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09-101993
CITY OF � Federal Way February 25, 2010 Mr. John Sawyer Tom Sawyer Enterprises, Inc. 2016 30`h Street NW Gig Harbor, WA 98335 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 #09-101993-00-SU; PRELIAIINARY CHD SHORT SUBDIVISION APPROVAL Cottages at Redondo, Parcels 367440-0140 & 367440-0145, Federal Way Dear Mr. Sawyer: The City of Federal Way has completed the administrative short subdivision review for the Cottage Housing Demonstration Project (CHD) `Cottages at Redondo.- The applicant proposes to subdivide two single-family residential lots into nine single-family residential lots, one access tract, and one open space tract. The site is located on 181h Avenue South near the intersection of South 2961h Street (APNs 367440- 0140 and 367440-0145)_ The city received your application May 29, 2009, and the Department of Community Development Services deemed the application complete June 12, 2009. The Department of Community Development Services hereby grants preliminary approval of the Cottages at Redondo Cottage Housing Demonstration Project. This preliminary approval corresponds, but is not limited to, the following site, architectural and engineering documents submitted by the applicant: 1. Three -page short plat document prepared by Sadler/Barnard and Associates, date -stamped received December 29, 2009. 2. Architectural site, elevation, floor, roof, and general detail plan A0.0 through A5.1 prepared by Medici Architects, date stamped received May 29, 2009. 3. Landscape Plan prepared by JGM Landscape Architects, date stamped received December 2, 2009. 4. Engineering Plans Cl through C9 and SEC1 prepared by Sound Engineering, date stamped received May 29, 2009, and December 2, 2009. CONCLUSION This Decision of the Director is based on the enclosed Statement of Facts (Exhibit A) and in accordance with the following criteria pursuant to Federal Way Revised Code (FWRC) 18.30.110(2): 1. The proposed short subdivision CHD is consistent with the comprehensive plan; 2. The proposed short subdivision CHD is consistent with all applicable provisions of this title; 3. The proposed short subdivision CHD is consistent with the public health, safety, and welfare; 4. The proposed short subdivision CHD is consistent with the ten item subdivision purpose statement listed in FWRC 18.05.020; 5. The proposed short subdivision CHD is consistent with the Cottage Housing design criteria pursuant to FWRC Chapter 19.250; and 6. It is consistent with applicable development standards listed in the subdivision code's design criteria, required improvements, other applicable ordinances or regulations of the city, and Revised Code of Washington Chapter 58.17. > ehn>,�ry?5,' O10 Page 2 CONDITIONS OF APPROVAL The following conditions are reasonably necessary to eliminate or minimize any undesirable effects of granting the application. The following conditions are hereby incorporated as part of the short subdivision decision. (1) The applicant shall dedicate three-foot right-of-way along the 181h Avenue South frontage which shall be conveyed to the city via Statutory Warranty Deed prior to plat recording and shall contain clear title. (2) The applicant shall draft a Conditions, Covenants and Restrictions (CC&Rs) document prior to recording the plat detailing the duties and obligations of the tract areas and common house lot. The CC&Rs shall contain, but not be limited to, repair and maintenance activities associated with: internal roadways; stormwater facility; pedestrian areas; common open space; community garden; common house and underlying Lot 9; and all other areas within Tracts A and B. The CC&R document shall also prohibit selling of the Common House or underlying Lot 9 and Tract areas for profit or private use. The applicant shall submit the document to the city for review prior to recording. The CC&Rs shall be noted on the plat and recorded concuuTently with the short subdivision. (3) The applicant shall formally create a Homeowners' Association (HOA) to administer the duties and obligations of the CC&Rs. The applicant shall submit the document to the city for review prior to recording. The HOA shall be noted on the plat and HOA documents shall be recorded concurrently with the short subdivision. (4) The applicant shall include a plat note prohibiting the sale of the Common House, Common Lot 9, and Tracts A and B for private use. 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. (5) The applicant shall submit the traffic mitigation payment of $38,179.00 as identified in the city's concurrency analysis to mitigate the impacts of new trips generated by the proposal. Payment of fees shall be made prior to plat recording. (6) The applicant shall provide tree protection in accordance with FWRC 19.120.160 for four trees on the adjacent northern property that contain critical root zones within the subject property. (7) The applicant shall submit a final landscape plan that includes street trees from the approved Development Standards list and sod in the 4-foot planter strip along 18'" Avenue South. (8) Prior to issuance of any building permit for the subject site, submitted plans shall depict all buildings to contain approved sprinkler systems. ENGINEERING REQUIREMENTS Preliminary approval of the short plat does not constitute approval for land clearing or grading, vegetation removal or any other activities that otherwise require permits from the city. Prior to construction of any improvements, the applicant must receive engineering approval for all road improvements and storm drainage facilities. No perrrbts or authorization to begin construction or site work will be granted until the final approval of all engineering plans, the payment of all fees, and the submittal of performance securities, as maybe required. 09-101993 Doc. I.D. 53071 Mr, Sa-, yer February 25, 2010 Page 3 RECORDATION The city does not have a formal final short plat process. Upon completion and inspection of all required frontage improvements, stormwater facilities, and other infrastructure improvements, the applicant shall submit as -built plans to the Public Works Department for review. Following department approval of as - built plans and payment of outstanding engineering, concurrency, and applicable conditions of approval the short subdivision mylar will be recorded by the City (at the expense of the applicant) with the King County Division of Elections and Records. APPEAL PROCESS Pursuant to FWRC 18.30.140, any person who is mailed a copy of this decision may appeal the decision within 14 calendar days of the date of issuance. The decision may be appealed in the form of a letter delivered to the Department of Community Development Services by 5:00 p.m., March 11, 2009, at the following address: 33325 8u' Avenue South, PO Box 9718, Federal Way, WA 98063. An appeal letter must contain a clear reference to the matter being appealed, along with a copy of the decision. A statement of the alleged errors in the decision and required appeal fee must be included. Any additional requirements of FWRC 18.30.140 must be followed - STATE ENVIRONMENTAL POLICY ACT THRESHOLD DETERMINATION Pursuant to Washington Administrative Code 197-11-340, a Determination of Nonsignificance (DNS) process was utilized. The final DNS was issued November 5, 2008. DURATION OF APPROVAL Short subdivision approval shall expire one year from the date of this decision. Opportunities for time extensions are available pursuant to criteria listed in FWRC 18.05.090. REQUESTS FOR CHANGE OF VALUATION Any affected property owners may request a change in valuation for property tax purposes, not withstanding any program of revaluation. CLOSING Any questions or concerns regarding this decision can be forwarded to Matthew Herrera, Associate Planner, at253-835-2638 ormatt.herrera@cityoffederalway- com. Sincerely, Greg Fewins, Director Community Development Services enc: Short Plat Document stamped "Preliminary Approval' Architectural Site Plan/Cover Sheet stamped "Preliminary Approval" a: Emily Buchwalter, Medici Architects 2233 102" d Place SE, Bellevue, WA 98004 Kevin Peterson, Engineering Plans Reviewer Sarady Long, Senior Transportation Planning Engineer Scott Sproul, Assistant Building Official 09-101993 Doc, 1.D 53071 FiLE Federal Way Exhibit A Statement of Facts & Conclusions Federal Way Revised Code (FWRC) Chapter 18.30 `Short Subdivision Plats' Cottages at Redondo File 09-101993-00-SU The Planning Division hereby presents the following analysis to the Director of Community Development pursuant to content requirements of the Short Subdivision written decision as set forth in Federal Way Revised Code (FWRC) 18.30.110(4). The Cottage Housing Demonstration Ordinance requires additional site and design review beyond the typical short subdivision review. The following analysis also captures the specific requirements of FWRC 19.250 `Cottage and Compact Single -Family Housing'. Cottage Housing Background — In 2006, the Federal Way City Council adopted a Cottage Housing ordinance, which authorized a maximum of two cottage housing developments on a demonstration project basis. The FWRC defines cottage housing development (CHD) as a residential lot development consisting of clusters of between 4 and 16 detached dwelling units that include cottage and compact single-family (CSF) units and which meets specific criteria that limit the size of the building, and contain requirements for common open space and specific architectural design standards. The Cottages at Redondo development was submitted as a potential cottage housing project for eight units on January 3, 2007. As required under the Cottage Housing Ordinance, the applicant presented the proposed development to interested neighbors in a meeting on January 30, 2007. Neighborhood concerns included traffic, stormwater, steep slope, and potential concentration of low income housing. The applicant submitted a pro -forma analysis that demonstrated that the property could be developed into four traditional single-family housing parcels. The proposed CHD was analyzed for conformance with adopted selection criteria and was found that materials submitted by the applicant failed to communicate how the project would result in a highly attractive environment. The proposed architectural design was extremely conceptual and building elevations did not provide adequate detail to communicate the type and quality of the proposed building materials. Due to the above - mentioned findings, staff recommended the project not be selected as a demonstration project due to a lack of design development. Following analysis and review, on April 17, 2007, the Cottage Housing Selection Committee did not select Cottages at Redondo to advance to the formal submittal phase for development of a Cottage Housing demonstration project. Following additional submittals and consultation with department planning staff, the applicant petitioned the Federal Way City Council to amend the Cottage Housing Ordinance 06-533 to allow a total of three demonstration projects. On April 15, 2008, the Federal Way City Council passed ordinance 08-580 allowing three cottage housing demonstration projects. Subsequent to Council action, input from the Cottage Housing Selection Committee in April 2007, and efforts on the part of the applicant to improve housing and site design, the Cottages at Redondo development was authorized to proceed with formal land use and environmental review. 2. Proposal — The applicant proposes to subdivide two vacant single-family residential lots into nine lots and two tracts. Following subdivision infrastructure improvements the applicant will utilize the cottage housing demonstration ordinance to construct eight single-family cottage housing units, three detached garages, one common building and onsite open space. 3. Review Process — Pursuant to FWRC 18.30 `Short Subdivision Plats,' the proposed short plat is subject to administrative review and decision rendered by the Director of Community Development Services. The proposal has been reviewed by staff from the Department of Community Development Services, Public Works Department, Lakehaven Utility District, and South King Fire and Rescue. City staff has used the following FWRC development regulations when reviewing the short subdivision application: Title 14 'Environmental Policy;' Title 16 `Surface Water Management;' Title 18 `Subdivisions;' and Title 19, `Zoning and Development Code.' 4. Site Conditions — The subject site, which consists of two vacant parcels for a total of l .3-acres (56,700 square feet), is a `panhandle' shape, with 92 feet of street frontage, 394 feet of depth, and 181 feet of width at its widest point. According to available King County and City of Federal Way property information, there is no record of improvements on either property. According to the City's Critical Area inventory, the eastern portion of the property is within an erosion hazard zone. The site is located in the northwestern portion of the City, north of South 304h Street and east of Pacific Highway South (Exhibit E). The site is accessed via 181h Avenue South. The 1973 King County soils survey map lists the soils type as Arents, Alderwood Material (AmB), 0-6 percent slopes and Alderwood Gravelly Sandy Loam (AgD)15-30 percent slopes. The upper portion of Arents soil is very friable to a depth of 20 to 40 inches and below this layer is weakly consolidated to strongly consolidated glacial till. Typically, runoff is slow and erosion hazards are slight in AmB soils. The subject property slopes upward from west to east. The slope remains gradual at about 4.5 percent until the far -eastern portion of property, where an approximate 17 percent slope exists. The city's critical areas inventory has identified the eastem portion of the subject property as an Erosion Hazard Area. The geotechnical report included analysis of the eastern slope and did not anticipate off -site impacts due to construction activities, nor did the report find any signs of previous instability or failures. During construction, the applicant will be required to implement erosion and sediment control measures that will be reviewed prior to issuance of a building permit. 5. Comprehensive Plan & Zoning — The subject property is within a Single -Family High Density Residential comprehensive plan designation and RS 7.2 zoning district. Pursuant to FWRC 19.200.010, Cottage Housing Developments are a permitted use within areas zoned RS 7.2. 6. State Environmental Policy Act (SEPA) — Short subdivisions are typically exempt from environmental review, but infrastructure improvements, specifically the installation of 121 linear feet of 12" stormwater pipe along the 181h Avenue street frontage and 251 linear feet of 12" stormwater pipe within the subject property, exceed the exemption level specified in Washington Administrative Code (WAC) 197-11-800(23). The city's Responsible Official issued a Determination of Nonsignificance (DNS) November 5, 2008. No comments or appeals were submitted regarding the environmental threshold determination. Critical Areas — The city's Critical Areas inventory has designated the eastern portion of the subject property as an erosion hazard area. A geotechnical analysis of the subject property has determined the erosion hazard to be slight. During construction, a temporary erosion and sedimentation control (TESC) plan will be required to be implemented pursuant to KCSWDM guidelines. 8. Public Notice & Comment — A Notice of Land Use Application for the short subdivision was published in the Federal Way Mirror and posted at the subject property and city designated notice boards on June 13, 2009. Additionally, the environmental threshold determination was published in the Federal Way Mirror, mailed to property owners within 300 feet of the subject property, and posted on Statement of Facts & Conclusions Page 2 Cottages at Redondo File 09-101993-00-SU/Dm I.D.52672 the subject property and city designated notice boards on November 5, 2008. No comments were received regarding the land use application or environmental determination. 9. Cottage Housing Design Standards — As noted above, Cottage Housing Developments (CHDs) are intended to provide small lot residential development characterized by home orientation to a shared central open space. Demonstration projects are required to comply with specific cottage housing development standards_ Staff provides analysis below of the 15 unique development and design standards prescribed in the Cottage Housing Demonstration Project Ordinance as codified in FWRC Chapter 19.250. (1) Development size —The CHD is proposed on two parcels encompassing 1.3 acres, which is in excess of the .75-acre minimum The development is arranged in a cluster of eight units, well within the four unit minimum and 12 unit maximum. (2) Locational criteria —There is currently one CHD that has received approval by the City of Federal Way, which is located west of I" Avenue South. The location of this development is nearly two miles from the subject property, exceeding the 660-foot maximum separation. (3) Calculation of units — The applicant submitted a pro -forma analysis that demonstrated that the land assembled for this proposal could be developed into four traditional single-family housing units with minimum lot sizes of 7,200 square feet. The cottage development can include up to double the amount of housing units permitted under traditional development scenarios. The eight housing units proposed meet the density criterion. (4) Unit size — As shown on submitted architectural plans, floor area for the CHD units is proposed at 1,099 square feet, meeting the 800 to 1,100 square feet size regulations for CHDs. The applicable floor area for all units is within surrounding exterior walls and does not include porches or those areas that are less than six feet in height. (5) Common open space — The CHD requires 4,000 square feet of open space for the eight units based on a 500 square feet per unit standard. Total open space to be provided is 11,223 square feet, significantly exceeding the prescribed requirement. An inventory of CHD open space is as follows: 5,100 square feet for the courtyard and internal walkways; 623 square feet for the common house; and 5,500 square feet for the terraced community garden. Open space areas will be owned and shared equally by the CHD residents. Applicant is currently exploring ideas and will be working with the city's Surface Water Management (SWM) Division during engineering review to design an underground vault/cistern system to further increase open space opportunities. (6) Private open space — Front yard open space areas are anvnimum of nine feet deep, located between a porch and the property line ranging in size from 414 square feet to 613 square feet. These private yards will be separated from common areas with low picket fencing and will be planted and maintained by individual home owners. (7) Site design — All dwelling traits proposed in the Cottages at Redondo project abut common open space exceeding the 75 percent minimum prescribed in CHD development standards. The central courtyard open space and shared common house abut dwelling units on two sides. While the terraced community garden abuts residences on only one side, the area is supplemental to the required amount of open space and it is easily accessed from all dwelling units via two separate Statement of Facts & Conclusions Page 3 Cottages at Redondo File 09-101993-00-SU/Doc LD 52672 pedestrian walkways. Two retaining walls are proposed on lots 3 and 5. CHD site design standards do not encourage common open spaces in areas with slopes exceeding 15 percent. While the terraced community garden does exceed the 15 percent threshold, staff finds the applicant's proposed use of the sloped portion of the property will provide a benefit to the future homeowners as usable open space. Further, any proposed development of the sloped area would potentially require extensive grading and use of retaining walls, a direct conflict of CHD development standards. Proposed retaining walls located in the terraced garden and lots three and five will be no higher than six feet and will consist of rockery, an attractive alternative to typical ecology block styled walls. Staff finds the proposed retaining walls are not extensive. (8) Design standards —Units 1, 2, 3, 4, & 5 have a roof pitch of 9.5:12 and 10.5:12, which exceeds the required minimum of 6:12 roof pitch. Porch roofs which account for less than 35% of the roof area are at a 2:12 roof pitch. Cottages 6, 7, & 8 have a roof pitch of 10:12 exceeding CHD minimum requirements and contain dormers and porch roofs pitched at 3.5:12 and 2:12, respectively. Portions of the roof containing less than 6:12 are less than 35 percent of the total roof area. Each proposed dwelling unit will have a primary entrance with covered porch oriented towards the CHDs courtyard. All covered porches have depths of at least eight feet. Cottages 1, 2, 3, 4, & 5 contain 87 square feet and cottages 6, 7, & 8 contain 104 square feet of covered porch area. Building elevations depict residential units that are well proportioned and do not appear tall and narrow. Each CHD unit contains ridge height -to -width ratios that do not exceed 1: 1. Two, three -car and one, two -car detached garages are proposed to accommodate CHD parking. The three -car garages will contain 666 square feet (222 square feet per dwelling unit) of gross floor area and the two -car garage will contain 447 square feet (224 square feet per dwelling unit) of gross floor area. Staff finds the detached garages do not exceed the 500 square -foot maximum per dwelling unit requirement prescribed in CHD design standards. (9) Parking— The eight CHD units require 15 parking stalls or 1.8 stalls per unit. The applicant proposes 17 parking stalls to be provided with three detached garages and nine at -grade parking stalls. No on -street parking or carports are proposed with this application. As required per CHD design standards: the detached garages have a minimum 6:12 roof pitch; do not exceed 800 square feet; do not contain doors oriented toward a right-of-way; and do not occupy more than 40 percent of site frontage. Garage structures are segregated west of all dwelling units and common open space. Surface parking lots are not within 15-foot front and 10-foot side setbacks. Surface parking will be screened from right-of-way and adjacent single-family uses via fencing and landscaping. (10) Height — Cottage units meet the maximum 18-foot height pursuant to FWRC 19.05.080, height of structure; in no case does the ridge of any roof exceed 24 feet average building elevation (ABE). (11) Setbacks and building separation — Dwelling units will be setback a minimum 15 feet from the front property line and a minimum 5 feet from side and rear property lines. Dwelling units will be separated by at least 10 feet as a result of side yard setback requirements. All dwelling units contain a front yard oriented toward the common open space. (12) Lot coverage — Total impervious coverage of the 58,190 square -foot lot is 37 percent, or 21,309 square feet, well under the 60 percent maximum. (13) Affordable housing —No affordable housing is proposed for Cottages at Redondo. Statement of Facts & Conclusions Page 4 Cottages at Redondo File 09-101993-00-SU/Doc ID 52672 (14) Common area maintenance — There are extensive common areas involved with this proposal. Prior to plat recording, covenants and controls that demonstrate continued care and maintenance of all CHD common areas with authority and funding for on -going maintenance shall be in place. This shall include provisions for long-term maintenance of the common building, free-standing garages, community garden, and courtyard. This document shall be reviewed by the city and recorded concurrently with the plat document at the King County Division of Elections and Records. (15) General provisions —A 623 square -foot centrally located common building that reflects residential building components is proposed for this CHD project. The two-story gabled building includes a kitchen, dining room, patio, central seating and hobby areas, storage and covered deck. 10. Tree and Vegetation Retention/Replacement — As the existing site will not meet the 34 tree unit minimum; the applicant has submitted a landscape plan to provide additional planting in order to meet tree density requirements. Supplemental planting will provide 70 tree units throughout common open spaces, private parcels and along the internal roadway. Substantial shrub and groundcovers are also being provided. As a condition of approval, the applicant will be required to provide tree protection in accordance with FWRC 19.120.160 for four trees on the adjacent northern property that contain critical root zones within the subject property. U. Clearing and Grading — Clearing will be minimal and narrowed in scope to shrubs and brush as the subject property contains little tree cover. The subject property will require grading to accommodate roads, building pads, and stormwater facilities. The applicant anticipates 2,281 cubic yards of cut and 504 cubic yards of fill. As mentioned previously, grading activities will not result in significant use of retaining walls. Retaining walls will be necessary on the eastern portion of the property. Proposed walls will be six feet or lower, composed ofrockery and appropriately terraced. 12. Concurrency — The Public Works Department's Traffic Division reviewed the applicant's concurrency application and concludes the proposed short subdivision will generate 11 new peak hour trips. Traffic Division staff have determined the 11 new trips generated by the short subdivision will impact the following five projects in the city's six -year Transportation Improvement Plan (TIP) as identified in the Federal Way Comprehensive Plan. Statement of Facts & Conclusions Page 5 Cottages at Redondo File 09-101993-00-SU/n--.I.n.52e72 In order to mitigate the impacts of new trips generated by the proposal, the applicant shall pay a pro- rata share of the five TIP projects in the amount of $38,179.00. Concurrency mitigation fees must be paid prior to recording the short subdivision with King County Division of Elections and Record. 13. Ingress/Egress —Access to the development will be via private roadway within Tract A. The private roadway section is 25 feet wide, which includes 22 feet of pavement with curb and gutter. A five-foot sidewalk will be located on the south side of the roadway. 14. Street Frontage Improvements — The applicant will be required to construct the following half street frontage improvements along 18t' Avenue South as shown in the Federal Way Comprehensive PIan: Type R section which includes a 66-foot-wide right-of-way, 40-foot pavement width, vertical curb and gutter, four -foot planter strips, six -foot -wide sidewalks, and three-foot utility strip. A three-foot dedication of right-of-way will be required to accomplish the Type R section. As a condition of approval, the right-of-way dedication will be conveyed to the city via Statutory Warranty Deed prior to plat recording and must contain clear title. 15. Stormwater — The proposed development meets criteria requiring full drainage review. Development of the site will create additional runoff from new impervious surfaces such as streets and rooftops. The applicant will be required to design a Level 1 Flow Control facility meeting the requirements of the citv's amended version of the 1998 King County Surface Water Design Manual. As previously noted, the applicant has been granted approval from the city's SWM Division to utilize an underground vault system to comply with flow control requirements. A water reclamation system will be a component of the facility and will be used to irrigate vegetated areas within the CHD. Where feasible, several areas throughout the CHD will incorporate Low Impact Development features such as pervious pavers. 16. Fire Protection — South King Fire and Rescue has accepted the Hammerhead internal road layout as an alternative to a typical cul-de-sac turnaround. As a condition of their acceptance, sprinklers are required in all dwelling units and the common house. The Certificate of Water Availability from Lakehaven Utility District indicates that water will be available to the site in sufficient quantity to satisfy fire flow standards for the proposed development. 17. Water and Sewer— The applicant proposes to serve the CHD with a public water supply and distnbution system managed by the Lakehaven Utility District. The May 30, 2008, Certificate of Water Availability indicates Lakehaven's capacity to serve the proposed development through a Developer Extension Agreement (DEA). The applicant proposes to serve the proposed plat by a public sewer system managed by Lakehaven Utility District. A May 30, 2008, Certificate of Sewer Availability indicates the district's capacity to serve the proposed development which will require sewer service connection permits and possible service agreements from the district. 18. Engineering Requirements —The applicant must obtain authorization to proceed for the engineering permit currently under review with the Public Works Department prior to construction of plat infrastructure. 19. Homeowners' Association — As the CHD contains numerous common areas and internal infrastructure, the applicant will be required to form a Homeowners' Association to administer responsibilities and duties of the residents of the development. Such duties shall include but not be limited to the maintenance and repair of internal roadways, stormwater facility, pedestrian areas, common open space, community garden, common house, and all other areas within Tracts A and B. Statement of Facts & Conclusions Page 6 Cottages at Redondo File 09-101993-00-SU/Doc. Ln.52672 Documents related to the formation of such an association shall be noted on the plat document and recorded concurrently with the short subdivision. 20. Conditions of Approval — The following conditions of approval shall be a component of the short subdivision decision. (1) The applicant shall dedicate three-foot right-of-way along the 181h Avenue South frontage which shall be conveyed to the city via Statutory Warranty Deed prior to plat recording and shall contain clear title. (2) The applicant shall draft a Conditions, Covenants and Restrictions (CC&Rs) document prior to recording the plat detailing the duties and obligations of the tract areas and common house lot. The CC&Rs shall contain, but not be limited to repair and maintenance activities associated with: internal roadways; stormwater facility; pedestrian areas; common open space; community garden; common house and underlying Lot 9; and all other areas within Tracts A and B. The CC&R document shall also prohibit selling of the Common House or underlying Lot 9 and Tract areas for Profit or private use. The applicant shall submit the document to the city for review prior to recording. The CC&Rs shall be noted on the plat and recorded concurrently with the short subdivision. (3) The applicant shall formally create a Homeowners' Association (HOA) to administer the duties and obligations of the CC&Rs. The applicant shall submit the document to the city for review prior to recording. The HOA shall be noted on the plat and HOA documents shall be recorded concurrently with the short subdivision. (4) The applicant shall include a plat note prohibiting the sale of the Common House, Common Lot 9, and Tracts A and B for private use. 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. (5) The applicant shall submit the traffic mitigation payment of $3 8,179.00 as identified in the city's concurrency analysis to mitigate the impacts of new trips generated by the proposal. Payment of fees shall be made prior to plat recording. (6) The applicant shall provide tree protection in accordance with FWRC 19.120.160 for four trees on the adjacent northern property that contain critical root zones within the subject property. (7) The applicant shall submit a final landscape plan that includes street trees from the approved Development Standards list and sod in the 4-foot planter strip along 18`h Avenue South. (8) Prior to issuance of any building permit for the subject site, submitted plans shall depict all buildings to contain approved sprinkler systems. 21. Short Subdivision Approval Criteria— Based on the above statement of facts, staff has determined the proposal is consistent with applicable site plan approval criteria required for Process III `Project Approval' pursuant to the following FWRC 19.65.100(2) items. Staff responses (italicized) follow each criterion: Statement of Facts & Conclusions Page 7 Cottages at Redondo File 09-101993-00-SU/no-.1,D.52e72 (1) It is consistent with the comprehensive plan; Staff Response — This criterion has been met. The comprehensive plan is used, among other documents, as a basis for implementing regulations such as zoning, critical areas requirements, and the State Environmental Policy Act (SEPA). The CHD has undergone site plan review, environmental review, and must comply with the Federal Way Comprehensive Plat (FWCP). The CHD short subdivision application was reviewed and determined to be consistent with the following goals and policies contained in FWCP: a. LUG1 — Improve the appearance and function of the built environment- b. LUP 1 — Use residential design performance standards to maintain neighborhood character and ensure compatibility with surrounding uses. c. LUP19 — Consider special development techniques (e.g. lot size averaging, cottage housing (emphasis added), and planned unit development) in single-family areas, provided they result in residential development consistent with the quality and character of existing neighborhoods. d. HP17 — Increase capacity and encourage greater diversity of housing types and costs for both infill and new development through various methods, such as inclusionary zoning, density bonus, transfer of development rights, cluster housing, cottage housing (emphasis added), garden housing, duplexes and low to moderate density housing types. (2) It is consistent with all applicable provisions of this title; Staff Response — This criterion has been met. The CHD short subdivision application has been reviewed under SEPA; the FWCP; all applicable provisions of FWRC including Title 14 "Environmental Policy', Title 16 "Surface Water Management", Title 18 "Subdivisions" and Title 19, "Zoning and Development Code;" and is consistent with all applicable provisions and laws, provided all recommended conditions of approval are met. (3) It is consistent with the public health, safety, and welfare; Staff Response — This criterion has been met. The CHD short subdivision is consistent with the public health, safety, and welfare. The proposal will provide adequate and safe pedestrian circulation via delineated pathways within the subject property and to newly improved 18`h Avenue South. Right-of-way dedication and improvements will provide adequate capacity to the adjacent street system The short subdivision has been reviewed under SEPA; the FWCP; all applicable provisions of FWRC. Proposal is consistent with all applicable provisions and laws, provided all recommended conditions of approval are met. (4) It is consistent with design criteria listed in FWRC 18.05.020; Staff Response — The CHD short subdivision complies with the ten purpose statements of the city's subdivision code as contained in the referenced citation. (5) It is consistent with the development standards listed in Chapter 18.55 FWRC, and FWRC 18.60.030 through 18.60.120, other applicable ordinances or regulations of the city, and Chapter 58.17 RCW. Statement of Facts & Conclusions Page 8 Cottages at Redondo File 09-101993-00-SU/Dm. J.n, 52672 Staff Response — The CHD short subdivision has been reviewed and complies with applicable portions of the city's general subdivision design criteria and subdivision improvements as referenced in the code citations. These findings shall not waive compliance with future City of Federal Way codes, policies, and standards relating to this development. Prepared by: Matthew Herrera, Associate Planner Statement of Facts & Conclusions Cottages at Redondo Date: February 25, 2010 Page 9 File 09-101993-00-SU/D. c. I.D. 52672 Matt Herrera From: Matt Herrera Sent: Wednesday, November 14, 2012 10:39 AM To: 'Shannon Eldredge'; Kevin Peterson Cc: Steve Lee; Doug Sawyer; Mom & Dad Eldredge Subject: RE: The Cottages r@ Redondo Attachments: Extension.pdf; Decision.pdf; Findings.pdf; Landscape Plan Approval.pdf Hi Shannon, Lucky for us the files were not in our offsite storage facility yet and I was able to track down all the documents. I've attached copies of the dots you requested. Unfortunately when I converted them to PDF several subheadings became distorted but all substantive information is legible. I've taken your questions and responded to each below: I do not have record of the city's response [extension approval] - could you please send me a. digital copy of that letter? Yes, see attached. We will need some guidance on how to move forward - here are a few of my questions: 1. The last communication I had with Matt and Emily Buchwalter (architect) was changing the "common house" to a 9th unit for sale... where did we end up with that? It looks like it should work. We established a separate lot for the common house instead of a tract so we won't have to worry about changes to the plat document itself. We will need to modify the decision to remove restrictions on the sale of the common house and make it a single-family dwelling. Here's couple of things to keep in mind. Not an exhaustive list but what caught my eye as I perused the file: Density Restrictions in the cottage housing ordinance limit the density of units to double what would be developed under a pro -forma site plan designed under traditional code. The pro -forma submitted with the application show four lots on the site which would allow the current eight dwelling units to be permitted with cottage housing. It looks like we could squeeze one more lot into that pro -forma to make five lots which would give us the ability to convert the common house into a dwelling unit and meet the cottage housing density provisions. You'll want to mention this in your short plat modification request and we can chat about it further for clarification. Open Space You'll need to recalculate the open space totals for the plat. Each dwelling unit requires 500 s.f. of common open space. So you'll need to subtract the common house which was counted as open space for the other residents and you'll need to make sure you have 500 s.f. to give for the net gain of a dwelling unit. 2. For all permitting - what are our deadlines and will I need to apply for additional extensions due to our circumstances? The current extension expires March 11, 2013. You are able to request additional extensions and I would recommend you submit a new request soon. The code requires you submit it no less than 60-days prior to the lapse of approval. One change from your previous extension will be a condition to design stormwater facilities to meet the 2009 King County Surface Water Design Manual requirements. 3. Steve Lee requested our preliminary plat conditions - is this something you can pass along to him? Yes, I've attached the preliminary decision with findings which includes the conditions. Please keep in mind the extension will require a stormwater design that meets the city's current standards which are the 2009 KCSWDM and city addendum. Hope this helps. Let me know if you have other questions or need clarification. -Matt Matt Herrera Associate Planner City of Federal Way 253.835,2638 From: Shannon Eldredge [mailto:shannonkayeldredge@yahoo.com] Sent: Tuesday, November 13, 2012 8:43 PM To: Matt Herrera; Kevin Peterson Cc: Steve Lee; Doug Sawyer; Mom & Dad Eldredge Subject: Re: The Cottages @ Redondo Great! Thanks so much Matt. My grandfather really enjoyed his conversations with you as well... and thank you for the taking the time you did with him. I look forward to your response and catching up with you on the status of the Cottages. FYI - I will be out of town next week and most likely try to get in touch the following week, after the holiday weekend. Thanks again, Shannon Eldredge cell: 206.817A943 From: Matt Herrera <Matt.Herrera@a citvoffederalway.com> To: 'Shannon Eldredge'<shannonkayeldredpe@yahoo.com>; Kevin Peterson <Kevin.Peterson(a3c!tyoffederalway,com> Cc: Steve Lee <steve@pellc.org>; Doug Sawyer <dsawmanl Iaaol.com>; Mom & Dad Eldredge <da leandsue(d)ce nturytel. net> Sent: Tuesday, November 13, 2012 3:16 PM Subject: RE: The Cottages @ Redondo Shaimon, I'm so sorry to hear about the passing of your grandfather. I always enjoyed chatting with John on his occasional visits to city hall. He had a wonderful sense of humor and we often spoke of all sorts of subjects outside of what he had originally came to see me about. Regarding the Cottages al Redondo project, I'll need to track down the file to respond to your questions. I should have the answers by the end of this week that I will email to you. We can follow-up with a phone call if there is anything else. Best, -Matt Matt .Herrera, Associate Planner Community and Economic Development 33325 8tb Avenue South Federal Way, WA 98003 253.835.2638 (p) / 253.835.2609 (fl Matt.Herrera citvoffederalwa .corn From: Shannon Eldredge fmaiEto:shannonkayeldredae@yahoo.coml Sent: Monday, November 12, 2012 9:25 PM To: Matt Herrera; Kevin Peterson Cc: Steve Lee; Doug Sawyer; Mom & Dad Eldredge Subject: The Cottages @ Redondo Matt and Kevin, The Cottages @ Redondo project has been on hold for quite a while now, due to the depressed real estate market. In addition, our family has gone through a great loss of my grandfather, John Sawyer - who has been spear -heading this effort for years. Steve Lee is still working with us as our civil engineer and has recently been re -working the drawings to remove the large storm -water vault to make the project more cost effective and attractive to developers. I would like to get back on track with the permitting process and the city's check list. The attached letter is one that I wrote in Feb. of 2011 in order to get an extension on our preliminary CHD Short Subdivision Approval. do not have record of the city's response - could you please send me a digital copy of that letter? We will need some guidance on how to move forward - here are a few of my questions: 1. The last communication I had with Matt and Emily Buchwalter (architect) was changing the "common house" to a 9th unit for sale... where. did we end up with that? 2. For all permitting - what are our deadlines and will I need to apply for additional extensions due to our circumstances? 3. Steve Lee requested our preliminary plat conditions - is this something you can pass along to him? Thank you in advance for your help on this, Shannon Eldredge cell: 206.817.4943 CITY OF t Federal Way April 27, 2011 Shannon Eldredge Tom Sawyer Enterprises Inc. 2016 38' Street NW Gig Harbor, WA 98335 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 #09-101995-00-EN; LANDSCAPE PLAN APPROVAL Cottages at Redondo, Parcels 367440-0140 & 367440-0145, Federal Way Dear Ms. Eldredge: The Planning Division has completed review of the Cottages at Redondo final landscape plan as conditioned by the project's short plat decision (File 09-101993-SU). The landscape plan is hereby approved as it meets applicable requirements of the landscape regulations set forth in Federal Way Revised Code Chapters 19.125 and 19.250. Short plat condition #6 will not be required as the critical root zone for the off -site trees extends into the building pad area for the northern garage and the terraced community garden on the east portion of the site. The applicant shall incorporate tree protection measures as proposed on Sheet L1.1. If you have any questions regarding this letter or your project in general, please contact me at 253-835- 2638 or matt.herrera@cityoffederalway.com. Since Matthew Herrera Associate Planner enc: Approved Landscape Plan c: Kevin Peterson, Engineering Plans Reviewer DOC. I.D. 57 5 34 CITY OF A�k Federal June 12, 2009 Jeremy Haug Sound Engineering 1102 Commerce Street, Suite 300 Tacoma, WA 98402 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 #09-101993-00-SU; LETTER OF COMPLETE APPLICATION & TECHNICAL COMMENTS Cottages at Redondo, APN 367440-0140 & 367440-0145, Federal Way Dear Mr. Haug: The Department of Community Development Services is in receipt of your May 29, 2009, short subdivision application. The proposed short subdivision is one of three selected cottage housing demonstration projects authorized by city council ordinance 08-580. Site improvements include: eight -lot short subdivision with cottage style housing; four tracts containing access, open space, and stormwater facilities; and frontage improvements along 18" Avenue South. The applicant had originally submitted a Process IV Master Land Use application with an environmental checklist (file 08-103454-UP and 08- 103455-SE) prior to withdrawing the application and submitting a short subdivision application. An environmental Determination of Nonsignificance (DNS) was issued November 5, 2008. NOTICE OF COMPLETE APPLICATION Please consider this correspondence as a Notice of Complete Application. Pursuant to Federal Way Revised Code (FWRC) 18.30.050, the application is deemed complete as of June 11, 2009, based on a review of your submittal relative to those requirements as set out in FWRC 19.30.030. The submittal requirements are not intended to determine if an application conforms to the City of Federal Way codes; they are used only to determine if all required materials have been submitted. A technical review of the short plat application has begun. Several comments from the Planning Division have been included in this letter with regard to new zoning ordinances that have recently been implemented. Further comments from Planning, Development Services, and Traffic will be sent under separate cover. Having met the submittal requirements, a Notice of Application will be posted on site, published in the Federal Way Mirror, and posted on the City's official notice boards June 13, 2009. TECHNICAL COMMENTS The Planning Division provides the following comments with regard to the newly adopted clearing, grading, and tree retention ordinance made effective May 11, 2009. Several of the newly adopted guidelines will require corrections to the following: 1. Rockeries — The newly adopted ordinance restricts retaining walls to a maximum of six feet in height as measured from finished grade to the top of the wall. A portion of the rockery in the northeast portion of the terraced garden is measured at eight feet in height (TW 473 BW 465). Please redesigLi the rockpa to conform to new retainin wall standards. C Mr. Haug ' 1.me 12,2009 Page 2 2. Tree Density — The city has also adopted new tree retention/density requirements. New developments must maintain a minimum tree density measured by "tree unit credits." Single- family residential zones must maintain a minimum tree density of 25 credits per acre, or 34 credits for the subject property (25 credits x 1.34 acres) via retention, replacement and/or supplemental planting. Credits are assigned to all trees based on their diameter at breast height, (4.5 feet above the ground). The larger the tree, the more credits it is assigned (e.g. the 34-inch cedar tree located on the subject property would be assigned 3 tree credit units). As the subject property would not meet the minimum tree density requirements, supplemental planting will be needed Tree unit credits are also assigned to replacement trees depending on their species. Large canopy replacement species such as western red cedar are assigned 1.5 tree unit credits and small canopy species such as western crabapple are assigned .5 tree unit credits. Prior to prdjp1LnM approvg the ci re uires a tree retention plan, co leted by a licensed landsca a architect or arborist detaili how the ro'ect will meet the tree density standards. 3. Grading Plan — The city's new clearing and grading policies (FWRC 19.120.040) require the submitted grading plan to include the following missing item: A minimum of two cross sections of the site, drawn to scale, doicting the existing and proposed gade and an prgposed rockeries and/or retaining walls. CLOSING I have enclosed portions of the new clearing, grading, and tree code sections, which will provide additional guidance with regard to tree unit credit assignments. The ordinance (#09-610) can be accessed in its entirety at the city document library at http://www.cityoffederalway.com/Page.aspx?page=435. I have also included a draft handout providing recommended tree species and their canopy size category. Please remove the VILyious land use application's yellow public notice board posted at the site. A new notice board will be posted by the city for the current application. As mentioned above, further comments will be sent under separate cover. If you have any questions regarding this letter or your development project, please contact me at 253-835-2638 or matt. herrera@cityoffederalway. corn 5incerel • `f r Matthew Herrera Associate Planner enc: Portions of FWRC Chapter 19.120 Recommended Tree Species Bulletin c: Emily Buchwalter, Medici Architects, 2233 102nd Place SE, Bellevue, WA 98004 Kevin Peterson, Engineering Plans Reviewer Soma Chattopadhyay, Traffic Engineer 09-101993 Doc. 1 D 50297 ACITY OF i.. Federal Way June 22, 2009 Jeremy Haug. Sound Engineering 1102 Commerce Street, Suite 300 Tacoma, WA 98402 CITY HALL 33325 8th Avenue South Mailing Address: PO Box 9718 Federal Way, WA 98063-9718 (253) 835-7000 www.cityoffederalway.com RE: File #09-101993-00-SU; TECHNICAL COMMENT LETTER Cottages at Redondo, APN 367440-0140 & 367440-0145, Federal Way Dear Mr. Haug: The City of Federal Way is currently reviewing the above -referenced short subdivision application. The applicant proposes to subdivide two existing single-family residential lots into eight single-family cottage housing residential lots, four tracts, and frontage improvements along 18t' Avenue South. The short subdivision application was deemed complete June 11, 2009. A Notice of Application was published per Federal Way Revised Code (FWRC) 18.30.080 guidelines Jame 13, 2009. TECHNICAL COMMENTS Unless noted otherwise, the following comments provided by city departments must be addressed prior to preliminary short subdivision approval. The following items are in addition to the three items requested by the Planning Division included in the June 12, 2009, complete application letter. If you have questions regarding any of the comments, please contact the appropriate department representative. Matthew Herrera, Planning Division, 253-835-2638, matt.herrera@cityoffederalway.com Short Plat — When resubmitting corrections or submitting the mylar for recording, please include the city's file number 09-101993-SU in the title block. 2. Covenants, Conditions and Restrictions (CC&Rs) — Prior to recording the short subdivision with King County Division Elections & Records, the city will require the applicant to submit CC&Rs establishing a homeowners' association pursuant to FWRC 19.250.260. The association shall provide oversight and equal responsibility of all common tracts. The CC&R document shall be referenced on the plat document and recorded concurrently with short subdivision. Kevin Peterson, Development Services, 253-835-2734, kevin.peterson@cityoffederalway.com Public Works Development Services has reviewed the materials submitted for the proposed short plat application. The applicant shall address the following items prior to preliminary approval: The vicinity map on Sheet 1 incorrectly depicts the SITE area. 2. The existing road and utility easement shall be vacated The easement vacation documents shall be recorded at King County, with copies provided to the City. Mr. Hang' Jane 24 2609 Page 2 3. The Private Access roadway section (Sheet 3) shall be as follows: a. The private access roadway shall be shown with vertical curb and gutter. b. The total roadway width (face of curb to face of curb) shall be 20 feet. c. If the applicant wishes to deviate from these standards, a Right -of -Way Modification request and associated fees shall be submitted to the City for review. 4. The 18`h Avenue South roadway section shall be as follows: a. Existing right-of-way width (1/2-street, left side) is 30 feet. b. Proposed right-of-way width (1/2-street, right side) shall be 33 feet. C. The utility strip behind sidewalk shall be shown as 3 feet. This also corresponds to the 3-foot right-of-way dedication width. 5. The `Common House' may need to be located on a separate building lot, rather than on a tract (applicant shall verify with Building Department). 6. The 3-foot right-of-way dedication shall occur prior to any additional easements needed for new utilities to serve the project. The applicant shall provide the City with a completed Statutory Warranty Deed worksheet, along with legal description and drawing exhibits that describe and depict the dedication area. Soma Chattopadhyay, Traffic Division, 253-835-2745, soma.chattopadhyay@cityoffederalway.com 1. Site Access Analysis — Please amend the following inconsistencies in the report: a. It is stated that 4 PM peak hour trips will be generated by the project on page 3, while page 4 states the project will generate 8 PM peak hour trips. b. The trip generation was calculated using Residential Condominium/Townhouse (Land use Code 230). The updated land use application is submitted as a short plat. Please calculate the trip generation using single family (Land use Code 210). c. Using ITE Trip Generation Handbook 8`h edition, the project will generate 11 PM peak hour trips. 2. Plan Review Comments: a. The Traffic Division is reviewing the concurrency application. The concurrency application fee is $1576.50 with payment due at time of receipt. b. A street light is required on 181h Avenue South and the private street. Please install streetlights according to city standard. C. Private road should be minimum 25 feet with 5 feet sidewalk and 20 feet pavement. d. The city typically approves gated entries on a case -by -case basis. If approved, be advised any future queuing or safety issues resulting from the gated entry will require the homeowners to address and/or mitigate the issue(s) to the city's satisfaction. CLOSING When resubmitting, please include six copies of required plans and four copies of required reports with a resubmittal form Code sections and development standards can be downloaded from the city website at www. cityoffederalway. corn 09-101993 Doc LD 50403 Mr. Haug June 22, 2009 Page 3 Pursuant to 18.05.090, if an applicant fails to provide additional information to the City within 190 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. Matthew Herrera Associate Planner c: Emily Buchwalter, Medici Architects, 2233 102°d Place SE, Bellevue, WA 98004 Kevin Peterson, Engineering Plans Reviewer Soma Chattopadhyay, Traffic Engineer enc: Resubmittal Information Form 09-101993 Doc. I.D. 50403 111 CITY OF FEDERAL WAY DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES DEVELOPMENT REVIEW COMMITTEE TRANSMITTAL Resubmittal DATE: January 6, 2010 TO: Kevin Peterson, Engineering Plans Reviewer Sarady Long, Senior Transportation Planning Engineer Scott Sproul, Assistant Building Official Chris Ingham, South King Fire & Rescue FROM: Matthew Herrera FILE NUMBER(s): 09-101993-00-SU RELATED FILE NOS.: None PROJECT NAME: COTTAGES AT REDONDO PROJECTADDRESS: *NO SITE ADDRESS* ZONING DISTRICT.- RS 7.2 PROJECT DESCRIPTION: Short platting into 8 lots for construction of cottage housing, single family development. LAND USE PERMITS: Short Subdivision PROJECT CONTACT: SOUND ENGINEERING 1102COM1\4ERCESTSuite300 MATERIALS SUBMITTED: Short Plat Documents SOUND ENGINEERING, INC. CIVIL ENGINEERS • LAND PLANNERS RESUBMITTED File No.: 06154.10 DEC, 0 2 2009 December 2, 2009 CITY OF FEDERAL WAY BUILDING DEPT. Matthew Herrera City of Federal Way Planning Division 33325 8th Avenue South Federal Way, WA 98063-9718 Project: Cottages at Redondo Subject: Response to City of Federal Way's Technical Comment Letter Dear Matt: This letter is in regards to the City's review comments dated June 22, 2009. The comments have been addressed as follows (note that the item numbers correspond to the numbering in the June 22nd letter): Comments from Matthew Herrera, Planning Division 1) Short Plat/city file number: The city's file number (09-101993-00-SU) has been added to the short plat drawing sheets. 2) Covenants, Conditions and Restrictions (CC&Rs): This item will be addressed by the surveyor. Comments from Kevin Peterson, Development Services 1) The vicinity map on Sheet 1 incorrectly depicts the SITE area: The vicinity map has been corrected. 2) The existing road and utility easement shall be vacated: The surveyor has been requested to complete this easement vacation. 3) Private Access roadway section: a) Vertical curb and gutters are provided for the private access roadway; b) The total roadway with (face of curb to face of curb) is 24 feet. 1102 Commerce Street, Suite 300, Tacoma, WA 98402 • (253) 573-0040 • FAX (253) 573-0142 December 2, 2009 Page 2 4) 18th Avenue South roadway section: a) Existing right-of-way, left side is 30 feet; b) Proposed right-of-way, right side is 33 feet; c) The 3 foot right-of-way dedication is provided. 5) The common house is located on a separate building lot (Lot 9). 6) Noted. Comments from Soma Chattopadhyay, Traffic Division 1) Site Access Analysis: Amended document is forthcoming as requested. 2) Plan Review Comments: a) Noted; b) Please refer to the street lighting plan; c) The private road is 25 feet wide with 22 feet of pavement, and a 5 foot sidewalk on the south side of the roadway; d) The entry will not be gated. Please feel free to call if you have any questions or comments regarding this matter. Sincerely, Timothy D. Holderman, P.E. Project Engineer Cc: File R:\PROJECTS\2006\06154\DOCUMENTS\LETTERS\1st resubmittal.12.02.09\06154.Response to City of Federal Way (6.22.09 letter).12.02.09.doc CITY OF FEDERAL WAY DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES DEVELOPMENT REVIEW COMMITTEE TRANSMITTAL DATE: December 10, 2009 TO: Kevin Peterson, Engineering Plans Examiner Sarady Long, Senior Transportation Planning Engineer Scott Sproul, Assistant Building Official Chris Ingham, South King Fire & Rescue FROM: Matthew Herrera FILE NUMBER(s): 09-101993-00-SU RELATED FILE NOS.: None PROJECT NAME: COTTAGES AT REDONDO PROJECTADDRESS: *NO SITE ADDRESS* ZONING DISTRICT.- RS 7.2 PROJECT DESCRIPTION: Short platting into 8 lots for construction of cottage housing, single family development. LAND USE PERMITS: Short Subdivision and Engineering PROJECT CONTACT: SOUND ENGINEERING 1102 COMMERCE ST, Suite 300 Tacoma, WA 98402 MATERIALS SUBMITTED: 1. Response Letters 2. Landscape Plans 3. Civil Plans SOUND ENGINEERING, INC. CIVIL ENGINEERS • LAND PLANNERS 9F-SUBMITTED DEC' 0 2 Z009 File No.: 06154.10 AY December 2, 2009 CITBUILDING DEPT. Matthew Herrera City of Federal Way Planning Division 33325 8th Avenue South Federal Way, WA 98063-9718 Project: Cottages at Redondo Subject: Response to City of Federal Way's Letter of Complete Application & Technical Comments Dear Matt: This letter is in regards to the City's review comments dated June 12, 2009. The comments have been addressed as follows (note that the item numbers correspond to the numbering in the June 12th letter): 1) Rockeries: All rockery walls are six feet in height or less. A rockery design for walls over 4' in height will be provided at a later date. 2) Tree Density: Please see the provided landscaping plans. 3) Grading Plan: Please see sheet SEC for the site cross sections. Please feel free to call if you have any questions or comments regarding this matter. Sincerely, Timothy D. Holderman, P.E. Project Engineer Cc: File N:\Sound Engineering\06154.10\RECORDS\Outgoing\City\06154.Response to City of Federal Way (6.12.09 letter).12.01.09.doc 1 1102 Commerce Street, Suite 300, Tacoma, WA 98402 + (253) 573-0040 ■ FAX (253) 573-0142 FEDERAL WAY I R R 0 R A SOUND PUBLISH % NEWSPAPER Affidavit of Publication Rudi Alcott, being first duly sworn on oath, deposes and says that he is the Publisher of The Federal Way Mirror, a 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 by the aforementioned place of publication of said newspaper. That the annexed is a true copy of a legal advertisement placed by City of Federal Way — Community Development Dept. FWM 1551 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 13th day of June, 2009 , and ending on the 13th day of June, 2009 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 $138.43, 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 7th day of July, 2009. Notary Public in and for the State of Washington, Residing at Federal Way NOTARY PUBLIC STATE OF WASHINGTON TERYL A. HELLER My Appointment Expires Sept. 04, 2012 1414 S. 324fh STHIT, SUITE B210, FEDERAL WAY, WA 98003 z 253-925-5565 ■ f A X: 253-925-5750 CITY OF FEDERAL WAY F7etei;tdlr-t! : i n' lone•=i(Ilrli''r,irwo (L.1 ;. f NOTJCE OF LAND USE APPLICATION Retcvant Environmental Dcicumrnts Are Available at tha Address Below- Yes Prcj�,ctl,lam,: C-ttaoes.- Redondo Developolenl Regul,itirns W. Bc Used for Project Rc-vinvi Known at tiriaTini.r: Federal Prnjcct Description. Proposed coltag. k'.. y Revised `'ode Title 1 Surface Water housing i I subdivision consisting . i c J ' l.lanaa - ::: , rl:' T.I • 11 ; i_ ,';:' - i , .:?d Title ..ir.-I `,: v resid. t..I I. -• f --i Traci . .r 1 1. '-caning . : 1_.l uY-ri WC-[ associated site i:rrprovement . 1 L . Eli. plicaticm - c three -r .fage ,I UsIng . rr;:.nstrat ion Public Comment .Z, Appeals: 'r official projects auth-rized ' review :., ;' :. Counr r,rvject :•I - i available fr-.r r i. I i c •-t'i,,:ti at Ordinance, i t!c partm• r' I f CO.. ,rnu il', Ueveis_il+niwnt (vices {.:. ldress h.:I •:::•, r-;ty : . =o;, may Applicant: I, rn Sawyer E- l pr tr c.r:L:., l .;; f1-� i C.Imment r;. 1; I- sl ;�, t plat reel I1`vd• Gig F WA98335 ,-r1caV ,n r—. ii-o Director .. C--:iununify Developrrierd 5ef sires u Ertl ate a7.20c34. C�niy Project Location: The L I nil: has n.1 r-,.-sons , ; --::bmit writtarr docuai to the been {-Lin-il., 111ressed Tf - affeCJL'-.1 King Ujrector. r pecificaIly ra a copy ,.,t tt o C, i"If parcef,• rvu 3674 ' I.1=1.. ; 1 "-�71 ':r- c-rigin _ J_ is i n..,. ...: peal : i - li.r elnrs 1 located near 1. 1, inter - t..,. 1,;. d'- - "M Avert:.•: t.:; r c ' Pacific Highway : • ,th Availability of FfI_: Tri, official proje0t. lib is ❑at`• Application Received: May ^ '. 2009 availat r i:r•I +_ .._:, _ [ rl , Oepar:a'f,rrrof Qnfe Ueteranined Complete: June 11. 2009 C iZ,iii,r•i'; Ueveio, ;i- n: .r•.t. Da.tn of IJnlir,rs of AppIicationi-- .'; i;;,- 13. 2049 CUrnrnertt ❑uo DVK: l:ra Lt, 2009 Stan CorrtaL�l- Matthev, I i :rrera, Associate Permits Required by This Application: F''.: rr:. r. 253-:;:, 2 "3 ?l i". t Pubd vision (, rc: •' rt993 L1 i .an., • r:Cr.'i-•i.ru••: RFiI_ 1;315i r 1•r'ilJ. FNdS,f 1;,�1 l:,ttr cr PLr'.7licati:rrr Jr1;; : 13- 2:1r:10 Othvr Permit!, Kn�tvn at thi,. Timri and Not lnrlrrded in Thrti Applicati'nn: Engineering Exlsfing Environmental Documents: Rolirnlri.�rq T - itn'onl Informaifor Report, Ge0t.chnir:•rl RC'f II, and Environmental NOTICE OF LAND USE APPLICATION Project Name: Cottages at Redondo Project Description: Proposed cottage housing short subdivision consisting of eight single-family residential lots, four tracts, and associated site improvements. The application is one of three cottage housing demonstration projects authorized for review by City Council Ordinance 08-580. Applicant: Tom Sawyer Enterprises, 2016 38t` Street NW, Gig Harbor, WA 98335 Project Location: The subject site has not been formally addressed. The affected King County parcels are 367440-0140 and 367440-0145 located near the intersection of 18`' Avenue South and Pacific Highway South. Date Application Received: May 29, 2009 Date Determined Complete: June 11, 2009 Date of Notice of Application: June 13, 2009 Comment Due Date: June 29, 2009 Permits Required by This Application: Short Subdivision (File #09-101993-SU) and Concurrency (File #09-101994-CN). Other Permits Known at this Time and Not Included in This Application: Engineering (File #09- 101995-EN) Existing Environmental Documents: Preliminary Technical Information Report, Geotechnical Report, and Environmental Determination of Nonsignificance (DNS). Relevant Environmental Documents Are Available at the Address Below: Yes Development Regulations to Be Used for Project Review Known at this Time: Federal Way Revised Code Title 16 `Surface Water Management;' Title 18 `Subdivisions;' and Title 19 `Zoning and Development Code.' Public Comment & Appeals: The official project file is available for public review at the Department of Community Development Services (address below). Any person may submit written comments on the short plat application to the Director of Community Development Services by June 29, 2009. Only persons who submit written documents to the Director, or specifically request a copy of the original decision may appeal the Director's decision. Availability of File: The official project file is available for public review at the Department of Community Development Services, 33325 a Avenue South, Federal Way, WA 99063-9718. Staff Contact: Matthew Herrera, Associate Planner, 253-835-2638 Doc I D. 50264 DEPARTMENT OF CONENWNITY DEVELOPMENT SERVICES 33325 8th Avenue South PO Box 9718 Federal Way WA 98063-9718 253-835-7000; Fax 253-835-2609 DECLARATION OF DISTRIBUTION I hereby declare, under penalty of perjury of the laws of the St*eo-f--W4as ngton, t a�a. ANotice 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/orxposted to or at each of the attached addresses on 2009. Project Name File Number(s) © I g93--DC) -5U Signature Date K:\Intern\Declaration of Distribution with Posting Sites.doc/Last printed 6/12/2009 11:52:47 AM Posting Sites: Federal Way City Hall - 33325 8t" Avenue Federal Way 320t" Branch Library - 848 South 3201" Street Subject Site - Cottages at Redondo: 18t" Ave South & Pacific Hwy South K:\Intern\Declaration of Distribution with Posting Sites.doc/Last printed 6/12/2009 11:52:47 AM Ciry o Federal Way NOTICE OF LAND USE APPLICATION Project Name: Cottages at Redondo Project Description: Proposed cottage housing short subdivision consisting of eight single-family residential lots, four tracts, and associated site improvements. The application is one of three cottage housing demonstration projects authorized for review by City Council Ordinance 08-580. Applicant: Tom Sawyer Enterprises, 2016 38`h Street NW, Gig Harbor, WA 98335 Project Location: The subject site has not been formally addressed. The affected King County parcels are 367440-0140 and 367440-0145 located near the intersection of 18`h Avenue South and Pacific Highway South. Date Application Received: May 29, 2009 Date Determined Complete: June 11, 2009 Date of Notice of Application: June 13, 2009 Comment Due Date: June 29, 2009 Permits Required by This Application: Short Subdivision (File #09-101993-SU) and Concurrency (File #09-101994-CN). Other Permits Known at this Time and Not Included in This Application: Engineering (File #09- 101995-EN) Existing Environmental Documents: Preliminary Technical Information Report, Geotechnical Report, and Environmental Determination of Nonsignificance (DNS). Relevant Environmental Documents Are Available at the Address Below: Yes Development Regulations to Be Used for Project Review Known at this Time: Federal Way Revised Code Title 16 `Surface Water Management;' Title 18 `Subdivisions;' and Title 19 `Zoning and Development Code.' Public Comment & Appeals: The official project file is available for public review at the Department of Community Development Services (address below). Any person may submit written comments on the short plat application to the Director of Community Development Services by June 29, 2009. Only persons who submit written documents to the Director, or specifically request a copy of the original decision may appeal the Director's decision. Availability of File: The official project file is available for public review at the Department of Community Development Services, 33325 81h Avenue South, Federal Way, WA 98063--9718. Staff Contact: Matthew Herrera, Associate Planner, 253-835-2638 Doc I D. 50264 CITY OF I Federal Way Cottages at Redondo Cottage Housing Demonstration Project U cc - w -- a co Subject Property p Vicinity Map File # 09-101993-00-SU Cottage housing short subdivision of eight single-family lots. N W E S 200 0 200 Feet 411k CITY 40'::tSP 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.cityoffederalway.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 & Optional 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 )Iza--mailed and/or ❑ posted to or at each of the attached addresses on ►, e � � , 2009. Project Name File Number(s) 0 9 r 9© 9- 1 0 J J y. b 9 -- I6Q Signature Date K:\CD Administration Rles\Declaration of Distrlbution.doc/Last printed 1 /5/20D9 3:44*00 PM CITY OF .,,a' Federal Way NOTICE OF LAND USE APPLICATION Project Name: Cottages at Redondo Project Description: Proposed cottage housing short subdivision consisting of eight single-family residential lots, four tracts, and associated site improvements. The application is one of three cottage housing demonstration projects authorized for review by City Council Ordinance 08-580. Applicant: Tom Sawyer Enterprises, 2016 38t' Street NW, Gig Harbor, WA 98335 Project Location: The subject site has not been formally addressed. The affected King County parcels are 367440-0140 and 367440-0145 located near the intersection of 18'h Avenue South and Pacific Highway South. Date Application Received: May 29, 2009 Date Determined Complete: June 11, 2009 Date of Notice of Application: June 13, 2009 Comment Due Date: June 29, 2009 Permits Required by This Application: Short Subdivision (File #09-101993-SU) and Concurrency (File #09-101994-CN). Other Permits Known at this Time and Not Included in This Application: Engineering (File #09- 101995-EN) Existing Environmental Documents: Preliminary Technical hiforniation Report, Geotechnical Report, and Environmental Determination of Nonsignificance (DNS). Relevant Environmental Documents Are Available at the Address Below: Yes Development Regulations to Be Used for Project Review Known at this Time: Federal Way Revised Code Title 16 `Surface Water Management;' Title 18 `Subdivisions;' and Title 19 `Zoning and Development Code.' Public Comment & Appeals: The official project file is available for public review at the Department of Community Development Services (address below). Any person may submit written comments on the short plat application to the Director of Community Development Services by June 29, 2009. Only persons who submit written documents to the Director, or specifically request a copy of the original decision may appeal the Director's decision. Availability of File: The official project file is available for public review at the Department of Community Development Services, 33325 8th Avenue South, Federal Way, WA 98063-9718. Staff Contact: Matthew Herrera, Associate Planner, 253-835-2638 Doc. I.D. 50264 Tamara Fix From: Teryl Heller [theller@fedwaymirror.com] Sent: Thursday, June 11, 2009 10:52 AM To: Tamara Fix Subject: Re: Legal Notice - Cottages NOA Attachments: 16908496051.doc; ATT00001.htm Thanks, Tamara. Will do. Teryl Heller Federal Way Mirror 1414 South 324th Street, Suite B210 Federal Way, WA 98003 (phone) 253-925-5565 (fax) 253-925-5750 On Jun 11, 2009, at 10:28 AM, Tamara Fix wrote: Please publish the following legal notice (Cottages NOA, 09-101993) in Saturday's (June 13, 2009) issue. Please confirm and issue an affidavit of publication. "I expect to pass through, this world but once. Any good that i can do, or any kindness I can show, let rye do it now." crry �} Federal Way NOTICE OF LAND USE APPLICATION Project Name: Cottages at Redondo Project Description: Proposed cottage housing short subdivision consisting of eight single-family residential lots, four tracts, and associated site improvements. The application is one of three cottage housing demonstration projects authorized for review by City Council Ordinance 08-580. Applicant: Tom Sawyer Enterprises, 2016 38`h Street NW, Gig Harbor, WA 98335 Project Location: The subject site has not been formally addressed. The affected King County parcels are 367440-0140 and 367440-0145 located near the intersection of 18`h Avenue South and Pacific Highway South. Date Application Received: May 29, 2009 Date Determined Complete: June 11, 2009 Date of Notice of Application: June 13, 2009 Comment Due Date: June 29, 2009 Permits Required by This Application: Short Subdivision (File #09-101993-Si) and Concurrency (File #09-101994-CN). Other Permits Known at this Time and Not Included in This Application: Engineering (File #09- 101995-EN) Existing Environmental Documents: Preliminary Technical Information Report, Geotechnical Report, and Environmental Determination ofNonsignificance (DNS). Relevant Environmental Documents Are Available at the Address Below: Yes Development Regulations to Be Used for Project Review Known at this Time: Federal Way Revised Code Title 16 `Surface Water Management;' Title 18 `Subdivisions;' and Title 19 `Zoning and Development Code.' Public Comment & Appeals: The official project file is available for public review at the Department of Community Development Services (address below). Any person may submit written comments on the short plat application to the Director of Community Development Services by June 29, 2009. Only persons who submit written documents to the Director, or specifically request a copy of the original decision may appeal the Director's decision. Availability of File: The official project file is available for public review at the Department of Community Development 5ervIces, 33325 81h Avenue South, Federal Way, WA 98063-9719. Staff Contact: Matthew Herrera, Associate Planner, 253-835-2638 Doc I D. 50264 CITY OF FEDERAL WAY DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES DEVELOPMENT REVIEW COMMITTEE TRANSNUTTAL DATE: June 2, 2009 TO: Ann Dower, Senior Engineering Plans Reviewer ■ Development Services • Traffic Scott Sproul, Assistant Building Official Brian Asbury, Lakehaven Utility District Chris Ingham, South King Fire & Rescue FROM: Matthew Herrera FOR DRC MTG. ON: July 11, 2009 - Internal Completeness FILE NUMBER(s): 09-101993-00-SU RELATED FILE NOS.: 08-103454-UP PROJECT NAME: COTTAGES AT REDONDO PROJECTADDRESS: *NO SITE ADDRESS* ZONING DISTRICT: RS 7.2 PROJECT DESCRIPTION: Applicant has withdrawn Process IV application and submitted 8-lot short plat. LAND USE PERMITS: Short Subdivision PROJECT CONTACT: SOUND ENGINEERING 1102CONMIERCESTSuite300 MATERIALS SUBMITTED: 1. MLU 2. Title Report (2) 3. Lot Closure Calcs 4. TIR 5. Sewer/Water Availability 6. vicinity Map 7. Landscaping Plan 8. Building Elevations and Floor Plans 9. Short Plat (6) 10. Reduced Size Short Plat 11. Geotech report 12. 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K; \ ( q § % 3 q ® ~ � � � k ` z rn / ■ m § . |` 7 TOTAL PARCEL PNT# BEARING DISTANCE NORTHING EASTING 1 10423.7057 10057.6915 N 12059'47" E 102.6000 2 10523.6775 10080.7652 S 89057'41" E 140.5000 3 10523.5828 10221.2651 N 00000'00" W 79.9900 4 10603.5728 10221.2651 S 89057'36" E 250.3900 5 10603.3980 10471.6551 S 06013'22" W 181.0100 6 10423.4545 10452.0346 N 89057'46" W 394.3400 7 10423.7107 10057.6947 Closure Error Distance> 0.005952 Error Bearing> S 32008'47" W Closure Precision> 1 in 193028.3 Total Distance> 1148.8300 LOT AREA: 58495.9 SQ FT OR 1.34 ACRES RECEIVED MAY 2 9 2009 CTFY OF FEDERAL WAY CDS LOT 1 OF BLOCK 1, TYPE: LOT PNT# BEARING DISTANCE NORTHING EASTING 8 10212.928 10081.035 N 00002'14" E 57.500 9 10270.428 10081.072 S 89057'46" E 43.000 10 10270.400 10124.072 - S 00002'14" W 57.500 11 10212.900 10124.035 N 89057146" W 43.000 12 10212.928 10081.035 Closure Error Distance> 0.00000 Total Distance> 201.000 LOT AREA: 2472.5 SQ FT OR 0.06 ACRES LOT 2 OF BLOCK 1, TYPE: LOT PNT# BEARING DISTANCE NORTHING EASTING 13 10209.536 10213.258 N 00002'14" E 57.500 14 10267.036 10213.295 S 89057'46" E 43.000 15 10267.008 10256.295 S 00002'14" W 57.500 16 10209.508 10256.258 N 89057'46" W 43.000 17 10209.536 10213.258 Closure Error Distance> 0.00000 Total Distance> 201.000 LOT AREA: 2472.5 SQ FT OR 0.06 ACRES LOT 3 OF BLOCK 1, TYPE: LOT PNT# BEARING. DISTANCE NORTHING EASTING 18 10204.755 10327.974 N 00002'14" E 57.500 19 10262.255 10328.011 S 89057146" E 57.000 20 10262.218 10385.011 S 18019'31" W 60.560 21 10204.729 10365.970 N 89057'46" W 38.000 22 10204.754 10327.970 Closure Error Distance> 0.00359 Error Bearing> N 71001'54" E Closure Precision> 1 in 59313.4 Total Distance> 213.060 LOT AREA: 2731.2 SQ FT OR 0.06 ACRES S�Y ' LOT 4 PNT# BEARING DISTANCE NORTHING EASTING 23 10199.7611 10462.1775 N 00002'24" E 46.4700 24 10246.2311 10462.2100 S 89057'36" E 59.4900 25 10246.1895 10521.6999 S 04008'18" W 38.8600 26 10207.4308 10518.8956 S 18041'36" W 8.1300 27 10199.7297 10516.2899 N 89057'46" W 54.1100 28 10199.7649 10462.1799 Closure Error Distance> 0.004514 Error Bearing> S 32°33'03" W Closure Precision> 1 in 45865.8 Total Distance> 207.0600 LOT AREA: 2679.0 SQ FT OR 0.06 ACRES tO'T 5 OF BLOCK 1, TYPE: LOT PNT# BEARING DISTANCE NORTHING EASTING 29 10044.081 10075.658 N 00002'24" E 66.000 30 10110.081 10075.704 S 89057'36" E 42.000 31 10110.051 10117.704 S 04011'28" W 66.170 32 10044.058 10112.868 N 89057136" W .37.210 33 10044.084 10075.658 Closure Error Distance> 0.00359 Error Bearing> S 02°16'03" W Closure Precision> 1 in 58836.3 Total Distance> 211.380 LOT AREA: 2613.8 SQ FT OR 0.06 ACRES LOT 6 OF BLOCK 1, TYPE: LOT PNT# BEARING DISTANCE NORTHING EASTING 34 10048.410 10217.313 N 00002'24" E 66.000 35 10114.410 10217.359 S 89057'36" E 37.500 36 10114.384 10254.859 S 00002'24" W 66.000 37 10048.384 10254.813 N 89057'36" W 37.500 38 10048.410 10217.313 Closure Error Distance> 0.00000 Total Distance> 207.000 LOT AREA: 2475.0 SQ FT OR 0.06 ACRES LOT 7 OF BLOCK 1, TYPE: LOT PNT# BEARING DISTANCE NORTHING EASTING 39 10048.410 10343.608 N 00002'24" E 66.000 40 10114.410 10343.654 S 89057'36" E 37.500 41 10114.384 10381.154 S 00002'24" W 66.000 42 10048.384 10381.108 N 89057'36" W 37.500 43 10048.410 10343.608 Closure Error Distance> 0.00000 Total Distance> 207..000 LOT AREA: 2475.0 SQ FT OR 0.06 ACRES LOT 8 OF BLOCK 1, TYPE: LOT PNT# BEARING. DISTANCE NORTHING EASTING 44 10048.651 10475.121 N 00002124" E 66.000 45 10114.651 10475.167 S 89057'36" E 37.500 46 10114.625 10512.667 S 00002'24" W 66.000 47 10048.625 10512.621 N 89057'36" W 37.500 48 10048.651 10475.121 Closure Error Distance> 0.00000 Total Distance> 207.000 LOT AREA: 2475.0 SQ FT OR 0.06 ACRES BLOCK 1 TOTAL AREA: 78919.7 SQ FT OR 1.81 ACRES TRACT A PNT# BEARING DISTANCE NORTHING FASTING 51 10650.8620 10817.9252 S 89057'41" E 137.4200 52 10650.7694 10955.3451 N 00000'00" W 79.9900 53 10730.7594 10955.3451 S 89057'36" E 60.4200 54 10730.7173 11015.7651 S 00002'24" W 66.0000 55 10664.7173 11015.7190 S 89057'36" E 15.7700 56 10664.7063 11031.4890 S 00002'24" W 56.4700 57 10608.2363 11031.4496 N 89057'46" W 15.6600 58 10608.2465 11015.7896 S 00002'14" W 57.5000 59 10550.7465 11015.7523 N 89057'46" W 101.9800 60 10550.8127 10913.7723 N 00002'14" E 60.5000 61 10611.3127 10913.8116 N 89057'46" W 105.0000 62 10611.3809 10808.8116 N 12059'47" E 40.5200 63 10650.8630 10817.9241 Closure Error Distance> 0.001378 Error Bearing> S 48006'27" E Closure Precision> 1 in 578607.0 Total Distance> 797.2300 LOT AREA: 19879.6 SQ FT OR 0.46 ACRES TRACT B PNT# BEARING DISTANCE NORTHING EASTING 64 10715.9180 11229.3235 S 89057'46" E 105.0000 _ 65 10715.8498 11334.3235 S 00002'14" W 60.5000 66 10655.3498 11334.2842 N 89057'46" W 118.9200 67 10655.4271 11215.3642 N 12059'47" E 62.0800 68 10715.9168 11229.3254 Closure Error Distance> 0.002188 Error Bearing> N 57039114" W Closure Precision> 1 in 158391.9 Total Distance> 346.5000 LOT AREA: 6773.5 SQ FT OR 0.16 ACRES TRACT C PNT# BEARING DISTANCE NORTHING EASTING 69 10728.0870 11533.1009 S 89057'36" E 133.9400 70 10727.9935 11667.0409 S 06013'00" E 5.0300 71 10722.9931 11667.5856 N 89057'36" W 59.4900 72 10723.0346 11608.0956 S 00002'24" W 46.4700 73 10676.5646 11608.0632 S 89057'46" E 54.1100 74 10676.5294 11662.1731 S 19029'51" W 5.3000 75 10671.5334 11660.4042 N 89057'46" W 127.3400 76 10671.6161 11533.0642 N 00002'24" E 56.4700 77 10728.0861 11533.1036 Closure Error Distance> 0.002858 Error Bearing> N 71035'17" W Closure Precision> 1 in 170806.9 Total Distance> 488.1500 LOT AREA: 4797.0 SQ FT OR 0.11 ACRES TRACT D PNT# BEARING DISTANCE NORTHING EASTING 78 10734.8441 11823.4722 S 89057'36" E 35.4700 79 10734.8194 11858.9422 S 06013'22" W 181.0100 80 10554.8759 11839.3217 N 89057'46" W 46.3600 81 10554.9060 11792.9617 N 18019'31" E 60.5600 82 10612.3948 11812.0024 N 19029'51" E 5.3000 83 10617.3909 11813.7714 N 18041'36" E 8.1300 84 10625.0920 11816.3771 N 04008'18" E 38.8600 85 10663.8507 11819.1814 N 06013'00" W 5.0300 86 10668.8511 11818.6367 N 04011'28" E 66.1700 87 10734.8442 11823.4726 Closure Error Distance> 0.000460 Error Bearing> S 85°05152" W Closure Precision> 1 in 970907.2 Total Distance> 446.8900 LOT AREA: 6345.2 SQ FT OR 0.15 ACRES DEDICATION TRACT PNT# BEARING DISTANCE NORTHING EASTING 88 10344.1965 10937.0632 S 89057'41" E 3.0800 89 10344.1944 10940.1432 S 12059'47" W 102.6000 90 10244.2226 10917.0695 N 89057'46" W 3.0800 91 10244.2246 10913.9895 N 12059'47" E 102.6000 92 10344.1964 10937.0632 Closure Error Distance> 0.000075 Error Bearing> N 00°02'17" E Closure Precision> 1 in 2830917..5 Total Distance> 211.3600 LOT AREA: 308.0 SQ FT OR 0.01 ACRES ' C /AGO TITLE INSURANCE COMPANY 701 FIFTH AVENUE, #3400, SEATTLE, WA 98104 PLAT CERTIFICATE Order No.: 1283480 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: CHUNG JUN KWAK, AS HIS SEPARATE ESTATE, AS TO THAT PORTION OF PARCEL B LYING WITHIN LOT 8, BLOCK 2, JEANNETTE SOUNDVIEW TRACTS; AND TOM SAWYER ENTERPRISES, INC., A WASHINGTON CORPORATION, AS TO THE REMAINDER OF PARCEL B AND ALL OF PARCEL A EXCEPTIONS: SEE SCHEDULE B ATTACHED CHARGE: $200.00 TAX: $19.00 Records examined to APRIL 13, 2009 at 8 : 00 AM By RECEIVED MAY 2 9 2009 (206) 62}8-5610 CITY OF FEDERAL WAY CDS PLATCRTA/RDA/0999 iCAGO TITLE INSURANCE COMPAN PLAT CERTIFICATE SCHEDULE A (Continued) Order No.: 1283480 LEGAL DESCRIPTION PARCEL A: THAT PORTION OF LOT 8, BLOCK 2, JEANNETTE SOUNDVIEW TRACTS, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 44 OF PLATS, PAGE 68, IN KING COUNTY, WASHINGTON, LYING EAST OF A LINE RUNNING SOUTH FROM A POINT 122.04 FEET EAST OF THE NORTHWEST CORNER OF SAID LOT. PARCEL B: PARCEL B, CITY OF FEDERAL WAY BOUNDARY LINE ADJUSTMENT NUMBER 06-104745-00-SU, RECORDED UNDER RECORDING NUMBER 20070810900014, IN KING COUNTY, WASHINGTON. PLATCRTL/RDA/0999 CHICAGO TITLE INSURANCE COMPANY PLAT CERTIFICATE SCHEDULE B Order No.: 1283480 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 punished, all as unposed 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). PIATCRTB/RDA/0999 _�CAGO TITLE INSURANCE COMPAN PLAT CERTIFICATE SCHEDULE B (Continued) Order No.: 1283480 EXCEPTIONS A 1, COVENANTS, CONDITIONS, RESTRICTIONS, EASEMENTS, NOTES, DEDICATIONS AND SETBACKS, IF ANY, SET FORTH IN OR DELINEATED ON SAID PLAT OF JEANNETTE SOUNDVIEW TRACTS. B 2. COVENANTS, CONDITIONS, RESTRICTIONS, EASEMENTS, NOTES, DEDICATIONS AND. SETBACKS, IF ANY, SET FORTH IN OR DELINEATED ON THE BOUNDARY/LOT LINE ADJUSTMENT RECORDED UNDER RECORDING NUMBER 20070810900014. c 3. EASEMENT AND THE TERMS AND CONDITIONS THEREOF: PURPOSE: ROAD AND UTILITIES AREA AFFECTED-_ PORTION OF SAID PREMISES RECORDED: JUNE 14, 1967 RECORDING NUMBER: 6189463 D ACCORDING TO RECITAL CONTAINED THEREIN, SAID EASEMENT WAS MADE FOR THE PURPOSE OF ADEQUATELY CLARIFYING THE PROVISIONS OF EASEMENT RECORDED UNDER RECORDING NUMBER 6153484. SAID EASEMENT MAY HAVE BEEN EXTINGUISHED BY MERGER OF DOMINANT AND SERVIENT TENEMENTS. E 4. EASEMENT -AND THE TERMS AND CONDITIONS THEREOF: RESERVED BY: TOM SAWYER ENTERPRISES, INC. PURPOSE: INGRESS, EGRESS AND UTILITIES AREA AFFECTED: PORTION OF PARCEL B LYING WITHIN LOT 8, BLOCK 2, JEANNETTE SOUNDVIEW TRACTS RECORDED: OCTOBER 25, 1993 RECORDING NUMBER: 9310251146 P 5. 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: AFFECTS: PARCEL A 2009 367440-0140-02 1205 $ 82,000.00 $ 0.00 BILLED: $ 884.43 PAID: $ 0.00 UNPAID: $ 884.43 PIATCRTBI/RDA/0999 JCAGO TITLE INSURANCE COMPAN. ^ , PLAT CERTIFICATE SCHEDULE B (Continued) Order No.: 1283480 p NOTE: IF THE TAX AMOUNT IS NOT EVENLY DIVISIBLE INTO TWO PAYMENTS, KING COUNTY WILL REQUIRE THE HALF PAYMENT BE ROUNDED UP TO THE NEXT CENT. FAILURE TO ROUND UP THE HALF PAYMENT MAY RESULT IN REJECTION OF THE TAX PAYMENT BY THE COUNTY. G s 6. GENERAL AND SPECIAL TAXES AND CHARGES, PAYABLE FEBRUARY 15, DELINQUENT IF FIRST HALF UNPAID ON MAY-1, SECOND HALF DELINQUENT IF UNPAID ON NOVEMBER 1 OF THE TAX YEAR (AMOUNTS DO NOT INCLUDE INTEREST AND PENALTIES): YEAR: TAX ACCOUNT NUMBER: LEVY CODE: ASSESSED VALUE -LAND: ASSESSED VALUE -IMPROVEMENTS GENERAL & SPECIAL TAXES 2009 367440-0141-01 1205 $ 79,000.00 $ 176,000.00 BILLED: $ 2,830.63 PAID: $ 1,415.32 UNPAID: $ 1,415.31 AFFECTS: PORTION OF PARCEL B LYING WITHIN LOT 8, BLOCK 2, JEANNETTE SOUNDVIEW TRACTS 7. 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: 2009 367440-0145-07 1205 $ 96,000.00 $ 0.00 BILLED: $ 1,035.05 PAID: $ 0.00 UNPAID: $ 1,035.05 AFFECTS: REMAINDER OF PARCEL B LYING WITHIN LOT 9, BLOCK 2, JEANNETTE SOUNDVIEW TRACTS a NOTE: IF THE TAX AMOUNT IS NOT EVENLY DIVISIBLE INTO TWO PAYMENTS, KING COUNTY WILL REQUIRE THE HALF PAYMENT BE ROUNDED UP TO THE NEXT CENT. FAILURE TO ROUND UP THE HALF PAYMENT MAY RESULT IN REJECTION OF THE TAX PAYMENT BY THE COUNTY. r� 8. THE LEGAL DESCRIPTION IN THIS CERTIFICATE IS BASED ON INFORMATION PROVIDED WITH THE APPLICATION AND THE PUBLIC RECORDS. THE PARTIES RECEIVING THIS CERTIFICATE MUST NOTIFY THE TITLE INSURANCE COMPANY IF THE DESCRIPTION DOES NOT CONFORM TO THEIR EXPECTATIONS. PLATCRB2/RDA/0999 -;CAGO TITLE INSURANCE COMPAN_ PLAT CERTIFICATE SCHEDULE B (Continued) Order No.: 1283480 o NOTE 1: EFFECTIVE JANUARY 1, 1997, DOCUMENT FORMAT AND CONTENT REQUIREMENTS HAVE BEEN IMPOSED BY WASHINGTON LAW. FAILURE TO COMPLY WITH THE FOLLOWING REQUIREMENTS MAY RESULT IN REJECTION OF THE DOCUMENT BY THE COUNTY RECORDER OR IMPOSITION OF A $50.00 SURCHARGE. FOR DETAILS OF THESE STATEWIDE REQUIREMENTS PLEASE VISIT THE KING COUNTY RECORDER'S OFFICE WEBSITE AT WWW.METROKC.GOV/RECELEC/RECORDS AND SELECT ONLINE FORMS AND DOCUMENT STANDARDS. THE FOLLOWING MAY BE USED AS AN ABBREVIATED LEGAL DESCRIPTION ON THE DOCUMENTS TO BE RECORDED TO COMPLY WITH THE REQUIREMENTS OF RCW 65.04. SAID ABBREVIATED LEGAL DESCRIPTION IS NOT A SUBSTITUTE FOR A COMPLETE LEGAL DESCRIPTION WHICH MUST ALSO APPEAR IN THE BODY OF THE DOCUMENT: PORTION OF LOTS 8 & 9, BLOCK 2, VOLUME 44 OF PLATS, PAGE 68. END OF SCHEDULE B PIATCRB2/RDA/0999 rol CHICAGO TITLE INSURANCE COMPANY 701 FIFTH AVENUE, #3400, SEATTLE, WA 98104 PHONE: (206)628-5623 FAX: (206)628-5657 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. ! spranu Lo 0131 6 w` C a 01730 0131 0130 360.as � NI � u7 + ,► ! � 2 o` � ! 367M 0 7 + 0136 / 0135 371.85 / 122.04 r 367440 ,I 0r + 7440 / 0141 8 11.40 0140 r 0141 JEANNETTE S lJ, / 382.81 0140 1 / D1�, 9 0145 /` 1 + 393.77 o �67d10 126.21 6151 135.02 130 / Q FWSP 0' 102628-00-SU 2 41027900001 /' ry lot 1 7987# lot 2 ti ' a qp 3e74ao 0151 01s2 10995# mry lot 3 a 140.02 0152 �+�� 16719# ! 3g 245 0150 / 402.19 / � 30 11 Q 01750 0155 415.69 . DRAIN. E53+1: 38'� JEANN 0160 12 p 361430 3 003 0160 MW .1 1 1-1 459.19 E. 1 Ia (0 5 69-57-36 E 247 $fl r 132.20 w 367440 O t V. 0167 y w J Y 12029 SE' dQ 0167 17.9T w 367440 367440 307430 MAl1 D166 0165 Mee 016 0040 l 040 747 An A1" RDA jV-*9 AFTER RECORDING MAIL TO Chung Jun Kwak and Eunice B S Kwak 29810 18's Avenue South Federal Way, Washington 98003 Filed for Record at Request of i PI00�1030MOM PAIL 001 OF 00k KING000t0f!!Ty aNA STATUTORY WARRANTY DEED THE GRANTOR(S) Woon Hoon Jung and Choon Hee Jung, husband and wife for and in consideration of Ten dollars and other valuable considerations in hand paid, conveys, and warrants to, Chung Tun Kwak and Eunice B S Kwak, husband and wife the following described real estate, situated in the County of King state of Washington t1' Described As Follows t i That portion of Lot 8, Block 2, Jeanette Sound View Tracts, according to the Plat thereof recorded in Volume 0 44 of Plats, Page 68, records of Icing County, Washington, described as follows e That portion lying West of a line running South from a point 122 04 feet Bast of the Northwest corner of said 0 o lot Situate in the County of King, State of Washington cn 0 fidelity National Title Co. N 3oaggl-� s Subject To Easements, restrictions, reservations and agreements of record if any Assessor's Property Tax Parcel/Account Number 367440-0141-01 Dated /0'-5 t? of vVoon Hoon Jung Choan Flee Jung STATE OF Washington ) COUNTY OF Kr, ) I certify that I know or have satisfactory evidence but Woon Hoon Jung and Choon Hee Jung (Ware) the penon(s) who appeared before me, and said person(s) acknowledged that (MAheldiey) signed 4us instrument and acknowledged A to be (hrs/her/tlwr) free and voluntary act for the uses and purposes mentioned rnthu matniment Hated Io .l__'I ' etisi.G lriF��.. { �• Uri ^i`�}- y: ' Notary Public in andforthe state of FLBI iC to My appointment expires _ 16 -L enoa tse�K:i>:at tr �y E1849397 1e'e3012"I 0s.ez KIN(;COuHTY, uA 797 TAX xiafiaae SALE S3 1,0evee PACE 00k OF 001 RECEIVED EQ 1.1'AY 2 9 2009 CXTI o OF FEDERAL WAY CDS (5 Public Record r r: On r er Searcreatedy: bloeciel Primed: 20051102002409.001 AFTER RECORDING MAIL TO: Name: Chung Kwak Address: 2981018th Ave S. City, State, Zip: federal Way, WA 98003 20�51i02002409 OLD UPi16LIC T OCD 33.00 W02102005 14247 NINt: COUNTY. Up QUIT CLAIM DEED THE GRANTOR(S) Chung Jun Kwak and Eunice B. S. Kwak, husband and wife for and in consideration of to separate community property conveys and quit claims to Chung Jun Kwak, a married man as his sole and separate property the following described real estate, situated in the County of King, state of Washington, together with all after acquired title of the grantor(s) therein: Ptn of Lot 8, Block 2, Jeanette Sound View Tracts. See Exhibit A attached hereto and made a part hereof Assessor's Property ,Tax Parcel/Accotint Number: 367440-0141-01 Dated: 101, , 1lov tl r Eu ice B. S. ak OLD REPUBLIC TITLE LTD. STATE OF N, a ) COUNTY OF �� ) I certify that I know or have satisfactory evidence that . s U19OL- (Is/are) the person(s) who appeared before me, and said person(s) admowledged that (he/she/they) signed this instrument and acknowledged riitt� to be (his/her/their) free and voluntary act for the uses and vurposes oned in this instrument Dated: L ry Notary Public In ar or th of ram' ".t My appointment 'U•�Gi ram'. �tiiii � S ru ; p 1=15� E2166854 SALE LG 7Y•$10.00 TAX 30.90 PAGE001 OF 001 LPB-12(c) 7/97 Public Record r e: N On-Uraer earc C: Ku 200 5 L005 I 10 2002409 Pager a tea k5y: bjoeM Pri nte 20051102002409.002 Y' EXHIBIT "A" That portion of Lot(s) 8, Block 2, JEANETTE SOUND VIEW TRACTS, according to the plat thereof recorded in Volume 44 of Plats, page(s) 68, records of King County, Washington, described as follows: That portion lying West of a line running South from a point 122.04 feet East of the Northwest comer of said Lot. SITUATE in the County of King, State of Washington. ABBREVIATED LEGAL Portion of Lot(s) 8, Block 2, JEANETTE SOUND VIEW TRACTS. Tax Account No. 367440-0141-01 CND OF EXHIBIT "A" Public Record r: on r rcot: KC.20US 7005MMOMT09 Page 2 or rea a y; a ran e jill w +� PIONEER NATIONAL t , TITLE INSURANCE 1041s PACE of f0 1C* rtcototss OR s: - .. A�1 M COMPM"Y Filed for Record at Request , I I Ii !Ill fill 1111 i i . of r f'f gy F} I1DEcD tu' ,LJ rup d ff o.• w �'-.f L f,`IIS DAY Ate +Iw AFTER RECORDING MAIL TOR RA i ~� 1• o- SUBURBAN ESCROW INC. FII� OI OF - O O a�xee PACIFIC 90003 ARE RDS EXEC ��� ;a to 3 to ... co CD 'KING COUNTY � CD — iNG CO r Q $ " 4 uQi 1. , r. s � Ln EXCISE T� t'AI17 k � 0 ` co L� ���,. 19�773, 1 iIn 'stiElEi;�s Statutory w=an need 'wife THE GRANTOR JAMES E. BOWLER and LEND D. BOWLER, husband and for and In consideration of Ten dollars and othe]C valuable consideration in hand paid, conveys and warrants to TOM SAWYER ENT RISES, INC. the following described real estate, situated in the County of King ,State of Washington: u Lots 8 and 9 in Block 2 of Jeasua a Soundview Tracts as per plat recorded in Volume 44 of P1a e, page 68, records of King County; situate in the County of-,-?,. 'ng, State of Washington. SUBJECT TO Sewer Assessments levy d by Lakehaven Sewer, ULID No. 35, in the unpaid amounts of ,643.47 and $622.44, which Grantee herein will assume and pa according to the terms and conditions of said assessments. Dated this 1st day of STATE OF WASHINGTON,+ County old King4 fin ` •, y`pq.w,any apparcd before me James E. to the krwi W Indlvldtul s described In and who aekuawkd&Q thibtiIhhe dgned tM wne u the irbi and pupa Mirsrtt boned. GIVEN trtndei and of&W sal th4 lat . • < "Z Ql _ ; 84i05/10 #0300 D MOD F 3.00 CASHSL ****3.00 11 JAI fl: t �_� • �j+S k riS R. s r etnd. Linora D. Bowler -. the xithltt ■W forrgoim Inrtratatnt, and It•a and vauatary set Ilad dsed, for the ,gip Tea 1 )8 J EA ETTE-50UNDVIEW TRACTS SITUATED IN r.W.4 OF SW XL OF 5EC•. 4 T. 21 N. R. 4 E. W. M. SCALE = 1 11V. = 100 FT. APRIt. 19.47 A. A. D1GK11`ISOIV -- Er+olrleza SHEET 1 OF S SHEETS r r i - J pipes R99�296 ST: ------- / 9dr 3fe•rr A-lA a•� � 1 I �:i„r a. dr•�a �r �+. r }L} ij �l C A Ifl�' 7a aa} I + it 3cs •Jc o �3 1 2c .r•. zT I • S ° ,.f.,n r .9 7 L �.b I y :o rr'jj a C• F 1 1 j � r9 p f3� r V! R .Yr7•Ci C^sT APB•TI rcR•7r JP8-ir y +.� r e T � ' sra•ss I � � ,•: 0 I lk o 7 fares 32$ O! 39p Os Alp �.L 394. 9a .� ry - ti%7� 3sI.OB k I I , QT! L 4I 349.941 ,y"r .s.:r G xr I 1 i 1 r R-S i Q•� w. .7so• 07 t JC/•Go dIL Y I i +- Q� Yl 26 6 L'_-- al Yr •^ Iq , 1L ,s �t r. u F i ry h 3Bi-G3 1 Q0 .; t r _ w�q 3B2•ar rer. re l ' 4 I �-:� tl��"' Ii r 3•i!•YY � 393-14 �; 40J.0 ►° ° t1I 1 -bi•1e 16 I , 1a �• REPLAfTEO Is _ . dY13Y fSI.M E+AJY � 1 O L. 9 0 PAGE 31 ra 0 �Oy�l _ a��•dG " Az -J EANNEETTE 50UNDVIEW. TRACTS SHEET 2 or 2 9HEETB D E S cRI PTI ON 77� s Xkla f ofSOC INOVIeW TRAC7 - cvwsrs orrd �orrc/src�es fhat ppdrtian of The /Var/h- west gvorfer of r6'fr 54v//�.vest r�r[NWXofSW�l of Section Faw(4� �vwra�hyo r's�� �x �l�Narrh cewe /Ye I�. Cxc'epirr)gg die Ssxr�a Lim WcN�dred csad +`ren fee/ Thcrrof, w-�evb ec/ tb *,a/ crrTern �oserner./ gr ra >tea fn 7t/Crfic Tat phpne Telr ra Crr�pa y a.� recce .n �alcrrr� 2ZTT o� needs. ,off �:,�rcords of fr.7y Carx+fy. FYashrnplvr�. urader .�vdtors FrTe AV .3dP3T5r All courses wed o<a%r,er75rc�?a o. c os srSosvn craor-+ the foce of fhr ro%f. 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N ln^ n C I a� rail JrQ z a), ti �mA A oOAC rqoc6122n1n ;Iq m Y N C x7 ZZ m s 'x ..y �m m z r •.� m �' C •',�ti � •:T, �Yi 91 mJZ V vmi i Li 79.. ). G 1 Y bb IL i� 7 Ilj j D u -L YA 0.51 w,74; N 14 NCN a D 1Di1 nmml y0 mm sN mz me 6'i va m� �i3 m N� -ci D Np ; o�moom +OI/51�015/1 o#oo�o G�nVb4� n DJRIDOm M,MO,m o O v Dn--Z J= � m m AP, vIn" to yl7 m } q v m D m D i M a ti Zt '�mLYZ CzPh �aoa��n�jh a s;•,�j� � Q � ■ �p YI 'qe++►i� a �rai+w �'.$ �g • � � m n cDAi � 0 moos; Mm Z w T, z j xm N: aoc, m mEyy 5 o' Faz map a� N N mN o U r 76 TAWMA ;q PApFlC HIGHWAY i •,...�,, :jp N To SEArnE f�i N 4 '. •• n 4 y � .. y N Z ii• ~P 1 D a -I -'0 _ VOL./PAGE m I y r z :rQi m Oq�`:yyy D 3 "• i•rN. �5p�2 �• � z� ag � is 22 4 z 0 { t9 c: C: , z 'm Z 1 2 k 3 M= 4 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27i 28 29 30 31 32 HAWIC me. ima %LLI ILRU14 •OA HI 1/ ••C•' BA. AUSUON. WA.M-TOM i[w,,& 3-03A0 P 1,411 Tti3 s instr'iAanti `�@ ding=' clarifying the provisions -,% cuted relating to the same proper earlier instriunent being recorded 515 under Auditor's number 615348 The Grantors, JAMES E. BOWLER a; being the owners of Lots 8 and 9;: Tracts as per plat recorded in Vo oi' King County Auditor, King Coun create an easement over the follo, That, portion of Lots 8 and 9 view Tracts as recorded in V paivos 68 and 69, records of 1 ington, described as follows Beginninrr at the N.W. corner thnnce C. 1.2°59147" W. alonir said 1-�t 10.26'; thence east t.h line of said lot 295.1� at r•ig.ht anyJes to said line', wesr.erly al ,np the arc of a i tho radial center >, which bi 1,1� last. mentioned point, an 31 .1,2: thenc('. west 20' • theni alonf, th,:: nr'c a cry: v, L0 1 radius )f 21', :.he rrdial c.qr west 2U' front the 1 a :;t mentic distance of 31 .1,2' : thence wi line Ii' sa`,'. lot 8 a d: to the wrst. ;i3:c thorFof' the al?nr- saic, west line 10.26' 1 r-inr•iin�•. • ,asem•cnt i,,, . ,r road and ;t is !.he int•-•nt -),` t.hr� Grantor ,t r r•,_y shell. L:r n runni -1- :ri s7'quately ' $ a rnado andex- hceiii r described, said 11i ., .- volume 909 of Deeds, Page ENORQD BOWLER, his wife ck.2 6f Jeannette Soundview ` 44 .of Plats, Page E8, records Washington, hereby grant and portion of said lots: annettie Sound- 6 44..6f Plats, County, Wash- t`said lot 9,1 e west' line of rallel to the thence -north '; thence north- ve to the riF.ht, s north 20' from c distance of southwesterly right having a r of which bears d point, an arc 'parallel to the ance of 230.50': e S. 12°591471Y. the Point of Be- lity purposes over, under anri crein that t.ho rights created with any land benefi!-. d b. A. a 494 PxE3 Y .. �-t '�+:r-•a-. ..+....tea..... •ti r 5ry:: + • • • •'' a _"� .. Mt J . 1 this+ea;setoe>�ft�� '3} :;t 2 DATED this 13th `day of Jul +, 19 ri 4 6 s .ax 7 STATE OF WASHINGTONj z •: jss i- 8 COUNTY OF KING 9 On this day personally appeared pre me JAMES E. BOWLER and 10 LENORA D. BOWLER, his wife, to me Wrl to be the individuals 11 .J':scribed in and who executed the hin and foregoing instrument, 12 and _acknowledged that they signed same as their free and vol- 13 ;;,, af,, act and d eI for the uses purposes therein menticned. 14 :;?.VDT; under my hand and official al tt s 13th day a JU e, 1967. 15 _� 16 xy %- =Ic in an 3' r t a s 17 o Washington, residi.n Auburn. 18 19 20 2 2 ,... 23 24�25 26 27 28 29 30� 31! -2- 321 I ! t HAWKING. II/GALLS t T A UUNUII NI 1 j for R!!*C0?= I I tf ROBERT it MORR1S. fcv Audllw j b eing the owners of Lots and 4 Tracts as per plat recorded in Vo of King County Audil..or, King Cotin 61 .�r4 7� create an easement over the folio That portion of Lots Va view Tracts as recorded'� pages 68 and 69, records 10 Beginning at the N.W. cc thence S. 12059147 W. a said lot 10.261; thencii north line of' said lot Z 121 at right angles to said ! westerly along the arc o. 13!. the radial center of qhi� the last mentioned poi-nt' along t-he arc of a curve. west 201 from the last m( south lLne of said lot 8� 17 1' to th. west line thereof along said west line 10.. 1"11 3aid easemci-it to be for road and u 20 acroos said property. Any and all Persons hereafte .t 23! 1 the use arid benefit of the ease,.,.en aloo shall have the duty of ma� 25�� -aserriLnt by paymrnt of the pro -rat, 27';hy the relation, in Plots of prope�j 28 Pr?rsnns, of one ownership to the t( 30 311 32 AusumWAIIHIN Jj N. Wash;ington, hereby grant and .E_," , �3�voiuind"44 of Plats, h9 the West line of it parallel to the U21- thence north k-curve to the right, �bears north .201 from in are distance of ionce southwesterly the right having a ,enter of which bears 'i.oned point, an arc r,west parallel to the to the Point of Be- lity purposes over, under and , | / .r"—"".- o�,�� .� .^^.. .~ -..^ | �--^-_'" -^., =.L" t G000dview Tracts shall have k created by this instrument tuiniug and keeping -up said costs incurred to keopup and a coat shall be determined y owned by any one or more uI of 81x (6) Plots to be referred to. It is the I t 2 and duties or eat.ed 'fi6r 3 land. 4 DATED this: :9d aZ; 7 STATE OF WASHINGTON) 9 )SS COUNTY OF KING 10 On this day personally 11 and LENORA D. BOWLER, his wife 12 described :in and who executed-L, 13 and acknowledged that they sigi 14 untary act and deed, for the ui 15 GIVEN under my hand and 16 1.967. 17 18 of 19 20 21 22 23 24 25 26 27 28 29 :101 31 32 HAWKINS. OP40ALLS Au-_ P6d !or IK Rjqk7 o"Pv Audhw ..-Gr V antor j aced e. JMES E. BOWLER rba ..me 0 the individuals qithin..and foregoing instrument, ,he '.saran as their, free and vol- knd pUrposes therein mentioned. ,cial,.seal thfg�.Iday of March, c n, and I' Tyr tn State - ri., residiat Auburn. r.•�ygKIHSYMN ........... .0 0 COL. Thk Space ltaerved For Recorder. t 2 �^ Fled for Record at Request of Saes Tax Paid On Conheet All No. t9 0. Recotd; DWsl rt Great American Escrow g AFTER RECORDING MAIL TO: By Deputy =' x x Name Richard s Address v City, State, Zip Federal Way,WA 9B003 0 ICT o 1 CV (FULFILLMENT) d / C:) Statutory Warranty Deed Q` THE GRANTOR TOM SAWYER ENTERPRISES, INC. for and inconsideration of TEN DOLLARS AND OTHER GOOD AND VALUABLE CONSIDERATION in hand paid, conveys and warrants to RICHARD G. PATTEN AND JANNA J . PATTEN the following described real estate, situated in the County of KING . State of Washington: That portion of Lot 8, Block 2, Jeanette Sound View Tracts, according to the J plat thereof recorded in Volume 44 of Plats, page 68, in King County, Washington, being described as follows: That portion lying west of a line running south from a point 122.04 foot cast of the northwest corner of said lot. N The grantor herein reserves unto itself, its successors and/or assigns the south 10 feet of the above described property for ingress, egress and utilities for Lot 8. .r V This deed is given in fulfillment of that certain real estate contract between the parties hereto, dated January 22 , 19 91 , and conditioned for the conveyance or the above described property, and the covenants of warranty herein contained shall not apply to any tide, interest or encumbrance arising by, through or under the purchaser in said contract, and shall not apply to any taxds, assessments or other charges levied, assessed or 1 becoming due subsequent to the dale of said contract. Real Estate Excise Tax was paid on this sale or stamped exempt on , Rec. No. Dated this 22 day or January , 1991 H M SATiYER ENTERPRISES INC. BY ...`y' ......... By »........... .................... _...�.,«.. »... . _.......M........ �/ lruY I - ST'hTE OF F t COUNTY tar' I I certify that l know or 11 satisfactory evidence that L,G) s the person .who appeared before nic, and said person_ acknowledged thin .6dit signed thi ,nsirumetlt. on oath stated Ihal IV authorized to erecule the instrument and acknowledged it as the 7 1 of.to be the free acid vol tary act uC pSdijl i hyr:lie uses and purposes mentioned in this instrument. Dated, �` �: o:LEx lRg�•y • . a:Q Notary bMCTFF for I ate o€ p wQ ��Z�: Residi at gyp,,@g„S Q,� Myappointmentexpires: 1�4 -� LPS-11 r�+lrTE RECEIVED JUN 16 2008 , M�f 2 9 2009 Web date: 04/26/2007 CITY OF FEDERAL WAY ...Mg;00—y s _ {{gi�pp _ :. De ERU Department of Development and Environmeniiervices - r P P Yi�l,.a '... J Building Services Division =Fain''t; 900 Oakesdale Avenue Southwest Renton, Washington 98057-5212 For alternate formats, call 206-296-6600. 206-296-6600 TTY 206-296-7217 This certificate provides the Public Health - Seattle & King County Department and the Department of log Development and Environmental Services with information necessary to evaluate development proposals. Do not write in this box Number Name 4 ❑ Building Permit Preliminary Plat or PUD y� KRezone ❑ Short Subdivision or other: Applicant's name: L , Proposed use: E t7 6 Location (attach map and legal description if neces ary): ,,Z(?FXK- 18T Ave S �m wer agency information:' Li1.- a. Sewer service can be provided by side sewer connection only to an existing VIAM size sewecr /jfeet am the site and the sewer system has the capacity to serve the proposed use. OR ❑ b, Server service will require an improvement to the sewer system of: ❑ (1) feet of sewer trunk or lateral to reach the site; and/or ❑ (2) The construction of a collection system on the site; and/or ❑ (3) Other (describe): 2. a. The sewer system improvement is in conformance with a County approved sewer comprehensive plan. Z OR ❑ b. The sewer system improvement will require a sewer comprehensive plan amendment. 3. % a. The proposed project is within the corporate limits of the district or has been granted Boundary Review Board approval for extension of service outside the district or city. OR ❑ b. Annexation or Boundary Review Board (BRB) approval will be necessary to provide service. 4. Service is subject to the following: a. Connection charge: "ram SS g;;AL-GU L.�C'TE'Z7 b, Easement(s): _ QL L VTR f c. Other: 56LtJ E ig 15—c—a y I (M gM I 9EQ U- * The District, at its sole discretion; reserves the right to delay or deny sewer service based upon capacity limitations in District and Other Purveyor facilities. I certify that the above sewer agency information is true. This certification shall be valid for one year from date of signature. LAKEHAVEN UTILITY DISTRICT Agency name Title ,fggpco �. Sig ory n e 5 ignature ❑at sewer availability form.doc b-cert-sewer.pdf 02-07-2002 Page 1 of 1 I RECEIVED N" f 2 9 2009 King County CITY OF FEDERAL WAY Department of Development and EnVironmOMS Building Services Division 900 Oakesdale Avenue Southwest Renton, Washington 98057-5212 206-296-6600 TTY 206-296-7217 JUN 16 2008 Web date: 04/26/2007 r/_} ERU For alternate formats, call 206-296-6600.�'� This certificate provides the Public Health - Seattle & King County Department and the Department of Development and Environmental Services with information necessary to evaluate development proposals;' Do not write in this box Number ❑ Building Permit ❑ Short Subdivision Applicant's name: Proposed use: M11,11L. Location (attach map and legal des M 2. WAA Name 0 Preliminary Plat or PUD ❑ Rezone or other: l TH X5 5 ✓ a. Water can be�royided by serviceconnection only to an existing 01AAC . (size) water main that is i b T,✓ e ram the site. p. OR 7'l� b. Water service will require an improvement to the water system of: t F AP V'V110PA - WDR9 4, (s5 is ✓ {1) 10 1. ✓ feet of water main to reach the site; andAM (2) The construction of a distribution system on the site; and/ice ✓ Ig (3) Other (describe): =-Xit.I S L Q k3 is -- 'c.4Y1 ee.7� a. The water system is in conformance with a County approved water comprehensive plan. OR b. The water system improvement is not in conformance with a County approved water comprehensive plan and will require a water comprehensive plan amendment. (This may cause a delay in issuance of a permit or approval.) a. The proposed project is within the corporate limits of the district, or has been granted Boundary Review Board approval ✓ for extensicn of service outside the district or city, or is within the County approved service area of a private water purveyor. OR ❑ b. Annexation or Boundary Review Board (BRB) approval will be necessary to provide service. 4. Xe a. Water is or will be available at th rate of flow and duration indicated below at no less than 20 psi measured at the nearest fire hydrant 7217 ✓ feet from the property (or as marked on the attached map): Rate of flow at Peak Demand: ❑ less than 500 gpm (approx gpm) ❑ 500 to 999 gpm ❑ 1000 gpm or more ❑ flow test of gpm Wealculalian of �sd] 6:�gpm r/ arrraffom ❑ less than t hour ❑ 1 hour to 2 hours 02 hours or more.,/ other. {Mote: Commercial building permits which include multifamily structures require flow test or calculation.) OR ❑ b. Water system is not capable of providing fire flow. 5. ;( a, Water system has certificates of water rights or water right claims sufficient to provide service. OR ❑ b. Water system does not currently have necessary Water rights or water right claims.. Comments/conditions: (0.gnar & 5S2w 1C4_ � v NeMn C" 2L-I. Cry i t t.) j �_OJEV I certify that the above water purveyor information is true. This certification shall be valid f r one year from date of signature. LAKEHAVEN UTILITY DISTRICT(C3 Agency name 7 Signet rY na e Title Signature Date In Pressure Zone; Highest Lowest Elevation of Property Est. Min Pressure �' psi The District, at its sole discretion, reserves the right to delay or deny water service based upon capacity limitations in District and Other Purveyor facilities. Water availability form Rev. 05-19-2003 anriA 1 of 1 vwst�erVw rdwa�aw�caa.mxa 6 Map 17 2:�,Tf. avdR6�W., W%NO mIV tr' bra MW Date: Mey 2005 - Vetaon- 4 _ ; m •� 5:f ;ti; - nor Cwry ':tea .. ::1: _ - - m •'_w M1� - •'�'�'�-��-'•_........._ ..._ -• �� .. -�.. � .... �• y - �� _ _...� -- _ _�.�_..�—{.—..��_�- • � Aq Legend- ,j ... � k.•a.; z� :... - „ . o I e $x ! 0 u - - ■ --z k k .1 (.T i .. o I C 2 T - - IL g .. _..._.---- •^ ^ •• •, �E _ �. A. �e I ! I __.� '>e '. k D 1 CL t f if O n N g eg k gg + sgsg II1 $ '!fi Q �$ m o m !! 7aii. g.$ \-_- B�� -8-.. `.. Y@i- i� °e t'R� _ 1 - 8 0 8!f Pa s m m m $$ -T:' _, 8e 8 '7� 8I ,e . �l g '1 a ` , I. •J :e'-- PC $€ '•' e 1 r-'�� s — --8 a a .•.IIk:-_ . - II _ W y it IIipl `I Li za i� �Ao 4:} is.•eT'8- $ Sae a N 1 d ?i73;+lil S T —. �.. _ W I CD- i xr a -s a 8 a 8= 4 r.. CD c y i.'jj SQ�� 1j .G�j •gg .... : x� a --. 4gY g �j) •� g� �g � � � 8yg g �i2 a e•- -i SS S $__sF' =-ilff �1k.• Y. S' f 5 , 1 3 -$!I . 3$ $ .,� iS'!�' i.,4 g x9 �' ki ; e_ ~Gl l}a• M •,54. �• eP' 8 .e =E k^ •- - $a s i. 1..; S I'S.ii _ S i7.= • a as ILA rn s _ c� rIt 0 jai sgti..��•� _ ��,__ •.I �� Y� k � �� . � � ��'-� �,x�� S � : T , �x �..z �.. -_��; .•�� '� �'p� � 8Z dew b 1% MASTER LAND USE APPLICATION RECEIV E DEPARTiMENTof COMMUNITY DEVEI.OPMENTSERVICES 33325 8"' Avenue South CITY OF 4::��MAY PO Box 9718 2 9 2QC19 Federal Way WA 98063-9718 Federal Cl� �) 253-835-2607; Fax 253-835-2609 F FEIERIL WAY www.cRyoffederalw@y.com C®S C] APPLICATION NO(s) , 1 07C7 3 r0� Date )7— D I 'yr4 Project Name C, - RQj"O Property Address/Location 2qi 9 / 2 JCS AN- 5 , , laic Parcel Number(s) 3(o-7 `1 q 00 1 N c7 '. 3b -7 '-1 LI D 0 141 5 Project Description ShOr-4 ,!�o 9 Jo+5;e- 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 A S 72-00 Zoning Designation S�dt ks Comprehensive Plan Designation Knox.,-•, Value of Existing Improvements nll .n Value of Proposed Improvements International Building Code (IBC): 'E , , Re5'. Occupancy Type — u Construction Type Applicant Name: Jere,,,, 1�c.,, / Sow,CL Address: I I o Z C o,,, , e rye_ 5+, 3DO City/State: -T-,, �w w.A Zip: q.F" 0 2 Phone: 2s3 -9-13 - 9o,I0 Fax: Email: Signature: Agent (if different than Applicant) Name: Address: City/State: Zip: Phone: Fax: Email: Signature: Owner Name: ,L, \ S,w�er JTrn Scwyrr Err%r?r,,W5 Address: 20 t is 3Qi s f, Nt,/ City/State: (G 7�5%�, � � WA Zip: qi ss 5 Phone: Fax: Email: Signature: Bulletin #003 —August 18, 2004 Page 1 of 1 k:\Handouts\Master Land Use Application SOUND ENGINEERING, INC. CIVIL ENGINEERS - LAND PLANNERS LETTER OF TRANSMITTAL To: Matt Herrera City of Federal Way Community Development Services 33325 8th Avenue South Federal Way, WA 98063 WE ARE SENDING: Project No. 06154.10 Project Name: Sawyer — Cottage at Redondo Regarding: 15t Submittal — Short Plat Date: 5.29.09 NO. COPIES DATE NO. DESCRIPTION 1 5.29.09 Mater Land Use Application 1 5.29.09 Surveyor's Computation Sheet 2 Title Reports 1 Water Availability 1 Sewer availability 1 County Quartersection Map 1 5.29.09 C1-C10 Site Development Plans 1 5.29.09 Technical Information Report 1 12.5.05 Geotechnical Report 1 8.27.08 Site Access Analysis 6 2.24.09 Short Plat Plans (Full size) 1 5.29.09 Short Plat Plan (81 /2 x 11) 1 1.19.09 1-1.0 Landscape Plan 1 1.19.09 A0.0 Architects Site Plan 1 1.7.08 A1.2-A5.0 Bldg. Elevation Plans 1 5.29.09 Concurrency Application 1 5.29.09 Check for Fees THESE ARE TRANSMITTED AS CHECKED BELOW: ® For Approval ® For Review ❑ Approved as Submitted 1102 Commerce Street, Suite 300 • Tacoma, WA 98402 • (253) 573-0040 • Fax (253) 573-0142 S:\PROJECTS\2006\06154\DOCUMENTS\TRANSMITTALS\2008\10.15.2nd.Land Use and Site P1an.Federal Way.doc SOUND ENGINEERING, INC. CIVIL ENGINEERS • LAND PLANNERS Matt — The enclosed submittal is for your review and approval of the Cottage Housing Development Program. Please call if you have any questions or need any additional information. Thank you, Jeremy Haug, E.I.T. Project Manager CC: FILE 1102 Commerce Street, Suite 300 • Tacoma, WA 98402 • (253) 573-0040 • Fax (253) 573-0142 S:\PROJECTS\2006\06154\DOCUMENTS\TRANSMITTALS\2008\10.15.2nd.Land Use and Site PlanTederal Way.doc MASTER LAND USE APPLICATION DEPARTMENT OF COMMUNITY DEVEL,OPYIENT SERVICES 3332.5 8"' Avenue South CITY OF {'` PO Box 9718 FederalWay Federal Way Fax 3-835-9718 09 253-835-2(i07; Fax 253-835-2GU9 APPLICATIONNO(s) O� 1� 1 1� �� _ Date 54,�,l 0._ Project Name Property Addr( Parcel Number(s) L)` 4 0U L- U 4 '� b I Q V Project Description PLEASE PRINT Type of Permit Required Annexation Binding Site .Plan Y Boundary Line Adjustment Comp Plan/Rezone Land Surface Modification Lot Line llitnination _ Preapplication Conference .Process I (Director=s Approval) Process II (Site'Plan review) Process III (Project Approval) Process IV (Flearing Examiner's Decision) Process V (Quasi -Judicial Rezone) Process VI SEPA w%Project SLPA Only Shoreline: Variance/Conditional Use Short Subdivision Subdivision Variance: Commercial/Residential Required Information Zoning Designation prehensive Plan Designation 'aloe of Existing Improvements aiue of Proposed Improvements International Building Code (IBC): TOCCUpancy Type -,Construction Type Applicant Name: J Address: 1 V C'itylState:�(� `�` ��' W , + } A Zip: C tle. Fax: Email: Signature: Agent (if dity6rent than Applicant) Name:�V scum 6 (C�G.I 1 Inc. Address: L D �YYI���`'�- D City/State: �CQ W A I Zip: q�' }- Phone: Fax: 5 r Iltail: 1�� �-� l ��� .�0 YI/1 Signature. I_ Owner U L/ � �/� {� 9! Address:�j� ��`•� CityiSQ�tate:� Pl Clile.'�,rj3 Fax: Email: Signature: iulletin 9003 - August 18, 2004 Page I of l k:\11andoutsAbster Land [ se Application December 5, 2005 SUBSURFACE EXPLORATION AND G EOTECHNICAL ENGINEERING REPORT Sawyer 2981218th Avenue So Federal Way Parcel#:3674400135 Prepared for Tom Sawyer MAY 2 9 2Q09 QT'Y OF FtDERNL C®5 NJason Geotechnical Engineering Date: 12-5-2005 Engineering & Retaining Structures Proiect: 2981218th Ave. So, 4:1i;r i Consulting Foundations Sawyer Business, Inc. Pavement Design & Analysis File #: 05001-110 Tom Sawyer 2016 38th ST. NW Gig Harbor WA. 98335 Project Address: 2981218th Avenue So Parcel #: 3674400145 Re: Subsurface Exploration/Geotechnical Engineering Report Attn: Mr. Sawyer: At your request, we have conducted a soils exploration and foundation evaluation for the above mentioned project. The results of this investigation, and our recommendations, are to be found in the following report. We have provided three copies for your review and distribution. During our exploration, two test pits were advanced and soil samples submitted for laboratory testing from the project site. The data has been carefully analyzed to determine soils bearing capacities and footing embedment depths. The results of the exploration and analysis indicate that conventional spread and continuous wall footings appear to be the most suitable type of foundation for the support of the proposed structures. Little variability was encountered in comparing the soil profiles of the site. Net allowable soil pressures, embedment depth, soil parameters, and total expected settlements have been presented for the site, later in the report. Often, because of design and construction details that occur on a project, questions arise concerning soil conditions. We would be pleased to continue our role as geotechnical engineers during the project. We appreciate this opportunity to be of service to you and we look forward to working with you in the future. If you have any questions concerning this report, the procedures used; or if we can be of any further assistance please call us at (206) 786-8645. Respectfully, JASON ENGINEERING & CONSULTING BUSINESS, INC Jason E.C. Bell, P.E. President PO Box 181 Auburn WA. 98071 Page 2 of 19 Phone: 206-786-8645 Fax: 253-833-7316 Email: jecbpe®yahoo.com Jason Geotechnical Engineering Date: 12-5-2005 Engineering & Retaining Structures Project 2981218th Ave. So, Consulting Foundations Sawyer Business, Inc. Pavement Design & Analysis File #: 05001-110 Table of Contents Table of Contents Introduction: Scope: 4 4 4 Site Exploration Procedures 5 General Notes: 5 Drilling & Sampling Procedures: 5 Laboratory Testing Program: 5 Site Information 6 Project Description 6 Geology of Area: (AmB) Alderwood 6 Climate of Area: 6 Description of Foundation Materials: 6 Geoseismic Setting: 7 Liquefaction Potential: 7 Foundation Discussion: & Recommendations 9 General Notes: 9 Foundation Design Recommendations: 9 Structural Fill: 10 Lateral Earth Pressures: 10 Groundwater Control: 10 Slope Stability Modeling & Analysis: 11 Construction Considerations 12 Earthwork: _ 12 Excavations: 12 Floor Slab -On -Grade: 12 Conclusion 13 Appendix I: Test Pit Logs 14 Log #1 14 Log #2 14 Appendix II: Additional Site Photos 15 Appendix III: Figures 16 Vicinity Map 16 SCS Soil Survey Information 16 Slope Stability, Static FS = 2.06 17 Slope Stability, Dynamic FS =1.79 18 Site Plan 19 PO Box 181 Auburn WA. 98M Page 3 of 19 Phone: 206-786-8645 Fax: 253-833-7316 Email: jecbpe®yahoo.com Jason Geotechnical Engineering Date: 12-5-2005 Engineering & Retaining Structures Project: 298121811, Ave. So, Consulting Foundations Sawyer Business, Inc. Pavement Design & Analysis File #: 05001-110 Investigation Information Introduction: This report presents the results of a soils exploration and foundation analysis for the proposed new construction located at 2981218th Avenue South in Federal Way, WA. The subsurface exploration and analysis determines the various soil profile components; the engineering characteristics of the foundation materials and provides criteria for the design engineers and architects to prepare or verify the suitability of the foundation design. This report was requested by Tom Sawyer. Written authorization to perform this exploration and analysis was provided by Tom Sawyer. Scope: The scope of this geotechnical report and analysis included; a review of geological maps of the area, review of geologic and related literature, a reconnaissance of the immediate site, subsurface exploration, field and laboratory testing, and an engineering analysis and evaluation of the foundation materials to provide allowable bearing capacity, estimates of settlement, subgrade modulus, lateral earth pressure design values, geotechnical recommendations for site grading including site preparation, subgrade preparation, fill placement criteria, suitability of on -site soils as structural fill, drainage and erosion control measures, as well as an evaluation of landslide and erosion hazards at the site per the King County Critical Areas regulations. We were not requested to provide an Environmental Site Assessment for this property. Any comments concerning onsite conditions and/or observations, including soil appearances and odors, are provided as general information. Information in this report is not intended to describe, quantify or evaluate any environmental concern or situation. General: The exploration and analysis of the foundation conditions reported herein are considered sufficient in detail and scope to form a reasonable basis for the foundation design. Any revision in the plans for the proposed structure from those enumerated in this report should be brought to the attention of the soils engineer so that he may determine if changes in the foundation recommendations are required. If deviations from the noted subsurface conditions are encountered during construction, they should also be brought to the attention of the soils engineer. The soils engineer warrants that the findings, recommendations, specifications, or professional advice contained herein, have been promulgated after being prepared according to generally accepted professional engineering practice in the fields of foundation engineering, soil mechanics and engineering geology. No other warranties are implied or expressed. This investigative report has been prepared for the exclusive use of Tom Sawyer and retained design consultants thereof. Findings and recommendations within this report are for specific application to the proposed project. All recommendations are in accordance with generally accepted soils and foundation engineering practices. PO Box 181 Auburn WA. 99071 Page 4 of 19 Phone: 206-786-8645 Fax: 253-833-7316 Email: jecbpe®yahoo.com Jason Geotechnical Engineering Date: 12-5-2005 Engineering & Retaining Structures Project: 2981218s' Ave. So, Consulting Foundations Sawyer cjvf/--�k Business, Inc. Pavement Design & Analysis File #: 05001-110 Site Exploration Procedures General Notes: The field exploration. to determine the engineering characteristics of the foundation materials included a reconnaissance of the project site, excavating the test pits, performing field penetrometer and vane shear tests and recovering disturbed grab samples. A total of two test pits were placed on the site. Test pits were advanced to 6 to 10 feet below the existing ground surface. Test pits were located by the field crew near as possible to the proposed building location. Sadler and Bernard Surveyors supplied a site plan to locate the proposed building orientation and position the excavations. The test pits were located by the field technician by means of normal taping and pacing procedures and are presumed to be accurate to within a few feet. After completion, the pits were backfilled with excavated soils and the site cleaned and leveled as required. The types of foundation materials encountered in the test pits have been visually classified and described in detail on the logs provided in the Appendix. The results of the field penetrometer and vane shear tests, moisture contents and other laboratory tests are presented on the logs. It is recommended that the logs not to be used for estimating quantities due to highly interpretive results. Drilling & Sampling Procedures: The test pits were performed with a conventional track excavator. Representative samples were obtained from the pits at various soil intervals. The samples obtained by this procedure were classified in the field by a soils technician, identified according to pit number and depth, placed in plastic bags to protect against moisture loss and transported to the laboratory for additional testing. Laboratory Testing Program: Along with the field investigation, a supplemental laboratory testing program was conducted to determine additional pertinent engineering characteristics of the foundation materials necessary in analyzing the behavior of the proposed building structure. The laboratory testing program included supplementary visual classification and water content determinations on all samples. In addition, selected samples were subjected to Moisture Content Analysis - D4959, and Grain Size Analysis - ASTM designation C-117, C-136. All phases of the laboratory testing program were conducted according to applicable ASTM Specifications and the results of these tests are to be found on the accompanying logs located in the Appendix. PO Box 181 Auburn WA. 98071 1 Page 5 of 19 Phone: 206-786-8645 Fax: 253-833-7316 Email: jecbpe®yahoo.com Jason Geotechnical Engineering Date: 12-5-2005 VEngineering & Retaining Structures Project 298121811, Ave. So, Consulting Foundations Sawyer ie_ Business, Inc. Pavement Design & Analysis File #: 05001-110 Site Information Project Description The purpose of this section is to enumerate details of the proposed structure. The following information was provided by the project owner. The lot is to be sub divided into three lots for new construction. The buildings will be wood framed, single family residence structures. No basements are planned. Conventional spread footings and slab -on -grade floors are contemplated. The farthest lot to the east may be best suited to a daylight basement type structure in order to maximize the usable area of the lot. Differential settlements are limited to 3/4 inch. The site of the proposed building addition upon which this soils exploration has been made is located at 2981218th Avenue South in Federal Way, WA. There is an existing house on the lot that will be removed. The site topography consists of mostly flat ground area on the west and middle portions of the site with a slight slope on the east side of the lot. This eastern slope was measured at 17%. The site drainage consists of city maintained storm drainage and sanitary sewer. The site vegetation is mostly grass, small shrubs and blackberry bushes in the west and middle portions. There are a few trees in the middle and eastern portions of the lot, mostly conifers with a few maples. Prior grading has not occurred Geology of Area: (AmB) Alderwood The geology of the site and surrounding area as taken from the USDA Soil Conservation Service Survey consists of Arents, Alderwood material, 0 to 6 percent slopes (AmB). Soil is dark brown to pale brown, gravelly sandy loam. The upper, very friable part of the soil extends to a depth of 20 to 40 inches and is non -plastic, non -sticky and contains roots. Below this layer is weakly consolidated to strongly consolidated glacial till. The till is light brownish gray, no roots, many feet thick. The Arents, Alderwood soil is moderately well drained. Permeability in the upper, disturbed soil is moderately rapid to moderately slow, depending on its compaction during construction. The substratum is very slowly permeable. Roots tend to penetrate to and mat on the surface of the consolidated stratum. Water moves on top of the stratum in winter. Available water capacity is low. Runoff is slow, and the erosion hazard is slight. Climate of Area: The climate of the site and surrounding area as taken from the USDA Soil Conservation Service Survey consists of annual precipitation from 35 to 60 inches, most of which is rainfall, between October and May. The mean annual air temperature is about 50 degrees F. The frost free season is 150 to 200 days. Elevation ranges from 100 to 800 feet. Description of Foundation Materials: The soil profiles encountered were relatively consistent among the two pits and are typical of what is expected in the area. The literature found in the Soil Conservation Surveys is consistent with the material found on site. It is to be noted that whereas the test pits were placed and sampled by an experienced technician, it is sometimes difficult to record changes in stratification within narrow limits. In the absence of foreign substances, it is also difficult to distinguish between discolored soils and clean soil fills. It is recommended that the logs not to be used for estimating quantities due to highly interpretive results. The surface of the proposed construction site is covered with 6 to 12 inches of topsoil that should be removed prior to the start of any construction due to the high compressibility of PO Box 181 Auburn WA. 98071 Page 6 of 19 Phone: 206-786-8645 Fax: 253-833-7316 Email: jecbpe®yahoo.com Jason Geotechnical Engineering Date: 12-5-2005 Engineering & Retaining Structures ' Pro-ect. 2981218th Ave. So, Consulting Foundations Sawyer Business, Inc. Pavement Design & Analysis File #: 05001-110 these soils. Strongly consolidated glacial till layers were encountered beneath the existing topsoil and extended to depths beyond the scope of this investigation. Lines of demarcation represent the approximate boundary between the soil types, but the transition may be gradual. The top layer of the soils ranged from 2 to 4 feet in depth and consisted of brown silty sand with gravel. There'were many roots in this layer. Some areas exhibited orange stains and slight mottling. The second layer was strongly consolidated glacial till. It was grayish brown and very dense. Two other test pits were excavated on the adjacent Iot. All pits are in agreement with expected soil types and were similar in content. Mottled soil indicates seasonal soil saturation (alternate oxidizing and reducing conditions). In other words, water flows through this layer periodically creating a saturated soil condition at times and at other times the soil may be dry. This can create a soft, saturated yard area, problems for basements and septic fields, and poor aeration for landscape plantings. A soil "mottled" in the top 18 inches of its profile has both oxidized (rust -colored) iron and reduced (gray -colored) iron present. The gray (reduced) iron suggests prolonged water-logged conditions. Implementation of a perimeter footing drains should alleviate many difficulties associated with these soil conditions. Geoseismic Setting. This project site is located within a "Zone 3 Area" per the 1997 edition of the Uniform Building Code, classified as type Sc per the 1997 U.B.C. Table 16-J. Per the 2000 International Building Code (I.B.C.) these soils are a Site Class C, from Table 1615.1.1. All building structures on this project should be designed per the Code Requirements for such a seismic classification. These types of soils have a shear wave velocity in the range of 1,200 to 2,500 ft/sec and an undrained shear strength greater than 2000 psf with blow counts greater than 50 blows per foot. The following may be used for the seismic coefficients. 120.00 0 100.00 a MOD e uR N.M 40.OD 20.00 W O.OD ODD Design Response Spectrum 020 0.40 0.60 O.B0 1.00 1.20 1.40 perlod, T Liquefaction Potential. Seismic Coefficient Z=0.3 Ce f 0.33 C„ 0.45 Period, T Sa 0 0.00 40.00 To 0.05 100.00 Ts 0.26 100.00 1 1.00 26.00 2 2.00 13.00 Liquefaction is when saturated, cohesionless soils are temporarily turned in to a liquid state usually from a seismic event. If ground motion lasts for extended amounts of time, the grain to grain contact shifts and the grain structure can collapse. If the water within the soil cannot flow easily between the grain and out of a collapsing area, the water pressure increases. When pore pressures build up within the soil and exceed the effective contact pressure of the soil, the water can push the soil particles apart. When the particles lose contact with each other, the soil mass can behave like a liquid. If pore pressures are great enough, water may discharge out of the ground like a geyser leaving characteristic signs; such as sand boils. Liquefaction is generally related to; soil characteristics', water table depths and the degree of seismic activity. The results are lower bearing capacities, increased settlement issues, landslides, and lateral spreading to name a few things. Liquefaction potential for this site is provided within the boundaries of the site. Seismic events which affect land masses on a greater scale are beyond the scope of this report. PO Box 181 Auburn WA. 98071 Page 7 of 19 Phone: 206-786-8645 Fax 253-833-7316 Email: jecbpe©yahoo.com Jason Geotechnical Engineering Date: 12-5-2005 Engineering & Retaining Structures Project: 2981218th Ave. So, Consulting Foundations Sawyer Business, Inc. Pavement Design &Analysis File*: 05001-110 In our review we found no evidence of liquefaction of the soils in the immediate area from the 1949,1965 and 2001 earthquakes. The Liquefaction Susceptibility Map of King County Washington provided by the Department of natural Resources classifies the area as LOW to VERY 'LOW. We therefore consider the site to have a LOW susceptibility to liquefaction and have used this information within our design recommendations. EXPLANATION ® Ligxiadiatstaccplibil1y:HttiH -°J Llgxlgcdoa mweptlhil'ey: MODERATE to HIGH Ligoefadioa suc cobiley: MODERATE, ❑ LiqucFactim stscgxlbiliq- LAW to. MODERATE UgUfacdcasa CPIbility- LAW Llgncfwdaa sa9ccpb'bUt}. VERY LAW o LOW Ligaefardm smcpiUttr V KY LOW Bedmck PO Box 181 Auburn WA. 98071 Page 8 of 19 Phone: 206-786-8645 Fax: 253-833-7316 Email: jecbpe@yahoo.com Jason Geotechnical Engineering Date: 12-5-2005 Engineering & Retaining Structures Project. 2981218a' Ave. So, Consulting Foundations Sawyer Business, Inc. Pavement Design & Analysis File #: 05001-110 Foundation Discussion & Recommendations General Notes: Various foundation types have been considered for the support of the proposed building structure. Two requirements must be fulfilled in the design of foundations. First, the load must be less than the ultimate bearing capacity of the foundation soils to maintain stability, and secondly, the differential settlement must not exceed an amount that will produce adverse behavior of the superstructure. The allowable settlement is usually exceeded before bearing capacity considerations become important, thus, the allowable bearing pressure is normally controlled by settlement considerations. Considering the subsurface conditions and the proposed construction, it is recommended that the structure be founded upon conventional spread and continuous wall footing foundations. Settlements should not exceed tolerable limits if the following design and construction recommendations are observed. Foundation Design Recommendations: On the basis of the data obtained from the site and the test results from the various laboratory tests performed, we recommend that the following guidelines be used for the net allowable soils bearing capacity. All footings are to be excavated to native undisturbed glacial till soils. Footings are required to be a minimum of 18 inches below grade for freeze thaw purposes. After excavation, compact any loose surface soils with a jumping jack compactor. These soils shall be verified by the soils engineer after excavation. Confirm bearing capacity of the native soils and that all soft spots have been removed and replaced with suitable fill material and compacted to Ieast 95% of the maximum dry density as determined by ASTM D- 1557. tl' Continuous wall footings should be a minimum of 16 inches in width and any slab for the proposed building should be suitably reinforced and connected to the footings so as to limit the effects of differential settlement and to provide some degree of uniform settlement ability for the building should the site undergo liquefaction during a major seismic event. Footing Depth: 13 inches Footing Width: 16 uiches Grotund suuface Net Allowable Bearing: 2.000 PSF " I^, Strijowal fill material compacted r--I i JLi I I--- to 95°%0 of max density. 13A iu nnnn 1=€1 11- —1 I !— pe6meter Footing Drawl required for I I 1=' l M I Peiforated. 6 inch pipe fieezeltlklw I / 16.4 iu � ` `—I Native Soil / PO Box 181 Auburn WA, 98071 Page 9 of 19 Phone: 206-786-8645 Fax: 253-833-7316 Email: jecbpe@yahoo.com QfAJason Geotechnical Engineering Date: 12-5-2005 Engineering & Retaining Structures Project 298121811' Ave. So, Consulting Foundations' Sawyer Business, Inc. Pavement Design & Analysis I File #: 05001-110 The footings should be proportioned to meet the stated bearing capacity and/or the International Building Code 2003 minimum requirements. Total settlement should be limited to 1 inch total with differential settlement of 3/4 inch. Any excessively loose or soft spots or areas that do not meet the compaction requirements that are encountered in the footing subgrade will require over -excavation and backfilling with at least 1 foot of structural fill. In order to minimize the effects of any slight differential movement that may occur due to variations in the characters of the supporting soils and any variations in seasonal moisture contents, it is recommended that all continuous footings be suitably reinforced to make them as rigid as possible. Structural Fill. Structural fill should consist of a 3 inch minus select, clean, granular soil with no more than 5% fines (4200). Suitable structural fill should consist of material that meets one of the following specifications, WSDOT Section 9- 03.10 Aggregate for Gravel Base, WSDOT Section 9-03.14(1) Gravel Borrow, WSDOT Section 9-03.14(2) Select Borrow, WSDOT Section 9-03.9(3) Crushed Surfacing (Base Course Specs), WSDOT Section 9-03.9(3) Crushed Surfacing (Top Course Specs), APWA Class A Pit Run, or APWA class B Pit Run. Material that does not meet one of the specifications should be submitted with sieve analysis results for approval prior to placement. The fill should be placed in lifts not to exceed 12 inches in loose thickness. Each layer of structural fill should be compacted to a minimum density of 95 % of the maximum dry density as determined by ASTM designation D-1557. For structural fill below footings, the area of the compacted backfill must extend outside the perimeter of the foundation for a distance at least equal to the thickness of the fill between the bottom of the foundation and the underlying soils. If it is elected to utilize a compacted backfill for the support of foundations, the subgrade preparation and the placing of the backfill should be monitored continuously by a qualified engineer or his representative so that the work is performed according to these recommendations. The use of on -site soils as structural fill is acceptable. If these soils are to be used for structural fill, laboratory samples will need to be taken for grain size analysis and moisture -density relationships. Lateral Earth Pressures: Lateral earth pressures are dependent upon the backfill materials and their configuration and moisture content. Three inch minus sand and gravel mixtures that are free draining are recommended for backfilling walls greater than four feet tall. Below grade retaining walls or walls designed for retaining earthen fills on this project may use the following values for design. Values were obtained based on a unit weight of 130 pcf, and a phi angle of 34 degrees. Earth Pressure Coefficients Active, Ka: 0.283 At Rest, Ka: 0.441 Passive, Kp: 3.537 Groundwater Control: Earth Pressure Active: 37 lbs./ft3 At Rest: 57 lbs./ft3 Passive: 460 lbs./W Coefficient of Friction: 0.40 Groundwater was not encountered when the field exploration was conducted. Groundwater is not expected to cause difficulties during construction of this project. It is recommended that runoff caused by wet weather be directed away from all open excavations. The on -site surface silty soils can be expected to become soft and pump if subjected to excessive traffic after becoming wet during periods of bad weather. This can be avoided by constructing temporary or permanent driveway sections should wet weather be forecast The on -site drainage (roof drains & catch basins for pavement areas) should be collected and directed away from the property. This can be accomplished by tight -lining the drainage to the on site city maintained storm drainage system. PO Box 181 Auburn WA. 98071 Page 10 of 19 Phone: 206-786-8645 Fax: 253-833-7316 Email: jecbpe@yahoo.com afAJason Geotechnical Engineering I Date: 12-5-2005 Engineering & Retaining Structures Project 2981218th Ave. So, Consulting Foundations Sawyer Business, Inc.. Pavement Design & Analysis File #: 05001-110 Retaining walls should contain at least 12 inches of free draining material behind the wall as well as a 6 inch perforated drainpipe at the bottom of the wall to alleviate any pressure buildup. Connect the drainpipe to the on site storm drainage system. Slope Stability Modeling & Analysis: Slopes may fail by a number of mechanisms, depending on the nature of the soil involved and the arrangement of natural earth materials at the site in question. slope failures occur because forces tending to cause instability exceed those tending to resist it. Generally, the driving forces are represented by a component of soil weight down slope, and the resisting forces are represented by the soil strength acting in the opposite direction. The factor of safety (FS) of the slope is expressed as the ratio of the resisting forces or "moments" to the driving forces or "moments". When the FS is 1 or less, the slope must fail. When the FS exceeds 1, the slope is theoretically stable. When estimating the FS for the slopes encountered, we considered the following types of information: 1) The soil and water profiles. 2) The kinematics of the potential slope failure. 3) The strength and weight of the soil. 4) The proposed slope geometry. 5) Static and seismic (dynamic) loading conditions. The site was modeled using Geo-Slope's Slope/W program (version 2004) and we have included profiles of the model later in this report. A ground acceleration of 0.15g was used in both the vertical and horizontal direction for the dynamic loading conditions. We have calculated various scenarios and have found that the site shows no indications of any deep seated instability of the slope under either static or dynamic loading. The minimum safety factors in both static and dynamic conditions exceed the minimum standards to be considered a stable slope. Over time, there may be small surface failures on the slope due to heavy rainfall and loose topsoil. We do not anticipate that the proposed residential structure and construction of the project will have any off -site impacts. The site is stable enough to support the proposed residential construction within the recommendations made herein. There were no signs of previous slope instability or failures. PO Box 181 Auburn WA. 98071 1 Page 11 of 19 Phone: 206-786-8645 Fax: 253-833-7316 Email: jecbpe®yahoo.com I JAJason Geotechnical Engineering Date: 12-5-2005 Engineering & Retaining Structures Project 29812181h Ave. So, Consulting Foundations Sawyer Business, Inc. Pavement Design & Analysis File #: 05001-110 Construction Considerations Earthwork - Excessively organic top soils generally undergo high volume changes when subjected to loads. This is detrimental to the behavior of pavements, floor slabs, structural fills and foundations placed upon them. It is recommended that excessively organic top soils be stripped from these areas to depths of 6-12 inches and wasted or stockpiled for later use. Exact depths of stripping should be adjusted in the field to assure that the entire root zone is removed. It is recommended that the final exposed subgrade be inspected by a representative of the soils engineer. This inspection should verify that all organic material has been removed. Any soft spots or deflecting areas should be removed to sound bearing and replaced with structural fill. Once the existing soils are excavated to the design grade, proper control of the subgrade conditions (i.e., moisture content) and the placement & compaction of new fill (if required) should be maintained by a representative of the soils engineer. The recommendations for structural fill presented within this report, can be utilized to minimize the volume changes and differential settlements that are detrimental to the behavior of footings, and floor slabs. Enough density tests should be taken to monitor proper compaction. For structural fill beneath building structures one in -place density test per lift for every 1,000 ft'- is recommended. In parking and driveway areas this can be increased to two tests per lift for every 1,000 ft-. Excavation equipment may disturb the bearing soils and loose pockets can occur at bearing levels that were not disclosed by the test pits. For this reason, it is recommended that the bottoms of the excavations be compacted in - place by vibratory compactors. The upper 12 inches should be recompacted to achieve an in -place density of not less than 95 % of the maximum dry density as determined by ASTM D-1557. Excavations: Shallow excavations required for construction of foundations that do not exceed four feet in depth may be constructed with side slopes approaching vertical. Below this depth it is recommended that slopes not exceed one vertical to one horizontal. For deep excavations, the soils present cannot be expected to remain in position. These materials can be expected to fail, and collapse into any excavation thereby undermining the upper soils materials. This is especially true when working at depths near the water table. Proper care must be taken to protect personnel and equipment. Care must be taken so that all excavations made for the foundations are properly backfilled with suitable material compacted according to the procedures outlined in this report Before the backfill is placed, all water and loose debris should be removed from these excavations. This information is provided for planning purposes. It is our opinion that maintaining safe working conditions is the responsibility of the contractor. Jobsite conditions such as soil moisture content, weather condition, earth movements and equipment type and operation can all affect slope stability. All excavations should be sloped or braced as required by applicable local, state and federal requirements. Floor SIab-On-Grade: Before the placing of concrete floors or pavements on the site, or before any floor supporting fill is placed, the organic, loose or obviously compressive materials must be removed. The subgrade should then be verified by the geotechnical engineer or his representative that all soft or deflecting areas have been removed. Areas of excessive yielding should be excavated and backfilled with structural fill. PO Box 181 Auburn WA. 98071 Page 12 of 19 Phone: 206-786-8645 Fax: 253-833-7316 Email: jecbpe@yahoo.com ofAJason Geotechnical Engineering Date: 12-5-2005 Engineering & Retaining Structures I Project: 298121801 Ave. So, Consulting Foundations I Sawyer Business, Inc. Pavement Design & Analysis I File #: 05001-110 Any additional fill used to increase the elevation of the floor slab should meet the requirement for structural fill. Structural fill should be placed in layers of not more than 12 inches in thickness, at moisture contents at or above optimum, and compacted to a minimum density of 95% of the maximum dry density as determined by ASTM designation D-1557. A granular mat should be provided below the floor slabs. This should be a minimum of four inches in thickness and properly compacted. The mat should consist of sand. or a sand and gravel mixture with non -plastic fines. All material should pass a 3/4 inch sieve and contain less than 10% passing the #200 sieve. Groundwater can be expected at shallower depths during the winter months. A moisture barrier, such as visqueen or plastic sheeting, should be placed beneath all floor slabs. Conclusion When the plans and specifications are complete, or if significant changes are made in the character or location of the proposed structures, a consultation should be arranged to review them regarding the prevailing soil conditions. Then, it may be necessary to submit supplementary recommendations. It is recommended that the services of our firm be engaged to test and evaluate the soil conditions during the construction phase of the project The design values and recommendations made herein are valid only insomuch as they are followed during the construction phase. Additionally, monitoring and testing during the construction phase needs be performed to verify the subgrade conditions and that suitable materials are used and that they are properly placed and compacted. While the recommendations made herein are considered sufficient in detail for the construction of the proposed project, there are many alternative methods of construction which are available. We can discuss various other options for construction at your request. PO Box 181 Auburn WA. 98071 I Page 13 of 19 Phone: 206-786-8645 Fax: 253-833-7316 Email: jecbpe@yahoo.com Jason Engineering & Consulting JA"% Business, Inc. Geotechnical Engineering ' Date: 12-5-2005 Retaining Structures Project 2981218th Ave. So, Foundations Sawyer Pavement Design & Analysis File #: 05001-110 Appendix I: Test Pit Logs Log #1 Boring ID: SP-1 Method of Sample: Track Excavator Date of Excavation: 11-9-2005 Surface Elevation (ft): 465 Project Name: Sawyer Total depth (ft): 10 File #: 06001-110 Technician: JECB Depth(ft): Profile SPT (N) Moisture Percent passing Sample Description (feet) (meters) USCS (blows/ft) % 3/4" #4 #200 Type 1 0.30 2 0.61 GM 82 57 20 brownsandy gravel, coed dense Wr~ 3 0.91 4 1.22 88 64 26 silty grave0y sand, med dense �..� �.. 5 1.52 6 .83 f7 2.13 GM � � 79 � 58 � 24 � brown, silty sand w/ gravel 8 2.44 Iveq dense, till -1I 9 274 _..._. .,. _ ...� 10 3.05 I I End fiorine Log #2 Boring ID: SP-2 Method of Sample: Track Excavator Date of Excavation: 11-9-2005 Surface Elevation (ft): 465 Project Name: Sawyer Total depth (ft): 10 File #: 06001-110 Technician: JECB Depth(ft): Profile SPT (N) Moisture Percent passing Sample Description 3/4" #4 4200 (feet) (meters) USCS (blows/ft) % Type 1 0.30 2 0.61 82 57 20 brown sandy gravel, med dense 3 0.91 5 1.52 ln.. 7 2.13 ;GM.: 79 58 24 brown, silty sand w/ gravel 8 2.44 very dense, till 10 3.05 End Baring PO Box 181 Auburn WA. 98071 Page 14 of 19 Phone: 20&786-8645 Fax: 253-833-7316 Email: jecbpe@yahoo.com OfAJason Geotechnical Engineering Date: 12-5-2005 Engineering & Retaining Structures Project 29812181h Ave. So, Consulting Foundations Sawyer Business, Inc. Pavement Design & Analysis File #: 05001-110 Appendix II: Additional Site Photos 1: Test pit #1. Roots in the upper horizon layer. 2: Test pit #1. Very dense glacial till below 2 Very dense glacial till below 2 feet. feet. PO Box 181 Auburn WA. 98071 Page 15 of 19 Phone: 206-786-8645 Fax: 253-833-7316 Email: jecbpe®yahoo.com Jason Engineering & Consulting a fZN Business, Inc. Geotechnical Engineering Date: 12-5-2005 Retaining Structures Project: 29812181h Ave. So, Foundations Sawyer Pavement Design & Analysis File #: 05001-110 Appendix III: Figures Vicinity Map •,- 1 � y r� b S: Akl. T SCS Soil Survey Information PO Box 181 Auburn WA. 98071 Page 16 of 19 Phone: 206-786-8645 Fax: 253-833-7316 Email: jecbpeOyahoo.com Jason Engineering & Consulting O fA Business, Inc. Slope Stability, Static FS = 2.06 } • i � ■618 • 3.5} } :. :.6? • r 3 ■" = ■ 1 • •75 3.r ! 6 1 • ..i3 E • •3.6s • • 3.5? • 3.37 • • L • 3.3, l • , � 9' 9.91 V_ Geotechnical Engineering ; Date: 12-5-2005 Retaining Structures Project 29812,18th Ave. So, Foundations Sawyer Pavement Design & Analysis File #: 05001-110 1437 W ,6 14A9 • . l7S1 74.15 �.iA ubi • • 16.17 104 • • 86lL • i7.{8 z 1{S. • • i • I .77 .54! 1a.99 • • .10 • l03.50 • SAl 1110 • • j � 5 • 113.:1 21. Sj .1 131.53• . • — f 0 20 40 60 60 100 120 140 16D 100 2D0 220 240 260 28D 300 320 W 360 3W 400 420 40 480 Distance, Ft The lowest factor of safety was 2.06 in the analysis. The potential slippage was barely visible on the surface of the slope and only in the upper layers. Some surface raveling is to be expected but there are no indications of any deep seated instability. PO Box 181 Auburn WA. 98071 Page 17 of 19 Phone: 206-786-8645 Fax: 253-833-7316 Email: jecbpe®yahoo.com a C O a co m W Jason Engineering & Consulting Business, Inc. Slope Stability, Dynamic FS =1.79 •Z94136 .193 • • '.99 2.3E • •" 13! • • � ' 36 • 2.5? M •, • Z3S • • -.J2 • i � ^_3: • 3 .,J 1 •2.3: Geotechnical Engineering Date: 12-5-2005 Retaining,' Project: 298121811, Ave. So, Foundations Sawyer Pavement Design & Analysis File *: 05001-110 I" • .6.25 am • 6. • •D!6 36 43 am j • D39 ALL • • • 6Sl ■ 'w I � � .JI 3 �ro • 0.13 6.4: ■ 0 • D.J: !1 6.35 • n , 4 n 66 i 239 ■ • 2.55 • 131 •ZL- ? 43 0 20 40 6D 80 100 120 140 160 190 200 220 240 260 230 300 320 340 380 380 400 420 440 480 Distance, Ft The lowest factor of safety was 1.31 in the analysis. The potential slippage was barely visible on the surface of the slope. The factor of safety shown above is 1.79 with minimum slippage still slightly visible and only in the upper layers. Some surface raveling is to be expected but there are no indications of any deep seated instability. PO Box 181 Auburn WA. 98071 Page 18 of 19 Phone: 206-786-9645 Fax: 253-833-7316 Email: jecbpe@yahoo.com Jason Ceotechnical Engineering Date: 12-5-2005 Engineering & Retaining Structures Project 2981218� Ave. So, Consulting Foundations Business, Inc. Pavement Design & Analysis Sawyer Y Fiie.#; 05001-110 Site Plan P❑ Box 181 Auburn WA. 98071 Phone: 206-786-8645 Fax: 253-833-7316 Email: jecbpe@yahoo.com Page 19 of 19 w ; yc S 12-5 12-5 60 92.35; 18th A VNUE S. BBC. o � o o w 0 ts� 92.36, o 0av I Z5� Ui �a $ N - O r O LO O C) ji.. C N � �.- - C) r • i m: L,+ _ ..._ -_- - •- 460 - - - - - --- - . 464 �_- or 472 I_ 4$,9 x rom !! o o• ^a TOM SAWYER, SHORT PLAT 29812 18th Avenue SO Federal Way, WA Geotectuural Engineering Retaining Walls Jason Engineering & N Foundations Conauking ,oT n g g n Phone: (253) 606-5184 Parcel #: 3674400145 Pavement Design &Analysis Business, Inc o e I o !D _.. o C) �^ PO Box 181 Auburn WA. 98071 Phone: (206) 786-9645 o a, o i . ►*= Federal Way E. COTTAGES ATREIO.NDO SITE. ACCESS MALYS]S i Prepa red for. I Mr. -John Sawyer {-'a TOM SAWYER ENTERPRISES = .2016 381h Street Northwest Gig Harbor, WA 98335 August 27., 2008 Mark J. Jacobs, PE, PT.QE, President J# Inc. 77318u, Ave. SW-- Seattle, WA 98106 .2007 JAKE TRAFFIC Tel. 206.762.1978, Cell. 206.799.5692 ENGINEERING, INC. Email jaketraffic@comcast.riet RECEIVED MAY 2 9 2009 Wy QF FEDr AL WAY cas o Jake Traffic Engineering, Inc. , Mark J. Jacobs, PE, PTOE President 7731 80 Ave SW - Seattle, WA 98106 - 2007 Tel. 206.762.1978 - Cell 206.799.5692 - Facsimile 206.762.1978 E-mail jaketraffic@comcast.net August 27, 2008 Mr. John Sawyer TOM SAWYER ENTERPRISES 2016 381h Street Northwest Gig Harbor, WA 98335 Re: Cottages at Redondo - Federal Way Site Access Analysis Dear Mr. Sawyer; We are pleased to submit this Site Access Analysis for the proposed Cottages at Redondo project located northeast of the 18th Avenue South/Pacific Highway South intersection in Federal Way. The project is located on parcels #3674400140 & #3674400145. Access to the site will be via a driveway off of 18th Avenue South. We have conducted a field review of the site and surrounding street system and have prepared this analysis to review the site access, measure the sight lines and compare against the City criteria at the access onto 18th Avenue South. The summary, conclusions and recommendations are on page four of this report. PROJECT INFORMATION Figure 1 is a vicinity map showing the location of the proposed site and surrounding street network. Figure 2 shows the aerial image obtained from King County IMap. Figure 3 shows a preliminary site plan prepared by Sound Engineering, Inc. The plan shows the proposed eight unit layout, a common house, courtyard, car garage structures and internal circulation. The preliminary site plan also identified 17 parking spaces to be provided. Access to the site will be via a driveway off of 18th Avenue South. Full development and occupancy of the proposed Cottages at Redondo project is anticipated to occur by 2009/10, presuming the permits are issued in a timely manner. EXISTING ENVIRONMENT Proiect Site The site is presently undeveloped. •'.Fel+c^:•:�l_\•=�qe-: i.!ra�:tVl n�S ia..R .+:4y:rya icr J:�.n l'r_,.nn_ ic•w1 E-C"r'^E=�a•aIJFi'-1:" JTE, Inc:. Mr. John Sawyer TOM SAWYER ENTERPRISES August 27, 2008 Page -2- Street System Figure 3 shows the existing traffic control, number of street lanes, number of approach lanes at intersections and other pertinent information. The primary streets within the study areas and the classifications (per City of Federal Way Comprehensive Plan, Functional Classification of Existing and Planned Streets and Highways) are as follows: b Pacific Highway South (SR - 99) Principle Arterial > 18L" Ave. S. Minor Collector The street directly serving the site is 18t" Avenue South. This street is two lanes and has a posted speed limit of 25 MPH. A speed hump which has an advisory speed of 15 MPH is located about 35 ft. south of the proposed driveway. TRIP GENERATION AND DISTRIBUTION Definitions A vehicle trip is defined as a single or one direction vehicle movement with either the origin or destination (existing or entering) inside the proposed development. Traffic generated by development projects consists of the following types: Pass -By Trips: Trips made as intermediate stops on the way from an origin to a primary trip destination. Diverted Link Trips: Trips attracted from the traffic volume on roadways within the vicinity of the generator but require a diversion from that roadway to another roadway to gain access to the site. Captured Trips: Site trips shared by more than one land use in a multi -use development. Primary (New) Trips: Trips made for the specific purpose of using the services of the project. Trio Generation The proposed Cottages at Redondo are to provide units that are much smaller than typical homes and share a courtyard and common facility. The proposed project would be similar to that of a condominium/townhouse type use, thus for analysis purposes have analyzed the project as a residential condominium/townhouse use. The proposed Cottages at Redondo project is expected to generate the vehicular trips during the average weekday, street traffic AM and PM peak hours as shown in Table 2. The trip generation for the project is calculated using trip rates from the Institute of Transportation rnr.•r ,atr. ..as.-'.+�tiu�l ._ �: n:{r. .�.a. ,ye. hn••nn•. ..0 nFr{.�. -�Ca:u Mr. John Sawyer TOM SAWYER ENTERPRISES August 27, 2008 Page -3- Engineers (ITE) Trip Generation, Seventh -Edition; 2003 for Residential Condominium/Townhouse (ITE Land Use Code 230). All site trips made by all vehicles for all purposes, including commuter, visitor, and service and delivery vehicle trips are included in the trip generation values. Based on our analysis, the trips generated by the -Cottages at Redondo project are calculated t-o•be-four trips during -the PM peak hour. Trip Distribution Figure 4 shows the site generated traffic assigned to the street system. Trips to and from the site were distributed to the surrounding street network based on the characteristics of the street network, existing traffic volume patterns, the location of likely trip origins and destinations (residential, business, shopping, social and recreational opportunities), expected travel times, and collected traffic data at the driveways. SITE ACCESS REVIEW Access to the site will be via a driveway off of 18th Avenue South. The posted speed on 18ih Ave. S. is identified at 25 MPH. However, a speed hump exists about 35 ft. south of the proposed driveway that would reduce motorists speed below the posted speed. For analysis purposes we have used the posted speed of 25 MPH. Site Access Sight Lines The sight distance/visibility was reviewed. The City uses the AASHTO standards and the posted speed limit to ascertain the adequacy of the sight lines. The American Association of State Highway and Transportation Officials (AASHTO) A Policy on geornetric Desi n of hii hwa and Streets, 2001 Exhibit 9-55 "Design Intersection Sight Distance - Case B1 - Left Torn from Stop" (attached in the appendix) identifies sight distance criteria for a 25 MPH design speed. The stopping sight distance is identified at 155 feet and the entering sight distance is 280 feet for a 25 MPH design speed. The table below shows the entering and stopping sight distance at the analysis intersection. AASHTO 181" Ave. S. / Looking to/from the Looking to/from the Criteria Site Access South ; North (25 MPH) Stopping Sight Distance (ft.) i 405' 360' 155' — Entering Sight Distance (ft.) 405' 385, I 280' As depicted on the table above ample sight distance visibility exists at the proposed site access. Below are pictures at the above mentioned intersection: Mr. John Sawyer TOM SAWYER ENTERPRISES August 27, 2008 Page -4- Access onto 181h Ave. S. Prune/remove vegetation As shown on the photographs above vegetation exists both to the south and north of the proposed site access. Pruning of the vegetation would further enhance visibility at the site access. SUMMARY AND CONCLUSIONS This letter has identified the trip generation, distribution and site access review for the proposed Cottages at Redondo project. The proposed project is calculated to generate eight PM peak hour trips. Sight Lines were reviewed and field measured at the site access intersection withl8th Avenue South. Ample sight distance visibility exists at the proposed site access location; vegetation to the north and south may require periodic pruning. Traffic mitigation for the project would be to construct the project and site access per applicable criteria and payment of the appropriate City traffic fee. No other traffic mitigation should be necessary. Please contact me at 206.762.1978 or email me at j la cetra fic@carncast.nei if you have any questions. MJJ: cvv 4&z a Sincerely, Mark J. Jacobs, PE, PTOE, President JAKE TRAFFIC ENGINEERING, INC. ©e. 2-7- ZUve JIT r hiC, VEHICULAR TRIP GENERATION TABLE 1 COTTAGES AT REDONDO - FEDERAL WAY SITE ACCESS ANALYSIS TIME TRIP RATE TRIPS TRIPS PERIOD ENTERING EXITING Single --Family Detached Housing (ITE Land Use Code 230, 8 units) TOTAL Average Weekday T = 5.86 X 33 (50%) 33 (50%) 46 AM peak hour T = 0.44 X 1(17%) 3 (83%) 4 PM peak Hour T = 0.52 X 3 (67%) 1(33%) 4 T = trips X = number of lots (8 units) A vehicle trip is defined as a single or one direction vehicle movement with either the origin or destination (existing or entering) inside the study site. The above trip generation values account for all the site trips made by all vehicles for all purposes, including commuter, visitor, recreation, and service and delivery vehicle trips Project: Cottages at Redondo - Federal Way Location: Northeast of the 18th Ave. S./Pacific Highway S. intersection NORTH S 2791h SI > • u ;7 r _ Pedondo' 4° > Q Q Des Moines r v 99 00 co 5 %-V296IhSt d O+D sw W516 St I 16 SW 3m1h Si IRW i2th 5t FIGURE 1 Reprint In C*Ior only q e Project Site Q cc s� q v :Busnnu cr („ N c t EO S ?9EIh St a o S 2*07 SI a S. ywo, St c `� m Z N D( 5ds• a .S M41h c t w '2klrrYbir y,� y o rn �9 +T o to g �OS`r5i ,o A t s IOW S L SSt� 3121h s i m m W Sim!, 1(P y Ur' U r War m r 'a n�ti• w = r W � G7 S 3151h Sf 0 5 COTTAGES AT REDONDO - FEDERAL WAY SITE ACCESS ANALYSIS VICINITY MAP Project: Cottages at Redondo - Federal Way Location: Northeast of the 18th Ave. S./Pacific Highway S. intersection NORTH Z_ I Note: image obtained from King County Map JTE, Inc. COTTAGES AT REDONDO - FEDERAL WAY FIGURE 2 SITE ACCESS ANALYSIS Reprint in Color Only AERIAL IMAGE Project: Cottages at Redondo - Federal Way Location: Northeast of the 18th Ave. S./Pacific Highway S. intersection Note: an 8.5 x 11" preliminary site plan is included with this letter _ TE i nr FIGURE 3 COTTAGES AT REDONDO - FEDERAL WAY SITE ACCESS ANALYSIS PRELIMINARY SITE PLAN NORTH • s 4 Y e c � � ae�z�3aa�$��c�u�ae zre � ., 4 Y i a MEE bLLJ Inc tZ CnS2 N RL Q25� 4 �1u Y _ _ 45� a e 5 u rya a 8Ri is, Ho �e §N a' c 3$ u Y F",9ul L�Y �7ij 0 7 rhi r c1 t a A a'L m U � N oR V Ur' Lei' c^a dF �p�p�y33y W�3 o a-aa � x Pg s o a�B�xa o��g • g r$ 8r on $pesy9g43ge y9 migb pS2j Project: Cottages at Redondo - Federal Way Total PM peak hourtrips: 4 Entering: 3 Exiting: 1 NORTH SZd6mPI C�t R� -A- PI S � i_' 99' a D `� m NS ?961h St 1,UA 70 cll ,kp q A a. m 6 UJ a Cn rp 297th PI , w vmor Minn �: � S �ih St rd cv school lCtl Sate)awee Pork ui 5 �;p �r4� r�aeias 5 ~� al -11 $ 2991h P1 m (4 o > S 3001h St v Q o � 1'f�ld rua A FJmenu l`n n 5 301st Si t is `m S 301st St c'nnirilzila rn V _s rn S 3C1?nd St t9 S 301SI P1 t S 302nd St c � JTE, Inc, FIGURE 4 Reprint in Color Only COTTAGES AT REDONDO - FEDERAL WAY SITE ACCESS ANALYSIS TRIP DISTRIBUTION APPENDIX. VI. Mitigation Measures. A. Issues to be Considered: 1. Design Vehicle Requirements 2. New Facilities (all modes) 3. Geometric Modifications 4. Traffic Control Modifications 5. Timing of Implementation with Respect to Phases of Development 6. Sight Distance Requirements. If required by staff, intersection sight distance shall be analyzed in accordance with AASHTO for the site conditions using posted speed limits. B. Planned and Committed Improvements on Affected Transportation Network. Data will be supplied by the City. If the horizon year is 20 years, all CIP projects may be assumed to be completed. If the horizon year is 5 years, all TIP projects may be assumed to be completed. Otherwise, only funded projects may be assumed to be completed. C. On -Site Improvements. Improvements to streets abutting the development shall be in accordance with City ordinances and design standards. If frontage improvements would be required on a street where a City project is proposed in the City=s Six -Year Transportation Improvement Program (TIP), the applicant shal I pay a share of that project based on the proportion of the frontage length to the length of frontage to be constructed by the project or, if the project is designed, the applicant shall pay a share of the project based on the design enrorineer=s cost estimate for facilities to be provided on the frontage. Otherwise, the applicant shall provide the frontage improvement based on the adopted Comprehensive Plan roadway section. D. Off -Site Improvements. All improvements shall meet current City standards. Developments impacting City projects as shown in the City=s current 6-Year Transportation Lnprovement 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 -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 -root basis. Cm of Federal Wa� Draft Revised 24 bloc =004 Guidelines log the Prepay non ofTransponauon Impact Analyses Page 7 Intersections Metric zTn US customagIntersectioIntersection _ sight Stopping distanceStopping distance for Design sight assen ngn sight assenc�er carsspeed distance Calculated d distance Calculated Design h tt (ft)_of20 20 41.7 80 165.4 ~ 170 30 35 62.6 115 220.5 t 22540 50 83.4 155 275.6 28050 65 104.3 200 336.8 335 60 85 125.1 130 35 250 385.9 390 70 105 146.0 150 40 305 441.0 445 d 80 130 166.8 170 J 45 360 496.1 500 I 90 160 187.7 190 50 425 551.3 `' 555 100 185 208.5 210 1..4 55 495 606 610 110 220 229.4 230 60 570 661.5 665 120 250 250.2 255 65 645 716.6 720 130 285 271.1 275 70 730 771.8 775 75 820 826.9 830 80 910 882.0 885 Note: Intersection sight distance shown is for a stopped passenger car to turn left onto a two-lane highway with no median and grades 3 percent or less. For other conditions, the time gap must be adjusted and required sight distance recalculated. Exhibit 9-55. Design Intersection Sight Distance —Case BI—Leff[ Turn From Stop Sight distance design for left turns at divided -highway intersections should consider multiple design vehicles and median width. If the design vehicle used to determine sight distance for a divided -highway intersection is larger than a passenger car, then sight distance for left turns will need to be checked for that selected design vehicle and for smaller design vehicles as well. If the divided -highway median is wide enough to store the design vehicle with"a clearance to the through lanes of approximately I m [3 ft] at both ends of the vehicle, no separate analysis for the departure sight triangle for left tuns is needed on the minor -road approach for the near roadway to the left. In most cases, the departure sight triangle for right turns (Case B2) will provide sufficient sight distance for a passenger car to cross the near roadway to reach the median. Possible exceptions are addressed in the discussion of Case B3. If the design vehicle can be stored in the median with adequate clearance to the through lanes. a departure sight triangle to the right for left turns should be provided for that design vehicle turning left from the median roadway. Where the median is not wide enough to store the design vehicle, a departure sight triangle should be provided for that design vehicle to turn left from the minor -road approach. The median width should be considered in determining the number of lanes to be crossed. The median width should be converted to equivalent lanes. For example, a 7.2-m [24-ft] median should be considered as two additional lanes to be crossed in applying the multilane highway adjustment for time gaps in Exhibit 9-54. Furthermore, a departure sight triangle for left turns from the median roadway should be provided for the largest design vehicle that can be stored on 665 ��. . -'�k . �.� �. 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