil is 10YR 3/2 silty loam with many concretions. From 4-12", the soil is 10YR 3/2 silty loam with dull mottles and many concretions. Low matrix chroma (2) with mottles meets the criterion for hydric soil. Although the soil was not saturated at the time of the site visit, hydrology indicators were present. Oxidized rhizospheres began at approximately 8", and an obligate species (slough sedge) was present [S&A flag 1]. 1.4.1 Although the wetland may be too small to be jurisdictional under FWCC, it must be delineated and surveyed before that determination can be made. Add the surveyed boundary to the maps, and include descriptions and data sheets in the revised wetland report. 2. COMPENSATORY MITIGATION 2.1. Wetland A: The applicant proposes to fill Wetland A. This activity constitutes a modification to a regulated wetland [FWCC 22-1358 (d)]. 2.1.1 Wetland modification must satisfy nine criteria (for both Wetlands A and B), and requires approval through Process IV evaluation [FWCC 22-1358(d)]. Provide a complete Process IV application [FWCC 22-389]. 2.1.2 The current mitigation plan is conceptual. Provide a final mitigation plan which complies with FWCC 22-1358, including FWCC 22-1358(e)(1). The mitigation plan must include (but is not limited to): mitigation sequencing information; goals and objectives; measurable/quantifiable performance standards; engineered site plans; grading plan; planting plan; plant schedule; installation and construction specifications; maintenance plan; five-year monitoring plan; as -built report and annual monitoring reports (five years); financial guarantees; and contingency plans. The mitigation plan should be generally consistent with Washington Department of Ecology Guidance on Wetland Mitigation in Washington State. Part 2: Guidelines for Developing Wetland Mitigation Plans and Proposals, April 2004, Ecology Publication 04-06-013b; and King County Critical Areas Mitigation Guidelines (http://www.metrokc.gov/ddes/forms/Is-not- samit.pdf) [FWCC 22-1243 and 22-1270]. 2.2. Wetland B: BUFFER MODIFICATIONS: Category II Wetlands require a 100-foot buffer [FWCC 22-1357 (b)(2)]. Because Wetland B's buffer has not been permanently impacted or altered, any proposed changes to the width of Wetland B's buffer would qualify as buffer modifications rather than buffer averaging or reduction [FWCC 22-1359(b) and FWCC 22-1359(e)]. Sheldon & Associates, Inc. Page 5 of 6 Memo to Deb Barker on Wetland Delineation and Conceptual Mitigation Plan for Mirror Estates July 7, 2005 2.2.1 Wetland buffer modifications must satisfy five criteria, and will require approval through Process IV evaluation [FWCC 22-1359 (f)]. Buffer modifications will also require approval of a buffer enhancement plan consistent with FWCC [FWCC 22-1359(f); 22- 1243; and 22-1270] as specified above in Section 2.1.2. Provide a complete Process IV application [FWCC 22-389]. 2.2.2 FWCC 22-1359(g) requires revegetation of wetland buffers: "The applicant shall stabilize all areas left exposed after the land surface modification with native vegetation normally associated with the buffer." This includes all temporary construction impacts to wetland buffers. Provide planting and maintenance plans. 2.2.3 Apply all FWCC Surface and Stormwater Management regulations to any activity in wetland buffers (FWCC Chapter 21), and employ standard best management practices. CREATED WETLAND and STORMPIPE CONSTRUCTION: The proposed construction of created wetland area along the west side of Wetland B and the stormwater pipe along the southern end of Wetland B's buffer qualify as buffer modifications [FWCC 22-1359(f)]. 2.2.4 These proposed wetland buffer modifications must satisfy five criteria, and require approval through Process IV evaluation, including approval of a buffer enhancement plan [FWCC 22-1359(f)]. Provide a complete Process IV application [FWCC 22-389]. 2.2.5 Provide a functional assessment of Wetland B and its buffer for existing conditions and the conditions post -construction of the created wetland. 2.2.6 Provide information and detailed engineered drawings for proposed changes to the existing outlet channel and stormwater structure at the south end of Wetland B. The existing outlet channel and stormwater structure must be shown in all wetland plans. WETLAND B HYDROLOGY., 2.2.7 Provide information as to how proposed changes to the existing outlet for Wetland B will alter wetland hydrology and hydroperiod. 2.2.8 Provide information as to how the construction of the created wetland will affect existing wetland hydrology and hydroperiod. 2.2.9 The applicant must demonstrate that the functions of Wetland B and its associated buffer will not be adversely affected by any post -development changes in water quality or water quantities, including de -watering. Will roof drains be directed to the buffer? Will adjacent lots be graded towards the buffer? FOOT -TRAIL: The proposed construction of a foot -trail through Wetland B buffer qualifies as a minor improvement [FWCC 22-1359(d)]. Minor improvements in wetland buffers must satisfy five criteria [FWCC 22-1359(d)]. These criteria include: "(2) It will not adversely affect the existing quality of the wetland's or buffers habitat". A foot -trail located anywhere other than around the perimeter of the buffer will fragment the buffer, and thus will negatively affect the existing quality of the habitat. 2.2.10 Minor improvements in wetland buffers require approval through Process III evaluation and must satisfy five criteria [FWCC 22-1359(d)]. However, since the proposed foot -trail is part of a proposal which requires approval through Process IV, then the entire proposal will be decided using Process IV evaluation (FWCC 22-388). Provide a complete Process IV application [FWCC 22-389]. Sheldon & Associates, Inc. Page 6 of 6 Memo to Deb Barker on Wetland Delineation and Conceptual Mitigation Plan for Mirror Estates July 7, 2005 2.3. Wetland C/D: If the applicant proposes to fill Wetland C/D, this activity will constitute a modification to a regulated wetland [FWCC 22-1358(d)]. 2.3.1 Wetland modification must satisfy nine criteria, and requires approval through Process IV evaluation [FWCC 22-1358(d)]. Provide a complete Process IV application [FWCC 22-389]. 2.3.2 The applicant must provide a mitigation plan that complies with FWCC 22-1358, including FWCC 22-1358(e)(1). 2.4. Additional Wetland: If the additional wetland is jurisdictional under FWCC, and the applicant proposes to fill it, this activity will constitute a modification to a regulated wetland [FWCC 22-1358(d)]. 2.4.1 Wetland modification must satisfy nine criteria, and requires approval through Process IV evaluation [FWCC 22-1358(d)]. Provide a complete Process IV application [FWCC 22-389]. 2.4.2 The applicant must provide a mitigation plan that complies with FWCC 22-1358, including FWCC 22-1358(e)(1). 3. CORRECTION 3.1.1 Sheet 1 Boundary and Topographic Survey and Sheet 3 Tree Retention Plan both misidentify cottonwoods as alders (e.g. #5881, #7149). Provide corrections. 4. OTHER JURISDICTIONAL CONSIDERATIONS Several federal, state and local regulations affect development in wetland areas. In addition to the City of Federal Way, agencies that may have jurisdiction over development impacts associated with the onsite wetlands for Mirror Estates include, but may not be limited to, the U.S. Army Corps of Engineers (Corps) and Washington State Department of Ecology (Ecology). Because Wetland B drains to Puget Sound (Mirror Estates Level 2 Off -Site Drainage Analysis, revised April 29, 2005), the Corps may determine that the wetland is jurisdictional. Only Corps Staff can determine whether a wetland is subject to their regulatory jurisdiction. Contact the Seattle District Corps at: 206-764- 3495 for further information. In addition to Corps approval, activities within the onsite wetlands may be subject to approval from Ecology. Contact the Northwest Regional Office of Ecology at: 425- 649-7000 for further information. Please contact me if you have any questions regarding this memorandum. I can be reached at 206-522-1214 extension 15, or at suzanne bo stom er.com. Suzanne Bagshaw, Ph.D. Wetland Ecologist crrY OF A. Federal June 14, 2005 Ms. Dyanne Sheldon Sheldon and Associates, Inc. 5031 University Way NE, #204 Seattle, WA 98105-4341 FILE CITY HALL 33325 8th Avenue South • PO Box 9718 y Federal Way, WA 98063-9718 (253) 835-7000 www.cityoffederalway.com RE: File #05-100590-000-00-SU; AUTHORIZATION TO PROCEED Mirror Estates Wetland Review Dear Ms. Sheldon: The City has recently received plan revisions for the above -referenced project. On May 10, 2005, the City issued an authorization to proceed letter to Sheldon & Associates for review of the wetland report as detailed in the City's March 1, 2005 task authorization, and the Sheldon April 1, 2005 scope of work. An invoice for $275 has been processed. The following items are routed to you for your files and review: ■ Cover letter prepared by Peterson Consulting Engineers dated June 8, 2005 ■ Preliminary Plat Statistical information revised June 6, 2005 • Revised SEPA checklist dated June 1, 2005 • Revised preliminary Landscape plan prepared by GHA Landscape Architects dated June 7, 2005 • Revised preliminary plat, preliminary grading and utilities and tree retention plan prepared by Peterson Consulting Engineers dated June 2, 2005 • Revised Boundary and Topography survey prepared by Peterson Consulting Engineers dated June 6, 2005 (to Public Works and Sheldon only) • Technical Information Report Drainage Analysis prepared by Peterson Consulting Engineers dated May 10, 2005 (to Public Works and Sheldon only) • Wetland Determination and Conceptual Mitigation Plan prepared by C. Gary Schultz dated January 22, 2005 (to Public Works and Sheldon only) • Copy of City's March 8, 2005 incomplete application letter • City DRC routing cover memo dated June 14, 2005 During my initial review of the application, I requested that the applicant provide additional information about the proposed wetland elimination.' I do not have verification that the Wetland report enclosed with this letter addresses my March 8, 2005 request for information, nor do I know if the report has been revised in any way. Please let me know if you have any questions about this resubmittal or the project. I can be reached at 253-835-2642 or at deb.barker@cityoffederalway.com. Sincerely, bu� /WaA-� Deb Barker Associate Planner Enclosure 1 A copy of the City's March 8, 2005 letter is enclosed. 05-100590 Doc- ID 32073 CITY OF CITY HALL Federal Way Feder Avenue South • Box 9718 Federall Way, WA 98063-971718 (253) 835-7000 www. cityoffederal wa y. com May 10, 2005 Ms. Dyanne Sheldon Sheldon and Associates, Inc. 5031 University Way NE, #204 Seattle, WA 981054341 RE: File #05-100590-000-00-SU; AUTHORIZATION TO PROCEED Mirror Estates Wetland Review Dear Ms. Sheldon: The purpose of this letter is to authorize the services of Sheldon and Associates in a review of the Wetland Determination and Conceptual Mitigation Plan report prepared by C. Gary Scholes for the above -referenced project. In a March 1, 2005 task authorization request, the City requested an estimate and timeline from Sheldon and Associates for review of the wetland report. Your scope of work, dated April 1, 2005, indicated that a budget of $6,798.00 would be appropriate for the identified tasks. At this time, funds in the amount of $6,798.00 have been received. A copy of the wetland consultant task authorization signed by the applicant will be forwarded to your attention. Please consider this letter as authorization to proceed with the review as detailed in the City's March 1, 2005 task authorization, and your April 1, 2005 scope of work. I can be reached at 253-835-2642 if you have any questions. Sincerely, Deb Barker Associate Planner 05-100590 Doc. I D. 31573 CITY OF *, Federal Way Page - 1 February 9, 2007 J3 Civil PLLC Jerrit Jolma, P.E. 1375 NW Mall Street, Ste. 3 Issaquah, WA 98027 CITY HALL 33325 8th Avenue South • PO Box 9718 Federal Way, WA 98063-9718 (253) 835-7000 www.cityoffederalway.com J F E B 1 2 2007 j City Clerks Nice City of Federal Way RE: WETLAND ELIMINATION AND WETLAND MITIGATION FOR MIRROR ESTATES PRELIMINARY PLAT, PROCESS IV, FWHE#06-12, FW#07-100304-00-UP Dear Applicant: Enclosed please find the Report and Decision of the City of Federal Way Hearing Examiner relating to the above -entitled case. VWPHN rs, CAUSSEA , JR. HEARING EXAMINER S KC/ca cc: All parties of record City of Federal Way Page - 2 CITY OF FEDERAL WAY OFFICE OF THE HEARING EXAMINER IN THE MATTER OF: ) FWHE# 06-12 FW# 07-100304-00-UP WETLAND ELIMINATION AND WETLAND ) MITIGATION FOR MIRROR ESTATES ) PRELIMINARY PLAT ) PROCESS IV I. SUMMARY OF APPLICATION The applicant is requesting approval pursuant to Federal Way City Code (FWCC) Article XIV "Critical Areas" (FWCC Section 22-1356, Division 7, "Regulated Wetlands"). II. PROCEDURAL INFORMATION Hearing Date: January 30, 2007 Decision Date: February 9, 2007 At the hearing the following presented testimony and evidence: 1. Deb Barker, Senior Planner, City of Federal Way 2, Bob Johns, Attorney at Law, 1601 1141h SE, #110, Bellevue, WA 98004 3. Linda Brockmann, 31611 — 111h Place SW, Federal Way, WA 98023 4. Jerrit Jolma, 1375 SW Mall Street, Issaquah, WA 98027 5. Mark Jacobs, 7731 8th Avenue SE, Bellevue, WA 98006 At the hearing the following exhibits were admitted as part of the official record of these proceedings: 1. Staff Report with all attachments (Preliminary Plat) 2. Staff Report with all attachments (Wetland) 1 Power Point Presentation Page - 3 III. FINDINGS 1. The Hearing Examiner has heard testimony, admitted documentary evidence into the record, and taken this matter under advisement. 2. The Community Development Staff Report sets forth general findings, applicable policies and provisions in this matter and is hereby marked as Exhibit "1" with attachments and hereby incorporated in its entirety by this reference. 3. All appropriate notices were delivered in accordance with the requirements of the Federal Way City Code (FWCC). 4. The applicant has a possessory ownership interest in an unimproved, 9.37 acre parcel of property abutting the west side of 8th Avenue SW in the Mirror Lake area of the City of Federal Way. The applicant proposes to subdivide the parcel into 27 single family residential homes. However, the site contains five Category III wetlands and the applicant must fill four of such wetlands to allow road and lot construction. The applicant proposes to create an 11,254 square foot Category II I wetland adjacent to Wetland B, a 38,501 square foot wetland which will remain along with a 50 foot wide, wetland buffer. The applicant also proposes wetland buffer intrusions to include utility line installation, wetland buffer creation and enhancement, and construction of a pedestrian trail. To accomplish the above the applicant has requested Process IV approval. 5. The applicant proposes to fill Wetland A, a 3,748 square foot Category III wetland located in a small, isolated depression at the northeast corner of the site proposed for development with an internal plat road and two plat lots. According to the applicant's and the City's biologist, Wetland A is significantly impacted by residential development, and its hydrology includes surfacewater runoff and shallow groundwater. The northern buffer of the wetland extends off -site to the north and no longer exists. 6. The applicant also proposes to fill Wetland C/D consisting of two wetlands separated by a six to ten foot wide, upland berm with no evidence of a hydric connection. The wetlands together measure 3,568 square feet and are located in a shallow and isolated depression. The wetlands meet the definition of Category III and are also impacted by residential development. Surfacewater runoff and possible shallow groundwater provide hydrology. Page - 4 7. The applicant also proposes to fill 1,886 square foot Wetland E, located in an isolated depression. Due to its small size, Wetland E is not regulated under the Federal Way City Code (FWCC). 8. Wetland B consists of a 38,501 square foot Category III wetland located in a distinct, lineal depression and supported mostly by surface water runoff. The wetland meets the definition of a palustrine forested, seasonally flooded wetland and requires a 50 foot wide buffer. Wetland B functions as a drainage swale that flows across the site from north to south and includes stormwater runoff from the Mirror Woods plat to the north. Wetland B drains to the south into the City storm drainage system. To mitigate the filling of Wetlands A and C/D, the applicant proposes to create an 11,254 square foot Category III wetland abutting the west side of Wetland B. Wetland creation will include the regrading of the wetland buffer; retention of trees; importing of woody debris, snags, and other habitat features; and revegetation with appropriate trees and shrubs. The applicant will monitor the newly created wetland for five years. The City's wetlands expert determined that the conceptual wetland mitigation will result in an overall net gain of wetland function and value. 9. The applicant also requests approval to temporarily intrude into the southern 50 foot wide buffer of Wetland B to allow construction of a storm drainage facility. The applicant proposes to install a 12 inch storm drainage pipe within a 15 foot wide easement that would convey storm drainage from the western portion of the subdivision to the storm drainage facility on the east side of the wetland and buffer. The easement would extend 110 feet through the buffer in an area currently dominated by blackberries. Following construction, the applicant would install an eight foot wide, pervious, pedestrian trail over the pipe. 10. The applicant requests approval to permanent intrude into the Wetland B buffer to allow wetland creation, Wetland Buffer Creation and Enhancement, and construction of the pedestrian trail. The buffer presently consists of dead and dying red alder trees and dense salmonberry and blackberry undercover. The applicant proposes to enhance the entire Wetland B buffer including removal of invasive plant species and installation of native vegetation. The project will increase the Wetland B buffer by 38,372 square feet which includes replacement of the 23,475 square feet of buffer eliminated from the filled wetlands. 11. Prior to filling Wetlands A and C/D the applicant must establish that the request satisfies the decisional criteria set forth in Section 22-1358 FWCC. Findings on each criteria are hereby made as follows; Page - 5 A. The wetlands proposed for filling have limited water quality value according to the Wetland Determination and Mitigation Plan (Exhibit "Al") prepared by the applicant and approved by the City's wetlands biologist. Creation of additional wetland adjacent to Wetland B will expand and increase the water quality capabilities of the overall site. B. Filling the wetlands will not destroy or damage a significant habitat area, but to the contrary, will increase the acreage of habitat on the site as a whole. The project will add native vegetation and habitat features. The wetland report determined that Wetlands A and C/D do not contain significant habitat areas. C. Filling the wetlands will not adversely affect drainage or stormwater retention capabilities. Again, the expansion of Wetland B will improve said capabilities and will increase retention of stormwater. D. The fill will neither lead to unstable earth conditions nor create erosion hazards. The topography of the filled wetland areas is flat and a Temporary Erosion Control Plan (TESC) will address the possibility of erosion hazards. E. Filling the wetlands will not materially, detrimentally impact other property in the area or the City as a whole. While the property owner to the north of Wetland A expressed concerns, development of the plat will direct the storm drainage presently flowing to the wetland to the storm drainage tract located in the south central portion of the plat. F. The wetland fill will result in no net loss of wetland area, function, or value. The applicant will replace the filled wetlands in a 1.5:1 ratio for a Category 3 scrub shrub wetland. The expansion of Wetland B will increase the overall wetland area functions and values on the site. G. The project is in the best interest of the public health, safety, and welfare. The wetland fill coupled with the wetland creation will result in a higher value wetland on the parcel. H. The applicant has demonstrated sufficient scientific expertise and supervisory capability to carry out the project. Page - 6 No evidence showed that the applicant is not committed to monitoring the project and to make corrections if the project fails to meet projected goals. The FWCC requires a five year monitoring period by a qualified firm. 12. Prior to obtaining approval for both temporary and permanent land surface modifications within wetland buffers, the applicant must show that the request satisfies the criteria set forth in Section 22-1359 FWCC. Findings on each criteria are hereby made as follows: A. The construction will not adversely affect water quality assuming that the applicant complies with the approved TESC plan which will address temporary erosion impacts. The applicant will revegetate disturbed areas and/or mitigate impacts in compliance with the wetland mitigation plan. B. The buffer intrusions will not destroy or damage a significant habitat area. Many of the encroachments are necessary to expand Wetland B and increase its diversity and improve its water quality, buffering, and habitat values. While development of the pedestrian trail and the subdivision itself will allow human activity within habitat areas, the applicant will install open rail fencing and educational signage around the buffer. C. The project will not adversely affect drainage or stormwater retention capabilities. Installation of the storm drainage pipe will allow compliance of the plat's stormwater drainage system with adopted City standards. D. The encroachments will not lead to unstable earth conditions nor will they create erosion hazards. The areas proposed for buffer creation have little topographic change, and as previously found, the applicant will follow an approved TESC Plan. E. The encroachment will not materially, detrimentally impact other properties in the area nor the City as a whole, and will not cause the loss of significant open space or scenic vistas. The site has no scenic vistas, but the pedestrian trail will establish usable open space and will not impact the functions and values of Wetland B. F. The encroachment is necessary for reasonable development of the property. Wetland B divides the property into two sections with the only non -wetland area occurring along the south property line. The applicant will utilize one storm drainage system for the entire subdivision and will Page - 7 comply with all adopted City storm drainage standards. The applicant must cross the wetland buffer with a storm drainage pipe. To provide the created wetland and buffer enhancements, the applicant must also have access to the wetland buffers. 13. Prior to obtaining Process IV approval the applicant must establish that the request satisfies Process IV decisional criteria set forth in Section 22-445 FWCC. Findings on each criteria are hereby made as follows: A. The proposal is consistent with the Federal Way Comprehensive Plan as it has undergone SEPA review and complies with applicable zoning regulations. Encroachments into the critical areas will enable development of the subject site consistent with both the comprehensive plan and development regulations. B. The project complies with all applicable provisions of Chapter 20 FWCC and all other applicable laws. C. The project is consistent with the public health, safety, and welfare as the filled wetlands are mitigated by the wetland creation. In accordance with City requirements, no net loss of wetlands or wetland buffers will occur. The pedestrian trail will provide an opportunity for outdoor recreation and technical education as to the importance of wetlands and buffers. D. The streets and utilities in the area are adequate to serve the preliminary plat. All newly constructed plat roads will meet City standards and all intersections operate at acceptable levels of service. E. The proposed access to the preliminary plat is at optimal locations as roads from abutting subdivisions will extend into the site. IV. CONCLUSIONS From the foregoing findings the Hearing Examiner makes the following conclusions: The Hearing Examiner has jurisdiction to consider and decide the issues presented by this request. 2. The request for Process IV approval to allow wetland elimination and mitigation as well as intrusion into wetland buffers satisfies all criteria set forth in Sections 22- Page - 8 1358, 22-1359, and 22-445 FWCC. Therefore, Process IV approval should be granted subject to the following condition: Prior to issuance of construction permits related to any work associated with this application, the applicant shall incorporate all recommendations from the January 19, 2007, OTAK Technical Memorandum into applicable construction related documents for review and approval by City staff, and include verification by the City's wetland consultant, which is fully funded by the applicant. nFrTRI(W The request for Process IV approval to allow wetland elimination, wetland mitigation, and both temporary and permanent intrusion into wetland buffers is hereby granted subject to the condition contained in the conclusions above. DATED THIS 9th DAY OF Feb 7. . CAU EAU , JR. Hearing Examiner TRANSMITTED THIS 9th DAY OF February, 2007, to the following: APPLICANT: J3 Civil PLLC Jerrit Jolma, P.E. 1375 NW Mall Street, Ste. 3 Issaquah, WA 98027 OWNER-. New Concept Homes Christine Balyeat P.O. Box 1229 Issaquah, WA 98027 OTHERS: Bob Johns Christine Balyeat 1601 1141h SE #110 46809 SE 153rd Bellevue, WA 98004 North Bend, WA 98045 Page - 9 Herbert Mall P.O. Box 1229 Issaquah, WA 98027 Heather Balyeat P.O. Box 585 Issaquah, WA 98027 Mark Jacobs 7731 81h Avenue S. Seattle, WA 98106 Linda Brockmann 31611 — 111h Place SW Federal Way, WA 98023 Gary Schulz 7700 S. Lake Ridge Drive. Seattle, WA 98178 Wendy Easter 31601 81h Place SW Federal Way, WA 98023 Chad Armour 6500 — 1261h Avenue SE Bellevue, WA 98006 City of Federal Way c/o Laura Hathway P.O. Box 9718 Federal Way, WA 98063-9718 Page - 10 PROCESS IV Rights to Appeal Decisions of the hearing Examiner may be appealed by any person who is to receive a copy of that decision under FWCC Section 22-443. The appeal, in the form of a letter of appeal, must be delivered to the Department of Community Development Services within fourteen (14) calendar days after the issuance of the Hearing Examiner's decision. The letter of appeal must contain: 2. A statement identifying the decision being appealed, along with a copy of the decision; 3. A statement of the alleged errors in the Hearing Examiner's decision, including specific factual finds and conclusions of the Hearing Examiner disputed by the person filing the appeal; and 4. The appellant's name, address, telephone number and fax number, and any other information to facilitate communications with the appellant. The person filing the appeal shall include, with the letter of appeal, the fee established by the City of the costs of preparing a written transcript of the hearing (or in the alternative, the appellant may prepare the transcript at his or her sole costs from tapes of the hearing provided by the City).The appeal will not be accepted unless it is accompanied by the required fee and cost (or agreement of the appellant to prepare the transcript). Appeals from the decision of the Hearing Examiner will be heard by The City Council. The decision of City Council is the final decision of the City. CITY OF 4A Federal Way NOTICE OF LAND USE PUBLIC HEARING Mirror Estates Preliminary Plat Federal Way File #05-100590-00-SU Notice is hereby given that the City of Federal Way Hearing Examiner will hold a public hearing at 2:00 p.m. on January 30, 2007, or shortly thereafter, in Federal Way City Council Chambers (33325 e Avenue South, PO Box 9718, Federal Way, WA 98063-9718) for the following project. Name: Mirror Estates Preliminary Plat Project Description: Proposed subdivision of a 9.37-acre undeveloped site into 27 single-family residential lots, with storm drainage pond, and right-of-way improvements. Examiner will also review proposed elimination of regulated wetlands with wetland replacernent and mitigation. Applicant: New Concept Homes, PO Box 1229, Issaquah, WA 98027 Jerritt Jolma, J3 Civil, PLLC, agent Project Location: Between SW 3141h Place and SW 316"' Place, and west of 8ch Avenue SW, King County, parcel #072104-9081, Federal Way, WA Date Application Received: February 9, 2005 Date Determined Complete: June 23, 2005 Date of Notice of Application: June 29, 2005 Date of SEPA Determination: October 7, 2006 Existing Environmental Documents: Stormwater Drainage Technical Information Report, Wetland Report, Wildlife Report, and Traffic Impact Analysis. Development Regulations to be Used for Project Mitigation, Known at This Time: Federal Way City Code (FWCC) Chapter 18, "Environmental Policy" (SEPA); FWCC Chapter 19, "Planning and Development"; FWCC Chapter 20, "Subdivisions"; FWCC Chapter 21, "Surface and Stormwater Management"; and FWCC Chapter 22, "Zoning." - Consistency with Applicable City Plans and Regulations: The project will be reviewed for consistency with all applicable codes and regulations including the FWCC; King County Surface Water Design Manual as amended by the Citv of Federal Way; and 'King County Road Standards as amended by the City. Any person may participate in the public hearing by submitting written comments to the Hearing Examiner either by delivering written comments to the Department of Community Development Services before the hearing, or by appearing at the hearing and presenting public testimony in person, or through a representative. The Hearing Examiner will issue a recommendation on the preliminary plat application within 10 working days after the close of the hearing. Any person has the right to request a copy of the Hearing Examiner's decision, once made. Only persons who submit written or oral comments to the Hearing Examiner may appeal the Hearing Examiner's decision. The application is to be reviewed under all applicable codes, regulations, and policies of the City of Federal Way. The official file is available for review during working hours in the Department of Community Development Services (33325 8th Avenue South, PO Box 9718, Federal Way, WA 98063-9718). The staff report to the Hearing Examiner will be available for review one week before the hearing. Questions regarding this proposal should be directed to Deb Barker, Senior Planner, at 253-835-2642. Published in the Federal Way Mirror on January 13, 2007_ Doe, M 39021 eras'Way nm4,nity Development Servippv: 18 y, WA 98063-9718 Way ity Development Sei vices A 98063-9718 WA 98063-9718 r-cmu ill iryb1"�! F OPME TT DEPARTMEN i Hamed & Farishta Hashimi 31615 12th PI SW Federal Way, WA 980234731 416796 0060 NIXIE 960 1 OO 01/19/07 RETURN TO SENDER ATTEMPTED — NOT KNOWN UNABLE TO FORWARD SC: 90063971010 *2126-02693-12-39 90063%971E3 Martha Lipscomb 31609 8th Pl SW Federal Way, WA 98023-4649 555731 0440 RECEIVED BY COMMUNITY DEVELOPMENT DEPARTMENT JAN 2 2 ?_DW NIXIE 900 1 OCR 01119/07 RETURN TO SENDER ATTEMPTED — NOT KNOWN UNABLE TO FORWARD BC: 9006397101O *1726-04972-1.2-:99 Ivan & Valentina Korets 31616 8th PI SW Federal Way, WA 98023-4649 555731 0080 R i3MMUN1TyLR7�'-OPtvl1:IECEIVEDf WARTMENT .BAN 2 2 2007 NIXIE 9BO �. Oi7 01/ 19/ (7'T WA 980623-9718 .1 Way unity Development Services WA 98063-9718 i1 Way tunity Development Services WA 98063-9718 feral Way . mmunity Development Services 718 ay, WA 98063-9718 Sheila E Dolak 1028 SW 316th PI Federal Way, WA 93023-4534 555730 0290 Randall C & Caryn R Jorgenson 31438 8th Ave SW Federal Way, WA 98023-4626 555920 0262 Lester L & Melissa H Leckron 31624 12th PI SW Federal Way, WA 98023-4731 416796 0090 C"MMUNINDEV�P�° TDEPARTMENT JAN i i 2007 CDMUPllTY E)FVFLO PME By T DEPARTMENT JA'l .2 2, ..1fj07 ��Ml>ll[fht8 `fDEll1 LWMgTEPARTMENT j•iW'v 2 M 2007 12 -ice' 27' Fft 7 T �.O ##mUNlTYREGIENVED BY EU OPMENTTOEPARTMENT' Jyh C &. Jen J Yang JA�0 31636 12th PI SW Federal Way, WA 98023-4731 416796 0110 NIXIE 980 1 00 01119Y 07 Way ity Development Services 'A 98063-9718 ral. Way munity Development Services' 8 1, WA 98063-9718 lay y Development Services � 98063-9718 Jay ty Development Services k 98063-9718 Susan K Seaton 1030 SW 314th PI Federal Way, WA 98023-4544 5559200261 Vitality & Liliya Dovgalyuk 31435 12th Ave SW Federal Way, WA 980234505 4168100150 Phai Van Nguyen 31434 11 th P1 SW Federal Way, WA 98023-4539 5560500250 SEAT -\,AIA -TLE 2X RECEIVED BY CMMUNITYI)EVELOPMENT OFPARTMENT JAN 200? N 1X1 E: Sao SE . A i .-.. i .. L't--- vvA:mi'l SEATTLE WA981 .1.'2 --.IAN 2007 PM 8 T 00 011191017 OEPARTMDIT J'A j ? RECEIVED BY AN NI)TY DEVELOPMENT DFPARTMENT SEAT"'FLE-i WIN 98.1 RECEIVED By Cathy L Aby COWIMITY OE"LF-LOP&TWDEPARTMENT 2422 SW 322nd St v.A—.i wpv WA 98023-2517 RECEIVED BY CoMMUNI T'Y 0EVFLOPWNT NPARTMENT Lawrence Danielson mUV 31442 12th Ave SW .1►Iv �' Federal Way, WA 98023-4505 416810 0280 NIXxF- 980 1 00 01/13/07 RETURN TO SENDER ATTEMPTED - NOT KNOWN UNABLE TO FORWARD BC: 9006397181a *2326-10107-12-39 --00P23`-999E %971 Beryl AMaclean>"'ilal 2 ���% 31618 12th Pt Wk SW 98023-4731 Federal Way, 41i6196 0080 MACL618 '•"qboa32901 1705 12 01/18/07 RETURN TO SENDER MACLEAN NOT OffLIVERABLE AS ADDRESSED RffABLE TO RW TURN TO SENDERD Ezequiel Rodriguez RECEIVED BY 1817 S 281st PI #128 C-®MMUNITY JF HOPME TT DEPARTMENT Federal Way, WA 98003-9266 416810 0260 JAN 2 2 2007 li,.r,„-,1,rl,l,Ilrr,tlllrll:,,r,1`I'ri„lrl„III'"'Ir'i"1'll tyDevelopment Services t A 98063-9718 -j Reginald L Edmond 3117 S 192nd St #208-C Seatac, WA 98188-5363 416796 0100 141-- 2 " �c us i 00fAM UNITY QEVF .GPV,Fdr DEPARTMENT JAIL 2 2 2007 NIXIE Sao 1 01. 01120107 RETURN TO SENDER NOT DELIVERABLE AS ADDRESSED UNABLE_ TO FORWARD BC: 98063971.81d *2599-03ess-19-26 11 1 1 1 11 11 111 1 1 1 111 1 111 1 11 1 SEATTLE Wa —71 Q . uy munity Development Services 8 ' , WA 98063-9718 'ay y Development Services k 98063-9718 ay y Development Services .98063-9718 'ederal Way :ommunity Development Services - 9718 Way, WA 98063-9718 Alexandra & Yaknv P Melnik 911 SW 314th P1 Federal Way, WA 98023-4523 556050 0340 Susan K Seaton 1020 SW 314th P1 Federal Way, WA 98023-4544 556050 0170 Anthony J & Julie Norton 31409 11th Pl SW Federal Way, WA 98023-4543 556050 0200 Ice 31625 1I I th F1 SW Federal WaY� WA.916023-4718 555130 0350 IM i 'DF.VEL AN EN DEPARTMENT `! 200? vp� IC9MMU1i ,JAN 2 2 2001 COMMUNITYRECEIVED BY DEVELOPMENT DEPARTMENT .s+AN ?,, Li1t1/ ti {....< � �i '-i -ter. � Y J�`i ' wtiai •.�y vx� RECEIVED BY COMMUNITY bPVP__1.OPMENT ,9 PARTMENT a 01 093 — LU wxa - UJI >R Oz� o i-i 1 010 - LLI F m_ O Dom M = 0 EC 0 _ C4 = — H 6i z m F � h LrI Ldo N 00 r4,.,w� w o � m LU .. >- Q N O Lu - O e� ll�z 0 1 zi WI 14; a F- z O Ok W m w H H z 4% c[TY OF Federal Way NOTICE OF LAND USE APPLICATION Name: Mirror Estates Preliminary Plat Description: Proposal to subdivide a vacant 9.37-acre site into 27 single-family residential lots. The project includes street improvements including the extension of 8"' and 11d' Place SW, construction of storm -drainage facilities, utility improvements, and wetland mitigation. Applicant: Jerrit Johna, Peterson Consulting Engineers Location: Between SW 314th Place and SW 316th Place, west of 8s' Avenue South. Date Application Received: February 9, 2005 Date Determined Complete: June 23, 2005 Date of Notice of Application: June 29, 2005 Permits Required by this Application: State Environmental Policy Act (SEPA) (File #05-100591-SE) & Preliminary Plat (File #05-100590-SU) Existing Environmental Documents: Technical Information Report Drainage Analysis, Wetland Determination and Conceptual Mitigation, Traffic Impact Analysis, School Access Analysis Relevant Environmental Documents are Available at the Address Below: X YES NO Development Regulations to Be Used for Project Mitigation, Known at this Time: Federal Way City Code (FWCC) Chapter 18, "Environmental Policy" (SEPA); FWCC Chapter 19, "Planning and Development"; FWCC Chapter 20, "Subdivisions"; FWCC Chapter 21, "Surface and Stormwater Management"; and FWCC Chapter 22, "Zoning" Consistency with Applicable City Plans and Regulations: The project will be reviewed for consistency with all applicable codes and regulations including the FWCC; King County Surface Water Design Manual as amended by the City of Federal Way, and King County Road Standards as amended by the City. Any person may submit written comments on the Notice of Land Use Application to the Director of Community Development Services by July 13, 2005. The official project file is available for public review at the Department of Community Development Services (address below). Any person has the right to submit written comments to the Hearing Examiner and appear at the public hearing of the Hearing Examiner to give comments orally. Notification of the public hearing date will occur approximately 15 days prior to the scheduled hearing date. Only persons who submit written or oral comments to the Hearing Examiner may challenge the recommendation of the Hearing Examiner. Contact: Deb Barker, Associate Planner, 253-835-2642 City of Federal Way 33325 8'h Avenue South PO Box 9718 Federal Way, WA 98063-9718 Published in the Federal Way Mirror on June 29, 2005. 05-100590 Doc. I.D. 32173 vic;iN/ % Y MAP (NOT TO SCALE) Mirror Estates Preliminary Plat 05-100590-SU 05-100591-SE SECT. 7, TWP. 21 N, RGEE, 4 E., W.M. ETERSON 4010 like Washington DWN. BY. DATE.' R JOB NO. i Blvd. N.E., Suite 300 PCG 417105 MULL-008 CONSULTING Kirkland, WA 98D33 Tel (425) 827 5874 CHKD. BY.' SCALE. Fax (425) 822-9154 FIGURE JD NONE Way city bevelopment Services 'A 98063-9718 COMMUNITY b>V�LO�y�viA MENT JUN 2 9 2005 Ly Development Services 98063-9718 Way ity Development Services A 98063-9718 al. Way nunity Development Services i WA 98063-9718 Hamed & Farishta Hashimi 31615 12th PI SW Federal Way, WA 98023-4731 416796 0060 Danny & Patricia F Banuelos 31412 12th Ave SW Federal Way, WA 98023-4505 556050 0220 Curtis J Suelzle 1002 S 317th St Federal Way, WA 98003-5334 555730 0110 Cathy; Ahy 2422 SW 322nd St Federal Way. WA 98043.2517 556050 0260 vow _,....-ion JUL 200.t� V. co P M d .. 23 j''% CEIVED_ Eop MQN EIIEI»0NEN,PAIfw.P� A 98063-9718 Way ity Development Services A 98063-9718 Nay ity Development Services 'A 98063-9718 y Development Services 18063-9718 `��ED B Y CDM1Ul�1p1TY❑ ELOPMENTDEPAFITMENTr Reginald Edmond) dSt#" •C Seatac, WA 98188-5363 416796 0100 COMMUNV ITY ��o"'4D IDEPARTMENT JUL 12 2005 Adam R & Rebecca L Buchan 34-26(Y�� F y, 25 55§9M" 07 ra— JUL 1 1 2005 o :- )sI-, F �oMrt�uNr�,,DE-ui oV Df3 P Ezequiel Rodriguez 1817 S 281 st PI #128 Federal Way, WA 98003-9266 416810 0260 Phai Van Nguyen 31434 11 th A SW Federal Way, WA 98023-4539 556050 0250 w NNW l � t r�' koo .terse.., y�.�.•.Rt+w..v. s NA 98063-9718 n C-%.' L- . ... ....... z?" 1-Puj jt/Al 2 CITY OF FEDERAL WAY 335301 st Way S Federal Way, WA 98003-6200 5560500440 Tay y Development Services �.4 98063-9718 F' RECEJVFaB COMMMn DEVELOPMENT j CITY F, FEDERAL WAY Ways WA 98003-6200 CICAA4A AAln ty COMMUNITY RECEIVED BY 7 Development Services 0EVROPMEWDEPARTMEN! 98063-9718 JUL 0 1. 2005 Sheila E De '.']k 1023 S -1 St Fedcra- W, 5557' Tay .y Development Services � 98063-9718 RECEIVED 13�' 00MMuAf1TYD,1,,,,,p� -� -rDcPAPT4,,,,, f At 2 2% OL Ivan& Valen ' a korets Its J 1� 31616 8th P/W� ��� Federal Way, WA 9W2/4649 5557310080 ci NIXIE K CITY. OF Federal Way NOTICE OF ENVIRONMENTAL MITIGATED DETERMINATION OF NONSIGNIFICANCE MIRROR ESTATES PRELIMINARY PLAT FEDERAL WAY FILE #05-100591-00-SE The City of Federal Way has determined that the following project does not have a probable significant adverse impact on the environment, and an Environmental Impact Statement (EIS) is not required under RCW 43.2 1 C.03 0(2)(c). This decision was made after review of a completed environmental checklist and other information on file with the City. PROPOSED ACTION: Subdivision of a 9.37-acre site into 27 single-family lots with street improvements, construction of storm drainage facilities, utility improvements, and wetland mitigation. Approximately 23 percent of the site will be retained in a separate open space tract containing a regulated wetland and wetland buffer, as well as newly created wetland. Proponent: New Concept Homes, PO Box 1229, Issaquah, WA 98027 Location: South of SW 310 Place and west of 8 h Avenue SW in the SW I/4 of Section 07, Township 21 North, Range 04 East, W.M., parcel #072104-9081. MITIGATION MEASURES (SUMMARY): 1) Any development within Tract A including the pedestrian trail and the wetland creation and wetland buffer mitigation shall be designed and constructed as required by the Director of Community Development Services to protect and enhance wildlife habitat to the maximum extent feasible. 2) Prior to final plat approval, the developer shall prepare and implement a plan for the creation of supplemental snags within permanent open space area based on an evaluation of trees remaining following the clearing and grading phase of plat infrastructure construction. 3) Prior to final plat approval, the final plat shall contain language that encourages informational and educational programs and activities dealing with the protection of wildlife. 4) In order to mitigate for potential adverse transportation impacts resulting from the construction of the project, the four -impacted six -year Transportation Improvement Plan (TIP) projects must be constructed by the applicant prior to final plat approval. Ln lieu of constructing these TIP projects prior to final plat approval, the applicant may voluntarily offer to pay a pro-rata share contribution of $76,347.00 towards the two impacted (TIP) projects based on the calculation in the MDNS. Further information regarding this action is available to the public Ripon request at the Federal Way Department of Community Development Services (Federal Way City Hall, 33325 88' Avenue South, Federal Way, WA, 98003). Contact Deb Barker, Senior Planner, at 253-835-2642. This MDNS is issued under WAC 197-11-340(2). Comments must be submitted by 5:00 p.m. on October 23, 2006. Unless modified by the City, this determination will become final following the comment deadline. Any person aggrieved by the City's determination may file an appeal with the City within 14 days of the above comment deadline. Published in the Federal Way Mirror on October 7, 2006. 05-100591 Doc ID. 38272 Map Date: October, 2006 City of Federal Way 33325 8th Avenue South Federal Way, WA 98063 This map is intended for use as CITY OF - a graphical representation ONLY. Federal Way The City of Federal Way makes no warrenty as to its accuracy. Mirror Estates Preliminary Plat I11 r � r: 7 0 Poi-94; " N 200 0 200 400 600 800 Feet Vicinity Map Way , ,pity Development Services dVA 98063-9718 Vay ity Development Services A 98063-971-8 I Way lnity Development Services JVA 98063-9718 Anthony J & Julie Norton 31409 11th PI SW Federal Way, WA 98023-4543 556050 0200 Vitality & Liliva Dovgalyuk 31435 121h Ave WA 8023-4505 Federal Way, 416310 0150 Gregory G & Debbie H Davis 828 SW 316tb Ct ggU23-4705 Federal Way, WA 555731 0150 SEATTTLE . A ..+r RECEIVED BY COMMUNITY DEVELOPMENT DEPARTMLNT e3 f 17 2006 Jw71'�(`1't~ :�JLiLl 1 U1L9 1UJZa�'UYt R .CTURN . TO .'Qs£KDER ATTEMPTED — NOT XNOW l RECEIVED BY COMMUNITY DEVELOPMENT DEPARTMENT OCT 17 2006 wtou Al �T -2>W PM -4 L UU xw y I ues AEG AVP fl DEPpRT4 EM, DAV182S p8OR33o03 1805 24 10/,12/06 FORWARD TIME EXP RTN TO SEND DAVIS 33115 i5T PL SW APT 805 FEDERAL WA'1'' WA 95023-6259 -%w"- - i."a,� c�;,•:?�'�';?�•}irr j RETURN TO SENDER till 1111"ll!Fill EI`iIl]!?11i) d Ej till 41I ray y Development Services k98063-9718 'ay . y Development Services �98063-9718 -velopment Services ,063-9718 Martha Lipscomb 31609 8th PI SW Federal Way, WA 980234649 555731 0440 SEATTLE W'A. V .+=l1-T RECEIVED BY COMMUNITY DEVELOPMENT DEPARTN�, v i OCT 17 203 )�Gb EAT TLE WA9$i 06 OCT 2006 F>M 3- 'T Phai Van Nguyen RECEIVED BY 31434 1 Ith Pl SW COMMUNITY EaEyl"I�APllly►T DEPARTMENT,N Federal Way. WA 9R(YJ;,asao"��"` i M 6JL Ivan Sr, Valentina Korets 31616 8th PI SV'N�A 98023�+649 Federal W,y; 555731 0080 FINEIVED BY ,CgIMUNITY bpVEWphjl: mT DEPARTMENT UL f��6 lay. . SEA�rrLE WA wad. ty Development Services A 98063-9718 t'EV1"�IaPMD B EPAFITME�� Beryl A Maclean CC�MM11kin 31618 12th Pi SW Federal Way, WA 98023-4731 416796 0080 �l L IL 458 :1 56 ib) it/59 RETURN TO ENDER A71JD NAM,LE,o FORWARD �Td Vay ty Development Services•• _ .. A 98063-9718 Way nity Development Services OVA 98063-9718 Alexandra & Yakov P Melnik 911 SW 314th PI Federal Way, WA 98023-4523 556050 0340 Susan K Seaton 1020 SW 314th P1 Federal Way, WA 98023-4544 556050 0170 HECEIVEDgY C0h1MUNITYDI VF1_0PMFN1T DEPARTMENT OCT 1 6 2006 MELN911 P,X980a3300SENDER 24 10/12/06 ETURN TOMELNIK NOT DELIVERABLE AS ADDRESSED UNABLE TO FORWARD RETURN TO SENDER liil; E1 i111111; 311i11i 111il111111111-Lilt lltr�11i 1�1�i111��1 i1J Ct" DWCLdP�5ff EPARTIIAENT I C T 1 6 2006 5EA a si213 98OR33003 i505 a4 iOf 12tOf� SEATON FORWARD TIME EXP RTN TO SEND 46289 37TH AVE NF_ LAKE FOREST PARK WA 96155--! 4::Sb RETURN TO SENDER µ•me " � .'} S-? -, e, 1li1L11i11111111111111111111111111111[lilt !I 11111/11 i1l11l lilt Rose F & Sherman Geraldine Scharf OCT 31418 12th Ave SW ZQO� Federal Way, WA 98023-4505 416810 0250 SEATTLE �VA 981 o+5 ocr 2oL)6 Pm 3. T Lester L & Melissa H Lecl"n 31041xthl)l SW 98023-473k Federal Way, 416796 0091) RECEIVED B flEPART lEN7 cAP�Ni ggy DuELOPMEN OCT 16 Nub rr ay ity-Development Services A 98663-9718 Way city Development Services 'A 98063-9718 Way uty Development Services rA 98063-9718 I Way .mity Development Services WA 98063-9718 X-1k'Y ! r %.I'- y, 4•a .- .��iCC �- @ J 2l' usa Susan K Seaton 11330 :9 W 314th P1 n?Federal Way, WA 98023-4544 �jJ � VL � ey 55597�6�4 Pr st K ISFATTCFEW Candido & Viol Martinez 31419 12th Ave SW RE - EIVED BYV COMMUNRYO Q r� yTA I AF1Th Aii Federal Way, WA 98023-4505 Q C T(� 416810 0170 MARL419* 98Oa33003 1806 24 10/12/06 MIIOIT.AIC9 RETURN 70 SENDER ,06 Lawrence Danielson (10M JNITI'RE E RECEIVED $�EpARTMENT 31442 12th Ave SW Federal Way, WA 98023-4505 OCT 1 6 Z006 41681.0 0280 -- DAN1+4412 .. 9.f5o233.00a __t4_0S__Z4. ---- _ -j Colin B & Wendy D Macgregor 820 SW 316th Ct Federal Way, WA 980234705 555731 0130 00M UNITY I)E E RECEIVED T I)EPARTMENT OCT 16 2006 N019NIHGYM 'AYM 1"Ma3d - -- f S31b'1S3 a102faIIW �I �i�1 NV�d NOLLYGI11W QN'd'713M vo DTI Y ?[a d NY laA MSI/xW3AO . ,a •-.w. ail d •-. m R_ IL -CFOvj �. 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EXHIBIT_ F, f �3rsjij�'��pyy VI Is L995-9Z5-90Z H.l' sues •NII 'al„vaS -' +IS 4,0e 3N L141 .o adv�awvl - V119 Cog 4 S3LT.Si NV-W 3drg-�c MILL 9 !IE Ial 1lIG N r � illll Il1i011111�0l�I�I I� CI�I�I � a LU LU W E y o jyQ E c xxj � !g � y +�+ ■t t� ��4 C E i § is P $ g " ¢ ° tta"g raga "ono r ' : 'a ��e` gag3CE b; eo zZz W; ee�gIIT. �Str o=e-h� � n4 O OiF o 733f t 8 3e d•g� see a g ja� 03 �h�3 �€ W' al i 3: �M1ffi�� ;� � € xF 3�� sW ��'b m w �E�'O� k � ��� a FaK• � ha Eh-.caa F. e ¢ 6 I J.. - CHICAGO TITLE INSURANCE COMPANY 701 FIFTH AVENUE, #3400, SEATTLE, WA 98104 Order No.: 001153765 PROPERTY ADDRESS: FEDERAL WAY, WASHINGTON Your No.: MIRROR ESTATES R EC S I VE r PETERSON CONSULTING ENGINEERS 4030 LAKE WASHINGTON BLVD. NE, STE.200 KIRKLAND, WASHINGTON 98033 ATTN: JOHN NELSON 1/1 FEB 0 8 2005 CITY OF FEDERAL. WAIF BUILD43 DEPT. Enclosed are your materials on the above transaction. If you have any questions regarding these materials, please contact us. Thank you for this opportunity to serve you. ««««««««««««««««««<»»»»»»»»»»»»»»»»»»» UNIT 10 - YOUR COMPLETE BUILDER/DEVELOPER SERVICE CENTER WE HAVE EXPANDED TO SERVE ALL YOUR TITLE INSURANCE NEEDS RELATED TO LAND ACQUISITION, DEVELOPMENT FINANCING AND PROPERTY SUBDIVISION. MIKE HARRIS TITLE OFFICER (206) 628-5623 (E-MAIL: MICHAEL.HARRIS@CTT.COM) KEITH EISENBREY TITLE OFFICER (206) 628-8377 (E-MAIL: KEITH.EISENBREY@CTT.COM) SERVE KINSELLA CONDO COORDINATOR (206) 628-5614 (E-MAIL: STEVE.KINSELLA@CTT.COM) BOB BLOEDEL SENIOR TITLE EXAMINER FAX NUMBER (206) 628-5657 NEW ADDRESS ALERT: CHICAGO TITLE has moved its Seattle office from the 18th to the 34th floor of the Bank of America Tower. Effective January 20, 2004, our new address is: 701 Fifth Avenue, Suite 3400 Seattle, WA 98104 Our phone and fax numbers are still the same, but please note that our e-mail addresses have changed, as shown above. C. AGO TITLE INSURANCE COMPANY 701 FIFTH AVENUE, #3400, SEATTLE, WA 98104 PLAT CERTIFICATE Order No.: 1153765 Certificate for Filing Proposed Plat: In the matter of the plat submitted for our approval, this Company has examined the records of the County Auditor and County Clerk of KING County, Washington, and the records of the Clerk of the United States Courts holding terms in said County, and from such examination hereby certifies that the title to the following described land situate in said KING County, to -wit: SEE SCHEDULE A (NEXT PAGE) VESTED IN: NEW CONCEPT HODS, INC. EXCEPTIONS: -- SEE SCHEDULE B ATTACHED CHARGE: $ 2 0 0.0 0 TAX: $17 . 6 0 Records examined to JANUARY 14, 2005 at 8 : 0 0 AM By HARRIS/EISENBREY Title Officer (206)628-5623 PCATCRTA/RDA/0999 .ICAGO TITLE INSURANCE COMPAN PLAT CERTIFICATE SCHEDULE A (Continued) Order No.: 1153765 LEGAL DESCRIPTION THE SOUTH HALF OF THE SOUTH HALF OF THE NORTHEAST QUARTER OF THE SOUTHWEST QUARTER OF SECTION 7, TOWNSHIP 21 NORTH, RANGE 4 EAST, WILLAMETTE MERIDIAN, IN KING COUNTY, WASHINGTON; EXCEPT THE EAST 180 FEET OF THE NORTH 133.43 FEET THEREOF. PLATCRTL/RDA/0999 CHICAGO TITLE INSURANCE COMPANY PLAT CERTIFICATE SCHEDULE B Order No.: 1153765 This certificate does not insure against loss or damage by reason of the following exceptions: GENERAL EXCEPTIONS: A. Defects, liens, encumbrances, adverse claims or other matters, if any, created, first appearing in the public records or attaching subsequent to the effective date hereof but prior to the date the proposed insured acquires for value of record the estate or interest or mortgage thereon covered by this Commitment. B. Rights or claims of parties in possession not shown by the public records. C. Encroachments, overlaps, boundary line disputes, and any other matters which would be disclosed by an accurate survey and inspection of the premises. D. Easements or claims of easements not shown by the public records. E. Any lien, or right to lien, for contributions to employee benefit funds, or for state workers' compensation, or for services, labor, or material heretofore or hereafter furnished, all as imposed by law, and not shown by the public records. F. Liens under the Workmen's Compensation Act not shown by the public records. G. Any service, installation, connection, maintenance or construction charges for sewer, water, electricity or garbage removal. H. General taxes not now payable; matters relating to special assessments and special levies, if any, preceding or in the same becoming a lien. I. Reservations or exceptions in patents or in Acts authorizing the issuance thereof; Indian tribal codes or regulations, Indian treaty or aboriginal rights, including easements or equitable servitudes. J. Water rights, claims, or title to water. K. THIS REPORT IS ISSUED AND ACCEPTED UPON THE UNDERSTANDING THAT THE LIABILITY OF THE COMPANY SHALL NOT EXCEED ONE THOUSAND DOLLARS($1000.00). PLATCRTB/RDA/0999 .ICAGO TITLE INSURANCE COMPAN A D c D E PLAT CERTIFICATE SCHEDULE B (Continued) Order No.: 1153765 EXCEPTIONS 1. EASEMENT AND THE TERMS AND CONDITIONS THEREOF: DISCLOSED BY: IN FAVOR OF: PURPOSE: AFFECTS: RECORDED: RECORDING NUMBER: DEED UNDISCLOSED ROAD EASTERLY 30 FEET NOVEMBER 9, 1948 3852937 2. EASEMENT AND THE TERMS AND CONDITIONS THEREOF: GRANTEE: PUGET SOUND POWER & LIGHT COMPANY, A MASSACHUSETTS CORPORATION PURPOSE: ELECTRIC TRANSMISSION AND DISTRIBUTION LINE AREA AFFECTED: EAST 30 FEET RECORDED: SEPTEMBER 25, 1953 RECORDING NUMBER: 4383069 3. TERMS AND CONDITIONS OF NOTICE OF CHARGES BY WATER, SEWER, AND/OR STORM AND SURFACE WATER UTILITIES, RECORDED UNDER RECORDING NUMBER 8106010916. 4. GENERAL AND SPECIAL TAXES AND CHARGES, PAYABLE FEBRUARY 15, DELINQUENT IF FIRST HALF UNPAID ON MAY 1, SECOND HALF DELINQUENT IF UNPAID ON NOVEMBER 1 OF THE TAX YEAR (AMOUNTS DO NOT INCLUDE INTEREST AND PENALTIES): YEAR: TAX ACCOUNT NUMBER: LEVY CODE: ASSESSED VALUE -LAND: ASSESSED VALUE -IMPROVEMENTS: GENERAL & SPECIAL TAXES: 2005 072104-9081-07 1205 $ 588,000.00 $ 0.00 BILLED: $ NOT AVAILABLE PAID: $ 0.00 UNPAID: $ NOT AVAILABLE NOTE: TAXES FOR 2004 IN THE SUM OF $ 6,865.13 HAVE BEEN PAID. 5. DEED OF TRUST AND THE TERMS AND CONDITIONS THEREOF: GRANTOR: NEW CONCEPT HOMES, INC., A WASHINGTON CORPORATION AND ISSAQUAH FARM ASSOCIATES, L.L.C., A WASHINGTON LIMITED LIABILITY COMPANY TRUSTEE: ROBERT B. SPITZER, ESQ. PCATCRTBI /RDA/0999 .ICAGO TITLE INSURANCE COMPAN PLAT CERTIFICATE SCHEDULE B (Continued) Order No.: 1153765 BENEFICIARY: COVENANT MORTGAGE CORPORATION AMOUNT: $ 1,070,000.00 DATED: OCTOBER 15, 2004 RECORDED: OCTOBER 22, 2004 RECORDING NUMBER: 20041022001230 LOAN NUMBER: 0429 THE AMOUNT NOW SECURED BY SAID DEED OF TRUST AND THE TERMS UPON WHICH THE SAME CAN BE DISCHARGED OR ASSUMED SHOULD BE ASCERTAINED FROM THE HOLDER OF THE INDEBTEDNESS SECURED. p AFFECTS: INCLUDES OTHER PROPERTY G 6. THE LEGAL DESCRIPTION IN THIS COMMITMENT IS BASED ON INFORMATION PROVIDED WITH THE APPLICATION AND THE PUBLIC RECORDS AS DEFINED IN THE POLICY TO ISSUE. THE PARTIES TO THE FORTHCOMING TRANSACTION MUST NOTIFY THE TITLE INSURANCE COMPANY PRIOR TO CLOSING IF THE DESCRIPTION DOES NOT CONFORM TO THEIR EXPECTATIONS. it NOTE 1: THE FOLLOWING MAY BE USED AS AN ABBREVIATED LEGAL DESCRIPTION ON THE DOCUMENTS TO BE RECORDED TO COMPLY WITH THE REQUIREMENTS OF RCW 64.04. SAID ABBREVIATED LEGAL DESCRIPTION IS NOT A SUBSTITUTE FOR A COMPLETE LEGAL 1ESCRIPTION WHICH MUST ALSO APPEAR IN THE BODY OF THE DOCUMENT: PORTION OF THE NORTHEAST QUARTER OF THE SOUTHWEST QUARTER OF SECTION 7, TOWNSHIP 21 NORTH, RANGE 4 EAST. END OF SCHEDULE B PCATCRB2/RDA/0999 .ICAGO TITLE INSURANCE COMPAN PLAT CERTIFICATE SCHEDULE B (Continued) Order No.: 1153765 s THE FOLLOWING PARTIES HAVE BEEN SENT A COPY OF THIS COMMITMENT: PETERSON CONSULTING ENGINEERS 4030 LAKE WASHINGTON BLVD. NE, STE.200 KIRKLAND, WASHINGTON 98033 JOHN NELSON 1/1 (425)827-5874 NEW CONCEPT HOMES P.O. BOX 1229 ISSAQUAH, WASHINGTON 98027 CHRISTINE BALYEAT 1/1 (425)427-1714 PLATrRB2/RDA/0999 0 CHICAGO TIT_ iNSURANCE COMPANY 701 FIFTH AVENUE, #3400, SEATTLE, WA 98104 PHONE: (206)628-5600 FAX: (206)628-4725 IMPORTANT: This is not a Survey. It is furnished as a convenience to locate the land indicated hereon with reference to streets and other land. No liability is assumed by reason of reliance hereon. X4 sw/� 7 ,4 MM k i^...�rr�A ��®" , �� �, • rA� r �. + { .� r.M1 ~ .nrr r. D i Ir ~ yr N �. n. 'f Y •Y 17 s6 - Is 114 . 13 Ix 11 10 f 6 , i • 1 s s' .'Y_ �� ` i {7{— aj'.0 MV D• i ~ - 22« a..• w sr 312.2 Nut. aiN w r « 4 rr r .+.• i i me ' i x' i - i • � r t x A - � .. ri'• . s• �•�r 20 i ��r s ✓, f r��= tl=Jia'' r 1 K•}r• 1 1`Z 3 �1 n , i rau oe a[V � r° r a r•'' •� 31 , = 30 79 • • ZD 23 26 = xs 31• • 3v S 2'J XM •�• � J • •" • $[J 33r" 33r • 3MTH rL �o�.r «�'�. +e z�, f �y z . 4 •xY;� »�'� 1y •'� •��, •�• Ft�ti 1 11•ye �'_ - sr.3 Gr11 St s° ..r r . -... a la f 3� ;� 4 •�, y 1 23 _ xx +21�1 1 2,0 , �••••� •1, �, r%. n7i A34� � ry�l rr+.I�;. q �+%�' : ., ]brM�h ... Yzo �R . _ �.� .D� 1 .,Y.:•. .fr fl .. r °�.•�•/ !l11Y�r•/// .. ­V. 3 MAP RDA D 20041022001229.001 Ut 11 Recording Requested By and When Recorded Mail To: NEW CONCEPT HOMES, INC. PO BOX 1229 ISSA LfAii, WA 98027 E2078488 10122/26M 12:49 KING COUNTY UA TAXI 14,418.Of S7E'vvART i ITLE �'I-C la,mar • s° PAGE001 OR 001 G5PERSONAL REPRESENTATIVE'S DEED GRANTOR: Keith Noess as Personal Representative of Estate of Cecelia Ann Chesko Wheeler GRANTEE: New Concept Homes, Inc. LEGAL DESCIti-I' ON (Abbreviated): Section 7, TWP 21 N, RG- 4E WM; NE'/. SW 3/a Assessor's Tax Parcel ID# 0721049081 Reference Nos. of Documents Released or Assigned: The undersigned Grantor, KEPTH NOESS, Personal Representative of the Estate of CECELIA ANN CHESKO WHEELER, whose address is c/o Snure, Regeimbal & Burke, P.L.L.C., 612 S. 227w Street, Des Moines, VITA 98198, is the duly appointed, qualified, and acting Personal Representative of the Estate of CECELIA ANN CHESKO WHEELER, deceased- Grantor was appointed Personal Representative on October 14, 2003, in the Superior Court of the State of Washington, in and for the County of King, Cause No. 03-4-00971-4 KNT. The Grantor is authorized to settle the estate without further court intervention and supervision. Grantor for and in consideration of ten dollars ($10.00) in hand paid, and other good and valuable consideration, conveys and quit claims to NEW CONCEPT HOMES, INC: the following described property, situated in the County of King, State of Washington together with any interest therein the Grantor may hereafter acquire: See Exhibit A DATED this —�L_ day of October, 2004. Estate of CECELIA ANN CHESKO WHEELER KE1TH NOESS, Personal Representative 1 20041022001229.002 Jw STATE OF WASHINGTON, } ACKNOWLEDGMENT ) ss. OF County of King ) REPRESENTATIVE I certify that I know or have satisfactory evidence that KEITH NOESS is the person who appeared before me, and said person acknowledged that he signed this instrument, on oath stated that he was authorized to execute the instrument and acknowledged it as the Personal Representative of the Estate of Cecelia Ann Chesko Wheeler to be the free and voluntary act of such party for the uses and purposes mentioned in the instrument. Dated: ) c) LqCIO r JFY MAN ON TARY PUBLIC E OF WASHNMN se7� ISSION � I� S1�e11 M . vo�v Notary Public in and for the St e Washington, Residing in _ _ My appointment expires /-:�;- C7C� 20041022001229.003 EXHIBIT "A" THE SOUTH HALF OF THE SOUTH HALF OF THE NORTHEAST QUARTER OF THE SOUTHWEST QUARTER OF SECTION 7, TOWNSHIP 21 NORTH, RANGE 4 EAST, W.M. IN KING COUNTY, WASHINGTON; EXCEPT THE EAST 180 FEET OF THE NORTH 133.40 FEET THEREOF. D ► *T 9-48 3652937 � mar 18--4l3 $1280. Sl.b7 Irsx 4:.50 s-t Stuart a.Tulloch and Jessie P.Tulloch hw and RdwArid Clifrerd and Myrtle R.Clitford ho to tank Low', Pr cy and a—` to ■p the tdre in kew r# of .Q of wt of sirs of See 7 Tt, 21 %r awo �Llo j to an esot for road pure over the TINY 30 ft and sub j to Cc meet Vabj to this dead ie 9V'n In fulot of a re cont of sole dtd Feb 16-46 and it accepted by the par ee torah, end ire subj to ai y txx oL• aofyrts lot have accrued adat the prop wince tht date, and Is alAo ,pub j twV 114ma or lim Itait wKi have heen placed on the drop th:ru the seta of they gto* --- bal sign Bak and slg addnias am "M 930 -Y-- (9 � Esmt :Sep �2 1 4363(*q ep i2 �► . ovc (Nont:cbl lU�0u5) Frank Lamb and Hattie M. Lamb, hwf' to Puget Sound Puwer and L pt Company, a Mass-n.-.r-p p :y 3n1 ~rant--sm frm as 2 821'61--singie-- ITIe S� of the SE-k of theNEJ of the SWJ w' sect-1'-21-4 ewm .:eas cu road. --as now staked out, located and esta-t,iished across, over and upon tht certaJU4 private road r.ow in use cn the E 30 ft of the abv des tr.--mtgeepara stricken -- Fit, sp Ci t ymp ia, wn 'Id STcu b Xf' t, 'J J NOTICE OF ADDITIONAL TAP OR CONNECTION CHARGES 03 PURSUANT fO R.C.W. 65.08.170 STATE OF WASHINGTON) ) ss. County of King ) The undersigned, being first duly sworn on oath, deposes and says: That he is the duly appointed and acting Manager of [dater District No. 124, King County, '..ashing`on, and is authcrized to file this notice. That the lands described on the attached Exhibit "A" are subject to additional tap or connection charges before connection for water can be made. The precei_.,e sum payable by any parcel therein will be furnished by Water District No. 124, 31628 - 1st Avenue South, Fe&. -al Way, Washington, upon request. VI - am MartiA. Nhnager Water District No. 124 King County, Washington Subscribed and sworn to before me this day of a 19 0 otary Public in . or th Stare of Washington, residing at ,km 1 2 34 PU HUMS ELEC7711:1: Thence Westerly along said North line and its Westerly extension to its intersection wit', the centerline of 12th Avenue Southwest; Thence Northerly along said centerline to its intersection with the centerline of Marine Viiw Drive; firm P:XIfIr,I I ''.q" LEGAL DESCRIPTION Bound ary King County Water District No. 124 April 1981 Beginning at the Northeast corner of the SE 1/4 of Section 6, Township 21 North, Range 4 East, W.M.; Thence Westerly along the North line thereof to its inter- section with the West line of the East 1/2 of the East 1/2 of the NW 1/4 of the said SE 1/4; JThence Southerly along said West line to its intersection with the North line of the SW 1/4 of the said SE 1/4; co Thence Westerly along said North lire to its intersection with the East line of the West 1/2 of the West 1/2 of the said SW 1/4 of the SE 1/4; Thence Southerly along said East line to its intersection with the North line, of Maltb;r Terrace, according to plat thereof recorded in volume 91 of plats, page 52, vecords of King County, Washington; Thence South 81*01125" West along said North line 259.23 feet; Thence North 88'50137" h:st 30 feet to an intersection with the centerline of 8th Avenue Southwest; Thence Southerly along said centerline to its intersection with the centerline of Robert Maltby Road; Thence Westerly along said centerline of Robert Maltby Road to its intersection with the Southerly extension of the East line of Lots 6 through 11, Block 6, of Marine View Estates, according to plat thereof recorded in volume 44 of plats, pages 59 and 60, records of King County, Washington; Thence Northerly along said East line and its Southerly extension to its intersection with the Southerly margin of Southwest 300th street; Thence Westerly along said Southerly margin to its inter- section with the Westerly margin of 10th Avenue Southwest; Thence Northerly along said Westerly margin to its inter- section with rune centerline of said Southwest 300th Street; Thence Westerly along :;aid centerline to its intersection with the Southerly extension of the East line of the West 145 feet of Lots 8 through 13, Block 2, of nr. 14arwood Addition to King County, according to plat there.,= .-corded in volume 52 of the plats, pages 4 and 5, record U ng County, Washington; Thence Northerly along said East line and its £•iutherly extension to its intersection with the North line of said rot 8; Thence Westerly along said North line and its Westerly extension to its intersection with the centerline of 12th Avenue Southwest; Thence Northerly along said centerline to its intersection with the centerline of Marine View Drive; mc T O J 117 ,rher.ce Notitheasterly along said centerline of Marine View 0riva to its intersection with the South line of the North 340 feet of the NE 1/4 of the SW 1/4 of" -§aid Section 6; Thence Westerly along said South line and the South line of the North 340 feet of Government Lot 5, said section 6 to its intersection with the West line thereof, which is also the East line of Section 1, Township 21 North, Range 3 East, W.M.; Thence Southerly along :;aid East line to its intersection with the North line of the South 1/2 of the SE 1/4 of said Section 1; Thence Westerly along sa_•! North line to its intersection with the East line of Government Lot 2, said Section 1; Thence Northerly along said East line to its intersection with the North line of -laid Government Lot 2; Thence Westerly along said North line to iLs intersection with the West line of the East 275 feet of said Government Lot 2; Thence Southerly along said West line ;o its intersection with the North line of the South 530 feet of said Government Lot 2; Thence Westerly along said North line to its intersection with the East line of the West ;77.12 feet of said Government Lot 2; Thence Northerly along said East line tb its intersection with the North li,ie of said Gove-nment Lot 2; Thence Westerly along said North line to its intersection with the West line of the Southeast 1/4 of said Section 1; Thence Southerly along said West line to its intersection with the North line of Section 12, Township 21 North, Range 3 East, W.M.; Thence Westerly along said North line and the North line of Lot 2, Block 7, of Lakota, according to plat thereof recorded in volume 21 of plats, page 33, records of King County, Washington, to its intersection with the Easterly margin of Virginia Avenue; Thence Southerly along said Easterly margin to its inter- section with the Easterly Extension of the North line of Lot 8, Block 6, said I•_.kota; Thence Westerly along said North line and its Easterly extension to its intersection with the West line of said Block 6; Thence Southerly alo:ig said West line to its intersection with the North line of the South 1/2 of the NW 1/4 of said Section 12; Thence Westerly along said North line to its intersection with the West line of said Section 12; Thence Southerly along said West line and the West line of Sections 13 and 24, all in Township 21 North, Range 3 East, W.Y., to its intersection with a line which is 825 feet South of and parallel with the North line of said Section 24; Thence Easterly along said parallel line to its intersection with a line which is 150 feet East of and parallel with the East line of the West 1/2 of the We--t 1/2 of said Section 24; -2- Thence Southerly along said parallel line to its inter- section with the Southwestern boundary line -if King County; Thence Southeasterly along said boundary line to its inter- section with the East line of Region 25, Township 21 North, Mange 3 East, W.M., which is also the West line of Section 30, Township 21 North, Range 4 East, W.M.; Thence continuing Southeasterly along said boundary line through Sections 30 and 31, to its intersection with the West line of Section 32; C!` Thence Southerly along said West line to its intersection _ %.•:th the South line of said Section 32; :D jThence Easterly along said South line, and the South line of Sections 33, 34 and 35 to a point which is 600 feet Easterly of the Sout-hwest corner of the SE 1/4 of the SW 1/4 of said Section 35 all in Township 21 "ortn, Range 4 East, W.M.; Thence Northerly to a pc.int on the South line of the North 1/2 of the said SE 1/4 of the "W 1/4 -hick is 450 feet Easterly of the Southwest corner thereof; Thence Northerly to a point on the South line of the North 1/2 of the said SW 1/4 which is 350 feet Easterly of the West line of the East 1/2 of the said SW 1/4; Thence Easterly along said S.uth line to a point which is 30 feet Southerly of, and at i�ght angles to, a point on the South line of Lot 6, Block 17, of C.D. Hillman's Pacific City Addition to City of Seattle, Division No. 1, according to plat thereof recorded in volume 13 of plats, page 64, records of King County, Washington, which is 275 feat Easterly of the Southwest corner thereof; Thence Northerly to a point on the North line of said Lot 6 which is 240 feet Easterly of the Northwest corner thereof; Thence Westerly 240 feet along said North line to its intersection with the East line of Lot 5, said Block 17; Thence Northerly along said East line to the Southeast corner of Lot 10, said Block 17; Thence Westerly along the South line of said Lot 10 to the Southeast corner of Lot 11, said Block 17; Thence Northerly along the East line of said Lot 11 to its intersection with a line which is °50 feet Sotitherly of and parallel with the North line of said Lot 11; Thence Westerly along said parallel line to is intersection with the West line of said Lot 11; Thence Northerly along said West line and its Northerly extension to its intersection with the South line of Lot 3, Block 18, of said C.D. Hillman's Pacific City Addition to City of Seattit, Division No. 1; Thence ,asterly along said South line to the S.: t_iwest corner of Lot 4, said Block 18; Thence Northerly along the West line of said Lot 4 to its intersection with a line which is 150 feet Northerly of and parallel with the South line of said Lot 4; Thence Easterly along said parallel line to its intersection with the West line of Lot 5, said Block 1S: -3- Thence Northeasterly to a point on the East line of said Lot 5 which is 100 feet Southerly of the Northeast corner thereof; Thence Northerly along said East line 100 feet to the Southwest corner of Lot 8. said Block 18; Thence Easterly along the South line of said Lot 8 to its intersection with a line which is 120 feet Easterly of and parallel with the West line of said Lot 8; Thence Nurtherly along said parallel line to its intersection with the South line of the North 1/2 of the NW 1/4 of said O'- Section 35, which is also the North line of the Town of Pacific v and the South line, of Jovita Heights, according to plat thereof recorded in volume 30 .f plats, pages 12A, 128, 12C, 170, 12E, and 12F, records of King County, Washington; Q? Thence North 89'46109" West along said South line to a point which is South 0*13*51" West from a point on the South line of Lot 36, Block 143, said Jovita Heights, which is 250 feet Easterly of the Southwest corner thereof; Thence North 0*13151" East to the said South line of Lot 36; Thence Northwesterly to a point on the Northwesterly line of said Lot 36 which is 250 feet Northeasterly of the Southwest corner thereof; Thence Northeasterly to the No* _heast corner of Lot 35, said Block 143; Thence Northwesterly along the Northeasterly line of Lots 35 through 26, said Block 143 to the most Northerly corner of said Lot 26; Thence Northerly along the Easterly line of Lots 13 through 4 said Block 143, to its intersection with the South line of Lot 3, said Block 143; Thence Easterly along said South line and itr Easterly extension to its intersection with the centerline of Oregon Drive; Thence Northerly along said centerline to its intersection with the Southwesterly extension of the South line of Lot 10, Block 145, said Jovita Heights; Thence Northeasterly along said South line and its South- westerly extension to -the most Easterly corner of said Lot 10; Thence Westerly along the North line of said Lot 10 and its Westerly extension to its intersection with the centerline of Ohio Drive; Tnence Northerly along said centerline to its intersection with the Southeasterly extension of the Northerly line of Lot 39, Block 146, said Jovita Heights; Thence Northwesterly along said Northerly line and its Southeasterly extension to the most Northerly corner of said Lot 39; Thence Southwesterly 35 feet more or less to an angle point on the centerline of Gregcn Drive; Thence "Vorth 60'02'21" west along said centerline 75.97 feet; -4- 'ihence continuing along said centerline South 89'50'09" West 141.70 feet to its intersection with the centerline nZ Grandview Bourevard; ---- Thence Northerly and Northeasterly along the centerline of said Crandview Boulevard to its intersection with the North- westerly extension of the Southwesterly line of Lot 36 said Block 146; Thence Southeasterly along said Northwesterly extension and the Southwesterly line or said Lot 3E and its Southeasterly extension to its intersection with tha centerline -)f Ohio Dri­i; T -ience North 71*43129" East along said centerline to ;j angle point therein; Thence continuing along said centerline South 72*52'21" East 123.27 feet; Thence continuing along said centerline North 43'45'39" East 98.66 feet; Thence continuing along said centerline North 1'03111" West 108.98 feet; Thence Northwesterly 45 feet more or less to the most Westerly corner of Lot 40, said Block 146; Thence Northeasterly along the Northwesterly line of said Lot 40 to the most Northerly core-r thereof which is also tht•..v� Southeast corner of *•ot 20, said 31ock 146; ` Thence Northerly along the East line of Lots 20 through 6, said Block 146, to the Northeast corner of said Lot 6; Thence Westerly along the North line of said Lot 6 and its Westerly extension to its intersection with the centerline of Grandview Boulevard; Thence Northerly along said centerline to its intersection with the Wes, erly extension of the South line of Lot 34,-B•lock 83, said :ovita Heights; Thence Easterly along said Westerly extension and the South line of Lot 34 and its Easterly extension to its inter- section with the centerline of Rainier Avenue; Thence Northerly along said centerline to its intersection with the Easterly exten�ior_ of the North line of Lot 24, said Block 83; Thence Westerly along said Easterly extension and the North line oP Lot 24 and its Westerly extension to its intersection with the centerline of Grandview Boulevard; "fence Northerly along said centerline to its intersection with the centerline of Pennsylvania Avenue; 'Thence Northerly along the centerline of Pennsylvania Avenue to its intersection with the centerline of Grandview Boulevard; -5- Thence Northerly along the centerline of Grandview Boulevard to its intersection with the North line of said Jovita Heights, which is also tt,e North .line of Sectionk,23; Township 21 North, Range 4 East, W.M.; Thence Westerly along the North line of said Section 23 to the Northwest corner thereof, which is also the Southeast corner of Section 15, Township 21 West, Range 4 East, W.M.; Thence Westerly along the South line of said Section 15 to its intersection with the centerline of Military Road; Thence Northwesterly along said centerline to its intersec- tion with the South line of the North 1/2 of the SE 1/4 of said Section 15; LD Thence Easterly along said South line and the South line of the North 1/2 of the SW 1/4 of Section 14, Township 21 North, �Lg Range 4 East, W.M., :o the Southeast corner thereof; ap Thence Northerly 164.69 feet along the East line of the said SW 1/4 tG its intersection with the centerline of Mt. View Drive (South 331st Street); Thence Easterly and Northerly along said centerline to its most Northerly intersection with the Southerly extension of a line which is 210 feet Easterly of and parallel with the West line, of Hi -Crest No. 2 Addition to King County, according to plat thereof recordc9 in volume 64 of plats, page 58, records of King County, Washi. .;ton; Thence Northerly along said parallel line to its intersection with the South lire of said Hi -Crest No. 2 Addition to King County; Thence Westerly along said South line 210 feet to its intersection with the West line of said Hi -Crest No. 2 Addition to King County; Thence Northerly along said West line and the West line, of Hi -Crest Addition to'King County, according to plat thereof recorded in volume 59 of plats, page 32, records of King County Washington, to its intersection with the South line of the NW 1/4 of the NE 1/4 of said Section 14; Thence Easterly along said South line 39.1 feet to its intersection with the East line of the said NW 1/4 of the NE 1/4 of Section 14; Thence Northerly along said East line and the East line of the !W 1/4 of the SE 1/4 of Section 11, Township 21 North,. Range 4 East, W.M., to its intersection with the North line of the South 1/2 of the South 1/2 of said Section 11; Thence Westerly along said North line to its intersection with the East line of the West 1/2 of the West 1/2 of said :section 11; Thence Northerly along said East li..e to its intersection with the South line of the North 1/2 of the North 1/2 of said Section 11; Thence Easterly along said South line to its intersection with the East line of the West 1/2 of the East 1/2 of said Section 11; -6- Thence Northerly along said East line and the East lint of the West 1/2 of the SE 1/4 of Section 2, Township 21 North, Range 4 East, W.M., to ics intersection Frith the South line of the N19 1/4 of the SE 1/4 of taie said SE 1/4 of Section 2; Thence Easterly along said South line to its intersection with the East line of the said NW 1/4 of the SE 1/4 of the SE 1/4 of Section 2; Thence Northerly along said East line to its intersection with the South line of the 56 1/4 of the NE 1/4 of the said SE 1/4 of :ecticn 2; :^ Thence Easterly along Enid South line to its intersection J with the East line of the West 13C feet of the said SE 1/4 :� of the NE 1/4 of the SE 1/4 of s�+id Section 2; J Thence Northerly along said East line to its intersection jo with the South line of the North 1/2 of the said SE 1/4 of the NE 1/4 of the SE 1/4 of said Section 2; Thence Easterly along said South line to its intersection with the East line of said Secticn 2; Thence Northerly along said East line to its intersection with the North line of the South 835.56 feet of the NE 1/4 of said Section Thence Westerly along said No--=h line to its intersection with a line which is 166.66 feet L-�sterly of (as measured along the North line of said Section 2) and parallel with the East line of the West 1/2 of the said NE 1/4 of Section 2; Thence Northerly along said parallel line to its intersection with a line which is 836.22 feet Southerly of (as measured along the said East line of the West 1/2 of the NE 1/4 of Section 2) and parallel with the South line of the North 351.12 feet of the said NE 1/4 of Section 2 (as measured along the West line thereof)* Thence Easterly along said parallel line 33.34 feet; Thence Northerly 836.22 feet parallel with the said East line of the West 1/2 of the NE 1/4 of Section 2; Thence Westerly parallel with the `!orth line of the said NE 1/4 of Section 2 to a point on the East line of the NW 1/4 of said Section 2 which is 351.12 feet Southerly of the Northeast corner thereof; Thence Southerly along said East line to its intersection with the South line of the North 450.96 feet of the said NW 1/4 (as measured along the West line of the East 1/2 of the said NW 1/4); Thence Westerly along the said South line of the North 450.96 feet to its intersection with the following descrioe,� line. Beginning at. the intersection of the North line of the South 300 feet of the SW 1/4 of Section 35, Township 22 Noxch. Range 4 East, W.M., (as measured along the West line thereof) with the West line of the SE 1/4 of the said SW 1/4; thence Easterly along said North line 170 feet; thence Southerly 300 feet parallel with the West line of said SW 1/4 to an intersection with the M rth line of the NW 1/4 of said Section 2, thence Southerly 300 feet parallel with the West line of the East 1/2 of the said NW 1/4, thence Easterly 90 feet parall^1 with the North line of the said NW 1/4, thence Southerly 15^.96 feet parallel with the West line of the East 1/2 of the said NW 1/4 to the said intersect-: with the South line of the North 450.96 fPet; _7_ Thence :northerly 150.9E feet parallel with the West line of the East 1/2 of the said NW 1/41 %,. Thence Westerly 90 feet parallel with the North line of the said NW 1/4; Thence Northerly 300 feet parallel with the West line r'_ the East 1/2 of the said NW 1/4 to an intersection with th' South line of the SW 1/4 of said Section 35; -40 — Thence Northerly 300 fee!' parallel with thvo West line of 7" the said SW 1/4; O Thent_;,! Westerly 170 feet parallel with the South line of .D the said SW 1/4 to an intersection with the East line of the Sri ZD 1/4 of the said SW 1/4 of Section 35; CO Thence continuing Westerly parallel with the South lire of the said SW 1/4 of Section 35 to an intersection with the East line of the West 150 feet of the SE 1/'•t of the SW 1/4 of the said SW 1/4 of Section 35; Thence Northerly along said East line to its intersection with the North i.' of the said SE 1/4 of the SW 1/4 of the SW 1/4 of Section 35. Thence Westerly along said North line to its intersection with the East iine of the NW 1/4 of the SW 1/4 of the SW 1/4 of Section 35; Thence Northerly along said East line to its intersection with the North line of the South 1/2 of the said NW 1/4 of the SW 1/4 of the SW 1/4 of Section 35; Thence Westerly along said North line to its intersection with the East line of the SE 1/4 of Section 34, Township 22 North, Range 4 East, W.M.; Thence Northerly along said East line to its intersection wi,.h the North line of the said SE"1/4; Thence Westerly along said North line to its intersection with the West line of the East 1/2 of the NW 1/4 of *he said SE 1/4; Thence Southerly along said West line to its intersection with the North line of the South 1/2 of the NW 1/4 of the said SE 1/4; Thence Westerly along said North line t- its intersectic;i with the West line of the said SE 1/4 of Section 34; Thence Southerly along said West line to its intersection with the North 14.ne of the South 1/2 of the South 1/2 of said Section 34; Thence Westerly along said North line and the North line of the South 1/2 of the South 1/2 of Section 33, Township 22 North, Range 4 East, W.M., to its intersection with the Westerly margin of Primary State Highway No. 1 (SR 5); Thence Northerly along said Westerly margin to its inter- section with the North line of the SE 1/4 of said Section 33; The me Westerly along said North line to the Southeast corner of the NW 1/4 of said Section 33; -8- m Thence Northwesterly to the Southeast corner of the West 1/2 of the NE 1/4 of the said NW 1/4; Thence Westerly along the South line of the said West 1/2 to its intersection with the East line o� the West 1/2 of the said West 1/2 of the NE 1/4 of the NW 1/4; Thence Northerly along said East line to its intersection with the North line of the south 1/2 of the said NE 1/4 of the NW 1/4; Thence Westerly along said North line to its intersection with the West line of the East 1/2 of the said NW 1/4; Thence Southerly along said West line to its intersection 0 with the North line of the South 1/2 of the said NW 1/47 �O Theno^ Westerly along said North line to its intersection J with the centerline of Primary State Highway No. 1 (U.S. Highway Thence Southerly along said centerline to its intersection with the North line of the SW 1/4 of said Section 33; Thence Westerly along said North line and the North lineMof. the SE 1/4 of Section 32, Township North, Range 4 East, to its intersection with the West line of the East 1/2 of thy: - East 1/2 of the said SE 1/4; Thence Southerly along -.id West line to its intersectionn with the North line of the SE 1/4 of the said SE 1/4 32; Thence Westerly along said North line to its intersection with the Northerly extension of the Westerly margin of 13th avenue South (Asbury Avenue); Thence Southerly along said Westerly margin and its Nortt• .Y and Southerly extensions to its intersection with the South line of the said SE 1/4 of Section 32;- Thence Westerly along said South line to its intersection with the centerline of Redondo Way South. Thence Northerly along said centerline to its intersection with the Easterly extension of the North line erof Lotd7 , Of volume Marine Hills East, according to p lat thereof 87 of plats, pages 75 and 77, records of King County, Washington; Thence %,'�sterly along said Nort: -ine and its Easterly extension, and continuing Westerly and Southerly along the Northerly and Westerly line of said Marine Hills East to the most Northerly corner of Lot 76, said Marine Hills East, which is also the most Easterly corner of Lot b, of Marine Hills No. 17, according to plat thereof recorded in volume 98 of Plats, pages 50, 51 and 52, records of King County, Washington; Thence ?northwesterly and Southwesterly along the North- easterly and Northwesterly line of said Marine Hills No. 17 to the Northeast corner, ;f Marine Hills West, according and Sto lat thereof recorded in volume 98 of plats, pages records of King County, Washington; Thence Westerly, Southerly and F,sterly along the Northerly, Westerly and Southerly line of sa-d Marine Hills West to its intersection with the West line of the eEEastast, W/2 of the NW 1/4 of Section S, Township 21 North, Range -9- z•A Thence Southerly along said West line to itn intersection with the North line of the Sow-h 1/2 of the said NW 1/4. Li Thence Westerly along said North line to its intersection with the East line of Section 6, Township 21 North, Range 4 East, W.M.= Thence Southerly along said East line to the Northeast corner of the SE 1/4 of said Section-6 and the Point of Beginning. -10- 20041022001230.001 AFTER RECORDING, RETURN TO: Robert B. Spitzer 9725 SE 36th St., Suite 400 Mercer Island, WA 98040 20041 220N 2 0 SppT�EUAA8RR.T TITLE DT 33.00 131�272 OF 3�4iSi KING CCY, WA SHORT FORM STEWART TITLE DEED OF TRUST aocY-1 C1 3;?-7 & (CMC Loan No. 0429) Grantor: NEW CONCEPT HOMES, INC., A WASHINGTON CORPORATION Grantee/Beneficiary: COVENANT MORTGAGE CORPORATION Abbreviated Legal Description: Federal WN: SECT. 7, TWP. 21N, RG. 4E WM; NE 1/4 SW 1/4 Issaquah: Parcels A, C-2, C-3: PTN GL 4 & 5 NE SW, 20-24-6; PTN NE 1/4, SW 1/4 of 20-24-6 - Overlake & Bestfire: PTN N 1/2 SW & S 1/2 NW, 20-24-6 PTN N 1/2 SW, 20-24-6 The complete legal description Is located on Exhibit A, pages 10 - 14. Tax Parcel No(s).: 072104-9081-07 (Federal Way) 202406-9064-06 (A/ Issaquah) 202406-9030-07 (C-2 / Issaquah) 202406-9066-04 (Issaquah/Bestfire) 202406-9119-01 (C-3 / Issaquah) 202406-9107-05 (Issaquah/Overtake) Effects These Instruments: None THIS DEED OF TRUST is made as of this 15th day of October, 2004, between New Concept Homes, Inc., a Washington corporation, and Issaquah Farm Associates, L.L.C., a Washington limited liability company, referred to herein as GRANTOR, whose address for all purposes related hereto is P.O. Box 1229, Issaquah, WA 98027, and Robert B. Spitzer, Esq., as TRUSTEE, whose address is - 1 - 20041022001230.002 1191 Second Avenue, 18'h floor, Seattle, WA 98101 and COVENANT MORTGAGE CORPORATION, as BENEFICIARY, whose address is 9725 SE 36th Street, Suite 400, Mercer Island, WA 98040. Grantor hereby irrevocably grants, bargains, sells and conveys to Trustee in trust, with power of sale, the following described property (the "Property") in King County, Washington: See Exhibit A hereto, which is incorporated herein by this reference, pages 10 -14. TOGETHER WITH all the tenements, hereditaments and appurtenances, now or. hereafter thereunto belonging or in any way appertaining, including without limitation all irrigation, crop, timber, produce, mineral, subterranean, oil, lateral support, air, view and development rights, and the rents, issues and profits thereof and all other property or rights of any kind or nature whatsoever further set forth in the Master Form Deed of Trust hereinafter referred to and all other rights mentioned herein (included in the term "Property"), SUBJECT, HOWEVER, to the right, power and authority hereinafter given to and conferred upon Grantor to collect and apply such rents, issues and profits prior to default hereunder; TOGETHER WITH all of Grantor's right, title and interest in and to all of its plans, specifications, surveys, plats, analyses, permits, reports, studies and entitlements related to the development of the Property described herein (referred to herein as "Plans and Permits"); TOGETHER WITH all easements, rights -of -way, rights of ingress and egress and all rights used in. connection therewith or as a means of access thereto, streets, alleys, roads, and all estates, rights, tittes, interests, reversions, remainders, tenements, hereditaments and appurtenances thereof and thereto (all of which are included in the term "Property"); TOGETHER WITH all leasehold estate, right, title and interest of Grantor in, to and under all leases, subleases, tenancies, rental agreements, franchises or licenses covering the Property or any portion thereof now or hereafter existing or entered into, and all amendments, extensions, renewals and guaranties thereof, and all right, title and interest of Grantor thereunder ("Leases"); TOGETHER WITH all rents, income, issues and profits (including any payment(s) in exchange for lease termination or cancellation) of the Property and all the estate, right, title and interest of every nature whatsoever of Grantor in, to and under the same and the Leases, including all cash or security deposits (whether held by Grantor or in a trust account), advance rentals, and deposits or payments of similar nature (all, the "Rents"); - 2 - 20041022001230.003 TOGETHER WITH all right, title and interest of Grantor in, to and under all options to purchase or lease the Property or any portion thereof or interest therein, and any greater estate in the Property owned or hereafter acquired; and all interests, estates or other claims, both in law and in equity, which Grantor now has or may hereafter acquire in the Property (also a part of the "Property"), whether by acquisition through a foreclosure sale or by deed or other conveyance; TOGETHER WITH any and all of Grantor's chattels, fixtures, attachments, appliances, apparatus, equipment, fittings, furniture, furnishings, partitions, machinery and other articles of personal property now or hereafter located or to be located at the Property as a part of the Improvements thereon, or erected or placed upon, attached to, or used, to be used or useful in connection with the construction, operation, use or occupancy of the Property; all building materials, supplies and equipment now or hereafter delivered to the Property and intended to be installed thereon; and all renewals or replacements of any of the foregoing property or articles in substitution thereof ("Personal Property"); TOGETHER WITH all right, title and interest of Grantor in, to and under all accounts, documents, instruments, chattel paper and general intangibles (as those terms are used in the Uniform Commercial Code, RCW 62A), and all contracts and contract rights, (including all service contracts, management contracts, utility contracts, construction contracts and warranties relating thereto) franchises, books, records, plans, specifications, permits, licenses, approvals, sewer rights, actions and causes of action which now or hereafter relate to, are derived from or are used in connection with the Property, or relate to the use, operation, maintenance, occupancy or enjoyment thereof or the conduct of any business or aeitivities thereon ("Intangibles'); TOGETHER WITH all unearned premiums accrued, accruing or to accrue under insurance policies now or hereafter obtained by Grantor, and all awards, judgments, claims, compensation, settlements and proceeds of condemnation or insurance for the Property or the personal property described herein or any part thereof to which Grantor is entitled for any taking of or casualty to all or any part of the Property or personal property by condemnation or exercise of the right of eminent. domain or casualty; all refunds with respect to the payment of property taxes and assessments; and all other proceeds of the conversion, voluntary or involuntary, of the property described herein or any portion thereof into cash or liquidated claims ("Proceeds"); TOGETHER WITH all right, title and interest of Grantor in all utility, escrow and all other deposits (and all letters of credit, certificates of deposit, negotiable instruments and other rights and evidence of rights to cash) relating to the Trust Estate or the construction or operation of the Property (all, "Deposits'); - 3 - 20041022001230.004 The Property, Plans and Permits, Leases, Rents, Personal Property, the Intangibles, the Deposits and the Rents (together with all Proceeds, substitutions, replacements and additions relating to any of them) and all other property described above are governed by RCW 61.24 to the extent allowed by law, and are further assigned to Beneficiary for security purposes pursuant to a Security Agreement as defined in Article 9 of the U.C.C. (RCW 62A). All of the real and personal property described herein is hereinafter referred to as the "Collateral". Grantor agrees that within five days after Beneficiary's written request following Grantors default under the obligations secured hereby (a) to deliver over to Beneficiary or its agent the tangible Collateral and instruments evidencing ownership of the Collateral, and (b) to execute written assignments and/or notices, acknowledgments or other documents deemed necessary or appropriate by Beneficiary relating to the Collateral. THIS DEED IS FOR THE PURPOSE OF SECURING PERFORMANCE of each agreement of Grantor incorporated by reference or contained herein and the payment of the sum of ONE MILLION SEVENTY THOUSAND DOLLARS, ($1,070,000.00) with interest thereon according to the terms of a Promissory Note of even date herewith as part of the -Beneficiary's loan referenced under the title of this document (the "Loan"), payable to Beneficiary or order and made by Grantor or Grantor's owner(s) or affiliate(s); all renewals, modifications or extensions thereof; and also such further sums as may be advanced or loaned by Beneficiary in connection with the Loan, together with interest thereon at such rate as is agreed upon; all fees, charges and other sums owed in connection with any agreements made by or between the parties; and all sums expended by Beneficiary to protect its security or the Collateral, including all costs and attorneys fees incurred in connection with challenges to Beneficiary's rights in the Collateral and the priority of Beneficiary's security interests and payments made by Beneficiary (at its sole discretion) to facilitate the sale of some or all of the Collateral. Incorporated herein by this reference are the terms and conditions of the following agreements between some or all of the undersigned constituting Grantor and Beneficiary: -Promissory Note dated this date -Loan Agreement dated this date -Mortgage Loan Application dated September 30, 2004 In addition, if a Guaranty has been entered into in connection with the Loan, the terms thereof are incorporated herein and all monies due Beneficiary under the Guaranty are secured hereby. A breach or default under any of the incorporated agreements shall also be a breach or default under this Deed of Trust. To the extent some of the undersigned persons/entities constituting the - 4 - 20041022001230.006 Grantor is/are not receiving the proceeds from the loan from Beneficiary, repayment of which is secured hereby, each of such co -grantors represent to Beneficiary and acknowledge that (a) he/she/it has received a benefit from the loan transaction secured hereby through the benefit conferred on the borrower, which is either an affiliate, relative, associate or other person or entity he/shed intends to assist, (b) Beneficiary would not make the loan but for his/her/its participation In this Deed of Trust, (c) he/she/it has reviewed the Promissory Note and other ban documents incorporated herein and approves said instruments, (d) he/she/it is not presently insolvent, and the granting -of this security interest (and the execution thereon) will not render the Grantor insolvent; and (e) after the Loan is made and this instrument is recorded, notwithstanding its foreclosure, Grantor will have sufficient assets and income to pay all of Grantor's outstanding debts as they come due. By executing and delivering this Deed of Trust and the Note secured hereby, the parties agree that all provisions of Paragraphs 1 through 35, inclusive, of the Master Form Deed of Trust hereinafter referred to, except such paragraphs as are specifically excluded or are modified or superseded herein, are hereby incorporated herein by reference and made an integral part hereof for all purposes the same as if set forth herein at length, and the Grantor hereby makes said covenants avid agrees to fully perform all of said provisions. The Master Form Deed of Trust above referred to was recorded in the Official Records of the office of the Recorder of King County at Auditor's No. 6382309. A copy of such Master Form Deed of Trust is hereby furnished to the person executing this Deed of Trust and by executing this Deed of Trust the Grantor acknowledges receipt of such Master Form Deed of Trust. Grantors warrant and represent that the Property is not presently and shall not - be used principally for agricultural purposes. Grantors and Borrowers acknowledge that they may be liable for a deficiency judgment after nonjudicial foreclosure of this trust deed for damages due to waste of the property or the wrongful retention of any rents, insurance proceeds, or condemnation awards by the Borrower or Grantor, to the extent set forth in R.C.W. 61.24.100. Those obligations are specifically carved out from the obligations secured by this deed of trust which are extinguished through a nonjudicial foreclosure. Grantor also hereby agrees to pay the costs of any property appraisals that may be obtained in connection with a suit for a deficiency judgment, which obligation is similarly carved out from the obligations secured by this deed of trust. The following paragraphs of the Master Form Deed of Trust (hereinafter "MFDT") are hereby specifically excluded or modified: 1. Paragraph 2 of the MFDT is hereby amended to read as follows: - 5 - 20041022001230.006 "This Deed of Trust also shall be deemed a Security Agreement as defined is the Uniform Commercial Code (RCW 62A) if and to the extent any of the property described in Section 1 of the MFDT or the Collateral are considered to be other than real estate by a court of law or equity, notwithstanding the provisions herein that it shall be considered real property subject to the Deed of Trust, and the remedies for any violation of the covenants, terms and conditions of the agreements herein contained shall be (i) as prescribed herein, or (ii) by general law, or (iii) as provided in the Uniform Commercial Code with respect to said property, at Beneficiary's option. Grantor agrees that this provision shall not derogate from or impair the parties' intention that all of the rights, estates and property described in Section- 1 of the MFDT and the Collateral shall be and are hereby considered part of the real estate irrespective of whether (i) any such item is physically attached to the improvements, (i)• serial numbers are used for the better identification of certain items, or (iii) a UCC financing statement is filed with reference to said property in connection with the loan secured hereby. Beneficiary is hereby authorized to file a UCC-1 in connection with this security interest." 2. Paragraph 5 of the MFDT is hereby amended to read as follows: "In the event -that any payment or portion thereof is not paid within seven (7) days, commencing with the date it is due, Beneficiary may collect, and Grantor agrees to pay with such payment, a 'late charge' of ten cents ($.10) for each dollar so overdde as liquidated damages for the additional expense of handling such delinquent payments" 3- Paragraph 8 of the MFDT is hereby amended as follows: (i) Paragraph 8(d) is amended to read as follows: "That work shall not cease on the construction of such improvements for any reason whatsoever for a period of fifteen (15) or more consecutive days." (i) There is added to paragraph 8 a new subsection to read as follows: "(e) The right of Beneficiary to inspect, supervise or approve any plans and specifications, or any construction, materials or other aspects or phases of the project which is the subject hereof, is solely for the purpose of enabling Beneficiary to administer the debts secured hereby and to protect its security therefor, and no such inspection, supervision or approval shall be deemed to be for the benefit of any person or party other than Beneficiary; and no other person or party, including, without limitation, the Grantor or its successor or successors, shall have any right whatsoever to rely in any respect or to any extent upon any such inspection, supervision or approval by Beneficiary." 4. Paragraph 14 of the MFDT is hereby amended to add thereto the - 6 - 20041022001230.007 following provisions: "(i) After default by Grantor, in addition to all the other rights set forth in paragraph 14, Beneficiary or Trustee shall be entitled to make advances or incur costs and expenses for inspecting and/or appraising the premises periodically, keeping the Collateral in good repair and protecting the premises from loss, waste, damage or injury; (ii) Beneficiary or Trustee, as the case may be, shall be the sole and conclusive judge of the need for any advances made or expenses incurred under the terms of this paragraph 14; (iii) The amount of the advances made or expenses incurred hereunder shall be added to the Indebtedness secured hereby and may be recovered in full, together with interest thereon at the legal rate, by the Beneficiary." 5. Paragraph 25 of the MFDT is hereby amended as follows: (i) Clause (c) thereof is hereby deleted and removed, and the following is added and substituted therefor. "Due on Sale. The Collateral will not be sold, conveyed, encumbered or transferred by Grantor without Beneficiary's prior written consent. If title to said Collateral shall pass from Grantor by deed or otherwise, or if said property is sold on contract, or if the property is vacated by Grantor, such change in title or occupancy shall be deemed to increase the risk of Beneficiary, and Beneficiary may declare the whole amount of principal and interest then unpaid on the Note secured hereby immediately due and payable, or may, at its sole option, consent to such change in title or occupancy and increase the interest rate on said Note." Notwithstanding the aforesaid, the undersigned may convey portions of the Collateral pursuant to the Partial Reconveyance provisions of the Mortgage Loan Application, if any." (ii) There is added as an additional event of default under Clause (d) thereof the following: "(vii) a decision by any court of competent jurisdiction that this Deed of Trust is not in the lien position on the Property which is at least as favorable for the Beneficiary as that set forth in the Mortgage Loan Application incorporated herein." The undersigned Grantor requests that a copy of any Notice of Default and of any Notice of Sale hereunder be mailed to him at the address hereinbefore set forth. All of the individuals signing on behalf of their respective entities warrant and represent that they have the authority to execute this instrument on behalf of - 7 - 20041022001230.008 their entities. In consideration for Beneficiary's extension of credit, Grantor agrees that Beneficiary is in full compliance with all of its obligations under this and all prior loans and loan documents and that Grantor has no defenses to enforcement of the loan documents or claims against Beneficiary and/or its officers, directors or employees related thereto. WITNESS the hand(s) and seal(s) of the Grantor(s) on the day and year recorded in the acknowledgement(s) which follows. GRANTOR(s): New Concept Homes, Inc., a Washington corporation By: erbert E. Mull, President ISSAQUAH FARM ASSOCIATES, a Washington LLC By: T._.. Herbert E. Mull, a Managing Partner STATE OF WASHINGTON ) ) ss. COUNTY OF ACING ) On this f5 day of October, 2004, before me personally appeared Herbert E. Mull, to me known to be the President of the NEW CONCEPT HOMES, INC., a Washington corporation that executed the within and foregoing instrument, and acknowledged said instrument to be of his free and voluntary act and deed of said corporation, for the uses and purposes' therein mentioned, and on oath stated that he was authorized to execute said instrument on behalf of said corporation. -s- 20041022001230.009 IN WITNESS WHEREOF, I have hereunto set my hand and affixed my official seal the day and year first above written. PUBOO OF Wigs STATE OF WASHINGTON COUNTY OF KING hkAlAU �O �, Prin d Name: Notary Public in and for the State of Washington My Commission expires: ) ss. On this _ day of October, 2004, before me personally appeared Herbert E. Mull, to me known to be the Managing Member of the ISSAQUAH FARM ASSOCIATES,, LLC., a Washington limited liability company that executed the within and foregoing instrument, and acknowledged said instrument to be the free and voluntary act and deed of said limited liability company, for the uses and purposes therein mentioned, and on oath stated that he was authorized to execute said instrument on behalf of said limited liability company. . . IN WITNESS WHEREOF, I have hereunto set my hand and affixed my official seal the day and year first.above written. �tirrw.rr. �� 1 41 g`r10, OTARY �(P PUBOO O G:Nusers\common�CMC\Loan&BankDmND429DT Printed Name: Notary Public in and for the State of Washington My Commission expires: 4- - 9 - 20041022001230.010 EXHIBIT "A" LEGAL DESCRIPTION Loan Number: 0429 .. *MAI � Mirror Estates - 316XX -- 11t' PI SW — Fe ral Way, WA-9W23 The South Half of the South Half of the Northeast Quarter of the Southwest Quarter of Section 7, Township 21 N, Range 4 East, W. M., in King County, Washington; Except the East 180 feet of the North 133.40 feet thereof. Issaquah Farm Parcels Parcel A; That portion of Government Lot 4 and the NE 1/4 of the SW 1/4 of Section 20, Township 24 North, Range 6 East, W.M., in King County, Washington, lying Southerly of Primary State Highway No. 2 (SR 90), Described as follows: BEGINNING at the East 1/4 corner of Section 20, Township 24 North, Range 6 East, W.M., in King County, Washington; Thence South 89°40'12" West along the East-West centerline of said -Section 2,684.42 feet to the center of said section; Thence South 1103735" West along the North -South centerline of said Section 290.82 feet to the Southerly margin of Primary State Highway No. 2 prior to condemnation under King County Superior Court Cause Number 681940; Thence North 59017'18" West along said Southerly margin of highway 768.86 feet to the true point of beginning; Thence continuing North 59017'18" West along said Southerly margin 506.65 feet; Thence South 2004'12" West 574.56 feet to an existing fence line; . Thence South 87046'12" East along said fence line 450.00 feet to a point which bears South 11108'04" West from the true point of beginning; Thence North 1008'04" East 332.96 feet, more or less, to the Southerly margin of said highway and the true point of beginning; EXCEPT that portion which lies within the following described property: BEGINNING at the East 1/4 corner of Section 20, Township 24 North, Range 6 East, W.M., in King County, Washington; Thence South 89040'12" West along the East-West centerline of said section 2,684.42 feet to the center of said section; Thence South 1037'35" West along the North -South centerline of said Section 290.82 feet to the Southerly margin of Primary State Highway No. 2; - 10 - 20041022001230.011 Thence North 59017'18" West along the said Southerly margin of highway 1,250.29 feet to the true point of beginning; Thence continuing North 59017'18" West along said margin 262.01 feet; Thence South 2004'12" West 687.47 feet; Thence South 87°46'12" East 229.85 feet; Thence North 21,04'12" East 562.21 feet, more or less, to the Southerly margin of said highway and the true point of beginning. Parcel C-Z: That portion of the NE'/4 of the SW '/4 of Section 20, Township 24 North, Range 6 East, W.M., in King County, Washington, described as follows: BEGINNING at the SE corner of said NE 1/4 of the SW 1/4; Thence North 00054'09" East along the East line thereof, 598.26 feet; Thence North 87041'03" West, 369.95 Feet; Thence South 23006'12" East, 11.77 feet; Thence South 23035'15' East, 30.93 feet; Thence South 08050'07" West, 36.75 feet; Thence South 15000'59" East, 61.72 feet; Thence South 47031'43" East, 50.60 feet; Thence South 58042'59" East, 16.07 feet; Thence South- 19024'49" West, 41.00 feet; Thence North 89006'44" West, 148.00 feet; Thence North 01013'52" East, 93.62 feet; Thence North 19030'05" West, 51.86 feet; Thence North 86032'02" West, 58.82 feet; Thence North 10026'45" West, 37.19 feet; Thence North 57013'47" West, 33.63 feet; Thence North 88053'19" West, 75.53 feet; Thence North 011106'41" East, 129.45 feet to the South line of property conveyed in instruments recorded under recording numbers 8509180653 and 8509180654; Thence North 87041'03" West, along said South line, and said South line extended Westerly, 608.37 feet to a point Qn a line 60 feet East of, as measured parallel with and perpendicular to, the East line of the record of survey recorded under recording number 8405119004, records of King County, Washington; Thence South 02012'02" West along said line, 67.21 feet to the NW corner of Adjusted Parcel 1 of City of Issaquah Lot Line Adjustment 97- 02, as recorded under recording number 9704229004, records of King County, Washington; Thence along the Northerly and Easterly line of said adjusted Parcel 1 to its intersection with the South line of said NE 1/4 of the SW 1/4 ; Thence South 8903709" East, along said South line, 321.30 feet to the point of beginning; TOGETHER with an easement for ingress, egress and utilities over, under and across that portion of the SW 1/4 of Section 20, Township 24 North, Range 6 East, W.M., in King County, Washington, lying North of the right of way of Newport Issaquah Road, also known as State Road No. 2, also known as SE Newport Way, West of a line 60 feet East of, as measured parallel with and perpendicular to, the East line of a parcel of land as surveyed by record of survey recorded under recording number 8405119004, Records of King County, Washington, and 20041022001230.012 Southerly of the Westerly projection of the most Northerly line of the above described parcel. (AKA Adjusted Parcel 2 of City of Issaquah Lot Line Adjustment number 97-05, recorded under recording number 9712159013). Parcel C-3: That portion of the NE'/4 of the SW 1/4 of Section 20, Township 24 North, Range 6 East, W.M., in King County, Washington, described as follows: BEGINNING at the S 1/4 comer of said Section 20; Thence North 88055'58" West, 647.43 feet; Thence North 01005'02" East, 2,332.99 feet to the true point of beginning at the intersection of said line and an existing East-West fence;. Thence South 01005'02" West, 93 feet; Thence South 89058'05" West, 668.86 feet; Thence Northerly along an existing fence 119 feet to said East-West fence; Thence Easterly along said fence to the true point of beginning; EXCEPT any portion thereof lying within parcels described in a deed to Bestfire Oil Company recorded under recording number 5669373 and a contract to Walter W. Baz recorded under recording number 5855410; TOGETHER with the S 1/2 of the NW 1/4 of the NE 1/4 of the SW 1/4 and the N 1/2 of the SW 1/4 of the NE 1/4 of the SW 1/4 of Section 20, Township 24 North, Range 6 East, W.M., in King County, Washington, lying Northerly and Westerly of the following described line: COMMENCING at the SE comer of said NE 1/4 of the SW 1/4; Thence North 00°54'09" East along the East line thereof, 598.26 feet; Thence North 871241'03" West, 369.95 feet; Thence South 23°06'12" East, 11.77 feet; Thence South 23035'15' East, 30.93 feet; Thence South 08'050'07" West, 36.75 feet; Thence South 15100'59" East, 61.72 feet; Thence South 47031'43" East, 50.60 feet; Thence South 58042'59" East, 16.07 feet; Thence South 19024'49" West, 41.00 feet; Thence North 89006'44" West, 148.00 feet; Thence North 01013'52" East, 93.62 feet;. Thence North 19030'05" West, 51.86 feet; Thence North 86032'02" West, 58.82 feet; Thence North 1002645" West, 37.19 feet; Thence North 57013'47" West, 33.63 feet; Thence North 88053'19" West, 75.53 feet; Thence North 01006'41" East, 129.45 feet to the beginning of this line Description; Thence North 87041'03" West, 608.37 feet to a point on a line 60 feet East of, as measured parallel with and perpendicular to the East line of the record of survey recorded under recording number 8405119004, records of King County, Washington, this line being known as line "A" for the purposes of this description; Thence South 02012'02" West along said line, 311.58 feet to the Northerly right of Way of Newport Issaquah Road, also known as State Road no. 2, also known as SE Newport way, and the end of this line description. - 12 - 20041022001230.013 (AKA Adjusted Parcel 3 of City of Issaquah lot line adjustment number 97-05, recorded under recording number 9712159013). Issanuah / B_est Fire That portion of Government Lot 4 and the NE 1/4 of the SW 1/4 of Section 20, Township 24 North, Range 6 East, W.M., in King County, Washington, Lying Southerly of the Southerly margin of Primary State Highway No. 2 (SR 90) as established in King County Superior Court Cause Number 681940, Described as follows: BEGINNING at the East 1/4 corner of Section 20, Township 24 North, Range 6 East, W.M., in King County, Washington; Thence South 89040'12" West along the East-West centerline of said section 2,684.42 feet to the center of said section; Thence South 1037'35" West along the North -South centerline of said section 290.82 feet to the Southerly margin of Primary State Highway No. 2, prior to condemnation under King County Superior Court Cause Number 681940; Thence North 59017'18" West along the said Southerly margin of highway 1,250.29 feet to the true point of beginning; Thence continuing North 59017'18" West along said margin 262.01 feet; Thence South 2104'12" West 687.47 feet; Thence South 87048'12" East 229.85 feet; Thence North 2004'12" East 562.21 feet, more or less, to the Southerly margin of said highway and the true point of beginning. TOGETHER with an easement for road over the West 15 feet of the North 328.25 feet of the South 656.50 feet of the Northeast 1/4 of the Southwest 1/4 of said section, lying Northerly of Primary State Highway NO. 2-D; AND over the West 20 feet of the South 118.45 feet of the North 1/7 of the NW 1/4 of the NE 1/4 of the SW 1/4 of said section, as established by instrument recorded under_ recording number 5665213; and TOGETHER with an easement for road over the west 20 feet of the South 1/2 of the NW 1/4 of the NE 1/4 of the SW 1/4 of said section as established by instrument recorded under recording number 1020720; Said Easements also granted under instrument recorded under Recording No. 8706120181. Overlake Internal Medicine Property That portion of the NW 1/4 of the SW 1/4 of Section 20, Township 24 North, Range 6 East, W.M., in King County, Washington, lying Northerly of Secondary State Highway Number 2-D: EXCEPT that portion of Government Lot 4, Government Lot 5 and the SW 1/4 of Section 20, Township 24 North, Range 6 East, W.M., in King County, Washington, described as follows: BEGINNING at a point on the Easterly margin of Secondary State Highway No. 2- D at a point 149.08 feet North (as measured at right angles) of the South line of said Government Lot 5 of said Section 20 (said South line bears North 89040'52" East); Thence South 88°21'25" East 501.50 feet; Thence South 2011'08" West 405.95 feet; Thence North 8705356" West 459.59 feet, more or less, to said Easterly margin of highway; Thence Northerly along said _highway margin 404.05 -- 13 - FEDERAL WAY 170 9 Affidavit of Publication Debbie Kaufman, being first duly sworn on oath, deposes and says that she is the Publisher of The Federal Way Mirror, a semi -weekly newspaper. That said newspaper is published in the English language continually as a semi -weekly newspaper in Federal Way, King County, Washington, and is now and during all of said time has been printed in an office maintained at the aforementioned place of publication of said newspaper. That the annexed is a true copy of a legal advertisement placed by City of Federal Way L-1194 as it was published in regular issues (and not in supplemental farm) of said newspaper once each week for a period of one consecutive weeks), commencing on the 13th day of January. 2007 , and ending on the 13th day of January, 2007, both dates inclusive, and that such newspaper was regularly distributed to its readers during all of said period. That the full amount of the fee charged for the foregoing publication is the sum of i 25.4b which amount has been paid in full, or billed at the legal rate according to RCW 65.16.090 Subscribed to and sworn before me this 15th day of January. 2007. Notary Public in and for the State of Washington, Residing at Federal Way ���uiuiuu�W �BERA�,�1a;' 1414 SO. 324TH STREET, SUITE B210, FEDERAL WAY, WA 98003 i 253-925-5565 ■ FAX: 253-925-5750 CITY OF FEDERAL WAY NOTICE OF LAND USE PUBLIC HEARING Mirror Estates Preliminary Plat Federal Way File #05.100590-00-SU Notice is hereby even that the City of Feder. al Way Hearing Examiner will hold a public hearing at 2:00 p.m. on January 30, 2007, or shortly thereafter, in Federal Way City Council Chambers (33325 8th Avenue South, PO Box 9718, Federal Way. WA 98063-9718) for the following project. Name: Mirror Estates Preliminary Plat Project Description: Proposed subdivision of a 9.37-acre undeveloped site into 27 single - lam lots, with storm drainage pond, and right-of-way improvements. ( x aminer will also review proposed elimination of regulated .wetlands with wetland replace- ment and mitigation. Applicant: New Concept Homes, PO Box 1229, Issaquah. WA 98027 .}erritt Jolma, J3 Civil, PLLC, agent Project Location: Between SW 314th Place and SW 316th Place. and vilest of Sth Ave- nue SW, King County, parcel 4072104.9081. Federal Way, WA Date Application Received: February 9, 2005 Date Determined Complete: June 23. 2005 Date of Notice of Application: June 29, 2005 Date of SFPA Determination: October 7, 2QD6 Existing Environmental Documents: Storm - water Drainage Technical Information Re- port, Wetland Report, Wildlife Report. and Traffic Impact Analysis. Development Regulations to be Used for Project Mite atron, Known at This Time: Fed- eral Way City Code (FWCO) Chapter 18, 'Environmen.tal Policy" {SFPA}: FWCC Chapter 19. "Planning and Development': FWCC Chapter 20, -Subdivisions'; FWCC Chapter 21, "Surface and Stormwater Man- agemerrE"; and FWCC Chapter 22, "Zoning Consistency with Applicable City Plans and Regulations: The project will be reviewed for consistency with all applicable codes and regulations including the FWCC; King County Surface Water Design Manual as amended by the City of Federal Way; and King County Road Standards as amended by the City Any person may participate in the public hearing by submitting written comments. to the pleating Examiner either by delivering written comments to the Department of Com- m unity Development Services before the hearing. or by -appearing at the hearing and presenting public testimony in person, or through a representative- The Rearing Ex- aminer will issue a recommendation on the preliminary plat application within 10 waking days after the close of the hearing- Any per. son has the right to request a copy of the Hearing Examiner's decision, once made. Only persons who submit wrilten or oral com- ments to the Hearing Examiner may appeal the Hearing Examiner's decision. The appli- cation is to be reviewed under all applicable codes. regulations. and policies of the City of Federal Way. The official file is available for review during working hours in the Depanment of Cammu- nity Development Services (33325 8th Ave. nue South. PO Box 9718. Federal Way. WA 98063-971 B). The staff report to the Hearing Examiner will be available for review one week before the hearing. Questions regard- ing this proposal should be directed to Deb Barker, Senior Planner. at 253-a35.2642. FWM#-1194 Date of publication: 01/13/07 41k CITY Federal a. Way DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES 33325 8th Avenue South PO Box 9718 Federal Way WA 98063-9718 253-835-7000; Fax 253-835-2609 www.citvoffederc3lwa)/.com DECLARATION OF DISTRIBUTION hereby declare, under penalty of perjury of the laws of the State of Washington, that a: ❑ Notice of Land Use Application/Action ❑ Notice of Determination of Significance (DS) and Scoping Notice ❑ Notice of Environmental Determination of Nonsignificance (SEPA, DNS) ❑ Notice of Mitigated Environmental Determination of Nonsignificance (SEPA, MDNS) ❑ Notice of Land Use Application & Anticipated DNS/MDNS ❑ FWCC Interpretation ❑ Other was ❑ mailed ❑ faxed 1 / (6 Project Name File Number(s) 2007. ❑ Land Use Decision Letter VEr Notice of Public Hearing before the Hearing Examiner ❑ Notice of Planning Commission Public Hearing ❑ Notice of LUTC/CC Public Hearing ,❑ Notice of Application for Shoreline Management Permit ❑ Shoreline Management Permit ❑ Adoption of Existing Environmental Document ❑ e-mailed and/or csted to or at each of the attached addresses on z� all_� cet 9�1� 05 -- /0 6sgo - oa -sue Signature �041 X &IJ6C4—�' Date l �� K:\CD Administration Files\Declaration of Distribution.doc/Last printed 1/17/2007 10:03:00 AM - -j :%�� CITY OF Federal Way NOTICE OF LAND USE PUBLIC HEARING Mirror Estates Preliminary Plat Federal Way File #05-100590-00-SU Notice is hereby given that the City of Federal Way Hearing Examiner will hold a public hearing at 2:00 p.m. on January 30, 2007, or shortly thereafter, in Federal Way City Council Chambers (33325 8"' Avenue South, PO Box 9718, Federal Way, WA 98063-9718) for the following project. Name: Mirror Estates Preliminary Plat Project Description: Proposed subdivision of a 9.37-acre undeveloped site into 27 single-family residential lots, with storm drainage pond, and right-of-way improvements. Examiner will also review proposed elimination of regulated wetlands with wetland replacement and mitigation. Applicant: New Concept Homes, PO Box 1229, Issaquah, WA 98027 JerrittJolmaJ3 Civil, PLLC, agent Project Location: Between SW 314`h Place and SW 3161h Place, and west of 8`h Avenue SW, King County, parcel #072104-9081, Federal Way, WA Date Application Received: February 9, 2005 Date Determined Complete: June 23, 2005 Date of Notice of Application: June 29, 2005 Date ofSEPA Determination: October 7, 2006 Existing Environmental Documents: Stormwater Drainage Technical Information Report, Wetland Report, Wildlife Report, and Traffic Impact Analysis. Development Regulations to be Used for Project Mitigation, Known at This Time: Federal Way City Code (FWCC) Chapter 18, "Environmental Policy" (SEPA); FWCC Chapter 19, "Planning and Development"; FWCC Chapter 20, "Subdivisions"; FWCC Chapter 21, "Surface and Stormwater Management"; and FWCC Chapter 22, "Zoning." Consistency with Applicable City Plans and Regulations: The project will be reviewed for consistency with all applicable codes and regulations including the FWCC; King County Surface Water Design Manual as amended by the City of Federal Way; and King County Road Standards as amended by the City. Any person may participate in the public hearing by submitting written comments to the Hearing Examiner either by delivering written comments to the Department of Community Development Services before the hearing, or by appearing at the hearing and presenting public testimony in person, or through a representative. The Hearing Examiner will issue a recommendation on the preliminary plat application within 10 working days after the close of the hearing. Any person has the right to request a copy of the Hearing Examiner's decision, once made. Only persons who submit written or oral comments to the Hearing Examiner may appeal the Hearing Examiner's decision. The application is to be reviewed under all applicable codes, regulations, and policies of the City of Federal Way. The official file is available for review during working hours in the Department of Community Development Services (33325 8`h Avenue South, PO Box 9718, Federal Way, WA 98063-9718). The staff report to the Hearing Examiner will be available for review one week before the hearing. Questions regarding this proposal should be directed to Deb Barker, Senior Planner, at 253-835-2642. Published in the Federal Way Mirror on January 13, 2007. Doc: 1. D. 39021 4ik CITY Federalo. Way DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES 33325 8th Avenue South PO Box 9718 Federal Way WA 98063-9718 253-835-7000; Fax 253-835-2609 www.c:itvoffederalway.com DECLARATION OF DISTRIBUTION 1, V.5 hereby declare, under penalty of perjury of the laws of the State of Washington, that a: ❑ Notice of Land Use Application/Action ❑ Notice of Determination of Significance (DS) and Scoping Notice ❑ Notice of Environmental Determination of Nonsignificance (SEPA, DNS) ❑ Notice of Mitigated Environmental Determination of Nonsignificance (SEPA, MDNS) ❑ Notice of Land Use Application & Anticipated DNS/MDNS ❑ FWCC Interpretation ❑ Other was ❑ mailed ❑ faxed � 2007. Project Name ` File Number(s) Signature ❑ Land Use Decision Letter 0"Notice of Public Hearing before the Hearing Examiner ❑ Notice of Planning Commission Public Hearing ❑ Notice of LUTC/CC Public Hearing ❑ Notice of Application for Shoreline Management Permit ❑ Shoreline Management Permit ❑ Adoption of Existing Environmental Document ❑ e-mailed and/or posted to or at each of the attached addresses on lJv'� .S C') 60,0-.,,(- p0.5g1 o � 6)(3 - Date I- 7-- 0 7 - K:\CD Administration Files\Declaration of Distribution.doc/Last printed 1 /17/2007 10:03:00 AM CITY of L Federal Way April 21, 2006 Mr. Jerrit Jolma J3 Civil 485 Front Street North, Suite F-3 Issaquah, WA 98027 CITY HALL 33325 8th Avenue South Mailing Address: PO Box 9718 Federal Way, WA 98063-9718 (253) 835-7000 www.cityoffederalway.com Re: File #05-100590-000-00-SU, 05-100591-00-SE; COMMENT LETTER FORWARDED Mirror Estates Preliminary Plat, Federal Way Dear Mr. Jolma: The enclosed comment letter from Chandra Gamble was e-mailed to the City on March 21, 2006. The City will provide a response to the letter. However, should you wish to provide a response to issues identified in the letter, the City will forward your response to the author of the comment letter. Revisions to the project were received by the City on April 14, 2006. I anticipate technical comments on the resubmittal available in approximately four weeks time. I can be reached at 253-835-2642 should you have any questions about this comment letter or the status of the project. Sincerely, Deb Barker Associate Planner enc: Gamble March 21, 2006, E-Mail Comment Letter Doc LD 36025 Deb Barker - Mirror Estates Development - Page 1 From: "Gamble, Chandra S" <Chandra.Gamble@va.gov> To:<deb.barker@cityoffederalway.com> Date: 03/21 /2006 10:21:50 AM Subject: Mirror Estates Development Hello Deb, Wanted to provide you with some additional information regarding the wetland adjacent to our property (31432 8th PI SW). In the past few months we have had at least 4 families of ducks (8 ducks) in our yard and utilizing the adjacent wetland. It could possibly be more, but that is the amount we have had in the yard at one time. It is difficult to say it is only 8 ducks in that I am unable to distinctly identify each duck by its markings other than a few of them. Taking this into consideration, when they arrive independently we could have a higher number visiting than 8. That said, they regularly use the habitat in the wetland, flying to and from the wetland into our yard. It is also possible they are roosting in the wetland habitat, but I am not an authority on this nor can I see the entire area, as much of it is shrouded by growth. It is accurate to say it is a food source and part of their natural daily habitat as they spend considerable time in it throughout the day. It definitely would be a shame to lose it. I am writing this in hopes of reconsideration not to destroy this natural wetland. A wild natural habitat is far better than a mitigated manmade area. Thank you for taking this into consideration during the planning phases. Sincerely, //SIGNED// Chandra Gamble 31432 8th PI SW Federal Way, WA 98023 253-529-9070 CC: <thefivebeans@comcast.net> De B, --c-!r - Mirror Estates Development _ Page 1 From: "Gamble, Chandra S" <Chandra.Gamble@va.gov> To:<deb.barker@cityoffederalway.com> Date: 03/21/2006 10:21:50 AM Subject: Mirror Estates Development Hello Deb, Wanted to provide you with some additional information regarding the wetland adjacent to our property (31432 8th PI SW). In the past few months we have had at least 4 families of ducks (8 ducks) in our yard and utilizing the adjacent wetland. It could possibly be more, but that is the amount we have had in the yard at one time. It is difficult to say it is only 8 ducks in that I am unable to distinctly identify each duck by its markings other than a few of them. Taking this into consideration, when they arrive independently we could have a higher number visiting than 8. That said, they regularly use the habitat in the wetland, flying to and from the wetland into our yard. It is also possible they are roosting in the wetland habitat, but I am not an authority on this nor can I see the entire area, as much of it is shrouded by growth. It is accurate to say it is a food source and part of their natural daily habitat as they spend considerable time in it throughout the day. It definitely would be a shame to lose it. I am writing this in hopes of reconsideration not to destroy this natural wetland. A wild natural habitat is far better than a mitigated manmade area. Thank you for taking this into consideration during the planning phases. Sincerely, //SIGNED// Chandra Gamble 31432 8th PI SW Federal Way, WA 98023 253-529-9070 CC: <thefivebeans@comcast.net> Deb Barker, Associate Planner City of Federal Way 33325 8"' Ave S PO Box 9718 Federal Way, WA 98063-9718 Ms Barker and City of Federal Way: COPY EIVED BY COMMUNITY DEVELOPMENT DEPARTM WT)ec 2005 DEC 1 q 2005 We are writing in regards to our concerns regarding the proposed development, Mirror Estates. The most pressing of our concerns is the Environmental Impact to the wetland (aka: Wetland A) as well as the water table of the wetland adjacent to our property at 31432 8`h Pl SW. Our itemized concerns as they relate to the proposed development follow: a. Retention of Natural Wetland A: A number of species of birds, ducks, frogs, salamanders, squirrels, etc_ nest/reside in this area. We regularly see Hawks (Coopers), Ducks (Mallard), Squirrels, Hummingbirds (Anna, Rufus), woodpeckers (i.e_ Northern Redshafted Flickers, Downy, and Pileated), and a variety of songbirds (i.e. Chestnut Backed and Black Capped Chickadees, Black -Headed Evening Grosbeaks, Dark Eyed Juncos, Bullocks Orioles, American Goldfinches, Bushtit, Kinglet, Yellow Throat, House and Song Sparrows, Nuthatch, House Finch, Purple Finch, Pine Siskin, Spotted Towhee, etc_) in our yard year round, often arriving in our yard directly from the wetland. The songbirds are especially active in the evening, as is evidenced by their song. Both dawn and dusk are filled with their song. We also hear the frogs at night in the wetland, and run across salamanders and frogs in the area of our yard adjacent to the wetland. Removal of this wetland will destroy the natural habitat, and wildlife dwellings within. We do not understand why -Wetland A can not be retained and the property developed around it. It is not so large to impede development in a significant manner; in fact if kept it would add to the beauty of the neighborhood and the songs of the birds would offset the additional noise caused by single-family homes. This decision should not be made on profit_ It is also important to recognize a man made "created" wetland is not equal to a naturally created wetland. Maintaining and or improving this wetland would be a benefit to the environment and to the community. b. Mitigation does not benefit community or environment: A number of wetlands are noted on this property, creating a larger wetland in the interest of private development does not replace the wetland which was destroyed. In light of the number of wetlands identified on this property, we feel it makes more sense environmentally to retain Wetland A and develop the property around them. In reviewing the plans, it does not appear the developer would incur additional costs for developing around the wetland_ A loss of 1-2 homes on the property only signifies a small profit loss and the anticipated profit gains from the overall development will still be very large and rewarding for the developer. Most importantly, profit should not be what drives mitigation. In the interest of the environment and the community retaining the wetland is the responsible approach to take. We see no reason the developer should be allowed to destroy this natural wetland. A naturally created wetland far exceeds a man made "created" wetland_ Saving this natural wetland benefits the environment, the wildlife, and the community_ As well, it does not impede the developer from their ability to develop the majority of the property or make a profit on the land_ c. Existing Water Table: This wetland contains standing water through much of the year, it also can be boggy when not filled. With the proposed grading above our property level, coupled with the displacement of the water table if the wetland were to be filled, we have considerable concern our property will be negatively impacted. We are worried our property will experience higher levels of standing water or bogginess in our yard and under our house than we already do encounter during rains. We would not be able to absorb this additional moisture without problems to our landscape and such. Of more significance is we anticipate potential water damage to the crawl space under our house. We already encounter water in this crawl space during the heavy rains, causing our sump pump to activate. Taking into account the existing high water table, the water must go somewhere. If the wetland is filled, we are very worried the water will collect under our home, potentially causing damage, not to mention the mosquitoes and other bugs associated. What protections do we have from potential water damage, landscape problems, additional costs incurred due to water abatement, decrease in property value due to conditions, etc. caused by the high water table and development of this wetland? d. Retention of Green Space: One of the main reasons we also chose to buy in Federal Way as opposed to other King County cities was because of their recognition of green space and protection of wetlands_ It was important to us to experience the beauty of the Northwest through a wetland while still living in an urban area. Our house was also marketed as being adjacent to a wetland which could not be developed_ This natural beauty and the environment of the wildlife attracted us, it is disappointing to think it will be unnecessarily destroyed. e. Increase in Traffic: The entire neighborhood of Mrror Woods has essentially been a cul-de-sac in that it does not currently have any thoroughfare streets to main arterials. With development comes the connection of existing streets creating thoroughfares. We are concerned with the additional traffic on our neighborhood streets, to include the potential increase in speeds traveled and the noise this additional traffic will generate. f. Construction Concerns: We are concerned about the conditions which will be created once development starts. Specifically, noise, dust/dirt/water run off, appearance of the staging area, and the potential impact on our fence line. We are hopeful the developer will be conscientious of the surrounding neighborhoods regarding disruptive noise and such, especially during the early morning and late evening. We've also just painted our home and do not want the neighboring construction to alter the appearance. In addition, we expect our fence not to be impacted due to construction, as we directly border the property. The staging area is also listed in the preliminary plans to be adjacent to our property, we are expecting it to be well maintained and not an eye sore to our community. We want to be advised as to what the process is to address concerns/problems if they arise during the construction process. We want the community to be assured the developers will abide by the appropriate guidelines and that the city will be responsive and enforce guidelines as needed. We hope not to experience any of the problems listed above and to have favorable dealings with the construction crew during the development process. g. Property Value: The definition of what constitutes a middle income single family home is not defined by the developer_ To ensure our homes are not devalued, we would like to be assured homes of comparable value or higher are being constructed. h. Thank you for your time and attention to these issues. Respectfully, Chandra & Jonathan Gamble (253)-529-9070 home (253) 229-4615 cell - Chandra 31432 8 h Place SW Federal Way, WA 98023 A�kCITY OF Federal November 1, 2005 Mr. Jerrit Jolma J3 Civil 2425 185`b Avenue East Bonney Lake, WA 98391 FILE CITY HALL Way 33325 8th Avenue South • PO Box 9718 Federal Way, WA 98063-9718 (253)835-7000 www. cityoffe dera l wa y. com RE: File #05-100590-000-00-SU; 05-100591-00-SE, COMMENT LETTER FORWARDED Mirror Estates Preliminary Plat, Federal Way Dear Mr. Jolma: The City of Federal Way issued a notice of complete application for the preliminary plat and environmental applications on June 23, 2005. As part of the subdivision and environmental processes, the notice of application was posted at the subject site and mailed to property owners within 300 feet of the subject site. The City received the enclosed comment letter on October 31, 2005. The City will provide a response to the various issues raised in the letters. However, should you wish to provide a response to issues identified in the letter, the City will forward your response to the author of the comment letter. I can be reached at 253-835-2642 should you have any questions about this letter or the status of the project. Sincerely, Deb Barker Associate Planner enc: Letter from Mrs. Kenneth Murray 05-100590 Doc I.D 33964 Deb Barker Associate Planner, City of Federal Way I am writing this letter in reference to the proposed Plat (File #05-100590-SU First, I'm sorry that we were unable to attend the recent meeting - there was no way we could attend due to other obligations. There are several Safety problems that need to be addressed while planning this addition to the neighborhood. I've marked on the enclosed map where changes need to be made. With an addition of approx. 50 new vehicles into the area, it is important that these improvements are addressed. 1. Coming from SW 320' street on 7th-6th Aves S.W. The road needs to be widened Slightly ...I was recently run off the pavement by a driver coming fast toward me... There isn't enough room for two cars. 2. At the junction of 01' Ave S.W. and S W 316th - there is a stop sign on each of The junctions.... The autos coming from 312' on 7' Place S.W. CANNOT SEE The cars on 316t'/and 6t' S.W. The same is true of cars coming from S.W. 320' 3. On the corner of S.W. 316' and 8' Ave S.W. is also a visability problem.. These are changes that can be taken care of by slightly widening the road .... using the 30 foot easements belonging to residents..... it has always been our knowledge that this could be used to widened by the city. The other problems can easily be fixed by clearing away wild growth from the corners. I hope that these things can be fixed soon - to provide our neighborhood w a safer ulace live.. RECEIVED OCT 3 1 2005 CITY OF FEDERAL WA D BUILDING DBpT, 5 CITY p F L WAY 253-941-4182 Mrs. Kenneth Murray 31624 8t Ave S.W. Federal Way, WA 98023 NAY 1! VICINITYMAP (NOT TO SCALE) Mirror Estates Preliminary Plat 05-100590-SU 05-100591-SE SECT. 7, TWP. 21 N, RGE. 4 E., W.M. P300ETERSON 4010 Lake Washington DWN. BY. 0 NSU LTI NG Kirkland, WAi98033 FCG Tel (425) 827 5874 CHKD. BY. - Fax (425) 822-9154 JD "RECEIVED � , a FEOERAL We; . DATE.• JOB NO. 417105 MULL — 008 SCALE. NONE I FIGURE 1 c[Ty OF Federal flay RECEIVED BY COMMUNITY DEVELOPMENT DEI OCT 3 1 2005 NOTICE OF LAND USE APPLICATION Name: Mirror Estates Preliminary Plat Description: Proposal to subdivide a vacant 9.37-acre site into 27 single-family residential lots. The project includes street improvements including the extension of 8th and I lb Place SW, construction of storm drainage facilities, utility improvements, and wetland mitigation. Applicant: Jerrit Johna, Peterson Consulting Engineers Location: Between SW 314`h Place and SW 316`h Place, west of 8`h Avenue South. Date Application Received: February §, 2001-; Date Determined Complete: June 23, 2005 Date of Notice of Application: June 29, 2005 Permits Required by this Application: State Environmental Policy Act (SEPA) (File #05-100591-SE) & Preliminary Plat (File #05-100590-SU) Existing Environmental Documents: Technical Information Report Drainage Analysis, Wetland Determination and Conceptual Mitigation, Traffic Impact Analysis, School Access Analysis Relevant Environmental Documents are Available at the Address Below: X YES NO Development Regulations to Be Used for Project Mitigation, Known at this Time: Federal Way City Code (FWCC) Chapter 18, `Environmental Policy" (SEPA); FWCC Chapter 19, "Planning and Development"; FWCC Chapter 20, "Subdivisions"; FWCC Chapter 21, "Surface and Stormwater Management"; and FWCC Chapter 22, "Zoning" Consistency with Applicable City Plans and Regulations: The project will be reviewed for consistency with all applicable codes and regulations including the FWCC; King County Surface Water Design Manual as amended by the City of Federal Way, and King County Road Standards as amended by the City. Any person may submit written comments on the Notice of Land Use Application to the Director of Community Development Services by July 13, 2005. The official project file is available for public review at the Department of Community Development Services (address below). Any person has the right to submit written comments to the Hearing Examiner and appear at the public hearing of the Hearing Examiner to give comments orally. Notification of the public hearing date will occur approximately 15 days prior to the scheduled hearing date. Only persons who submit written or oral comments to the Hearing Examiner may challenge the recommendation of the Hearing Examiner. Contact: Deb Barker, Associate Planner, 253-835-2642 City of Federal Way 33325 8"' Avenue South PO Box 9718 Federal Way, WA 98063-9718 Published in the Federal Way Mirror on June 29, 2005. 05-100590 Doc. 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C�Nes4 M1 -� -bc. 6LIP-6 C\MC.Va6lne, Cuh��e✓ �OreaS�e� 1�iu..� ��c�v Corce,- `oa 2,--a �ke46v,� G recA � On Ma"CLY6 Carn adG C3 oCse, CCti���6YV1�a C uOL 'F:::� vem�S Gros aoe N n\e v- tc.cUY, (Sa« ��n� 6 ,y&s cc6f\�\;v� !`7me_ co, 1sktY's �aNk- tsL �o�v�ec� ThYv.S�, l�J�t�e crbt;xN�E6 SWjrrbu� Ga\fin - c r bwn� C-� Yow a N in spa �1 N)lo�e- C - crop-r S-\Ja�Aou) bGs�) A�k 1�kCITY OF Federal Way August 9, 2005 Mr. Jerrit Jolma Petersen Consulting Engineers 4030 Lake Washington Blvd NE, Suite 200 Kirkland, WA 98033 CITY HALL FILE 33325 8th Avenue South • PO Box 9718 Federal Way, WA 98063-9718 (253) 835-7000 www.cityoffederalway.com RE: File #05-100590-000-00-SU; ENGINEERING COMMENTS FORWARDED Mirror Estates Preliminary Plat Dear Mr. Jolma: The Public Works Engineering Department has reviewed the preliminary analysis and plans for the Mirror Estates preliminary plat application. Additional information is requested to further their technical review as noted below. PUBLIC WORKS ENGINEERING, SEAN WELLS, 253-835-2731 Enclosed please find an August 8, 2005 memorandum from Sean Wells, P.E., Senior Public Works Development Review Engineer. When resubmitting requested information, please provide four copies of any reports, and six copies of any plans, in addition to the green resubmittal form. Pursuant to FWCC Section 22-34, if an applicant fails to provide additional information to the City within 180 days of being notified that such information is requested, the application shall be deemed null and void and the City shall have no duty to process, review, or issue any decisions with respect to such an application. If you should have any questions regarding this letter or your development project, please feel free to call me at 253-835-2642. Sincerely, ,o ti sue_ Deb Barker Associate Planner enc: Resubmittal Information Form Public Works Memorandum c: Sean Wells, Senior Engineer 05-100590 Doc I.D. 32791 Federal Way DATE: August 8, 2005 MEMORANDUM Public Works Department TO: Deb Barker FROM: Sean Wells, P. . SUBJECT: MIRROR ESTATES - (05-100590-00-SU) *NO SITE ADDRESS* - Development Services Technical Comments We have reviewed the preliminary analysis and plans for Mirror Estates date stamped received June 9, 2005, and found and found some items that need to be addressed prior to receiving preliminary approval from Public Works Development Services. These items are in accordance with Titles 20 and 21 of the Federal Way City Code, the King County Surface Water Design Manual (KCSWDM), and the Public Works Development Standards (PWDS) and are as follows: Preliminary Plat Road & Draina a Ma 1. In accordance with PWDS Preliminary Plat Review Checklist, please provide the following: a. City File Number shown (05-100590-00-SU) b. Right-of-way dimensions shown on the plans. 2. Per KCSWDM 5.3.1.1, vehicular access is required to the detention facility's outlet control structure. This access is required to be 12 feet in width on straight sections, and 15 feet in width on curves. Please revise the design. 3. Any catch basin or manhole not located within the road right-of-way that has a pipe alignment of more than 45 degrees requires vehicular access to the structure for maintenance purposes. This applies to the structure at the SW corner of Tract B (SW of the control structure.) 4. Please label the proposed road cross sections with their appropriate designation (Section S, Section U, Section ZZ) 5. The pedestrian access between 11th PI. SW and SW 315th PI. is required to be 12 feet of pavement within a 20-foot access tract (ref. PWDS Section ZZ — Non -motorized path.) Due to the presence of the wetland, staff would support a modification request to construct a smaller (proposed) pedestrian trail section. The trail may be constructed to lesser standard if kept private and maintained by the Homeowners Association. However, vehicular access is still required to the storm structures (12-foot paved in a 20-foot easement/tract). Prelimina Technical Information Re ❑rt The eastern %4 of the site that drains to the 0.09ac wetland identified in Figure 2 discharges flow to the north (in 8th PI. SW). This is a different location than the western % of the site (south property line location). Even though the two systems ultimately merge, the systems need to be analyzed as separate basins for the purposes of maintaining hydrology to the large wetland in the center part of the site. a. It is assumed that when the plat of Mirror Wood was constructed, this eastern % flow was an upstream contributing flow, and was therefore taken as a bypass flow when the detention system was designed for Mirror Wood. Therefore, this area must be released at the same rate post development as it was being released pre -development. This may require an additional flow splitter or detention facility to accommodate the requirement. Level 2 Off -Site Drainage Analysis 1. The eastern % of the site that drains to the 0.09ac wetland identified in Figure 2 of the T.I.R. discharges flow to the north (in 8th PI. SW). This ultimately flows downstream to the west, to the Mirror Wood Detention Facility, and becomes part of the off -site contributing flow to the large wetland in the center of the site. Please revise the offsite drainage analysis to show the split on -site basins, and accommodate for this "circular' flow path from the eastern side of the site. (Reference Figures 12 and 13.) FILE A�kclrY OF Federal August 22, 2005 CITY HALL Way 33325 8th Avenue South • PO Box 9718 Federal Way, WA 98063-9718 (253) 835-7000 www.cityoffederalway.com Mr. Jerrit Jolma Petersen Consulting Engineers 4030 Lake Washington Blvd NE, Suite 200 Kirkland, WA 98033 RE: File #05-100590-000-00-SU; 05-100591-00-SE, COMMENT LETTERS FORWARDED Mirror Estates Preliminary Plat, Federal Way Dear Mr. Jolma: The City of Federal Way issued a notice of complete application for the preliminary plat and environmental applications on June 23, 2005. As part of the subdivision and environmental processes, the notice of application was posted at the subject site and mailed to property owners within 300 feet of the subject site. To date, the City has received four comment letters on the above -referenced applications; copies of those letters are enclosed. The City will provide responses to the various issues raised in the letters. However, should you wish to provide a response to issues identified in the letters, the City will forward your response to the author of the comment letter. I can be reached at 253-835-2642 should you have any questions about this letter or the status of the project. Sincerely, kJ '& /34-�-fC'A' Deb Barker Associate Planner enc: Letter from Judith and Dale Meland Letter from Connie and David McClure Letter from Paul Jackson Letter from Judith Meland c: Sean Well, P.E., Senior Public Works Engineer Raid Tirhi, Senior Traffic Engineer Suzanne Bagshaw, Sheldon and Associates 05-100590 DDc. LD 32934 July 15, 2005 Deb Barker City of Federal Way 33325 8`' Avenue South P.O. Box 9718 . Federal Way, Washington 98063-9718 Ref: Preliminary Plat File # 05-100590-SU Re: Question & concern in regards to Mirror Estates preliminary plat Ms. Barker, I have received and reviewed the notice of land use application. Here are my comments. 1) The north boundary of my property abuts the subject. All of us on 316th have enjoyed a privacy amenity because of the mature tree growth on the subject. This mature growth has also positively impacted the appearance of our neighborhood. The proposed development will undoubtedly reduce a significant amount of vegetation. What is the city's position in regards to the existing tree growth? Is it possible to request from the developer to leave the mature growth located along the south and north boundaries of the subject? Can some of the larger trees located in the center of the subject be preserved? Let's not turn this into a concrete jungle. Mature tree growth enhances the privacy and appeal of neighborhoods. I have seen some of the more recent developments in the area and am appalled at how much natural growth cities allow developers to remove. This is unacceptable and there should be some kind of balance. 2) It appears that access to those homes to be located east of the wetland area is via 81' Place. Traffic counts in our neighborhood will increase significantly. We already have a safety problem at the corner of 3161h & 9'h. We have asked Public Works to address the situation. Based on the vicinity map, it appears that the east boundary of the subject abuts 8t' Avenue Southwest, which connects directly to Southwest 3121h Street. This access point makes much more sense because 1) the new residents will have easier access and 2) traffic counts in our neighborhood will remain relatively stable. Why has the city elected to grant access to the eastern portion of the subject site via 8th Place when 81h Avenue Southwest is clearly a more logical access point? Thank you very much for your attention, and I look forward to your response. §�ncerely, 4 1 ---� Paul Jacksoa 912 SW 316`h Place Federal Way, WA 98023 (253) 529-5185 RECEIVED I' ag AUG 0 V2005 CITY OF FEDERAL WAY BUILDING DEPT, Deb Barker, Associate Planner City of Federal Way 33325 8 h Ave. South PO Box 9718 Federal Way, WA. 98063-9718 RE: Development application for Mirror Estates (05-100590-SU & 05-100591-SE) This letter represents our deep concerns regarding this planned development. We, Connie & David McClure have lived in Federal Way at 31431 8`" Place SW since October of 1987. During that time we have seen unchecked growth, which has created unmistakable problems in this area and around the city. Below we have listed some of our concerns as of this date: 1. Additional traffic on 312� which is only 2 wal traffic between I" Ave. South and 21" Ave. SW. 2. Loss of green space for wildlife. The green space within the city is very important. We are already aware of problems between wild animals and domestic animals on the BPA trail. By reducing this green space we will be forcing the current resident wild animals to move to areas which may already be a problem. There is a great deal of variety of wild animals currently residing at this proposed site: ® Raccoons, • coyotes, • birds (jays, pigeons, ducks, flickers), ■ fox, • and of course squirrels. 3. Loss of trees (we realize city code may consider them garbage trees) which are 40-50 feet tall. In this type of development almost all of them will be eliminated and if necessary to replant, the new trees may or may not survive and will not be nearly the size. These trees currently help with erosion in these 9+ acres since there are approximately 5 identified wetlands within acreage. 4. Over the last 17+ years we have always experienced water problems in this area. We believe that stems from the fact that our own development was built under county code in the mid 1980s when protection of wetland was not as important. Our yard and crawl space always experience standing water except during the summer months when things are able to dry out. By eliminating the current wetland in the 9+ acres where will the water go. What will happen to the very high water table? We have seen Mirror Lake encroach on surrounding property. Did this happen because of the development on 313'h SW, or the housing development which replaced the old golf course near Lakehaven Utility District offices on 32& and French Lake Park? Mitigation of a wetland will only work if steps are taken to move the rain and table water to the new location. Or the area is graded to move the water in that direction. 5. Noise level will increase because of the additional housing. How exciting this would be since we already have the following to contend with: • Airplane traffic which begins around 5am and continues into the night. a During holidays there are many people that celebrate with fireworks, let's add the potential for more. Although we have not listed every concern, we feel this is a good start, and would like to take the opportunity to thank you for your consideration of these matters. Sincerely Connie and David McClure 31431 8`h Place SW Federal Way, WA. 98023 253-941-5740 ments including the extension of 8th and 11th Place SW, construction of storm drain- age facilities, utility improvements, and wet- land mitigation. Applicant: Jerrit Jolma, Peterson Consulting Engineers Location: Between SW 314th Place and SW 316th Place, west of 8th Avenue South. Date Application Received: February 9, 2005 Date Determined Complete: June 23, 2005 Date of Notice of Application: June 29, 2005 permits Required by this Application: State Environmental Policy Act (SEPA) (File # 05 • 100 591 - SE) & Preliminary Plat (File #05- i00590-SU) Existing Environmental Documents: Techni- -al Information Report Drainage Analysis, Wetland Determination and Conceptual Miti- gation, Traffic Impact Analysis, School Ac- cess Analysis Relevant Environmental Documents are Available at the Address Below: X YES NO Development Regulations to Be Used for Project Mitigation, Known at this Time: Federal Way City Cade (FWCC) Chapter 18, "Environmental Policy" (SEPA); FWCC Chapter 19, "planning and Development FWCC Chapter 20. "Subdivisions"; FWCC Chapter 21, "Surface and Stormwater Man- agement'; and FWCC Chapter 22, "Zoning" Consistency with Applicable City Plans and Regulations: The project will be reviewed for consistency with all applicable codes and regulations including the FWCC; King County Surface Water Design Manual as amended by the City of Federal Way, and King County Road Standards as amended by the City. Any person may submit written comments on the Notice of Land Use Application to the Di- rector of Community Devetopment Services by July 13, 2005- The official protect file is available for public review at the Department of Community Development Services (address below)- Any person has the right 10 submit written comments to the Hearing Ex- aminer and appear at the public hearing of the Nearing Examiner to give comments orally. Notification of the public hearing date Will occur approximately 15 days prior to the scheduled hearing date. Only persons who submit written or oral comments io the Hear- ing Examiner may challenge the recommen- dation of the Hearing Examiner. Contact: Deb Barker, Associate Planner, CITY OF FEDERAL WAY 253-835-2642 NOTICE OF LAND USE APPLICATION City of Federal Way Name: Mirror Estates Preliminary Plat 33325 8th Avenue South Description: Proposal to subdivide a vacant PO Box 9718 9.37-acre site into 27 single-family residential FWM# l Way, WA 98063-9718 lots. The project includes street improve- Published on June 29, 2005. V I , Your Community Newspaper Affidavit of Publication Debbie Kaufman, being first duly sworn on oath, deposes and says that she is the Publisher of The Federal Way Mirror, a semi -weekly newspaper. That said newspaper is published in the English language continually as a semi -weekly newspaper in Federal Way, King County, Washington, and is now and during all of said time has been printed in an office maintained at the aforementioned place of publication of said newspaper. That the annexed is a true copy of a legal advertisement placed by City of Federal Way L-916 as it was published in regular issues (and not in supplemental form) of said newspaper once each week for a period of one consecutive week(s), commencing on the 29th day of June, 2005 , and ending on the 29th day of June, 2005 . both dates inclusive, and that such newspaper was regularly distributed to its readers during all of said period. That the full amount of the fee charged for the foregoing publication is the sum of 103.58 which amount has been paid in full, or billed at the legal rate according to RCW 65.16.090 Subscribed to and sworn before me this 6th day of July. 2005. Notary Public in and for the State of Washington, Residing at Federal Way IA,,Y G I &� %\011ifIfIIif1/Ifs// 0TAR�,�c�;; ��BLIfO§v0 op 1414 SO.324TH STREET, SUITE B210, FEDERAL WAY, WA 98003 0 253-925-5565 0 FAX: 253-925-5750 PEG ��pM �M�N��� c C ommcv,As or -r, A)(>�)c-eJ oS, L kY)6 Use. 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Co,n ce,,Yf\ee\ cvv rzvns 3vc\iVv, 4 0a\e McIcmA 4So� SL3 --) P i _ C r-d elyc-k Lock-4 I t -D PV a $c phone �1-5 3 G4 � t6 3-1 A�kCITY OF Federal Way July 8, 2005 Mr. Jerrit Jolma Petersen Consulting Engineers 4030 Lake Washington Blvd NE, Suite 200 Kirkland, WA 98033 -} FILE CITY HALL 33325 8th Avenue South • PO Box 9718 Federal Way, WA 98063-9718 (253) 835-7000 www. cityo(federal wa y. com RE: File #05-100590-000-00-SU; ADDITIONAL INFORMATION REQUESTED Mirror Estates Preliminary Plat, Federal Way Dear Mr. Jolma: Technical review of the 27-lot preliminary plat application has begun. The preliminary plat and environmental applications were determined to be complete on June 23, 2005. The following comments are based on initial technical review of the application by City Traffic staff and the City's Wetland Consultant. Additional information Requested The applicant is requested to provide additional information to address the following items: Wetland Report — Sheldon & Associates, the City's wetland consultant, has concluded review of the wetland delineation contained in the Wetland Determination and Conceptual Mitigation Plat for the Mirror Estates property prepared by C. Gary Schultz dated January 22, 2005, and prepared a written response. Their July 7, 2005 memo is enclosed. Please provide information to address items in the Sheldon memo. As noted in the summary of issues on page 1 of the memo, the issues involve the following: ■ Wetland Delineation and Ratings: Provide corrections to the Wetland A functional assessment; provide corrections to Wetland C boundaries; provide corrections to Wetland C and D boundaries and rating; delineate the additional wetland located on the south of the site. • Compensatory Mitigation: Provide a complete Process IV application. • Corrections: Correct the significant tree survey. • Other Jurisdictional Considerations Please note that Sheldon & Associates provided specific direction for the wetland report in order to address FWCC code requirements. Care should be taken to address all items of FWCC Section 22-1356, FWCC Section 22-1357, and FWCC Section 22-1358. In addition, the environmental checklist must be amended to address identified wetland components. Traffic — Public Works Traffic Engineer Raid Tirhi has provided comments in a July 5, 2005 memorandum. Nlr. Jolma July 8, 2005 Page 2 Please note that additional comments from the Planning and Public Works Divisions will be provided at a later date and following resubmittal of requested information. With this request for additional information, formal review of the preliminary plat application will be suspended. When submitting the requested items, please submit six copies of revisions and four copies of any reports in addition to the enclosed Resubmittal Information Form. I can be reached at 253-835-2642 if you have any questions about this letter. Sincerely, k"t4 &14� Deb Barker Associate Planner enc Sheldon Memorandum Traffic Comments Resubmittal Form c: Suzanne Bagshaw, Sheldon & Associates Sean Wells, Public Works Senior Development Services Engineer Raid Tirhi, Senior Traffic Engineer 05-100590 Doe I D. 32368 o. Federal Way DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES 33325 8th Avenue South PO Box 9718 Federal Way WA 98063-9718 253-835-7000; Fax 253-835-2609 www.citKoffederalway.com DECLARATION OF DISTRIBUTION I � 4 B P� hereby declare under penalty of perjury of the laws of the . Y P Y P l rY State of Washington, that a: Notice of Land Use Application/Action ❑ Notice of Determination of Significance (DS) and Scoping Notice ❑ Notice of Environmental Determination of Nonsignificance (SEPA, DNS) ❑ Notice of Mitigated Environmental Determination of Nonsignificance (SEPA, MDNS) ❑ Notice of Land Use Application & Anticipated DNS/MDNS ❑ FWCC Interpretation ❑ Other ❑ Land Use Decision Letter ❑ Notice of Public Hearing before the Hearing Examiner ❑ Notice of Planning Commission Public Hearing ❑ Notice of LUTC/CC Public Hearing ❑ Notice of Application for Shoreline Management Permit ❑ Shoreline Management Permit ❑ Adoption of Existing Environmental Document was ❑ mailed ❑ faxed ❑ e-mailed and/or posted to or at each of the attached addresses on l� . 2005. Project Name I Kroll- File Number(s) 0�; ^ ICo59b-- 5GC> Signature Date K:\CD Administrotlon Files\Declaration of Distributlon.doc/Last printed 04/28/2005 12U5 PM . FrStin Sites: E- Federal Way City Hall — 33325 8" Avenue Ff,.deral Way Regional Library — 34200 1s` Way South F 11�a.deral Way 320'h Branch Library — 848 South 320`h Street ow Federal Way NOTICE OF LAND USE APPLICATION Name: Mirror Estates Preliminary Plat Description: Proposal to subdivide a vacant 9.37-acre site into 27 single-family residential lots. The project includes street improvements including the extension of 8'h and 110, Place SW, construction of storm drainage facilities, utility improvements; and wetland mitigation. Applicant: Jerrit Jolma, Peterson Consulting Engineers Location: Between SW 314`1' Place and SW 316te Place, west of 8s' Avenue South. Date Application Received: February 9, 2005 Date Determined Complete: June 23, 2005 Date of Notice of Application: June 29, 2005 Permits Required by this Application: State Environmental Policy Act (SEPA) (File #05-10059 1 -SE) & Preliminary -Plat (File #05-100590-SU) Existing Environmental Documents: Technical Information Report Drainage Analysis, Wetland Determination and Conceptual Mitigation, Traffic impact Analysis, School Access Analysis Relevant Environmental Documents are Available at the Address Below: X YES NO Development Regulations to Be Used for Project Mitigation, Known at this Time: Federal Way City Code (FWCC) Chapter IS, "Environmental Policy" (SEPA); FWCC Chapter 19, "Planning and Development"; FWCC Chapter 20, "Subdivisions"; FWCC Chapter 21, "Surface and Stormwater Management"; and FWCC Chapter 22, "Zoning" Consistency with Applicable City Plans and Regulations: The project will be reviewed for consistency with all applicable codes and regulations including the FWCC; King County Surface Water Design Manual as amended by the City of Federal Way, and King County Road Standards as amended by the City. Any person may submit written comments on the Notice of Land Use Application to the Director of Community Development Services by July 13, 2005. The official project file is available for public review at the Department of Community Development Services (address below). Any person has the right to submit written comments to the Hearing Examiner and appear at the public hearing of the Hearing Examiner to give comments orally. Notifecatit)n of the public hearing date will occur approximately 15 days prior to the scheduled hearing date. Only persons who submit written or oral comments to the Hearing Examiner may challenge the recommendation of the Hearing Examiner. Contact: Deb Barker, Associate Planner, 253-835-2642 City of Federal Way 33325 81h Avenue South PO Box 9718 Federal Way, WA 98063-9718 Published in the Federal Way Mirror on June 29, 2005. 05-100590 Doc. I.D. 32173 VICINITYMAP (NOT TO SCALE) Mirror Estates Preliminary Plat 05-100590-SU 05-100591-SE SECT. 7, TWP. 21 N, RGE. 4 E., W.M. 4010 Lake Washington WN. BY- DATE.- JOB NO. PETERSON Blvd. N.E., Suite 300 Pcc 417105 MULL-008 CONSULTING Kirkland, WA 98033 [CH-KD.B Tel (425) 827-5874 Y.' SCALE. Fax (425) 822-9154 FIGURE I JD NONE FILE CITY -OF Federal Way NOTICE OF LAND USE APPLICATION Name: Mirror Estates Preliminary Plat Description: Proposal to subdivide a vacant 9.37-acre site into 27 single-family residential lots. The project includes street improvements including the extension of 8a` and 11 th Place S W, construction of storm drainage facilities, utility improvements, and wetland mitigation. Applicant: Jerrit Jolma, Peterson Consulting Engineers Location: Between SW 314th Place and SW 316t' Place, west of 8t' Avenue South. Date Application Received: February 9, 2005 Date Determined Complete: June 23, 2005 Date of Notice of Application: June 29, 2005 Permits Required by this Application: State Environmental Policy Act (SEPA) (File #05-100591-SE) & Preliminary Plat (File #05-100590-SU) Existing Environmental Documents: Technical Information Report Drainage Analysis, Wetland Determination and Conceptual Mitigation, Traffic Impact Analysis, School Access Analysis Relevant Environmental Documents are Available at the Address Below: X YES NO Development Regulations to Be Used for Project Mitigation, Known at this Time: Federal Way City Code (FWCC) Chapter 18, "Environmental Policy" (SEPA); FWCC Chapter 19, "Planning and Development"; FWCC Chapter 20, "Subdivisions"; FWCC Chapter 21, "Surface and Stormwater Management"; and FWCC Chapter 22, "Zoning" Consistency with Applicable City Plans and Regulations: The project will be reviewed for consistency with all applicable codes and regulations including the FWCC; King County Surface Water Design Manual as amended by the City of Federal Way, and King County Road Standards as amended by the City. Any person may submit written comments on the Notice of Land Use Application to the Director of Community Development Services by July 13, 2005. The official project file is available for public review at the Department of Community Development Services (address below). Any person has the right to submit written comments to the Hearing Examiner and appear at the public hearing of the Hearing Examiner to give comments orally. Notification of the public hearing date will occur approximately 15 days prior to the scheduled hearing date. Only persons who submit written or oral comments to the Hearing Examiner may challenge the recommendation of the Hearing Examiner. Contact: Deb Barker, Associate Planner, 253-835-2642 City of Federal Way 33325 8'' Avenue South PO Box 9718 Federal Way, WA 98063-9718 Published in the Federal Way Mirror on June 29, 2005. 05-100590 Doc. I.D. 32173 ! A i v/C/N/TYMAP (NOT TO SCALE) Mirror Estates Preliminary Plat 05-100590-SU 05-100591-SE SECT. 7, TWP. 21 N, RGEE, 4 E., W.M. P ETERSON 4010 Lake Washington FDWNN. DATE.JOB NO. Blvd. N.E., Suite 300 417105 MULL-008 CONSULTING Kirkland, WA 98033 Tel (425) 827-5874 SCALE.'Fax (425) 822-9154F/GURE NONE 41k CITY '0';:ttt=P OF Federal Way DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES 33325 8th Avenue South PO Box 9718 Federal Way WA 98063-9718 253-835-7000; Fax 253-835-2609 www.cityoffederolwoy.com DECLARATION OF DISTRIBUTION I, k hereby declare, under penalty of perjury of the laws of the State of Washington, that a: Notice of Land Use Application/Action ❑ Notice of Determination of Significance (DS) and Scoping Notice ❑ Notice of Environmental Determination of Nonsignificance (SEPA, DNS) ❑ Notice of Mitigated Environmental Determination of Nonsignificance (SEPA, MDNS) ❑ Notice of Land Use Application & Anticipated DNS/MDNS ❑ FWCC Interpretation ❑ Other ❑ Land Use Decision Letter ❑ Notice of Public Hearing before the Hearing Examiner ❑ Notice of Planning Commission Public Hearing ❑ Notice of LUTC/CC Public Hearing ❑ Notice of Application for Shoreline Management Permit ❑ Shoreline Management Permit ❑ Adoption of Existing Environmental Document was ❑ mailed ❑ faxed Ke-mailed and/or ❑ posted to or at each of the attached addresses on r� % , 2005. Project Name n � r r•o r E5�-Ue�% PrQ��_ P) �� File Number(s) r)9-/00 S9) - sE. o s-10 10.,290-S U Signature Date G -d? 7 -a S K:\CD Adminlstration Files\Declaration of Distribution.doc/Last printed 12/22/20043:19 PM ctTY OF Federal Allay NOTICE OF LAND USE APPLICATION Name: Mirror Estates Preliminary Plat Description: Proposal to subdivide a vacant 9.37-acre site into 27 single-family residential lots. The project includes street improvements including the extension of8t' and 11th Place SW, construction of storm drainage facilities, utility improvements, and wetland mitigation. Applicant: Jerrit Jolma, Peterson Consulting Engineers Location: Between SW 314th Place and SW 316s' Place, west of 8th Avenue South. Date Application Received: February 9, 2005 Date Determined Complete: June 23, 2005 Date of Notice of Application: June 29, 2005 Permits Required by this Application: State Environmental Policy Act (SEPA) (File #05-100591-SE) & Preliminary Plat (File #05-100590-SU) Existing Environmental Documents: Technical Information Report Drainage Analysis, Wetland Determination and Conceptual Mitigation, Traffic Impact Analysis, School Access Analysis Relevant Environmental Documents are Available at the Address Below: X YES NO Development Regulations to Be Used for Project Mitigation, Known at this Time: Federal Way City Code (FWCC) Chapter 18, "Environmental Policy" (SEPA); FWCC Chapter 19, "Planning and Development"; FWCC Chapter 20, "Subdivisions"; FWCC Chapter 21, "Surface and Stormwater Management"; and FWCC Chapter 22, "Zoning" Consistency with Applicable City Plans and Regulations: The project will be reviewed for consistency with all applicable codes and regulations including the FWCC; King County Surface Water Design Manual as amended by the City of Federal Way, and King County Road Standards as amended by the City. Any person may submit written comments on the Notice of Land Use Application to the Director of Community Development Services by July 13, 2005. The official project file is available for public review at the Department of Community Development Services (address below). Any person has the right to submit written comments to the Hearing Examiner and appear at the public hearing of the Hearing Examiner to give comments orally. Notification of the public hearing date will occur approximately 15 days prior to the scheduled hearing date. Only persons who submit written or oral comments to the Hearing Examiner may challenge the recommendation of the Hearing Examiner. Contact: Deb Barker, Associate Planner, 253-835-2642 City of Federal Way 33325 8`h Avenue South PO Box 9718 Federal Way, WA 98063-9718 Published in the Federal Way Mirror on June 29, 2005. 05-100590 Doc. LD 32173 V/C/N/TYMAP (NOT TO SCALE) Mirror Estates Preliminary Plat 05-100590-SU 05-100591-SE SECT. 7, TWP. 21 N, RGE. 4 E., W.M. �DJETERSON 40Io Lake Washington FDWN.DATE.• JOB NO. Blvd. N.E., Suite 300 417105 MULL-008 CONSULTING Kirkland, WA 98033 Tel (425) 827 5874 SCALE: Fax (425) 822-9154NONE FIGURE I Page 1 of Tamara Fix - Legal Notices From: Tamara Fix To: admin@fedwaymirror.com; publisher@fedwaymirror.com Date: 6/27/2005 1:55 PM Subject: Legal Notices CC: dgrigg@soundpublishing.com Please publish the following legal notices (Mirror Estates NOA #05-100590 and Well 17 NOA #05- 102512) in Wednesday's (June 29, 2005) issue. Please furnish affidavits of publication. Thank you so muchllll Tamara Fix Administrative Assistant City of Federal Way PO Box 9718 Federal Way, WA 98063-9718 253-835-2602 f e c e e g of c e g e 41k OF 40"::tSP Federal Way DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES 33325 8th Avenue South PO Box 9718 Federal Way WA 98063-9718 253-835-7000; Fax 253-835-2609 www.c i tyoff ed era lway.com DECLARATION OF DISTRIBUTION I, are, 3r�C hereby declare, under penalty of perjury of the laws of the State of Washington, that a: ,, Notice of Land Use Application/Action ❑ Notice of Determination of Significance (DS) and Scoping Notice ❑ Notice of Environmental Determination of Nonsignificance (SEPA, DNS) ❑ Notice of Mitigated Environmental Determination of Nonsignificance (SEPA, MDNS) ❑ Notice of Land Use Application & Anticipated DNS/MDNS ❑ FWCC Interpretation ❑ Other ❑ Land Use Decision Letter ❑ Notice of Public Hearing before the Hearing Examiner ❑ Notice of Planning Commission Public Hearing ❑ Notice of LUTC/CC Public Hearing ❑ Notice of Application for Shoreline Management Permit ❑ Shoreline Management Permit ❑ Adoption of Existing Environmental Document was )K mailed ❑ faxed ❑ e-mailed and/or ❑ posted to or at each of the attached addresses on 1A CI-L 2005. Project Name n , r r•o r EsA 7e-S `rA.,,., 0 File Number(s) _ OZ57-)DoS91- St -0 O S-)Db.S Signature Date 6 � r K:\CD Administration Files\Declaration of Dlstrlbutlon.doc/Last printed 12/22/2004 3:19 PM CITY OF Federal Way NOTICE OF LAND USE APPLICATION Name: Mirror Estates Preliminary Plat Description: Proposal to subdivide a vacant 9.37-acre site into 27 single-family residential lots. The project includes street improvements including the extension of 8h and I lth Place SW, construction of storm drainage facilities, utility improvements, and wetland mitigation. Applicant: Jerrit Johna, Peterson Consulting Engineers Location: Between SW 314'' Place and SW 316'h Place, west of 8t` Avenue South. Date Application Received: February 9, 2005 Date Determined Complete: June 23, 2005 Date of Notice of Application: June 29, 2005 Permits Required by this Application: State Environmental Policy Act (SEPA) (File #05-100591-SE) & Preliminary Plat (File #05-100590-SU) Existing Environmental Documents: Technical Information Report Drainage Analysis, Wetland Determination and Conceptual Mitigation, Traffic Impact Analysis, School Access Analysis Relevant Environmental Documents are Available at the Address Below: X YES NO Development Regulations to Be Used for Project Mitigation, Known at this Time: Federal Way City Code (FWCC) Chapter 18, "Environmental Policy" (SEPA); FWCC Chapter 19, "Planning and Development"; FWCC Chapter 20, "Subdivisions"; FWCC Chapter 21, "Surface and Stormwater Management"; and FWCC Chapter 22, "Zoning" Consistency with Applicable City Plans and Regulations: The project will be reviewed for consistency with all applicable codes and regulations including the FWCC; King County Surface Water Design Manual as amended by the City of Federal Way, and King County Road Standards as amended by the City. Any person may submit written comments on the Notice of Land Use Application to the Director of Community Development Services by July 13, 2005. The official project file is available for public review at the Department of Community Development Services (address below). Any person has the right to submit written comments to the Hearing Examiner and appear at the public hearing of the Hearing Examiner to give comments orally. Notification of the public hearing date will occur approximately 15 days prior to the scheduled hearing date. Only persons who submit written or oral comments to the Hearing Examiner may challenge the recommendation of the Hearing Examiner. Contact: Deb Barker, Associate Planner, 253-835-2642 City of Federal Way 33325 8'0' Avenue South PO Box 9718 Federal Way, WA 98063-9718 Published in the Federal Way Mirror on June 29, 2005. 05-100590 Doc. I.D. 32173 v/c/N/TY MAP (NOT TO SCALE) Mirror Estates Preliminary Plat 05-100590-SU 05-100591-SE SECT. 7, TWP. 21 N, RGE. 4 E., W.M. ETERSON 4010 Lake Washington DWN. BY. DATE. JOB NO. Blvd. N.E., Suite 300 PCG 417105 MULL-008 ICIONSULTING Kirkland, WA 98033 Tel (425) 827-5874 CHKD. BY. SCALE. Fax (425) 822-9154 FIGURE JD NONE 300' Radius from 072104-9081 PARCEL OWNERFIRST OWNERLAST Sphun Murray31624 Bodoh Grywcanski Peterson Richard Murra Wilson Phili ose Yoon MAILADDRES 637 SW 316th St 8th Ave SW 655 SW 316th St 633 SW 316th St 647 SW 316th St 31445 8th Ave SW 31624 8th Ave SW 1220 SW 317th St 1214 SW 317th St 210 Katlian St 31625 12th PI SW 31619 12th PI SW 31615 12th PI SW 31614 12th PI SW 31618 12th PI SW 31624 12th PI SW 3117 S 192nd St #208-C 31636 12th PI SW 31459 12th Ave SW 31451 12th Ave SW 31443 12th Ave SW 31435 12th Ave SW 31427 12th Ave SW 31419 12th Ave SW 31410 12th Ave SW 31418 12th Ave SW 1817 S 281st PI #128 31434 12th Ave SW 31442 12th Ave SW 31450 12th Ave SW 31458 12th Ave SW 31600 12th Ave SW 31604 12th Ave SW 1201 SW 316th St 1207 SW 316th St 1215 SW 316th St MAILCITY Federal Way Federal Way Federal Way Federal Way Federal WayW Federal WayW Federal Wa Federal Wa Federal Way Sitka Federal WayW Federal WayW Federal WayW Federal Way Federal Way Federal Wa Seatac Federal Way Federal Way Federal Way Federal Way Federal Way Federal Way Federal Way Federal Way Federal WayW Federal WayW Federal WayW Federal WayW Federal WayW Federal WayW Federal WayW Federal Way Federal Way Federal Way Federal Way MA W W W W W W W A W W W W W W W W W W W W WA W W W MZIPANDZIF 98023-4635 98023-4627 98023-4635 98023-4635 98023-4635 98023-4626 98023-4627 98023-4737 98023-4737 99835-7501 98023-4731 98023-4731 98023-4731 98023 98023-4731 98023-4731 98188-5363 98023-4731 98023-4505 98023-4505 98023-4505 98023-4505 980234505 98023-4505 980234505 98023-4505 98003-9266 98023-4505 98023-4505 980234505 98023-4505 98023-4706 98023-4706 980234522 98023-4522 98023-4522 RESIDENT RESIDENT RESIDENT RESIDENT RESIDENT RESIDENT RESIDENT RESIDENT RESIDENT RESIDENT RESIDENT RESIDENT RESIDENT RESIDENT RESIDENT RESIDENT RESIDENT RESIDENT RESIDENT RESIDENT RESIDENT RESIDENT RESIDENT RESIDENT RESIDENT RESIDENT RESIDENT RESIDENT RESIDENT RESIDENT RESIDENT RESIDENT RESIDENT RESIDENT RESIDENT RESIDENT RESIDENT SITEADDRES 637 SW 316th St *no Site Address* 655 SW 316th St 633 SW 316th St 647 SW 316th St 31445 8th Ave SW 31624 8th Ave SW 1220 SW 317th St 1214 SW 317th St 31631 12th PI SW 31625 12th PI SW 31619 12th PI SW 31615 12th PI SW 31614 12th PI SW 31618 12th PI SW 31624 12th PI SW 31630 12th PI SW 31636 12th PI SW 31459 12th Ave SW 31451 12th Ave SW 31443 12th Ave SW 31435 12th Ave SW 31427 12th Ave SW 31419 12th Ave SW 31410 12th Ave SW 31418 12th Ave SW 31426 12th Ave SW 31434 12th Ave SW 31442 12th Ave SW 31450 12th Ave SW 31458 12th Ave SW 31600 12th Ave SW 31604 12th Ave SW 1201 SW 316th St 1207 SW 316th St 1215 SW 316th St CITY STATE ZIP Federal Way WA 98023-4635 Federal Way WA Federal Way WA 98023-4635 Federal Way WA 98023-4635 98023-4635 Federal WayVWA Federal Way98023-4626 Federal Wa 98023-4627 Federal Wa 98023-4737 Federal Way WA 98023-4737 Federal Wa WA 98023 4731 Federal WayWA 88023-4731 Federal Wa WA 98023-4731 Federal WayWA 98023-4731 Federal Way WA 98023-4731 Federal Way WA 98023-4731 Federal Way WA 980234731 Federal Way WA 98023-4731 Federal Way WA 98023-4731 Federal Way WA 98023-4505 Federal Way WA 98023-4505 Federal Way WA 98023-4505 Federal Way WA 98023-4505 Federal Way WA 98023-4505 Federal Way WA 98023-4505. Federal Way WA 98023-4505 Federal WayWA 98023�1505 Federal Way WA 98023-4505 Federal WayWA 98023-4505 Federal WayWA 98023-4505 Federal WayWA 98023-4505 Federal WayWA 98023-4505 F21tTLVay WA 98023-4706 Federal Way WA 98023-4706 Federal WayWA 98023-4522 Federal WayWA 98023-4522 Federal WayWA 98023-4522 072104 9147 072104 9155 James M Kenneth & Kathleen 072104 9162 J A 072104 9164 Cecilia A 072104 9185 Brian K & Christie A 072104 9193 Lorenz C 0721049214 Kenneth Lilli L Renny J & Jasmine R 4167960010 4167% 0020 41t , 0030 Toki 416796 0040 Taek P & Eun Y Hon Nguyen Hashimi Bali Maclean Leckron Edmond Yang 416796 0050 Tam Van '& Qu Thi 416796 0060 416796 0070 Harried & Farishta Nod & Norma 416796 0080 416796 0090 Beryl A Lester L & Melissa H 416796 0100 Reginald L 416796 0110 J h C & Jen J 416810 0120 R P Kennedy 416810 0130 Hannah M Peterson Smuin Dov al uk 416810 0140 416810 0150 Garry D & Pattye M Vitality & Lili a 416810 0160 416810 0170 1 Petr I & L ubov P Candido & Viol Yalanzhi Martinez 416810 0240 Genaro L Lemuz 41E ; 0250 Rose F & Sherman Geraldine Scharf 416810 0260 Eze uiel Rodri uez 416810 0270 James P & Sheree L Fa 416810 02$0 Lawrence Danielson 416810 0290 CindyLee Burch 416810 0300 Colin D Zintel 416810 0310 Jeremy& Hiroe Urge 416810 0320 Robert F Sim son Ulrich 416810 0330 Brad M & Kristy A 416810.0340 Elieno B & Ruth G Ortal Neunherz 416810 0350 Richard E 300" Radius from 472104-9981 555730 0110 Curtis J Suelzle 1002 S 317th St Federal Way W 98003-5334 RESIDENT 1002 SW 317th Ct Federal Way WA 98023-4533 555730 0120 Keith B Landis 16524 23rd Ave NE Seattle W 98155-6113 RESIDENT 1006 SW 317th Ct Federal Way WA 98023-4533 555730 0130 Barbara Becker Nelson 1012 SW 317th Ct Federal Way W 98023-4533 RESIDENT 1012 SW 317th Ct Federal Way WA 98023-4533 555730 0140 Harold J & Lovita Mao 1018 SW 317th St Federal Way W 98023-4716 RESIDENT 1018 SW 317th St Federal Way WA 98023-4716 555730 0150 Lemec & April Pierre 1024 SW 317th Ct Federal Way W 98023-4533 RESIDENT 1024 SW 317th Ct Federal Way WA 98023-4533 555730 0160 Daniel A Damborg 31714 11th PI SW Federal Way W 98023-4719 RESIDENT 31714 11th PI SW Federal Way WA 98023-4719 555730 0170 Paula J Wieters 31706 11th PI SW Federal Way W 98023 RESIDENT 31706 11th PI SW Federal Way WA 98023-4719 555730 0180 Tamra M Smith 31626 11th PI SW Federal Way W 98023-4718 RESIDENT 31626 11th PI SW Federal Way WA 98023-4718 555730 0190 Mulu G Medhane 31620 11th PI SW Federal Way W 98023-4718 RESIDENT 31620 11th PI SW Federal Way WA 98023-4718 555730 0200 Michelle L Pi kin 1029 SW 316th PI Federal Way W 98023-4534 RESIDENT 1029 SW 316th PI Federal Way WA 98023-4534 55, j 0210 Sheila E Dolak 1023 S 316th St Federal WayW 98003-5331 RESIDENT 1023 SW 316th PI Federal Wa WA 98023-4534 555730 0220 Lakhmir Singh 1017 SW 316th PI Federal Way W 98023-4534 RESIDENT 1017 SW 316th PI Federal Way WA 98023-4534 555730 0230 Bruce C & Gail E Demille 1011 SW 316th PI Federal Way W 98023-4534 RESIDENT 1011 SW 316th PI Federal Way WA 98023-4534 555730 0240 Daniel Ray & Laurie Kay Wa ner 1005 SW 316th PI Federal Way W 98023-4534 RESIDENT 1005 SW 316th PI Federal Way WA 98023-4534 555730 0250 Billy G & H Pauline Wilson 11205 SE 286th Kent W4 98031 RESIDENT 1004 SW 316th PI Federal Way WA 98023-4534 555730 0260 Thomas A Cannon 2520 S 286th St Federal Way W 98003-3323 RESIDENT 1010 SW 316th PI Federal Way WA 98023-4534 555730 0270 JeffreyO & Brenda A Williams 1016 SW 316th PI Federal WayW 98023-4534 RESIDENT 1016 SW 316th PI Federal Wa WA 98023-4534 555730 0280 Nikola F & Olga M Potafi 1022 SW 316th PI Federal WayW 98023-4534 RESIDENT 1022 SW 316th PI Federal Way WA 98023�534 555730 0290 Sheila E Dolak 1028 SW 316th PI Federal Way WA 980234534 RESIDENT 1028 SW 316th PI Federal Way WA 98023-4534 555730 0300 Wayne F & Patricia G Jordan 1034 SW 316th PI Federal Way 'W4 98023-4534 RESIDENT 1034 SW 316th PI Federal Way WA 98023-4534 555730 0310 Victori L Redmond 1040 SW 316th PI Federal Way W4 98023-4534 RESIDENT 1040 SW 316th PI Federal Way WA 98023-4534 555730 0320 Eric N Hau land 31603 11th PI SW Federal Way W 980234718 RESIDENT 31603 11th PI SW Federal Way WA 980234718 555730 0330 Jeffrey H & Linda M Brockmann 131611 11th PI SW Federal Way WA 980234718 RESIDENT 31611 11th PI SW Federal Way WA 98023-4718 555730 0340 Annamma Joseph 31619 11th PI SW Federal Way W 98023-4718 RESIDENT 31619 11th PI SW Federal Way WA 980234718 555730 0350 Kell Nash 31625 11th PI SW Federal WayW 98023-4718 RESIDENT 31625 11th PI SW Federal Wa WA 980234718 555731 0050 Michael S Mitchell 31634 8th PI SW Federal Way W 98023-4649 RESIDENT 31634 8th PI SW Federal Way WA 98023-4649 55E ) 0060 Barry S & Gloria M Weir 31628 8th PI SW Federal Way WA 98023-4649 RESIDENT 31628 8th PI SW Federal Way WA 98023-4649 555731 0070 Justin & Jaime M Ha edorn 31622 8th PI SW Federal Way VA9802346491 RESIDENT 31622 8th PI SW Federal Way WA 98023-4649 555731 0080 Ivan & Valentina Korets 31616 8th PI SW Federal Way W 98023-4649 RESIDENT 31616 8th PI SW Federal Way WA 98023-4649 555731 0096--Cyubov Prikhodko 31610 8th PI SW Federal Way W 98023-4649 RESIDENT 31610 8th PI SW Federal Way WA 98023-4649 555731 0100 Jer Allen Jensen 31604 8th PI SW Federal Way W 98023-4649 RESIDENT 31604 8th PI SW Federal Way WA 98023-4649 555731 0110 Melvin R & Wendy K Easter 31601 8th PI SW Federal Way W 98023-4649 RESIDENT 31601 8th PI SW Federal Way WA 98023-4649 555731 0120 Glenn E Moller 31605 8th PI SW Federal Way W 98023-4649 RESIDENT 31605 8th PI SW Federal Way WA 98023-4649 555731 0130 Colin B & Wendy D Macgregor 820 SW 316th Ct Federal Way W 98023-4705 RESIDENT 820 SW 316th Ct Federal Way WA 98023-4705 555731 0140 Cindy & Duane A Anders 9017 Johnson Rd Anderson Island W 98303-8642 RESIDENT 824 SW 316th Ct Federal WayWA 98023-4705 555731.0150 Gregory G & Debbie H Davis 828 SW 316th Ct Federal WayW 98023-4705 RESIDENT 828 SW 316th Ct Federal Wa WA 980234705 555731 0160 1 Nancee A Clark 1830 SW 316th Ct Federal Way W 98023-4705 RESIDENT 830 SW 316th Ct Federal Way WA 98023-4705 300' Radius from 072104-9081 555731 0170 Brittany L Michael 827 SW 316th Ct Federal Way WA 98023-4705 RESIDENT 827 SW 316th Ct Federal Way i WA 98023-4705 555731 0180 Jason M & Kylee M Hill 823 SW 316th Ct Federal Way WA 980234705 RESIDENT 823 SW 316th Ct Federal Way WA 98023-4705 555731 0190 Rafael H Solis 31635 8th PI SW Federal Wa WA 980234649 RESIDENT 31635 8th PI SW Federal Way WA 98023-4649 555731 0250 Kell R Van Aken 31630 9th PI SW Federal Wa W 98023-4703 RESIDENT 31630 9th PI SW Federal Way WA 98023-4703 555731 0260 Allen D I awa 31624 9th PI SW Federal Way W 98023-4703 RESIDENT 31624 9th PI SW Federal Way WA 98023-4703 555731 0270 Maureen Noble 31618 9th PI SW Federal Way W 98023-4703 RESIDENT 31618 9th PI SW Federal Way WA 98023-4703 555731 0280 Michael & Roxann Swenson 1231 N Yakima Ave Tacoma W 98403-2526 RESIDENT 31612 9th PI SW Federal Way WA 98023-4703 555731 0290 Jennifer E Brown 906 SW 316th PI Federal Way Wq 98023-4717 RESIDENT 906 SW 316th PI Federal Way WA 98023-4717 555731 0300 Paul D & Krestense A Jackson 912 SW 316th PI Federal Way WA 980234717 RESIDENT 912 SW 316th PI Federal Way WA 98023-4717 55F'g1 0310 Mark L & Paula M Harwood 918 SW 316th PI Federal Way W 98023-4717 RESIDENT 918 SW 316th PI Federal Way WA 98023-4717 55, E 0320 Sheraine D Fitzgerald 31619 9th PI SW Federal Way WA 980234703 RESIDENT 31619 9th PI SW Federal Wa WA 98023-4703 555731 0330 Donn J & Debra K Nesbitt 31625 9th PI SW Federal Wa W 98023-4703 RESIDENT 31625 9th PI SW Federal Wa WA 98023-4703 555731 0340 Howard O Nutt 31631 9th PI SW Federal Wa W 98023-4703 RESIDENT 31631 9th PI SW Federal Wa WA 98023-4703 555731 0440 Martha Lipscomb 31609 8th PI SW Federal Wa W 98023-4649 RESIDENT 31609 8th PI SW Federal Wa WA 98023-4649 555920 0110 Adam R & Rebecca L Buchan 31260 8th Ave SW Federal Wa W 98023-4625 RESIDENT 31260 8th Ave SW Federal Wa WA 98023-4625 555920 0115 Frank -Dana Maroriel 31400 7th PI SW Federal Way W 98023-4623 RESIDENT 31400 7th PI SW Federal Way 1NA 98023-4623 555920 0120 Marylyn Gates 31404 7th PI SW Federal Way W 98023-4623 RESIDENT 31404 7th PI SW Federal Way WA 98023-4623 555920 0125 Billy A & Nancy Jo Ableson 31410 7th PI SW Federal Way W 980234623 RESIDENT 31410 7th PI SW Federal Way WA 98023-4623 555920 0130 Floyd D & Vera Smith 31414 7th PI SW Federal Way W 98023-4623 RESIDENT 31414 7th PI SW Federal Way WA 98023-4623 555920 0135 James R Knannlein 31418 7th PI SW Federal Way W 98023 RESIDENT 31418 7th PI SW Federal Way WA 98023-4623 555920 0140 Kristina & Aker Valorie Box 31422 7th PI SW Federal Way W 98023-4623 RESIDENT 31422 7th PI SW Federal Way WA 98023-4623 555920 0145 Charlotte L Kirkwood 31424 7th PI SW Federal Way W 98023-4623 RESIDENT 31424 7th PI SW Federal Way WA 98023-4623 555920 0150 Richard A & Jan M Wanzer 9716 58th PI W Mukilteo WA 982754102 RESIDENT 31426 7th PI SW Federal Way WA 98023-4623 555920 0155 Dennis L & Janet Holt PO Box 401 Auburn W 98071-0401 RESIDENT 31430 7th PI SW Federal Way WA 98023-4623 555920 0260 David P Achman 658 SW 316th St Federal Wa W 98023-4635 RESIDENT 658 SW 316th St Federal Way WA 98023-4635 555°O0 0261 Susan K Seaton 1030 SW 314th PI Federal Way W 98023-4544 RESIDENT 31448 8th Ave SW Federal Way WA 98023- 4626 55� 10262 Randall C & Ca n R Jorgenson 31438 8th Ave SW Federal Wa W 980234626 RESIDENT 31438 8th Ave SW Federal Wa WA 98023-4626 555920 0264 William R & Ch nthia W Shepherd 650 SW 316th St Federal Wa W 98023-4635 RESIDENT 650 SW 316th St Federal WayWA 98023�4635 556050 0010 Martin R Woodin 31415 8th Ave SW Federal Wa W 98023-4626 RESIDENT 31415 8th Ave SW Federal Way WA 98023-4626 556050 0020 Krystal J Henderson 30806 21 st Ave SW Federal Way W 98023-7803 RESIDENT 804 SW 314th PI Federal Way WA 98023- 4506 556050 0030 Chong S Yoo 812 SW 314th PI Federal Way WA 980234506 RESIDENT 812 SW 314th PI Federal Way WA 98023-4506 556050 0040 Marcia R & Beck Christopher Ka'imura-Beck 816 SW 314th PI Federal Way W 98023-4506 RESIDENT 816 SW 314th PI Federal Way WA 98023-4506 556050 0050 Brian W & Christine M Frye 822 SW 314th PI Federal Way W 98023-4506 RESIDENT 822 SW 314th PI Federal Way WA 98023-4506 556050 0060 Sharon L Anderson 820 SW 314th PI Federal Way WA 980234506 RESIDENT 828 SW 314th PI Federal Way WA 1980234506 556050 0070 Randy S & Nam S Urn 834 SW 314th PI Federal Waf W 98023-4506 RESIDENT 834 SW 314th PI Federal Wa WA 980234506 556050.0080 Russell D Arnts 900 SW 314th PI Federal Wa W 98023-4523 RESIDENT 900 SW 314th PI Federal Wa WA 98023-4523 556050 0090 Richard I & Marian 1 Maclean 906 SW 314th PI Federal Wa W 98023-4523 RESIDENT 906 SW 314th Pi Federal Way WA 980234523 300' Radius from 072104-9081 556050 0100 'Wesley S & Julie J Shane E David J & Chun C Larry & Mabel Wayne D & Linda S James I & Jamie L Joseph & Leeann Susan K Aida Anil AnthonyJ &Julie William D & Charleen M Danny & Patricia F Nikolay Michael Phai Van Cathy L Kerwin D & Traci L Romeo B & Alicia F Russell Leonard Noel L & Pamela A Richard Edwin Dennis R & Dorothy B Mun & Sushi K Alexandra & Yakov P Rita AnthonyJ &Patricia Richard C & Donna C Connie Jonathan D & Chandra S Kenneth L & Nancy L Dale O & Judith L Yvette J CITY OF FEDERAL WAY CITY OF FEDERAL WAY Linda E Andrew M Yee Peterson Hinderer Kessler Boike Low Eicher Seaton Girma Kumar Norton Null Banuelos Vlas vk Moneck Nguyen Aby Delarosa Lamberte Clapp S urlock Stoddard Swihart Reddy Melnik Calle'a Camarda Malcolm Butcher Gamble Fairbanks Meland Dowis Helm Wynne 912 SW 314th PI 918 SW 314th PI 924 SW 314th PI 930 SW 314th PI 1002 SW 314th PI 1008 SW 314th PI 1014 SW 314th PI 1020 SW 314th PI 31416 11th PI SW 31410 11th PI SW 31409 11th PI SW 31415 11th PI SW 31412 12th Ave SW 31427 11th PI SW 31433 11th PI SW 31434 11th PI SW 2422 SW 322nd St 1019 SW 314th PI 1015 SW 314th PI 1011 SW 314th PI 1005 SW 314th PI 925 SW 314th PI 921 SW 314th PI 915 SW 314th PI 911 SW 314th PI 907 SW 314th PI 903 SW 314th PI 31423 8th PI SW 31431 8th PI SW 31432 8th PI SW 31424 8th PI SW 807 SW 314th PI 801 SW 314th PI 33530 1st Way S 33530 1st Way S 31401 7th PI SW 31411 7th PI SW Federal Way Federal Way Federal Way Federal Way Federal Way Federal Way Federal Way Federal Way Federal Way Federal Wa Federal WayW Federal Way Federal Way Federal Way Federal Way Federal Way Federal Way Federal Way Federal Way Federal Way Federal Way Federal Way Federal Way Federal Way Federal Way Federal Way Federal Way Federal WayW Federal Way Federal Way Federal Way Federal Way Federal Way Federal Way Federal Way98023-4623 Federal WayM98023-4623 Federal Way W W W W Wq W W W W W W4 W W W W W W4 WA W W W W W W W W W W WA WA WA WA 98023-4523 98023-4523 98023-4523 98023- 4523 98023-4544 98023-4544 98023-4544 98023-4544 98023-4538 98023-4538 98023-4543 98023-4543 98023-4505 98023-4543 98023-4543 98023-4539 98023-2517 98023- 4544 98023-4544 98023-4544 98023-4544 98023- 4523 98023-4523 98023-4523 98023-4523 98023-4523 98023-4523 98023 98023-4549 98023-4549 98023-4549 98023-4506 98023-4506 98003-6200 98003-6200 RESIDENT RESIDENT RESIDENT RESIDENT RESIDENT RESIDENT RESIDENT RESIDENT RESIDENT RESIDENT RESIDENT RESIDENT RESIDENT RESIDENT RESIDENT RESIDENT RESIDENT RESIDENT RESIDENT RESIDENT RESIDENT RESIDENT RESIDENT RESIDENT RESIDENT RESIDENT RESIDENT RESIDENT RESIDENT RESIDENT RESIDENT RESIDENT RESIDENT RESIDENT RESIDENT RESIDENT RESIDENT 912 SW 314th PI 918 SW 314th PI 924 SW 314th PI 930 SW 314th PI 1002 SW 314th PI 1008 SW 314th PI 1014 SW 314th PI 1020 SW 314th PI 31416 11th PI SW 31410 11th PI SW 31409 11th PI SW 31415 11th PI SW 31421 11th PI SW 31427 11th PI SW 31433 11th PI SW 31434 11th PI SW 31428 11th PI SW 1019 SW 314th PI 1015 SW 314th PI 1011 SW 314th PI 1005 SW 314th PI 925 SW 314th PI 921 SW 314th PI 915 SW 314th PI 911 SW 314th PI 907 SW 314th PI 903 SW 314th PI 31423 8th PI SW 31431 8th PI SW 31432 8th PI SW 31424 8th PI SW 807 SW 314th PI 801 SW 314th PI *no Site Address* *no Site Address* 31401 7th PI SW 31411 7th PI SW Federal Way Federal Way Federal Way Federal Wa Federal Way Federal Way Federal Way Federal Way Federal Way Federal WayWA Federal Way Federal Way Federal Way Federal Way Federal Way Federal Way Federal Way Federal Way Federal Way Federal Way Federal Way Federal Way Federal Way Federal Way Federal Way Federal Way Federal Way Federal WayWA Federal Way Federal Way Federal Way Federal Way Federal Way Federal Way Federal Wa Federal WayWA Federal Way WA WA WA WA WA WA WA WA WA WA WA WA WA WA WA WA WA WA WA WA WA WA WA WA WA WA WA WA WA WA WA WA WA WA 98023-4523 98023-4523 98023-4523 98023-4523 98023-4544 98023-4544 98023-4544 98023-4544 98023-4538 98023-4538 98023-4543 98023-4543 98023-4543 98023-4543 98023-4543 98023-4539 98023-4539 98023-4544 98023-4544 98023-4544 98023-4544 98023-4523 98023-4523 98023- 4523 98023-4523 98023-4523 98023-4523 98023-4549 98023-4549 98023-4549 98023-4549 98023-4506 98023- 4506 98023-4623 98023-4623 556050 0110 556050 0120 556050 0130 556050 0140 556050 0150 556050 0160 556050 0170 556050 0180 55r-"-,0 0190 55, ] 0200 556050 0210 556050 0220 556050 0230 556050 0240 556050 0250 556050 0260 556050 0270 556050 0280 556050 0290 556050 0300 556050 0310 556050 0320 556050 0330 556050 0340 5560r,0 0350 55E 0360 556050 0370 556050 0380 556050 0390 556050 0400 556050 0410 556050 0420 556050 0430 556050 0440 7316400010 731640 0020 304' Radius from 072104-9081 731640 0030 Davina H Mackenzie 31419 7th PI SW Federal Way W 98023-4623 RESIDENT 31419 7th PI SW Federal Way Federal Way WA WA 98023-4623 98023-4623 731640 0040 Michael F Pfab 31425 7th PI SW Federal Way Federal Way W W 98023-4623 98023-4623 RESIDENT RESIDENT 31425 7th PI SW 31433 7th P1 SW Federal Wa WA 980234623 731640 0050 Bartley B & Vivian M Anderson Iceno le 31433 7th PI SW 31441 7th PI SW Federal Way W 98023-4623 RESIDENT 31441 7th PI SW Federal Way WA 98023-4623 731640 0060 D F CITY OF �. Federal Way June 23, 2005 Mr. Jerrit Jolma Petersen Consulting Engineers 4030 Lake Washington Blvd NE Suite 200 Kirkland, WA 98033 RE: FILE #05-100590-SU, 05-100591-SE; COMPLETE APPLICATION Mirror Estates Preliminary Plat, Federal Way Dear Mr. Jolma: CITY HALLFILE 33325 8th Avenue South • PO Box 9718 Federal Way, WA 98063-9718 (253) 835-7000 www.cityoffederalway.com The Department of Community Development Services received your application on February 9, 2005, and additional items submitted on June 9, 2005, for the Mirror Estates Preliminary Plat application. Pursuant to City regulations, upon receipt of an application the City has 28 days to determine whether all required information and documentation required for a complete application has been submitted. COMPLETE APPLICATION Based on a review of your submittal relative to those requirements for a preliminary plat application, your application was deemed complete as of June 23, 2005. Please consider this as a Letter of Completeness. Having met the submittal requirements, your application is now ready for processing. Therefore, pursuant to the Federal Way City Code (FWCC), a Notice of Application will be published in the Federal Way Mirror on June 29, 2005, and other public notice will be given based on City procedures. The Department of Community Development Services has responsibility to notify other agencies that may have jurisdiction over your development project or an interest in it. The applicant has various requirements associated with public notices for the Mirror Estates Preliminary Plat. Public notice of the complete application shall occur in accordance with FWCC Section 20-118, as noted below: * The public will be notified of the complete application through the mailed notices, and on- and off -site notices. The applicant is responsible for installation of five on -site notice boards.' These must be installed on or before July 7, 2005. (This is within 14 calendar days of the issuance of the letter of complete application). The City will prepare the four -foot by four -foot notice boards, which will be available for pickup by 4:00 PM, Friday, July 1, 2005. A $25.00 fee per board is due at the time the notice boards are picked up.Z Please refer to the enclosed public notice board handout for installation instructions. The notice boards must be placed at the project street ends of 8`n Avenue SW, and both the north and south street ends of 1 I Place SW and 8`n Place SW. 2 A check in the amount of $125 payable to the City of Federal Way. :i "T. �`r".Fain June 23, 2005 Page 2 ■ At the time of the SEPA determination and of the date for the public hearing, the City will post those notices on the installed large Public Notice Boards. ■ The applicant is responsible for removal of the Public Notice Boards, which shall occur within seven calendar days after the final decision of the City on the matter. Technical comments were provided in the City's March 8, 2005 letter. Review of your responses to those comments will be available in approximately three weeks time. In addition, the city's wetland consultant conducted a site visit on June 22, 2005 and anticipates technical comments in the following weeks. If you should have any questions regarding this letter or your development project, please feel free to call me at 253-835-2642. Sincerely, P-14 &J� Deb Barker Associate Planner enc: Notice Board Handout c: Carolyn Back, Planning Intern Sean Wells, Senior Engineering Plans Reviewer Raid Tirhi, Senior Traffic Engineer 05-100590 Doc. LD. 32171 Mirror Estates - Statistical Information January 19, 2005 Revised: June 6, 2005 Open Space Requirements Site Area (Square Feet) 401,479 Gross Site Req'd (15%) 60,222 Usuable (10%) 40,148 Provided Usable Trails, etc in Tract A 888'X8' 7,104 Trails, etc in Tract B 286' X 8' 2,288 (8' width for trails) Total 9,392 Proposed fee -in -lieu 30,756 Conservation (Tract A) 84,615 Total 124,763 Total Onsite 94,007 Density Areas in Lots (Square Feet) Total 1 11,910 2 7,987 3 8,174 4 8,939 5 7,546 6 7,598 7 7,902 8 7,529 9 8,484 10 7,710 11 8,020 12 8,340 13 8,340 14 8,340 15 8,857 16 7,270 17 7,319 18 9,686 19 7,201 20 7,201 21 7,226 22 7,201 23 7,247 24 8,587 25 8,489 26 - 8, 392 27 9,158 220,653 RESUBMITTED J U N 0 9 2005 -'m4NM+.il•hf\1f:+W+.l:+.u.:e.D+.�;�rw ...`3S_ Average 8,172 Maximum 11,910 Minimum 7,201 Area in Rights of Way (including ROW dedication) 82,816 Area in Detentioin Tract 20,018 Wetland Mitigation Filled Wetlands (Square Feet) Wetland A 3,748 Wetland C 2,211 Non Regulated Wetland D 509 Non Regulated Total Regulated Filled 3,748 Mitigation Area Req'd (150%) 5,622 Mitigation Area Provided 5,918 Enhancement Area Req'd 0 Enhancement Area Provided 2,025 K PETERSON ❑NSULTING RESUBMITTED JUN 0 9 2005 June 8, 2005 City of Federal Way 33325 a Avenue South Federal Way, WA 98009 Attn: Deb Barker, Associate Planner RE: Mirror Estates File Number: 05-100590-000-00-SU Response to Request for Additional Information Dear Ms. Barker: Plans for the above referenced project have been revised per the City's review letter, dated March 8, 2005. Specific information and plan revisions are as follows: Incomplete Application 1. A preliminary Technical Information Report (77R) addressing the eight core and five special requirements contained in the 1998 KCSWDM as amended by the City of Federal Way. A TIR has been prepared and included in the submittal. 2. The professional engineer much sign and date the Level I Offsite Drainage Analysis per the requirements of RCW 18.43 The document has been stamped and signed. The Level 2 Offsite analysis is included in Appendix B of the TIR Preliminary Technical Comments 1. Revise the Preliminary Plat Map to address the following: • List the comprehensive plan and zoning classifications of adjoining properties • Provide a list of names and the land or lot divisions of adjoining properties not in common ownership for a distance of at least 100 feet to address #10 from the preliminary plat submittal requirements checklist • List the width of existing streets • The vehicular access to the storm drainage tract shall not be associated with proposed lot #9 4010 LAKE WASHINGTON BOULEVARD NORTHEAST, SUITE 300 KIRKLAND, WASHINGTON 98033 (425) 827-5874 (425) 822-7216 FAX Deb Barker Mirror Estates June 8, 2005 The requested changes have been made to the preliminary plat map. 2. Crading'Cltility Plan -Proposed clearing limits shall be added to this plan based on the preliminary plat submittal requirements checklist The proposed clearing limits have been added to the plan. 3. Clearing and Grading — Information about clearing and grading is.....Revise the plans and documents to: (a) be consistent with respect to clearing and grading limits, and (b) meet the subdivision code standards. The clearing and grading limits have been modified to reflect city subdivision code standards. Because of the significant amount of earthwork associated with the construction of the infrastructure and future lot grading, some clearing limits have been modified to accommodate stockpile locations. These locations will meet city required BNT's for stockpiling of material. The necessity of these areas is intended to limit earthwork transport on streets adjacent to the project site during the building permit phase of the project. 4. Wetlands - Please provide additional information in support of the proposed wetland elimination and wetland mitigation to address criteria of FWCC Section 22-1358(d) informati9on about wetland buffer intrusion to address criteria of FWCC Section 22- 1359(d), and information to address storm drainage impacts on wetland hydrology. Be advised that additional information may be requested following wetland consultant review. Please refer to the wetland report prepared by Gary Schulz, dated January 22, 2005 for specific answers to the noted questions. Additional information requested by the city's wetland consultant will be provided after initial review. 5. Open Space- ...Please clarify the extent of the open space proposal, including the specific size (length and width) of open space components. Is a fee -in -lieu of payment proposed in addition to the wetland trail? Once the iii formation is submitted, I will forward the open space proposal to the Parks Director for review and approval. The Statistical Information sheet has been updated to reflect changes in the plat map. The assumed trail width is eight feet. The wetland trail is proposed for usable open space, in addition to a fee -in -lieu payment. 6. Significant Trees - ... Clarify what and where offsite significant trees are. List the significant trees that are located within the roadway prism and within proposed utility areas Wetland mitigation is proposed within an area of existing trees. With the proposed mitigation impact significant trees? The boundary and topographic survey map has been modified with a note stating significant trees were determined in accordance to city code. A preliminary tree retention plan was prepared to list the significant trees that are to be removed to accommodate the roadway prism and proposed utilities. Significant tree Deb Barker Mirror Estates June 8, 2005 calculations are noted on the preliminary landscape plan. The design of the wetland addition will coordinated to prevent impacts to significant trees. 7. Wellhead Protection - ...any development activity proposed within these zones shall be required to complete and submit a Hazardous Materials Inventory Checklist. The checklist has been prepared and is included with the submittal. 8. SEPA Checklist - Revise the SEPA Checklist.... The SEPA Checklist was revised to address the noted comments. We have completed the requested changes as indicated by the memo of February 24, 2005 by Sean Wells and traffic comments by Raid Tirhi via telephone. If you have any questions regarding these changes, please do no hesitate to call me at (425) 827-5874 Sincerely, Engineers, Inc. JAolma. P.E. Project Manager C.C. Herb Mull, Christine Balyeat. File bt CITY OF Federal Way DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES 33325 8th Avenue South PO Box 9718 Federal Way WA 98063-9718 253-835-7000; Fax 253-835-2609 www.d1yoffederalway.com DECLARATION OF DISTRIBUTION I, Mc- t� ��JV4C-,, hereby declare, under penalty of perjury of the laws of the State of Washington, that a: ❑ Notice of Land Use Application/Action ❑ Notice of Determination of Significance (DS) and Scoping Notice ❑ Notice of Environmental Determination of Nonsignificance (SEPA, DNS) ❑ Notice of Mitigated Environmental Determination. of Nonsignificance (SEPA, MDNS) ❑ Notice of Land Use Application & Anticipated DNS/MDNS ❑ FWCC Interpretation ❑ Other ❑ Land Use Decision Letter otice of Public Hearing before the Hearing Examiner ❑ Notice of Planning Commission Public Hearing ❑ Notice of LUTC/CC Public Hearing ❑ Notice of Application for Shoreline Management Permit ❑ Shoreline Management Permit ❑ Adoption of Existing Environmental Document \was ❑ mailed ❑ faxed ❑ e-mailed and/or,4posted to or at each of the attached addresses on 1-7 .2007. Project Name . c �SS S vvll'k File Number(s) CAS - `�0 - (7 V S V Signature Date 7 Zoo K:\CD Administration Files\Declaration of Dislribution.doc/Losi printed 1 /2/2007 2:25:00 PM proe,�,+ Lac 142-1 v72t� ilk "^ pc. �*— CITY OF . - -- Federal Way NOTICE OF LAND USE PUBLIC HEARING Mirror Estates Preliminary Plat Federal Way File #05-100590-00-SU Notice is hereby given that the City of Federal Way Hearing Examiner will hold a public hearing at 2:00 p.m. on January 30, 2007, or shortly thereafter, in Federal Way City Council Chambers (33325 81h Avenue South, PO Box 9718, Federal Way, WA 98063-9718) for the following project. Name: Mirror Estates Preliminary Plat Project Description: Proposed subdivision of a 9.37-acre undeveloped site into 27 single-family residential lots, with storm drainage pond, and right-of-way improvements. Examiner will also review proposed elimination of regulated wetlands with wetland replacement and mitigation. Applicant: New Concept Homes, PO Box 1229, Issaquah, WA - 98027 Jerritt Jolma, J3 Civil, PLLC, agent Project Location: Between SW 314th Place and SW 316'h Place, and west of 8th Avenue SW, King County, parcel #072104-9081, Federal Way, WA Date Application Received: February 9, 2005 Date Determined Complete: June 23, 2005 Date of Notice of Application: June 29, 2005 Date of SEPA Determination: October 7, 2006 Existing Environmental Documents: Stormwater Drainage Technical Information Report, Wetland Report, Wildlife Report, and Traffic Impact Analysis. Development Regulations to be Used for Project Mitigation, Known at This Time: Federal Way City Code (FWCC) Chapter 18, "Environmental Policy" (SEPA); FWCC Chapter 19, "Planning and Development"; FWCC Chapter 20, "Subdivisions"; FWCC Chapter 21, "Surface and Stormwater Management"; and FWCC Chapter 22, "Zoning." Consistency with Applicable City Plans and Regulations: The project will be reviewed for consistency with all applicable codes and regulations including the FWCC; King County Surface Water Design. Manual as amended by the City of Federal Way; and King County Road Standards as amended by the City. Any person may participate in the public hearing by submitting written comments to the Hearing Examiner either by delivering written comments to the Department -of Community Development Services before the hearing, or by appearing at the hearing and presenting public testimony in person, or through a representative. The Hearing Examiner will issue a recommendation on the preliminary plat application within 10 working days after the close of the hearing. Any person has the right to request a copy of the Hearing Examiner's decision, once made. Only persons who submit written or oral comments to the Hearing Examiner may appeal the Hearing Examiner's decision. The application is to be reviewed under all applicable codes, regulations, and policies of the City of Federal Way. The official file is available for review during .working hours in the Department of Community Development Services (33325 8 h Avenue South, PO Box 9718, Federal Way, WA 98063-9718). The staff report to the Hearing Examiner will be available for review one week before the hearing. Questions regarding this proposal should be directed to Deb Barker, Senior Planner, at 253435-2642. Published in the Federal Way Mirror on January 13, 2007, Doc. I.D. 39021 1 DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES 33325 8M Avenue South PO Box 9718 CITY OF Federal Way WA. 98063-9718 F e d �a Wa', 253- ww.city Fax ralwa5-2609 .com vvww.cityoffedQralwc�y,cam DECLARATION OF DISTRIBUTION I, Ir VX hereby declare, under penalty of perjury of the laws of the State of Washington, that a: ❑ Notice of Land Use Application/Action ❑ Land Use Decision Letter ❑ Notice of Determination of Significance (DS) and Scoping Notice ❑ Notice of Environmental Determination of Nonsignificance (SEPA, DNS) ❑ Notice of Mitigated Environmental Determination of Nonsignificance (SEPA, MDNS) ❑ Notice of Land Use Application & Anticipated DNS/MDNS ❑ FWCC Interpretation ❑ Other Notice of Public Hearing before the Hearing Examiner ❑ Notice of Planning Commission Public Hearing ❑ Notice of LUTC/CC Public Hearing ❑ Notice of Application for Shoreline Management Permit ❑ Shoreline Management Permit ❑ Adoption of Existing Environmental Document was mailed ❑ faxed ❑ e-mailed and/or ❑ posted to or at each of the attached addresses on Q 2007. r Project Name File Number(s) C2 5 - AbS Signature::S� Date )- 1-1-DO KACD Administration Files\Declaration of Distribution.doc/Last printed 1 /8/2007 4:34:00 PM CITY DF- Federa� T ,f y NOTICE OF LAND USE PUBLIC HEARING Mirror Estates Preliminary Plat Federal Way File #05-100590-00-SU Notice is hereby given that the City of Federal Way Hearing Examiner will hold a public hearing at 2:00 p.m. on January 30, 2007, or shortly thereafter, in Federal Way City Council Chambers (33325 8"' Avenue South, PO Box 9718, Federal Way, WA 98063-9718) for the following project. Name: Mirror Estates Preliminary Plat Project Description: Proposed subdivision of a 9.37-acre undeveloped site into 27 single-family residential lots, with storm drainage pond, and right-of-way improvements. Examiner will also review proposed elimination of regulated wetlands with wetland replacement and mitigation. Applicant: New Concept Homes, PO Box 1229, Issaquah, WA 98027 Jerritt Jolma, J3 Civil, PLLC, agent Project Location: Between SW 310 Place and SW 316'h Place, and west of 8th Avenue SW, King County, parcel #072104-9081, Federal Way, WA Date Application Received: February 9, 2005 Date Determined Complete: June 23, 2005 Date of Notice of Application: June 29, 2005 Date of SEPA Determination: October 7, 2006 Existing Environmental Documents: Stormwater Drainage Technical Information Report, Wetland Report, Wildlife Report, and Traffic Impact Analysis. Development Regulations to be Used for Project Mitigation, Known at This Time: Federal Way City Code (FWCC) Chapter 18, `Environmental Policy" (SEPA); FWCC Chapter 19, "Planning and Development"; FWCC Chapter 20, "Subdivisions"; FWCC Chapter 21, "Surface and Stormwater Management"; and FWCC Chapter 22, "Zoning." Consistency with Applicable City Plans and Regulations: The project will be reviewed for consistency with all applicable codes and regulations including the FWCC; King County Surface Water Design Manual as amended by the City of Federal Way; and King County Road Standards as amended by the City. Any person may participate in the public hearing by submitting written comments to the Hearing Examiner either by delivering written comments to the Department of Community Development Services before the hearing, or by appearing at the hearing and presenting public testimony in person, or through a representative. The Hearing Examiner will issue a recommendation on the preliminary plat application within 10 working days after the close of the hearing. Any person has the right to request a copy of the Hearing Examiner's decision, once made. Only persons who submit written or oral comments to the Hearing Examiner may appeal the Hearing Examiner's decision. The application is to be reviewed under all applicable codes, regulations, and policies of the City of Federal Way. The official file is available for review during working hours in the Department of Community Development Services (33325 81h Avenue South, PO Box 9718, Federal Way, WA 98063-9718). The staff report to the Hearing Examiner will be available for review one week before the hearing. Questions regarding this proposal should be directed to Deb Barker, Senior Planner, at 253-835-2642. Published in the Federal Way Mirror on January 13, 2007. Doc LD. 39021 Mirror Estates SEPA Permit #05-100591-00-SE The following is a party of record list for the MDNS. Please include an MDNS, SEPA checklist and staff evaluation with these mailing envelopes. 1) Jonathan and Chandra Gamble 31432 8`' Place SW Federal Way, WA 98023 2) Kathleen Murray 31624 8"' Avenue SW Federal Way, WA 98023 Mr. Paul Jackson 3) 912 SW 316'h Place Federal Way, WA 98023 4) David and Connie McClure 31431 8 h Place SW Federal Way, WA 98023 5) Dale and Judith Meland 807 SW 314th Place Federal Way, WA 98023 6 Doc. I.D. 38277 300' Radius from 072104-9081 111A1K1C:OCIDQ-r f11AIIUP:PI AST AAAH AnnRF.q MAIL CITY MA MZIPANDZIF RESIDENT SITEADDRES CITY STATE ZIP 72104 9147 James M Sphung 637 SW 316th St Federal Way W 98023-4635 RESIDENT 637 SW 316th St Federal Way WA 98023-4635 72104 9155 Kenneth & Kathleen Murray31624 8th Ave SW Federal Way W 98023-4627 RESIDENT *no Site Address* Federal Way WA 72104 1162 J A Bodoh 655 SW 316th St Federal Way W 98023-4635 RESIDENT 655 SW 316th St Federal Way WA 98023-4635 72104 9164 Cecilia A GDTczynski 633 SW 316th St Federal Way W 98023-4635 RESIDENT 633 SW 316th St Federal Way WA 98023-4635 72104 1185 Brian K & Christie A Peterson 647 SW 316th St Federal Way W 98023-4635 RESIDENT 647 SW 316th St Federal Way WA 98023-4635 72104 9193 Lorenz C Richard 31445 8th Ave SW Federal Way W 98023-4626 RESIDENT 31445 8th Ave SW Federal Way WA 98023-4626 72104 9214 Kenneth Murray31624 8th Ave SW Federal Way W 98023-4627 RESIDENT 31624 8th Ave SW Federal Way WA 98023-4627 16796 0010 Lilli L Wilson 1220 SW 317th St Federal Way W 980234737 RESIDENT 1220 SW 317th St Federal Way WA 98023-4737 167% 0020 Renny J & Jasmine R Philipose 1214 SW 317th St Federal Way W 98023-4737 RESIDENT 1214 SW 317th St Federal WayWA 98023-4737 1E ,0030 Toki Yoon 210 Katlian St Sitka Aiq 99835-7501 RESIDENT 31631 12th PI SW Federal Way WA 98023-4731 167r 0040 Taek P & Eun Y Hong 31625 12th PI SW Federal Way W 98023-4731 RESIDENT 31625 12th PI SW Federal Wa WA 98023-4731 167:,. 0050 Tam Van & Quy Thi Nguyen 31619 12th PI SW Federal Way W 98023-4731 RESIDENT 31619 12th PI SW Federal Way WA 98023-4731 16796 0060 Hamed & Farishta Hashimi 31615 12th PI SW Federal WayW 98023-4731 RESIDENT 31615 12th PI SW Federal Way WA 98023-4731 16796 0070 Nori & Norma Bali 31614 12th PI SW Federal Way W 98023 RESIDENT 31614 12th PI SW Federal Way WA 98023-4731 16796 0080 Be I A Maclean 31618 12th PI SW Federal WayW 98023-4731 RESIDENT 31618 12th PI SW Federal Wa WA 98023-4731 16796 0090 Lester L & Melissa H Leckron 31624 12th PI SW Federal Way W 98023-4731 RESIDENT 31624 12th PI SW Federal Way WA 98023-4731 16796 0100 Reginald L Edmond 3117 S 192nd St #208-C Seatac WA 98188-5363 RESIDENT 31630 12th PI SW I Federal Way WA 98023-4731 16796 0110 J h C & Jen J Yang 31636 12th PI SW Federal Way WA 980234731 RESIDENT 31636 12th PI SW Federal Way WA 98023-4731 16810 0120 R P Kennedy 31459 12th Ave SW Federal Way W 98023-4505 RESIDENT 31459 12th Ave SW Federal Way WA 98023-4505 16810 0130 Hannah M Peterson 31451 12th Ave SW Federal Way W 1W, 98023-4505 RESIDENT 31451 12th Ave SW Federal Way WA 98023-4505 16810 0140 Gar D & Pattye M Smuin 31443 12th Ave SW Federal Way W 98023-4505 RESIDENT 31443 12th Ave SW Federal Way WA 98023-4505 16810 0150 Vitality & Lili a Dov al uk 31435 12th Ave SW Federal Way 980234505 RESIDENT 31435 12th Ave SW Federal Way WA 98023-4505 16810 0160 Petr I & L ubov P Yalanzhi 31427 12th Ave SW Federal Way Wj, 980234505 RESIDENT 31427 12th Ave SW Federal Way WA 98023-4505 16810 0170 Candido & Viol Martinez 31419 12th Ave SW Federal Way W 9802314505 RESIDENT 31419 12th Ave SW Federal Way WA 98023-4505 16810 0240 Genaro L Lemuz 31410 12th Ave SW Federal Way W 98023-4505 RESIDENT 31410 12th Ave SW Federal Way WA 98023-4505 IE 0250 Rose F & Sherman Geraldine Scharf 31418 12th Ave SW Federal Way W 98023-4505 RESIDENT 31418 12th Ave SW Federal Way WA 98023-4505 16F" 0260 Eze uiel Rodriguez 1817 S 281st PI #128 Federal Way W 98003-9266 RESIDENT 31426 12th Ave SW Federal Way WA 98023-4505 168 . � 0270 James P & Sheree L Fay 31434 12th Ave SW Federal Way W 98023-4505 RESIDENT 31434 12th Ave SW Federal Way WA 98023-4505 16810 0280 Lawrence Danielson 31442 12th Ave SW Federal Way W 98023-4505 RESIDENT 31442 12th Ave SW Federal Way WA 980234505 16810 0290 Cindy Lee Burch 31450 12th Ave SW Federal Way W 980234505 RESIDENT 31450 12th Ave SW Federal Way WA 980234505 16810 0300 Colin D Zintel 31458 12th Ave SW Federal Way 'W 98023-4505 RESIDENT 31458 12th Ave SW Federal Way WA 1980234505 16810 0310 Jeremy & Hiroe Une 31600 12th Ave SW Federal Way W1 980234706 RESIDENT 31600 12th Ave SW Federal Way WA 1980234706 16810 0320 Robert F Simpson 31604 12th Ave SW Federal Way198023-4522 98023-4706 RESIDENT 31604 12th Ave SW Federal WayWA 98023-4706 16810 0330 Brad M & Krist A Ulrich 1201 SW 316th St Federal Way98023-4522 RESIDENT 1201 SW 316th St Federal WayWA 98023-4522 16810 0340 Elieno B & Ruth G Ortal 1207 SW 316th St Federal Way98023-4522 RESIDENT 1207 SW 316th St Federal WayWA 9802314522 16810 0350 Richard E Neunherz 1215 SW 316th St Federal Way RESIDENT 1215 SW 316th St Federal Way WA 98023-4522 300' Radius from 072104-9081 55730 01 00 Curtis J Suelzle 1002 S 317th St Federal Way W 98003-5334 RESIDENT 1002 SW 317th Ct Federal WayWA 98023-4533 55730 0120 Keith B Landis 16524 23rd Ave NE Seattle W 98155-6113 RESIDENT 1006 SW 317th Ct Federal Way WA 98023-4533 55730 0130 Barbara Becker Nelson 1012 SW 317th Ct Federal Way W 98023-4533 RESIDENT 1012 SW 317th Ct Federal Way WA 98023-4533 55730 0140 Harold J & Lovita Mao 1018 SW 317th St Federal Way W 98023-4716 RESIDENT 1018 SW 317th St Federal Way WA 98023-4716 55730 0150 Lemec & April Pierre 1024 SW 317th Ct Federal Way Wq 98023-4533 RESIDENT 1024 SW 317th Ct Federal Way WA 98023-4533 55730 0160 Daniel A Damborg 31714 11th PI SW Federal Way W 98023-4719 RESIDENT 31714 11th PI SW Federal Way WA 98023-4719 55730 0170 Paula J Wieters 31706 11th PI SW Federal Way W4 98023 RESIDENT 31706 11th PI SW Federal Way WA 98023-4719 55730 0180 Tamra M Smith 31626 11th PI SW Federal Way W 98023-4718 RESIDENT 31626 11th PI SW Federal Way WA 98023-4718 55730 0190 Mulu G Medhane 31620 11th PI SW Federal W I ay WA 98023-4718 RESIDENT 31620 11th PI SW Federal Way WA 98023-4718 557'10 0200 Michelle L Pipkin 1029 SW 316th Pl Federal Way W 98023-4534 RESIDENT 1029 SW 316th PI Federal Way WA 98023-4534 3, To 00 Sheila E Dolak 1023 S 316th St Federal Way W 98003-5331 RESIDENT 1023 SW 316th PI Federal Way WA 98023-4534 557- 0220 Lakhmir Singh 1017 SW 316th PI Federal Way W 98023-4534 RESIDENT 1017 SW 316th PI Federal Way WA 98023-4534 557-- 0230 Bruce C & Gail E Demille 1011 SW 316th PI Federal Way W 98023-4534 RESIDENT 1011 SW 316th PI Federal Way WA 98023-4534 55730 0240 Daniel Ray & Laurie Kay Wagner 1005 SW 316th PI Federal Way W 98023-4534 RESIDENT 1005 SW 316th PI Federal Way WA 98023-4534 55730 0250 Billy G & H Pauline Wilson 11205 SE 286th Kent W 98031 RESIDENT 1004 SW 316th PI Federal Way WA 98023-4534 55730 0260 Thomas A Cannon 2520 S 286th St Federal Way W 98003-3323 RESIDENT 1010 SW 316th PI Federal Way WA 98023-4534 55730 0270 Jeffrey O & Brenda A Williams 1016 SW 316th PI Federal Way W 98023-4534 RESIDENT 1016 SW 316th PI Federal Way WA 98023-4534 55730 0280 Nikolay F & Olga M Potafiy 1022 SW 316th PI Federal Way W 98023-4534 RESIDENT 1022 SW 316th PI Federal Way WA 98023-4534 55730 0290 Sheila E Dolak 1028 SW 316th PI Federal Way W 98023-4534 RESIDENT 1028 SW 316th PI Federal Way WA 98023-4534 55730 0300 Wayne F & Patricia G Jordan 1034 SW 316th PI Federal Way W 98023-4534 RESIDENT 1034 SW 316th PI Federal Way WA 98023-4534 55730 0310 Victori L Redmond 1040 SW 316th PI Federal Way WA 98023-4534 RESIDENT 1040 SW 316th PI Federal Way WA 98023-4534 55730 0320 Eric N Hau land 31603 11th PI SW Federal Way WA 98023-4718 RESIDENT 31603 11th PI SW Federal Way WA 98023-4718 55730 0330 Jeffrey H & Linda M Brockmann 31611 11th PI SW Federal Way W 98023-4718 RESIDENT 31611 11th PI SW Federal Way WA 98023-4718 55730 0340 Annamma Joseph 31619 11th PI SW Federal Way W 98023-4718 RESIDENT 31619 11th PI SW Federal Way WA 98023-4718 55730 0350 Kelly Nash 31625 11th PI SW Federal Way W 98023-4718 RESIDENT 31625 11th PI SW Federal Way WA 98023-4718 55731 0050 Michael S Mitchell 31634 8th PI SW Federal Way W 98023-4649 RESIDENT 31634 8th PI SW Federal Way WA 98023-4649 55 0060 Barry S & Gloria M Weir 31628 8th PI SW Federal Way W 98023-4649 RESIDENT 31628 8th PI SW Federal Way WA 98023-4649 557" 0070 Justin & Jaime M Ha edorn 31622 8th PI SW Federal Way W 98023-4649 RESIDENT 31622 8th PI SW Federal Way WA 98023-4649 557, 6080 Ivan & Valentina Korets 31616 8th PI SW Federal Way W 98023-4649 RESIDENT 31616 8th PI SW Federal Way WA 980234649 55731 0090 L ubov Prikhodko 31610 8th PI SW Federal Way W 980234649 RESIDENT 31610 8th PI SW Federal Way WA 98023-4649 55731 0100 Jerry Allen Jensen 31604 8th PI SW Federal Way W 98023-4649 RESIDENT 31604 8th PI SW Federal Way 'WA 98023-4649 55731 0110 Melvin R & Wendy K Easter 31601 8th PI SW Federal Way W 98023-4649 RESIDENT 31601 8th PI SW Federal Way 'WA 98023-4649 35731 0120 Glenn E Moller 31605 8th PI SW Federal Way WA 98023-4649 RESIDENT 31605 8th PI SW Federal Way 'WA 98023-4649 55731 0130 Colin B & Wendy D Mac re or 820 SW 316th Ct Federal Way W 980234705 RESIDENT 820 SW 316th Ct Federal Way WA 98023-4705 55731 0140 Cindy & Duane A Anders 9017 Johnson Rd Anderson Island W 98303-8642 RESIDENT 824 SW 316th Ct Federal Way WA 98023-4705 55731 0150 Greg )ry G & Debbie H Davis 828 SW 316th Ct Federal Way W 980234705 RESIDENT 828 SW 316th Ct Federal Way WA 980234705 55731 0160 Nancee A Clark 830 SW 316th Ct Federal Way W 98023-4705 RESIDENT 1830 SW 316th Ct Federal Way WA 980234705 300"Radius from 072104-9081 55731 0170 Brittany L Michael 827 SW 316th C 55731 0180 Jason M & K lee M Hill 823 SW 316th C 31635 8th PI SV 55731 0190 Rafael H Solis 55731 0250 Kelly R Van Aken 31630 9th PI SV 55731 0260 Allen D I awa Noble 31624 9th PI SV 31618 9th PI SV 55731 0270 Maureen 55731 0280 Michael & Roxann Swenson 1231 N Yakima 906 SW 316th F 912 SW 316th F 55731 0290 Jennifer E Brown Jackson 55731 0300 Paul D & Krestense A 55'g1 0310 Mark L & Paula M Harwood 918 SW 316th F 5:. i 0320 Sheraine D Fitzgerald 31619 9th PI SV 557 9330 Donn J & Debra K Nesbitt 31625 9th PI SV 557�) , 0340 Howard O Nutt 31631 9th PI SV 55731 0440 Martha Lipscomb 31609 8th PI SV 55920 0110 Adam R & Rebecca L Buchan 31260 8th Ave 55920 0115 Frank -Dana Mar oriel 31400 7th PI SV 55920 0120 Ma ! n Gates 31404 7th PI SV 55920 0125 A & NanaJo Ableson 31410 7th PI SV 55920 0130 -Billy Floyd D & Vera Smith 31414 7th PI SV 55920 0135 James R Knannlein 31418 7th PI SV 55920 0140 Kristina & Aker Valorie Box 31422 7th PI SV 55920 0145 Charlotte L Kirkwood 31424 7th PI SV 55920 0150 Richard A & Jan M Wanzer 9716 58th PI W PO Box 401 55920 0155 Dennis L & Janet Holt 55920 0260 David P Achman 658 SW 316th 55QO0 0261 Susan K Seaton 1030 SW 314th 5It 10262 55F 0264 560:,u 0010 Randall C & Caryn R Jorgenson 31438 8th Ave 650 SW 316th 31415 8th Ave 30806 21 st Ave William R & Ch nthia W Shepherd Martin R Woodin 56050 0020 K stal J Henderson 56050 0030 Chong S Yoo 812 SW 314th f 56050 0040 Marcia R & Beck Christo her Ka imura-Beck 816 SW 314th I 56050 0050 Brian W & Christine M Frye 822 SW 314th I 56050 0060 Sharon L Anderson 820 SW 314th I 56050 0070 Randy S & Nam S Um 834 SW 314th I 56050 0080 Russell D Arnts 900 SW 314th I 56050 0090 Richard I & Marian I jMaclean 906 SW 314th I t Federal WayW 98023-4705 RESIDENT W 316th Ct Federal Way WA 98023�705 t Federal WayW 98023-4705 RESIDENT W 316th Ct Federal WayWA 98023-4705 Federal Vlra W 98023-4649 RESIDENT r316358th PI SW Federal Wa WA 98023-4649 Federal Wa W98023-4703 RESIDENT 0 9th PI SW Federal Wa WA 98023-4703 Federal Wa W 98023-4703 RESIDENT 4 9th PI SW Federal Way WA 98023-4703 I Federal Way W 98023-4703 RESIDENT 31618 9th PI SW Federal Way WA 98023-4703 Nve Tacoma W4 98403-2526 RESIDENT 31612 9th PI SW Federal Way WA 98023 4703 I Federal Way W4 98023-4717 RESIDENT 906 SW 316th PI Federal Way WA 98023-4717 I Federal Wa W 98023-4717 RESIDENT 912 SW 316th PI Federal Way WA 98023-4717 I Federal way WA 98023-4717 RESIDENT 918 SW 316th PI Federal Way WA 98023-4717 I Federal Way W 98023-4703 RESIDENT 31619 9th PI SW Federal Way WA 98023-4703 I Federal Way W 98023-4703 RESIDENT 31625 9th PI SW Federal Way WA 98023-4703 I Federal Way W 98023-4703 RESIDENT 31631 9th PI SW Federal Way WA 98023-4649 I Federal Wa W 98023-4649 RESIDENT 31609 8th PI SW Federal WayWA 98023-4 W Federal Wa W 98023-4625 RESIDENT 31260 8th Ave SW Federal WayWA 98023 4625 I Federal Way W 98023-4623 RESIDENT 31400 7th PI SW Federal Way WA 98023-4623 Federal Wv W 98023-4623 RESIDENT 31404 7th PI SW Federal Way WA 98023-4623 I Federal WayW 98023-4623 RESIDENT 31410 7th PI SW Federal Way WA 98023 4623 1 Federal Way WA 98023-4623 RESIDENT 31414 7th PI SW Federal Way WA 98023-4623 / Federal Way WA 98023 RESIDENT 31418 7th PI SW Federal Way WA 98023-4623 I Federal Way W 98023-4623 RESIDENT 31422 7th PI SW Federal Way WA 98023-4623 / Federal Way RESIDENT 31424 7th PI SW Federal Way WA 98023-4623 Mukilteo WA 98275-4102 RESIDENT 31426 7th PI SW Federal Way WA 98023-4623 Auburn W 98071-0401 RESIDENT 31430 7th PI SW Federal WayWA 98023-4623 ;t Federal WayW 98023-4635 RESIDENT 658 SW 316th St Federal Way WA 98023A635 PI Federal WaV W 98023-4544 RESIDENT 31448 8th Ave SW Federal Way WA 98023-4626 ;W Federal Way WA 98023-4626 RESIDENT 31438 8th Ave SW Federal Wa WA 98023-4626 1 Federal Way WA 98023-4635 RESIDENT 650 SW 316th St Federal Way WA 98023-4635 iW Federal Way W 98023-4626 RESIDENT 31415 8th Ave SW Federal Way WA 98023-4626 SW Federal Way WA 98023-7803 RESIDENT 804 SW 314th PI Federal Way WA 98023-4506 'I Federal Way W 98023-4506 RESIDENT 812 SW 314th PI Federal Wa WA 98023-4506 'I Federal Way W 98023-4506 RESIDENT 816 SW 314th PI Federal WayWA 98023A506 'I Federal Wa W 98023-4506 RESIDENT 822 SW 314th PI Federal Way_WA 98023-4506 'I Federal WayW 98023-4506 RESIDENT 828 SW 314th PI Federal WayWA 98023A506 'I Federal WayW 98023-4506 RESIDENT 834 SW 314th PI Federal Way.WA 98023A506 'I Federal Wa W 98023-4523 RESIDENT 900 SW 314th PI Federal WayWA 98023-4523 'I Federal Way 1WA98023A523 IRESIDENT 1906 SW 314th PI Federal Wa WA 98023-4523 300"Radius from 072104-9081 56050 0100 Wesley S & Julie J Yee Peterson 912 SW 314th 918 SW 314th 56050 1110 Shane E 56050 0120 David J & Chun C Hinderer 924 SW 314th 930 SW 314th 1002 SW 314tf 1008 SW 314tf 1014 SW 314tt 56050 0130 56050 0140 Larry & Mabel Wayne D & Linda S Kessler Boike Low Eicher 56050 0150 56050 0160 James I & Jamie L Joseph & Leeann 56050 0170 Susan K Seaton 1020 SW 314tt 56050 0180 Aida Girma 31416 11th PI 56r,r-0 0190 Anil Kumar 31410 11 th PI 5( j 0200 AnthonyJ & Julie Norton 31409 11th PI 56C' 0210 William D & Charleen M Null 31415 11th PI 560:,, 0220 Danny & Patricia F Banuelos 31412 12th Av( 56050 0230 Nikola Vlasyyk 31427 11 th PI 56050 0240 Michael Moneck 31433 11th PI 56050 0250 Phai Van Nguyen 31434 11th PI 56050 0260 Cathy L Aby 2422 SW 322n 56050 0270 Kerwin D & Traci L Delarosa 1019 SW 314tt 56050 0280 Romeo B & Alicia F Lamberte 1015 SW 314tt 56050 0290 Russell Leonard Clapp 1011 SW 314tt 56050 0300 Noel L & Pamela A S urlock 1005 SW 314tt 56050 0310 Richard Edwin Stoddard 925 SW 314th 56050 0320 Dennis R & Dorothy B Swihart 921 SW 314th 56050 0330 Mun & Sushi K Reddy 915 SW 314th 56050 0340 Alexandra & Yakov P Melnik 911 SW 314th 560r,0 0350 5E T 03 00 56(1" - 0370 56(r.,.. 03 00 Rita Calleja 907 SW 314th 903 SW 314th 31423 8th PI S' 31431 8th PI S Anthon J & Patricia Richard C & Donna C Connie Camarda Malcolm Butcher 56050 0390 Jonathan D & Chandra S Gamble 31432 8th PI S 56050 0400 Kenneth L & Nancy L Fairbanks 31424 8th PI S 56050 0410 Dale O & Judith L Meland 807 SW 314th 56050 0420 Yvette J Dowis 801 SW 314th 56050 0430 CITY OF FEDERAL WAY 33530 1 st Wa 5605,0 0440 CITY OF FEDERAL WAY 33530 1st Wa 31640 0010 Linda E lHelm 31401 7th PI S 31640 0020 Andrew M lWynne 31411 7th PI S 'I Federal Wa W 98023-4523 RESIDENT 912 SW 314th PI Federal WayWA 98023�523 'I Federal Way W 980234523 RESIDENT 918 SW 314th PI Federal Way WA 98023-4523 :)I Federal Way W 98023-4523 RESIDENT 924 SW 314th PI Federal Way WA 98023-4523 'I Federal Way W 980234523 RESIDENT 930 SW 314th PI Federal Way WA 980234523' PI Federal Way W 980234544 RESIDENT 1002 SW 314th PI Federal Way WA 98023-4544 PI Federal Way W 980234544 RESIDENT 1008 SW 314th PI Federal Way WA 980234544 PI Federal Way W 980234544 RESIDENT 1014 SW 314th PI Federal Way WA 98023-4544 PI Federal Way W 98023�4544 RESIDENT 1020 SW 314th PI Federal Way WA 98023-4544 ;W Federal Way Wj, 98023-4538 RESIDENT 31416 11th PI SW Federal Way WA 980234538 ;W Federal Wa W4 980234538 RESIDENT 31410 11th PI SW Federal Way WA 980234538 ;W Federal W I ay W 98023-4543 RESIDENT 31409 11th PI SW Federal Way WA 98023-4543 ;W Federal Way WA 98023-4543 RESIDENT 31415 11th Pl SW Federal Way WA 9 0023-4543 SW Federal Way W�98023155453 RESIDENT 31421 11th PI SW Federal WayWA 98023-4543 ;W Federal WayW RESIDENT 31427 11th PI SW Federal Way WA 980234543 ;W Federal Way WA 980234543 RESIDENT 31433 11th PI SW Federal Way WA 980234543 ;W Federal Way W4 98023-4539 RESIDENT 31434 11th PI SW Federal Way WA 980234539 1 St Federal Way W4 98023-2517 RESIDENT 31428 11th PI SW Federal Way WA 98023-4539 PI Federal Way W 98023-4544 RESIDENT 1019 SW 314th PI Federal Way WA 98023-4544 PI Federal Way W 98023-4544 RESIDENT 1015 SW 314th PI Federal Way WA 98023-4544 PI Federal Way W 98023A544 RESIDENT 1011 SW 314th PI Federal Way WA 98023-4544 PI Federal Way W 980234544 RESIDENT 1005 SW 314th PI Federal Way WA 980234544 'I FedeEjppy W 980234523 RESIDENT 925 SW 314th PI Federal Way WA 980234523 PI Federal Way 523 RESIDENT 921 SW 314th PI Federal Way WA 98023-4523 PI Federal Way W 980234523 RESIDENT 915 SW 314th PI Federal Way WA 98023-4523 PI Federal Way W 98023-4523 RESIDENT 911 SW 314th PI Federal Way WA 98023-4523 PI Federal Way W 980234523 RESIDENT 907 SW 314th PI Federal Wa WA 980234523 PI Federal Way W 980234523 RESIDENT 903 SW 314th PI Federal Wa WA 980234523 N Federal Way W 98023 RESIDENT 31423 8th PI SW Federal Way WA 980234549 N Federal Way W 980234549 RESIDENT 31431 8th PI SW Federal Way WA 980234549 N Federal Way W 9802314549 RESIDENT 31432 8th PI SW Federal Way WA 980234549 N Federal Way W 980234549 RESIDENT 31424 8th PI SW Federal Way WA 980234549 PI Federal Way W 980234506 RESIDENT 807 SW 314th PI Federal Way WA 980234506 PI Federal Way W 98023-4506 RESIDENT 801 SW 314th PI Federal Way WA 980234506 S Federal Way W 98003-6200 RESIDENT *no Site Address* Federal Way WA S Federal Way W 98003-6200 RESIDENT *no Site Address* Federal Way WA N Federal Way Wj, 980234623 RESIDENT 31401 7th PI SW Federal Way WA 980234623 N Federal Way --iW4 980234623 1 RESIDENT 131411 7th PI SW Federal Way WA 1980234623 300' Radius from 072104-9081 '31640 0030 Davina H '31640 0040 Michael F '31640 0050 Bartley B & Vivian M '31640 0060 D F Mackenzie 31419 7th PI SW Federal Way 98023-4623 RESIDENT 31419 7th PI SW Federal WayWA 98023 4623 Pfab 31425 7th PI SW Federal Way98023-4623 RESIDENT 31425 7th P1 SW Federal WayWA 98023A623 Anderson 31433 7th PI SW 31441 7th PI SW Federal Way98023A623 Federal Wa 1�w 98023-4623 RESIDENT RESIDENT 31433 7th PI SW 31441 7th PI SW Federal WayWA Federal W WA 98023A623 98023-4623 Icenoale 4!llkL CITY Federalo. Way DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES 33325 8th Avenue South PO Box 9718 Federal Way WA• 98063-9718 253-835-7000; Fax 253-835-2609 www. c it Wof f ederaiwov. Qom DECLARATION OF DISTRIBUTION I, hereby declare, under penalty of perjury of the laws of the State of Washington, that a: ❑ Notice of Land Use Application/Action ❑ Notice of Determination of Significance (DS) and Scoping Notice ❑ Notice of Environmental Determination of Nonsignificance (SEPA, DNS) ❑ Notice of Mitigated Environmental Determination of Nonsignificance (SEPA, MDNS) ❑ Notice of Land Use Application & Anticipated DNS/MDNS ❑ FWCC Interpretation ❑ Other ❑ Land Use Decision Letter Notice of Public Hearing before the Hearing Examiner ❑ Notice of Planning Commission Public Hearing ❑ Notice of LUTC/CC Public Hearing ❑ Notice of Application for Shoreline Management Permit ❑ Shoreline Management Permit ❑ Adoption of Existing Environmental Document was ❑ mailed ❑ faxed W e-mailed and/or ❑ posted to or at each of the attached addresses on 2007. Project Name _ ; 4,o r File Number(s) Sig _ nature Date a� K:\CD Administration Files\Declaration of Distribution.doc/Last printed 1 /8/2007 4:34:00 PM VAk CITY OF FederalWay NOTICE OF LAND USE PUBLIC HEARING Mirror Estates Preliminary Plat Federal Way File #05-100590-00-SU Notice is hereby given that the City of Federal Way Hearing Examiner will hold a public hearing at 2:00 p.m. on January 30, 2007, or shortly thereafter, in Federal Way City Council Chambers (33325 8`' Avenue South, PO Box 9718, Federal Way, WA 98063-9718) for the following project. Name: Mirror Estates Preliminary Plat Project Description: Proposed subdivision of a 9.37-acre undeveloped site into 27 single-family residential lots, with storm drainage pond, and right-of-way improvements. Examiner will also review proposed elimination of regulated wetlands with wetland replacement and mitigation. Applicant: New Concept Homes, PO Box 1229, Issaquah, WA 98027 Jerritt Jolma, J3 Civil, PLLC, agent Project Location: Between SW 314`h Place and SW 316`h Place, and west of 8`h Avenue SW, King County, parcel #072104-9081, Federal Way, WA Date Application Received: February 9, 2005 Date Determined Complete: June 23, 2005 Date of Notice of Application: June 29, 2005 Date of SEPA Determination: October 7, 2006 Existing Environmental Documents: Stormwater Drainage Technical Information Report, Wetland Report, Wildlife Report, and Traffic Impact Analysis. Development Regulations to be Used for Project Mitigation, Known at This Time: Federal Way City Code (FWCC) Chapter 18, "Environmental Policy" (SEPA); FWCC Chapter 19, "Planning and Development", FWCC Chapter 20, "Subdivisions"; FWCC Chapter 21, "Surface and Stormwater Management"; and FWCC Chapter 22, "Zoning." Consistency with Applicable City Plans and Regulations: The project will be reviewed for consistency with all applicable codes and regulations including the FWCC; King County Surface Water Design Manual as amended by the City of Federal Way; and King County Road Standards as amended by the City. Any person may participate in the public hearing by submitting written comments to the Hearing Examiner either by delivering written comments to the Department of Community Development Services before the hearing, or by appearing at the hearing and presenting public testimony in person, or through a representative_ The Hearing Examiner will issue a recommendation on the preliminary plat application within 10 working days after the close of the hearing. Any person has the right to request a copy of the Hearing Examiner's decision, once made. Only persons who submit written or oral comments to the Hearing Examiner may appeal the Hearing Examiner's decision. The application is to be reviewed under all applicable codes, regulations, and policies of the City of Federal Way. The official file is available for review during working hours in the Department of Community Development Services (33325 8`h Avenue South, PO Box 9718, Federal Way, WA 98063-9718)_ The staff report to the Hearing Examiner will be available for review one week before the hearing. Questions regarding this proposal should be directed to Deb Barker, Senior Planner, at 253-835-2642. Published in the Federal Way Mirror on January 13, 2007. Doc. I. D. 39021 Page 1 of 1 Tamara Fix - Legal Notice From: To: Date: Subject: CC: Tamara Fix admin@fedwaymirror.com 1 /11 /2007 11:11 AM Legal Notice dgrigg@soundpublishing.com Please publish the following legal notice (Mirror Estates Hearing, 05-100590) in Saturday's (Jan. 13, 2007) issue. Please furnish an affidavit of publication. Tamara Fix Administrative Assistant City of Federal Way PO Box 9718 Federal Way, WA 98063-9718 253-835-2602 file://C:\Documents and Settings\default\Local Settings\Temp\GW)00002.HTM 1/11/2007 CITY OF Federal Way FILE NOTICE OF LAND USE PUBLIC HEARING Mirror Estates Preliminary Plat Federal Way File #05-100590-00-SU Notice is hereby given that the City of Federal Way Hearing Examiner will hold a public hearing at 2:00 p.m. on January 30, 2007, or shortly thereafter, in Federal Way City Council Chambers (33325 8`' Avenue South, PO Box 9718, Federal Way, WA 98063-9718) for the following project. Name: Mirror Estates Preliminary Plat Project Description: Proposed subdivision of a 9.37-acre undeveloped site into 27 single-family residential lots, with storm drainage pond, and right-of-way improvements. Examiner will also review proposed elimination of regulated wetlands with wetland replacement and mitigation_ Applicant: New Concept Homes, PO Box 1229, Issaquah, WA 98027 Jerritt Jolma, J3 Civil, PLLC, agent Project Location: Between SW 314`h Place and SW 316'h Place, and west of 8t" Avenue SW, King County, parcel #072104-9081, Federal Way, WA Date Application Received: February 9, 2005 Date Determined Complete: June 23, 2005 Date of Notice of Application: June 29, 2005 Date of SEPA Determination: October 7, 2006 Existing Environmental Documents: Stormwater Drainage Technical Information Report, Wetland Report, Wildlife Report, and Traffic Impact Analysis. Development Regulations to be Used for Project Mitigation, Known at This Time: Federal Way City Code (FWCC) Chapter 18, "Environmental Policy" (SEPA); FWCC Chapter 19, "Planning and Development"; FWCC Chapter 20, "Subdivisions"; FWCC Chapter 21, "Surface and Stormwater Management"; and FWCC Chapter 22, "Zoning." Consistency with Applicable City Plans and Regulations: The project will be reviewed for consistency with all applicable codes and regulations including the FWCC; King County Surface Water Design Manual as amended by the City of Federal Way; and King County Road Standards as amended by the City. Any person may participate in the public hearing by submitting written comments to the Hearing Examiner either by delivering written comments to the Department of Community Development Services before the hearing, or by appearing at the hearing and presenting public testimony in person, or through a representative. The Hearing Examiner will issue a recommendation on the preliminary plat application within 10 working days after the close of the hearing. Any person has the right to request a copy of the Hearing Examiner's decision, once made. Only persons who submit written or oral comments to the Hearing Examiner may appeal the Hearing Examiner's decision. The application is to be reviewed under all applicable codes, regulations, and policies of the City of Federal Way. The official file is available for review during working hours in the Department of Community Development Services (33325 8`h Avenue South, PO Box 9718, Federal Way, WA 98063-9718). The staff report to the Hearing Examiner will be available for review one week before the hearing. Questions regarding this proposal should be directed to Deb Barker, Senior Planner, at 253-835-2642. Published in the Federal Way Mirror on January 13, 2007. Doc. I.D. 39021 RECEIVED BY COMMUNITY DEVELOPMENT DEPARTMENT NOV 0 1 2006 October 28, 2006 13i Deb, Thank you for the time you spent with Bob Roper, Marylyn Gates and myself last week on the Mirror Estates Preliminary plat. We sure appreciated it. Please add me as a `parry of record' on that project. This is in reference to Federal Way file No. 05-100591-00-SE. My contact information is listed for you below. Marla Ledin President, Mirror Lake Resident's Association 401 SW 312" Street Federal Way, Wa 98023 Email — marla.g.ledin@gsk.com f CIVIL, �► l L y PLRC Y 485 Front Street Issaquah, WA 98027 North, Suite F-3 PRGFE55IGflRL 0G1nEEHwG SERVICES 425-313-1078 (bus) 425-313-1077 (fax) August 30, 2006 Ms. Deb Barker Associate Planner City of Federal Way P.O. Box 9718 Federal Way, WA 98063 Dear Ms. Barker. I would like add this clarification as Addendum #1 to Section 1 of the November 16'', 2005 TIR for Mirror Estates. Please replace the first paragraph in the Existing Site Conditions description, page 1, with the following. Existing Site Conditions: The project site is located in the Lower Puget Sound Drainage Basin. The onsite vegetation consists mainly of forest and wetland areas (8.03 acres and 1.32 acres, respectively). The wetland areas (A, B, C/D, E) have been delineated in the basin. Wetland A, B and C/D meet the City's criteria for regulation, while Wetland E does not. Please see the wetland report located in Appendix B and Figure 2: Existing Conditions Map. Slopes within this basin vary between 3% and 6%, with flow conveying generally to the wetland area located in the center of the site. Please do not hesitate to contact me if you have any further questions or comments regarding this matter. Sin rely, Jerrit Jol P.E. Manager RESUBMI17E® SEP 0 1 2006 CITY OF FEDERAL WAY xw,c easwcf,.001TooespknR addend= dw BUILDING DEPT. RECF.fVY ,C)MMiImITY OEVE101111NT gE�, .. MENT Nvu 2 8 Z006 C. Gary Schulz Wetland/Forest Ecologist 77( §J.& vdge Drive Seattle, Washington 98178-3135 206/772/6514 425/235/4338 Fax August 21, 2006 Ms. Deb Barker Associate Planner City of Federal Way P.O. Box 9718 Federal Way, WA 98063 Re: Addendum to Wetland Determination & Mitigation Plan, Mirror Estates — City of Federal Way: File #05-100590-00-SU. Dear Ms. Barker: In response to a request contained in your May 18, 2006 letter to Mr. Jerrit Jolma P.E., this letter can be considered as an Addendum to the Wetland Determination & Mitigation Plan Mirror Estates Property (3/1/06 Schulz). Specifically, wetland impact clarification for Wetland E was not included in the Wetland Determination & Wetland Mitigation report (Schulz 3/l/06). Wetland E is described on page 9 of the report but the area of Wetland E (1,886 square feet) was not included in the Wetland Impact Assessment section on page 10. Per Federal Way's wetland regulation standards, Wetland E is a non -regulated wetland and was not included in the Wetland Mitigation Plan. In summary, Wetlands A, C/D, and E are planned for fill as part of the Mirror Estates Project. If there are questions about this letter or further clarification is needed, please contact me. Thank you for your assistance. Sincerely, C. G Julz �"Y Wetland/Forest Ecologist Cc: New Concept Homes Jerrit Jolma, P.E. J3 Civil FILE 1�kCITY OF Federal Way May 26, 2006 Dale and Judith Meland 807 SW 3140' Place Federal Way, WA 98023 RE: File #05-100590-00-SU; RESPONSE TO COMMENTS Mirror Estates Preliminary Plat Dear Mr. and Mrs. Meland: CITY HALL 33325 8th Avenue South Mailing Address: PO Box 9718 Federal Way, WA 98063-9718 (253) 835-7000 www.cityoffederalway.com Thank you for your July 10 and August 9, 2005, comment letters regarding the City's notice of application for the Mirror Estates preliminary plat. The following information is provided in response to the comments and concerns expressed in your letter. WILDLIFE AND WETLANDS You have stated that you are concerned about the environmental impact on the wildlife living at the subject site, and you further state that you do not believe that this site should be developed. Your letter dated August 9 included a list of observed'wildlife that you observed on or near the subject site. The list was forwarded to the applicant upon receipt. The applicant has listed observed or known wildlife in the environmental checklist dated June 2005, and general information about wildlife habitat is also contained in the Wetland Determination and Mitigation Plan for Mirror Estates prepared by C. Gary Schulz dated March 1, 2006. Your list of observed wildlife was compared to the Washington State Department of Fish and Wildlife Priority Habitats list. Several of the species are listed as priority species. To address the development impact on the priority species, the applicant has been requested to provide a wildlife analysis that includes findings and recommendations for protection of regulated species. As you know, the subject site is privately owned and is not established as a City greenbelt or other no - build area. The City agrees that greenbelts are indeed important within urban areas. To this end, the zoning code imposes strict requirements for developments containing environmentally sensitive areas such as wetlands. Further, the subdivision code requires that open space be provided with a subdivision application or a fee -in -lieu -of payment be made to the City. The applicant has proposed to eliminate three small wetlands within the project site, and to enlarge and enhance a large wetland as mitigation for the wetland impacts. This will be reviewed by the Federal Way Hearing Examiner in a public hearing, and as provided in the Federal Way City Code, can be approved if the applicant can demonstrate that applicable criteria have been met. The City reviews subdivision applications for compliance with all applicable codes and policies in effect at the time of application. Further, the City is obligated to approve any proposal that meets all applicable codes and criteria. Mr. and Mrs. Meland May 26, 2006 Page 2 Traffic You expressed concern that traffic will increase if 8`h Place SW and 11`' Place SW are extended to connect to existing neighborhoods. As you are aware, existing streets were established with the development of the plats of Mirror Wood and Mirror Glen # 1 prior to City incorporation. Both 8"' and I Vh were "stubbed out" in order to provide for future roadway connection. Under FWCC Section 20-151 and the Federal Way Comprehensive Plan (FWCP) policy TP21, block perimeters shall be no longer than 1,320 feet for non -motorized access, and 2,640 feet for streets. The connection of 8`h Place SW and I Ith Avenue SW as well as the plat connection to 8`h Avenue SW will bring this general area of the City into compliance with the above stated block perimeter codes and policies. Within the proposed plat of Mirror Estates, 8`h Place SW is off -set and a traffic circle is proposed at 11"' Avenue SW, both of which will provide traffic calming measures through the neighborhood. Please refer to the May 16, 2006, Public Works memorandum included with this letter. There will be two additional opportunities to submit comments on this application beyond those identified with the notice of application. Notice and opportunity for public comments will also occur following the City's issuance of an environmental decision and two weeks prior to conducting a public hearing on this proposal. The City's Hearing Examiner, who forwards a recommendation to the City Council for final consideration, will conduct a public hearing. You will receive mailed notification of the future environmental decision and public hearing. If you have any questions or would like additional information, please don't hesitate to call me at 253- 835-2642. Sincerely. " &jVX___ Deb Barker Associate Planner c: Raid Tirhi, Senior Traffic Engineer Sean Wells, Senior Public Works Engineer Jerrit Jolma, J3 Civil PLLC, 485 Front Street North, Suite F-3, Issaquah, WA 98027 enc: May 16, 2006 Public Works Memorandum 05-100590 Doc LD 36339 -) FILE CITY OF �. Federal May 26, 2006 Kathleen Murray 31624 8 h Avenue SW Federal Way, WA 98023 CITY HALL 33325 8th Avenue South y Mailing Address:. PO Box 9718 Federal Way, WA 98063-9718 (253) 835-7000 www.cityoffederalway.com RE: File No. 05-100590-00-SU, RESPONSE TO COMMENTS, MIRROR ESTATES PRELIMINARY PLAT Dear Mrs. Murray: Thank you for your comment letter received on October 31, 2005, regarding the City's notice of application for the Mirror Estates preliminary plat. To date, no meetings have been held on the proposed subdivision application. The following information is provided in response to the comments and concerns expressed in your letter. Traffic -- Your letter contains comments about existing roadway systems in the vicinity of the subject site. Please note that only the eastern portion of the plat (a total of 15 lots) will be accessing 7`h Avenue SW destined to/from SW 3201h Street and SW 312`h Street. Each lot generates one evening peak hour trip. Therefore, you would only see approximately 15 new cars utilizing 7"' Avenue SW in the evening peak hours time frame (4:00 PM to 6:00 PM). This is not considered a significant impact to the subject roadway segment. a. 71h Avenue SW north of SW 320`' Street — Inadequate roadway pavement width: The street was constructed per current King County standards at the time. The road meets current Fire Department requirements. The Traffic Division has verified that two vehicles can actually drive simultaneously down this street. Unfortunately, the City does not have a program to upgrade existing residential streets to current City standards. The City only requires street frontage improvements from new developments or to mitigate identified impacted roads and intersections per adopted level of service standards. On the other hand, the residents may form a Local Improvement District (LID) to pay for such a project if desired. Please contact Ken Miller, Deputy Public Works Director, at 253-835-2711 to pursue the LID. b. SW 316'h Street at 61h Avenue SW — Limited site distance: Your request has been forwarded to the City of Federal Way Public Works Streets Division in order to negotiate with property owners to trim their trees and remove foliage from their private properties to improve the sight distance. C. SW 3161h Street at 8`h Avenue SW — Limited site distance: Your request has been forwarded to the City of Federal Way Public Works Streets Division in order to negotiate with property owners to trim their trees and remove foliage from their private properties to improve the sight distance. Furthermore, the applicant will be widening the pavement along 8`h Avenue SW up to 16 feet to provide a 30-foot-wide roadway cross section `U' along project frontage. The design of this roadway will be reviewed by the City following City Mrs. Murray May 26, 2006 Page 2 Council review of the preliminary plat application, and the applicant will be required to install roadway improvements before the plat is recorded and any houses built. Please be advised that there will be two additional opportunities to submit comments on this application beyond those identified with the notice of application. Notice and opportunity for public comments will also occur following the City's issuance of an environmental decision and two weeks prior to conducting a public hearing on this proposal. The City's Hearing Examiner, who forwards a recommendation to the City Council for final consideration, will conduct a public hearing. You will receive mailed notification of the future environmental decision and public hearing. If you have any questions or would like additional information, please don't hesitate to call Raid Tirhi, Senior Traffic Engineer, at 253-835-2744 or myself at 253-835-2642. Sincerely, Deb Barker Associate Planner c: Raid Tirhi, Senior Traffic Engineer Sean Wells, Senior Public Works Engineer Jerrit Jolma, J3 Civil PLLC, 485 Front Street North, Suite F-3, Issaquah, WA 98027 05-100590 Doc I D 36358 ` CITY OF Ak Federal Way May 26, 2006 David and Connie McClure 31431 8th Place SW Federal Way, WA 98023 '1 CITY HALL FILE 33325 8th Avenue South Mailing Address: PO Box 9718 Federal Way, WA 98063-9718 (253) 835-7000 www. cityo ffederal way. com RE: File #05-100590-00-SU; RESPONSE TO COMMENTS, MIRROR ESTATES PRELIMINARY PLAT Dear Mr. & Mrs. McClure: Thank you for your comment letter received on July 12, 2005, regarding the City's notice of application for the Mirror Estates preliminary plat. The following information is provided in response to the comments and concerns expressed in your letter. Traffic — Your letter expressed concerns regarding traffic on SW 312`h Street which is only two-way traffic between 1" Avenue and 21S`. The City classifies SW 312`h Street as a minor arterial per the City of Federal Way functional classification of existing and planned streets map. The City plans future roadway improvements to SW 312t' Street to include widening to three lanes from 1" Avenue South to SR 509 based on the City's Traffic Improvement Plan (TIP) 2005-2010 list. In addition, the applicant has provided a traffic impact analysis (TIA) and a Traffic Impact Fee Analysis prepared by Jake Traffic Engineering, Inc., which states that traffic from the proposed subdivision will impact several intersections or areas of the City identified for future road projects under the TIP. Three of those TIP intersections are proposed to be impacted by 10 or more PM peak hour trips from the subdivision proposal. To mitigate these traffic impacts, the applicant proposes to make a payment in the amount of $76,347.00 to the City for impacts to those intersections in addition to installing traffic calming devices on 11 th Avenue SW. Copies of the referenced documents are available for review at City Hall. Please see Public Works memorandum dated May 16, 2006, enclosed with this letter. 2. Wildlife — Your letter identifies several types of wild animals residing at the subject site and expresses concern for loss of green space for wildlife. As you know, the subject site is privately owned and is not established as a City greenbelt or other no -build area. The City agrees that greenbelts are indeed important within urban areas. To this end, the zoning code imposes strict requirements for developments containing environmentally sensitive areas such as wetlands. Further, the subdivision code requires that open space be provided with a subdivision application or a fee -in -lieu -of payment be made to the City. The applicant has proposed to enlarge the central wetland on the subject site. This enhanced wetland and buffer will continue to provide habitat for the wildlife. In addition, the applicant proposes to install a pedestrian trail at the edge of the 50-foot wetland buffer and to also make a fee -in -lieu -of payment to the City to meet open space obligation. 3. Trees — Your letter expresses concern for the loss of tall trees. The City regulates significant trees pursuant to FWCC Section 22-1568, and defines a significant tree as 12" in diameter or 37" in circumference measured 4.5 feet above the ground, in good health and not detrimental to the community. Significant trees do not include red alder, cottonwood, poplar or big leaf maple, no matter the size. Under the subdivision code, Federal Way City Code (FWCC) Section 20-179, all natural vegetation shall be retained on the site to be subdivided except that which will be removed for improvements or grading as shown on the approved engineering plans, and existing and mature vegetation shall be retained to the maximum extent possible. Preservation of significant trees pursuant to FWCC Section 22-1568 applies solely to the development of each single-family lot at the time the building permit is applied for; tree replacement is required if more than Mr. & Mrs_ McClure May 26, 2006 Page 2 75 percent of the significant trees on a building lot are removed with construction of the new single-family house. The applicant has submitted information about the number and location of significant trees on the subject site and a proposed clearing and grading plan. Staff has requested additional information about the trees and is currently reviewing the clearing limits proposed with this application for consistency with City code. In addition, the applicant proposes to plant street trees, to screen the storm drainage facility with landscaping, and to plant trees and shrubs within the wetland creation and mitigation areas. 4. Drainage — Your letter states that you have experienced standing water problems in your yard and crawl space, and poses several questions about the wetlands. The applicant has proposed to eliminate three small wetlands within the project site, and to enlarge and enhance the large wetland as mitigation for the wetland impacts. This proposal will be reviewed by the Federal Way Hearing Examiner in a public hearing, and can be approved if the applicant can demonstrate that applicable criteria of FWCC Section 22-1358(d) can be met. In addition, the Technical Information Report (TIR) Drainage Analysis prepared by J3 Civil Inc. contains a discussion of the existing and developed site hydrology. As part of the review of wetland related impacts, the applicant must demonstrate that there are no impacts to wetland hydrology. Further, all runoff from developed areas of the subject site will be conveyed to a combined stormwater detention pond/stormwater wetland to provide flow control and water quality treatment in accordance with the Resource Stream Protection Menu of the King County Surface Water Design Manual (KCSWDM). This storm drainage facility is proposed at the southern portion of the site adjacent to the large wetland. The City will review civil plans and technical reports for compliance with the KCSWDM following City Council review of the preliminary plat application. All storm drainage improvements must meet the standards of the KCSWDM and adopted City amendments to the manual. Noise — Your letter expresses concern that new housing will increase noise levels that are currently impacted by noise including airplane traffic and fireworks. Please be advised that fireworks are illegal within Federal Way City limits. Please contact the Federal Way Police Department to report illegal activity. Construction noise will be a temporary impact on the adjacent community during infrastructure installation and the building of new homes. Noise levels resulting from the new subdivision will be consistent with existing residential uses. There will be two additional opportunities to submit comments on this application beyond those identified with the notice of application. Notice and opportunity for public comments will also occur following the City's issuance of an environmental decision and two weeks prior to conducting a public hearing on this proposal. The City's Hearing Examiner, who forwards a recommendation to the City Council for final consideration, will conduct a public hearing. You will receive mailed notification of the future environmental decision and public hearing. If you have any questions or would like additional information, please don't hesitate to call me at 253-835-2642. Sincerely, Deb Barker Associate Planner c: Raid Tirhi, Senior Traffic Engineer Sean Wells, Senior Public Works Engineer Jerrit Jolma, J3 Civil, Inc_ enc: May 16, 2006 memorandum from Public Works 05-100590 Doc. l D. 36353 `CITY OF Federal May 26, 2006 Jonathan and Chandra Gamble 31432 8"' Place SW Federal Way, WA 98023 CITY HALL FILE 33325 8th Avenue South Way Mailing Address: PO Box 9718 Federal Way, WA 98063-9718 (253) 835-7000 www.cityoffederalway.com RE: File #05-100590-00-SU; RESPONSE TO COMMENTS, MIRROR ESTATES PRELIMINARY PLAT Dear Mr. & Mrs. Gamble: Thank you for your comment letter dated December 8, 2005 and the March 21, 2006 email, regarding the City's notice of application for the Mirror Estates preliminary plat. The following information is provided in response to the comments and concerns expressed in your letter and email. A. Wetland A — Your December letter expresses concern at the elimination of Wetland A adjacent to your property. The proposed subdivision site contains five wetlands, four of which are regulated by the City zoning code.' The Mirror Estates applicant has proposed to eliminate Wetlands A, C, D, and E and, to enlarge Wetland B, and to enhance the 50-foot buffer of the Category II wetland, as provided in the Federal Way City Code (FWCC) Section 22-1.358(d). A Wetland Determination and Mitigation Plan, prepared by C. Gary Shulz dated March 1, 2006, was resubmitted to the City on April 14, 2006. In order to mitigate the wetland elimination and wetland creation, the applicant prepares a wetland report and mitigation plan that is reviewed by City staff and the City's wetland consultant. Recommendations are forwarded to the Federal Way Hearing Examiner, who reviews the proposal at a public hearing held in conjunction with the preliminary plat hearing. The City does not take wetland elimination or wetland creation lightly. Nor does the City desire to recommend approval of a project that will fail. The wetland elimination and mitigation proposal can be approved by the Examiner only if the applicant demonstrates that all applicable decisional criteria can be met. If approved, the applicant must post a performance and maintenance bond for the wetland mitigation work, and must fund annual monitoring of the wetland mitigation area by the City's wetland consultant. The inspections funded by the applicant and monitoring conducted by the City's wetland consultant typically continue for a minimum of five years after the mitigation planting is done. B. Wetland Mitigation — Your December letter and March email state that the proposed wetland mitigation does not benefit the community or the environment, and you strongly urge retention of Wetland A. As you are aware, the subject site, which is zoned residential single-family RS 9.6, is privately owned. Development of a single-family residential subdivision is permitted within this zoning district subject to satisfaction of all subdivision code requirements. The FWCC requires that the applicant demonstrate that specific criteria are met before a development application can be approved, including those specific criteria to eliminate a regulated wetland found in FWCC Section 22-1358(d). The City does not base subdivision approval or critical area review on economic factors. 1 The 51h wetland is smaller than 2,500 square feet and is not regulated under the FWCC. ggi N r.-& Mrs_ Camble' May 26, 2006 Page 2 C. Existing Water Table — Your December letter states that Wetland A contains standing water through much of the year, and you are concerned about displaced water negatively impacting your property adjacent to Wetland A. According to the Technical Information Report prepared by J3 Civil, PLLC, the eastern 1/4 of the site sheet flows to Wetland A located near 81h Place SW. Flows then exit this wetland by entering an existing 12-inch storm pipe located at the sound end of 8`h Place SW. This conveyance system routes flow to the existing detention pond located north of Wetland B. Runoff from the developed areas within the subdivision site will be conveyed to a combined stormwater detention pond/stormwater wetland located adjacent to Wetland B. Control of the runoff from the developed site should mitigate off -site water concerns. D. Retention of Green Space — Your December letter states that you had been led to believe that the subject site would not be developed. I regret that this information was incorrectly conveyed to you by your Realtor. The property is privately owned and is not established as a City greenbelt or other no -build area. The zoning code imposes strict requirements for developments containing environmentally sensitive areas such as wetlands. Further, the subdivision code requires that open space be provided within a subdivision or a fee -in -lieu -of payment be made to the City. The applicant has proposed to enlarge and enhance Wetland B in the middle of the subject site. In addition, the applicant proposes to install a pedestrian trail at the edge of the 50-foot wetland buffer and to also make a fee -in -lieu -of payment to the City to meet open space obligation. E. Traffic — You expressed concern that traffic will increase if 81h Place SW and 111h Place SW are extended to connect to existing neighborhoods. As you are aware, existing streets were established with the development of the plats of Mirror Wood and Mirror Glen #1 prior to City incorporation. Both of these streets were "stubbed out" in order to provide for future roadway connection. Under FWCC Section 20-151 and the Federal Way Comprehensive Plan (FWCP) policy TP21, block perimeters shall be no longer than 1,320 feet for non -motorized access, and 2,640 feet for streets. However, the connection of 8th Place SW and 111h Avenue SW as well as the plat connection to 81h Avenue SW will bring this general area of the City into compliance with the above stated block perimeter codes and policies. Within the proposed plat of Minor Estates, the roadway of 81h Place SW is off -set and a traffic circle is proposed at 11 `h Avenue SW, both of which will provide traffic calming measures through the neighborhood. Please see the May 16, 2006, Public Works memorandum enclosed with this letter. - F. Construction — Your letter contains concerns about unfavorable conditions that may arise during the construction phase of the project. The FWCC, KCSWDM, and the International Building Code (IBC) contain standards for construction activities, including elimination of dust, hours of operation, etc. Following the preliminary plat process, Public Works and Planning staff review submitted engineering plans to confirm that they meet the KCSWDM and other codes and conditions imposed during the preliminary plat process. Once the construction plans are approved, inspectors from the Public Works Department or the Building Department visit the site to inspect work and monitor site conditions. Under the FWCC, construction hours are 7 AM to 8 PM Monday through Friday, and 9AM to 6PM Saturday. No work is permitted evenings, Sundays, or holidays observed by the City unless approved in writing by the Director of Community Development Services. Community concerns are relayed to the developer or designated foreman to address. Ideally, community related issues would be identified and addressed in the preliminary plat process and subsequent engineering plan review. 05-100590 Doc. I D. 36359 Mr. & Mrs. Gamble May 26, 2006 Page 3 G. Property Values — Your December letter states that to ensure that your home is not devalued, you would like to be assured that homes of comparable or higher value to yours will be constructed. As the value of single-family housing is not regulated under the FWCC (unless low income housing is being constructed), this question is best answered by the developer. You should be aware however, that with the price of development costs, a for -profit developer typically would seek to recoup those costs by constructing market rate housing. PIease remember that in some cases, the plat developer may be different from the home builder. I have forwarded your letter and email to the applicant's agent. They may have additional details or information that responds to your questions and concerns. There will be two additional opportunities to submit comments on this application beyond those identified with the notice of application. Notice and opportunity for public comments will also occur following the City's issuance of an environmental decision and two weeks prior to conducting a public hearing on this proposal. The City's Hearing Examiner, who forwards a recommendation to the City Council for final consideration, will conduct a public hearing. You will receive mailed notification of the future environmental decision and the scheduled public hearing. If you have any questions or would like additional information, please don't hesitate to call me at 253- 835-2642. Sincerely, Deb Barker Associate Planner c: Raid Tirhi, Senior Traffic Engineer Sean Wells, Senior Public Works Engineer Jerrit Jolma, J3 Civil PLLC, 485 Front Street North, Suite F-3, Issaquah, WA 98027 enc: May 16, 2006 Public Works Memorandum 05-100590 Doc I.D. 36359 _�) FILE `CITY DF .. Federal May 26, 2006 Mr. Paul Jackson 912 SW 316'h Place Federal Way, WA 98023 CITY HALL 33325 Sth Avenue South y Mailing Address: PO Box 9718 Federal Way, WA 98063-9718 (253) 835-7000 www.cityoffederalway.com RE: File #05-100590-00-SU; RESPONSE TO COMMENTS Mirror Estates Preliminary Plat Dear Mr. Jackson: Thank you for your comment letter dated July 15, 2005, regarding the City's notice of application for the Mirror Estates preliminary plat. The following information is provided in response to the comments and concerns expressed in your letter. 1. Trees — Your letter expresses concern for the loss of trees and privacy. As you know, the subject site is privately owned and is not established as a City greenbelt or other no -build area. The zoning code imposes strict requirements for developments containing environmentally sensitive areas such as wetlands. Further, the subdivision code requires that open space be provided within a subdivision or a fee -in -lieu -of payment be made to the City. The applicant has proposed to enlarge and enhance the centrally located wetland running through the middle of the subject site. In addition, the applicant proposes to install a pedestrian trail at the edge of the 50-foot wetland buffer and to also make a fee -in -lieu -of payment to the City to meet open space obligation. The City's regulations on existing tree growth are contained in both the Landscape section of the zoning code, Federal Way City Code (FWCC) Article XVII, and the Subdivision Code (FWCC Article 1). Significant trees are regulated pursuant to FWCC Section 22-1568. A significant tree is defined as 12" in diameter or 37" in circumference measured 4.5 feet above the ground, in good health, and not detrimental to the community. Significant trees do not include red alder, cottonwood, poplar or big leaf maple, no matter the size. Under the subdivision code, FWCC Section 20-179, all natural vegetation shall be retained on the site to be subdivided except that which will be removed for improvements or grading as shown on the approved engineering plans, and existing and mature vegetation shall be retained to the maximum extent possible. Preservation of significant trees, pursuant to FWCC Section 22- 1568, applies solely to the development of each single-family lot at the time the building permit is applied for; tree replacement is required if more than 75 percent of the significant trees on a building lot are removed with construction of the new single-family house. The applicant has submitted information about the number and location of significant trees on the subject site and has depicted proposed clearing and grading on a required plan. The applicant has proposed to plant street trees, to screen the storm drainage facility with landscaping, and to plant trees and shrubs within the wetland creation and mitigation areas. Mr_ Jackson May 26, 2006 Page 2 Staff has requested additional information about the significant trees and are reviewing the clearing limits proposed with this application for consistency with FWCC, Traffic — Your letter questions the proposed plat access onto 8th Place SW in lieu of 8t' Avenue SW. The City's traffic division has required that the plat provide internal connection of the north and south `legs' of 8 h Place SW as well as provide a street connection to 8th Avenue SW. This connection is north of proposed lot #1. The north and south legs of 8tn Place SW were "stubbed out" at the time of plat development in order to provide for future street connectivity. Under FWCC Section 20-151 and Federal Way Comprehensive Plan (FWCP) policy TP21, block perimeters shall be no longer -than 1,320 feet for non -motorized access, and 2,640 feet for streets. The connection of 8 h Place SW (and I I'h Avenue SW) will bring this general area of the City into compliance with the above stated block perimeter codes and policies. Within the proposed plat of Mirror Estates, the connection of 8th Place SW is off -set, which in itself will serve as a traffic calming measure. There will be two additional opportunities to submit comments on this application beyond those identified with the notice of application. Notice and opportunity for public comments will also occur following the City's issuance of an environmental decision and two weeks prior to conducting a public hearing on this proposal. The City's Hearing Examiner, who forwards a recommendation to the City Council for final consideration, will conduct a public hearing. You will receive mailed notification of the future environmental decision and public hearing. If you have any questions or would like additional information, please don't hesitate to call me at 253- 835-2642. Sincerely, Deb Barker Associate Planner c: Raid Tirhi, Senior Traffic Engineer Sean Wells, Senior Public Works Engineer Jerrit Jolma, J3 Civil PLLC, 485 Front Street North, Suite F-3, Issaquah, WA 98027 05-100590 Doc. I D. 36356 CITY OF �. Federal May 18, 2006 Mr. Jerrit Jolma J3 Civil, PLLC 485 Front Street North, Suite F-3 Issaquah, WA 98027 FILE CITY HALL �� 33325 8th Avenue South Mailing Address: PO Box 9718 Federal Way, WA 98063-9718 (253) 835-7000 www.cityoffederalway.com RE: File #05-100590-00-SU, 05-100591-00-SE; ADDITIONAL INFORMATION REQUESTED Mirror Estates Preliminary Plat Dear Mr. Jolma: I am in receipt of the following documents received on April 14, 2006, for the preliminary plat application: + Cover letter prepared by J3 Civil dated March 6, 2006 • Letter from Gary Schulz, Wetland/Forest Ecologist dated April 12, 2006 a Revised preliminary landscape plan prepared by GHA Landscape Architects dated March 31, 2006 ■ Revised preliminary plat, preliminary grading and utilities and tree retention plan prepared by J3 Civil PLLC dated March 8, 2006 Revised Tree Retention Plan prepared by J3 Civil PLLC dated March 8, 2006 ■ Revised Technical Information Report Drainage Analysis prepared by J3 Civil PLLC dated November 16, 2005 • Revised Wetland Determination and Conceptual Mitigation Plan, Mirror Estates Property prepared by C. Gary Schultz dated March 1, 2006 ■ Overview Wetland Mitigation Plan prepared by Altmann, Oliver Associates, LLC dated March 16, 2006 ADDITIONAL INFORMATION REQUESTED The following comments are based on an initial technical review of the application by City staff. The following items must be addressed prior to issuance of either the environmental determination or before the City will forward the preliminary plat application to the Federal Way Hearing Examiner. A. PRIOR TO ISSUANCE OF ENVIRONMENTAL DETERMINATION, THE FOLLOWING ITEMS MUST BE ADDRESSED: 1. SEPA Checklist - The SEPA checklist must be revised to address the following items: A.3 The checklist must reflect the current engineering firm. A.11 Change 111 a' Street to 11 cry Street. B.Le The proposed grading identified in the environmental checklist and on the preliminary clearing and grading plan exceeds the amount of clearing permitted under FWCC Mr. Jolma May 18, 2006 Page 2 Section 20-179. No rationale has been provided to justify the clearing of lots 9-14, 16, 19, 20. Revise the checklist to reflect grading. See below. B.3 Revise the checklist to include information on Wetland E, and include the trail as permanent intrusion into the wetland buffer, and the storm drain pipe system as temporary intrusion into wetland buffer. Revise the checklist to include specific information on lot infiltration to maintain hydrology as referenced in the TIR. BA The checklist states that 248 significant trees will be removed. What is this figure based on? Information in the tree retention plan is not accurate, as noted below. Please revise the checklist with accurate information about the number of significant trees and the number of significant trees that will be removed with infrastructure development. B.5.a A number of comments have been received from residents who are adjacent to the subject site. They have reported seeing a variety of wildlife at the subject site. Some of those species are listed in the Washington State Department of Fish and Wildlife Priority Habitats and Species list. As noted below, a wildlife report shall be provided to address wildlife impacts and the SEPA checklist revised accordingly. B.8.h Revise and update this section to include Wetland E. B.14 Revise the checklist to identify proposed traffic calming methods. 2. Tree Retention Plan Provide a written summary that identifies the number of significant trees on the subject site, and list the number of significant trees removed with infrastructure development, including wetland elimination and wetland creation areas. Do not count the nonsignificant trees with this summary. 3. Wildlife As noted above, a number of comments have been received from residents who are adjacent to the subject site. They report observing a variety of wildlife species at the subject site. Some of those species are identified in the Washington State Department of Fish and Wildlife Priority Habitats and Species list. Priority species require protective measures for their perpetuation due to their population status, sensitivity to habitat alteration, and/or recreational, commercial, or tribal importance. Priority species include State Endangered, Threatened, Sensitive, and Candidate species; animal aggregations considered vulnerable; and those species of recreational, commercial, or tribal importance that are vulnerable. Based on this information, the applicant shall submit four copies of a wildlife report that has been prepared to address observed or expected priority species, including species of concern, including but not limited to breeding areas for salamanders, merlins, eagles, herons, and band tailed pigeons. The report shall identify impacts on these species that result from the proposed development and include recommendations for protection of regulated species. 4. Clearing/Grading Plan a) As discussed above, the proposed grading depicted on the preliminary clearing and grading plan exceeds the amount of clearing permitted under FWCC Section 20-179. No rationale has been provided to justify the clearing of lots 9-14, 16, 19, 20. Clearing and grading are permitted for installation of plat infrastructure only. Revise the plan to reflect the code requirements. b) There are several areas depicted as stockpile areas. Indicate how long the stockpile will be in place and identify methods to control runoff/erosion from the stockpile areas. c) Label the 50-foot wetland buffer. 05-100590 Doc, LD. 36328 Mr. Jolma May 18, 2006 Page 3 B. THE FOLLOWING ITEMS MUST BE ADDRESSED BEFORE THE CITY WILL FORWARD THE APPLICATION TO THE HEARING EXAMINER FOR REVIEW: 1. Preliminary Plat Drawing Revise the drawing to address the following: a) Depict the 20-foot front yard setback for lots 17, 18, 21, and 22. Refer to the red -lined plans. b) Tract C should be identified as future ROW and not a tract since it will be dedicated to the City at recording. c) Will there be pedestrian access to the pond from the pedestrian trail, or will there be a gate at the top of the road that leads into the pond? d) Lots 1, 2, 4, and 15 do not need to have two front yard setbacks. Identify a side yard setback for each proposed lot. e) List the square footage of the open space provided with the proposed trail. 2. Landscape Plan a) Revise the significant tree summary to correspond to the significant tree retention plan. b) Identify those trees proposed to be eliminated with infrastructure installation. c) Label the stockpile areas on this plan. d) Shrubs are listed in the plant list, but not depicted on the landscape plan. e) Ten shore pines are listed, but only three shore pines are depicted on the landscape plan. f) Label the pear trees as street trees. g) Vegetative screening of the storm drainage pond from adjacent residential properties and the right-of-way shall include shrubs as well as trees. Revise the plan to depict proposed shrubs. h) Tree protection fencing shall be fully installed into the ground. The fencing shall not sit on pier blocks around the tree. Revise the landscape plan to address this requirement and to include the requirement that an arborist may be required to verify fencing locations and tree protection. 3. TIR — Revise the TIR or provide an addendum to disclose all wetlands, including non - regulated Wetland E. Please note that addition comments on the TIR may be made by the Public Works Engineer. See #C below. 4. Wetland Report a. Revise the report to clarify that non -regulated Wetland E is to be filled as is Wetland A and C/D. b. Funding for review of the revised wetland report was received on May 12, 2006, and the City formally authorized Sheldon & Associates to commence review of the revised report prepared by G. Gary Schulz dated March 1, 2006. A formal response from the City's wetland consultant is anticipated within one month's time. 5. Comment Letters — The City has received several comments from residents in the area of the proposed subdivision. Copies of those letters have been forwarded to your attention.' Please be advised that City responses to those letters will be provided shortly. hi some instances, the applicant may have information that would be responsive to comments or inquiries. ' Copies of comments letters were mailed to your attention on August 22, November 1, December 22, 2005, and April 21, 2006. 05-100590 Doc. 1.D. 36328 Mr_ Jolma May 18, 2006 Page 4 C. Public Works Engineering Please be advised that engineering comments will be available in approximately one month's time. Contact Sean Wells at 253-835-2731 if you have any questions. SUMMARY Following receipt and review of information requested in section `A' above, the City anticipates issuance of the environmental determination. Following the 14-day comment period, a 14-day appeal period will commence. At the conclusion of the appeal period and after receipt and review of information requested in section `B' above, the City will forward to the Federal Way Hearing Examiner recommendations for the preliminary plat application and for the proposed wetland elimination, wetland creation and wetland buffer enhancement. The Hearing Examiner will conduct a public hearing to review the proposals. The Examiners preliminary plat recommendations will be forwarded to the Federal Way City Council for review. In addition, the Examiner will render a decision on the proposed wetland elimination, wetland creation, and wetland buffer enhancement. To continue review of the proposed preliminary plat application, please provide six copies of any revised plans or the SEPA checklist, and four copies of any revised report. I can be reached at 253-835-2642 if you have any questions about the development application. Sincerely, Deb Barker Associate Planner c: Sean Wells, Senior Engineering Plans Reviewer Raid Tirhi, Senior Traffic Engineer Suzanne Bagshaw, Sheldon & Assoc. 05-100590 Doc. I.D. 36329 CITY OF s; Federal Way DATE: May 16, 2006 TO: Deb Barker FROM: Raid Tirhi PT MEMORANDUM Public Works Department SUBJECT: MIRROR ESTATES PRELIMINARY PLAT - (05-100590-00-SU) *NO SITE ADDRESS* The following should address general questions related to street connectivity requirements: FWCC Section 20-1 S1(d) and FWCP Policy TP21, require block perimeters no longer than 1320 feet for non -motorized trips, and 2640 feet for streets. Therefore, an east/west connection and two north/south street connections are required from the subject development. However, due to the presence of a wetland, staff supported a modification request to only construct a pedestrian trail as the east west connection. The wetland presence dictated that the total project is acting as two separate developments where traffic impacts are minimal. The two portions of the project use different access connections to the arterial system. Transportation and Street Connectivity Transportation is essential for any city's economic development and social health. A good transportation system supports a growing economy, reduces traffic congestion, and links people and businesses. A sound transportation system affects many aspects of our lives: children need access to school, families need access to community centers and recreation facilities, commuters need access to work, and businesses need to deliver services. A good transportation system provides for the integration and development of freeways, arterials, collectors, and local access streets. The freeways and arterials are part of the regional system designed to provide mobility between population and commercial centers. The local street system comprises of collectors and local streets and is designed to provide acc m. For this system to work effectively there must be good street connectivity. Street connectivity is defined as: A system of streets with multiple routes and connections serving the same origins and destinations The Need for Street Connectivity Research of other jurisdictions' street plans and reports indicates the importance of street connectivity. The following were some of the disadvantages reported when street connectivity is lacking: ■ Critical safety issues: A street network that is deficient in its connectivity results in longer emergency vehicle response times. In some areas where cul-de-sac and dead-end or closed loop streets are dominant, emergency access is made more difficult because of the lack of direct routes. Furthermore, the lack of a connected stre,-. network tends to concentrate traffic unto fewer intersections and roadway segments that could suffer excessive delays especially during peak hours, thus increasing emergency response times. Traffic congestion normally leads to driver frustration and more accident frequency. Finally, emergency aid would take longer in cases of natural disasters blocking the only access to an isolated neighborhood. • Traffic congestion: without street connectivity, local trips are forced to use the arterial system. This in turn will impact the regional system by adding short traffic trips to a system designed for longer traffic trips. The regional system then becomes congested. This added congestion leads some motorists back onto surface residential streets and causes cut through trips. • Increased trip length: The lack of local street connections limits personal travel options, forcing local trips to schools, neighbors, and shopping over longer routes. • Limitations of travel mode: The lack of local street connections also limits other modes of travel such as walking, biking, and transit, since automobiles are the most convenient mode of choice in areas with limited street connections and longer trips. Inefficient service delivery: The lack of local street connections increases the number of delivery trips and causes inefficient trip routes. It also causes inefficient school bus routes. Unnecessary longer trips consume more energy and increase fuel emissions. • Utility distribution: The degree of street connectivity also affects utility distribution costs as utility lines are normally laid within street right-of-way. Options for utility distribution are limited on nearby dead-end streets and easement acquisition normally drives up the cost. The Fear Of Street Connectivity Arterial and Principal collector streets must function effectively to collect and distribute traffic throughout the community, allowing local streets to be used for local traffic. These streets must be adequately designed or improved to maintain adequate capacity and prevent significant congestion. If arterial or collector streets are congested, drivers may cut through local neighborhood streets, impacting neighborhood livability with higher traffic volumes and speeds. Some residents may fear that street connectivity will significantly add traffic on the local street system. Therefore, in order to mitigate fears of new street connections, the City should utilize natural traffic calming measures such as offset "T" intersections and curvilinear roadways where possible on minor collectors and local streets. Such measures will reduce long linear roadways that encourage speeding. This would improve traffic safety and reduce the potential for cut through traffic. The Subject development was required to mitigate its significant impacts to both the arterial system by paying it's fair share contribution towards City improvements projects and incorporating traffic calming devices on residential streets. L:\CSDC\DOCS\SAVE\l 4834247009. DOC CITY OF Federal Way MEMORANDUM Community Development Services Department DATE: May 12, 2006 TO: B. Sanders, Parks Department FROM: Deb Barker, Assocaite Planner SUBJECT: Proposed Park Mitigation — Mirror Estates Preliminary Plat (05-100590-00-SU) REPLY BY: June 8, 2006 The applicant for the above referenced preliminary plat application has proposed to provide some open space on the subject site and make a fee -in -lieu of payment for the balance of the required open space obligation. On -site open space would consist of a trail that connects the east and west portions of the site. Portions of the trail are proposed to intrude into the regulated 50 foot wetland buffer; this will be reviewed by the Federal Way Hearing Examiner. Attached is a preliminary plat map, preliminary grading and utilities map with non -motorized path, and an open space summary. Please note that the path width of 5 feet drawn on the plan conflicts with the summarized 8 foot trail width; I will get clarification from the applicant. Please let me know if you have any questions. CITY OF L Federal Way May 10, 2006 Mr. Jerrit Jolma J3 Civil 485 Front Street North, Suite F-3 Issaquah, WA 98027 }FILE CITY HALL 33325 8th Avenue South Mailing Address: PO Box 9718 Federal Way, WA 98063-9718 (253) 835-7000 www.cityoffederalway.com Re: File #05-100590-00-SU, 05-100591-00-SE; LAKE1 AVEN COMMENTS FORWARDED Mirror Estates Preliminary Plat, Federal Way Dear Mr. Jolma: This letter forwards comments from Lakehaven Utility District prepared in response to your April 14, 2006, submittal of revised documents. Enclosed please find an email dated April 25, 2006 from Brian Asbury, Lakehaven Utility District. In addition, Planning and Public Works Department comments from review of the resubmitted information are anticipated in approximately two weeks' time.' I can be reached at 253-835-2642 if you have any questions. Sincerely, Deb Barker Associate Planner enclosure c: Brian Asbury, Lakehaven Utility District Sean Wells, Senior Engineering Plans Reviewer Raid Tirhi, Senior Traffic Engineer 1 Comments from the City's wetland consultant will be made following receipt of additional review funds to cover review costs. 05-100590 Doc, I.D. 36280 v f� CiJ W � O O N 00-59-34 E. 150 i2 { C31 8 0 C31 b 17' oo 0 `'ca V a osp N �Q�.S Cm pod N 00-59-34 E N 00-59--34 E o 8a.0a 80 ==ft=O C Co cc O ' �Oo`rO N ego 9C 9S 1 Co a (A± O cc Ln T 79.98 co 80 o N OQ-59-34 E y id 00-5 34 E �0= — -97.12 62.86 e q O I aj N- 40-59-3 120 24 24 — O G 03-42- r)/� 1 Z Q. 3`-ZIP s cc rs w w S. Ln SIN �- .44 Q � 00 6O � o a 91 f*li ors rn O �� Y'.. 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O co...a CP CD CD « Cm CO U- 8TH ►4VI W CD �o:W csl p o O r cn w CD CD O Wzj:.T Q �` 00 Qpl/� CSl /� • ` �IL 1�!� n AILy PL ] Iss grant Street North, Suite F-3 Issa uah WA 98027 SSIDAA!_ EfIGIREEAIRG SERVICES 425-313-1078 (bus) 425-313-1077 (fax) March 6, 2006 City of Federal Way Attn: Deb Barker, Associate Planner PO Box 9718 Federal Way, WA 98063-9718 Dear Mrs. Barker: Enclosed please find a memo from Gary Shulz, our Wetland Consultant, which address the comments received from the City regarding wetland and mitigation plan issues. In addition, the following responses are regarding comments received from Public Works (August 8, 2005) and Traffic Engineering (July 5, 2005). Public Works Preliminary Plat, Road & Drainage Map 1. The City File Number and ROW dimensions have been added to the plans 2. Vehicular access is provided to the pond and outlet structure as required. The plans have been revised to show this more clearly. 3. Vehicular access has been provided as requested. 4. The road sections have been labeled. 5. Per my discussions with Sean Wells, we have shown the access as a 5-foot pathway within a 14-foot tract. I have prepared a Right -of -Way Improvement Modification Request, with this submittal, as discussed. Preliminary Technical Information Report 1. As requested the eastern % of the site has been analyzed to investigate the direct connection between Wetland B and this area. The report and plans have been revised to included downspout connections to the wetland, accounting for this hydrology. Level 2 Off -site Drainage Analysis 1. The offsite drainage analysis has been revised to show the eastern area/split basin area. Traffic Engineering RESUBMITTED 1. Half -street improvements have been added to a Avenue SW. Please see revised ft 14 2006 x\ProjedswcH-001\Cwesa letter3&W.doc CITY OF FEDERAL WAY BUILDING DEPT. Page 2 of 2 March 6, 2006 2. SW 31e Ct. has been eliminated from the design. 3. Per our discussion, a traffic circle has been added to the design. S' efy, Jerrit Jolma, P.E. Manager C. Gary Schulz April 12, 2006 Ms. Deb Barker Associate Planner City of Federal Way P.O. Box 9718 Federal Way, WA 98063 Wetland/Forest Ecologist 7700 S. Lakeridge Drive Seattle, Washington 98178-3135 206/772/6514 425/23514338 Fax Re: Response for Wetland Peer Review on the Mirror Estates Project — City of Federal Way: File #05-100590-00-SU. Dear Ms. Barker: This letter provides a brief response to the comments and requests contained in the July 7, 2005 Memorandum and October 21, 2005 Memorandum provided by Sheldon & Associates (Ms. Suzanne Bagshaw, Ph.D.) The majority of the responses and related information have been incorporated into the Wetland Determination & Wetland Mitigation report (Schulz 3/l/06) and Wetland Mitigation Plan (Altmann Oliver Associates 3/16/06). I have tried to identify most of the responses and revisions in the by noting them in the text of the wetland report. Below is an item -by -item summary that I hope makes it simpler to verify the information. July 7. 2005 Memorandum 1.1.1 Revise Wetland A Functions Assessment. The revised functions assessment is included in Appendix A. 1.2.2 Wetland B Category II rating and 100-foot buffer. Peer review determined Wetland B is Category III with 50-foot buffer. 1.2.3 Wetland B outlet channel and stormwater structure. Outlet elevation and new stormwater structure shown on plans. No change to outlet elevation (See Pg. 15 of report). 1.3.1 Delineate wetland east of Flags C-1 & C-15. Wetland C's eastern lobe area was delineated and added to map. 1.3.2 Correct Wetland C flagging. Flags C-3 and C-5 connected to eliminate the C-4 location. RESUBMITTED APR 14 2006 CITY �LDING DEPT. WAY Ms. Deb Barker — Mirror Estates April 12, 2006 Page 2 hfly 7`2005 MM-orandum 1.3.3 Wetlands C & D combined to be a regulated wetland. Acknowledged and now is referenced as Wetland C/D having a total area of 3,568 s.f. 1.3.4 Category III wetlands less than 10,000 s.f. require a 25-foot buffer. Acknowledged and Wetland C/D buffer area has been calculated. 1.4.1 Delineate additional wetland near 8th Place S.W. Additional wetland delineated and mapped as Wetland E. Wetland is unregulated due to its small size. 2.1.1 Wetland Modification — Process IV evaluation needs to be completed. Appendix C of report contains modification criteria and evaluation. 2.1.2 Provide a final mitigation plan in compliance with City code. Wetland Mitigation Report and Plan is being submitted. Meetings with City staff indicate the Mirror Estates project is feasible. 2.2.1 Wetland B Buffer Modification — Process IV evaluation needs to be completed. Appendix C of report contains modification criteria and evaluation. 2.2.2 Wetland buffer revegetation required after any modfication. All temporary impacts will be restored per Wetland Mitigation Plan (See Pg. 15 of report). -2.2.3 Apply City Stormwater Management regulations to activities in buffers. Acknowledged, erosion control measures will be included prior to clearing or grading. 2.2.4 Wetland buffer modifications require approval through Process IV evaluation. Appendix C of report contains modification criteria and evaluation. 2.2.5 Provide functions assessment of Wetland B and buffer. Pre -development and post -development assessment found on Pg. 14 of report. Ms. Deb Barker — Minor Estates April 12, 2006 Page 3 July 7 200Memorandum 2.2.6 Provide information and details of Wetland B outlet improvements. Outlet elevation and new stormwater structure shown on plans. No change to outlet elevation (See Engineering details and Pg. 15 of report). 2.2.7, 2.2.8, & 2,2.9 Provide information regarding Wetland B hydrology. Post -development discussion of hydrology is found on Pg. 15 of report. 2.2.10 Foot -trail intrusion into buffer to be part of the Process IV evaluation. Appendix C of report contains modification criteria and evaluation. Foot -trail is revised to only facilitate a pedestrian connection for the east and west portions of the project. 2.3.1 Wetland Modification — Process IV for filling Wetland C/D. Appendix C of report contains modification criteria and evaluation. Also Impact Assessment section of report provides information (See Pg. 10 —12 of report). 2.3.2 Provide mitigation plan per City code. Mitigation Plan (3/1/06 Schulz) & (3/16/06 Altmann Oliver Associates) is being submitted. 2.4.1 & 2.4.2 Additional Wetland — provide modification and mitigation information. Additional wetland delineated and mapped as Wetland E. Wetland is unregulated due to its small size. Ms. Deb Barker — Mirror Estates April 12, 2006 Page 4 October 21. 2005 Memorandum This memo provided a summary of a meeting that was held on 10/14/05. Most of the memo's contents refer to the peer review memo contents that are listed above. The one comment that is additional is the requirement to replace area of wetland buffer loss or enhance wetland buffer at a ratio of 1.0 to 1.0. The planned buffer loss of 20,216 s.f. is being mitigated with 52,169 s.f of buffer enhancement. Please refer to Pg. 13 of the mitigation report and Sheets W 1.1 to W4.1 of the mitigation plan document. If there are questions about this letter or further clarification is needed, please contact me. Thank you for your assistance. Sincerely, C. Gary Sc"u Wetland/Forest Ecologist 7700 S. Lakeridge Drive Seattle, Washington 98178 Cc: New Concept Homes Jerrit Johna, P.E. J3 Civil CITY OF Federal Way DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES 33325 8`h Avenue South PO Box 9718 Federal Way WA 98063-9718 253-835-2607;Fax 253-835-2609 . wwr cityoffedcralway.corn HAZARDOUS MATERIALS INVENTORY STATEMENT CRITICAL AQUIFER RECHARGE AND WELLHEAD PROTECTION AREAS I. WHY SHOULD THIS INVENTORY STATEMENT BE FILLED OUT? Critical Aquifer Recharge (CARAs) and Wellhead Protection Areas (WHPAs) are considered "critical areas" pursuant to Federal Way City Code (FWCC), Chapter 18, `Environmental Protection." This inventory statement must be filled out by the applicant or agent for any proposed activity listed in Section II of this handout, and which are located within Wellhead Capture Zones 1, 5, and 10 as shown on the Critical Aquifer Recharge and Wellhead Protection Areas Maps. Please refer to the handout on Critical Aquifer Recharge and Wellhead Protection Areas for a description of the review process. II. ACTIVITIES GOVERNED BY CARA AND WHPA REGULATIONS The inventory statement must be filled out for the following activities: • Construction of any residential structure, including single-family development t/ ■ Construction of any barn or other agricultural structure • Construction of any office, school, commercial, recreational, service, or storage building • Construction of a parking lot of any size • Other minor new construction (see WAC 197-11-800[2]) • Additions or modifications to or replacement of any building or facility (does not include tenant improvements) ■ Demolition of any structure + Any landfill or excavation ✓ ■ Installation of underground tanks • Any division of land, including short plats • Change of use, which involves repair, remodeling, and maintenance activities • Dredging Reconstruction/maintenance of groins and similar shoreline protection structures ■ Replacement of utility cables that must be buried under the surface of the bedlands • Repair/rebuilding of major dams, dikes, and reservoirs ■ Installation or construction of any utility, except for on -going operation and maintenance activities of public wells by public water providers Personal wireless service facilities j �� F� rfrrEs Applicant I Project Name � PP Project Location . SW 31 � AVE- SVJ Tracking No. 0 1 Old `�O 92 r:S9 III. TYPES AND QUANTITIES OF HAZARDOUS MATERIALS Please provide the approximate quantity of the types of hazardous materials or deleterious substances that will be stored, handled, treated, used, produced, recycled, or disposed of in connection with the proposed activity. If no hazardous materials will be involved, please proceed to Section IV. MATERIAL LIQUID(gallons) SOLID(pounds) (1) Acid or basic solutions or solids (2) Antifreeze or coolants 1(3) Bleaches, peroxides, detergents, surfactants, disinfectants, bactericides, algaecides (4) Brake, transmission, hydraulic fluids (5) Brine solutions (6) Corrosion or rust prevention solutions (7) Cutting fluids (8) Deicing materials (9) Dry cleaning or cleaning solvents (10) Electroplating or metal finishing solutions (11) Engraving or etching solutions (12) Explosives (13) Fertilizers (14) Food or animal processing wastes (15) Formaldehyde (16);Fuels, additives, oils, greases IQ Q (17) Glues, adhesives, or resins (18) Inks, printing, or photocopying chemicals (19) Laboratory chemicals, reagents or standards (20) Medical, hospital, pharmaceutical, dental, or veterinary fluids or wastes (21) Metals (hazardous e.g. arsenic, copper, chromium, lead, mercury, silver, etc.) (22) Paints, pigments, dyes, stains, varnish, sealers. (23) Pesticides, herbicides or poisons (24) Plastic resins, plasticizers, or catalysts (25) Photo development chemicals (26) Radioactive sources (27) Refrigerants, cooling water (contact) (28) Sludges, still bottoms (29) Solvents, thinners, paint removers or strippers (30) Tanning (leather) chemicals (31) Transformer, capacitor oils/fluids, PCB's N'p� (32) Waste oil _ Q @31 Wood preservatives (34) List OTHER hazardous materials or deleterious substances on a separate sheet. A&vE EST.,4A-rEn 9&t?j , rE s Rt&- MriC tenrZo oel"r7 Bulletin #056 — November 24, 2004 Page 2 of 3 k:\Handouts\Hazardous Materials Inventory Statement[,o�-T Project Name I�r('OT LJ�� � Applicant-fu-- 0wtt` Project Location E Tracking No. 05 1 OOS9 - 00 - ,S () IV. FURTHER INFORMATION Provide the approximate quantity of fill and source of fill to be imported to the site. A roximate Quantity of Imported Fill Source of Fill O NA Check box # 1 if you do not plan to store, handle, treat, use, produce, recycle, or dispose of any of the types and quantities of hazardous material or deleterious substance listed in Section III. Check box(s) #2 through #5 (and fill in appropriate blanks) of the below table if they apply to your facility or activity. The proposed development will not store, handle, treat, use, produce, recycle, or dispose of any of #1 [ ] the types and quantities of hazardous materials or deleterious substances listed above. #2 [ ] Above ground storage tanks, having a capacity of gallons will be installed. #3 Construction vehicles will be refueled on site. Storage within wholesale and retail facilities of hazardous materials, or other deleterious #4 [ ] substances, will be for sale in original containers with a capacity of _ gallons liquid or mounds solid. The presence of chemical substances on this parcel is/will be for "temporary" non -routine #5 maintenance or repair of the facility (such as paints and paint thinners) and are in individual containers with a capacity of _ gallons liquid or _pounds solid. >l -T-6-r1 P O N-Oet-- -D 0(Zt u `7 cbf`-c-r. CC' -5w&7 ,6 Fprm iW ,r LAT. Check any of the following items that currently exist or are proposed in connection with the development of the site. #1 [ ] Stormwater infiltration system (e.g., french drain, dry well, stormwater swale, etc.) #2 [ ] Hydraulic lifts or elevator, chemical systems, or other machinery that uses hazardous materials #3 [ ] Cathodic protection wells #4 [ ] Water wells, monitoring wells, resource protection wells, piezometers #5 [ ] Leak detection devices, training for employees for use of hazardous materials, self-contained machinery, etc. 11 -7lbs� Date Print Name Ifyou have any questions about filling out this application form, please call the Department of Community Development Services at 253-835-2607. Please be advised that an application for a developmentpermit lacking the required information will not be accepted. Bulletin #056 — November 24, 2004 Page 3 of 3 k:\Handouts\Hazardous Materials Inventory Statement �^} y ��j 666 TMENT OF COMMUNITY DEVELOPMENT SERVICES C U v l ���nnn���aaa+++ 33325 8`h Avenue South PO Box 9718 CITY OF 'ru JUN D Federal Way WA 98063-9718 Federal Wa 253-835-2607; Fax 253-835-2609 www.cityoffcdcralw@v.com CRITICAL AQUIFER RECHARGE rr ED WELLHEAD PROTECTION AREAS Federal Way City Code (FWCC), Chapter 22, Article XIV, Division 9, "Critical Aquifer Recharge Areas and Wellhead Protection Areas," apply to any development activity, or division of land which requires review under FWCC Chapter 18, `Environmental Protection," and which is located within a designated Critical Aquifer Recharge and Wellhead Protection Area. EFFECTIVE DATE OF REGULATION AND VESTING Projects that have received a Letter of Completeness, or a single-family building permit that ha been accepted for review prior to November 25, 2004, are not required to comply with these regulations. All other activities governed by the regulations must fill out a Hazardous Materials Inventory Statement (Bulletin #056). ACTIVITIES GOVERNED BY REGULATIONS The following activities must comply with FWCC Chapter 22, Article XIV, Division 9, "Critical Aquifer Recharge Areas and Wellhead Protection Areas." • Construction of any residential structure, including single-family development t✓ • Construction of any barn or other agricultural structure • Construction of any office, school, commercial, recreational, service, or storage building ■ Construction of a parking lot of any size Other minor new construction (see WAC 197-11-800[2]) • Additions or modifications to or replacement of any building or facility (does not include tenant improvements) • Demolition of any structure • Any landfill or excavation • Installation of underground tanks • Any division of land, including short plats Change of use that involves repair, remodeling, and maintenance activities • Dredging ■ Reconstruction/maintenance of groins and similar shoreline protection structures • Replacement of utility cables that must be buried under the surface of the bedlands ` Tenant improvement means any work, improvement or remodeling completely within the interior of a building necessary to meet the varied requirements of continuing or succeeding tenants. Bulletin #057 — December 8, 2004 Page 1 of 4 k:\Handouts\CARA and WHPA Handout Repair/rebuilding of major dams, dikes, and reservoirs Installation or construction of any utility, except for on -going operation and maintenance activities of public wells by public water providers Personal wireless service facilities PROHIBITED ACTIVITIES IN WELLHEAD CAPTURE ZONE 1 Land uses or activities for development that pose a significant hazard to the city's groundwater resources resulting from storing, handling, treating, using, producing, recycling, or disposing of hazardous materials or other deleterious substances shall be prohibited in Wellhead Capture Zone 1, except as specified in FWCC Section 22-340, "Special Provisions for Critical Aquifer Recharge Areas and Wellhead Protection Areas," and as described under Nonconforming Uses in this bulletin. Prohibited land uses and activities include, but are not limited to: a. On -site community sewage disposal systems as defined in Chapter 248-272, WAC b. Hazardous liquid pipelines as defined in Chapter 81.88, RCW c. Solid waste landfills d. Solid waste transfer stations e. Liquid petroleum refining, reprocessing, and storage f. The storage or distribution of gasoline treated with the additive MTBE g. Hazardous waste treatment, storage, and disposal facilities (except those defined under permit by rule for industrial wastewater treatment processes per WAC Chapter 173-303- 802[5][c]) h. Chemical manufacturing, including but not limited to, organic and inorganic chemicals, plastics and resins, pharmaceuticals, cleaning compounds, paints and lacquers, and agricultural chemicals i. Dry cleaning establishments using the solvent perchloroethylene j. Primary and secondary metal industries that manufacture, produce, smelt, or refine ferrous and non-ferrous metals from molten materials k. Wood treatment facilities, including wood preserving and wood products preserving 1. Mobile fleet fueling operations m. Mining (metal, sand, and gravel) n. Other land uses and activities that the city determines would pose a significant groundwater hazard to the city's groundwater supply NONCONCONFORMING USE OR DEVELOPMENT OF PROPERTY In accordance with FWCC Section 22-340, "Special Provisions for Critical Aquifer Recharge Areas and Wellhead Protection Areas," a nonconformance must be corrected to comply with FWCC Chapter 22, Article XIV, Division 9. A nonconformance can relate either to the use of the property or the whether the use conforms to all development standards of FWCC Chapter 22. Nonconforming Uses A nonconforming use for the purpose of wellhead and critical aquifer protection is any use listed in FWCC Section 22-1373 (numbers a-n, above). These uses are prohibited only in Wellhead Protection Zone 1. Pursuant to FWCC Section 22-332, any nonconforming use must be terminated if: 1) The applicant is making structural alterationS2 or increasing the gross floor area of the structure that houses or supports the nonconforming use. 2 Stncctural alterations mean any change in the supporting member of a building or structure. Bulletin #057 — December 8, 2004 Page 2 of 4 k:\Handouts\CARA and WHPA Handout 2) The applicant is making changes or alterations, or doing work other than normal maintenance,3 in any one consecutive 12-month period to any structure that houses or supports the nonconforming use, and the fair market value of that change, alteration, or work exceeds 15 percent of the assessed or appraised value of that structure. The applicant may provide an appraisal of the structure on the subject property. 3) The subject property has been abandoned.4 Nonconforming Development A nonconforming development is an allowable use, based on the Use Zone Charts, which does not meet the performance standards of FWCC Section 22-1375 related to wellhead protection and critical aquifer recharge areas. Regardless of the thresholds in FWCC Section 22-334, any nonconforming development, which triggers SEPA review, must be brought into compliance with the performance standards specified in FWCC Section 22-1375. PROCESS FOR REVIEW 1. Any development activity or division of land which requires review under FWCC Chapter 18, "Environmental Protection," and which is located within a designated Critical Aquifer Recharge and Wellhead Protection Area, shall submit a Hazardous Materials Inventory Statement with a permit application. On -going operation and maintenance activities of public wells by public water providers are exempt from these requirements. 2. If hazardous materials are involved, a SEPA checklist must be filled out. (A determination as to whether hazardous materials will be used, stored, transported, or disposed of in connection with the proposed activity will normally be made at the preapplication stage.) 3. The Development Review Committee will review the Hazardous Materials Inventory Statement along with the permit application, to determine whether hazardous materials meeting the definition of FWCC Section 22-15 will be used, stored, transported, or disposed of in connection with the proposed activity. 4. The Development Review Committee shall make the following determination: a) No hazardous materials are involved. b) Hazardous materials are involved; however, existing laws or regulations adequately mitigate any potential impact, and documentation is provided to demonstrate compliance. (Refer to list of activities and state regulation that apply to them in this bulletin.) c) Hazardous materials are involved and the proposal has the potential to significantly impact Critical Aquifer Recharge and Wellhead Protection Areas; however, sufficient information is not available to evaluate the potential impact of contamination. The city may require a Hydrogeologic Critical Area Assessment Report to be prepared by a qualified groundwater scientist in order to determine the potential impacts of contamination on the aquifer. 3 Normal maintenance includes interior and exterior repairs and incidental alterations. Normal maintenance and repair may include, but is not limited to, painting, roof repair and replacement, plumbing, wiring and electrical systems, mechanical equipment replacement and weatherization. Incidental alterations may include construction of nonbearing walls or partitions. °Abandoned means knowing relinquishment, by the owner, of right or claim to the subject property or structure on that property, without any intention of transferring rights to the property or structure to another owner, tenant, or lessee, or of resuming the owner's use of the property. "Abandoned" shall include but not be limited to circumstances involving tax forfeiture, bankruptcy, or mortgage foreclosure. 5 Hazardous materials means any material, either singularly or in combination, that is a physical or health hazard as defined and classified in the International Fire Code, whether the materials are in usable or waste condition; and any material that may degrade groundwater quality when improperly stored, handled, treated, used, produced, recycled, disposed of, or otherwise mismanaged. Hazardous materials shall also include any hazardous waste, hazardous substance, dangerous waste, or extremely hazardous waste that is a physical or health hazard as defined or classified in RCW Chapter 70.105 and WAC Chapter 173-303, \?,'.=�a;ser the materials are in usable or waste condition. Hazardous materials shall also include petroleum or petroleum products that are in a liquid phase at ambient temperatures, including any waste oils or sludge. Bulletin #057 — December 8, 2004 Page 3 of 4 k:\Handouts\CARA and WHPA Handout STATE AND FEDERAL REGULATIONS Applicants for uses listed below will be required to provide documentation of compliance with state and/or federal standards and regulations. Statues, Regulations, and Guidance Pertaining to Groundwater Impacting Activities ACTIVITY STATUE — REGULATION — GUIDANCE Above Ground Storage Tanks Chapter 173-303-640 WAC Animal Feedlots Chapter 173-216 WAC, Chapter 173-220 WAC Automobile Washers Chapter 173-216 WAC, Best Management Practices for Vehicle and Equipment Discharges (WDOE W-R-95-56 Below Ground Storage Tanks Chapter 173-360 WAC Chemical Treatment Storage and Disposal Chapter 173-303-182 WAC Facilities Hazardous Waste Generators (boat repair Chapter 173-303 WAC shops, biological research facility, dry cleaners, furniture stripping, motor vehicle service garages, photographic processing, printiM andpublishing shops, etc.) Injection Wells Federal 40 CFR Parts 144 and 146, Chapter 173-218 WAC Junk Yards and Salvage Yards Chapter 173-304 WAC, Best Management Practices to Prevent Stormwater Pollution at Vehicles Recycler Facilities WDOE 94-146 Oil and Gas Drilling Chapter 332-12-450 WAC, WAC, Chapter 173-218 WAC On -Site Sewage Systems (large scale Chapter 173-240 WAC On -Site Sewa e Systems <14,500 aUda Chapter 246-272 WAC, Local Health Ordinances Pesticide Storage and Use Chapter 15.54 RCW, Chapter 17.21 RCW Sawmills Chapter 173-303 WAC, 173-304 WAC, Best Management Practices to Prevent Stormwater Pollution at Log Yards WDOE 95-53) Solid Waste Handling and Recycling Chapter 173-304 WAC Facilities Surface Mining Chapter 332-18-015 WAC Waste Water Application to Land Surface Chapter 173-216 WAC, Chapter 173-200 WAC, WDOE Land Application Guidelines, Best Management Practices for Irrigated Agriculture QUESTIONS? Additional questions about Critical Aquifer Recharge and Wellhead Protection may be directed to the Federal Way Department of Community Development Services (253-835-2607), 33325 8s' Avenue South, PO Box 9718, Federal Way, WA 98063-9718. IThis handout cannot be used as a substitute for codes and regulations. Every project should be reviewed I forspecifrc compliance with the City of Federal Wav codes and regulations. Bulletin #057 — December 8, 2004 Page 4 of 4 k:\Handouts\CARA and WHPA Handout FILE ry � CITY of .w.�-, Federal Way April 5, 2005 Ms. Shawnte Anderson Petersen Consulting Engineers 4030 Lake Washington Blvd NE, Suite 200 Kirkland, WA 98033 CITY HALL 33325 8th Avenue South • PO Box 9718 Federal Way, WA 98063-9718 (253) 835-7000 www.cityoffederalway.com RE: File #05-100590-000-00-SU; Mirror Estates Wetland Consultant Review Estimate Dear Ms. Anderson: Enclosed please find an estimate for review of the January 2005 wetland determination and conceptual mitigation plan as prepared by Gary Scholes for the above -referenced project. Sheldon & Associates Inc., the City's wetland consultant, was asked to provide an estimate for their review of the wetland determination and proposed mitigation plan including relevant portions of the January 2005 Level I drainage analysis as prepared by Peterson Consulting Engineers. The Sheldon & Associates estimate is enclosed. The normal course of action is for the City to set up an account to be funded by the applicant and drawn down by the work performed by Sheldon & Associates Inc. If the money is not used, it will be returned to the applicant. At this point, please review the proposed Sheldon & Associates Inc. cost estimate. If you agree with the cost estimate, a check in the amount of $6,798.00, payable to the City of Federal Way must be submitted before the review will commence. I can be reached at 253-835-2642 if you have any questions about this letter or the estimate. Sincerely, )OA &JQA,) Deb Barker Associate Planner enclosure c: Sean Wells, Senior Public Works Engineer 05-100590 Doc. LD. 31153 Sheldon & Associates, Inc. 5031 University Way NE #204 • Seattle, WA 98105-4341 Ph 206-522-1214 • Fax 206-522-3507 Mirror Estates Plat Wetland Confirmation, Impact Assessment and Mitigation Report Review Scope of Work Prepared for the City of Federal Way Prepared on April 1, 2005 The following scope of work and cost estimate was developed by Sheldon & Associates, Inc. (S&A) for conducting third -party review for the City of Federal Way of the proposed Mirror Estates plat. This scope of work includes: reviewing wetland, SEPA, and engineering documents; conducting a site visit; analyzing the proposed actions relative to the Federal Way code provisions, determining the adequacy of the proposed compensatory mitigation, and preparing a letter of findings and recommendations; and project management. This is a not -to -exceed cost estimate and the client will be billed as hours and expenses are accrued. This cost estimate will not be exceeded without the prior permission of the City. It is assumed that re -submittal of application materials by the client beyond this first review would result in a supplemental budget to this scope. Task 1 — Review Documents S&A will review the reports and maps submitted by the applicant for the proposed Mirror Estates plat in Federal Way, Washington. This includes the following documents: • Wetland Determination and Conceptual Mitigation Plan (Scholes, January 2005) • Preliminary Plat: preliminary grading, landscaping plan, utility plan (Peterson Consulting, February 2005) • Environmental Checklist (January, 2005) • Project Narrative (January, 2005) • Statistic information (January 2005) • Level 1 Drainage Analysis (Peterson Consulting, January 2005) • DRC routing memo prepared by D. Barker (January, 2005) • Relevant sections of the Federal Way Code Task 2 — Conduct Site Visit S&A will conduct a site visit of the proposed plat site. This site visit involves confirming the delineation of the 4 wetlands identified on site, assuring that no other critical areas are present on site or within regulatory jurisdiction of the site, assessing the appropriateness of the proposed mitigation site; and assessing the condition of the wetlands proposed to be eliminated. Task 3 — Analysis of Proposed Plat Based on the information gathered from the site visit, S&A will conduct an analysis of the proposal to fill three wetlands and to utilize a fourth site for creating compensatory mitigation. The analysis will include a review of the proposed mitigation, the submitted grading plans, and where relevant to the proposed compensation, a review of the stormwater provisions for the plat. The analysis will be conducted using the standards of the Federal Way Code and the ecological feasibility of the proposed compensation relative to mitigation guidance adopted by EPA/Ecology/COE/U.S.FWS. Scope of Work —Federal Way/Mirror Estates Plat Pg 1 of 2 41'05 Sheldon & Associates, Inc. 5031 University Way NE #204 • Seattle, WA 98105-4341 Ph 206-522-1214 • Fax 206-522-3507 Task 4- Prepare Letter of Findings and Recommendations S&A will prepare a letter summarizing our review of the proposed Mirror Estates plat. The letter will assess the proposed plat relative to the provisions of the Federal Way code, specifically related to proposed wetland elimination, buffer elimination, and compensation. The SEPA checklist will be reviewed to determine accuracy of stated conditions and conclusions relative to proposed impacts. Recommendations for revisions and modifications to the proposed compensation may be provided and may require response and re -submittal prior to approval of the conceptual mitigation plan. It is anticipated that the applicant will revise and re -submit the compensatory design materials as required/recommended by the initial review letter and S&A will conduct a second round of review of the re- submitted materials. Assumptions S&A will prepare a letter for submittal to the City who will forward it to the applicant. If S&A is asked to conduct a second round of review of a re -submittal package based on the recommendations/requirements contained in the first review letter then additional funds not accounted for in this budget would be needed. The review of the re -submittal and preparation of a 2"d letter would not be conducted until a supplemental budget is funded. No meetings between the applicant and S&A staff are expected, however it is assumed that communication via phone/email will be adequate to assure that readily answered issues/questions can be addressed. Task 5 — Project Management This will include general project management, the development of the project approach, coordination with the applicant and their consultants, and coordination with City staff. Cost Estimate for Review of Mirror Estates Plat TASK DS SIB KO Expense Sub -Totals 1: Review Documents 7 $616.00 2: Conduct Site Visit 8 8 $30 $1,408.00 3: Analyze Proposed Plat 2 16 $1,628.00 4: Prepare Letter of Findings and Recommendations 2 20 2 $10 $2,156.00 5: Project Management 1 10 $990.00 Total Hours Rates Per Hour 5 $110 61 $88 10 $88 Sub -Total $550 $5,368 $880 $40 TOTAL $6,798.00 IDS - Dyanne Sheldon, Principal SB -Suzanne Bagshaw, Wetland Ecologist KO — Kevin O'Brien, Wildlife Biologist Expenses May Include: Mileage, Photocopies, Fax, Film, and Postage. Scope of Work —Federal Way/Mirror Estates Plat Pg 2 of 2 4'1'05 AkCITY OF Federal March 8, 2005 11FILE CITY HALL 33325 8th Avenue South • PO Box 9718 Way Federal Way, WA 98063-9718 (253) 835-7000 www.cityoffederalway.com Ms. Shawnte Anderson Petersen Consulting Engineers 4030 Lake Washington Blvd NE, Suite 200 Kirkland, WA 98033 RE: File #05-100590-000-00-SU; Incomplete Application, Additional Information Requested Mirror Estates Preliminary Plat Dear Ms. Anderson: On February 9, 2005, the Department of Community Development Services received your develoEment permit application for the proposed 27-lot single-family subdivision at 8"' Avenue SW at SW 315t Place. Upon receipt of your application, City staff reviewed the submittal packet for completeness based on the preliminary plat submittal requirements for Subdivisions under Federal Way City Code (FWCC) Section 20- Ill. INCOMPLETE APPLICATION - During the course of the City's review, the following items were found to be incomplete. In order for your application to be considered complete and ready for processing, the following items from FWCC Section 20-111 must be provided: 1. A Preliminary Technical Information Report (TIR) addressing the eight core and five special requirements contained in the 1998 KCSWDM as amended by the City of Federal Way. 2. The professional engineer must sign and date the Level 1 Off -Site Drainage Analysis per the requirements of RCW 18.43. PRELIMINARY TECHNICAL COMMENTS Although formal processing of your application has not begun, members of the City's Development Review Committee (DRC) have begun reviewing the application and have some preliminary technical comments. Additional technical comments will be provided following submittal of the above requested information. Planning Department, Deb Barker, 253-835-2642 Preliminary Plat — Revise the preliminary plat map to address the following: ■ List the comprehensive plan and zoning classifications of adjoining properties. ■ Provide a list of names and the land or lot divisions of adjoining properties not in common ownership for a distance of at least 100 feet to address 410 from the preliminary plat submittal requirements checklist. ■ List the width of existing streets. ■ The vehicular access to the storm drainage tract shall not be associated with proposed lot #9. 2. Grading/Utility Plan — Proposed clearing limits shall be added to this plan based on the preliminary plat submittal requirements checklist. Ms. Anderson March 8, 2005 Page 2 3. Clearing and Grading— Information about clearing and grading is not consistent within the various documents and on the preliminary grading/utility plan. The subdivision code states that "All existing significant trees and natural vegetation must be retained on the site to be subdivided, except that which will be removed for improvements or grading as shown on approved engineering plans." Clearing and grading of individual future lots is not permitted during construction of the plat infrastructure, except in locations to be determined by the City that presents extreme topography or other unusual conditions. It is the applicant's responsibility to demonstrate that the grading limits are the minimum necessary to accommodate infrastructure improvements. Revise the plans and documents to: (a) be consistent with respect to clearing and grading limits, and (b) meet the subdivision code standards. 4. Wetlands — According to the Wetland Determination and Conceptual Mitigation Plan prepared by C. Gary Scholes, January 22, 2005, the subject site contains two Category III wetlands plus two small, unregulated wetlands. Elimination of wetland A with mitigation proposed at wetland B is proposed. In addition, a pedestrian trail and underground storm drainage utility lines are proposed to intrude into the 50-foot buffer of wetland B. This proposal has been forwarded to the City's wetland consultant to estimate review costs; the estimate will be directed to your attention for payment upon receipt. Please provide additional information in support of the proposed wetland elimination and wetland mitigation to address criteria of FWCC Section 22-1358(d), information about wetland buffer intrusions to address criteria of FWCC Section 22-1359(d), and information to address storm drainage impacts on the wetland hydrology. Be advised that additional information may be requested following wetland consultant review. 5. Open Space — Statistical information dated January 19, 2005, lists 94,548 of total on site open space proposed. FWCC Section 20-155(c) requires that 15 percent of the site be established in open space, or fee -in -lieu -of payments made. Please clarify the extent of the open space proposal, including the specific size (length and width) of open space components. Is a fee -in -lieu -of payment proposed in addition to the wetland trail? Once the information is submitted, I will forward the open space proposal to the Parks Director for review and approval. 6. Significant Trees — The Boundary and Topographic Survey prepared by Peterson Consulting Engineers identified the location and number of trees located on the subject site. The landscape plan prepared by GHA Landscape Architects lists significant tree calculations. Provide survey data used to document the types and sizes of trees that meet the definition of significant tree based on FWCC. Clarify what and where off -site significant trees are. List the significant trees that are located within the roadway prism and within proposed utility areas. Wetland mitigation is proposed within an area of existing trees. Will the proposed mitigation impact significant trees? 7. Wellhead Protection — The subject site is located within the five- and ten-year wellhead protection zones. Based on the Critical Aquifer Recharge Areas (CARA) and Wellhead Protection Areas ordinance adopted November 2004, any development activity proposed within these zones shall be required to complete and submit a Hazardous Materials Inventory Checklist (enclosed). 8. SEPA Checklist — Revise the SEPA checklist to address the following: B. Le Grading to prepare building pads exceeds the subdivision code standards. Revise to reflect clearing and grading that complies with- FWCC Section 20-179 and FWCC Section 20-186. Provide specific information about proposed stockpiling activities. B. Lh What type of chemical treatment is proposed? 05-100590 Doc. ID 30633 Ms. Anderson March 8, 2005 Page 3 B.3.a.1 What other recreational amenities are proposed within the wetland buffer besides the trails? B.3.a.1 Demonstrate how the proposed storm drainage improvements do not impact wetland hydrology. BA.b List the kind and amount of vegetation that will be removed or altered including impacts to significant trees. B.8.h List all four wetlands identified in the wetland report. B.14 Revise 1111h Place SW to 11`h Place SW throughout this section. B.16.b Revise to list the specific sizes of utility lines installed with this proposal. NOTE: Throughout the document: Revise 11 Ph Place SW to I Ith Place SW. Additional Public Works comments will be provided following receipt and review of a TIR. Public Works Engineering, Sean Wells, 253-835-2731 Engineering comments dated February 24, 2005, are enclosed. Public Works Traffic Dept, Raid Tirhi, 253-835-2744 Comments will be forwarded in approximately three weeks. Lakehaven Utility District, Brian Asbury, 253-946-5407 Comments dated February 24, 2005, are enclosed. After receipt of the requested information noted in the Incomplete Application section of this letter, the department will notify you within 14 days whether your application is considered complete or what, if any, information is still needed. It is important to note that the department cannot begin processing your formal application until all items are submitted. Please contact me at 253-835-2642 if you have any questions. Sincerely, /0's 6;91JLt4� Deb Barker Associate Planner enc: FWCC Section 20-111 FWCC Section 20-179 FWCC Section 20-186 FWCC Article XIV — Regulated Wetlands CARA Hazardous Materials Inventory Checklist Engineering Comments Lakehaven Comments c: Sean Wells, Senior Engineering Plans Reviewer Raid Tirhi, Senior Traffic Engineer Brian Asbury, Lakehaven Utility District 05-100590 Doc. I.D. 30633 IQ 1 iA]G6#3AVli1f 5 - TAT M AVAR ABIIM CEnVEM 1VQ1. 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J N ❑9 O a C ca ^N W L L U N O w c l6 co O Y .N C N a) c O E O (D N O U N U cc O 0 N 2 0 N O � U � t w H O v v v ❑ 0 LD c� v C 7 O m aO+ C a) a) L N co O U �U �L L y o � U a) O �O r E Y (o � 0 0 " U 0 (D O co w O C c £ o Mn U a) a� 0 a OCL co CL-2a) co i— 00 w w w O .Q a3 0 �6 co O .6 119. A ❑ -* ❑ am O N rn O O N U 0 O y u C C O v3i U W (D fII W f) N c+M -1: c E � L W O L U M L N U 0 L 7% c O N E JOR U C m M co 9a) N O co a) L N � a3 N c U — N r 0 a� as CL O O N ti O cli M I RROR ESTATES RECEIVET`' PROJECT NARRATIVE January 21, 2005 FEB 0 9 2005 CITY OF FEDERAL WAY BUILDING DEPT. The Mirror Estates project is located west of 8th Ave SW and south of SW 314th Pl. The purpose of this narrative is to demonstrate student pedestrian safety on walking paths to schools and bus stops from Mirror Estates. The development will be served by Lake Grove Elementary at 308 SW 308th St, Lakota Middle School at 1415 SW 314th St, and Federal Way High School at 30611 —16th Ave S. Students attending Lake Grove Elementary will utilize a school bus stop located at 8th PI SW and W 136th Lane. New and Existing sidewalks will extend from the site to the bus stop. Lakota Middle School is within walking distance and students will travel approximately one-half mile to complete the trip. Students will walk along 1la` PI SW then west on SW 317 St. They will cross 12th PI SW, a small residential street serving 9 houses. From there, the students will head north on 13th Ave SW and will cross SW 316th St. The route along 13th Ave SW will take the students to the entrance of Lakota Middle School. Students attending Federal Way High School will utilize a bus stop located at 8th Ave SW and SW 316th St. New and existing sidewalks will extend from the site to the bus stop. We believe the proposed improvements within the plat of Mirror Estates together with existing sidewalks, create safe walking routes for student pedestrians. �1 CITY OF FEDERAL WAY DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES DEVELOPMENT REVIEW COMMITTEE TRANSMITTAL DATE: February 9, 2005 TO: Will Appleton, Development Services Manager Scott Sproul, Assistant Building Official Brian Asbury, Lakehaven Utility District Greg Brozek, Federal Way Fire Department Geri Walker, Federal Way School District FROM: FOR DR MTG. ON: FILE NUMBER(s): RELATED FILE NOS.: PROJECT NAME: PROJECT ADDRESS ZONING DISTRICT. PROJECT DESCRIPTION: LAND USE PERMITS, PROJECT CONTACT: Deb Barker February 24, 2005 (Completeness review) 05-100590-00-SU, 05-100591-SE 04-103653-PC Mirror Estates Preliminary Plat *NO SITE ADDRESS* RS 7.2 Subdividing an existing 9.22 acre parcel into 27 single-family residential lots,with storm drainage facility; Process IV intrusion into regulated wetland buffer. Preliminary Plat, SEPA, (Process IV for wetland buffer intrusion) Shawntee Anderson Petersen Consulting Engineers 4030 Lake Washington Blvd. NE, Suite 200 Kirkland, WA 98033 (425) 827-5874 MATERMLS SUBMITTED: Preliminary Plat conceptual drawing, Boundary and topo survey, preliminary landscape plan, SEPA checklist, Project narrative, TIR, TIA, Wetland Determination & Mitigation plan. CITY OF ASTER L.,ND USE APPLICATION DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES 33325 r Avenue South PO Box 9718 F� �� Federal Way Fax 98835-9718 2609 ®F �p1�PL Wl`? 253-835-2607; Fax 253-835-2609 C1^I guJL01NG fl1E?,T' www.cityoffederalway.com -10o5i0-tD SU 05IDOS,I-oo 5E APPLICATION NO(S) Date2- Project Name Property Address/Location Parcel Number(s) Project Description PLEASE PRINT Type of Permit Required Annexation Binding Site Plan Boundary Line Adjustment Comp Plan/Rezone Land Surface Modification Lot Line Elimination Preapplication Conference Process I (Director=s Approval) Process II (Site Plan Review) Process III (Project Approval) Process IV (Hearing Examiner's Decision) Process V (Quasi -Judicial Rezone) Process VI SEPA w/Project SEPA Only Shoreline: Variance/Conditional Use Short Subdivision Subdivision Variance: Commercial/Residential Required Information ,Zs 7, a 4f Zoning Designation 'A. Comprehensive Plan Designation Value of Existing Improvements Value of Proposed Improvements International Building Code (IBC): ks Occupancy Type Construction Type Bulletin #003 - August 18, 2004 �k Applicant Name: NQ.V,, CovluVCCh+r\ShJ\u Address: PU City/State: 5scl vc,_ U\ji Zip: q $ L �� Phone: t-J Fax: LI-1 a-1. 11 9 Email: Yli�vJCCJYII �`JF �l t,1 n;Ls C' [ 6ryAc atS+ Signature: ClltC�k�� -�li-C(Gllifi� l�IV�S Agent (if different than Applicant) Name: A+[T\'• Address: 11 Q3C I t< Vff tsk' elvcl '\P 3r 2-C'D City/State: jL1VICla�IC1, W Zip: I S033 Phone: t-I ZS • Fax: Email: 1_,n6tvJY1tC, c I Cfty-) Signature:�"— Owner o c-.r4 ee rr-. 13,r: ICZ,PI t,C; � Address: +.2. S`. '� �,-'I ,.� - City/State: 0,eS Nk n r,-e s � vv j1- Zip: Phone: 'Z_ C (� St �t-I - 't�L- 220 y Fax: Email: i s � � Signature:T C� Page 1 of 1 k:\Handouts\Master Land Use Application CITY OF FEDERAL WAY WETLANDS CONSULTANT AUTHORIZATION FORM Date: March 1, 2005 City: City of Federal Way Department of Community Development Services PO Box 9718 Federal Way, WA 98063-9718 Consultant: Sheldon Associates Attn: Dyanne Sheldon 5031 University way NE, Suite Seattle, WA 98105 Project: Mirror Estates Preliminary Plat File No.: 05-100590-SU, 05-100591-SE Project Proponent: Shantee Anderson Peterson Consulting Engineers 4030 Lake Washington Blvd. NE, Suite 200 Kirkland, WA 98003 Project Planner: Deb Barker, Associate Planner (253-835-2642) Documents Provided: o Wetland Determination and Conceptual Mitigation Plan prepared by ,C. Gary Scholes, dated January 22, 2005 o Preliminary Plat, preliminary grading and utility plan, Boundary survey and preliminary landscape plan prepard by Peterson Consulting Engineering February 1, 2005; o Environmental Checklist dated January 4, 2005; o Project Narrative dated January 21, 2005 o Statistics Information dated January 19, 2005; o Level I Off -Site Drainage Analysis prepared by Peterson Consulting Engineers dated January 20, 2005 o DRC routing memo prepared by Deb Barker Task Scope: Background: Preliminary plat application site with four category III wetlands. Applicant indicates that two of the wetlands are too small to be regulated and subsequently filled, a third regulated wetland will be filled with the required wetland mitigation provided on the fourth Doc. I.D. 30642 and largest wetland. Trail intrusion into wetland buffer also proposed. Wetland consultant to review preliminary plat maps, SEPA checklist, wetland report, and drainage report to determine if wetland delineation appropriate, if proposed wetland elimination, wetland creation, restoration and mitigation is compliant with FWCC and SEPA, and if trail intrusion into wetland buffer compliant with FWCC. Provide written review comments and/or recommendations to be included with staff report to Federal Way Hearing Examiner. Task Schedule: Provide task cost estimate by March 23, 2005. Task Cost: Not to exceed $ without a prior written amendment to this Task Authorization. (The total task amount to be filled in by planner after the consultant returns this form with all items filled out including the total work estimate and said estimate has been approved by the Project Planner.) Acceptance: City of Federal Way (Planner) Date (Consultant) Date (Project Proponent) Date Doc. I.D. 30642 CITY OF Ak Federal Way July 6, 2006 J3 Civil Jerrit Jolma, P.E. 485 Front St. N., Ste. F3 Issaquah, WA 98027 CITY HALL 33325 8th Avenue South Mailing Address: PO Box 9718 Federal Way, WA 98063-9718 (253) 835-7000 www. cityoffederalway. com RE: Permit #05-100590-00-SU; MIRROR ESTATES PRELIMINARYPLAT *no site address* - Road Modification Response, #06-101876-00-SM Dear Mr. Jolma: This letter is in response to your request to modify the Right -of -Way improvements adjacent to the property, as part of your project. Your plat proposal is required to connect SW 3151h PI. to 111h PI. SW to satisfy the requirements of the block perimeter standards contained within FWCC 20-151. This is done with a non -motorized path, Standard Cross Section ZZ, a 12 foot concrete path centered within 20 feet of Right -of -Way. As per FWCC Section 22-1477, the Public Works Director may grant a request to modify, defer, or waive the required street improvements only after consideration of four specific reasons. The reasons supporting your request are contained in FWCC 22-1477 (1) "The improvements as required ._, would not be advantageous to the existing neighborhood or city as a whole' and (2) "Unusual topographic or physical conditions preclude the construction of the improvements as requited. " The plat proposes to use the pedestrian connection as a route to convey storm drainage from the west side of the plat to the storm water facility located on the eastern side of the plat. The proposed storm drainage easement/tract must be a minimum of 15 feet in width, (KCSWDM 4.1 Note #2) for access to the storm structures. After evaluating the existing and proposed conditions along the south side of the proposed plat, review of Federal Way City Code (FWCC) provisions (Section 22-1471�, the applicable sections of the King County Surface Water Design Manual (KCSWDM), and direction provided by the City Council, the Public Works Department hereby denies the road modification requested. The following two approved options are given as alternatives: Option 1: Provide a pedestrian connection between 111h PI. SW and SW 315'�' Pl. along the south side of Lots 16 & 17 that conforms entirely with Section ZZ. The required 15 foot wide l:\csdc\docs\save\ 18541848063.doc storm drainage easement may be contained within this connection. The Pedestrian scale lighting is required at bends where the endpoints of the path are not inter -visible. Option 2: Connect 111h PI. SW and SW 315th PI. with a pedestrian connection that ties through the wetland buffer into the shared driveway easement between lots 17 and 18. The shared driveway shall be 20 feet wide (curb to curb) with an 8 foot wide sidewalk on one side. The sidewalk shall be used as the public access. The driveway and sidewalk shall be within a separate tract, dedicated to the homeowners for ownership and maintenance, containing a public access easement; or on the lots within a public access easement. Within the buffer of Wetland B, the path shall be a minimum of 8 foot in width, and can be made of permeable pavement. East of the wetland, the path must conform to Section ZZ. The storm drainage conveyance may be routed along the south side of lots 16 & 17 within a 15 foot wide easement, granted to the City. The Pedestrian scale lighting is required at bends where the endpoints of the path are not inter -visible. Whichever option is chosen shall be shown on the preliminary plat site plan prior to submitting to the hearings examiner. The conditions of this Right -of -Way modification will be applicable for one year from the date of this letter. If a building permit is not issued within the one-year time limit, the Right -of -Way modification will be void and a new request for modification must be submitted. If you have any questions please call Sean R. Wells, P.E., Senior Engineering Plans Reviewer, at (253) 835-2731. Sincerely, 4ieonMiller, P.E. Deputy Public Works Director KM/SRW cc: William Appleton, P.E., Development Services Manager Raid Tirhi, P.E., Senior Traffic Engineer Deb Barker, Associate Planner Project File/SRW.- Day File l:\csdc\docs\save\18541848063 doc 06.�lo 0'3 flecewso O v ,,,�vPescription of Right -Of -Way Improvement }1iP+}G hevv- Modification Request + Mirror Estates File #05-100590-00-SU February 20, 2006 DescriDtion of Adjustment Request: We are requesting approval of a modification to the Non -Motorized Path (PWSD Section ZZ) requirements. Applicable Section of Standards: FWCC - 20-151 Subdivision design. (d) Block perimeters should be no longer than 1,320 feet for non -motorized access, and 2,640 feet for streets. Justification: In order to meet the above referenced requirement, we have proposed an east -west non -motorized path that would be aligned along the southern property line of the project from 11"' Place SW and SW 315"' Place (please see Exhibit 1: Site Plan). The required path is to be per PWDS Section ZZ — Non -motorized Path. Due to the presence of an onsite wetland (Wetland B), we proposed to construct a narrower path that would minimize disturbance to the wetland and wetland buffer. The proposal is for a 5-foot sidewalk, within a 14-foot Tract which would be privately owned and maintained by the homeowners. In addition, a public stormwater easement would be provided over the Tract to allow for the conveyance of stormwater from the westerly side of the plat to the stormwater detention pond, located east of Wetland B. Conclusion: The design of the proposed path meets safety objectives, maintainability, and most importantly, sound engineering judgment. Therefore, we respectfully request this modification to allow for the narrower path. Attachments: Exhibit 1: Site Plan X_\Projects\NCH-001\Corresp\mod-requesLdoc Fnwa 7JUVO So - '(4j' �JV I Federal Way MIRROR LAKE PLAT TRAFFIC IMPACT MITIGATION FEE ANALYSIS Prepared for l Mr. Herb Mull 1 NEW CONCEPT HOMES PO Box 1229 Issaquah, WA 98027 ,ATE} Inc. JAKE TRAFFIC ENGINEERING, INC. March 25, 2005 Mark-J. Jacobs, P.E., P.T.O.E., President 77318th Ave. SW Seattle, WA 98106 - 2007 Tel. 206.762.1978; Cell. 206.799.5692 Facsimile 206.762.1978 Email -jaketraffic@comcast.net jv � kF R 1 3 2005 JTE. Jake Traffic Engineering, Inc. . Mr. Herb Mull NEW CONCEPT HOMES PO Box 1229 Issaquah, WA 98027 Re: Mirror Lake Plat -Federal Way Traffic Impact Mitigation Fee Analysis Dear Mr. Mull; Mark J. Jacobs, P.E., P.T.O.E. President 7731 8th Ave SW - Seattle, WA 98106 - 2007 Tel. 206.762.1978 - Cell 206.799.5692 - Facsimile 206.762.1978 E-mail jaketraffic@comcast.net March 25, 2005 We are pleased to submit this Traffic Impact Fee Analysis for the proposed 27 lot plat Mirror Estates Subdivision project. The proposed project is located south of S.W. 312th St. between 8th and 11th Ave S.W. and is bisected by a Class III Wetland in Federal Way. Access to the site would be via connecting into existing street stubs at 11th Pl. S.W., 8th Pl. S.W. and 8th Ave. Southwest. The Mirror Lake Plat Traffic Impact.Analysis is dated January 22, 2005. This analysis used a 2010 horizon year and calculated traffic mitigation based on the 2010 horizon year. The City anticipates full development and occupancy to occur by the end of 2006. The City also provided tweaks to the traffic distribution used. The tweaks to the distribution do not affect the operational analysis in the report. The City reviewed Mirror Lake Plat Traffic Im pact Analysis and identified that several additional City Transportation Improvement Projects would be affected by site generated PM peak hour traffic. The following is excerpted from Section VI Mitigation Measures D. contained the draft City of Federal Way Traffic Impact Analysis Guidelines: Off -Site Improvements. All improvements shall meet current City standards. Developments impacting Cityprojects as shown in the City=s current 6-Year Transportation Improvement Program by 10 or more peak hour trips shall either provide the project or pay a pro -rats share of the project calculated as the number of new peak hour trips generated by the development divided by the estimated total peak hour trafc volume at the time that phase of the development is completed. If a project has been deemed to be fully funded by the Public Works Director, the pro-rata share will be calculated based on the design engineer=s current cost estimate subtractingfundingfrom federal and state grants. Iffrontage improvements are also provided on a TIP project, the cost of the frontage improvements provided by the development would be subtracted . from the cost of the TIP project before calculating pro-rala share of mitigation far off - site improvements. If the development's impacts on a TIP project vary within the TIP project, depending on the operational or safety issue the TIP project is intended to \\Eng�ncefl\p\-PrDIeR Filaa\2004 056- Minor &... Subdimian- New Cencept H.--Federal Way\TafficlmDavtFeeMNgarionMalyeiaMirror d= JTE, Inc. Mr. Herb Mull NEW CONCEPT HOMES March 25, 2005 Page -2- resolve, pro-rata shares may be calculated separately for each segment that is impacted differently by dividing the cost of the TIP project on a per -lineal -foot basis. AGENCY TRAFFIC IMPACT MITIGATION REQUIREMENTS Figure 1 provides information on the site generated traffic, the projected distribution (per City), 2006 PM peak hour traffic volumes using traffic data in the January 22nd, 2005 report and City provided data from their Synchro traffic model. The model traffic data appears to be from 2002. The 2002 PM peak hour traffic volumes were adjusted to 2006 using a 1.5% per year growth. The Synchro data sheets are included in the appendix. In addition Figure 1 shows the location of City Transportation Improvement projects. A copy of the City TIP list is in the appendix. The City of Federal requires developments that impact street improvement projects by 10 or more site -generated peak hour trips to participate in these street improvements on a pro-rata share basis. The following street improvement projects are expected to be impacted by 10 or more site -generated peak hour trips and will require participation. 2006 Mirror projected PM Estates PM Year 2004 peak hour peak hour Pro-rata City Project Cost trips trips share 5. S. 320th at 1st Ave. S. $4,200,000 4,814 17 $14,780 7. S. 320th St: 8th Ave S. - SR 99 HOV $6,191,000 3,691 3,796 16 $26,721 12. S. 320th at 20th Ave. S. $1,356,000 13 $4,628 23. S. 320th: 1st Ave. S - 8th Ave. S. $6,191,000 3,262 16 $30,218 Total $76,347 SUMMARY, CONCLUSIONS AND RECOMMENDATIONS This report has identified the pro-rata share traffic Impact to identified City TIP projects. The analysis used 2006 as a horizon year, City distribution and traffic data in the Mirror Lake Plat Traffic Impact Analysis and traffic data gleaned from the City traffic model as provided by staff. Based on our calculations with no adjustment to reflect Federal and State funding sources and presuming the TIP projects are deemed fully funded by the Public Works Director the calculated TIF would be $76,347. The recommendations based on this analysis and those contained in Mirror Lake Plat Traffic Impact Analysis are as follows: 1. Construct site in accordance with applicable City requirements (no change). \\Engin-2\c\-Project Filmu004 056. Me- Ea — SuEtlN.. Concept Homes - 1n1 A Mr. Herb Mull NEW CONCEPT HOMES March 25, 2005 Page -3- 2. Construct site access intersection in accordance with City standards (no change). 3. Install two speed humps on S.W. 11th Street, one at the north connection and one at the south connection, per Federal Way criteria (no change). 4. The City of Federal Way will require payment towards the City's TIP program on a pro-rata share basis. The estimated maximum fee is $76,347 (revised) No other traffic mitigation should be necessary. Please contact me at (206) 762-1978 or email me at 'aketraffic@comcast.net if you have any questions. MJJ: mjj EXPIRES 41310 Sincerely, Mark J. Jacobs, P.E., P.T.O.E., President JAKE TRAFFIC ENGINEERING, INC O7.2i-d f— \\Enp�npe2\c\—PlpjeG Flm\2004056-Mirror Fatale¢ 5ubtlrvieion-New Concept Homee rnnrY �'+Mirer+�ebe.�e'�MrvpnenAnunnW+ru ex Project: Mirror Lake Plat - Federal Way Total PM peak hour trips: 27 (18 entering and 9 exiting) NORTH � Q a 6 6m P � � SW 3UASh$I�: � x � � S 304tn SiS 3041h SZ � S 3ILt1h 51 S1Y i]isr Imh 10 p} n Project Site N N SW 3121h SY S 912h St y �? 1JIte kj wut� P � S 314tn St T P wY C4%-t PMPT 19°k-S PMFt's a TiP l5, 4,614 ,a a v PMPHI'sF ZlMl6 �. O .[ ••er T1PY7, 3,691 31511, 81 i3 16%- 9 PMPT's ta $ flffllis F 2006 62%- 17 PPPYs .iK' � $ 3171h"S[-' " 4 $17 _ 57%-tFPMPT'z - q7%-II l3 PhPYs CR -—•�-- 3 TIP F23, 3,262 � -A TIP.f12, 3,796 � 15%-4 PMPT's a PhPHT's h ZUOG Ph1PH1's In 2906 �' I� SVW:325Sn P! 41 Pt w�7i7 SW 3Mth St - ".StiN S[. if N w ' Cninnal SW 3mh Aa 6%- 2 PhP1's 3 e s ^ d � � e+ 61 h' 33[71h� SW 3$a1h $ S S90ln 51 . z .� ye lL Qrp dCtWlnn. p9r:edord Way N $1 6 ^ 1% 9 7J a$ 333rd Sl C Z a S 33E'nh Sl 1 3mh St SW Campus Or 1,+ ..rrws,nlail..:Cei nn n�. inc errs v�pnAGMw+d N • i k MIRROR LAKE PLAT - FEDERAL WAY JTE, Inc, TRAFFIC IMPACT MITIGATION FEE ANALYSIS FIGURE 1 PROJECT GENERATED PMPH TRAFFIC VOLUMES, DISTRIBUTION, AFFECTED CITY TIP AND 2006 PMPH TRAFFIC VOLUMES APPENDIX F ~ -T Aga e� �^ � a �Y = E S 9 S ip S m See ti Q • 3 � � 9 � � � m � s � v � � $ a m �- �t gyp s gg � y ae �s pp 'yy� d �dd��2a�sdu�a �S'a3��€$�_aul� aEN S 4 oi nw5 � N rq a N S 3 n N_ FN JJ Jyy!! N $rx y yr Y1 }r qq ��rn msg�^���brr.'=P.iNN17 ry n'ry N� ��Ysnn Project: Mirror Lake Plat -Federal Way Location: - 10th Ave. S.W. between S.W. 312th and 320th Streets Owner: New Concept Homes 0 NORTH sw 3Mr. %.I g �! h g SW 31MIt M 91G1h st s _ SW 3121h St Wednesday 5�' s Projeci Site ` December 15, 2004 3 sm a a 1700-1800 n 1W 316th st — - — +P W 313m st ^' � � 313>h a 234 23 tq Sqr 314th R 1-3 z i 'oi rn 29 : 32 a ' " 523 =639 a' r, 1 23 627 SW WGfi Pt v rederaw1w 33 3 40 SW 3171h PI wm' 3 SW 318th PI w 5 SW 31Bth PI -- 1828 5 � • K �I � 7W 322nd St Thursday December 16, 2004 18 — —61 1700-1800 1061 1781 Ic- st sw o2W. tc-p N � FIGURE 4 I mS — m .^, 3M 3t 170 520173 126 X K 208 'W 3zt�t s< 7024 E&1175 g 122 U ft: 348 �{ " 1 1 `i Tuesday May 13, 2003 287 433 272 I ' 1600-1700 X /. e 2 41, Pry MIRROR LAKE PLAT - FEDERAL WAY TRAFFIC IMPACT ANALYSIS EXISTING PM PEAK HOUR TRAFFIC VOLUMES LO O O N ti r V) Ab, .999 I -I ZO � N CDm E—L8L 56Z 658—� I d' 00 It M f n V / Q } N, 90 17�0 -� I.S� � dr N 00 �C0 co �v L9 S Id c'') N r1, 98� M �o S OAV 0 � W) O O N ti M N O O N U 2 JTE. Jake Traffic: Engineering, Inc.. Mark J. Jacobs, P.E., P.T.O.E. President 7731 8th Ave SW - Seattle, WA 98106 - 2007 Tel. 206.762.1978 - Cell 206.799.5692 - Facsimile 206.762.1978 E-mail jaketrafFc@comcast.net March 18, 2005 Mr. Herb Mull NEW CONCEPT HOMES PO Box 1229 Issaquah, WA 98027 Re: Mirror Lake Plat -Federal Way Traffic Impact Mitigation Fee Analysis Dear Mr. Mull; We are pleased to submit this Traffic Impact Fee Analysis for the proposed 27 lot plat Mirror Estates Subdivision project. The proposed project is located south of S.W. 312th St. between 8th and 11 th Ave S.W. and is bisected by a Class III Wetland in Federal Way. Access to the site would be via connecting into existing street stubs at 11 th PI. S.W., 8th PI. S.W. and 8th Ave. Southwest. The Mirror Lake Plat Traffic Impact Analysis is dated January 22, 2005. This analysis used a 2010 horizon year and calculated traffic mitigation based on the 2010 horizon year. The City anticipates full development and occupancy to occur by the end of 2006. The City also provided tweaks to the traffic distribution used. The tweaks to the distribution do not affect the operational analysis in the report. The City reviewed Mirror Lake Plat Traffic Impact Analysis and identified that several additional City Transportation Improvement Projects would be affected by site generated PM peak hour traffic. The following is excerpted from Section VI Mitigation Measures D. contained the draft City of Federal Way Traffic Impact Analysis Guidelines: Off -Site Improvements. All improvements shall meet current City standards. Developments impacting City projects as shown in the City=s current 6-Year Transportation Improvement Program by 10 or more peak hour trips shall either provide the project or pay a pro-rata share of the project, calculated as the number of new peak hour trips generated by the development divided by the estimated total peak hour traffic volume at the time that phase of the development is completed. If a project has been deemed to be fully funded by the Public Works Director, the pro-rata share will be calculated based on the design engineer=s current cost estimate subtracting funding from federal and state grants. If frontage improvements are also provided on a TIP project, the cost of the frontage improvements provided by the development would be subtracted from the cost of the TIP project before calculating pro-rata share of mitigation for off- CADocumenls and Sellings\delwll\Local Se l lings\Temp\MXLIbDir\iialficlmpoclFeeMiligoNanAnaly isMiria.doc JTE, Inc. Mr. Herb Mull NEW CONCEPT HOMES March 18, 2005 Page -3- The calculated Traffic Impact Fee of $76,347 may be less due to Federal and State funding sources. Further the above estimate presumes that funding for the said projects has been deemed fully funded by the Public Works Director. State law (RCW # ) also has provisions that require the City to expend the money on the specified project within five (?) years. SUMMARY, CONCLUSIONS AND RECOMMENDATIONS This report has identified the pro-rata share traffic Impact to identified City TIP projects. The analysis used 2006 as a horizon year, City distribution and traffic data in the Mirror Lake Plat Traffic Impact Analysis and traffic data gleaned from the City traffic model as provided by staff. Based on our calculations with no adjustment to reflect Federal and State funding sources and presuming the TIP projects are deemed fully funded by the Public Works Director the calculated maximum TIF would be $76,347. This amount would likely be less after appropriate adjustments for other funding sources. Thus based on this analysis the recommendations contained in Mirror Lake Plat Traffic Impact Analysis are as follows: Construct site in accordance with applicable City requirements (no change). 2. Construct site access intersection in accordance with City standards (no change). 3. Install two speed humps on S.W. 11 th Street, one at the north connection and one at the south connection, per Federal Way criteria (no change). 4. The City of Federal Way will require payment towards the City's TIP program on a pro-rata share basis. The estimated maximum fee is $76,347 (revised) No other traffic mitigation should be necessary. Please contact me at (206) 762- 1978 or email me at jaketraffic@comcost.net if you have any questions. CADocumenls and Se111ngs\deW1\Loca1 Se lings\Temp\MXLIbDlr\TralliclmpaclFeeMiligalionAnoly isMirracdoc Project: Mirror Lake Plat - Federal Way Location: --10P Ave. S.W. between S.W. 312m and 320u' Streets Owner: New Concept Homes NORTH � sw xm or «NR�p f.. � E 170 520173 1828 is i Y r31 [Fu=If Y 70T.-!*.'I'5 16, 2004 18 A K61 V2 V E[ 348001800 10614 c--i781 Tuesday 12003 2V 433 272 I I `i I600-i700 sv -/4 x JPIY TIP MIRROR LAKE PLAT - FEDERAL WAX JTE, Inc, TRAFFIC IMPACT ANALYSIS FIGURE 4 EKISTINC PM PEAK HOUR TRAFFIC VOLUMES 9M RIM 9 yiA1 31 3 y a vff" Et WedrwMW s C 3 T Decenq $r 15.2004 r 171 mm re r '� N=117®d 234 23 c ® 29 M K 32 523 4 +639 3 aw° ^ 7 t" 23 Y 92 io °! it a 333 40 .sZMa Project: Mirror Lake Plat - Federal Way Total PM peak hour trips: 27 NORTH E 0 S —n5m s 7, 7-- Proiect Site T-0 T" Til .4 1 PMPrs w1w PMPT T �' 6% 4 PNPT'sca L L-W i,2.WJ A 1pl� S1 1'6^� wi 47% 13 PMPT', ;- sm 3201h S,4 A =15% �44 �P.MPT'� 5 1.9 % 1 PmPT' FU'1'112 �,-2 �r "T� 2.6 Zr JFV "Mtl S1 t.U�611:2=IMPT'l 31 k si 4� MIRROR LAKE PLAT - FEDERAL WAY JTE,. Inc. TRAFFIC IMPACT MITIGATION FEE ANALYSIS FIGURE I PROJECT GENERATED PMPH TRAFFIC VOLUMES, DISTRIBUTION, AFFECTED CITY TIP AND 2006 PMPH TRAFFIC VOLUMES JTE, Inc. Mr. Herb Mull NEW CONCEPT HOMES March 18, 2005 Page -2- site improvements. If the development's impacts on a TIP project vary within the TIP project, depending on the operational or safety issue the TIP project is intended to resolve, pro-rata shares may be calculated separately for each segment that is impacted differently by dividing the cost of the TIP project on a per -lineal -foot basis. AGENCY TRAFFIC IMPACT MITIGATION REQUIREMENTS Figure 1 provides information on the site generated traffic, the projected distribution (per City), 2006 PM peak hour traffic volumes using traffic data in the January 22nd, 2005 report and City provided data from their Synchro traffic model. The model traffic data appears to be from 2002. The 2002 PM peak hour traffic volumes were adjusted to 2006 using a 1.5% per year growth. The Synchro data sheets are included in the appendix. In addition Figure 1 shows the location of City Transportation Improvement projects. A copy of the City TIP list is in the appendix. The City of Federal requires developments that impact street improvement projects by 10 or more site -generated peak hour trips to participate in these street improvements on a pro-rata share basis. The following street improvement projects are expected to be impacted by 10 or more site -generated peak hour trips and will require participation. 2006 Mirror projected Estates PM Year 2004 PM peak peak hour Pro-rata City Project Cost hour trips trips share 2 5. S. 320th at 1 st Ave. S. $4,200,000 4,814 17 $14,780 7. S. 320th St: 8th Ave S. - SR '�N A. 99 HOV $6,191,000 --a-,69J 16 $26,721 12. S. 320th at 20th Ave. S. $1,356,000 3,796 .:ti, 13 $4,628 23. S. 320th: 1 st Ave. S - 8th Ave. S. $6,191,000 3,262 16 $30,218 Total $76,347 1 - Total project cost per City TIP list (these values may include Federal and State funding) 2 - Per City formula PM peak hour project trips/horizon year projects trips with project times project cost (funding from Federal and State. r j CAD ... —Is and Se 1 lings\delaull\Local Se l fngs\Temp\M%IibDir\TralriclmpaclFeeMiligolionAnalysisMinor,boc Mr. Herb Mull NEW CONCEPT HOMES March 18, 2005 Page -4- MJJ: mjj JTE, Inc. Sincerely, Mark J. Jacobs, P.E., P.T.O.E., President JAKE TRAFFIC ENGINEERING, INC G:\Documen is and Se l lings\delwll\Local Se l lings\Temp\M%LibDil\TlolfclmpaclfeeMiligallonAnolysisMinor doc /70 E0E (� 0 o CD CD C cnES /-ucn \2 Ag 0 = r \7 R§ 0 / 0 cn \ / 0 -0i CD \ - A 2 ƒ £CL 'a R \ / ƒ� \ —0. \ k D � d 0 ] -n \ � \ / \ ¥& wR0 0 9 ¥' E@@@�0 Lo u'-0 �� =r \�2a m ƒ=r> R/<• G¢¢@ �@ ' » ® X > 2 $ / . � O < G#e-/ q , � k d 9 0 B n -a m > F g#2 �m r 0 ¥\�\ q q - c o oeae 2� EKES >� kkkk Cl)cn 0 ^ 2 � / 0 ww¥6 kwo� mco� e o 4�6 #� Imo= / E � &/\% 9 � -4 u % � ■ � o # e # & )�' -4(D -4/U2/ t 11 0 D 100 in AVAlVdHGHA ILM RnI7 coo cc7 VVJ r�•n, ..���.,r ...,. Wildlife Study Federal Way, Washington New Concept Home A list of references, tables, and figures follow the text. Table 1 lists the wildlife habitats observed on the site. Table 2 describes the wildlife observed on the site by Chad Armour, LLC. Table 3 lists wildlife species primarily associated with habitats similar to those present on the site. Table 4 presents the functional value of the wildlife habitat present on the site. Figure 1 is a Vicinity Map showing the location of the site and nearby physical features. Figure 2 is a map that shows the location of existing wildlife habitats. SUMMARY OF FINDINGS New Concept Homes proposes to develop a 9.37-acre site dominated by forested habitats in Federal Way, Washington. The proposal includes setting aside a portion of the site as open space, including an existing wetland, a constructed wetland, and their buffers. These habitats potentially support dozens of species of wildlife isolated from other similar habitats by the surrounding suburban residential neighborhoods. Although we observed only a few species of wildlife on the site, theoretically the site may have the potential to support viable populations of more than 60 different species of wildlife. In all likelihood the site is too small to support but a few of these species. We observed pileated woodpecker on the site and their sign on several snags. Snags typically attract several species of woodpeckers and other snag dependent wildlife. In addition to pileated woodpecker, the site has the potential to support black -tailed deer and band -tailed pigeon. It is unlikely that the site supports Townsend's big -eared bat and western toad. Pileated woodpecker is a state candidate for listing as endangered, threatened, or sensitive. The deer and pigeon are priority game species subject to state hunting regulations. Site development will have an impact on wildlife because the wildlife habitats will be altered. Some of the species of wildlife that we observed on the site and those potentially present on the site will continue to utilize the site and the surrounding suburban residential habitat following site development. They will utilize the retained wetland, the new wetland, and the forest that will be retained as buffer. Recommendations Retain as many snags as possible without compromising the safety of the people who will live near them. Retain as many logs as possible. If only a few existing snags and logs are available for retention, supplement these important habitat structures by adding snags and logs to the created wetland and the buffer that surrounds the wetland. SITE DESCRIPTION Site The 9.37-acre site is located in Federal Way, southwest of Mirror Lake in Section 7, Township 21 North, Range 4 East, Willamette Meridian (Figure 1). It is the location of a conifer -hardwood forest that is completely surrounded by single-family homes (Figure 2). There are several wetlands located on the site (Schulz, 2006). CJJK/Mirror/Wildlife Report.doc 2 07/31/06 Chad Armour, LLC Wildlife Study Federal Way, Washington New Concept Home Adjacent Property The area adjacent to the site is characterized by single-family homes on small lots. Mirror Lake is located about 600 feet northeast of the site. METHODS Although the City has no formal wildlife assessment methods they did specify that we address observed or expected priority species, including species of concern, including but not limited to breeding areas for salamanders, merlins, eagles, herons, and band tailed -pigeons (Federal Way, 2006). Further the report should identify impacts on these species that result from the proposed development and include recommendations for protection of regulated species. We reviewed a stereo pair of aerial photographs obtained from the University of Washington to identify the wildlife habitat types on the site (DNR, 1970 and DNR, 1995). We also contacted the Washington State Department of Fish and Wildlife (WDFW) to inquire about the potential for priority wildlife habitats and species to be present on or adjacent to the site. We reviewed the City's zoning map (Federal Way, 2006a). Finally we reviewed the wetland assessment and delineation report for the site (Schulz, 2006). On July 11, 2006, we conducted a site reconnaissance to observe existing conditions on and within 150 feet of the site. At that time, we observed wildlife along one transect through the middle of the long axis of the site (Figure 2) and noted the dominant vegetation and habitat features on the site. To offset the potential for overlooking wildlife species that likely use habitat similar to those present on the site, we consulted Appendix 8 in Brown's (1985) Management of Wildlife and Fish Habitats in Forests of Western Oregon and Washington. Although Brown's work was compiled from data collected in managed forests, it is good source of wildlife data for western Washington. Finally we reviewed the bird data presented to the City by Meland (2005). BACKGROUND INFORMATION We understand that New Concept Homes proposes to construct single-family residential homes on the site. In addition we understand that New Concept Homes also will construct roads and a drainage system, and will retain a portion of the site as open space. The City's zoning map indicates that a wetland is located on the site (Federal Way, 2006a). A site -specific study found four wetlands on the site (Schulz, 2006). Wetland B, which occupies 0.88 acre, is centrally located and nearly bisects the site from north to south (Figure 2). Three other wetlands are scattered throughout the site and range in size from 0.04 to 0.09 acre. These wetlands are typically dominated by red alder (Alnus rubra) black cottonwood (Populus balsamifera), Pacific willow (Salix lasiandre), and big - leaf maple (Acer macrophyllum) trees and salmonberry (Rubus spectabilis) and hardhack (Spiraea douglash) shrubs. The Habitats and Species Report and Map provided by WDFW (2005) for the site and surrounding area identified no priority habitats or species on the site. The same report identifies several small open water wetlands within about '/z mile of the site. It also shows that a great blue heron nesting colony (rookery) is located about 7,500 feet north northeast of the site and a bald eagle (Haliaeetus leucocephalus) nest about the same C:WC/MirrorMildlife Report.doc 3 07/31/06 Chad Armour, LLC Wildlife Study New Concept Home Federal Way, Washington distance north northwest of the site. WDFW verified the location of the eagle nest in 2005 but could not find the heron rookery. A neighbor has lived near the site for nearly 20 years. During that time she has observed wildlife "...in or near..." the site. The list is quite extensive, but apparently not site specific (Metand, 2005). SITE CONDITIONS There are two wildlife habitat types present on the site. One of these habitat types is represented by the larger wetland. The other is represented by the forest and three smaller wetlands that are present on the remainder of the site. We used the plant community and stand conditions described by Hall et al. (1985) to describe the on -site habitat types that we observed. The following paragraphs describe the habitats and the wildlife we observed on the site. Hardwood Forest Habitat Type The Hardwood Forest habitat type covers about 8.49 acres and is present on either side of the Hardwood & Shrubby Wetland habitat type (Figure 2). Red alder is the overstory dominant, occupying about 59 percent of this habitat type (J3 Civil, 2006). Other tree species commonly present in the Hardwood Forest habitat type include big -leaf maple, Douglas -fir (Pseudotsuga menziesil), and western hemlock (Tsuga heterophylla). Adjacent to the wetland the understory is dominated by a thick tangle of salmonberry. On the slope to the east the understory vegetation the salmonberry thickette gives way to a thick tangle of salal (Gaultheria shallon). Further to the east the understory is generally dominated by Indian plum (Oemleria ceresiformis), The canopy of the trees and thick tangle of shrubs generally preclude much in the way of an herbaceous component. There are many snags present in the Hardwood Forest habitat type. Most of these snags have indications of woodpecker foraging activity. The three smaller wetlands are subsumed in the Hardwood Forest habitat type. We detected a total of 8 different species of wildlife in the Hardwood Forest habitat type, including 7 birds and 1 mammal (Table 2). As indicated on Table 3, the Hardwood Forest habitat type may provide primary habitat for as many as 34 different species of wildlife, including 2 amphibians, 20 birds, and 12 mammals. Hardwood & Shrubby Wetland Habitat Type The Hardwood & Shrubby Wetland habitat type covers about 0.88 acre on the site and is typically dominated by red alder and Pacific willow trees. Salmonberry, Scouler's willow (Salix scouleriana), and hardhack dominate the shrub layer. The floor of this wetland is typically bare ground, a condition that indicates the presence of prolonged standing water. Snags are common and most have indications of woodpecker foraging activity. As indicated on Table 3, the Hardwood & Shrubby Wetland habitat type may provide primary habitat for as many as 38 different species of wildlife, including 1 amphibian, 2 reptiles, 25 birds, and 10 mammals. CJJK/MirrorM/ildlife Report.doc 4 Chad Armour, LLC 07/31 /06 Wildlife Study Federal Way, Washington New Concept Home Off -site Observations The area adjacent to the site consists of buildings, streets, scattered trees, landscaping, and lawn. We expect that several of the species primarily associated with the on -site habitat types also utilize the off -site habitat. Similarly, we expect that other species of wildlife typically associated with suburban habitat to use the site secondarily. Examples of species primarily associated with suburban habitat include European starling (Sturnus vulgaris) and house sparrow (Passer domesticus). DISCUSION The wildlife habitat present on and in the vicinity of the site is typical of the wildlife habitats that are present in the developing areas of Seattle's suburban cities. Among other habitat types, these include remnant patches of forest surrounded by single-family residential neighborhoods. The plant communities present on the site provide primary habitat for as many as 62 different species of wildlife (Table 3). Primary habitat is preferred or optimal habitat that supports the highest population densities of a species and is essential for long-term population maintenance. In contrast, secondary habitat is used by a species but is less suitable than primary habitat as indicated by lower population density or less frequent use (Bruce, et al., 1985). We should point out that the total number of species that are primarily associated with a given habitat type is based on the ideal stand condition and does not consider secondary or adjacent habitat types. In this instance the number of species of wildlife that are present from time to time in the Hardwood Forest and Hardwood & Shrubby Wetland habitat types is likely greater that those species that use these habitats as primary habitat because species of wildlife associated with the adjacent suburban residential habitat are not represented in the ideal. Nonetheless, listed species of wildlife likely do not "inhabit" the on -site habitat types. Rather if they are observed in Hardwood Forest, Harwood & Shrubby Wetland, or the surrounding suburban habitat type, they are simply passing through on their way to suitable habitat. As shown on Figure 2 the habitats present on the site are connected to each other and the suburban habitat type by a common boundary (i.e., edge). An edge is a place where plant communities meet. The area influenced by the transition between communities is called an ecotone. Edges and their ecotones are usually richer in number of species of wildlife than the adjoining plant communities. With respect to wildlife, edges are rich because of the additive effect when two plant communities meet and they provide access to another plant community (Logan, et al, 1985). Wildlife Habitat Wildlife habitats are determined by the interspersion of plant communities, by the structure of the plant communities, and by the mixture of species within a community. Although all of these are important to certain species of wildlife, most species respond more to structure of the plant community than to the plant species making up a community. For example, the Hardwood Forest habitat type provides habitat for a different group of wildlife species than the Hardwood & Shrubby Wetland habitat type, yet the stand condition (different in the two on -site habitat types) of both these communities may host the same wildlife species (Hall, et al., 1985). CIJK/MirrorMildlife Report.doc 5 07/31/06 Chad Armour, LLC Wildlife Study Federal Way, Washington New Concept Home Snags are an important structural component in forested communities. They are used by nearly 100 species of wildlife in which more than half (39 birds and 14 mammals) are cavity dependent. Large diameter snags are used more frequently than smaller snags and their condition also influences use by wildlife (Neitro, et al, 1985). The absence of suitable snags can be the major limiting factor for some snag -dependent wildlife populations. Eventually snags deteriorate, collapse, and become logs. Like snags, logs are an important structural component of the forested ecosystem. They are known to be utilized by over 150 species of wildlife (Bartels et al., 1985). The functions exhibited by the two on site wildlife habitats suggest that both provide similar functional value (Table 4). In our opinion the functional value of the Hardwood forest habitat type is slightly greater than the ideal (total score of the ideal stand condition = 13) because abundant snags increase structural and animal diversity. Similarly we believe that the functional value of the Hardwood & Shrubby Wetland habitat type is less than the ideal (total score of the ideal stand condition = 18). The on - site wetland plant community exhibits less than ideal plant and structural diversity as well as herbage production. However, one could plausibly argue that the functional score presented in Table 4 should be somewhat less because the site is small and completely isolated from other natural plant communities. Priority Wildlife Species One priority species is known to be present on the site and an additional four others theoretically could utilize the site. The pileated woodpecker, Townsend's big -eared bat, and western toad are state candidates for listing as endangered, threatened, or sensitive. The black -tailed deer and band -tailed pigeon are priority game species subject to state hunting regulations (WDFW, 2002). Priority species are defined by the WDFW as fish and wildlife species requiring protective measures and/or management guidelines to ensure their perpetuation. State candidate species include fish and wildlife species that the WDFW will review for possible listing as State Endangered, Threatened, or Sensitive. Pileated Woodpecker Pileated woodpeckers inhabit mature and old growth forests and second growth forests with significant numbers of large snags and fallen trees. They have been known to use younger forests as foraging habitat, but older forests with large snags and decadent live trees are generally used for nesting and roosting. Home ranges vary in size in the Pacific Northwest and range from about 1,000 to 2,000 acres. In Washington the breeding season is from mid -March to early July. The limiting factor for pileated woodpeckers is breeding areas, or lack of suitable nesting and roosting habitat (i.e., snags) (WDFW, 2003). The best pileated woodpecker habitat is conifer stands with two or more canopy layers, the uppermost being 80 feet to 100 feet high. They forage primarily on carpenter ants, beetle larvae, and other insects and excavate nest cavities in snags or live trees with dead wood. In the Cascade Mountains nests are typically excavated from sound wood in trees with a mean diameter and height of 27 inches and 87 feet (WDFW, 2003). Most nest trees are hard snags with intact bark and broken tops, or live trees with dead tops. Several nest starts are excavated each spring. Partially completed cavities are sometimes completed in later years and used as nests. Old nest cavities may be used C:/J3C/Mirror/Wildlife Report.doc Chad Armour, LLC 0 07/31 /06 Wildlife Study New Concept Home Federal Way, Washington as roosts, but are rarely used for nesting again (Bull and Jackson, 1995). Roost trees are typically smaller, excavated from rotten wood, and contain several entrance and exit holes to foil predators (WDFW, 2003). Roost trees typically have one to sixteen entrance holes in the trunk, providing alternate escape routes. In Oregon, pileated woodpeckers used an average of seven different roost trees (Bull and Jackson, 1995). Band -tailed Pigeon The band -tailed pigeon is a game species in forest environments for which the maintenance of a stable population and surplus for recreation may be affected by habitat loss or change (WDFW, 2003a). The Pacific coast population breeds from mid -British Columbia south to Baja California. Conifers are used most frequently for nesting and tend to be located on edges of openings or on steep slopes. Nests may be located either in conifers or broad-leaved trees and vary in height from 8 to 180 feet above the ground. The typical nest is 15 to 40 feet high on a horizontal limb or fork close to the trunk of the tree. Nests usually consist of a loose collection of twigs in which little or no shaping has been done. Throughout most of the range, band -tails are in a breeding cycle from mid -May to late August (Braun, 1994). Band -tailed pigeons typically migrate to warmer climes by early November. In Washington, forestland with good interspersion of seral stages and openings probably provides the best band -tailed pigeon habitat. Food controls the distribution and abundance of band -tailed pigeons much more frequently than any other factor. Band - tailed pigeons eat a wide variety of food ranging from berries on trees to seed left uncovered in planted fields. Band -tailed pigeons prefer to feed exclusively on one species or source of food as long as the supply lasts (Braun, 1994). During the breeding season, band -tailed pigeons seek sources of mineral salts necessary to produce crop milk for feeding their young. Natural sources of these minerals are from mineral springs and specific marine shorelines. Some birds use areas where salt blocks are placed for livestock. Black -tailed Deer Black -tailed deer occur in all forested habitats west of the Cascade Crest from central British Columbia south to northern California. They require habitat that provides the basic necessities of life, including food, water, and cover. Cover is used by deer to hide and for thermal regulation, as well as foraging during times when open forage areas may not be available. Hiding cover provides screening vegetation that covers 90 percent of a standing deer at 200 feet or less. Thermal cover includes forest stands at least 40 feet tall, with a tree canopy cover of at least 70 percent. Water is generally available in western Washington and not generally a limiting factor for black -tailed deer. However, deer population studies indicate that forage declines when a dense canopy of trees shades out the understory forage. Extensive open roads, particularly arterial roads, reduce deer use of nearby habitats (WDFW, 1991). Townsend's Big -Eared Bat Townsend's big -eared bat occurs statewide where there is suitable habitat, including lowland coniferous -hardwood forests. They are moth specialists but consume a variety of other insects when available. The most common foraging behaviors are gleaning insects from foliage and hawking insects in flight. Most habitats in Washington are C:/J3C/MirrorMildlife Report.doc 7 07/31/06 Chad Armour, LLC Wildlife Study Federal Way, Washington New Concept Home suitable for foraging; however, the distribution of suitable roosting sites influences the location of foraging habitat. Townsend's big -eared bat use caves, mines, hollow trees, and structures build by humans as roosting habitat. Snags and large trees may be important roosting sites for this species. In California Townsend's bats are observed using hollows in very large redwood (Sequoia sempervirens) and California bay (Umbellularia californica) trees. During summer, females roost in maternal colonies. Males roost solitarily or in small groups. Buildings are the most commonly reported roosting sites for Townsend's big - ears bat in Washington. Townsend bats are thought to frequently survey their environment looking for alternative summer roosts and may easily adapt to new roost structures. These bats typically travel up to 3 miles from roosts to foraging sites in the summer. Limiting factors for Townsend big -eared bats include the loss of old buildings, barns, warehouses, silos, and other buildings, and closure or reactivation of mines, which represent roosting habitat. Retaining trees with hollows and cavities and diameters in excess of 20 inches are recommended (WDFW, 2005). Western Toad Western toads are mostly terrestrial and live in a variety of habitats and are most common around marshes and small lakes. The western toad is widely distributed throughout the western United States. They have a historical range in the lowlands of western Washington. While once abundant in this area they are now uncommon (Leonard et al., 1993). UV-B radiation has been shown to cause reduced hatching success of western toads in Oregon (Blausein et al. 1994 and Garcia, Undated). UV-B radiation has also been shown to increase the growth of the alga (Saprolegnia ferax), which infects communal egg masses such as those laid by western toads (Kiesecker and Blaustein, 1997 and Garcia, Undated). Loss of habitat, principally wetlands, is another factor believed to contribute to the western toad's decline. Migration and Movement Corridors The wetland and forested habitat types on the site are isolated from other natural habitats and do not represent a movement corridor for most animals. Proposed Habitat Alterations In addition to constructing new homes on the site, New Concept Homes will retain the Hardwood & Shrubby Wetland habitat type, create additional wetland, and protect a portion of the Hardwood forest habitat type by designating it wetland buffer. Retaining the wetland and its associated buffer will benefit wildlife, particularly some of the species primarily associated with the Hardwood & Shrubby Wetland and Hardwood Forest habitat types. New Concept Homes recognizes that many snags an the site will be lost. Some of the snags will be lost because they are in the way of roads and other improvements. Others will be lost in the name of safety. We understand that New Concept Homes is committed to retaining existing snags if they do not interfere with site development or pose a safety hazard. CIJK/Mirror/Wildlife Report.doc 8 07/31/06 Chad Armour, LLC Wildlife Study Federal Way, Washington New Concept Home CONCLUSIONS The 9.37-acre Mirror Estates site contains two different wildlife habitat types. The Hardwood Forest habitat type covers about 90 percent of the site and supports medium- sized trees and a thick tangle of shrubs. The trees average about 12 to 13 inches in diameter (range 12 to 48 inches) (J3 Civil, 2006). The Hardwood & Shrubby Wetland habitat type covers about 10 percent of the site and also supports trees and thick tangle of shrubs. Snags are common in both habitat types. Both of these habitat types are completely surrounded by suburban single-family residences. Although we observed very few species of wildlife on the site, the site may have the potential to support as many as 62 different species of primary associates. Other animal species secondarily associated with the Hardwood Forest and the Hardwood & Shrubby Wetland habitat types as well as species from the surrounding suburban areas may also be present from time to time. It is unlikely that listed animal species utilize the site, and if they are present, then it is likely a rare occurrence. Both Hardwood Forest and Hardwood & Shrubby Wetland habitat types appear to provide moderate value to wildlife. The site's isolation represents a significant limitation given its relatively small size. In contrast, the presence of snags and seasonal standing water attracts several species of wildlife that would otherwise ignore these habitats. Although we observed pileated woodpecker and their sign on the site, the site does not represent primary habitat, including foraging, breeding, and resting habitat for this state candidate priority species. However, abundant snags do attract this bird species to the site. The Hardwood Forest habitat type represents primary habitat for breeding and resting for the band -tailed pigeon. It represents secondary habitat for foraging and breeding (Hardwood Forest) and foraging and resting (Hardwood & Shrubby Wetland). We did not observe band -tailed pigeons on the site nor did we observe their sign. The black -tailed deer is a priority game species in Washington primarily associated with the both on -site habitats. In the Hardwood Forest habitat type it is primarily associated with respect to resting and secondarily for breeding. In the Hardwood & Shrubby Wetland habitat type It is primarily associated for breeding and resting and secondarily associated for foraging. Based on the relative lack of deer sign on the site, it appears that black -tailed deer may be infrequent visitors to the site. The surrounding homes likely are a limiting factor. The western toad is primarily associated with the Hardwood & Shrubby Wetland for foraging and resting. It is secondarily associated with the Hardwood Forest habitat type for the same. Neither habitat type provides either primary or secondary breeding habitat. Given the limited distribution of this species in western Washington and the lack of breeding habitat on or near the site, it is very unlikely that western toads are ever present on the site. The Hardwood & Shrubby Wetland habitat type provides primary foraging habitat for the Townsend's big -eared bat. No other Townsend bat habitats — primary or secondary — are present on the site. Given the small isolated nature of the Hardwood & Shrubby Wetland habitat type, it is unlikely that the Townsend's big -eared bat utilizes the site. CIJK/MirrorMildlife Report.doc 9 07/31/06 Chad Armour, LLC Wildlife Study New Concept Home Federal Way, Washington _ New Concept Home's development proposal includes retaining a portion of the site in its current configuration. These areas include the Hardwood & Shrubby Wetland and its buffer. It also includes constructing new wetland adjacent to the wetland. These measures will benefit some of the species of wildlife observed on the site and others that we did not observe that likely are present from time to time. We also anticipate that the planned development will expand the habitat preferred by species of wildlife that frequent suburban environments. LIMITATIONS "l Work for this project was performed, and this letter report prepared, in accordance with generally accepted professional practices for the nature and conditions of the work completed in the same or similar localities, at the time the work was performed. It is intended for the exclusive use of New Concept Homes and their assigns for specific application to the referenced property. This report is not meant to represent a legal opinion. No other warranty, express or implied, is made. It should be noted that Chad Armour relied on information provided by others indicated previously. Chad Armour can only relay this information and cannot be responsible for its accuracy or completeness. Also note that assessing wildlife habitat functions and values is an inexact science. Biological professionals may disagree on wildlife functions and values. The final determination of these characteristics is the responsibility of the permitting authority. Accordingly, this wildlife study, including the conclusions drawn in this report, should be reviewed by the appropriate permitting authority prior to committing to detailed planning and design activities. Any questions regarding our work and this report, the presentation of the information, and the interpretation of the data are welcome and should be referred to the undersigned. Sincerely, Chad Armour, LLC (�'" Avtis�� Chad Armour Principal Attachments: References Table 1 — Wildlife habitats present on the Mirror Estates Preliminary Plat Table 2 — Wildlife observed on the Mirror Estates Preliminary Plat Table 3 — Primary habitat for wildlife potentially present on the Mirror Estates Preliminary Plat F Table 4 — Functional value of the wildlife habitats on the Mirror Estates Preliminary Plat based on stand condition Figure 1 —Vicinity Map Figure 2 — Site Plan C:/J3C/Mirror/Wildlife Report.doc 10 07/31/06 Chad Armour, LLC Wildlife Study Federal Way, Washington New Concept Home REFERENCES Bartels, R. J. D. Dell, R. L. Knight, and G. Schaefer. 1985. Chapter 8 — Dead and Down Woody Material. In Management of Wildlife and Fish Habitats in Forests of Western Oregon and Washington. USDA Forest Service, Pacific Northwest Region, Portland, Oregon. R6-F&WL-192-1985. Blaustein, Andrew R., Hoffman, P. D., Hotkit, D. G. Kiesecker, J. M., Walls, S. C., and Hays, J.B. 1994. UV repair and resistance to solar UV-B in amphibian eggs: A link to population declines? Proceedings of the national Academy of Sciences of the United States of America, 91(5) 1791-1795. Braun, C. E. 1994. Band -tailed Pigeon. In T. C. Tacha and C. E. Braun (editors) Migratory Shore and Upland Game Bird Management in North America. International Association of Fish and Wildlife Agencies, Washington, D. C. Brown, E.R. (ed). 1985. Management of Wildlife and Fish Habitats in Forests of Western Oregon and Washington. USDA Forest Service, Pacific Northwest Region, Portland, Oregon. R6-F&WL-192-1985. Bruce, C., D. Edwards, K. Mellen, A. McMillan, T. Owens, and H. Sturgis. 1985. Chapter 3 — Wildlife Relationships to Plant Communities and Stand Conditions. In Management of Wildlife and Fish Habitats in Forests of Western Oregon and Washington. USDA Forest Service, Pacific Northwest Region, Portland, Oregon. R6-F&WL-192-1985. Bull, E.L. and J.J. Jackson. 1995. Pileated Woodpecker (Dryocopus pileatus). In the Natural Birds of North America, No. 148 (A. Poole and F. Gill, eds). The Academy of Natural Sciences, Philadelphia, PA and The American Ornithologists' Union, Washington D.C. DNR (Washington Department of Natural Resources). 1970. Aerial Photographs. KP- 70; photographs 3-2413-36 & 3-24B-37, dated May 15, 1970. DNR. 1995. Aerial Photographs. NW-95: photographs 4-42-61 & 4-42-62, dated April 25, 1995. Federal Way, City of. 2006. Letter to J3 Civil, PLLC regarding File #05-100590-00-SU, 05-100591-00-SE; Additional Information Requested, Mirror Estates Preliminary Plat. Federal Way. 2006a. Regional Zoning Atlas Quarter Section Detail Series: Map 35, SW 07-21-04, SW quarter of Kroll Map 713. htt://www.cit offederalwa .com/folders/home/businesseconomicdevelo menticit ma sl tannin andzonin ma s/zi35. df. Garcia, E. Undated. Bufo boreas AmphibiaWeb page. Online: htt :1/elib.cs.berkele .edu/aw. C:/J3C/Mirror/VVildlife Report.doc Chad Armour, LLC 07/31 /06 Wildlife Study Federal Way, Washington New Concept Home Hall, F.C, L.W. Brewer, J.F. Franklin, and R.L. Werner. 1985 Chapter 2 — Plant Communities and Stand Conditions. In Management of Wildlife and Fish Habitats in Forests of Western Oregon and Washington. USDA Forest Service, Pacific Northwest Region, Portland, Oregon. R6-F&WL-192-1985. J3 Civil, PLLC. 2006. Tree Retention Plan, Mirror Estates. Kiesecker, J.M. and A.R. Blaustein. 1997. Influence of egg laying behavior on pathogenic infection of amphibian eggs. Conservation Biology, 11(1), 214-220. Leonard, W. P, H. A. Brown, L. C Jones, K. R. McAlister, and R. M. storm. 1993. Amphibians of Washington and Oregon. Seattle Audubon Society. Seattle, Washington. Logan, W., E. R. Brown, D. Longrie, G. Herb, and R.A. Corthell. 1985 Chapter 6 — Edges. In Management of Wildlife and Fish Habitats in Forests of Western Oregon and Washington. USDA Forest Service, Pacific Northwest Region, Portland, Oregon. R6-F&WL-192-1985. Meland, J. L. 2005. Letter to the City of Federal Way Department of Community Development. Regarding personal observations on the Mirror Estates site. Dated August 9, 2005. Neitro, W.A., V.W. Binkley, S.P. Cline, R.W. Mannan, B.R. Marcot, D. Taylor, and F.F. Wagner. 1985 Chapter 7 — Snags (Wildlife Trees). In Management of Wildlife and Fish Habitats in Forests of Western Oregon and Washington. USDA Forest Service, Pacific Northwest Region, Portland, Oregon. R6-F&WL-192-1985. Schulz, G. 2001. Personal Communication. Consulting biologist for CamWest Development. WDFW (Washington Department of Fish and Wildlife). 1991. Columbian Black -tailed Deer. In Management Recommendations for Washington's Priority Species and Habitats. E. Roderick and R. Milner technical editors. WDFW. 2002. Priority Species List: Vertebrates. Priority Habitats and Species, Washington Department of Fish and Wildlife, Olympia, Washington. htt ://www.wa. ov/wdfw/habl hslist.htm JWDFW. 2003. Pileated Woodpecker. In Volume IV: Birds - Priority Habitats and Species Management Recommendations. Prepared by J. C. Lewis and J. M. Azerrad. WDFW. 2003a. Band -tailed Pigeon. In Volume IV: Birds - Priority Habitats and Species Management Recommendations. Prepared by J. C. Lewis, M. Tirhi, and D. Kraege. WDFW. 2005 Management Recommendations for Washington's Priority Species: Volume V, Mammals, Townsend's Big -Eared Bat (Corynorrhinus townsendii). Prepared by K. Woodruff and H. Ferguson. C:/J3C/Mirror/Wildlife Report.doc 07/31/06 Chad Armour, LLC Wildlife Study Federal Way, Washington New Concept Home Q, WDFW. 2006. Habitats and Species Report and Map In The Vicinity of T21 R04E Section 7. June 20, 2006. C:/J3C/MirrorM/ildlife Report.doc Chad Armour, LLC 07/31 /06 Wildlife Study New Concept Home -r ,kle 4 Mhlrllife f»hifnfe nrcennt nn the Mirrnr FCtSItPC Praliminnry Plata Habitat Type i Plant Community Description Stand Condition Description Harwood Conifer -hardwood forest: mixture of Large sawtimber: average tree are Forest coniferous and hardwood trees where greater than 21 inches in diameter 30% to 70% of the crown cover is and the crown cover may be less than hardwoods. When hardwoods exceed 100%. Note: we used this stand 70% of the crown cover, the type is condition even though the average "hardwood". Typical tree species include diameter of the trees is <21 inches red alder, Douglas -fir, western red cedar, because unlike the large sawtimber & big -leaf maple. stand condition, there is a reasonable density of ground cover and diversity of plant species on the site. Hardwood Broad-leaved Deciduous: normally Open Sapling -Pole: Trees exceed 10 & Shrubby possess an overstory of trees, an feet in height and have less than 60% Wetland understory of young trees or shrubs, and crown canopy. A dominant shrub an herbaceous layer. understory is common. a source: Brown, 1985 I able L. WHOM ooservea on me mirror estates rlt-,imi llal y rlcu. Common Name Scientific Name lComment Birds merican crow Corvus brachyrhyncos American robin Turdus migratorius dark -eyed junco Junco hyemalis pileated woodpecker Dryocopus pileatus Priority Speciesa rufous -sided towhee Pipilo erythrophthalmus swallow -- cried thrush lxoreus naevius a state candidate for endangered, threatened, or sensitive C:/J3C/Mirror/Wildlife Report.doc Chad Armour, LLC 07131 /06 Wildlife Study Federal Way. Washinaton New Concept Home Table 3. Primary habitat for wildlife potentially present on the Mirror Estates Preliminary Plata Common Name Scientific Name Hardwood Hardwood & Forestb Shrubby Wetland°__ Am hibians ensatina f Ensatina eschscholtzi X western toad Bob boreas X Pacific tree frog Hyla regilla _ X western terrestrial garter snake common garter snake Thamnophis elegans Thamno his sirtalis X X Birds _ great blue heron Ardea herodias X green -backed heron Butorides striatus X sharp -shinned hawk Accipiterstriatus X band -tailed pigeon Columbia faciata X mourning dove Zenaida macroura X X great horned owl Bubo virginianus X long-eared owl Asio otus X red -breasted sapsucker Sphyrapicus ruber X downy woodpecker Picoides pubescens X hairy woodpecker Picoides villosus X northern flicker Colaptes auratus X olive -sided flycatcher Contopus borealis X western wood -peewee Contopus sordidulus X willow flycatcher Emoidonax traillii X Steller's jay Cyanocitta stelleri X American crow Corvus brachyrhychos X black -capped chickadee Parus atricapillus X chestnut -backed chickadee Parus rufescens X red -breasted nuthatch Sitta canadensis X brown creeper Certhia americana X Bewick's wren Thryomanes bewickii X house wren Troglodytes aedon X winter wren Troglodytes troglodytes X golden -crowned kinglet Regulus satrapa X ruby -crowned kinglet Regulus calendula X Swainson's thrush Catharus ustulatus X hermit thrush Catharus guttatus X American robin Turdus migatorius X varied thrush Ixoreus naevius X Bohemian waxwing Bombycillus garrulus X cedar waxwing Bombycillus cedrorum X Hutton's vireo Vireo hutonii X warbling verio Verio gilvus X orange -crowned warbler Vermivora celata X yellow-rumped warbler Dendroica coronata X black -throated gray warbler Dendroica ni rescens X X C:/J3C/Mirror/Wildlife Report.doc unsIiub Chad Armour, LLC Wildlife Study Federal Way, Washington New Concept Home Common Name Wilson's warbler rufous -sided towhee song sparrow white -crowned sparrow dark -eyed junco puTle finch Virginia opossum shrew -mole big brown bat silver -haired bat hoary bat California myotis long-eared myotis little brown myotis long-legged myotis Yuma myotis Townsend's big -eared bat raccoon ermine black -tailed deer northern flying squirrel A Scientific Name Wilsonia pusilla Pipilo erythrophthalmus Melospiza melodia Zonotrichia leucophrys Junco hyemalis i Caipodacus purpureus — Mammals _ Didelphis marsupialis Neurothrichus gibbsi Eptesicus fuscus Lasionycteris noctivagans Lasiurus cinereus Myotis californicus Myotis evotis Myotis lucifugus Myotis volans Myotis yumanensis Corynorhinus townsendii Procyon lotor Mustela erminea Odocoileus hemionus Glaucomvs sabrinus Hardwood Hardwood & Forestb Shrubby Wetland° X X X X X X X X X X X X X X X X X X X X X X X X X X X X X auul"U. UIVVVII, I✓VV b Conifer -Hardwood Forest plant community - Large Sawtimber stand condition Hardwood and Shrubby Wetland plant community - Open Sapling -Pole stand condition Table 4. Functional value of the wildlife habitats on the Mirror Estates Preliminary Plat based Habitat v Plant I Structural Herbage Browse Animal Total V e Diversity': Diversity`' Productions' Production' Diversi b Score_ _— 15 — Hardwood 3 4 L 1 3 4 Forest Hardwood & 2 3 1 3 4 13 Shrubbv Wetland a source: Hall et al., 1985 b maximum score = 5 ° some individual scores modified by Armour considering the existing stand condition C:/J3C/MirrorMildlife Report.doc Chad Armour, LLC 07/31 /06 I •- •_5,,�...Ca' Swt SW 325TI[ PL•--;� ;;4 IF' ii11 1 .T .. • BSI J i.1911f .' 4+�K •.. ♦,M Source: The Thomas Guide, King and Snohomish Counties, Page 744. JFIGURE 1: VICINITY MAP Mirror Estates Federal Way, Washington NOT TO SCALE Chad Armour, LLC 6500 126" Avenue SE Bellevue, Washington 98006 �.J I I I I i T 5191 T 1 47-T-V---vI y SW3167,qS7 — — — I I �I� �-� v u• ate.-r -- j - — T — — — I i t : If - N I 0 100 Scale in Feet DATE: 1 J24/06 12:10pm DWG NAME: io7 ro d\Clients/armour\Mirror Estate (06-042)\mirrorD WETLAND DETERMINATION MITIGATION PLAN MIRROR ESTATES PROPERTY Preliminary Plat City of Federal Way, Washington Prepared for: New Concept Homes, Inc. P.O. Box 1229 Issaquah, Washington 98027 425-766-5547 Prepared by: C. Gary Schulz Wetland / Forest Ecologist 7700 S. Lakeridge Drive Seattle, Washington 98178 206-772-6514 March 1, 2006 RESUBMITTED APR 14 2006 CITY OF FEDERAL WAY BUILDING DEPT. I Page Introduction 2 Site Description Project Description Purpose I Methodology JWetland Determination.................................................................................. 6 Soils Hydrology Wetland Description IWetland Impact Assessment......................................................................... 10 Potential Impacts Functions & Values WetlandMitigation.......................................................................................13 On -site Wetland Mitigation References..................................................................................................19 IAppendix A.................................................................................................20 IWedwid Functions Forms AppendixB.... ... — .................................................................................. -...21 J Wetland Data Plot Forms AppendixC.................................................................................................22 City of Federal Way - Wetland Modification Criteria List of Figures/Drawings VicinityMap (Figure 1)....................................................................................... 3 Overview Plan (Wetland Mitigation Plan)......................................................... Attached 1 I A wetland investigation was conducted for the Mirror Estates Property Preliminary Plat. Numerous site visits occurred from September, 2004 through January, 2005. Four isolated wetlands have been delineated on the subject property. In accordance with Federal Way's Environmentally Sensitive Areas Code (FWCC Section 22.1357), three of the identified wetlands I' are rated as Category 1II. The minimum buffer setback distances for Category III wetlands are 25 J or 50 feet depending on total size. One of the on -site wetlands is less than 2,500 square feet in size and does not meet the definition of "Regulated wetlands" as found in FWCC Section 22-1 Definitions. A peer review of wetland information has been conducted by the City's wetland consultant (July 7, 2005 Memorandum, Sheldon & Associates, Inc.). Several meetings have been conducted with City staff to coordinate revisions. As a result, this report replaces and updates the 1/22/05 Wetland Determination & Conceptual Mitigation Plan, Mirror Estates Property (Schulz). Information and responses directly related to the wetland peer review comments and requested revisions are noted throughout the report (* ). Site Description The Mirror Estates Property is 9.37 acres in size and is located directly south of the Mirrorwood residential development (Figure 1). The site is situated between S.W. 314th Place and S.W. 316th Place just east of 8th Avenue S.W. in the City of Federal Way, Washington (Section 7, Township 21N., Range 4E. WM). The subject property is undeveloped land with tree cover throughout and is zoned for single-family residential use. Single-family, residential development borders the site on all sides. The subject property has mostly flat topography with some rise in topographic relief on the east side. Overall, the site slopes from east to west with an elevation change of about 26 feet. There is a distinct, wetland basin area that exists in the center of the site at a north -south orientation. The upland portion of the property is primarily forest land dominated by deciduous native tree species. Prior to settlement and logging activities, the area was likely dominated by a coniferous forest habitat and remnant conifers are present as scattered individuals. The upper eastern portion of the site has some mature Douglas fir (Pseudotsuga menziesii) trees. Tree cover includes second- and third -growth Douglas fir and western red cedar (fhuja plicata). The central to western J portions of the property include mostly bigleaf maple (Acer macropkyllum), bitter cherry (Prunus emarginata), black cottonwood, (Populus balsamifera), and red alder (Alnus rubra). J_ 2 MIRROR ESTATES PROPERTY Cb a SAY 312FH Sr s 3T2Tn sr SW ti SITE x y PL WA q SW 3 *`CIS S 3207H S VICINITY MAP (NOT TO SCALE) Figure 1 (Peterson Consulting) Salmonberry (Rubus spectabilis) and Indian plum (Oemleria cera-ciformis) are dominant shrubs throughout most of the site. Western hazelnut (Corylus cornuta), vine maple (Ater circinatum), red elderberry (Sambucus racemosa), and Himalayan blackberry (Rubus discolor) are shrub species present in different areas of the site. Dominant groundcover species observed include sword fern (Polystichum munitum), Pacific blackberry (Rubus ursinus), and salal (Gautheria shallon ). Project Description The Mirror Estates Property is a proposed residential subdivision for single-family, residential housing that includes developing 27 lots and retaining an extensive open space corridor with a trail connection. Attached is a map, included in the plat application submittal, that depicts site features and site plan design (Overview Plan - Wetland Mitigation Plan, Sheet W 1.1 Altmann Oliver Associates, 3/ 16/06). Open space Tract A is greater than 2 acres of land and nearly 25 percent of the total site area. The proposed roadway layout is designed to allow public access to the entire development and provide through -street traffic circulation. Surface water runoff will be collected in a stormwater detention tract (Tract B) proposed for the south central area. In order to provide a high quality, single-family project, include significant open space forest habitat, and achieve the proposed housing density, a small wetlands would be filled. The proposed on -site mitigation combined with on -site best management practices should provide an increase in various wetland functions. The mitigation planning strategy includes wetland creation and enhancements as allowed by the City's Sensitive Areas code (FWCC Chapter 22.1358). Purpose The purpose of this report is to provide the applicant a wetland delineation and wetland mitigation plan that can be approved by the City. The preliminary residential site design proposes wetland impacts that can be mitigated on the site. A wetland impact and functions assessment is provided with required mitigation measures to meet Federal Way's code standards. Methodology The methodology used for wetland determination was based on the presence of dominant hydrophytic vegetation (i.e. plant species adapted to, or tolerant of, growing in saturated soil conditions), hydric soils, and observed wetland hydrology as described in the Washington State Wetlands Identification and Delineation Manual (Dept. of Ecology Pub. #96-94, 1997). This manual was developed to address regional conditions and is consistent with the 1987 Corps of Engineers Manual (Environmental Laboratory 1987). The three technical criteria for vegetation, soils, and hydrology are mandatory under normal conditions and must all be met for an area to be identified as wetland. Per the State Manual (Ecology, 1997), the Routine On -site Determination Method was used in this investigation. The entire project site was investigated and cursory soil pits were dug in addition to the installed wetland data plots. A total of 14 wetland data plots, approximately 0.01 acres in size, were installed on the project site as a relative sampling of the property's existing conditions. The wetland investigation identified four, separate wetlands on the subject property. Three of these areas are closed depressions exhibiting seasonal ponding or soil saturation. The largest wetland extends across the property in a natural lowland area. Wetland boundaries and wetland data plots were marked with pink plastic flagging. Peterson Consulting Engineers conducted the professional survey of wetlands, trees, topographic relief and other features nn the Mirror Estates site (Overview Plan - Wetland Mitigation Plan, Sheet Wl.I Altmann Oliver Associates, 3/16/06). A copy of Sheet WI.1 is attached to this report. Please refer to the complete set of detailed wetland mitigation drawings (Sheets W 1.1 to W4.1) included in the application submittal. The site plan design and engineering is provided by J3 Civil Professional Engineering Services. } The City's wetland inventory includes the largest wetland (Wetland B) on the site. This wetland is referred too by the City as #07-21-04-25. The wetland inventory includes data collected in the field that includes Plant composition, drainage features, soil type and approximate wetland size. Based on the data collected and field observations, the City has rated the on -site wetland (Wetland B) as Category III. The Category III rating has been re -confirmed by the City's wetland consultant (* ) and is discussed under the Wetland Description sub -section on page 8. Because direct wetland impacts are proposed, a wetlands functional assessment method (Washington State Dept. of Transportation - Wetland Functions Characterization Tool For Linear Projects (WSDOT - Null et. al. June, 2000) was used and results provided in Appendix A. This wetland functions assessment method is listed by the State as one of many possible sources of science (Citations of Recommended Sources of Best Available Science for Designating and Protecting Critical Areas, CTED March 2002). The Citations list can be found at j http://www.ocd.wa.gov/info/lgd/growth/bas/B`AS_Citations_Final.pdf. i i _J 5 This wetland investigation includes field -delineating four wetland areas on the project property. Site investigations were conducted during the dry season and included visits during the winter months. The wetland boundaries are shown on Sheet W1.1 of the plan submittal package (Overview Plan - Wetland Mitigation Plan, Attached). Wetland boundaries were professionally land surveyed and have been verified by the City's wetland consultant. The majority of the land surrounding the Mirror Estates Property is developed with single-family homes. Wetland habitat was observed to be contained on the project Property. The primary sources of surface water hydrology originate from the upstream watershed basin as wetland drainage and runoff from residential development. A relatively large wetland area was observed to the north between the project Property and S.W. 312 Street. Soils The SCS (USDA 1973) Soil Survey - King County Area has mapped the Alderwood soil series on the property. The soil map unit shown is Alderwood gravelly sandy loam - 0 to 6 percent slopes (AgB). The Alderwood series is comprised of moderately well -drained soils associated with a glacial till layer at depths of 24 to 40 inches. These soils are on uplands but have inclusions of other soils that are not large enough to map. Some included soils are the poorly drained Norma, Bellingham, Seattle, Tukwila, and Shalcar series. Investigation of portions of the site's upland area confirmed soil that closely resembles the Alderwood series. The soil inclusions mentioned above are poorly drained and found in depression areas and drainage ways on till and outwash plains. These soil map units are listed in the Hydric Soils of Washington (1985). Hydric soils are generally associated with wetland habitats and were observed in soil pits excavated within wetland areas. Hydrology Seasonally inundated or saturated wetland areas were observed on the site. The most significant area (Wetland B) is a drainage swaie that crosses the site from north to south. An old stormwater detention pond for the Mirrorwood residential development discharges water onto the Mirror Estates Property from the north side. There are four concrete culverts at the points of discharge into the wetland. Site visits in January 2005 and 2006 observed the on -site wetland is flooded by the stormwater discharge. As surface waters fill the wetland area it drains to the south. At the south edge of the wetland a short ditch was constructed to direct the overflow into a catch basin at the south boundary. The catch basin structure appears to be part of a public stormwater system 1 J 6 associated with S.W. 316th Place. The hydrology that is present on the site is likely a combination of both surface water runoff and a shallow groundwater table. According to the King County Sensitive Areas Map Folio (1990) the Property is situated within the Lower Puget Sound watershed basin. Puget Sound is located about 2 miles west of the site. Streams that support an anadromous fishery are mapped as being greater than one mile from the Property. Wetland Description There are four wetlands (Wetlands A, B, C/D, E) identified and delineated on the Mirror Estates Property. The wetlands are located in areas that receive seasonal, surface water runoff from the surrounding upland areas. Wetland A Wetland A is a small and isolated depression that has a total area of 0.09 acres (3,748 sq. ft.). The vegetative cover is dominated by willow shrubs and saplings. Pacific willow (Salix lasiandra) and Scouler willow (Salix scoulerana) are growing throughout the wetland. Douglas' spirea (Spiraea douglasii) shrubs and Oregon ash (Fraxinus latifolia) are also providing some cover. Groundcover was observed to be sparse to no cover and includes some patches of reed canarygrass (Phalarisarundinacea). A site visit on 1/18/05 observed the wetland to be nearly dry after a day of significant rainfall. Shallow groundwater was evident in soil pits. Using the U.S. Fish and Wildlife Service (USFWS) classification system (Cowardin et al. 1979), this wetland is classified as palustrine, scrub/shrub, and seasonally saturated. In accordance with Federal Way's wetland regulation standards (FWCC Chapter 22.1357), Wetland A is rated as Category III because it is less than one acre in size and has only one wetland class. The standard buffer width for Category III wetlands that are 2,500 square feet to 10,000 square feet in area is 25 feet. Wetland B Wetland B is a distinct linear depression supported mostly by surface water runoff. The wetland has a total area of 0.88 acres (38.501 sq. ft). The wetland has a fairly diverse cover of native plant species but is dominated throughout by young and mature red alder trees. In addition to red alder, Pacific willow trees are growing in the central portion of the wetland. Shrub cover is comprised of salmonberry, Scouler willow, and Douglas' spirea. i The emergent plant species observed include slough sedge (Carex obnupta), speedwell(Veronica sp.), smartweed(Pol_ygonum sp.), fowl mannagrass(Glyceria striata), and lady fern (Athyriurn 1 felix femina). This wetland is seasonally flooded. -1 Using the U.S. Fish and Wildlife Service (USFWS) classification system (Cowardin et al. 1979), ` this wetland is classified as palustrine, forested, and seasonally flooded. This wetland has only one class because when using the USFWS classification, "classes" are distinguished on the basis 1 of the life form of the plants that constitute the uppermost layer of vegetation and that possess an J areal coverage of 30 percent or greater excluding pioneer species. Red alder trees comprise the uppermost layer and exceed 30 percent areal cover so a forested wetland class is designated. In accordance with Federal Way's wetland regulation standards (FWCC Chapter 22.1357), Wetland A is rated as Category III because it is less than one acre in size and has only one wetland class. The standard buffer width for Category III wetlands that are greater than 10,000 square feet in area is 50 feet. Wetland CID The wetland area is described as a complex of two wetlands located in close proximity to each other but have a 6 to 10-foot upland berm -like area of separation. Non-hydric, sandy loam soil was observed in the area separating these wetlands. Wetland hydrology is assumed to be very seasonal and there is no evidence of a surface hydrologic connection. Initially, the areas were delineated as two, distinct wetlands. The City's wetland consultant determined the areas should be considered as one wetland area due to their close proximity (* ). These areas have been combined and include two boundary adjustments per the City's wetland peer review (* ). This wetland complex is characterized as shallow and isolated depressions with seasonal saturation. Hydric mineral soils are present with indicators seasonal inundation and potential shallow groundwater. Wetland C/D has a total area of 0.08 acres (3,568 sq. ft.). This wetland area has dominant cover of shrub vegetation. Shrub cover is comprised of salmonberry and Douglas' spirea. A small portion of wetland area is dominated by a clump of young western crabapple (Malus fusca). The only wetland emergent species observed are small patches of reed canarygrass. Using the U.S. Fish and Wildlife Service (USFWS) classification system (Cowardin et al. 1979), 1 these wetlands are classified as palustrine, scrub/shrub, and seasonally saturated. In accordance with Federal Way's wetland regulation standards (FWCC Chapter 22.1357), Wetland C / D is rated as Category III because it is less than one acre in size and has only one wetland class. The standard buffer width for Category III wetlands that are 2,500 square feet to 10,000 square feet in area is 25 feet. 8 Wetland E Wetland E is a small and isolated depression that has a total area of 0.04 acres (1,886 sq. ft.). The vegetative cover is dominated by shrub cover of Douglas' spires with some salmonberry around its perimeter. Groundcover was observed to be sparse to no cover and but includes some small patches of slough sedge. Using the U.S. Fish and Wildlife Service (USFWS) classification system (Cowardin et al. 1979), this wetland is classified as palustrine, scrub/shrub, and seasonally saturated. Federal Way's wetland regulation standards (FWCC Section 22-1 Definitions) includes the definition of "Regulated wetlands" as Category III wetlands that are greater than 2,500 square feet and less than one acre with only one wetland classes. Wetland E is an area of seasonal hydrology less than 2,500 square feet with only one wetland class. Based on the wetland determination and City definition, Wetland E is a non -regulated wetland. Wetland E was delineated, surveyed, and added to the project mapping per the wetland consultant peer review J 11 J J J J J �^X� �, ,"f4, The Mirror Estates Property project has small areas of wetland that are very limited in providing many of the functions recognized as being important. Wetlands A and C/D are proposed to be filled and replaced on the Property. The total area of wetland fill will be 7,316 square feet. Wetland replacement is planned and the proposed site design will provide significant open space (Tract A) to preserve wetland functions and values related to flood control, water quality improvement, wildlife habitat, and human aesthetics. The wetland modification criteria for approval are addressed in Appendix C. The wetland review indicates that all nine criterion in FWCC Section 22-1358 can be satisfied. A temporary impact to the buffer of Wetland B is necessary and unavoidable for constructing a new stormwater pipe to connect to the existing stormwater system. This is the location of Wetland B's outlet channel and receiving stormwater pipe conveyance. A new pipe and debris ca115 ge will be installed but Wetland B's outlet elevation will remain unchanged This area of work in the buffer will also provide a trail to connect the project's east and west residential areas. There are six wetland buffer modification criteria in FWCC Section 22-1359 that can be satisfied by planting native species and restoration of disturbance (Appendix Q. Potential Impacts Wetland A The on -site wetland area is a small and isolated depression (3,748 sq. ft.) to be filled primarily for lot development. The proposed development of new roadway (future 8th Place S.W.) would eliminate the wetland buffer along its west side. The buffer area on the north side has been previously developed. The hydrology that supports the area appears to be influenced by a combination of surface water runoff and shallow groundwater. The surface water hydrology that + supports this wetland will be affected by roadway development that is necessary to access the Property. Considering the proposed development, preserving this small wetland and its buffer would not be easy to achieve or specifically beneficial. Wetland C /D This wetland complex is also small and isolated (3,568 sq. ft.) and is proposed to be filled for roadway development and lot development. The planned extension of 1 lth Place S.W. would cross this wetland area eliminate most its area. This roadway will provide a new traffic connection for residential developments bordering on the north and south (Mirrorwood & Mirror Glen). d J 10 The hydrology that supports the area appears to be influenced by a combination of surface water runoff and possibly shallow groundwater. The wetland is described as a mostly linear and shallow topographic feature. Due to proposed roadway development, preserving this small wetland and its 1 buffer will not be feasible. Wetland B Buffer A limited portion of Wetland B's buffer would be temporarily disturbed in order to convey stormwater drainage from the west side of the site to the detention and water quality facility on the easterly portion in Tract B. The stormwater pipe will be constructed in the alignment of a proposed public trail. A 15-foot wide area of disturbance is planned for approximately 110 feet. This portion of the buffer is currently dominated by Himalayan blackberry shrubs. Functions & Values As described above, small areas of regulated wetland area will be filled as part of the proposed residential project. As such a discussion of wetland functions and values is warranted and required. It is known that wetland functions contribute significant benefits to an ecosystem and have uses that are valued by society. Wetland features and characteristics are complex, often connected, and difficult to assess and quantify. Evaluations of the functions are necessarily qualitative and depend on professional judgment. Wetland functions and values are identified by many sources (Mitsch & Gosselink 1986, Sather & Smith 1984, Reppert et al. 1979, & Cooke 1996) and include the following: ■ Erosion/Shoreline Protection ■ Water Quality Improvement ■ Natural Biological Support ■ Hydrologic Support - Baseflow & Groundwater _ Flood/Stormwater Control & Storage Based on published methods to assess wetland functions listed above, total size of the wetland or wetland system is heavily weighted in the evaluation. Cumulative effects of wetland loss are important to the entire watershed; however, wetlands of 1 acre to 5 acres in size are generally rated as having lower functions, if isolated from other water resources. The Wetland Functions Characterization Tool For Linear Projects (WSDOT - Null et.al. June, 2000) was used and incorporates WSDOT's wetland functional assessment methodology for linear projects and field data collection forms to provide "best available science" information. The WSDOT functional assessment / characterization tool can be used to evaluate all wetlands. It is a qualitative tool designed for rapid documentation on linear projects associated with the Department of Transportation. Being qualitative rather than quantitative, it is intended for use where general P b -� characterization of wetland functions is needed but extensive field investigation is not practical or necessary. Therefore, best professional judgment with guidance from the characterization tool are used to identify the functions provided by any given wetland. The WSDOT assessment methodology evaluates Hydrologic Functions (water quantity & quality), Biologic Functions, Social Values, and Other Wetland Attributes And Values. The specific functions including the related qualifiers/indicators are included on data forms found in Appendix A. Using WSDOT's Functions Characterization Tool, all individual functions were evaluated for their potential (likely or not likely) to occur in the subject wetlands. The majority of these functions are "not likely" to occur because the wetlands are small, isolated, and lack habitat diversity or significant hydrology. Therefore, filling these wetlands would not be a measurable 1 loss of function in the watershed basin that cannot be replaced. Compensatory mitigation to J replace area and function will be provided to meet code standards. At the request of the City's wetland consultant, a re -assessment of wetland functions was conducted (*). Using WSDOT's Functions Characterization Tool, there are fourteen specific functions that are considered. The assessments for wetlands to be filled are summarized below. Wetland A Assessment Wetland A's functions that likely occur are Flood Flow Alteration because it is a fairly deep depression, Nutrient & Toxicant Removal because of its close proximity to residential lawns and streets, and Habitat for Aquatic Invertebrates because of ponding and leaf litter. Three of fourteen specific functions are likely to occur. Wetland CID Assessment Wetland CID's functions that likely occur are Habitat for Aquatic Invertebrates because of it's proximity to Wetland B and ponding with leaf litter, and Habitat far Amphibians because it has woody debris, provides cover and food, and is surrounded by mostly forested habitat. Two of fourteen specific functions are likely to occur. 12 YUN Per the current site plan proposed for the Mirror Estates Property, small regulated wetlands will be directly affected and filled. Direct wetland impacts are associated with roadway alignments and lot development. Mitigation is required for permanent alteration of Category I, Il, and III wetlands and buffer areas as regulated under Federal Way's code. The requirements include no net loss of area, function, and value. It has been recognized, regionally, that preservation or creation of small wetland areas are subject to failure. King County (DDES 1998) conducted its own monitoring study to document failure/success rates in wetland mitigation projects. The results of his study found that 93 percent of the created wetlands reviewed had design flaws. A significant criteria in designing wetland creation projects is appropriate or adequate hydrology. This proposal is based on providing an increase in wetland function that can be achieved on the site by creating new wetland area adjacent to Wetland B and enhancing the entire buffer. Wetland B offers significant area and opportunity for habitat improvement. On -site observations indicate Wetland B is seasonally flooded every year and has water depths that exceed 1 foot. Because this wetland receives significant runoff and becomes flooded, expanding its area will provide more flood storage capacity and water quality improvement functions that will benefit downstream areas. The mitigation area is predominantly dead and dying red alder trees with dense salmonberry and blackberry shrub cover. This condition prevents natural reproduction of conifer trees that are present on the site. Also, the salmonberry competition will prevent other native shrubs to grow in this area. The existing condition of Wetland B includes hummocks or raised areas and very wet pockets. The mitigation grading will resemble this type of terrain in order to save the healthy trees and some of the salmonberry cover within the proposed wetland creation area. This will be accomplished by careful excavation and the planting of new tree, shrub, and emergent plants. The area will also be improved by removing invasive blackberry shrubs that are present within the salmonberry cover (See Wetland Mitigation Plan Sheets W1.1 - W4.1). In. order to meet code requirements and provide appropriate wetland compensation, the mitigation concept would replace wetland functions and values at a minimum area ratio of at least 1.5 to 1.0. The table below lists the areas and mitigation ratios. Wetland Mitigation Table Total Trnnact Area Total Miti pation Area Mitigation Ratio Wetland = 7,316 s.f. Wetland = 10,974 s.f. 1.5 to 1.0 Buffer = 20,216 s.f. Buffer = 52,169 s.f. 2.6 to 1.0 13 At the request of the City's wetland consultant, a qualitative assessment of Wetland B's functions 1 is described below (*). Using WSDOT's Functions Characterization Tool, there are fourteen specific functions that are considered. Of the fourteen specific functions, the criteria in the Characterization Tool determines that four of the functions are not likely to occur in this wetland - Erosion Control & Shoreline Stabilization, Habitat for Wetland -Associated Mammals, General Fish Habitat, and Uniqueness & Heritage. The assessments for Wetland B are generally described and summarized below. Wetland B: Pre -development Functions Due to the wetland's size, complexity, position in the watershed, intact buffer areas, hydrologic support, and opportunity to improve water quality in an urban setting, ten of fourteen specific functions are likely to occur. These functions are Flood Flow Alteration, Sediment Removal, Nutrient & Toxicant Removal, Production of Organic Matter and its Export, General Habitat Suitability, Habitat for Aquatic Invertebrates, Habitat for Am hibians, Habitat for Wetland - Associated Birds, Native Plant Richness, and Educational or Scientific Value. Wetland B: Post -Development Functions After the mitigation area is constructed some specific functions will immediately increase and others will increase over time. As most of the specific functions are already likely to occur there are no anticipated new functions that will be added to the wetland. Rather, there should be an overall increase in functionality or performance. Flood Flow Alteration will increase with additional area created to store stormwater and floodwater. The added storage volume is important because there appears to be a lack of stormwater detention facilities in the upstream area. Sediment Removal will be increased by adding depression areas to trap and allow settling of sediments. New areas of wetland vegetation Jwill also improve sedimentation by slowing the movement of water. Nutrient & Toxicant Removal is similar to sediment removal and will also increase by adding depression areas. Upstream development is probably contributing pollutants to this drainage corridor. Production of Organic Matter and its Export will increase over time as new vegetation becomes established and matures. General Habitat Suitability will increase over time as vegetation matures. Added area of wetland emergent habitat increases diversity. Wetland buffer enhancement will also provide more diversity and add native conifer trees to the wetland corridor. Habitat for Aquatic Invertebrates and Habitat for Amphibians increases quickly with new area of ponding and inundation. Breeding and feeding opportunities increase as emergent vegetation matures. Observations from the last two winter seasons indicate this wetland receives significant surface water runoff. Habitat for Wetland - Associated Birds is likely to increase with additional areas of long-term inundation and food production. Native Plant Richness increases when the mitigation plantings become established, Zn mature, and reproduce. ` 1 14 l A Educational or Scientific Value will probably remain the same unless the wetland is used as a demonstration project. Students or neighborhood residents may benefit from observing the wetland before and after the mitigation is constructed. In addition to the functions discussed above, wetland hydrology is described using site observations and best professional judgment (*). The observed hydrologic regime throughout most of the wetland is seasonally flooded or inundated. Its hydrogeomorphic (HGM) classification is depressional. The wetland has the potential to store flood water and improve water quality because its lowest internal elevation is 286 feet and the outlet channel is approximately 288 feet. A new pipe and debris cage will be installed but Wetland B's outlet elevation will remain unchanged The hydrologic input to Wetland B is influenced by impervious surfaces in the upstream basin. According to the project engineer (J3 Civil), the upstream tributary area to Wetland B is 31.1 acres. Significant flows were observed entering the wetland during the 2005 and 2006 winter seasons. The wetland is a flow -through system that receives surface water via a wetland riparian corridor and upstream development. After development that includes a new retention pond the contributing area to Wetland B will be reduced by approximately 16% (4.96 acres). The project site is currently pervious and only provides a small percentage of the total area of hydrology contribution. Therefore, it is not anticipated that there will be significant loss in surface water runoff entering the wetland. Six lots (4-8, 22) will have their roof drains installed to the outer edge of buffer to compensate for some hydrology loss associated with the development. In addition, because 26 acres of contributing basin area should remain it does not appear that there will be adverse affects of post -development changes in water quality and quantity Wetland B's buffer will also be improved by removing a non -conforming structure and encroachment along the north property boundary. The southern portion affected by the stormwater pipe and new trail is currently disturbed. This crossing will be restored with native shrubs. The overall buffer habitat functions will increase with the removal of non-native invasive plants and the planting of conifer trees and other native species that are not present on the site. This detailed Wetland Mitigation Plan includes the typical components of a final mitigation plan including maintenance and monitoring programs. The intent of the Plan is to facilitate reasonable development of the Mirror Estates Property and also improve on -site wetland and wetland buffer habitat. The mitigation will meet the City's requirement for no net loss of wetland area and wetland functions. Listed as follows are the mitigation components of this Plan. Please refer to the Plan's details and related specifications provided on Sheet W4.1 - Specifications & Monitoring Plan, Wetland Mitigation Plan (Altmann Oliver Associates). 15 MITIGATION GOALS Improve existing wetland habitat & function by adding species diversity and structure with native trees and shrubs. • Create new wetland habitat with emphasis on attracting aquatic invertebrates and amphibians. ■ Remove invasive & non-native species in enhanced wetland buffers. Increase wetland functions of flood water storage and water quality improvement by creating new wetland area. PERFORMANCE STANDARDS Is Provide wetland creation having a total area of at least 10,974 square feet (1.5 to 1.0 mitigation ratio). ■ Provide enhancement in wetland buffers having a total area of 52,169 square feet. • Establish at least 7 native tree species and 8 native shrub species. • Provide 80 percent survival of all installed trees and shrubs by the end of the 5 years of monitoring. • Maintain less than 10 percent non-native, invasive plant cover in planted areas by the end of the 5 years of monitoring. JPERFORMANCE SECURITY Per the City's sensitive areas code (FWCC 22-1358 4.), a performance security or other instrument is regUired to guarantee mitigation success. Generally, costs associated with installation, maintenance, and monitoring are used for performance security. Actual costs may vary depending on several factors, including; 1) source of plant material, 2) site preparation work, 3) contract landscaper, and 4) consultant hired for monitoring. An estimated cost or contract bids for mitigation enhancement work may be used to determine a performance security. Alternatively, the City may provide a bond worksheet calculation method to determine security. I j16 I SCHEDULE The preferable time to implement the planting portion of this Plan is during the fall/winter season and the proponent anticipates implementing this plan during the fall/winter of 2006. Surface grading activities within the wetland corridor will occur prior to wet season conditions. A qualified professional (project ecologist) will provide necessary construction oversight related to removing j structures and invasive plants, tree protection, installing enhancement plantings, restoration, and + maintenance and monitoring. LONG-TERM MONITORING PROGRAM An ecologist (qualified professional) will monitor the mitigation area following installation, for a minimum of 5 years. Observations of wetland creation and wetland buffer enhancement plantings will be made twice yearly in the spring (511 to 6/30) and fall (9/1 to 9/30) of the first, second, and third years and then annually for the fourth and fifth years (6/1 to 9/30). At the of the growing season during the month of September, monitoring will be as follows: • Count all installed trees and shrubs in the mitigation areas for mortality/survival. • Assess the health of all installed trees and shrubs in the mitigation areas for any potential disease or infestation. ■ Estimate percent cover of weeds, by species, and specify maintenance / removal techniques in order to promote the growth and survival of all installed plants. • Photograph the created wetland and enhanced buffer areas from at least 5 locations. The location and direction of each photograph shall be consistent among monitoring periods, be representative of created and enhanced areas, and be represented on a map (i.e., properly located and labeled). Submit the results of ann► W monitoring to the City of Federal Way within 30 days following field 1 monitoring. I J J17 I CONTINGENCY PLAN At the direction of the project ecologist, the proponent (owner) will replace all trees and shrubs that are dead or dying each year during the remaining portion of the 5-year monitoring period. Should the desired mitigation goals and performance standards not be achieved, a determination will be made by a City representative, the project ecologist, and the project proponent to implement a contingency plan. The ecologist will access reasons for repeated failure and make recommendations to the City. Potential contingency is two -fold, including (1) to replace plants that have not survived at acceptable performance standards during the 5-year monitoring period, and (2) to determine and rectify the cause of significant mortality (50 percent or greater) of any enhancement area or plant species. Plan design and implementation will proceed with City approval, and if needed, ` } additional maintenance and monitoring. MAINTENANCE Maintenance will be conducted on a routine, yearly basis for 5 years following installation. The project's need for maintenance will be evaluated by a qualified professional. The Monitoring Program's schedule will assure maintenance and success criteria are accomplished prior to or at the end of the mitigation period. Contingency or remedial measures will be implemented on an as - needed basis at the direction of the project ecologist or City representative. I I I 1 18 1 :: ^� Cowardin L., V. Carter, F. Golet; and E. LaRoe. 1979. Classification of Wetlands and -� Deepwater Habitats of the United States. Office of Biological Services, Fish and Wildlife Service, United states Department of the Interior, FWS/OBS-79-31. Cooke, S. 1996. Wetland and Buffer Functions, A Semi -Quantitative Assessment Methodology, Draft Users Manual. Cooke Scientific Services. May, 1996. Environmental Laboratory. 1987. "Corps of Engineers Wetlands Delineation Manual," Technical Report Y-87-1, U.S. Army Engineer Waterways Experiment Station, Vicksburg, Miss. Federal Way, City of. 1999. Federal Way City Code - FWCC Section 22, Environmentally Sensitive Areas. Hitchcock, C.L., A. Cronquist, M. Ownbey, and J.W. Thompson. 1977. Vascular Plants of the Pacific Northwest. University Press, Seattle, Washington. J3 Civil Professional Engineering Services. 2006. Mirror Estates Preliminary Plat Submittal. King County. 1990. Sensitive Areas Map Folio. King County. 1998. Results of Monitoring King County Wetland and Stream Mitigations, Department of Development and Environmental Services (DDES) August, 1998. Null, W.S.; G. Skinner, W. Leonard. 2000. Wetland Functions Characterization Tool for Linear Projects. Washington State Department of Transportation, Environmental Affairs Office. Olympia. Soil Conservation Service. 1985. Hydric Soils of the State of Washington. U.S. Department of Agriculture, Washington, D.C. United States Department of Agriculture, Soil Conservation Service. 1973. Soil Survey of King County Area, Washington. Prepared in cooperation with Washington Agricultural Experiment Station. United States Department of Interior, Fish, and Wildlife Service. 1988. National Wetland Inventory. Prepared for the Office of Biological Services. IWashington State, Department of Ecology. 1997. Washington State Wetlands Identification and Delineation Manual. Ecology Publication #96-94. '�a J19 I I I J� j WETLAND FUNCTIONS FIELD DATA FORMS WETLAND FUNCTIONS & VALUES FORM (Summary) I 20 20 Wetland Functions Field Data Form — WSDOT's BPJ Characterization Project: Date: �U Q Wetland Name: Biologist: A. Flood Flow Alteration (Storage and Desynchronization) l0.. Wetland occurs in the upper portion of its watershed. 2. Wetland is in a relatively flat area and is capable of retaining higher volumes of water during storm events, than under normal rainfall conditions. Wetland is a closed (depressional) system. 4. If flowthrough, wetland has constricted outlet with signs of fluctuating water levels, algal mats, and/or lodged debris. Wetland has dense woody vegetation. 6. Wetland receives floodwater from an adjacent water course. 0 Floodwaters come as sheet flow rather than channel flow. B. Sediment Removal Y/1 Sources of excess sediment (from tillage or construction) are present upgradient of the wetland. 2. Slow -moving water and/or a deepwater habitat are present in the wetland. 3. Dense herbaceous vegetation is present. 4. Interspersion of vegetation and water is high in wetland. 0 Ponding of water occurs in the wetland. 6. Sediment deposits are present in wetland. ,not likely to provide. your rationale.) 05W ./ s/�, Aly Ma4d �J J itQ l57 A 11 w- s � Likely oi(not Iikely)to provide. C(v P-55-. hei7 cdt 4 "0 -7t * Adapted from the Highway Methodology Workbook Supplement for Wetland Functions and f Values (COE, 1995). J 21 C. Nutrient and Toxicant Removal Sources of excess nutrients (fertilizers) and toxicants (pesticides and heavy metals) are present upgradient of the wetland. Wetland is inundated or has indicators that flooding is a seasonal event during the growing season. 3. Wetland provides long duration for water detention. 4. Wetland has at least 30% areal cover of live dense herbaceous vegetation. 5 Fine-grained mineral or organic soils are present in the wetland. D. Erosion Control and horeline Stabilization If associated with water course or shoreline. 1. Wetland has dense, energy absorbing vegetation bordering the water course and no evidence of erosion. 2. A herbaceous layer is part of this dense vegetation. 3. Trees and shrubs able to withstand erosive flood events are also part of this dense vegetation. 0/2- E. Production of Organic Matter and its Export 1. Wetland has at least 30% areal cover of dense herbaceous vegetation. 0,2-Woody plants in wetland are mostly deciduous. 3. High degree of plant community structure, vegetation density, and species richness present. 4. Interspersion of vegetation and water is high in wetland. 5. Wetland is inundated or has indicators that flooding is a seasonal event during the growing season. 6. Wetland has outlet from which organic matter is flushed. A 116 Likely r not likely to provide. tate your rationale.) �PICU vn fW�i k" F es' sox yAgV - Likely o not likely o provide. (State your rat-ioonnale.) Of Likely or otlikely o provide. (State ionale.) d- Q4-' I OV f ifs * Adapted from the Highway Methodology Workbook Supplement for Wetland Functions and Values (COE, 1995). 22 _1 i F. General Habitat Suitability 1. Wetland is not fragmented by development. Upland surrounding wetland is undeveloped. L J Wetland has connectivity with other habitat types 4. Diversity of plant species is high. 5. Wetland has more than one Cowardin Class, i.e., (PFO, PSS, PEM, PAB, POW, etc.) 6. Has high degree of Cowardin Class interspersion. 7. Evidence of wildlife use, e.g., tracks, scat, gnawed stumps, etc., is present .21 G. Habitat for Aquatic Invertebrates Wetland must have permanent or evidence of seasonal inundation for this function to be provided. 2. Various water depths present in wetland 3. Aquatic bed vegetation present. 4. Emergent vegetation present within ponded area. Cover (i.e., woody debris, rocks, and leaf litter) present within in the standing water area. Likely or=otl to provide. (Statenale ,4 / i'o*WW'164,C�cu'�s d�r�'jest. Likely or not likely to provide. to your rationale.) seC'// aid �t 0 r-/-- a, �v 6 A stream or another wetland within 2 km (1.2 mi) of wetland. :3 160 H. Habitat for Amphibians Likely or not Iikel to provide. (State your rationale.) 1: Wetland contains areas of seasonal and/or permanent standing water in most years. (Must be present for this function to be provided) J R f iW74 0Vt 2. Thin -stemmed emergent and/or floating aquatic 9s- ve vegetation resent within areas of seasonal and/or f 1 g p / perennial standing water. r j' 3. Wetland buffer < 40% developed, i.e., by pavement , J and/or buildings. i * Adapted from the Highway Methodology Workbook Supplement for Wetland Functions and j Values (COE, 1995). 23 0 Woody debris present within wetland. Lands within 1 km (0.6 mi) of wetland are greater than or equal to 40% undeveloped (e.g., green belts, forest, grassland, agricultural). 6 Other wetlands and/or an intermittent or perennial stream within 1 �(0.6 mi) of wetland. I. Habitat for We land -Associated Mammals 1. Permanent water present within the wetland. (Must be present for this function to be provided.) 2. Presence of emergent vegetation in areas of permanent water. Areas containing dense shrubs and/or trees are present within wetland or its buffer. 4. Interspersion between different strata of vegetation. Interspersion between permanent open water (without vegetation) and permanent water with vegetation. 6. Presence, of banks suitable for denning. 7. Evidence of wildlife use, e.g., dens, tracks, scat, gnawed stumps, etc., is present. 11-7 J. Habitat for Wetland -Associated Birds 1. Wetland has 30 to 50% shallow open water and/or aquatic bed classes present within the wetland. 2. Emergent vegetation class present within the wetland. Forested and scrub -shrub classes present within the wetland or its buffer. Snags present in wetland or its buffer. Sand bars and/or mud flats present within the wetland. Likely or otfikeI to provide. (State ra ionale.) Likely or of likely o provide. (State your rationale.) Mo ///jL,��(jJf�w' ♦ {J_ rr Likely or of likely o provide. (State yo o ale.) L 7 4i� � pig ' - /� f a � ut le J Adapted from the Highway Methodology Workbook Supplement for Wetland Functions and �- Values (COE, 1995). 24 6.) Wetland contains invertebrates, amphibians, and/or fish. 7, Buffer contains relatively undisturbed grassland shrub and/or forest habitats. 8. Lands within 1 km (0.6 mi) of the wetland are greater than or equal to 40% undeveloped (e.g., green belts, forest, grassland, agricultural). K. General Fish Habitat J /'. (Must be associated with a fish -bearing water.) 1. Wetland has a perennial or intermittent surface -water connection to a fish -bearing water body 2. Wetland has sufficient size and depth of open water so as not to freeze completely during winter. 3. Observation of fish. 4. Herbaceous and/or woody vegetation is present in wetland and/or buffer to provide cover, shade, and/or detrital matter. 5. Spawning areas are present (aquatic vegetation and/or gravel beds). L. Native Plant Richness � ) Dominant and codominant plants are native. 2. Wetland contains two or more Cowardin Classes. 3. Wetland has three or more strata of vegetation. 4. Wetland has mature trees. M. Educational or Scientific Value 1. Site has documented scientific or educational use. 2. Wetland is in public ownership. 0 Parking at site is suitable for a school bus. 1/3 Likely or ofjlik�ejlo provide. (State your rationale.) Likely or not likes o provide. (State your rationale.) Likely or of likel o provide. ( State your rationale.) s ril � � - Likely or of likel to provide. (State your rationale.) - 7 dit � tt'4_ A", * Adapted from the Highway Methodology Workbook Supplement for Wetland Functions and Values (COE, 1995). 25 IN. Uniqueness and Heritage 1. Wetland contains documented occurrence of a state — or federally listed threatened or endangered species. 2. Wetland contains documented critical habitat, high quality ecosystems, or priority species respectively designated by the U.S. Fish and Wildlife Service, the WDNR's Natural Heritage Program, or WDFW's Priority Habitats and Species Program. 3. Wetland is part of a National Natural Landmark designated by the National Park Service or a Natural Heritage Site designated by WDNR. 1 4. Wetland has biological, geological, or other features that are determined rare by the local jurisdiction. I5. Wetland has been determined significant by the local jurisdiction because it provides functions scarce for the area. 1 6. Wetland is part of ... ➢ an estuary, ➢ a bog, r ➢ a mature forest. 0/(' I i I I I I Likely or Cotlikelyo provide. (State your rationale.) 1110-71, * Adapted from the Highway Methodology Workbook Supplement for Wetland Functions and Values (COE, 1995). ; b U 1 J 1 \{ r cz O O CIS • �i �.' I rn ,� CIOFes, O U Cd N O 3 H O N O Q F W � � m 7r. E w , � 9 co a w v� Z w a C7 x x x x C7 4 w 20 Wetland Functions Field Data Form — WSDOT's BPJ Characterizatio Project:` Z { ° Date: f Wetland Name: Biologist: /- d s i tee.,.= �' s A. Flood Flow Alteration (Storage and Desynchronization) 61. Wetland occurs in the upper portion of its watershed. 2. Wetland is in a relatively flat area and is capable of retaining higher volumes of water during storm events, than under normal rainfall conditions. 0 Wetland is a closed (depressional) system. 4. If flowthrough, wetland has constricted outlet with signs of fluctuating water levels, algal mats, and/or lodged debris. 5, Wetland has dense woody vegetation. 6. Wetland receives floodwater from an adjacent water course. '3/7 7. Floodwaters come as sheet flow rather than channel flow. B. Sediment Removal 1. Sources of excess sediment (from tillage or construction) are present upgradient of the wetland. 2. Slow -moving water and/or a deepwater habitat are present in the wetland. 3. Dense herbaceous vegetation is present. 4. Interspersion of vegetation and water is high in wetland. ]'S./ Ponding of water occurs in the wetland. 6. Sediment deposits are present in wetland. '/W/- Likely o not likely o provide. (State your rationale.) t-141 �vl. Likely ❑. not likes to provide. (State rationale.) lk�4 tqw'Q�'- 5-ewt'p- r t1 Is r� 4 Adapted from the Highway Methodology Workbook Supplement for Wetland Functions and Values (COE, 1995). 21 C. Nutrient and Toxicant Removal Sources of excess nutrients (fertilizers) and toxicants (pesticides and heavy metals) are present upgradient of the wetland. 03. Wetland is inundated or has indicators that flooding is a seasonal event during the growing season. 3. Wetland provides long duration for water detention. 4. Wetland has at least 30% areal cover of live dense herbaceous vegetation. Fine-grained mineral or organic soils are present in the wetland. D. Erosion Control and Shoreline Stabilization If associated with water course or shoreline. 1. Wetland has dense, energy absorbing vegetation bordering the water course and no evidence of erosion. 2. A herbaceous layer is part of this dense vegetation. 3. Trees and shrubs able to withstand erosive flood events are also part of this dense vegetation. E. Production of Organic Matter and its Export I. Wetland has at least 30% areal cover of dense herbaceous vegetation. 6) Woody plants in wetland are mostly deciduous. 3. High degree of plant community structure, vegetation density, and species richness present. 4. Interspersion of vegetation and water is high in wetland. Wetland is inundated or has indicators that flooding is a seasonal event during the growing season. f 6. Wetland has outlet from which organic matter is flushed. Likely or of likely o provide. (State rationale.) .511avQ_5 4f hY16 1 t vat H ro)akfi Likely or of likel o provide. (State your ration e.) .11 4 dp4thta/ r o Likely or not likely o provide. (State y tonale.) I^a avow�E ,ems * Adapted from the Highway Methodology Workbook Supplement for Wetland Functions and Values (COE, 1995). 22 F. General Habitat Suitability Likely or of likel to provide. l . Wetland is not fragmented by development. (State your rationale.) 2. Upland surrounding wetland is undeveloped. v a i V Wetland has connectivity with other habitat types. 4. Diversity of plant species is high.+ h� 5. Wetland has more than one Cowardin Class, i.e.,�,r (PFO, PSS, PEM, PAB, POW, etc.) 6. Has high degree of Cowardin Class interspersion. Pe 07� Pk'9V1"'CY(0' a7 7. Evidence of wildlife use, e.g., tracks, scat, gnawed stumps, etc., is present �1 G. Habitat for Aquatic Invertebrates Likr elynot likely to provide. (State your rationale.) 10 Wetland must have permanent or evidence of seasonal inundation for this function to be provided. Y � 2. Various water depths present in wetland ,�} ;� L �+ �I 3. Aquatic bed vegetation present. ,f f 4. Emergent vegetation present within ponded area. �%` (JL� (5.) Cover (i.e., woody debris, rocks, and leaf litter) ' j present within in the standing water area. A stream or another wetland within 2 km (1.2 mi) of wetland. S. 416 -.44 — H. Habitat for Amphibians ik% r not likely to provide. to your rationale.) Wetland contains areas of seasonal and/or permanent - standing water in most years. (Must be present for this function to be provided) 4117� � 2. Thin -stemmed emergent and/or floating aquatic 14 ez� '-ud vl vegetation present within areas of seasonal and/or perennial standing water. '&FQ 'ho-t- Wetland buffer < 40% developed, i.e., by pavement r• and/or buildings. 4�'C=4p Adapted from the Highway Methodology Workbook Supplement for Wetland Functions and Values (COE, 1995). 0 23 �4 Woody debris present within wetland. 5. Lands within 1 km (0.6 mi) of wetland are greater than or equal to 40% undeveloped (e.g., green belts, forest, grassland, agricultural). Other wetlands and/or an intermittent or perennial stream within 1 km (0.6 mi) of wetland. I. Habitat for Wetland -Associated Mammals 1. Permanent water present within the wetland. (Must be present for this function to be provided.) 2. Presence of emergent vegetation in areas of permanent water. 3. ) Areas containing dense shrubs and/or trees are present within wetland or its buffer. 4. Interspersion between different strata of vegetation. 5. Interspersion between permanent open water (without vegetation) and permanent water with vegetation. 6. Presence of banks suitable for denning. 7. Evidence of wildlife use, e.g., dens, tracks, scat, /7 gnawed stumps, etc., is present. J. Habitat for Wetland -Associated Birds 1. Wetland has 30 to 50% shallow open water and/or aquatic bed classes present within the wetland. 2. Emergent vegetation class present within the wetland. Forested and scrub -shrub classes present within the wetland or its buffer. Snags present in wetland or its buffer. 5. Sand bars and/or mud flats present within the wetland. not likely to provide. your rationale.) Likely o not likely to provide. (State r ra ionale.) /Yoe2NMa.nPT� D3/C�W- Likely or of Iikely ko provide. (State yo a ionale.) /d ckS 6fJa*7 Iwo, r % r * Adapted from the Highway Methodology Workbook Supplement for Wetland Functions and Values (COE, 1995). 24 (6) Wetland contains invertebrates, amphibians, and/or fish. 7, Buffer contains relatively undisturbed grassland shrub and/or forest habitats. 8. Lands within 1 km (0.6 mi) of the wetland are greater 4f than or equal to 40% undeveloped (e.g., green belts, I forest, grassland, agricultural). K. General Fish Habitat (Must be associated with a fish -bearing water.) 1. Wetland has a perennial or intermittent surface -water connection to a fish -bearing water body 2. Wetland has sufficient size and depth of open water so as not to freeze completely during winter. 3. Observation of fish. 4. Herbaceous and/or woody vegetation is present in wetland and/or buffer to provide cover, shade, and/or detrital matter. 5. Spawning areas are present (aquatic vegetation Q/ C and/or gravel beds). L. Native Plant Richness 0 Dominant and codominant plants are native. 2. Wetland contains two or more Cowardin Classes. 3. Wetland has three or more strata of vegetation. ! ! 4. Wetland has mature trees. I J M. Educational or Scientific Value 1. Site has documented scientific or educational use. 2. Wetland is in public ownership. Parking at site is suitable for a school bus. Likely o no�Idkely toprovide. (State your rationale.) Likely or of likel to provide. (State yo rationale.) a&t_ 0- Likely orcot �ionale.) ikel ❑ provide. (State Likely or of likel to provide. (State yo ionale.) 49r Vim, * Adapted from the Highway Methodology Workbook Supplement for Wetland Functions and Values (COE, 1995). I 25 IN. Uniqueness and Heritage 1. Wetland contains documented occurrence of a state — or federally listed threatened or endangered species. �j 2. Wetland contains documented critical habitat, high quality ecosystems, or priority species respectively designated by the U.S. Fish and Wildlife Service, the WDNR's Natural Heritage Program, or WDFW's Priority Habitats and Species Program. l 3. Wetland is part of a National Natural Landmark 1 designated by the National Park Service or a Natural Heritage Site designated by WDNR. I 4. Wetland has biological, geological, or other features that are determined rare by the local jurisdiction. 5. Wetland has been determined significant by the local jurisdiction because it provides functions scarce for the area. 6. Wetland is part of ... ➢ an estuary, ➢ a bog, ➢ a mature forest. i= Likely or not likely to provide. (State your rationale.) rev * Adapted from the Highway Methodology Workbook Supplement for Wetland Functions and Values (COE, 1995). 9 4 a a U y Q O o� O U a w 2 14. io k, 1 ll� Cd 0 0 ;:1 O U ✓ U N O 73cep +��+ cad +, +� � � � O ' ^ � �.• � p � cad v� � �d � � U � r�i v 41 O ��+ O� O tom- d" N N M �r 'cu � F4 cod C/I 00 cd f� N y o ccdd UEn TJ c�C cad cad c�V y O N 2 N cod cad cOd cod .d ::: A WETLAND DATA PLOT FORMS 21 DATA FORM R0rTINE ONSITE DETERMINATION METHODI ; Field Invsstigator(s - r Date: Projeat/Site: ° State: County: axe Applicant/Owner:Plant Community #/Name: Note: If a more de ailed site description is necedsary, use the back of data form or a field notebook. WsT Do nor nvironmental conditions exist at the plant community? �elalICL. — — — - Yes No (If no, explain on back) Has the vegetation, s 'ls; and/or hydrology been significantly disturbed? J Yes No (If yes, explain on back} - VEGETATION Indicator Indicator Dominant Plant 5 ies Status Stptu Dominant Plant Species Status Stratum �- 3.. 11. I t�, ,"r�� S4191a .A1123. 4. ��� � � 14. 6,pznit r 16. 17. 9. 19. 10. 2Q. Percent of dominant spades that are OBL, FACW, a dloyFAG Is. the hydrophytic vegetation criterion met? Yes ff No Rationale:. SOILS Sedes/phase: Subgroup:2 Is the soil on the hydric soils list? Yes No Undetermined Is the soil a Histosol? Yes No #lstic epipedon present?' Yes No Is the soil: Mott/ ? No 1 Gleyed? Yes No —4= Matrix Color: Mottle .Colors: Other hydric soil ind &tors: Is the hydric soil criterion e ? � Rationale: HYDROS OGY r` Is the ground surface Inundated? Yes No 4e Surface water depth: Is the soil saturated? Yes No Depth to free-standing water in ph/soil probe -hole:-- List other field evidence of surface inundation or soil saturation. Is the wetland hydrology criterion met? Yes '� No'c. Rationale: JURISDICTIONAL ❑EfERMINATION AND RATIONALE Is the plant community a wetland? Yes No Rationale for jurisdictional decision: t This data form can be used for the Hydric Soil Assessment Procedure and the Plant Community Assessment Procedure. 2Classgication according to "Soil Taxonomy." B-2 0 DATA FORM ROUTINE ON SITE DETERMINATION METHODt Field Investigator(s): 56- z_ Data: 0�0 ProjectlSlte: State: County: r AppilcantlOwner:: _ Plant Community tr/Name: _1 Nore: If a more detailed site descriptlon is necessary, use the back of data form or a field notebook. } J Do normal a�►vironmentai conditions exist at the plant community/7 ? Yes l�No (If no, explain on back) x Has the vegetation, s its; and/or hydrology been significantly disturbed? - Yes No (It yes, explain on back) VEGETATION -- Indicator Indicator Dominant Plant Species / Status St . to Dominant Plant Species Status Stratum 1. Gott �� 11. 2. i 2. 4. f 14. 6- 16. 7, ci 17. 1 Q. 20. Percent of dominant species that are O$L, FACW,-and1SPFAC 14 the hydrophytic vegetation critedoh met? Yes No Rationale: 501L5 Seriestphase: K Subgroup:2 Is the soil on the hydric soils list? Yes No Undetermined Is the soil a Histosol? Yes No 4-f"-Histic spfpedon present? Yes :` Now Is the soil: M^ ottled? �� o L- Gfeyed? Yes No 4' Matrix Color: - � Mottle Colors: Other hydric soil indicators: Is the hydric soil criterion met? es N Rationale: '■ l Z HYDR404y w Is the ground surface Inundated? Yes K6 Surface water depth: Is the soil saturated? Yes No Depth to free-standing water in pk/soil probe hole: List other field evidence of surface inundation or soil saturation. Is the wetland hydrology criterion met? Yes . No Rationale: JURISDICTIONAL DETERMINATION_ AND RATIONALE Is the plant community a wetland? Yes No ,g I / "Rationale for'jurisdidional decision: �- _ ; .� t This data form can be'used for the Hydric Soil Assessment Procedure and the Plant_ Comm Assessnient' Procedure. 2 Classification according to "Soil Taxonomy." B-2 DATA FORM RPUTI�E ONSITE DETERMINATION METHODI Field Investigator(s): + . Dater Prof ectlSite: ' ``} State: r` County: — AppilcantlOwner:` �� 7 plant CommunityMame: Note: If a more detailed site description is necessary, use the back of data form or a field notebook. ' - r w Do nar ale Aronmental conditions exist at the plant community? I t r�� ~ f � Yes No (If no, explain on back) Has the vegetation, s 'is; andlor hydrology been significantly disturbed? Yes No (If yes, explain on hack) U ------------------------------------------------ Indicator VEGETATION Dom in t f Eant Specie4 Status Stratum Dominant Plant Species 2. ° " 12. 4. 14, 5.+ 15. 6 16. e ! C. G17. - 7— 16. 19. 10. 20- Percent of dominant species that are OBL, FACW,-an& r FAC Is the hydrophytic vegetation criterion met? Yes, 2No Rationale: r 7 SOILS Sedestphase: - - _ Subgroup: Is the soil on the hydric soils list? Yes .-,-No ,-' Undetermined Is the soil a Histosol? Yes No L.{ J-iistic spipedon present?- Yes Is the soil: Mottled? Ye 't o _1­` Gleyed? Yes No 1l_ Matrix Color: Z Mottle Colors: Other hydro soil indicators, Is the hydric soil criteri met? Ye P No No HYDR0L/OGY S&,AD�% Is the ground surface Inundated? Yes No Z--' Surface watery depth: Is the soil saturated? Yes No -=-- — — Depth to free•standIng water In pit/soil probe hole:. _� � List other field evidence of surface inundation or soil saturation. Is the wetland hydrology criterion met? Yes Rationale: No Indicator Status Stratum JURISDICTIONAL DETERMINA ON AND RATIONALE Is the plant community a wetland? Yes No I % 'Rationale for]urisdictional decision: fA C 7" 1 This data form can be used for the Hydric Soil Assessment Procedure and the Plant Community Assessment Procedure. 2 Classification according to "Soil Taxonomy." B-2 DATA FORM ROUTINE ONSITE DETERMINATION METH001 Field Investigators):_. Sal Date: ProjectlSite: - State: Ar County: 41r1 J Appiicantlt]wne►: tlif Plant Community #/Name: Note: If a more detailed site description is no ary, use the back of data form or a field notebook. ` _ __- Do normal environmental conditions exist at the plant community? � z 'i I; Yes No (if no, explain on back) ��1 Has the vegetation, �s Hs; andfor hydrology been significantly disturbed? t f Yes No � (ff yes, explain on back) ---------------------------------------------------- VEGETATION Indicator Dominant Plant Spec* Status Stratum 2.70) 4 iW S 7- J z Ir 10. Dominant Plant Species 11. 12. 13. 14. 15. 16. 17. 18. 19. 20. Percent of dominant species that are 08L, FACW, ands r FAC Is. the hydrophytic vegetation criterion met? Yes No Rationale: 3&-191 M� Indicator Status Stratum Seriestphase: Subgroup-.2 Is the soil on the hydric soils list? Yes No Undetermined Is the soil a Histosol? Yes No Histic epipedon present7' Yes ' No Is the soil: Mott 7 Ce� No Gleyed? Yes No -/"7 Matrix Color: 1 Mottle Colors: Other hydric soil Indica ors: Is the hydric soil criterion met? Yes LINO "IRati Hale:(} �►= : I �i ;144�. A" ! Z5MY-6h HYDROLOGY 7'--/007ftG- Is the ground surface inundated? Yes No Z/ Surface water depth: Is the soil saturated? Yes No Depth to free-standing water In pibsoil probe -hole: , List other field evidence of surface inundation or soil saturation. . Is the wetland hydrology criterion met? Yes -� No Rationale: JURISDICTIONAL DETERMINATION AND RATIONALE Is the plant community a wetland? Yes No; 'Rationale for'jurisdictional decision: t This data form can be used for the Hydric Soil Assessment Procedure and the Plant Community Assessment Procedure. 2 Classification according to "Soil Taxonomy.' B-2 5_� DATA FORM 07NE ONSITE DETERMINATION METHOD1 9 Field Investigator(s]: e �� Date: �r Project/She.��". —� �� State: County: Applicant/Owner: Plant Community #/Name, Note: If a more detailed site description is necessary, use the back of data form or a field notebook. --------------------------------------------- Do norms nvironmental conditions exist at the plant community? Yes VNo (ii no, explain on bade Has the vegetation, s lij andlor hydrology been significantly disturbed? Yes No (if yes, explain on back) VEGETATION - Indicator Indicator Dominant lant Species Status Stratum Dominant Plant Species Status Stratum 2. n I ..� �[1 3. � i' � 71.P -S � �12. -� � ! S ' C7 •� 13. 15. 7.U'1 C'1.?C3 r Ct;i,l� 17. 19. 10 20. Percent of dominant species that are OBL, FACW, and/or FAC Is the hydrophytic vegetation criterion met? Yes No Ratlonale: ldcr , J SOILS Series/phase: - Subgroup:2 Is the soil on the hydric soils list? Yes No Undetermined Is the soil a Histosol? Yes No _-4,:�,1~listic epipedon present? ' Yeses_ No Is the soil: Mott ? Y . o iGleyed? Yes No 'Matrix Color: Mottle .Colors: Other hydric soil Ind[ tars: Is the hydric crite Ian mat Ye o Rnfrnrinln• �� ' �� C% 11� �?i rivallV % HYDROLOGY Is the ground surface inundated? Yes No Surface water depth: Is the soil saturated? Yes No !� Depth to free-standing water In p!Vsoil probe -hole: List other field evidence of surface inundation or soil saturation. - Is the wetland hydrology criterion met? Yes No Rationale: JURISDICTIONAL DETERMINATION AND RATIONALE Is the plant community a wetland? Yes No 'Rationale for'jurisdlctional decision: 1 This data form can be used for the Hydric Soil Assessment Procedure and the Plant Community Assessment Procedure. 2 Classificatlon according to "Soil Taxonomy." B-2 DATA FORM ROUTINE ONSITE DETERMINATION METHODI l Field Investigatar�e}= Date: l� 3r10, Prof awshe: State: County: AppiicanVOwner: • Plant Community #/Name: Note: If a more detailed site description is neces ary, use the back of data form or a field notebook. Do norms erivironmental conditions exist at the plant cammuni y Yes Na (If no, explain on back) Has the vegetation, sails; and/or hydrology been significantly disturbed? Yes - No {If yes, explain on back) VEGETATION - Indicator - Indicator Doman n Plant 5 cle 5ta#us Stratum Dominant Plant Species ,, Status I Stoturnn fly- 2. 12. AI 3. dC L�► 7 h� 13. f . 6� 6. 6 16. 14 8. 10- v' 20. Percent of dominant species that are OBL, FACW, and/or FAC Is the hydrophytic vegetation criterion met? Yes No, Rationale: Ad'arwo SOILS Series/phase: _.... --' Subgroup:2 Is the soil on the hydric soils list? Yes -No y Undetermined Is the soil a Histosol? Yes No istic opipedon present?' Yes / No I Is the soil: Mottled ve No L--Gleyed? Yes No l Matrix Color: Mottle Colors: Other hydric soil indi #ors: Is the hydric soil triter on srset Ye N,+d Rationale: ' 1 / &■ / . Is the ground surface Inundated? Yes �No �/ Surface water depth: Is the soil saturated? Yes No�1� Depth to free-standing wata► in pit/soll probe hole: _ List other field evidence of surface Inundation or soil saturation. Is the wetland hydroiNy criterion met? Yes- No Rationale: JURISDICTIONAL DETERTION AND RATIONALE Is the plant community a wetland? Yes No 'Rationale for jurisdictional decision: This data form can be used for the Hydric Soil Assessment Procedure and the Plant Community Assessment Procedure. 2Classification according to "Soil Taxonomy.- B-2 DATA FORM ROUTINE ONSITE DETERMINATION METHODI ` Field Investigator(s): �� �^-' A Date- Project/She: - State: W11 County: Applicant/Owner: Plant Community #/Name: - .� Note: N a more detailed site description Is neces ary, use the back of data form or a field notebook. r r T Do normal a vironmental conditions exist at the plant community? Yes Il No (If no, explain on back) Has the vegetation, so ; and/or hydrology been significantly disturbed? ��$�'� C Yea No (if yes, explain on back) Indicator VEGETATION - 1� Dominanl.Plant Species Status Stratum DomJq aro Plant Species 2. / 12. 13. , { 4. 5• 6. ' 16. 7. 9, Lao A 4'-:tt t 1 N f ! . % W 17. 8. 18. ` 19. J 18• 20. Percen of dominant spades that are OBL, FACW,-an5Vbr'FAC5� Is the hydrophytic vegetation criterion met? Yes No Rationale: Indicator Stgus �"'•' ' Sal m TF //0I" SOILS ' Series/phase: t&4:71 V Subgroup:2 Is the soil on the hydric soils list? Yes! Na Undetermined Is the soil a Histosol? Yes o L7 Histic epipedon present?' Yes No Is the soil: Mottled? �le No Gleyed? Yes No Matrix Color: - Yf Mottle Colors: Other hydric soil Indic ars: Is the hydric soil criterion met? Yas��n €o ') .- 14-T " I q 1." V 12 7 / / _r_ zj_ I ''■ h /1 J ' O J HYDRO GY !� i Is the ground surface inundated? Yes No Surface water depth: Is the soil saturated? Yes No Depth to free-standing water In pk/soil probe hole: -- - List other field evidence of surface inundation or soil saturation. Is the wetland hydrology criterion met? Yes No Rationale: (5'5 JURISDICTIONAL DETERMINATION AND RATIONALE Is the plant community a wetland? Yes 4-�No Rationale for jurisdictional decision: 1 This data form can be used for the Hydric Soil Assessment Procedure and the Plant Community Assessment Procedure. 2 Classification according to 'Soil Taxonomy." B-2 DATA FORM RO NE ONSITE DETERMINATION METHOD1 Field InvestInatorish nmar a Project/Site: f I ­State: VZ47 County: Appflcant/Owner• tJM 4211111ant Community #t/Name: - Note: If a more c etailed site description is necess , use the back of data form or a field notebook. Do normal nvironmental conditions exist at the plant community?- �- yes No (ff no, explain on bads) Has the vegetation, #Is; and/or hydrology been significantly disturbed? S� � Yes No ! (if yes, explain on back) VEGETATION Indicator Indicator \� Doman nt Pia t Speries, Status Stratum Domi t plant Species s atus r to 11. j'� S/a ti 3. 2. ] 12 w l 1 1 l �f �� 13.E 1 J 4. � j. .. 14. 5. 1 E 15. 7. fr T^ 17. 8. �� a 18. y ! r {► f�. f� 19. 10. 20. Percent of dominant species that are OBI., FACW,-and/ FAC Is. the hydraphytic vegetation criterion met? Yes o Rationale: �j�0_ kh � ? SOILS . Serieslphase: �'j' � m 5ubgroup:2 Is the soil on the hydric soils list? Yes r' No Undetermined f Is the soil a Histosoi? Yes No _=Histic epipedon present? ' Yes No Is the soil: Mottled YNo _6_.�Gleyed? Yea No �- 'Matrix Color: . e Mottle Colors: Other hydric soil indica ors: Is the hydric soil criterion pet? Yes ANo _ / / MY7/ZSU Y Is the ground surface inundated? Yes Nari water depth: Is the soil saturated? Yes No - Depth to f roe -standing water in pit/soil probe -hole: 3,) List other field evidence of surface inundation or soil saturation. Is the wetland hydrology criterion met? Yes.�- Rationale: JURISDICTION, AL DETERMINATION AND RATIONALE lathe plant community a wetland? Yes ��No 'Rationale for'jurisdictional decision: t This data form can be used for the Hydric Soil Assessment Procedure and the Plant Community Assessment Procedure. 2 Classlf{cat(on according to "Soil Taxonomy." B-2 DATA FORM UTI E ONSITE DETERMINATION METHODI Field Investigator1s ' Dater -� - Project/51te: - State: County: �C Applicant/Owner: (ant Community #/Name: Note: If a more detailed site description Is necess , use the back of data form or a field notebook. " Do normal environmental conditions exist at the plant -community.? T Yes 4-"' No (if no, explain on bads) Has the vegetation, soils; and/or hydrology been significantly disturbed?:' on Yes--- No ---- ,expi--------------- - - - - -- V----- - - - --- VEGETATION Indicator Indicator Doml! nt Plant Specloo , Status Stratum Domin nt Flant'Specles Status Stratum/ f Y 3.' a- ij( � �I - r . i 12. 3. fit. � C � --7;7j 14. , ) 15. 6, i AP 16. 17. qq 19. 10. 20. J Percent of dominant species that are 08L, FACK and/% FAC /j1:5; Is, the hydrophytic vegetation criterion met? Yes No Rationale: SOILS Series/phase: 1� Subgroup:2 Is the soil on the hydric soils list? Yes No Undetermined Is the soil a Histosol? Yes - No if Histic epipedon present?' Yes f No Is the soil: Matti ? Y ► No __ Y-,-dleyed? Yes No e! Matrix Color: Mottle Colors: Other hydric soil Indi ators: Is the hydric soil criterion met? Yes a Rationale: - ��' �� r .� - J� �S�i'1r� HYDRO OGY Is the ground surface Inundated? Yes -No Surface wafer depth: Is the soil saturated? Yes No 4,-' Depth to free-standing water in ph/soil probe hole: List other field evidence of surface inundation or soil saturation. Is the wetland hydrol4y criterion met? Yes. No Rationale: JURISDICTIONAL DETERMINATION AND RATIONALE Is the plant community a wetland? Yes No � /•{ - ! L ��,de471— Rationale for'jurisdictional decision: t This data form can be used for the Hydric Soil Assessment Procedure and the Plant Community Assessment Procedure. 2 ClassNicatlon according to "Soil Taxonomy." B-2 pXei DATA FORM RO NE ONSITE DETERMINATION METHODI Field Investigators • C f Date:��� ProjectlSRe: State: County: Applicant/Owner: Plant Community #/Name: Note: N a more detailed site description Is n"ss ry, use the back of data form or a field notebook. ^ _ Do normal vironmental conditions exist at the plant community? ��; Yes o (If no, explain on back) Has the vegetation, sa , and/or hydrology been significantly disturbed? C4 / �7 7� -Yes _ No yes, explain on back) __- _- _____--___v_______-_______ VEGETATION - Indicator Indicator Domin--. nt Pla t S e/cla6 , ,, Status Stratum Domin t darn Species , ��S^^tatus - 5'tr�atum'� 1<..�� o ^_43 y •' r r"•'' n r 2. P, r r 12. IA rap drl,-AWaA/ 13.- Ir 4. 1 14. 15. 16. aY •h 1. 1 n / 18. 10* 20. Percent of dominant species that are OBL, FACW, and/o AC Is. the hydrophytfc vegetation criterion met? Yes 7. 'No Rationale: ��L-�`�'t���. � SOILS Serias/phase: ° Subgroup•? Is the soil on the hydric solls list? Yes No . -! �' Undetermined Is the soil a Histosol? Yes No-H€stic epipedon present?• Yes No Is the soil: Mottled? o _ Gleyed? Yes No t7 'Matrix Color: /0, -S ?�1, Mottle Colors: " HYD2��`Surlace GY Is the ground surface Inundated? Yes _ No water depth: Is the soil saturated? Yes No _ Depth to free-standing water In pit/soil probe hole: 0 List other field evidence of surface inundation or soil saturation. Is the wetland hydrology criterion met? Yes. No Rationale: JURISDICTIONAL DETERMINATION AND RATIONALE Is the plant community a wetland? Yes No r iy ��,�` '' i71 ,, Rationale forjurisdictional decision: ti' =�' ) /'7 ry2- t This data form can be used for the Hydric Soil Assessment Procedure and the Plant Community Assessment Procedure, - 2 Classification according to "Soil Taxonomy." B-2 DATA FORM ROUTINE ONSITE DETERMINATION METHODIC Field Invesiigator(s n `"� x� Date: ProjectlSite: °`�' " ' f s State:— -r� 'County' Applicant/Owner: Y Plant Community #/Name: Now ff a more detailed site desc ption Is necessary, use the back of data form or a field notebook. Do normal environmental conditions exist at the plant community? r _! ' _ 4 f = �} Yes No no, explain on bads) Has the vegetation, :is, and/or hydrology been significantly disturbed? �$ 1 � V;/Z. /�� Yes T_W No .-_--yes, explain❑n ------- -- - - -- ---ice - --- VEGETATION Indicator Indicator Dominl nt Playnt Specie , Status Stratum Dominant Plant Species Status Stratum 2. 12. f14. 16. 7. ( f�l 1= r _ 17. 8, 18. 9. 19. 10. 20. Percent of dominant spades that are OBL, FACW, anSVor FAC L J Is the hydrophytic vegetation driterfon met? Yes No Rationale: SOILS Sedeslphase: AA• .,` Subgroup:2 . Is the soil on the hydric soils list? Yes No J- Undetermined Is the soil a Histosol? Yes No Histic epipedon present? Yes Is the soil: Mottled Y s a Na Gieyed? Yes No _ Matrix Color: _ X I � Mottle Colors: Other hydric soil in cators: Is the hyd. is soil criterionMa)? Yes1 Lie*{nnelo• r•% "r % ,7 � �� fi � ���. � �•4�: x•. £ ! ! %.1' ,.e ""� f1;✓i f HYDROLOGY Is the ground surface inundated? Yes No Surface water depth: Is the soil saturated? Yes No Depth to free-standing water In piYscil probe -hole;L- Ust other fieid evidence of surface Inundation or soil saturation. Is the wetland hydrology crtterion met? Yes Rationale: No r No s JURISDICTIONAL DETERMINATION AND RATIONALE Is the plant community a wetland? Yes Now ` 'Rationale for'jurisdictionai decision: 1 This data form can be used for the Hydric Soil Assessment Procedure and the Plant Community Assessment Procedure. 2 Classification according to "Soil Taxonomy." 8-2 DATA FORM RO NE ONSITE DETERMINATION METHODI Field Investgator SC 17, Date: 31 ~� ProJect/She; State: - County: Applicant/ONner: Plant Community */Name: Note: If a more detailed site descript' n is necessary, use the back of data form or a field notebook. - Do norm al nvironmental conditions exist at the plant community? �-' Yes - No (If no, explain on hack)�- Has the vegetation. , V11s; and/or hydrology been significantly disturbed? Yes No --- --�Ifyes,explainan --- ----------- --- - - ----� Indicator VEGETATION - Dom Plant Specs Status Stratum Dominant Plant Species 75j 1. 11. 2. j 12. ��� �g•, 5. if FT r%'•ti?�r 6. '° 16. 7. 17. 8. 18. 9. 19. — 16. 20. Percent of dominant species that are OBL, FACW,-andAdrFAC Is. the hydrophytic vegetation criterion met? Yes No Rationale: Indicator Status Stratum SOILS Series/phase: Subgroup:2 Is the soil on the hydric soils list? Yes No Undetermined Is the soil a Histosol? Yes No istic epipedon present?' Y s No Is the soil: Mottled 0 7o !� Gleyed? Yes N 'Matrix Color. Mottle Colors: Other hydric soil Ind' at;rs: Is the hydric soil criterion rt�e3 e Ratloriale: � �s dD e.: Is the ground surface inundated? Yes No _� Surface water depth: Is the soil saturated? Yes No Depth to free-standing water In pit/soil probe hole: List other field evidence of surface inundation or soil saturation. Is the wetland hydrology criterion met? Yes N �� / S� Rationale: JURISDICTIONAL DETERMINATION AND RATIONALE Is the plant community a wetland? Yes No � r� Rationale for'Jurisdidional decisJon: t_,I - , /e %42' / t This data form can be used for the Hydric Soil Assessment Procedure and the Plant Community Assessrrient Procedure. 2Classification according to "Soil Taxonomy." B-2 DATA FORM R UTE ONSITE DETERMINATION METHODI Field Investlgator -1 Date: X�_ ProjecVSRe: M r State: County: ApplicantlOwner: Plant Community #/Name: � Note: 9 a more detailed she descrip rn Is necessary, use the back of data form or a field notebook. Do norm,al w •fronmental conditions exist at the plant community.? _ ~ Yes .._lG No (If no, explain on back) Has the vegetation. 1s; and/or hydrology been significantly disturbed? Yes No yes, explain on back) ---------------------------------------------------- VEGETATION Indicator Indicator Dominant Plant S s ,Status Stratum Dominant Plant Species Status Stratum / r f 2. 3- 13. 4. 14. 5, 15. 6. 16. 7. 17. 8, 18. 9. -T 19. 10.. 20. Percent of dominant spades that are OSL, FACW, and/o FAC, Is the hydrophytic vegetation criterion met? Yes No 1 Rationale: i SOILS Seriestphase: Subgroup:2 Is the soil on the hydric soils list? Yes No Undetermined � Na Is the soil a Histosol? Yes No _Histic epipedon present? Yes Is the soil: Mottled? 'a ay��_ Gleyed? Yes No "Matrbk Color: Mottle Colors: Other hydro soil lndica rs: 1 Is the hydric soil criferion_rnet? , Yeq . _L.i 1,i}la b the ground surface Inundated? Yes No Surface water depth: Is the soil saturated? Yes No�:� Depth to free-standing water In piVsoll probe -hole:-- List other field evidence of surface Inundation or soil saturation. Is the wetland hydrology criterion met? Yes Rationale: No k1111if JURISDICTIONAL DETERMINATION AND RATIONALE Is the plant community a wetland? Yes +1ALNo `Rationale forJurisdidional dedslon: This data form can be used for the Hydric Soil Assessment Procedure and the Plant Community Assessment Procedure. 2Classification according to "Soil Taxonomy." B-2 DATA FORM ROINE ONSITE DETERMINATION METHOD, Field Investiaator(s • ^� f`� t Dater Project/Sho. - ,r State: County - Applicant r Plant Community #/Name: Note: If a more detailed site descrip9n Is necessary, use the back of data form or a f e notebook. Do norm Wnvironmental conditions exist at the plant community? — Yes No (If no, explain on bade ! Has the vegetation, ils; and/or hydrology been significantly disturbed?-� Yes No (li yes, explain on back) ---------------------------------------------------- VEGETATION , Indicator Domina t Plant Speclej status Stra urn Dominant Plant Species 1. 11. 2. S. 12. 13. • 4. ' T 5. tt. �� it 14. 15. 616. 7. 17. 8. 18. 9. 19. 10. 20. Percent of dominant species that are OBL, FACW, and/o FAC/':�Q Is the hydrophytic vegetation criterion met? YesNo Rationale: Indicator Status Stratum 4,0, SOILS Seriestphase: Subgroup:Z Is the soil on the hydric soils list? Yes No_,,, ' Undetermined Is the soil a Histosol? Yes No —lee'Histic spipedon present?' Yes-''' _ No Is the soil: Mottled? Y T No Gleyed? Yes No Matrix Color: /a i, Mottle .Colors: Other hydrlc sail indica rs: Is the hydric soli cnjerlon meet? s Rationale: !J HYD'Fi01,.0GY Is the ground surface Inundated? Yes o V Surface water depth: Is the soil saturated? Yes Depth to free-standing water In pit/soll probe - tole: List other field evidence of surface inundation or soil saturation. Is the wetland hydrology criterion met? Yes No Rationale: JURISDICTIONAL DETERMINATION AND RATIONALE Is the plant community a wetland? Yes No 'Rationale for"jurisdlctional decision: 1 This data form can be used for the Hydric Soil Assessment Procedure and the Plant Community Assessment Procedure. 2 ClassHicatlon according to "Soil Taxonomy." 8-2 l ICITY OF FEDERAL WAY IWETLAND MODIFICATION CRITERIA 11 I i j i 1 22 J Mirror Estates Decisional Criteria Separate decisional criteria are required for impacting regulated wetland areas and intrusions into or -� use of regulated wetland buffer areas (Attached Sheet Wl.1). Impacts to regulated wetland areas are considered under FWCC Section 22-1358 and intrusions into their buffer areas are considered under FWCC Section 22-1359. Each required decisional criteria is evaluated below. "Structures, improvements and land surface modifications within regulated wetlands. " FWCC Section 22-1358 Wetland Modification There are nine criteria to be met in order to allow the filling of Wetlands A and C/D so that an l improvement or land surface modification can approved. The basis for meeting the criteria is J provided in the contents of the Wetland Determination & Mitigation Plan report (Schulz 3/l/06) and Wetland Mitigation Plan construction sheets (W 1.1- W4.1 Altmann Oliver Associates 3/16/06). A wetland area loss of 7,316 square feet would be replaced by 10,974 square feet. This provides an area replacement ratio of 1.5 to 1.0. Criterion No. 1 - It will not adversely affect water quality. `j The filling of Wetland A and C/D will eliminate a total of area 7,316 square feet. Both wetlands JJ are about the same size and are isolated areas. Neither of these wetlands provide measurable water quality improvement because they are depressions with limited influence on downstream aquatic areas. These wetlands treat water through soil infiltration, plant uptake, and evaporation in a manner that is similar to the adjacent forested upland. The loss of these wetlands will not affect Joverall water quality in the watershed basin. Grading and clearing activities within Wetlands A and C/D will occur in dry periods to help avoid J erosion impacts. Best management practices including temporary erosion control and treatment of runoff will also be implemented as standards necessary maintain the existing quality of water that leaves the site. J 23 Mirror Estates Wetland Modification Criteria Page 2 Criterion No. 2 — It will not destroy nor damage a significant habitat area. The area of habitat that Wetlands A and C/D provide will be replaced at 150 percent within a wetland area (Wetland B) that does provide significant habitat. The expansion of Wetland B will provide more area for more species to use then are likely to occur in smaller wetland pockets. The buffer enhancement around Wetland B will improve the overall habitat quality of the site. Criterion No. 3 — It will not adversely affect drainage or stormwater retention capabilities. According to the project engineer, the areas of Wetlands A and C/D will be compensated in the engineered detention facility. Runoff from Wetland A was assumed to be bypassed directly to Wetland B because of a circular stormwater pipe connection located in the Mirror Wood residential neighborhood. The mitigation measures proposed within Wetland B will increase the amount of stormwater retention area and will have biological and other benefits for the wetland and downstream properties. With the engineered retention system and wetland mitigation measures, there should be no detrimental affect related to the drainage leaving the project site. Criterion No. 4 — It will not lead to unstable earth conditions nor create erosion hazards. The site is relatively flat which helps minimize the potential for erosion. The grading work for the wetland mitigation area will be conducted during dry periods preferably in late summer and the contractor will follow the approved erosion control plan that will be developed for the site. Unstable earth conditions or erosion hazards are not expected with this work. Criterion No. 5 — It will not be materially detrimental to any other property in the area of the subject property nor to the City as a whole, including the loss of significant open space or scenic vistas. ` The subject property is the only area that will be modified as part of this proposal. Currently, both on -site wetlands are not suitable areas for usable open space because they are small areas that are disconnected. No scenic vistas are provided by either wetland area. Increasing the size of Wetland B and enhancing its buffer area will benefit the subject site as well as the City by improving the water quality and habitat functions of Wetland B. The buffer enhancement included in the Wetland Mitigation Plan has a ratio greater than 2.0 to 1.0 for buffer area loss. 24 Mirror Estates Wetland Modification Criteria Page 3 Criterion No. 6 — It will result in no net loss of wetland area, function or value. The FWCC Section 22-1358 requires a wetland replacement ratio of 1.5 to 1.0 for scrub/shrub wetlands. As noted, 10,974 square feet of wetland will be created and approximately 52,169 square feet of buffer will be enhanced resulting in no net loss of area. Construction of new wetland adjacent to Wetland B serves to increase the function and value of a much larger wetland resulting in an overall gain. Criterion No. 7 — The project is in the best interest of the public health, safety and welfare. The various components of the applicant's proposal will be in the best interest of the public health, safety, and welfare. The Mirror Estates property separates existing neighborhoods on the north and south sides. Wetland fill is necessary to implement the planned street system. The fill allows for the connection and completion of the City's neighborhood road circulation system by eliminating two dead -ends thus providing better access for emergency vehicles and residents of the neighborhood. Traffic circulation should be improved for all surrounding residents. The impacted wetland area and function can be replaced on the site to prevent detrimental effects to the public. Criterion No. 8 — The applicant has demonstrated sufficient scientific expertise and supervisory capability to carry out the project. Mr. Gary Schulz is the project ecologist and has assisted with mitigation planning and has the qualifications and experience to supervise the installation of the wetland buffer enhancement and wetland mitigation plan. Mr. Schulz has extensive experience with this project type as evidenced by the following: • _ Landscape/Wetland/Stream And Buffer Enhancement Plan, Verizon Property PRD, City of Redmond, WA 4/4/06. • Wetland Mitigation Plan For Shamrock Subdivision Plat (Low Impact Development Project) King County, WA 5/2/04. -� Curry Property PRD: Off -site Wetland Mitigation Plan, City of Redmond, WA 5/9/03. • Wetland Enhancement Mitigation Plan For Roberts Property PRD, City of Redmond, WA 2/20/99. J25 Mirror Estates Wetland Modification Criteria Page 4 Criterion No. 9 — The applicant is committed to monitoring the project and to make corrections if the project fails to meet projected goals. A monitoring program, maintenance schedule, and contingency plan has been completed as required under FWCC Section 22-1358. The mitigation plan is included in the wetland report and l prepared as a complete construction document. A performance security instrument may be J required prior to implementing the mitigation plan. After the mitigation plan is constructed a performance security will be provided to the City to cover the monitoring and estimated maintenance costs. Five years of monitoring will be conducted for the wetland and buffer areas based on the goals identified in the wetland mitigation plan. The applicant will pay all costs -1 associated with the monitoring and any replacement plant materials that may be required. I I I 1 I J J26 Decisional Criteria "Structures, improvements and land surface modifications within regulated wetland buffers." FWCC Section 22-I359 Wetland B Buffer Modification The proposed wetland creation area will expand the area of Wetland B to greater than 1 acre (approx. 49,000 s.f.) and combined with its buffer will be greater than 2 acres (approx. 91,000 s.f.). This sensitive area is referred to as Tract A. Use of the more disturbed portion of the wetland buffer for wetland creation will not result in a reduced buffer. The standard buffer setback of at least 50 feet will be provided around the wetland on the site. In addition, the entire buffer area will have habitat enhancement. The site plan includes a narrow private trail approximately 5 feet wide, within the buffer to provide opportunities to enjoy the wetland as well as to physically connect the two portions of the project. The pedestrian trail will start at the eastern culdesac an extend south along the outer edge or wetland buffer to the south property boundary. The length of trail that crosses through the buffer is less than 150 feet in length. The majority of this area was previously disturbed and is now dominated by Himalayan blackberry shrubs. The trail location is logical because there will be a storm drain line constructed within the buffer along the southerly property line to carry drainage from the westerly portion of the site to the 1 detention and water quality facility on the easterly portion of the site. The pipe will be constructed beneath a proposed trail and will result in a minor temporary disturbance of the buffer. Regardless of the trail a storm line would need to be constructed to convey storm water to the existing stormwater drainage pipe (outfall) at the south property line. After the storm line is installed and the trail built over this alignment, the area will be restored. Non-native blackberry shrubs will be removed and native trees and shrubs will be planted in this area. Tree cover is light in this area but efforts to save native trees will be included during the construction. The six criteria to be met to allow structures, improvements, and land surface modifications within the wetland buffer are listed below with the explanations. 27 Mirror Estates Wetland Buffer Modification Criteria Page 2 Criterion No. I — It will not adversely affect water quality. During construction, the contractor will comply with a City -approved erosion control plan that will address any temporary erosion impacts. Grading and clearing activities will be performed in the spring or summer months and will be strictly limited to a narrow corridor of the minimum dimension necessary to allow installation of the pipeline. After construction, the disturbed areas will be temporarily seeded and mulched to control erosion. Permanent buffer plantings will be installed with the other wetland plant material in the fall or winter months immediately following the storm line construction. Criterion No. 2 — It will not destroy nor damage a significant habitat area. As stated above, the buffer area in question has been disturbed, is dominated by non-native blackberry shrub cover, and offers very limited habitat. Subsequent to the installation of the pipeline, trail and new plant material, a large portion of the disturbed buffer area will be returned to a more natural condition to provide additional habitat area. Criterion No. 3 — It will not adversely affect drainage or stormwater retention ` capabilities. The area of the buffer that will be temporarily disturbed (approximately 1,500 square feet) does not _) currently provide any stormwater retention. Surface drainage patterns will not be affected by the J proposal. The wetland outflow elevation and conveyance channel will be maintained so there are no hydrologic effects to Wetland B or adjacent properties. Criterion No. 4 — It will not lead to unstable earth conditions nor create erosion hazards. The site is relatively flat which helps minimize the potential for erosion. The clearing and grading work will be conducted during the spring/summer months and the contractor will follow the approved erosion control plan that will be developed for the site. Clearing limits will be identified on -the -ground prior to construction to eliminate intrusions into the buffer beyond what is necessary for the installation of the drain line. No unstable earth conditions nor erosion hazards are expected with this work. 28 Mirror Estates Wetland Buffer Modification Criteria Page 3 Criterion No. 5 — It will not be materially detrimental to any other property in the area of the subject property nor to the City as a whole, including the loss of significant open space or scenic vistas. Only property owned by the applicant will be modified as part of this proposal. Currently, this area of the buffer has been disturbed and when restored according to the proposed plan, will provide a higher quality buffer and better views than the existing buffer area. There will be no loss of open space. Criterion No. 6 — It is necessary for reasonable development of the property. At a minimum, a storm drain line must be constructed from the westerly side of Wetland B to the existing stormwater drainage pipe (outfall) at the southerly property line. The connection to the existing pipe / culvert will require a new storm drain structure. The area of disturbance necessary to install a stormwater drainage improvement is relatively small and is a necessary requirement to l prevent flooding and ensure adequate conveyance of stormwater. _1 PCI ,ETERSON ONSULTING RECEIVED APR 0 9 2005 GlT BLEWAY BUILDING DP n to,I 5 4030 Lake Washington Blvd. N.E., Suite 200, Kirkland, WA 98033 MIRROR ESTATES Level lOff-Site Drainage Analysis City of Federal Way January 20, 2005 Prepared for: - Mr. flerb Mull & Ms. Christine Balyeat New Concept fl omes, Inc. N� PO Box 1229 o ell w �� '"AS'� Issaquah, WA 98027 •r 2.0784 Prepared By: �a�� S�cIST�R�G`�w� p ❑NAL E Peterson Consulting Engineers ExiREs 1 1 / 1 a/04 Joseph M. Hopper, EIT PCE Job No. MULL-0008 TABLE OF CONTENTS TASK 1: STUDY AREA DEFINITION & MAPS.............................................................................1 Figure1: Vicinity Map................................................................................................................2 Figure2: Site Map.......................................................................................................................3 Figure 3: Upstream Tributary Area Map.....................................................................................4 Figure4: USGS Topographic Map..............................................................................................5 Figure 5: Federal Way — Aerial Photo Map 35............................................................................6 TASK2: RESOURCE REVIEW.........................................................................................................7 Figure 6: Federal Way — Sensitive Areas Map ............................................................................9 Figure 7: Federal Way — Drainage Basins Map.........................................................................10 Figure 8: Federal Way — Critical Areas Map.............................................................................I I Figure 9: Federal Way — Zoning Map.......................................................................................12 Figure 10: Federal Way — Regional Soils Map..........................................................................13 Figure 11: Federal Way — Shoreline Master Plan Map.............................................................14 TASK3: FIELD INSPECTION .... »...................................................................................................15 TASK 4: DRAINAGE SYSTEM DESCRIPTION .............. »........................................................... 16 Figure 12: Downstream Map (As -Built Map)..........................................................................17 Figure 13: Downstream Map (King County I -Map) ................................. ................................18 Figure14: Level 1 Table............................................................................................................19 TASK 5: MITIGATION OF EXISTING AND POTENTIAL PROBLEMS.................................20 APPENDIX • Wetland Report by Gary Schutz, dated January 22, 2005 • KCSWDM Table 3.2.2.13 • Federal Way 1998 Surface Water Design Manual (Excerpts) Peterson Consulting Engineers Uce-serverlprojectreports and correspondence\MULL-0008\MULL-Mg-Level 1D "mream.doc Page i Level 1 Analysis for Mirror Estates 112612005 TASK 1: STUDY AREA DEFINITION & MAPS f The "Mirror Estates" residential subdivision is a proposed 27-lot residential subdivision on an approximately.9.22-acre site located in Federal Way. The site is more specifically located between j S.W. 314`h Place to the north, S.W. 316`h Place to the south, 12'h Avenue S.W. to the west, and 8th J Avenue S.W. to the east. The northeast boundary corner lies approximately 1,100-feet south from the intersection of S.W. 312th Street and 8th avenue S.W. (see Figure 1: Vicinity Map). Access to the site will om public residential access streets to be connected to 11th Place S.W., 8th Place S.W., and 8r a enue S.W. The site is located in the southwest 1/4 of Section 7, Township 21 North, Range 4 E , W.M., in the City of Federal Way. The site can also be identified as the parcel recorded as King County Assessor's Parcel No. 072104-9081. (see Figure 2: Site Map). DOWNSTREAM DRAINAGE ANALYSIS The downstream drainage path for the site will be explored for a minimum of '/ mile or until the site constitutes less than 15% of the total tributary basin. Observations will be made up to one mile - downstream, if drainage complaints or conditions warrant. The downstream drainage system will be documented in detail in Tasks 3 and 4 of this report. UPSTREAM DRAINAGE ANALYSIS The neighboring properties to the west and south are lower in elevation than the project site and are therefore not considered upstream tributary areas. The property to the east of the project site is higher topographically, but ace water drainage does not flow directly onto the site from the east. Flow is redirected to the north as it reaches 8th Avenue S.W. The drainage continues within a roadside ditch on the east side of 8`h Avenue S.W. in a northerly direction until reaching the storm drainage system at the intersection of S.W. 314th Place. The drainage continues within the storm drain system for S.W. 314th Place, described later'as the storm system for the "Mirror Wood" development. The properties to the north have been developed as single family residential subdivisions. There are several developments upstream including the "Hidden Lane", "Mirror Lake Terrace" and "Mirror Wood" subdivisions. The "Hidden Lake" subdivision has an onsite,detention pond that outlets to the south, flowing through a swale between two to e "Mirror Wood" Xsubdivision. The flow continues through threeside-bylsid -inch oncrete culverts, under S.W. 314th Placer outletting into Federal Way Detention Pond #15. The "Mirror Lake Terrace" - subdivision has an onsite detention pond that outlets through a swale to the west along the property t line between the "Hidden Lane" and Mirror Wood" developments, connecting to the above described swale from the "Hidden Lane" subdivision. The storm drainage from the "Mirror Wood" subdivision is collected in an underground system of pipes within S.W. 314th Place, and conveyed to Federal Way Detention Pond #15. The lots that abut the north boundary line of the Mirror Estates -� property are sloped toward the north and flow to the storm drain system within S.W. 314th place. The regional detention facility described above is located adjacent to the north property line of the project site. (See Figure 3: Upstream Tributary Area Map). Peterson Consulting Engineers Page 1 CADocuments and SettingsUoe\Desktop\MULL-0008 - Level I Downstre doc PETERSON CONSULTING 4030 LAKE WASHINGTON BLVD. NE, SUITE 200 KIRKLAND, WASHINGTON 98033 OFFICE (425) 827-5874 FAX (425) 822-7216 JOB No. JOB NAME COMP. BY SUBJECT DATE CHK. BY SHEET OF i I_ IFI I I I I LI I P 11 1 1 P s SW 312TH ST S 312TH ST SW Z 50-9 ,313TH MIPPOP CT S394THP� � i LLAKEW �s j Nj SITE N Q , i _, SW 316 TH to cb ^ate PL WAY `'�z (10 SW Cn -o SW 320TH ST ,� 2 S 320TH ST T'' 1-1 T­1 - + + — - -- Figure I map.F. t -- ----Vicinity .......... - - MIRRO' SITE j Nkll MINITYMAP (NOT TO SCALE) rHIC SCALE S. �6 24c'; AW7 Q7; 23 22 7,20) 93 'r c a TV &Ff re CoLw T '" 26 7' 2 2 7. "­0 " 16, 17 AI 7,270 SaFT. THST i 2F ­4 I OWNERIDEWLaPM NEW CONCEPT HOMES WASr ),A OF PO BOX F229 wwrm. RAN" d issAouAN. WA 9W27 (425) 427-1714 FEET. 0ffiiWaft1_W#WYGR PfFERWN OW�rM 4a10 tAwe P0904PRY AVE "a 0brLANA WASKIOSTOR (42V 07.1-sam CGWYACT, AN W. NU_} pmpmml _ __ SlaW DRAIN PIPE FE -------------- ROOF AND FOOnNG Dl== ----SEKR MAIN Y RESIDENTIAL SEWER SERVICE .1 mrm ,or Erm� �TJUTY DISTRICT RIGHT-OF-WAY , FLOW & CURB LINE Unury DismC7 CENTER LINE —Y EASEMENT — — — — — — — BUILDING SETBACK L16, ;O'CONTOUTS 2' CONTOURS RETAINING WALL CZC�CCrSLo ROCKERY ❑ ASPHALT PAVEMENF [,] CONCRETE 0 GRAVEL IL a uj O 140 kil IN IN I SEAMP NOT VAUD FETERSON PCI 0 N S U LT I N G 4030 Lake Washington Blvd. N.E., Suite 200 Kirkland. WA 9BD33 Tel OV-5674 Fax M $22-7215 Figure 2 Site Map CETERSON JOB NO. DATE SHEET OF ONSULTING JOB NAME i 4030 LAKE WASHINGTON BLVD. NE, SUITE 200 COMP. BY CHK. BY KIRKLAND, WASHINGTON 98033 OFFICE (425) 827-5874 FAX (425) 822-7216 SUBJECT R + e ■ 7,0 y'..• �. +rat -bra � K � ;lr :1 ® SMCI y ! ��• /:' Tr /CF Wpwag-astwom Moab h ?) L ko' Park o. Yc 0 0.3 0.6 0.9 1.2 1.5 km 0 0.2 0.4 0.6 0.8 1 Mi Map center is UTM 10 549227E 5240862N (WGS84/NAD83) Poverty Bay quadrangle M=18.08 Projection is UTM Zone 10 NAD83 Datum G=O. 479 Figure 4 USGS Topographic Map s.: 34 .� i� ". �.... -.". '�� � � _ nw �s _ •��M. Si���.+t,�..,r _ ..N .. •� wY�el a,..rrM r.rrvy _ , f .. yw'ss3Nt :r af rl n N".`�i .." "•.. -_r, ..r, ,.� car, . .. i jj A- y •�y If ............r....... ..... .. .. rlA h 57 41119: :181:41r. WiTFa:MM o ' i Level 1 Analysis for Mirror Estates 112612005 TASK 2: RESOURCE REVIEW Several resources were reviewed during the preparation of this report. Those resources that provided information pertinent to this are documented below. If a resource is not cited herein then that document did not apply to this site. SENSITIVE AREAS MAP Reviewing the City of Federal Way Sensitive Areas Map reveals that a wetland is located on site. The location of the wetland in relation to the site is more accurately shown on the zoning map as described later. There do not appear to be any other Sensitive Areas associated with the proposed project site. (See Figure 6: Federal Way — Sensitive Areas Map). l DRAINAGE BASINS MAP Reviewing the City of Federal Way Drainage Basins Map reveals that the site is located in the Lower Puget Sound Drainage Basin. (See Figure 7: Federal Way — Drainage Basins Map). CRITICAL AREAS MAP Reviewing the City of Federal Way Critical Areas Map reveals that a wetland is located on site. The location of the wetland in relation to the site is more accurately shown on the zoning map as described later. There do not appear to be any other Critical Areas associated with the proposed project site. (See Figure 8: Federal Way — Critical Areas Map). ZONING MAP Reviewing the City of Federal Way Zoning Map reveals that the site has been zoned RS7.2 and a wetland is located on site. More specifically, the wetland is identified as City of Federal Way Wetland #7-21-4-2�nd is located at approximately the midpoint of the project site. The wetland has been located more precisely with a topographic survey and flagged by a registered wetland biologist. (See Appendix A for Wetland Delineation and Report prepared by Gary Schulz). There do not appear to be any other Critical Areas associated with the proposed project site. (See Figure 9: Federal Way — Zoning Map). Peterson Consulting Engineers Page 7 CADocmnenls and SeltingsUoe\Desktop\MULL-0008 - Level I Dow tream.doc Level 1 Analysis for Mirror Estates 112612005 REGIONAL SOILS MAP The soils on the site, per the Federal Way — Regional Soils Map, are AgB (Alderwood Gravelly Sandy Loam, 0-6%). (See Figure 10: Federal Way — Regional Soils Map). The 1998 king County Surface Water Design Manual (KCSWDM) and the Federal Way 1999 Addendum to the KCSWDM's KCRTS equivalent soil classification is "Till" per Table 3.2.2.B. (see Appendix A for table). SHORELINE MASTER PLAN MAP Reviewing the City of Federal Way Shoreline Master Plan Map reveals that the site is not located within a designated shoreline management area and is therefore not under jurisdiction of any regulations that pertain to the shoreline management areas. (See Figure 11: Federal Way — Shoreline Master Plan Map). Peterson Consulting Engineers Page 8 C:\Documents and Settings\Joe\Desktop\MULL-0008 - Level I Downstream.doc Figure S Federal Way - Sensitive ►areas Map ty ul eral City of Federal Way 3' 3 5 81h A%m WAY, 33325 8th Ave S, Federal Way, WA 98003 Federal Wayf Drainage Basins,' rvay.wa.s Des.- tT;r ' r lrtf ER a l` a. A a ME �;� i•- �a lldeifh fLaw 411 a rk �� .... 'YL ED OS CREEK; WHIrf { RIVER a r•; i3 a Milton - Y— 1�,n vap k lrbgded 1*r iju as a Lagen�: rrsxn[aUan 0?&V- tac S(aAIA: 0 11..2 1 N ® lvatosfi citys ar4 � quay MA-S r�63 maCno, ra wv7vrl. Utn its aza w-1 - �-__--, � �.' �1 arm, �r f�] ► . A Fri way 1 OOR' OW ► ! Soyruf Nosh: Bark]$ in , .trM � n x Y asp ral.00An ll.finnr.��V�s' tm etldxun.xm Figure 7 Federal Way — Drainage Basins Map i City of Federal Way, City of Federal Way 133325 8th Ave S, Federal Way i �rltlGai Areas � Federal Way, WAseoa3 (�3) 835-7{1f]0 vwvw.cMede ral•way. rra.us r Kent Plr at s L 4 WER Sn�srxi GREEN � tf7f�i�f# y , �- MILLW � ; `� Cli��if a SIT SW CA Cf.WHITE .. �4 i Elivr.7 11 ` I p Ri'i ERI �.. T,Ii l in,^.bnd: 9 11� 1 Mite Hy+� cm* awoft WliSa FS+pi Ruin K — Lower C "n Wym 8=n txii%dida Hazar$ Areas . Lamm PaVt Sound Ease Efmw HazA 0 112 1 Kslcumter VJeftndir L�n7licrrr4Lrq..rl Armen aic. 1kz �nao isna *u sn hmasc:ac - - TMs rsv I ifftmOtdiar ura as ?VI.W raurmrwAm ONLY. ik I City ai Fadrr+!',Y- mmac nuw Tmftr'isto41t4=1 rwy vdcwal w4y Igrnnimlkla.'k.Srm®Vcsna ark Figure 8 Federal Way — Critical Areas Map Zonis Ma 35 �fx� of SW �-21 - yA L z FederalWay SW quarter of Kroll 713 �4T'1821.2&TSSA R .� 44 26 "yz a"1'<' 33tTKST it arm E �SSEdBQ�__ was i•. ■ i i s '"' i 3I i - •ii7.L -- I j r• !• ! rs SITE RS7.2 p i7•FF•3•!� � �� �.. � I I AIN �,_• -- .,'dE�'SX• � 3 i'F�,IY Fl ..-• f� lj'3f�t d7r�...rvi�; . s'.� 7i Qi gy r, w sd3I :spa, MIN is 'RRs iafx�+' �� - r ;•Ira .a7.RS7 2.-, n RS7• 2 J---� . I •l�`�. r`rr .S NP I ra � i - d?fi19 .4311 • s3k� wl •'8 tT rC Legand: 'Wemarw s wme: IIYU C1tyma 1'. DGA"mia. Parse% C {hvWad Pr[Ipddy Laradrmk E!Y - I IYwaheod 8assfneas ma i sroadmae end ft [a Lj&"Wryty. !Q ISt}T a aulbaikuln for 0 eNd 4tlrvty. Ilj zar>� fiaxldary [s �.} 'uklltl-FOrabIY Ft8'I.Z -1 t1�7,2Q4 Ctt��yy d Sl9IpC.fi wenwIds• PcrEstfo Paris C°{'d ( 250 50o Feet LN r`'riv3M Traci i City [3umed Psgperty bn9 Y Cwm'On Area map- r wDurfankId-- _• (l1vrFSWA9 ] C?wrl®d Property ; n� Sdvol nbe •rra. a Isoh►p�y� Lt 1 i■i "'&blftf,PS�IExnW�ffitSF=6*nmI!n1 8�8R1•'•�'�'Rs91sfd31iCt1. �r ��.�: Figure 9 Federal Way — Zoning Map City of Federal Way Regional soils Map M. ay w emnAe rwrw•r. wn�oeseire rysx+esmao Kenl R Puget Sound i -44 ii?'r. f.-. 11 .� ;:,.i�jy�, , • .r }. + :."t g��y,. : 7(Y" •-t1y S Y x ',"["+.'i.' {1...�-.-.-:i •-•n•}: 13 t �.� .. r, - Id ��• tin `•:' `�: _ ;.. ��a ��• •. ,•-,••. .•!-�; '.!c LL .,. M •rs '4 :J�r'.J> Nam. J '. 4, A.' 1 .: }s - I rn,,�C`' ! rtom, i NAO ton DIU ScAw 0 o.zs �o.s x t ~a, F wderal Way e M � kw�y • e9w.yw�. �b� �wr++�� Figure 10 Federal Way - Regional Soils Map City of Federal Way Shoreline Master Plane... w•swwr fas Paget Sound 1 Bay .•ia`r_ ..'aTt 11 'J ) 'L.. {• -. S4 r, $Y-�1,�..�1'rl:I.s�Sl+'�}; y�^: w _ i ��ppa FFIA ° 0 °S 1 Federal Way Mies Figure'1'1 Federal Way — Shoreline Master Plan Map Level I Analysis for Mirror Estates 112612005 TASK 3: FIELD INSPECTION A field investigation was performed on January 19, 2005 at 8:00am. The weather conditions were 50 degrees and partly cloudy. The recent weather (previous few days) had significant rainfall, and several of the region's rivers were at high water and/or flood stage, and many lower area roads were flooded. The site is currently wooded and vacant of any man made structures. The site characteristics include wetlands, relating vegetation around those wetlands, and the remaining areas are wooded. The site has an average slope of between 3 and 5-percent with several isolated areas where the slopes get as steep as 20-percent. The site slopes from the east and west sides of the property to the wetland located in the middle of the site. (See Figure 2: Site Map). Three side by side" 5-inch concrete culverts were identified outletting from the adjacent Federal Way Detention Pond #15 onto the site across the north boundary line. It appeared that the pipes were slightly higher than the inlet pipes to the pond, and the pond water surface was approximately 4 to 5-inches lower that the inverts of the pipes. It appears that the pipes are used as an emergency overflow from the pond, when the elevation of the water surface in the pond reaches a certain elevation. As previously mentioned, rainfall the previous few days was quite significant, and there was no physical evidence of the pond reaching an overflow elevation recently. The pipes outlet from the pond directly into the above described wetland on the project parcel. Also located was a �JO 12-incha�ncrete culveJpproximately 5-feet to the east of the eastern most 15-inch culvert. It appears that this pipe flows in a south westerly direction. Following the pipe in the opposite 1>1m i veer direction up stream, it appears to connect to a manhole within the pond tract. It is assumed that this �' + manhole structure contains the pond flow control device, and is the main pond outlet. Water was observed flowing from this pipe, and it was noted that the invert of the 12-inch pipe was approximately 5 to 6-inches lower than the invert elevation of the 15-inch culverts. ✓ On the south side of the project site, there is a storm system on the adjacent property to the south, in the rear yards of several residential lots. It appears that when the wetland water surface elevation r - i reaches a certain height, it overflows to this storm system. The culvert loca rear -yard !Le -- of first lot appears to be a foot or two below the grade surrounding it. a 30 chCMP ipe appears to continue in an easterly direction, just to the south of the boundary ine etween the subject��` project and the residential lots, for approximately 120-feet. The culvert then connects to a manhole � 1 located in the northeast corner of the second residential lot and continues to the south along the J residential lots east property line. The continuation of the downstream flow route description can be found in Task 4: Drainage System Description. A .1 Peterson Consulting Engineers Page 15 C:\Documents and SettingsUoe\Desktop\MULL-0008 - Level 1 Dow tre=doc Level I Analysis for Mirror Estates 112612005 TASK 4: DRAINAGE SYSTEM DESCRIPTION Please reference Figures 12 & 13: Downstream Maps and Figure 14: Level 1 Table for further detail. The specific locations that are described in the narrative below are noted with an italicized I notation ex. (Point #1) that refers -to toe location found on the downstream maps and described on I the level 1 table. 2� Runoff leaves the siten the onsite wetland reaches a certain elevation and then overflows into a storm t " _ ent property to the south, located in the rear yards of several residential lots.,' 30-inch CMP cult' dated in the rear -yard of the first lot (Point #1) appears to be a foot or two be ding it. The pipe appears to continue in an easterly direction, just to the south of the boundary line between the subject project and the residential lots, for approximately 120-feet. The culvert then connects to a manhole (Point #2) located in the northeast corner of the second residential lot and continues to the south along the residential lot's east property line. A manhole in the middle of S.W. 316th Place (Point #3) was identified, and was located approximately due south from the previously described manhole. It a ears that these manholes are connected to `� each other. Referring to the Federal Way storm drainage as -built maps co rms this hypothesis. At ? this point the storm drain system continues to the south in the rear yards of residential lots for approximately 900-feet. Access to the manholes along this route was restricted due to limited access to the rear yards of several residential properties. The next point of access to the storm system was a 54-inch diameter manhole (Point #4) that is located on the east side of I& Place S.W. just to the north of S.W. 319th Place. The manhole is located down the side slope of the roadway in a low area. Referring to the City of Federal Way zoning map, this low area is a wetland, more specifically O/Lonfirmed ecorded as Wed a _ e n_d City of Federal W� ow_ned property. It was visually that the -inch ontinues to this point, the top of the pipe was exposed as it ntered the manhole from the north. The pipe continues out of the manhole in a westerly direction, passing under IOth Place S.W., and outletting into a wetland (Paint #5). The wetland has been identified using the City of Federal Way zoning maps as Wetland V-214448. Field inspection was halted at the end of the 36-inch CMP outlet i e, due to the risk of climbing further down the steep side slope and the fact that at the bottom of the slop the wetland was inundated with water. The drainage flow path appears to continue in a northwe4erly direction through the wetland (Point #6) toward the "Lakota Trails No. 1" subdivision development. It is at this point that the analysis reached the % mile mark, and the detailed field observations were stopped. "Drive By" observations were made along the ultimate flow path further downstream from this point. Ultimately the drainage flow path continues in a northwesterly direction, crossing under 21 st Avenue S.W. near Lakota Park and contributes to a ditch, that runs along the south side of S.W. Dash Point Road, that drains to the Puget Sound near the intersection of 33rd Avenue S.W. and S.W. 304th Street. City maps were reviewed to find any additional information for this drainage basin and any resulting downstream issues. Peterson Consulting Engineers Page 16 CADocuments and Settings\Joe\DesktopWULL-0008 - Level 1 Dowvmtream.doc r..• HIGH rj ' .� s: C7—z r S r 31 C� 31 16 fn ' i 14 ix 4z4 t 415 �J 314 l 0 ' l :. 1 • 1 3f . 1k j CD ."t SPL6 t• e i ill OR - CAI ; co r O rxa ;kif kA a k, 31601 I U _ tLS N. 31747 31 ° Jr r 14 Li 181 rasa �xr JF v 1, 3} � • 7 �sz ! z 382 r r •.� 1 i 4 S.W. 319TH CT. 7 f r1 31 • 3f LAKOT �y ais i TRAIL 3 No.1. ` , i I L k �-1937 Figure 12 P_dpwal Wav Ac_Reoilf Mnn1 (*King County Off }CC17L' M17 S%VICES By visiting this and other King County web pages, you expressly agree to be bound by terms and conanions or uie sae. i nu u 411- Figure 13 Downstream Map (King County I -Map) J O- 9 ..4 .Cd E cV r N a G1 C1 d o E CL 0 Z o Y C L. LPL n O O .� ui ca mQd�n r p•- ��� .. OJ T _ E m �( � : c's ot 9 9 :)tL a �r �o N p. � �jJ► 0 C N C a o 0 .JI I:L l�J rye t� l H c c a j E 4 Z Z r Z . wa 3 o)� $>�U) Z O b, TO (DI r N t yo0E O N tom' , N i3 r' r a f h O Fn m .N 3 go � Z 0)4)----0 W ~ Q O.a'c C C. '- ao m �' > -1 �EU)M U�c� �� Z O -0CL C 0 c 45 i crC N cc r Q O 0 `° N U in c V \� O Z T n N U •. l C� E a — N (f) I oo r ,w� i �r_, Level 1 Analysis for Mirror Estates 112612005 TASK 5: MITIGATION OF EXISTING AND POTENTIAL PROBLEMS Due to the fact that the downstream drainage system is completely underground until it reaches a City defined wetland, there don't appear to be any potential problems for the entire length of that system. The only potential problem area would be at the culvert opening at the beginning of that storm system. There is potential for flooding if the culvert opening gets plugged with debris or overgrown plants. The development of the Mirror Estates project will most likely necessitate a storm drainage detention pond and underground storm lines. The Mirror Estates project is located on one of the last remaining pieces of property that can potentially be developed in the neighborhood. It is in fact an infill type project, completing the development of the local neighborhood. Installing the necessary storm drainage systems and detention ponds for this project should eliminate any future drainage problems in this area. Peterson Consulting Engineers C:\Documents and SettingsUoekDesktopVvIULL-0008 - Level I Dov n trem-doc Page 20 APPENDIX 3.2.2 KCRTS/RUNOFF FILES METHOD — GENERATING TIME SERIES TABLE 3.2.2.E :_EQUIVALENCE BETWEEN SCS SOIL TYPES AND. KCRTS SOIL TYPES SCS Soil Type SCS Hydrologic Soil Group KCRTS Soil Group Notes Alderwood (AgB, AgC, AgD) C Till Arents, Alderwood Material (AmB, AmC) C Till Arents, Everett Material (An) B Outwash 1 Beausite (BeC, Bel), BeF) C Till 2 Bellingham (Bh) D Till 3 Briscot (Br) D Till 3 Buckley (Bu) D Till 4 Earlmont (Ea) D Till 3 Edgewick (Ed) C Till 3 Everett (EvB, EvC, EvD, EwC) AB Outwash 1 Indianola (InC, InA, InD) A Outwash 1 Kitsap (KpB, KpC, Kpl)) C Till Klaus (KsC) C Outwash 1 Neilton (NeC) A Outwash 1 Newberg (Ng) B Till 3 Nooksack (Nk) C Till 3 Norma (No) D Till 3 Orcas (Or) D Wetland Oridia (Os) D Till 3 Ovall (OvC, OvD, OvF) C Till 2 Pilchuck (Pc) C Till 3 Puget (Pu) ❑ Till 3 Puyallup (Py) B Till 3 Ragnar (RaC, Ral), RaC, RaE) B Outwash 1 Renton (Re) D Till 3 Salal (Sa) C Till 3 Sammamish (Sh) D Till 3 Seattle (Sk) D Wetland Shalcar (Sm) D Till 3 Si (Sn) C Till 3 Snohomish (So, Sr) D Till 3 Sultan (Su) C Till 3 Tukwila (fu) D Till 3 Woodinville (Wo) D Till 3 Notes: 1. Where outwash soils are saturated or underlain at shallow depth (<5 feet) by glacial till, they should be treated as till soils. 2. These are bedrock soils, but calibration of HSPF by King County DNR shows bedrock soils to have similar hydrologic response to till soils. 3. These are alluvial soils, some of which are underlain by glacial till or have a seasonally high water table. In the absence of detailed study, these soils should be treated as till soils. 4. Buckley soils are formed on the low -permeability Osceola mudflow. Hydrologic response is assumed to be similar to that of till soils. 1998 Surface Water Design Manual 9/l/98 3-25 1.2.2 CORE REQUIREMENT #2: OFFSITE ANALYSIS 1.2.2 CORE REQUIREMENT #2: OFFSITE ANALYSIS All proposed projects must submit an offsite analysis report that assesses potential offsite drainage impacts associated with development of the project site and proposes appropriate mitigations of those impacts. The initial permit submittal shall include, at minimum, a Level 1 downstream analysis as described in Section 1.2.2.1 below. Intent: To identify and evaluate offsite drainage problems that may be created or aggravated by the proposed project, and to determine appropriate measures for preventing aggravation of those problems in accordance with the requirements of this manual. The primary component of an offsite analysis report is the downstream analysis, which examines the drainage system within one -quarter mile downstream of the project site or farther as described in Section 1.2.2.1 below. It is intended to identify existing or potential/predictable downstream problems so that appropriate mitigation, as specified in Section 1.2.2.2 (p. 1-20), can be provided to prevent aggravation of these problems. A secondary component of the offsite analysis report is an evaluation of the upstream drainage system to verify and document that impacts will not occur as a result of the proposed project. The evaluation must extend upstream to a point where any backwater effects created by the project cease. ❑ EXEMPTION FROM CORE REQUIREMENT #2 A proposed project is exempt from Core Requirement #2 if any one of the following is true: 1. Public Works determines there is sufficient information for them to conclude that the project will not have a significant adverse impact on the downstream and/or upstream drainage system, OR 2. The project adds less than 5,000 square feet of new impervious surface, AND does not construct or modify a drainage pipe/ditch that is 12 inches or more in size/depth or that receives runoff from a drainage pipe/ditch that is 12 inches or more in size/depth, AND does not contain or lie adjacent to an Environmentally Sensitive Areas regulations -defined landslide, steep slope, or erosion hazard area, OR 3. The project does not change the rate, volume, duration, or location of discharges to and from the project site (e.g., where existing impervious surface is replaced with other impervious surface having similar runoff -generating characteristics, or where pipe/ditch modifications do not change existing discharge characteristics). f 1.2.2.1 DOWNSTREAM ANALYSIS The downstream analysis must consider the existing conveyance system(s) for a minimum flowpath distance 1 downstream of one -quarter mile and beyond that as needed to reach a point where the project site area l constitutes less than 15% of the tributary area. This minimum distance may be increased as follows: ■ Task 2 of a Level 1 downstream analysis (described in detail in Section 2.3.1.1) is a review of all available information on the downstream area and is intended to identify existing drainage problems. In all cases, this information review shall extend one mile downstream of the project site. The existence of flooding, erosion, or nuisance problems may extend the one -quarter -mile minimum distance for other tasks to allow evaluation of impacts from the proposed development to the identified problems. • If a project's impacts to flooding, erosion, or nuisance problems are mitigated by improvements to the downstream conveyance system, the downstream analysis will extend a minimum of one -quarter mile beyond the improvement. This is necessary because many such improvements result in a reduction of stormwater storage or an increase in peak flows from the problem site. • At their discretion, Public Works may extend the downstream analysis beyond the minimum distance specified above on the reasonable expectation of impacts. Federal Way 1998 Surface Water Design Manual 03/31/03 1-17 SECTION 1.2 CORE REQUIREMENTS The Level 1 downstream analysis is a qualitative survey of each downstream system and is the first step in identifying flooding, erosion, or nuisance problems as defined below under "Downstream Problems _ Requiring Special Attention." Each Level 1 analysis is composed of four tasks at a minimum: • Task 1: Define and map the study area ■ Task 2: Review all available information on the study area ■ Task 3: Field inspect the study area • Task 4: Describe the drainage system, and its existing and predicted problems. Upon review of the Level 1 analysis, Public Works may require a Level 2 or 3 downstream analysis, depending on the presence of existing or predicted flooding, erosion, or nuisance problems identified in the Level 1 analysis. Levels 2 and 3 downstream analysis quantify downstream problems by providing information on the severity and frequency of an existing problem or the likelihood of creating a new problem A Level 2 analysis is a rough quantitative analysis (non -survey field data, uniform flow analysis). Level 3 is a more precise analysis (survey field data, backwater analysis) of significant problems. If conditions warrant, additional, more detailed analysis may be required beyond Level 3. A detailed description of offsite analysis scope and submittal requirements is provided in Section 2.3.1.1. Hydrologic analysis methods and requirements for Levels 2 and 3 downstream analysis are contained in Chapter 3; hydraulic analysis methods are contained in Chapter 4. ❑ DOWNSTREAM PROBLEMS REQUIRING SPECIAL ATTENTION While the basic flow control standards in Core Requirement #3 serve to minimize the creation and aggravation of many types of downstream drainage problems, there are some types that are more sensitive to aggravation than others depending on the nature or severity of the problem and which basic flow control standard is being applied. In particular, there are three types of downstream problems where the City has determined that the nature and/or severity of the problem warrants additional attention through the downstream analysis and possibly additional mitigation to ensure no aggravation: 1. Conveyance system nuisance problems 2. Severe erosion problems 3. Severe flooding problems. _ Conveyance system nuisance problems are minor but chronic flooding or erosion problems that result from the overflow of a constructed conveyance system that is substandard or has become too small due to upstream 1 development. Such problems warrant additional attention because of their chronic nature and because they result from the failure of a conveyance system to provide a minimum acceptable level of protection (see definition below). Severe flooding and erosion problems as defined below also warrant additional attention because they either pose a significant threat to health and safety or can cause significant damage to public or private property. Conveyance System Nuisance Problems (Type 1) Nuisance problems in general are defined as any existing or predicted flooding or erosion which does not constitute a severe flooding or erosion problem as defined below. Conveyance system nuisance problems are defined as any nuisance flooding or erosion that results from the overflow of a constructed conveyance system for runoff events less than or equal to a 10-year event. Examples include inundation of a shoulder or lane of a roadway, overflows collecting in yards or pastures, shallow flows across driveways, minor flooding of crawl spaces or unheated garages/outbuildings, and minor erosion. If a conveyance system nuisance problem is identified or predicted downstream, the need for additional mitigation must be evaluated as specified in Section 1.2.2.2 under "Problem -Specific Mitigation 03/31 /03 Federal Way 1998 Surface Water Design Manual 1-18 1.2.2 CORE REQUIREMENT #2: OFFSITE ANALYSIS Requirements"(p. 1-21). This may entail additional onsite flow control or other measures as needed to prevent creation or significant aggravation of the problem For any other nuisance problem which may be identified downstream, this manual does not require mitigation beyond the basic flow control standard applied in Core Requirement #3. This is because to prevent aggravation of such problems (e.g., those caused by the elevated water surfaces of ponds, lakes, wetlands, and closed depressions or those involving downstream erosion) can require two to three times as much onsite detention volume, which is considered unwarranted for addressing nuisance problems. However, if under some unusual circumstance, the aggravation of such a nuisance problem is determined by Public Works to be a significant adverse impact, additional mitigation may be required. Severe Erosion Problems (Type 2) Severe erosion problems are defined as downstream channels, ravines, or slopes with evidence of or potential for erosion/incision sufficient to pose a sedimentation hazard to downstream conveyance systems or pose a landslide hazard by undercutting adjacent slopes. Severe erosion problems do not include roadway shoulder rilling or minor ditch erosion. If a severe erosion problem is identified or predicted downstream, additional mitigation must be considered as specified in Section 1.2.2.2 under "Problem -Specific Mitigation Requirements" (p. 1-21). This may entail additional onsite flow control or other measures as needed to prevent creation or aggravation of the problem. _ Severe Flooding Problems (Type 3) Severe flooding problems can be caused by conveyance system overflows or the elevated water surfaces of ponds, lakes, wetlands, or closed depressions. Severe flooding problems are defined as follows: ■ Flooding of the finished area' of a habitable building,' or the electrical/heating system of a habitable building for runoff events less than or equal to a 100-year event. Examples include flooding of finished floors of homes and commercial or industrial buildings, or flooding of electrical/heating system components in the crawl space or garage of a home. Such problems are referred to in this manual as "severe building flooding problems." • Flooding over all lanes of a roadway10 or severely impacting a sole access driveway" for runoff events less than or equal to the 100-year event. Such problems are referred to in this manual as "severe roadway flooding problems." If a severe flooding problem is identified or predicted downstream, the need for additional mitigation must be evaluated as specified in Section 1.2.2.2 under "Problem -Specific Mitigation Requirements" (p. 1-21). This may entail consideration of additional onsite flow control or other measures as needed to prevent creation or significant aggravation of the problem ' Finished area, for the purposes of this definition, means any enclosed area of a building that is designed to be served by the building's permanent heating or cooling system. 9 Habitable building means any residential, commercial, or industrial building that is equipped with a permanent heating or cooling system and an electrical system. 10 Roadway, for the purposes of this definition, means the traveled portion of any public or private road or street classified as such in the King County Road Standards. 11 Sole access driveway means there is no other unobstructed, flood -free route for emergency access to a habitable building. Severely impacting means the flooding overtops a culverted section of the driveway, posing a threat of washout or unsafe access conditions due to indiscernible driveway edges, or the flooding is deeper than 6 inches on the driveway, posing a severe impediment to emergency access. Federal Way 1998 Surface Water Design Manual 03/31/03 1-19 SECTION 1.2 CORE REQUIREMENTS 1.2.2.2 IMPACT MITIGATION A proposed project must not significantly aggravate existing downstream problems or create new problems as a result of developing the site. This manual does not require development proposals to fix or otherwise reduce the severity of existing downstream drainage problems, although doing so may be an acceptable mitigation. ❑ PRINCIPLES OF IMPACT MITIGATION Aggravation of an existing downstream problem means increasing the frequency of occurrence and/or severity of the problem. Increasing peak flows at the site of a problem caused by conveyance system overflows can increase the frequency of the problem's occurrence. Increasing durations of flows at or above the overflow return frequency can increase the severity of the problem by increasing the depth and duration of flooding. Controlling peaks and durations through onsite detention can prevent aggravation of such problems by releasing the increased volumes due to development only at return frequencies below the conveyance overflow return frequency, with the net result of causing the conveyance system to flow full for a longer period of time. When a problem is caused by high water -surface elevations of a volume -sensitive water body, such as a lake, wetland, or closed depression, aggravation means the same as for problems caused by conveyance overflows. Increasing the volume of flows to a volume -sensitive water body can increase the frequency of the problem's occurrence. Increasing the duration of flows for a range of return frequencies both above and below the problem return frequency can increase the severity of the problem; mitigating these impacts requires control of flow durations for a range of return frequencies both above and below the problem return frequency. The net effect of this duration control is to release the increased volumes due to development only at water surface elevations below that causing the problem, which in turn can cause an increase in these lower, but more frequently occurring, water surface elevations. This underscores an unavoidable impact of development upstream of volume -sensitive water bodies: the increased volumes generated by the development will cause some range of increase in water surface elevations, no matter what detention standard is applied. Creating a new problem means increasing peak flows and/or volumes such that after development, the frequency of conveyance overflows or water surface elevations exceeds the thresholds for the various problem types discussed in Section 1.2.2.1. For example, application of the Level 1 flow control standard requires matching predeveloped and developed 2- and 10-year peak flows. The 100-year peak flow is only partially attenuated, and the flow increase may be enough to cause a "severe flooding problem" as described on page 1-19. The potential for causing a new problem is often identified during the Level 1 downstream analysis, where the observation of a reduction in downstream pipe sizes, for example, may be enough to predict creation of a new problem A Level 2 or 3 analysis will typically be required to verify the capacity of the system and determine whether 100-year flows can be safely conveyed. ❑ SIGNIFICANCE OF IMPACTS TO EXISTING PROBLEMS The determination of whether additional onsite mitigation or other measures are needed to address an existing downstream problem depends on the significance of the proposed project's predicted impact on that problem For some identified problems, Public Works will make the determination as to whether the project's impact is significant enough to require additional mitigation. For the downstream problems defined on pages 1-20 and 1-19, this threshold of significant impact or aggravation is defined below. For conveyance system nuisance problems, the problem is considered significantly aggravated if there is any increase in the project's contribution to the frequency of occurrence and/or severity of the problem for runoff events less than or equal to the 10-year event. Note: Increases in the project's contribution to this type of problem are considered to be prevented if sufficient onsite flow control and/or offsite improvements are provided as specified in Table 1.2.3.A (p. 1-24). 03/31 /03 Federal Way 1998 Surface Water Design Manual - A 1-20 1.2.2 CORE REQUIREMENT #2: OFFSITE ANALYSIS For severe erosion problems, the problem is considered significantly aggravated if there is any increase in projects contribution to the flow duration12 of peak flows ranging from 50% of the 2-year peak flow up to _ the full 50-year peak flow at the eroded area. Note: Increases in the project's contribution to this type of problem are considered to beprevented ifLevel 2flow control or offske improvements are provided as specified in Table 1.2.3.A (p. 1-24). For severe building flooding problems, the problem is considered significantly aggravated if there is any increase in the project's contributiont3 to the frequency, depth, and/or duration of the problem for runoff events less than or equal to the 100-year event. For severe roadway flooding problems, the problem is considered significantly aggravated if any of the following thresholds are exceeded and there is any increase in the project's contributio0 to the frequency, depth, and/or duration of the problem for runoff events less than or equal to the 100-year event: • The existing flooding14 over all lanes of a roadway or overtopping the culverted section of a "sole access driveway" is predicted to increase in depth more than a quarter -inch or 10% (whichever is greater) for the 100-year runoff event. The "existing flooding" over all lanes of a roadway or "severely impacting a sole access driveway" is more than 6 inches deep or faster than 5 feet per second for runoff events less than or equal to the 100-year event. • The "existing flooding" over all lanes of a sole access roadway15 is more than 3 inches deep or faster than 5 feet per second for runoff events less than or equal to the 100-year event, or is at any depth for runoff events less than or equal to the 10-year event. ❑ PROBLEM -SPECIFIC MITIGATION REQUIREMENTS 1. IF a proposed project or threshold discharge area within a project drains to one or more of the three types of downstream drainage problems defined in Section 1.2.2.1 (pages 1-20 and 1-19) as identified through a downstream analysis, THEN the applicant must do one of the following: a) Submit a Level 2 or Level 3 downstream analysis per Section 2.3.1 demonstrating that the proposed project will not create or significantly aggravate the identified downstream problem(s), OR b) Show that the natural discharge area or threshold discharge area draining to the identified problem(s) qualifies for an exemption from Core Requirement #3: Flow Control, OR c) Document that the basic area -specific flow control standard required in Core Requirement #3 is adequate to prevent creation or significant aggravation of the identified downstream problem(s) as indicated in Table 1.2.3.A (p. 1-24) with the phrase, "No additional flow control needed," OR d) Provide additional onsite flow control necessary to prevent creation or significant aggravation of the downstream problem(s) as specified in Table 1.2.3.A (p. 1-24) and further detailed in Section 3.3.5, OR e) Provide offsite improvements necessary to prevent creation or significant aggravation of the identified downstream problem(s) as detailed in Chapter 3 unless identified as not necessary in Table 1.2.3.A (p. 1-24), OR 12 Fbw duration means the aggregate time that peak flows are at or above a particular flow rate of interest (e.g., the amount of time over the last 40 years that peak flows were at or above the 2-year flow rate). 13 Increases in the project's contribution are considered to be prevented if sufficient onsite flow control and/or offsite improvements are J provided as specified for "severe flooding problems" in Table 1.2.3.A (p. 1-24). For "severe flooding problems" associated with projects that drain to Puget Sound, increases in the project's contribution are considered negligible (zero) regardless of the flow control standard being applied, unless Public Works determines there is a potential for increased flooding. 14 Existing flooding, for the purposes of this definition, means flooding over all lanes of the roadway or driveway has occurred in the past and can be verified by City records, City personnel, photographs, or other physical evidence. 15 Sole access roadway means there is no other flood -free route for emergency access to one or more dwelling units. --1 Federal Way 1998 Surface Water Design Manual 1-21 03/31/03 SECTION 1.2 CORE REQUIREMENTS f) Provide a combination of additional onsite flow control and offsite improvements sufficient to prevent creation or significant aggravation of the downstream problem(s) as demonstrated by a Level 2 or Level 3 downstream analysis. 2. IF it is identified that the manner of discharge from a proposed project may create a significant adverse impact as described in Core Requirement #1, THEN Public Works may require the applicant to implement additional measures or demonstrate the impact will not occur. Intent: To ensure provisions are made (if necessary) to prevent creation or significant aggravation of the three types of downstream problems requiring special attention by this manual, and to ensure compliance with the discharge requirements of Core Requirement #1. In addressing downstream problems per Problem -Specific Mitigation Requirement 1 above, the easiest of the provisions to implement will often be that of additional onsite flow control. This involves designing the required onsite flow control facility to meet an additional set of performance criteria targeted to prevent significant aggravation of specific downstream problems. To save time and analysis, a set of predetermined flow control performance criteria corresponding to each of the three types of downstream problems is provided in Table 1.2.3.A (p. 1-24) and described in more detail in Chapter 3. Note that in some cases the basic area -specific flow control standard applicable to the proposed project per Section 1.2.3.1 (p. 1-30) is already sufficient to prevent significant aggravation of many of the defined downstream problem types. Such situations are noted in Table 1.2.3.A (p. 1-24) as not needing additional l onsite flow control or offsite improvements. For example, if the Level 2 flow control standard is required by ISection 1.2.3.1 (p. 1-31), and a "conveyance system nuisance problem" is identified through offsite analysis per Core Requirement #2, no additional onsite flow control is needed, and no offsite improvements are t necessary. 03/31/03 1-22 Federal Way 1998 Surface Water Design Manual 2.3.1 ENGINEERING PLAN SPECIFICATIONS — TIR 4. Show routes of existing, construction, and future flows at all discharge points and downstream hydraulic structures. 5. Use a minimum USGS 1:2400 topographic map as a base for the figure. 6. Show (and cite) the length of travel from the farthest upstream end of a proposed storm system in the development to any proposed flow control facility. Figure 4. Soils Show the soils within the following areas: 1. The project site 2. The area draining to the site 3. The drainage system downstream of the site for the distance of the downstream analysis (see Section 1.2.2). Copies of King County Soil Survey maps may be used; however, if the maps do not accurately represent the soils for a proposed project (including offsite areas of concern), it is the design engineer's responsibility to ensure that the actual soil types are properly mapped. Soil classification symbols which conform to the SCS Soil Survey for King County shall be used, and the equivalent KCRTS soil type (till, outwash, or wetlands) shall be indicated (see Table 3.2.2.B). All urban plats and short plats (creating lots less than 22,000 square feet) must evaluate onsite soils for suitability for roof downspout infiltration as detailed in Section 5.1.1. This soils report, as well as geotechnical investigations necessary for proposed infiltration facilities, should be referenced in the TIR Overview and submitted under Special Reports and Studies, TIR Section VI. A figure in the required geotechnical report that meets the above requirements may be referenced to satisfy 1, 2, and 3 above. ❑ TIR SECTION 2 CONDITIONS AND REQUIREMENTS SUMMARY The intent of this section is to ensure all preliminary approval conditions and applicable requirements pertaining to site engineering issues have been addressed in the site improvement plan. All conditions and requirements for the proposed project should be included. In addition to the core requirements of this manual, adopted basin plans and other plans as listed in Special Requirement 41 should be reviewed and applicable requirements noted. Environmentally sensitive area requirements, conditions of plat approval, and conditions associated with development requirements (e.g., conditional use permits, rezones, variances and adjustments, SEPA mitigations, etc.) should also be included. ❑ TIR SECTION 3 OFFSITE ANALYSIS All projects in engineering review shall complete, at a minimum, an Offsite Analysis, except for projects meeting the exemptions outlined in Section 1.2.2. The Offsite Analysis is usually completed as part of the initial permit application and review process, and is to be included in the TIR. Note: If offsite conditions have been altered since the initial submittal, a new offsite analysis may be required. The primary component of the offsite analysis is the downstream analysis described in detail below. Upstream areas are included in this component to the extent they are expected to be affected by backwater effects from the proposed project. Other components of the offsite analysis could include, but are not limited to, evaluation of impacts to fish habitat, groundwater levels, groundwater quality, or other environmental features expected to be significantly impacted by the proposed project due to its size or proximity to such features. Federal Way 1998 Surface Water Design Manual 03/31 /03 2-9 SECTION 2.3 PLANS REQUIRED FOR BUILDING PERMIT DRAINAGE REVIEW Levels of Analysis The offsite analysis report requirements vary depending on the specific site and downstream conditions. Each project submittal shall include at least a Level 1 downstream analysis. Upon review of the Level 1 analysis, the Federal Way Public Works Department may require a Level 2 or Level 3 analysis. If conditions warrant, additional, more detailed analysis may be required. Note: Potential impacts upstream of the proposal shall also be evaluated. Level 1 Analysis The Level 1 analysis is a qualitative survey of each downstream system leaving a site. This analysis is required for all proposed projects and shall be submitted with the initial permit application. Depending on the findings of the Level 1 analysis, a Level 2 or 3 analysis may need to be completed or additional information may be required. If further analysis is required, the applicant may schedule a meeting with Federal Way Public Works Department staff. Level 2 or 3 Analysis If problems are identified in the Level 1 analysis, a Level 2 (rough quantitative) analysis or a Level 3 (more precise quantitative) analysis may be required to further evaluate proposed mitigation for the problem. Federal Way Public Works Department staff will determine whether a Level 2 or 3 analysis is required based on the evidence of existing or potential problems identified in the Level 1 analysis and on the proposed design of offite drainage facilities. The Level 3 analysis is required when results need to be as accurate as possible: for example, if the site is flat; if the system is affected by downstream controls; if minor changes in the drainage system could flood roads or buildings; or if the proposed project will contribute more than 15 percent of the total peak flow to the drainage problem location. The Level 2 or 3 analysis may not be required if the Federal Way Public Works Department determines from the Level 1 analysis that adequate mitigation can be developed. Additional Analysis Additional, more detailed hydrologic analysis may be required if the Federal Way Public Works Department determines that the downstream analysis has not been sufficient to accurately determine the impacts of a proposed project on an existing or potential drainage problem This more detailed analysis may include a point of compliance analysis as detailed in Section 3.3.6. Scope of Analysis Regardless of the level of downstream analysis required, the applicant shall define and map the study area (Task 1), review resources (Task 2), inspect the study area (Task 3), describe the drainage system and problems (Task 4), and propose mitigation measures (Task 5) as described below. Task 1. Study Area Definition and Maps For the purposes of Task 2 below, the study area shall extend downstream one mile (minimum flowpath distance) from the proposed project discharge location and shall extend upstream as necessary to encompass the offsite drainage area tributary to the proposed project site. For the purposes of Tasks 3, 4, and 5, the study area shall extend downstream to a point on the drainage system where the proposed project site constitutes a minimum of 15 percent of the total tributary drainage area, but not less than one -quarter mile (minimum flowpath distance). The study area shall also extend upstream of the project site a distance sufficient to preclude any back water effects from the proposed project. The offsite analysis shall include (1) a site map showing property lines, and (2) the best available topographical map (e.g., from the Federal Way Public Works Department, Department of Transportation map counter, Sewer District, or at a minimum a USGS 1:24000 Quadrangle Topographic map) with the study area boundaries, site boundaries, downstream flowpath, and potential/existing problems (Task 4) shown. Other maps, diagrams, and photographs such as aerial photos may be helpful in describing the study area. 03/31/03 Federal Way 1998 Surface Water Design Manual 2-10 2.3.1 ENGINEERING PLAN SPECIFICATIONS — TIR Task 2. Resource Review To assist the design engineer in preparing an offsite analysis, Federal Way has gathered information regarding existing and potential flooding and erosion problems. For all levels of analysis, all of the resources described below shall be reviewed for existing/potential problems in the study area (upstream and one mile downstream of the project site): • Adopted basin plans (available at the Federal Way Public Works Department and the library) • Finalized drainage studies (available at the Federal Way Public Works Department) ■ Basin Reconnaissance Summary Reports and 1 "=400' scale problem summary maps (available at the Federal Way Public Works Department and the library) • Floodplain/floodway (FEMA) maps (available at the Federal Way Public Works Department and the library) • Other offsite analysis reports in the same subbasin, if available (check with the Federal Way Public Works Department records staff) • Environmentally Sensitive Areas Map (available at the Federal Way Public Works Department - must be used to document the distance downstream from proposed project to nearest environmentally sensitive areas identified on the map) • Road drainage problems (check with the DOT Roads Maintenance and Operations Division) ■ U.S. Department of Agriculture, King County Soils Survey (available at the Federal Way Public Works Department and the library) • Wetlands Inventory maps (available at the Federal Way Public Works) Potential/existing problems identified in the above documents shall be documented in the Drainage System Table (see Reference Section 8-13) as well as described in the text of the Level 1 Downstream Analysis Report. If a document is not available for the site, note in the report that the information was not available as of a particular date. If necessary, additional resources are available from Federal Way, the Washington State Department of Fisheries and Wildlife (WDFW), the State Department of Ecology (DOE), the United States Army Corps of Engineers (Corps), and the public works departments of other municipalities in the vicinity of the proposed project site. Task 3. Field Inspection The design engineer shall physically inspect the existing on- and offsite drainage systems of the study area for each discharge location. Specifically, he/she shall investigate any evidence of the following existing or potential problems and drainage features: Level 1 Inspection: 1. Investigate any problems reported or observed during the resource review. 2. Locate all existing/potential constrictions or lack of capacity in the existing drainage system 3. Identify all existing/potential flooding or nuisance problems as defined in Section 1.2.2.1. 4. Identify existing/potential overtopping, scouring, bank sloughing, or sedimentation. 5. Identify significant destruction of aquatic habitat or organisms (e.g., severe siltation, bank erosion, or incision in a stream). 6. Collect qualitative data on features such as land use, impervious surfaces, topography, and soil types. 7. Collect information on pipe sizes, channel characteristics, drainage structures, and environmentally sensitive areas (e.g., wetlands, streams, steep slopes). 8. Verify tributary basins delineated in Task 1. 9. Contact neighboring property owners or residents in the area about past or existing drainage problems, and describe these in the report (optional). Federal Way 1998 Surface Water Design Manual 03/31/03 2-11 SECTION 2.3 PLANS REQUIRED FOR BUILDING PERMIT DRAINAGE REVIEW 03/31/03 10. Note the date and weather conditions at the time of the inspection. Level 2 or 3 Inspection: 1. Perform a Level 1 Inspection. 2. Document existing site conditions (approved drainage systems or pre-1979 aerial photographs) as defined in Core Requirement #3. 3. Collect quantitative field data. For Level 2, collect non -survey field data using hand tapes, hand reel, and rods; for Level 3, collect field survey profile and cross-section topographic data prepared by an experienced surveyor. Task 4. Drainage System Description and Problem Descriptions Each drainage system component and problem shall be addressed in the offsite analysis report in three places: on a map (Task 1), in the narrative (Task 4), and in the Offsite Analysis Drainage System Table (see Reference Section 8-13). Drainage System Descriptions: The following information about drainage system components such as pipes, culverts, bridges, outfalls, ponds, tanks, and vaults shall be included in the report: 1. Location (corresponding map label and distance downstream/upstream from site discharge) 2. Physical description (type, size, length, slope, vegetation, and land cover) 3. Problems 4. Field observations. Problem Descriptions: All existing or potential problems (e.g., ponding water, high/low flows, siltation, erosion, etc.) identified in the resource review or field inspection shall be described in the offsite analysis. These descriptions will help in determining if such problems are one of three defined problem types that require special attention per Core Requirement #2 (see Section 1.2.2.1). Special attention may include more analysis, additional flow control, or other onsite or offsite mitigation measures as specified by the problem -specific mitigation requirements set forth in Section 1.2.2.2. The following information shall be provided for each existing or potential problem: 1. Description of the problem (ponding water, high or low flows, siltation, erosion, slides, etc.). 2. Magnitude of or damage caused by the problem (siltation of ponds, dried-up ornamental ponds, road inundation, flooded property, flooded building, flooded septic system, significant destruction of aquatic habitat or organisms). 3. General frequency and duration of problem (dates and times the problem occurred, if available). 4. Return frequency of storm or flow (cfs) of the water when the problem occurs (optional for Level 1 and required for Levels 2 and 3). Note: A Level 2 or 3 analysis may be required to accurately identify the return frequency of a particular downstream problem; see Section 3.3.3. 5. Water surface elevation when the problem occurs (e.g., elevation of building foundation, crest of roadway, elevation of septic drainfields, or wetland/stream high water mark). 6. Names and concerns of involved parties (optional for all levels of analysis). 7. Current mitigation of the problem 8. Possible cause of the problem 9. Whether the proposed project is likely to aggravate (increase the frequency or severity of) the existing problem or create a new one based on the above information. For example, an existing erosion problem should not be aggravated if Level 2 flow control is already required in the region for the design of onsite flow control facilities. Conversely, a downstream flooding problem inundating a home every 2 to 5 years will likely be aggravated if only Level 1 flow control is being Federal Way 1998 Surface Water Design Manual 2-12 2.3.1 ENGINEERING PLAN SPECIFICATIONS — TIR _J applied in the region. See Section 1.2.3.1 for more details on the effectiveness of flow control standards in addressing downstream problems. Task 5. Mitigation of Existing or Potential Problems For any existing or potential offsite drainage problem determined to be one of the three defined problem types in Section 1.2.2.1, the design engineer must demonstrate that the proposed project neither aggravates (if existing) nor creates the problem as specified in the problem -specific mitigation requirements set forth in Section 1.2.2.2. To meet these requirements, the proposed project may need to provide additional onsite flow control as specified in Table 1.2.3.A (see also Section 3.3.5), or other onsite or offsite mitigation measures as described in Section 3.3.5. ❑ TIR SECTION 4 FLOW CONTROL AND WATER QUALITY FACILITY ANALYSIS AND DESIGN Existing Site Hydrology (Part A) This section of the TIR should include a discussion of assumptions and site parameters used in analyzing the existing site hydrology. The acreage, soil types, and land covers used to determine existing flow characteristics, along with basin maps, graphics, and exhibits for each subbasin affected by the development, should be included. The following information must be provided on a topographical map: 1. Delineation and acreage of areas contributing runoff to the site 2. Flow control facility location 3. Outfall 4. Overflow route. The scale of the map and the contour intervals must be sufficient to determine the basin and subbasin boundaries accurately. The direction of flow, the acreage of areas contributing drainage, and the limits of development should all be indicated on the map. Each subbasin contained within or flowing through the site should be individually labeled and KCRTS parameters referenced to that subbasin. All natural streams and drainage features, including wetlands and depressions, must be shown. Rivers, closed depressions, streams, lakes, and wetlands must have the 100-year floodplain (and floodway where applicable) delineated as required in Special Requirement #2 (see Section 1.3.2) and by the Environmentally Sensitive Areas regulations. Developed Site Hydrology (Part B) This section should provide narrative, mathematical, and graphical presentations of parameters selected and values used for the developed site conditions, including acreage, soil types and land covers, roadway layouts, and all constructed drainage facilities. Developed subbasin areas and flows should be clearly depicted on a map and cross-referenced to computer printouts or calculation sheets. Relevant portions of the calculations should be highlighted and tabulated in a listing of all developed subbasin flows. All maps, exhibits, graphics, and references used to determine developed site hydrology must be included, maintaining the same subbasin labeling as used for the existing site hydrology whenever possible. If the boundaries of the subbasin have been modified under the developed condition, the labeling should be modified accordingly (e.g., Subbasin "Am" is a modified version of existing Subbasin "A"). Performance Standards (Part C) The design engineer shall include brief discussions of the following: Federal Way 1998 Surface Water Design Manual 03/31/03 2-13