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14-105174A�kCITY OF Federal November 17, 2014 David Follansbee AHBL, Inc. 2215 North 3e Street, Suite 300 Tacoma, WA 98403 Way RE: File No.14-105174-00-SU; INCOMPLETE APPLICATION Lakehaven Estates Final Plat, Federal Way Dear Mr. Follansbee: CITY HALL 33325 8th Avenue South Federal Way, WA 98003-6325 (253) 835-7000 www. cityoffederalway.. com The Department of Community Development Services received your final plat application on October 6, 2014, for the Lakehaven Estates Final Plat, a 13-lot subdivision in Federal Way. Upon receipt of the application, city staff reviewed the submittal packet for completeness based on the final plat submittal requirements for subdivisions under Federal Way Revised Code (FWRC) 18.40.020 "Final Plat." The following comments represent the city's initial review of the final plat submittal. Please provide the following information as soon as possible in order to further process the final plat application. INCOMPLETE APPLICATION During the course of review by the Lakehaven Utility District, and City Planning and Public Works, the application was deemed to be incomplete as the following needs to be provided to further process the application and move forward to final plat approval. • Prior to final plat approval, improvements must be completed as shown on the approved engineering plans on file with the City Public Works Department. Construction is underway, but is not currently ready for approval. Applicant has not completed the necessary water and/or sewer facility construction, nor submitted to Lakehaven an application for substantial completion of such construction as necessary to be able to determine the applicant's requirements for subdivision acceptance. Applicant will need to either complete the necessary water and/or sewer facility construction, or submit application for substantial completion of such facilities to Lakehaven, prior to Lakehaven allowing activation of water &/or sewer service connections for the residential subdivision. Lakehaven review of the proposed plat documents does indicate all necessary water &/or sewer easements (public & private) are included. • Lot closure calculations for existing and proposed lots, signed and stamped by the PLS. TECHNICAL COMMENTS This correspondence does not contain a full technical review of the application materials. Initial technical review comments from city staff will follow in the next couple weeks and will be forwarded to you. This Mr. Follansbee November 17, 2014 Page 2 forthcoming technical review will result in the need to revise plans and documents in order to meet applicable code requirements and conditions of plat'approval. IN SUMMARY It is important to note that the department cannot further process the final plat application until all information requested above is submitted. Upon substantial completion of the project infrastructure, and compliance with applicable FWRC requirements, the final plat application will be forwarded to the City Council. The City Council is required to review and make the final decision on the final plat application. Please be advised that staff reports to City Council are required to be prepared approximately two weeks in advance of scheduled meetings. Therefore, once the project is determined to be substantially complete, processing and scheduling the final plat application will take a minimum of three to four weeks, in part due to the bi- weekly Council meetings. Please contact me at jim.harris@cityoffederalway.com, or 253-835-2652, if you have any questions about this letter or the Lakehaven Estates Final Plat. Email is the best way to reach me as I am at City Hall a limited number of hours per week. Sincerely, Jim Harris Contract Planner c: Ann Dower, Senior Engineering Plans Reviewer Sarady Long, Senior Traffic Engineer Brian Asbury, Lakehaven Utility District Tom Vasilatos, Omega Int., 19625 93`d Place NE, Bothell, WA 98011 14-105174 Doc. I.D. 67302 CITY OF Federal Way March 2, 2015 33325 8th Avenue South Federal Way, WA 98003-6325 (253) 835-7000 www. cVoffederalway.. com Jim Ferrell, Mayor David Follansbee Email: bduncan@AHBL.com AB BL, Inc. 2215 North 30th Street, Suite 300 Tacoma, WA 98403 RE: File No. 14-105174-00-SU; Technical Review Comments INCOMPLETE APPLICATION Lakehaven Estates Final Plat, Federal Way Dear Mr. Follansbee: The Department of Community Development Services received your final plat application on October 6, 2014, for the Lakehaven Estates Final Plat, a 13-lot subdivision in Federal Way. Upon receipt of the application, city staff reviewed the submittal packet for completeness based on the final plat submittal requirements for subdivisions under Federal Way Revised Code (FWRC) 18.40.020 "Final Plat." The following comments represent the city's initial review of the final plat submittal. Please provide the following information as soon as possible in order to further process the final plat application. INCOMPLETE APPLICATION On October 17, 2014 the final plat application was deemed incomplete based on the three bullet items below. • Prior to final plat approval, improvements must be completed as shown on the approved engineering plans on file with the City Public Works Department. Construction is underway, but is not currently ready for approval. ■ Applicant has not completed the necessary water and/or sewer facility construction, nor submitted to Lakehaven an application for substantial completion of such construction as necessary to be able to determine the applicant's requirements for subdivision acceptance. Applicant will need to either complete the necessary water and/or sewer facility construction, or submit application for substantial completion of such facilities to Lakehaven, prior to Lakehaven allowing activation of water &/or sewer service connections for the residential subdivision. Lakehaven review of the proposed plat documents does indicate all necessary water &/or sewer easements (public & private) are included. • Two sets of lot closure calculations for existing and proposed lots must be submitted, and signed and stamped by the PLS. TECHNICAL COMMENTS At this time, in order to assist you in completing the final plat, the following are the City's initial technical review of the application materials. Mr. Follansbdd March 2, 2015 Page 2 The following comments represent the city's initial review of the final plat documents. Please revise the final plat documents in accordance with the following comments and resubmit five sets of paper copies of the revised final plat drawings and four copies of any supporting documents along with the enclosed resubmittal form. Final Plat Drawings The final plat drawings and associated materials must be revised to address the following: 1. Addresses must be included on the final plat map per FWRC 18.40.020(1) (m). Below is a list of addresses for the lots as prepared by the City Building Division. Add these addresses to the face of the plat map either in a table or on each lot. Also add the following note regarding addresses: "any addresses shown are preliminary only and subject to change." Lot 1 1825 Lot 2 1715 Lot 3 1707 Lot 4 1625 Lot 5 1607 Lot 6 1637 Lot 7 1535 Lot 8 1515 Lot 9 34028 Lot 10 1701 Lot 11 1640 Lot 12 1710 Lot 13 34036 or 1820 2. On the table tract on sheet 3 make the following changes: Change A to Public. Eliminate Tract B. For Tract C, identify which lots own and maintain and have access to Tract C. Eliminate Tract D. 3. Clarify and expand on what is a PDE on lots 1 and 9. 4. Per the findings in the preliminary plat approval, Tract B is to be labeled SW 341" Place. See further comment below regarding SW 340 Place. Per findings in the preliminary plat staff report, SW 341" Place is to be dedicated to the City. 5. Identify how and when preliminary plat condition number 5 will be met. Condition 5 states: Prior to issuance of building permits for lots 1, 2, 9 or 10, a significant tree replacement shall be placed on each of these lots. 6. Please inform me of the status of the trees along the border of lot 11 and the adjacent Nelson property. How do you propose to meet ongoing neighbor concerns regarding these trees? 7. Contact me at jim.harris�a7,cikyoffederalway or 253-835-2652 for inspection of the plants around the pond. The Public Works Department will inspect the street trees. 14-105174 Doc. I.D. 68020 Mr. Follansbee March 2, 2015 Page 3 8. Per FWRC 18.40.020(1)(a), show the location and width of the adjoining SW 340'' Street on the face of the plat map. 9. Per FWRC 18.40.020(2) (d), identify the total site acreage. 10. Add a note on the final plat map as follows: Houses on lots 6, 10, and 11 shall require fire sprinkler systems unless this requirement is waived by the Fire Marshall at the time of building permit issuance. 11. FWRC 18.40.020(1)(z): According to the preliminary plat staff report, the applicant proposed to make a fee -in -lieu -of payment for 15% of the total site area as provided in the FWRC. The Director of Parks, Recreation, and Cultural Services approved that request. Per FWRC 19.100.070(1) (b), the applicant has the option of deferring the open space fee -in -lieu payment by recording a covenant to this effect along with the final plat. Please inform the city if the deferment option is desired, as the city will need to prepare the covenant in this case. If you choose not to defer payment, then the payment is due prior to final plat approval. In either case, in order to calculate the open space fees, provide a current King County tax assessment along with the 15 percent calculation for the open space fee -in -lieu calculation. 12. If construction of a new house on the site is started before recording the plat, then the structure must be shown on the final plat map and identify actual setbacks from property lines. 13. Prior to forwarding to the City Council, please verify with King County recorder that the proposed name Lakehaven Estates is available as the plat name. If this name has been previously used in King County, the County will not allow recording with this name. 14. Provide a copy of any private covenants per FWRC 18.40.020(2) (a). 15. The plat map must include a statement of free consent per FWRC 18.40.020(2) (h). Include this notarized statement stating that the subdivision has been made with the free consent of the owner. Please address the Public Works Department comments as follows: 16. Please combine tracts B and D into one tract called Tract B for the right-of-way dedication of both 19`h Avenue SW and SW 341s` Place. Tract B must be labeled Public Right -of -Way Dedication. This will match the exhibits provided on 11/18/14 for the right-of-way dedication. Eliminate "Tract D" on the Tract Table. 17. Provide a place on the plat map for the recording number of the statutory warranty deeds. 18. Tract "A" is to be dedicated to the City of Federal Way, and is not a private storm drainage facility as shown on the Tract Table. The City of Federal Way Drainage Easement and Covenant on sheet 2 would not apply to Tract "A." Since there are no drainage easements to convey to the City, remove this statement. 14-105174 Doe. LD. 68020 Mr. Follansbee March 2, 2015 Page 4 19. Show all proposed lots and tracts with solid lines. 20. Note the basis of bearing on the plat map. 21. Show all existing easements. Easements located within the right-of-way dedication must be relinquished. It is the developer's responsibility to obtain relinquishments. 22. Show proposed easements on the plat map. There are private drainage easements across Lots 1-7 and Lot 9 shown on the engineering plans (Sheet C3.1) which should be reflected on the plat map. 23. Put the signator's name on the Dedication and provide proof of authority to sign on behalf of Omega Investments. 24. Show the city file number 14-105174-00-SU on the plans. 25. The downspout note references the construction drawings, which are numbered 08-102246-00- EN. Please add this number. IN SUMMARY It is important to note that the department cannot further process the final plat application until all information requested above is submitted. Upon substantial completion of the project infrastructure, and compliance with applicable FWRC requirements, the final plat application will be forwarded to the City Council. The City Council is required to review and make the final decision on the final plat application. Please be advised that staff reports to City Council are required to be prepared approximately two weeks in advance of scheduled meetings. Therefore, once the project is determined to be substantially complete, processing and scheduling the final plat application will take a minimum of three to four weeks, in part due to the bi- weekly Council meetings. Please contact me at jim.harris@cityoffederalway.com, or 253-835-2652, if you have any questions about this letter or the Lakehaven Estates Final Plat. Email is the best way to reach me as I am at City Hall a limited number of hours per week. Sincerely, aJa�is �L Contract Planner c, Ann Dower, Senior Engineering Plans Reviewer Sarady Long, Senior Traffic Engineer Brian Asbury, Lakehaven Utility District Tom Vasilatos, Omega Int., 19625 93`d Place NE, Bothell, WA 98011 14-105174 Doc. I.D. 68020 -7tMa FiLt: May 21, 2015 David Follansbee AHBL, Inc. 2215 North 301h Street, Suite 300 Tacoma, WA 98403 �erleral 2!h.�� Jim Ferrell, Mayor Email: dfollansbee@ahbl.com RE: File No.14-105174-00-SU; 2nd TECHNICAL REVIEW COMMENTS/INCOMPLETE APPLICATION Lake Haven Estates Final Plat, Federal Way Dear Mr. Follansbee: The Department of Community Development received your final plat application on October 6, 2014, for the Lake Haven Estates Final Plat, a 13-lot subdivision in Federal Way. Upon receipt of the application, city staff reviewed the submittal packet for completeness based on the final plat submittal requirements for subdivisions under Federal Way Revised Code (FWRC) 18.40.020 "Final Plat." The_following comments represent the city's 2°d review of the. final plat submittal. Please provide the following information as soon as possible in order to further process the final plat application. INCOMPLETE APPLICATION The application is still incomplete as specified in my May 1, 2015 letter. These construction -related items need to be substantially complete prior to proceeding to the City Council for review and decision on the final plat. TECHNICAL COMMENTS At this time, in order to assist you in completing the final plat, the following are the City's technical review of the materials submitted to the City on April 14, 2015. Please revise the final plat documents in accordance with the following comments and resubmit five full size sets of paper copies plus one set at 11 inches by 17 inches of the revised final plat drawings, and four copies of any supporting documents along with the enclosed resubmittal form. Final Plat Drawings 1. I have been unable to find copies of updated Certificates of Water and Sewer Availability that were required as preliminary plat condition numbers 2 and 3 before city approval of plat infrastructure. I need copies of these certificates before forwarding the final plat to the City Council. 2. In regard to preliminary plat condition number 5, which states: Prior to issuance of building permits for lots 1, 2, 9 or 10, a significant tree replacement shall he placed on each of these lots. 33325 8th Avenue South, Federal Way, WA 98003-6325 (253) 835-7000 • www.cityoffederalway.com Mr. Follansbee May 21, 2015 Page 2 There were 20 significant trees on the site prior to any development activity. It appears there are 13 significant trees remaining today following clearing and grading for plat infrastructure. The 13 remaining significant trees meet the significant tree retention requirements code in place at the time of preliminary plat approval; therefore, the four replacement trees identified in this condition are not necessary to meet the FWCC requirements. Since the lots in the plat will be vested to the previous Federal Way City Code significant tree retention and replacement standards for a period of five years following final plat approval (RCW 58.17.170), a note shall be added to the face of the plat to implement the applicable tree retention and replacement standards. To implement the applicable Federal Way City Code regulations, revise general note 2 on sheet 2 of the final plat map, as follows: A significant tree retention and replacementplan shall be provided to the City of Federal Way at the time of each building permit submittal and issuance for a new single family residence on each lot. Each individual lot shall meet the significant tree retention and replacement standards of FWCC 22-1568(b), which requires retention and/or replacement of at least 25 percent of the significant trees on each individual lot. Replacement trees will be required to be planted prior to final inspection approval of each new single family residence. 3. Adding the text of preliminary plat approval condition number 4 to the final plat map as proposed is confusing and does not adequately address the subject of preserving trees. To clarify the general note 1 for potential future buyers of the property and for staff reviewing future permits for Lot 11, modify the note as follows: Prior to issuance of a building permit for a single family residence on Lot 11, the applicant must provide the City of Federal Way a landscape plan which clearly shows the location of all of the trees on the adjacent Nelson property. The applicant shall also submit a letter from a certified arborist stating whether tree protection measures on the Lake Haven Estates Lot 11 are necessary to keep the Nelsons' trees safe. If the arborist's letter indicates that tree protection measures are in order, those tree protection measures shall be shown on a tree protection plan to be submitted to the City in conjunction with a building permit for a new single family residence for lot 11. 4. Contact meat iim.liarris@cityoffederalway.com or 253-835-2652 for inspection of the plants around the pond. The Public Works Department will inspect the street trees. 5. The year 2015 assessor tax reports you provided on April 14, 2015, are acceptable. The payment will need to be made before going to City Council for final review and decision. (FWRC 18.40.020(1)(z)) According to the preliminary plat staff report, the applicant proposed to make a fee -in -lieu payment for 15% of the total site area as provided in the FWRC. The Director of Parks, Recreation, and Cultural Services approved that request. 14-105174 Doc. I.D. 69344 Mr. Follansbee May 21, 2015 Page 3 Each of the following comments from the Public Works Department needs to be addressed. 6. Plat Map: 1) Add the Bearing for the west line segment of Lot 13 (tangent section between the 2 curves). 2) A sight distance easement is shown near the northerly, common lot corner of Lots 4 and 5. A note shall be placed on the plat documents, stating the type of restrictions within that easement (i.e., construction of fences or installation of landscaping, etc.). 3) The note for Tract B, under the Tract Table, indicates that all lots have an undivided interest in that tract. It appears this tract only serves lots 6 and 10. The note should be revised to indicate that lots 6 and 10 have undivided interest in the tract. 7. Lot Closure Calculations: 1) There are no closure calc's for lots 9 and 13. 2) Rename the Tract C calcs' (begins on page 17) to indicate these to be associated with the new right-of-way. 3) The last calc (begins on page 20) is named `ROW: 19'. In tracing the bearings/distances under this calc, it appears to encompass all of lots 9 and 13. Contact Kevin Peterson, Engineering Plans Reviewer, at 253-835-2634 or kevin. eterson r@ci offederalwa .com with any questions related to items 6 and 7 above. - JN SUMMARY It is important to note that the department cannot further process the final plat application until all information requested above is submitted. Upon substantial completion of the project infrastructure, and compliance -with applicable FWRC requirements, the final plat application will be forwarded to the City Council. The City Council is required to review and make the final decision on the final plat application. Please be advised that staff reports to City Council are required to be prepared approximately two weeks in advance of scheduled meetings. Therefore, once the project is determined to be substantially complete, processing and scheduling the final plat application will take a minimum of three to four weeks, in part due to the bi- weekly Council meeting schedule. Please contact me at jim.harris@cityoffederalway.com, or 253-835-2652, if you have any questions about this letter or the Lake Haven Estates Final Plat. Sincerely, lirz'�y n Harris Planner c; Kevin Peterson„ Engineering Plans Reviewer Brian Asbury, Lakehaven Utility District Tom Vasilatos, Omega Int., tome ilatos ra c0mcast.nei Bruce Duncan, AHBL, bduncan@ahbl.com 14-105174 Doc. I.D. 69344 April 6, 2015 Mr. Jim Harris City of Federal Way 33325 8th Avenue South Federal Way, WA 98063-9718 Project: Lakehaven Estates — Final Closeout, Our File No. 207495.51 Subject: Response to Comments dated March 2, 2015 RESUBMITTED APR 14 2015 CM OF FEDERAL WAY CDS Cin"i Engineers Dear Jim: Structurst Engi;eers This letter is in response to your comments dated March 2, 2015, regarding the above referenced project. The comments are included below (verbatim) for your reference. Our Lanascape,Arz,,1;Re&s responses are shown in bold after each comment. Final Plat Drawings Community Planners 9 3. Addresses must be included on the final plat map per FWRC 18.40.020(1) (m). Below is Lvr;c Jurwlyars a list of addresses for the lots as prepared by the City Building Division. Add these addresses to the face of the plat map either in a table or on each lot. Also add the following note regarding addresses: "any addresses shown are preliminary only and Nekrhbm+ subject to change." Response: The addresses have been added to the face of the plat within the boundaries of each lot. The symbol for addresses box has been added to the legend, along with the requested note. On the table tract on sheet 3 make the following changes: Change A to Public. Eliminate Tract B. For Tract C, identify which lots own and maintain and have access to Tract C. Eliminate Tract D. Response: On the Tract Table, Tract A has been changed to Public; previous Tracts B and D have been removed from the Table, as they will both be dedicated as public roads; previous Tract Chas been relabeled as "Tract B," noted as a I/ private access and utilities easement, and that all tracts have an undivided �j interest in the tract. r►�r Clarify and expand on what is a PDE on Lots 1 and 9. Response: The PDE is noted as a "Private Drainage Easement" in the legend and the easement notes, and defined in the Private Drainage Easement Covenant on plat Sheet 2. 4. Per the findings in the preliminary plat approval, Tract B is to be labeled SW 341 st Place. See further comment below regarding SW 341 s` Place. Per findings in the preliminary plat staff report, SW 341st Place is to be dedicated to the City. Response: The Tract B designation has been replaced with SW 341st Place and text has been added indicating the dedication of the right-of-way as public, pending acceptance and recording of the deed. i4'~ Cyr'V"ti 2215 North 301h Street Suite 300 Taroma,WA 98403-3350 253.383.2422 www.ahbl,com Mr. Jim Harris ' 1 April 6, 2015 ' 207495.51 Page 2 of 4 Jim 5. Identify how and when preliminary plat condition number 5 will be met. Condition 5 states: Prior to issuance of building permits for lots 1, 2, 9 or 10, a significant tree replacement shall be placed on each of these lots. } 4 Response: A note stating such has been added as General Note 2 on Sheet 2. ' �5 rf 6. Please inform me of the status of the trees along the border of lot 11 and the adjacent Nelson property. How do you propose to meet ongoing neighbor concerns regarding these trees? �vff Response: The trees remain; added Hearing Examiner's conclusion as General 4 Note 1 on Sheet 2. =Z w" 7. Contact me at jjm.harhsla'�citvoffederaiway_ or 253-835-2652 for inspection of the plants rJd" around the pond. The Public Works Department will inspect the street trees. F0 Response: So noted. 8. Per FWRC 18.40.020(1)(a), show the location and width of the adjoining SW 340'' Street Response: The opposite right-of-way line and right-of-way dimensions for SW 340t' Street have been added to the plat map. 9.. Per FWRC 18.40.020(2) (d), identify the total site acreage. Response: The total site acreage has been added to Sheet 3. 10. Add a note on the final plat map as follows: Houses on lots 6, 10, and 11 shall require fire sprinkler systems unless this requirement is waived by the Fire Marshall at the time of building permit issuance. Response: A note stating such has been added as General Note 3 on Sheet 2. '1. FWRC 18.40.020(1)(z): According to the preliminary plat staff report, the applicant proposed to make a fee -in -lieu -of payment for 15% of the total site area as provided in the FWRC. The Director of Parks, Recreation, and Cultural Services approved that request. �< Per FWRC 19.100.070(1) (b), the applicant has the option of deferring the open space fee -in -lieu payment by recording a covenant to this effect along with the final plat. Please inform the city if the deferment option is desired, as the city will need to prepare the covenant in this case. If you choose not to defer payment, then the payment is due n� prior to final plat approval. In either case, in order to calculate the open space fees, provide a current King County tax assessment along with the 15 percent calculation for the open space fee -in -lieu calculation. Response: The fee -in -lieu -of payment will be made prior to final plat approval. 12. If construction of a new house on the site is started before recording the plat, then the structure must be shown on the final plat map and identify actual setbacks from property lines. Response: So noted. malom Mr. Jim Harris ■ April 6, 2015 207495.51 i Page 3 of 4 011i 13. Prior to forwarding to the City Council, please verify with King County recorder that the proposed name Lakehaven Estates is available as the plat name. If this name has been previously used in King County, the County will not allow recording with this name. Response: We have received confirmation that the name "Lakehaven Estates" had been used previously, and the name "Lake Haven Estates" has been reserved per the enclosed certificate. 14. Provide a copy of any private covenants per FWRC 18.40.020(2) (a). Response: There are no private covenants proposed for this plat. 15. The plat map must include a statement of free consent per FWRC 18.40.020(2) (h). Include this notarized statement stating that the subdivision has been made with the free consent of the owner. Response: The Free Consent statement and Notary block are located on Sheet 1. 16. Please combine tracts B and D into one tract called Tract B for the right-of-way dedication of both 19th Avenue SW and SW 3418f Place. Tract B must be labeled Public Right -of -Way Dedication. This will match the exhibits provided on 11/18/14 for the right- of-way dedication. Eliminate "Tract D" on the Tract Table. Response: Previous Tracts B and D have been combined to match the exhibits provided November 18, 2014, for the right-of-way dedication. SW 3418t Place has been labeled as public right-of-way dedication, pending acceptance and recording of the deed. These tracts have been removed from the Tract Table. 17. Provide a place on the plat map for the recording number of the statutory warranty deeds. Response: Aline has been added within Tract A and within SW 3418, Place for the recording numbers of the deeds. 18. Tract "A" is to be dedicated to the City of Federal Way, and is not a private storm drainage facility as shown on the Tract Table. The City of Federal Way Drainage Easement and Covenant on sheet 2 would not apply to Tract "A." Since there are no drainage easements to convey to the City, remove this statement. Response: Tract A has been changed in the Tract Table to Public Storm Drainage Facility, and the City of Federal Way Drainage Easement and Covenant has been removed from Sheet 2. 19. Show all proposed lots and tracts with solid lines. Response: All lots and tracts are shown with solid lines. 20. Note the basis of bearing on the plat map. Response: The basis of bearings has been noted on Sheet 3. MIMS J� Mr. Jim Harris April 6, 2015 207495.51 Page 4 of 4 21. Show all existing easements. Easements located within the right-of-way dedication must be relinquished. It is the developer's responsibility to obtain relinquishments. Response: There are no easements noted in the title report. 22, Show proposed easements on the plat map. There are private drainage easements across Lots 1-7 and Lot 9 shown on the engineering plans (Sheet C3.1) which should be reflected on the plat map. Response: The private storm drainage easement is shown on the plat map and is Kao labeled "PDE." The affected and benefitted lots are noted under Easement Note 6 on Sheet 2. 23. Put the signator's name on the Dedication and provide proof of authority to sign on behalf of Omega Investments. Response: The signer's name will be added when signed and verified by a Notary Public. 24. Show the city file number 14-105174-00-SU on the plans. Response: The City file number has been added to each sheet. 25. The downspout note references the construction drawings, which are numbered 08- 102246-00-EN. Please add this number. Response: The construction drawing number has been added to the Downspout Note. If you have any questions, please call me at (253) 383.2422. Sincerely, f avid C. Follansbee, PLS Principal BD/lsk Enclosure Q:\2007\207495\WORDPROC\LETTERS\20150406 Ur (Resp-FedWay) 207495.51.docx ag i 11: WHOM May 1, 2015 Bruce Duncan AHBL Inc. 2215 North 301h Street, Suite 300 Tacoma, WA 98403 Jim Ferrell, Mayor Email: bduncan@AHBL.com RE: File No. 14-105174-00-SU; TECHNICAL REVIEW COMMENTS/INCOMPLETE APPLICATION Lakehaven Estates Final Plat, Federal Way Dear Mr. Duncan: The Department of Community Development Services received your final plat application on October 6, 2014, and additional information submitted on April 14, 2015, for the Lakehaven Estates Final Plat, a 13- lot subdivision in Federal Way. Upon receipt of the application, city staff reviewed the submittal packet for completeness based on the final plat submittal requirements for subdivisions under Federal Way Revised Code (FWRC) 18.40.020 "Final Plat." The following comments represent the city's initial review of the final plat submittal. Please provide the following information as soon as possible in order to further process the final plat application. INCOMPLETE APPLICATION On October 17, 2014, the final plat application was deemed incomplete based on the two bullet items below. As of April 28, 2015, these items are still not complete. + Prior to final plat approval, improvements must be completed as shown on the approved engineering plans on file with the City Public Works Department. Construction is underway, but is not currently ready for approval. Applicant has not completed the necessary water and/or sewer facility construction, nor submitted to Lakehaven an application for substantial completion of such construction as necessary to be able to determine the applicant's requirements for subdivision acceptance. Applicant will need to either complete the necessary water and/or sewer facility construction, or submit application for substantial completion of such facilities to Lakehaven, prior to Lakehaven allowing activation of water &/or sewer service connections for the residential subdivision. Lakehaven review of the proposed plat documents does indicate all necessary water &/or sewer easements (public & private) are included. TECHNICAL COMMENTS City staff has not reviewed the technical revisions and information submitted on April 14, 2015. Review of this information may result in the need for revisions and/or additional information. 33325 8th Avenue South, Federal Way, WA 98003-6325 (253) 835-7000 • www.cityoffedera[way.com Mr. Duncan May 1, 2015 Page 2 IN SUMMARY It is important to note that the department cannot further process the final plat application until all information requested above is submitted. Upon substantial completion of the project infrastructure, and compliance with applicable FWRC requirements, the final plat application will be forwarded to the City Council. The City Council is required to review and make the final decision on the final plat application. Please be advised that staff reports to City Council are required to be prepared approximately two weeks in advance of scheduled meetings. Therefore, once the project is determined to be substantially complete, processing and scheduling the final plat application will take a minimum of three to four weeks, in part due to the bi- weekly Council meeting schedule. Please contact me at jim.harris@cityoffederalway.com, or 253-835-2652, if you have any questions about this letter or the Lakehaven Estates Final Plat. Email is the best way to reach me as I am at City Hall a limited number of hours per week. Sincerely, Jim Harris Contract Planner c: , Ann Dower, Senior Engineering Plans Reviewer Sarady Long, Senior Traffic Engineer Brian Asbury, Lakehaven Utility District Tom Vasilatos, Omega Int., 19625 93ra Place NE, Bothell, WA 98011 14-105174 Doc LD. 69206 44 1 kl6b CITY OF Federal Way Lake Haven Estates Final Plat File No. 14 - 105174 - SU I SW Campus Dr. - - - --_ 1 3: - -F- - Post Office Saghalie Park Saghalie Fred Meyers Middle School m Q rn SW 340th St Subject Property SW 341 st PI Subject Property �= Parks Wetlands N W + E s 0 200 400 Feet RESUBMITTED Ail- JUN 2 3 2015 6 al CITY OF FEDERAL WAY CDS ��ILITY DI� WATER CERTIFICATE Of AVAILAR-11 Lakehaven Utility District - Development Engineering Section 31623 - 1st Ave S * PO Box 4249 * Federal Way, WA 98063-4249 Telephone: 253-945-1581 * Email: cjenkinshouse@Lakehaven.org This certificate is intended to provide the applicant, land use agencies &/or public health departments with information necessary to evaluate development proposals. Lakehaven Utility District, at its sole discretion, reserves the right to delay, or deny, water service based upon capacity &/or supply limitations in Lakehaven's or Other Purveyor's system facilities. Proposed Land Use: ® Building Permit-SFR ❑ Building Permit-MFR ❑ Building Permit -Other ® Subdivision ❑ Short Subdivision ❑ Binding Site Plan ❑ Rezone ❑ Boundary Line Adjustment ❑ Other (specify/describe) Tax Parcel Number(s): 2421039053 &1921049025 Site Address: 34OXX 19th Ave SW. Federal Way Lakehaven Grid: F/G-11 -8 & 10proposed Lakehaven Estates plat Ex. Bldg. Area to Remain: N/A New Bldg. Area Proposed: UNKNOWN sf Applicant's Name: Tom Vasilatos WATER SYSTEM INFORMATION 1. ® Water service can be provided by service connection to an existing 1Z diameter water main that is approximately 68+ - to 175+ - feet from the site. 2. ❑ Water service for the site will require an improvement to Lakehaven's water distribution system of: ❑ a. feet of " diameter water main to reach the site; and/or ❑ b. The construction of a water distribution system on the site; and/or ❑ c. A major portion of Lakehaven's comprehensive water system plan would need to be implemented and/or constructed; and/or ❑ d. Other (describe): 3. ® a. The existing water system is in conformance with Lakehaven's Comprehensive Water System Plan. ❑ b. The existing water system is not in conformance with Lakehaven's Comprehensive Water System Plan and an Amendment to this Plan will be required. This may cause a delay in issuance of land use approvals or permits. 4. ® a. The subject property is within the corporate limits of Lakehaven Utility District, or has been granted Boundary Review Board approval for extension of water service outside of Lakehaven's water service area. ❑ b. Annexation or Boundary Review Board approval will be necessary to provide service. S. Water service is subject to: ® a. Payment of connection charges (to be determined by Lakehaven); ® b. Proof or reservation of easement(s) as required by Lakehaven (private, Tract C for Lot 6; Lot 9 for Lot 10); ® c. Other: Water Service Qnnection applications required. Comments/special conditions: The related. active Develo er Extension Agreement ec 0 10must be ted b Lakehaven Drior to service activation. The nearest fire hydrant is approximately 70+/- to 205+/- feet from the properties/lots (as shown on map on the back of this page). Fire Flow at no less than 20 psi available within the water distribUion system is approximately 2000 gpm (approximate) for two (2) hours or more. This flow figure depicts the theoretical performance of the water distribution system under high demand conditions. Hydraulic model results (FF#205) indicate that Lakehaven's standard maximum allowable velocity of 10 ft/s is exceeded at a fire flow rate above 2000 gpm. Fire flow rates greater than this may be accommodated through water distribution system improvements, contact Lakehaven for additional information. 538 Pressure Zone Property Elevations (GIS): High 360+/-, Low 330+/- Est. Pressures (psi): Min. 68, Max. 90 I hereby certify that the above water system information is true. This certification shall be valid for one (1) year from the date of signature. Name: BRIAN ASBURY Title: DEVELOPMENT ENGINEERING SUPERVISgR Signature: Date: v S Vasilatos wtr 2421039053.docx (4/6/15) Page 1 of 2 2421039088 33914 N *i SW 346TH ST ... yi 1 I 2 1 3 New Fire Hydrant 1921049033 / 0 12 Di 12 DI 192104,9052 1921049053 6 4 5 1921 0 10 6 LK ES4WES 2421 053 0 13 12 11 P49032 2421039 1 q 7 f-3 9578140340 1425 95781 1 21l}49l}31 1 r95781405000 0 1921Q49028 0 640370TR CT 9 1921049024 1921049026 0 0 0 ""`' IOTE: takstaren utility nistrir t Cent;fcate of WalerAvailabitiiy-Parceis 2l24039053i1921049025 neitfier tisarrards rrar guaranteesthe Lots 1-8 & 10, proposed Lakehaven E states I aoouracy of any facility Wormahan 0 isc 3aa provided_ FaciRy locations and QW-jh'MJ cmftons are subject to Feld l].IpY ;Il j verification_ FeRt 6/l:v2Q15 131A Vasilatos wtr 2421039053.docx (4/6/15) Page 2 of 2 cn NTY D15�0 Lakehaven Utility District - Development Engineering Section 31623 - 1st Ave S * PO Box 4249 * Federal Way, WA 98063-4249 Telephone: 253-945-1581 * Email: cjenkinshouse@Lakehaven.org This certificate is intended to provide the applicant, land use agencies &/or public health departments with information necessary to evaluate development proposals. Lakehaven Utility District, at its sole discretion, reserves the right to delay, or deny, sewer service based upon capacity &/or supply limitations in Lakehaven's or Other Purveyor's system facilities. Proposed Land Use: ® Building Permit-SFR ❑ Building Permit-MFR ❑ Building Permit -Other ® Subdivision ❑ Short Subdivision ❑ Binding Site Plan ❑ Rezone ❑ Boundary Line Adjustment ❑ Other (specify/describe) Tax Parcel Number(s): 2421Q39053 & 1921p49025 Site Address: 340XX 19 h Ave 5W Federal Wa Lakehaven Grid: F/G-11 Lots 1-8 & 10, orogosed. Lakehaven Estates plat Ex. Bldg. Area to Remain: N/A New Bldg. Area Proposed: UNKNOWN Applicant's Name: Tom Vasilatos SEWER SYSTEM INFORMATION 1. ® Sewer service can be provided by service connection to an existing 8" (or 15" [Lot 101) diameter sewer main that is approximately 18+ - to 38+ - 1 7+ - FLot 61, 132+ - (Lot 10 feet from the site and the sewer system has the capacity to serve the proposed land use. 2. ❑ Sewer service for the site will require an improvement to Lakehaven's sanitary sewer system of: ❑ a. feet of " diameter sewer main or trunk to reach the site; and/or ❑ b. The construction of a sanitary sewer collection system on the site; and/or ❑ c. A major portion of Lakehaven's comprehensive wastewater system plan would need to be implemented and/or constructed; and/or ❑ d. Other (describe): 3. ® a. The existing sewer system is in conformance with Lakehaven's Comprehensive Wastewater System Plan. ❑ b. The existing sewer system is not in conformance with Lakehaven's Comprehensive Wastewater System Plan and an Amendment to this Plan will be required. This may cause a delay in issuance of land use approvals or permits. 4. ® a. The proposed site land use is within the corporate limits of Lakehaven Utility District, or has been granted Boundary Review Board approval for extension of sewer service outside of Lakehaven's sewer service area. ❑ b. Annexation or Boundary Review Board approval will be necessary to provide service. 5. Sewer service is subject to: ® a. Payment of connection charges (to be determined by Lakehaven); ® b. Proof or reservation of easement(s) as required by Lakehaven (private, Tract C for Lot 6; Lot 9 for Lot 10); ® c. Other: Sewer Service Connection Permits Reoulred. Comments/special conditions: The reled active Developer Extension Agreement 12roject (6308010)must be accepted b Lakehaven prior to service actly-a ign. I hereby certify that the above sewer system information is true. This certification shall be valid for one (1) year from the date of signature. Name: BRIAN ASBURY Title: DEVELQPKENT ENGINEERING SUPERVISOR Signature: Gf Date: Vasilatos swr 2421039053.docx (4/6/15) Page 1 of 2 2421039088 33914 sw �.sorNsr 8,PVC 1 1 2 1 3 z 1921049033 0 81,PVC L +-C 4 L5 9 1U 6 LipieESi,4FS 24421 053 � 0 G 13 12 it P49032 14 7Y VC 1921049052 a 1921049053 0 dk a� �s er, A C, 40340 J 1 1049031 "95781410'5,00 1921049028 0 2421039 ] 640370TR CT pi 1049 19 1921049024 1921049D26 0 0 0 tz - -- TE Laketryven Utility District Certificate of Sewer Availability -Parcels 212403905311921049025 / neither warrards nor guarmtees the Lots 1-8 & 40, proposed Lakehaven E states 1 1, fl accuracy d any facility irfamF.atian a tsa Sac - prw dgd FaciRy bcatkurs a nd '�+i� oondkions am subject to field IiLIPY f12) veriircaiim. Feel 611112G15 BIA Vasilatos swr 2421039053.docx (4/6/15) Page 2 of 2 CITY OF FEDERAL WAY DEPARTMENT OF COMMUNITY DEVELOPMENT DEVELOPMENT REVIEW COMMITTEE TRANSMITTAL DATE: TO: FROM: FOR DRC MTG . ON FILE NUMBER (S) : RELATED FILE NOS.: PROJECT NAME: June 8, 2015 Kevin Peterson, Public Works Jim Harris NA 14-105174-00-SU None LAKE HAVEN ESTATES Kevin: Attached is the following: AHBL cover letter (response to City comments) dated May 26, 2015 Revised final plat map Lot closure calcs (This is the only set submitted) Please review and provide comments. RESUBMITTED May 26, 2015 JUN 0 -5 2015 CITY OF FEDERAL WAY CDS Mr. Jim Harris City of Federal Way 33325 8th Avenue South Federal Way, WA 98063-9718 Project: Lake Haven Estates, Our File No. 207495.51 Subject: Response to Comments dated May 21, 2015 Dear Jim: _ice d_ D= Civil Engineers Structural Engineers Landscape Architects This letter is in response to your comments dated May 21, 2015, regarding the above referenced project. The comments are included below (verbatim) for your reference. Our Community Planners responses are shown in bold after each comment. Land Surveyors Final Plat Drawings 1. 1 have been unable to find copies of updated Certificates of Water and Sewer Availability Neighbors that were required as preliminary plat condition numbers 2 and 3 before city approval of plat infrastructure. I need copies of these certificates before forwarding to the City Council. Response: Our client is submitting a new application for sewer and water availability today. We will provide copies of the updated certificates once they have been approved. In regard to preliminary plat condition number 5, which states: Prior to issuance of building permits for lots 1, 2, 9 or 10, a significant tree replacement shall be placed on each of these lots. There were 20 significant trees on the site prior to any development activity. It appears there are 13 significant trees remaining today following clearing and grading for plat infrastructure. The 13 remaining significant trees meet the significant tree retention requirements code in place at the time of preliminary plat approval; therefore, the four replacement trees identified in this condition are not necessary to meet the FWCC requirements. Since the lots in the plat will be vested to the previous Federal Way City Code significant tree retention and replacement standards for a period of five years following final plat approval (RCW 58.17.170), a note shall be added to the face of the plat to implement the applicable tree retention and TACOMA replacement standards. 2215 North 301h Sfreet To implement the applicable Federal Way City Code regulations, revise SuBe300 general note 2 on sheet 2 of the final plat map, as follows: racoma,WA 98403-3350 253.383.2422 TEL www.ahbl.com Mr. Jim Harris May 26, 2015 207495.51 Page 2 of 3 A significant tree retention and replacement plan shall be provided to the City of Federal Way at the time of each building permit submittal and issuance for a new single family residence on each /of. Each individual lot shall meet the significant tree retention and replacement standards of FWCC 22-1568(b), which requires retention and/or replacement of at least 25 percent of the significant trees on each individual lot. Replacement trees will be required to be planted prior to final inspection approval of each new single family residence. Response: General Note 2 has been revised, as requested. 3. Adding the text of preliminary plat approval condition number 4 to the final plat map as proposed is confusing and does not adequately address the subject of preserving trees. To clarify the general note 1 for potential future buyers of the property and for staff reviewing future permits for Lot 11, modify the note as follows: Prior to issuance of a building permit for a single family residence on Lot 11, the applicant must provide the City of Federal Way a landscape plan which clearly shows the location of all of the trees on the adjacent Nelson property. The applicant shall also submit a letter from a certified arborist stating whether tree protection measures on the Lake Haven Estates Lot flare necessary to keep the Nelsons'trees safe. If the arborist's letter indicates that tree protection measures are in order, those tree protection measures shall be shown on a tree protection plan to be submitted to the City in conjunction with a building permit for a new single family residence for lot 11. Response: The note has been modified, as requested. 4. Contact me at im.harris cit offederalwa .corn or 253-835-2652 for inspection of the plants around the pond. The Public Works Department will inspect the street trees. Response: So noted. 5. The year 2015 assessor tax reports you provided on April 14, 2015, are acceptable. The payment will need to be made before going to City Council for final review and decision. (FWRC 18.40.020(1)(z)) According to the preliminary plat staff report, the applicant proposed to make a fee -in -lieu payment for 15% of the total site area as provided in the FWRC. The Director of Parks, Recreation, and Cultural Services approved that request. Response: So noted. 6. Plat Map: 1) Add the Bearing for the west line segment of Lot 13 (tangent section between the 2 curves). 2) A sight distance easement is shown near the northerly, common lot corner of Lots 4 and 5. A note shall be placed on the plat documents, stating the type of restrictions within that easement (i.e., construction of fences or installation of landscaping, etc.). Mr. Jim Harris ■ May 26, 2015 207495.51 `. �1 Page 3of3 :�1: 3) The note for Tract B, under the Tract Table, indicates that all lots have an undivided interest in that tract. It appears this tract only serves lots 6 and 10. The note should be revised to indicate that lots 6 and 10 have undivided interest in the tract. Response: 1) The bearing has been added to the drawing. 2) Note 8 has been added to Sheet 3 indicating restrictions. 3) The note for Tract B has been revised to reflect only Lots 6 and 10. 7. Lot Closure Calculations: 1) There are no closure calc's for lots 9 and 13. 2) Rename the Tract C calcs' (begins on page 17) to indicate these to be associated with the new right-of-way. 3) The last calc (begins on page 20) is named 'ROW: 19'. In tracing the bearings/distances under this calc, it appears to encompass all of lots 9 and 13. Response: 1) New lot closures have been prepared that include Lots 9 and 13. 2) The lot closure for SW 341st Street has been labeled "DEDICATION." 3) The closures for Lots 9 and 13 have been separated and are included with the new set of lot closures. If you have any questions, please call me at (253) 383.2422. Sincerely, i David C. Follansbee, PLS Principal BD/Isk Q:\2007\207495\WORDPROC\LETTERS\20150521 Ur (Resp-FedWay) 207495.51.docx 0 Name: DEDICATION End North: 111785.8584' East: 1262432.5217' Segment #1 : Curve Length:86.45' Radius:330.00' Delta: 15.0035 (dms) Tangent: 43.47' Chord: 86.20' Course: NY 58' 07.61'W Course In: N88° 27' 49.96'W Course Out: N76° 31' 34.73"E RP North: 111794.7047' East: 1262102.6403' End North: 111871.5910' East: 1262423.5581' Segment #2 : Line Course: N78° 01' 25.81"E Length: 33.61' North:111878.5653' East:1262456.4365' Segment #3 : Line Course: N1° 34' 57.65"E Length: 39.00' North: 1119 17.5504' East:1262457.5137' Segment #4 : Line Course: S88° 25' 02.35"E Length: 66.00' North:111915.7275' East:1262523.4885' Segment #5 : Line Course: S88" 25' 02.35"E Length: 5.96' North:111915.5629' East:1262529.4463' DEDCATION.txt Page 1 kE-S%- . D JUN 0- 5 2015 W AY Segment #6 : Line Course: Si° 16' 14.65"W Length: 80.30' North:111835.2827' East:1262527.6655' Segment #7 : Line Course: N88" 44' 09.39"W Length: 13.44' North:111835.5791' East:1262514.2287' Segment #8 : Line Course: Si ° 34' 57.65"W Length: 106.10' North:111729.5196' East:1262511.2983' Segment #9 : Line Course: N88" 43' 45.50'W Length: 51.13' North:111730.6535' East:1262460.1809' Segment #10 : Curve Length:45.69' Radius:29.00' Delta: 90.1556 (dms) Tangent: 29.13' Chord: 41.11' Course: N43" 35' 47.73"W Course In: N1" 16' 14.50"E Course Out: N88° 27' 49.96"W RP North: 111759.6463' East: 1262460.8240' End North: 111760.4259' East: 1262431.8324' DEDCATION.txt Page 2 Segment #11 : Line Course: N 1 ° 32' 10.04"E Length: 25.44' North:111785.8567' East:1262432.5144' Perimeter: 553.10' Area: 15319.69 Sq. Ft. Error Closure: 0.0076 Course: S77° 29' 22.89"W Error North:-0.00164 East:-0.00737 Precision 1:72143.42 DEDCATION.txt Page 3 CITY OFvz� Federal Way Page - 1 July 6, 2007 Omega Investments Attn: Tom S. Vasilatos 16622 178' Avenue NE Woodinville, Washington 98072 RE: LAKE HAVEN ESTATES PRELIMINARY PLAT FW# 01 -1 02053-00-SU Related File # 01 -1 0255-00-SE Dear Applicant: CITY HALL 33325 8th Avenue South - PO Box 9718 Federal Way, WA 98063-9718 (253) 835-7000 www.cityoffederalway.com JUL 11 2007 Enclosed please find the Report and Recommendation of the City of Federal Way Hearing Examiner relating to the above -entitled case. Very truly our S EPH N K. CAUSSEAUX, JR. HEARING EXAMINER SKC/bao CC' All parties of -record City of Federal Way Page - 2 CITY OF FEDERAL WAY OFFICE OF THE HEARING EXAMINER IN THE MATTER OF: ) FW# 01-102053-00-SU LAKE HAVEN ESTATES ) Related File # 0 1 -1 0255-00-SE PRELIMINARY PLAT ) - - 1 I. SUMMARY OF APPLICATION The applicant requests preliminary plat approval to allow subdivision of a two lots (2.78 acres) into 13 single-family residential lots. The project includes storm drainage facilities and utility improvements, as well as construction of a private access tract which will be accessed from SW 3401h Street. The applicant is choosing to make a payment to in lieu of providing open space. The site is vacant and partially wooded. Street improvements, water, sewer, utilities, storm drainage control improvements, and other related infrastructure improvements will be installed to serve the plat. Il. PROCEDURAL INFORMATION Hearing Date: June 26, 2007 Decision Date: July 6, 2007 At the hearing the following presented testimony and evidence: 1. Andy Bergsagel, Associate Planner, City of Federal Way 2. Ann Dower, Public Works, City of Federal Way 3. Paul Cyr, Applicant Agent, 18215 72" Ave S, Kent, Washington 98032 4. Pat Taitano, 18215 72nd Ave S, Kent, Washington 98032 5. Tom Vasilatos, Applicant, 16622 1781h Avenue NE, Woodinville, Washington 98072 6. Lawrence Fortman, PO Box 24510, Federal Way, Washington 98093-1510 7. Jo -Ellen Nelson, PO Box 3229, Federal Way, Washington 98063 At the hearing the following exhibits were admitted as part of the official record of these proceedings: Page - 3 1. Staff Report with all attachments 2. Slide Show 3. Letter of Water Availability Received June 18, 2007 4- Sewer Availability 5. Revised 345"' Street Plans 6- Issues for the Record (Verbage for Conclusions Change) III. FINDINGS The Hearing Examiner has heard testimony, admitted documentary evidence into the record, and taken this matter under advisement. 2- The Community Development Staff Report sets forth general findings, applicable policies and provisions in this matter and is hereby marked as Exhibit "1" with attachments and hereby incorporated in its entirety by this reference. 3- All appropriate notices were delivered in accordance with the requirements of the Federal Way City Code (FWCC). 4. The applicant has a possessory ownership interest in an irregularly shaped, unimproved, 2.77 acre parcel of property located at the southeast corner of the intersection of 191h Avenue SW and SW 3401h Street within the City of Federal Way. The parcel abuts the south side of SW 3401h Street and the east side of the unopened 191h Avenue SW right-of-way. 191h Avenue SW provides access to SW 3361h Street to the north. SW 3415t Street, a private road, extends east from 21"' Avenue SW to the unopened 19`h Avenue SW right-of-way. The applicant will extend SW 3415t Street across the southern property line of proposed lots 11-13 to provide access thereto. 5. The preliminary plat map shows that nine lots will access onto SW 3401h Street, either directly or by Tract C, a private access road that could serve as many as four lots. The southern three lots will access onto SW 341" Street, and proposed Lot 9 will access onto 19`h Avenue SW. Tract A, located in the northwest corner of the site, will serve -as an on -site storm drainage facilitywhich the applicantwill dedicate to the City. The plat map shows a strip of property along the west property line with a maximum width of 20 feet dedicated to the City for the 191h Avenue SW right-of- way. The applicant will dedicate the 341" Street improvements along the south property line to the City as well. Page - 4 6. The preliminary plat map shows a minimum lot area of 7,272 square feet, a minimum lot width of 53 feet, and a density of 4.7 dwelling units per acre. Abutting uses include the Saghalie Junior High School across SW 3401" Street to the north, the Saghalie Firs preliminary plat across 19" Avenue SW to the west, and larger lots, either vacant or improved with single-family homes to the east and south. The Fred Meyer shopping center is located at the northwest corner of the 191" Avenue SW/SW 3401" Street intersection. 7. The parcel and abutting parcels in all directions are located within the Single -Family High -Density designation of the Federal Way Comprehensive Plan and the Single - Family Residential (RS-7.2) zone classification of the Federal Way City Code (FWCC). Section 22-631 FWCC authorizes single-family detached dwellings as outright permitted uses in the RS-7.2 classification subject to a minimum lot size of 7,200 square feet and a maximum lot coverage of 60%. The RS-7.2 classification requires setbacks of 20-foot front yard, 5-foot side yard, and 5-foot rear yard. All lots meet the minimum lot size standards, and the rectangular shapes will provide a reasonable sized building envelope that can meet all required setbacks. The preliminary plat provides no open space, and the plat parcel has no critical areas to include wetlands or geotechnically hazardous areas and is likewise not impacted by critical area buffers. 8. The topography of the parcel slopes upward to the east from 191" Avenue SW, and the eastern portion is flat. The eastern portion of the site is wooded, and vegetation - in the western portion consists of scattered trees and brush. A significant stand of trees is located along the east side of Lot 11, adjacent to a parcel improved with a single-family dwelling. Conditions of approval address protection of said trees. 9. Chapter 20 FWCC sets forth the City subdivision code and Articles III and IV set forth the design criteria and required improvements for subdivisions. Findings set forth hereinafter address all applicable criteria set forth in the subdivision code. 10. Section 20-151 FWCC entitled "Subdivision Design" requires that subdivisions provide for the distribution of traffic in a logical manner toward a collector street system to avoid overburdening of residential streets. The plat will distribute traffic onto SW 3401" Street that will then travel north on 19`" Avenue'SW to SW 336`" l Street or west on SW 341" Street to 21"Avenue SW. 19" Avenue SW is essentially a commercial street serving Fred Meyer, other shopping areas to the north, and the Saghalie Middle School. The plat map also shows intersections at 900 angles, no cul-de-sac longer than 600 feet, no block perimeters due to the odd shape of the Page - 5 parcel, no road construction on steep slopes, and adequate entering and stopping sight distance. 11. Section 20-152 FWCC entitled "Lot Design" requires that all lots provide a rectangular shaped building area which meets required setbacks. Said section also requires the plat map to must show that emergency apparatus can access all lots, that all lots take advantage of topographic and natural features, and that all lots abut a public street right-of-way, but have no access onto arterial streets. In the present plat, each lot provides a rectangular shaped, reasonably sized building envelope, and the City Fire Marshall's Office has reviewed the plat design and determined that each lot will have emergency vehicle access. The site does not pose significant topographic or natural feature concerns, and all lots will abut either a public street or a private access tract approved by the City. No abutting road meets the definition of an arterial. Prior to final plat approval, 19`h Avenue SW must be extended to SW 341" Street, and a road development agreement guarantees completion of said road (Exhibit 18). 12. Section 20-155 FWCC requires all residential subdivisions to provide open space in the amount equal to 15% of the gross land area of the parcel, However, the City Parks Director may accept a fee in lieu of payment following consideration of the City's overall park plan, and the quality, location, and service area of the open space that the project would provide. The preliminary plat map shows no open space, but the Parks Director. has approved and prefers the fee in lieu of open space. The amount of the fee will equal 15% of the most recent assessed value of the property at the time of final plat approval. 13. Roads and sidewalks constructed as part of the street improvements will provide pedestrian and bicycle access. The applicant will make all street improvements shown on the preliminary plat map as described above in accordance with Section 21-176 FWCC. The project satisfies lot size and density requirements as set forth in Section 20-177 FWCC and will provide landscaping in accordance with Section 20-179 FWCC. 14. Section 20-179 FWCC requires the retention of all natural vegetation on site except that removed for improvements or grading. Said section also requires retention of existing mature vegetation to the maximum extent possible to include preservation of significant trees. The City reviews significant tree preservation pursuant to Section 22-1568 FWCC upon building permit application for each lot. The FWCC does not support mass clearing and grading of a proposed plat, and the applicant does not propose such during development of the present plat. Therefore, Page - 6 significant trees will remain on each lot until application for a building permit. The Nelson family expressed concerns regarding protection of significant trees growing along the' common border of their property with proposed Lot 11. Staff recommended a condition that requires the applicant to clearly show the approximate location of all trees on the Nelson property that may have roots extending over the property line. The condition also requires that a certified arborist determine whether tree protection measures employed by the applicant can keep the Nelson's trees safe. Staff desired implementation of the condition at the final plat stage. The applicant asserted that because it will not mass grade the site, the evaluation should occur at the time of building permit application for Lot 11. Staff agreed at the hearing to the applicant's proposed timing of said condition. 15. Section 20-180 FWCC sets forth the criteria for streets and rights -of -way and requires that all streets within an approved subdivision be within a dedicated public right-of-way. The project will have no internal roads with the exception of Tract C that will remain a private access serving a maximum of four lots. Existing abutting roads are city streets and the applicant will dedicate newly constructed roads to the City. Conditions of approval and the FWCC require the applicant to construct abutting roads to City standards. 19`h Avenue SW' will consist of a Type S street and will have a pavement width of 36 feet within a 60-foot right-of-way, curb, gutter, 4-foot wide planter strip with trees, 5-foot sidewalk, and streetlights. Tract C will meet the cross-section Y requirements of a 38-foot width with a sidewalk along one side. The applicant does not desire to reduce the width as it will likely utilize Tract C for access to either three or four lots. The applicant will construct 341" Place with half -street improvements consisting of a pavement width of 20 feet within a 32-foot- wide right-of-way. Because the applicant could not secure an easement from the property owner to the south, it will apply for a deviation to allow removal of the 4-foot wide vegetative strip separating the sidewalk from the curb. At such time as full street improvements are made, the applicant will reinstall the vegetative strip, and move the curb 4 feet from the sidewalk. The City Public Works Department must agree to the deviation. If it does not, the applicant must dedicate four additional feet of right-of-way from the south property line of Lots 11, 12, and 13 to provide the full half -street improvements. The City Environmental Official in its SEPA review determined that plat traffic would not adversely impact existing roads and intersections and therefore neither required the preparation of a traffic impact analysis nor imposed off -site traffic mitigation. 16. The Lakehaven Utility District will provide both potable water and fire flow to the site and will likewise provide sanitary sewer service to each lot in compliance with Sections 20-181 and 182 FWCC. Page - 7 17. The storm drainage facilities will meet City standards that include the 1998 King County Surface Water Design Manual. The applicant has submitted a Preliminary Technical Information Report that Public Works staff have reviewed and determined that it complies with all City requirements. The applicant proposes to direct most storm drainage from the site to the Tract A storm drainage facility for treatment before release to the City system. 18. The applicant has submitted a landscape plan that addresses significant trees in accordance with Section 22-1568 (b) FWCC. The plan identifies 20 significant trees on the site, and the applicant proposes to retain one such tree and plant four replacement trees on Lots 1,2, 9, and 10 (1 each). 19. In accordance with Section 20-187 FWCC, the applicant must comply with the City School Impact Fee Ordinance and make a per lot payment to the Federal Way School District to offset the impacts on the district of school -aged children residing in the plat. 20. Prior to gaining preliminary plat approval, the applicant must show that the request satisfies the criteria set forth in Section 20-126(c) FWCC. Findings on each criteria are hereby made as follows: a. The project is consistent with the Federal Way Comprehensive Plan which designates the property as Single -Family High Density. b. The project complies with all applicable provisions of Chapter 20 FWCC, including those adopted by reference from the Comprehensive Plan. The plat must comply with all provisions of FWCC Chapter 18 entitled "Environmental Policy", Chapter 20 entitled "Subdivisions", Chapter 22, entitled "Zoning", as well as all other applicable codes and regulations. Conditions of approval assure compliance with all criteria within the FWCC. The project is consistent with the public health, safety, and welfare assuming compliance with conditions of approval. The project is consistent with the design criteria listed in Section 20-2 FWCC. Page.- 8 e. The project satisfies all development standards set forth in Sections 20-151-157, and 20-178-187 FWCC subject to compliance with conditions of approval. 21. Residents raised concerns regarding access to their lots upon construction of street improvements to SW 3415` Street, as development of Saghalie Firs has interfered with access. The City, during the construction phase, will assure that abutting residents do not lose access to their homes. Violations by another applicant in another plat cannot justify either plat denial or conditioning plat development beyond the requirements of adopted City Codes. 22. Residents also raised concerns regarding an off -site wetland draining across their parcels. Concerns include the interference with said flow by plat construction, The applicant confirmed that it would not block any such flows and would accommodate the flows within its drainage system. IV. CONCLUSIONS From the foregoing findings the Hearing Examiner makes the following conclusions: The Hearing Examiner has jurisdiction to consider and make recommendations on the issues presented by this request. 2. The applicant has shown that the request for preliminary plat approval is consistent with the Single -Family High -Density designation of the City of Federal Way Comprehensive Plan and meets all bulk regulations of the RS-7.2 zone classification of the FWCC. 3. The proposed preliminary plat makes appropriate provision for the public health, safety, and general welfare for open spaces, drainage ways, streets, roads, alleys, other public ways, transit stops, potable water supplies, sanitary, waste, fire protection, parks and recreation, playgrounds, schools and school grounds, and safe walking conditions. 4. The proposed preliminary plat will serve the public use and interest by providing an attractive location for a single-family residential subdivision convenient to schools and shopping opportunities as well as a park -and -ride, and therefore should be approved subject to the following conditions: Page - 9 1. Prior to approval of the final plat, the applicant must submit to the City of Federal Way the fee -in -lieu of open space, calculated on 15% of the most recent assessed value of the property at the time of final plat. 2. Prior to the issuance of any clearing and grading permits, the applicant shall submit a current King County Certificate of Water Availability , since the certificate in the file has expired. 3. Prior to issuance of any clearing and grading permits, the applicant shall submit a current King County Certificate of Sewer Availability, since the certificate in the file has expired. 4. Prior to any site development of Lot 11, the applicant must submit a revised Sheet L2 that clearly shows the approximate location of all of the trees on the Nelson Property, for those trees with roots that might extend over the property line onto Lakehaven Estates; at that time the applicant shall also submit a letter from a certified arborist stating whether tree protection measures on the Lakehaven Estates site are necessary to keep the Nelsons' trees safe. If the arborist's letter indicates that tree protection measures are in order, those tree protection measures shall be shown on the revised Sheet L2, to be turned in at the time of the application for a clearing and grading permit. 5. Prior to the issuance of building permits for lots 1, 2, 9, or 10, a significant tree replacement shall be placed on each of those lots. 6. Prior to approval and recording of the Final Plat, 19"' Avenue SW (from SW 340`h Street to SW 341"Street) adjacent to the plat must be constructed and accepted by the Public Works Department. RECOMMENDATION: It is hereby recommended to the Federal Way City Council that the Lakehaven Estates preliminary plat be approved subject to the conditions contained in the conclusions above. DATED THIS 6'h DAY OF July 2007. Page - 10 - A- - 1� 'Zf !W&F(EN K. CAUSSEAUX, Hearing Examiner TRANSMITTED THIS 6`h DAY OF July 2007, to the following: APPLICANT/OWNER: Omega Investments Attn: Tom S. Vasilatos 16622 178'h Avenue NE Woodinville, Washington 98072 AGENT. Barghausen Consulting Engineers Attn: Mr. Paul Cyr 18215 72"d Avenue South Kent, Washington 98032 OTHERS Lawrence Fortman PO Box 24510 Federal Way, Washington 98093-1510 Rob Rueber KC Investments 6220 29" Street NE Tacoma, Washington 98422 Pat Taitano 18215 72Id Avenue S Kent, Washington 98032 City of Federal Way c/o Laura Hathaway 33325 8`h Avenue South Federal Way, WA 98063-9718 Page - 11 CITY COUNCIL REVIEW, ACTION Pursuant to Section 20-127, following receipt of the final report and recommendation of the hearing examiner, a date shall be set for a public meeting before the city council. The city council review of the preliminary plat application shall be limited to the record of the hearing before the hearing examiner, oral comments received during the public meeting (so long as those comments do not raise new issues or information not contained in the examiner's record) and the hearing examiner's written report. These materials shall be reviewed for compliance with decisional criteria set forth in section 20-126. The city council may receive new evidence or information not contained in the record of hearing before the hearing examiner, but only if that evidence or information: (i) relates to the validity of the hearing examiner's decision at the time it was made and the party offering the new evidence did not know and was under no duty to discover or could not reasonably have discovered the evidence until after the hearing examiner's decision; or (ii) the hearing examiner improperly excluded or omitted the evidence from the record. If the city council concludes, based on a challenge to the hearing examiner recommendation or its own review of the recommendation, that the record compiled by the hearing examiner is incomplete or not adequate to allow the city council to make a decision on the application, the city council may by motion remand the matter to the hearing examiner with the direction to reopen the hearing and provide supplementary findings and/or conclusions on the matter or matters specified in the motion. After considering the recommendation of the hearing examiner, the city council may adopt or reject the hearing examiner's recommendations based on the record established at the public hearing. If, after considering the matter at a public meeting, the city council deems a change in the hearing examiner's recommendation approving or disapproving the preliminary plat is necessary, the city council shall adopt its own recommendations and approve or disapprove the preliminary plat. As part of the final review, the city council may require or approve a minor modification to the preliminary plat if: (a) The change will not have the effect of increasing the residential density of the plat; (b) The change will not result in the relocation of any access point to an exterior street from the plat; (c) The change will not result in any loss of open space or buffering provided in the plat; and (d) The city determines that the change will not increase any adverse impacts or undesirable effects of the project and that the change does not significantly alter the project. 1�k CITY OF Federal flay DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES STAFF REPORT TO THE HEARING EXAMINER LAKEHAVEN ESTATES PRELIMINARY PLAT Preliminary Plat File No. 01-102053-00-SU SEPA File No. 01-102055-00-SE PUBLIC HEARING Council Chambers, Federal Way City Hall 33325 81h Avenue South 2 p.m., Tuesday, June 26, 2007 Report Prepared by: Andy Bergsagel, Associate Planner May 30, 2007 File No: 01-102053-00-SU (Preliminary Plat) 01-102055-00-SE (SEPA) Project Location: SE corner of 19"' Avenue SW and SW 34151 Street (No site address) Parcel Numbers: 192104-9025 & 242103-9053 Applicant/Owners: Omega Investments Attn: Tom S. Vasilatos 16622 178"' Avenue NE Woodinville, WA 98072 Agent: Barghausen Consulting Engineers Attn: Mr. Paul Cyr 18215 72" d Avenue South Kent, WA 98032 Action Requested: Preliminary plat to subdivide 2.78 acres into 13 single-family lots. Staff Representative: Andy Bergsagel, Associate Planner, 253-835-2644 Staff Recommendation: Conditional Approval TABLE OF CONTENTS General............................... ............................................................................................................... 3 Consulted Departments, Agencies & Public................................................................................................ 3 State Environmental Policy Act................................................................................................................... 4 NeighborhoodCharacteristics...................................................................................................................... 4 NaturalEnvironment............................................................ .................................................................. ...... 5 Subdivision Design (FWCC 20-151)........................................................................................................... 5 LotDesign (FWCC 20-152)......................................................................................................................... 6 Density(FWCC 20-153).............................................................................................................................. 6 OpenSpace and Recreation (FWCC 20-155)............................................................................................... 6 Pedestrian and Bicycle Access (FWCC 20-156).......................................................................................... 7 Improvements Required (FWCC 20-176).................................................................................................... 7 Density Regulations (FWCC 20-177).......................................................................................................... 7 Landscape Buffers (FWCC 20-178)............................................................................................................. 7 Retention of Vegetation (Clearing and Grading) (FWCC 20-179)................. ................. ,........................ ... 7 Streets and Rights -of -Way (FWCC 20-180)................................................................................................ 7 Water(FWCC 20-181)................................................................................................................................. 8 SewageDisposal (FWCC 20-182)............................................................................................................... 9 StormDrainage (FWCC 20-183)................................................................................................................. 9 Landscaping Protection and Enhancement (FWCC 20-186)......................................................................... 9 Monuments(FWCC 20-187)..................................................................................................................... 10 PublicServices.......................................................................................................................................... 10 DecisionalCriteria...................................................................................................................................... 10 Findings of Fact and Conclusions.............................................................................................................. 11 Recommendation..............................................•............................•...................................................._....... 13 Conditions.................................................................................................................................................. 13 Listof Exhibits........................................................................................................................................... 13 GENERAL i . Project Description: The proposal is to subdivide two lots (2.78 acres) into 13 single-family lots. The project includes storm drainage facilities and utility improvements, as well as construction of a private access tract which will be accessed from SW 340`r' Street. The applicant is choosing to make a payment in lieu of providing open space on the site. The site is vacant and partially wooded. Street improvements, water, sewer, utilities, storm drainage control improvements, and other related infrastructure improvements will be installed to service the plat. Enclosed are the following drawings: • Sheet 1, Revised Preliminary Plat, by Barghausen Consulting Engineers, resubmitted March 19, 2007. • Sheet 2, Preliminary Grading and Drainage Plan, by Barghausen Consulting Engineers, resubmitted March 19, 2007. • Sheet 3, Preliminary Utility Plan, by Barghausen Consulting Engineers, resubmitted March 19, 2007. • Sheet 4, Preliminary Storm Drainage Pond Plan, by Barghausen Consulting Engineers, resubmitted March 19, 2007. • Sheet L1, Preliminary Street Tree Landscape Planting Plan, by Barghausen Consulting Engineers, resubmitted May 22, 2007. • Sheet L2, Preliminary Significant Tree Retention and Replacement Plan, by Barghausen Consulting Engineers, resubmitted May 22, 2007. (The combined 6-sheet plan set by Barghausen shall be considered Exhibit 1.) • Boundary & Topographic Survey, by Barghausen Consulting Engineers, received May 24, 2001. (Exhibit 2) 2. Location: SE Corner of 19"' Avenue SW and SW 341" Street, Federal Way. (No site address.) Refer to the Zoning and Vicinity Map (Exhibit 3) and the Aerial Photography (Exhibit 4). Parcel Numbers: 242103-9053 & 192104-9025 4. Size of Property: The westerly parcel is 82,328 square feet (1.89 acres) and the easterly parcel is 38,565 square feet (0.89 acres) for a total of 120,893 square feet (2.78 acres). Land Use and Zoning: Zoning Comprehensive Plan Existing Land Use Subject Site: RS-7.2 Single -Family High Density Single -Family Residential To the North: RS-7.2 Single -Family High Density Single -Family Residential To the South: RS-7.2 Single -Family High Density Single -Family Residential To the East: RS-7.2 Single -Family High Density Single -Family Residential To the West: RS-7.2 Single -Family High Density Single -Family Residential CONSULTED DEPARTMENTS, AGENCIES & PUBLIC The following departments, agencies, and individuals were advised of this application. Community Development Review Committee (CDRC), consisting of the Federal Way Community Development Services Planning and Building Divisions; Public Works Development Services and Lakehaven Estates Page 3 Staff Report to the Hearing Examiner File No. 0 1- 1 02055-00-SE/ Doc. I.D. 39804 Traffic Divisions; Parks, Recreation, and Cultural Resources Department; Department of Public Safety (Police); South King Fire Department (formerly Federal Way Fire Department); Lakehaven Utility District; and Federal Way Public Schools. CDRC comments have been incorporated into this report where applicable. 2. All property owners and occupants within 300 feet of the site were mailed the Notice of Application, dated July 4, 2001 (Exhibit 7). The site was also posted and notice published in the newspaper and on the City's official notice boards. One written comment letter was received during the comment period from Mr. and Mrs. John F. Nelson, 1530 SW 341" Place, Federal Way, WA 98023 (Exhibit 16). The comments are summarized below in italics with a staff response for each comment. The Nelsons are welcome to present any further comments and documentation at the public hearing. "We have a drainfield on the west side of our property which should be protected. We would like to know what security measures are being taken to protect our property." Response: All stormwater runoff from the site will be conveyed to an infiltration facility in the northwest corner of the site. This location is a minimum of 200 feet away from the drainfield in question. In addition, the infiltration facility is approximately 24 feet below the elevation of the neighbor's site. This distance and elevation difference exceeds setback requirements for both the City of Federal Way and King County Health Department. Therefore, the project is expected to have no impact on the Nelsons' drainfield. "There are some large, significant, native trees on the west side of our property which need protection..." FWCC 22-1568 addresses significant trees. Specifically, FWCC 22-1568(c)(6) addresses significant tree protection. The Preliminary Significant Tree Retention Plan (Sheet L2) by Barghausen does not address the trees which are near this property line. The City's project planner visited the site. It is not clear where these trees are in relation to the property line. If the trees are close to the property line, the Nelsons have pointed out a valid public safety concern in that the roots of their large trees may be damaged. A condition is listed below, under Decisional Criteria, #3, regarding public safety. 3. Also, in accordance with the State Environmental Policy Act (SEPA) property owners and affected agencies were notified (see details below). STATE ENVIRONMENTAL POLICY ACT An environmental "Determination of Nonsignificance" (DNS) was issued by the City of Federal Way for the proposed action on December 27, 2006 (Exhibit 8). This determination was based on review of information in the project file, including the annotated environmental checklist, resubmitted June 1, 2004 (Exhibit 9), resulting in the conclusion that the proposal would not result in probable significant adverse impacts on the environment. In accordance with SEPA and FWCC Chapter 18, "Environmental Protection," all property owners and occupants within 300 feet of the site, and all affected agencies, were notified of the proposed action and the City's environmental decision. In addition, the site was posted and notice placed in the newspaper and on the City's official notice boards. No comments were received during the comment period and the determination was not appealed. NEIGHBORHOOD CHARACTERISTICS The property is located south of SW Campus Drive and is accessed from 19"' Avenue South and SW 340"' Street. Saghalie Middle School is across the street to the north. The Wynstone Subdivision is to the east and the Saghalie Firs Subdivision is to the west. Both are under construction. To the south there are some larger lots which could conceivably be platted in the future. About a block to the southwest there is the Twin Lakes Park & Ride. Lakehaven Estates Page 4 Staff Report to the Hearing Examiner File No. 01-102055-00-SE/ Doc, rD 39804 NATURAL ENVIRONMENT Soils. A geotechnical report was not required for critical area review, since the site contains no geotechnically hazardous areas. The applicant submitted Infiltration Test Results (a report) by Associated Earth Sciences, dated October 3, 2006 (Exhibit l 5); the Public Works Department found the report to be acceptable. Soils will be excavated during the construction of the street and on -site water quality treatment facilities, and during installation of utilities. The preliminary clearing and grading plan depicts clearing limits for construction of the aforementioned items. 2. Topography. The western parcel slopes up from 19t" Avenue SW. The eastern parcel is mostly flat. The stormwater will mostly drain westward to the proposed stormwater pond near 19'11 Avenue South and SW 340t" Street. 3. Critical Areas. The City of Federal Way Critical Areas Map does not indicate any critical areas or associated buffers on the site. A "Wetland Determination" by B-twelve Associates, Inc., dated February 17, 2000, found no wetlands on the site (Exhibit 13). 4. Vegetation. The site is partially wooded. For specifics, refer to the "Landscaping and Significant Trees" section below. Wildlife and Habitat. No wildlife species recognized as priority species are known to inhabit the site or the vicinity. However, songbirds, squirrels, and other wildlife will likely use any significant trees that are to remain and any replacement trees. SUBDIVISION DESIGN (FWCC 20-151) In the following analysis, pertinent text of the code is provided in italics, with a staff response following. Subdivisions should be designed so that traffic is distributed in a logical manner toward a collector street system, to avoid intrusion and over -burdening of residential streets, and to connect with planned or existing streets. The traffic will be distributed in a logical manner (as shown on the preliminary plat map). The preliminary plat map shows that SW 340t" Street is already completely developed. The "Tract C" private access tract, off of this street, will serve Lot 6 and Lot 10. Along the west of the plat, 19'1' Avenge SW is currently under construction (May 2007) as part of the Saghalie Firs Plat. Along the south property line of the western parcel, half street improvements (labeled as "Tract B") will be dedicated to the City and be known as SW 3415' Place. 2. Streets should be coordinated with existing intersections to avoid offsetting new intersections, and should intersect at a 90-degree angle, plus or minus 15 degrees. The proposed SW 3415S Place will align with SW 3415' Street, at a 90-degree angle with 19"' Avenue SW. No street, or combination of streets, shall function as a cul-de-sac longer than 600 feet. There are no streets ending in a cul-de-sac which are longer than 600 feet. 4. Block perimeters should be no longer than 1, 320 feet for non -motorized access, and 2, 640 feel for streets. It is impossible to have a block perimeter around the site due to the odd shape of the site and the fact that the site does not include the two parcels to the southeast. Subdivisions on steep slopes should be designed so that streets are constructed generally parallel, rather than perpendicular, to the slope. Tract C is the only street or access easement near a slope and it meets the criterion. Lakehaven Estates Page 5 Staff Report to the Hearing Examiner File No. 01-102055-00-SE/ ow i n. 39804 6. Streets should be designed in conformance with adopted standards for sight distance at intersections, as prescribed in FWCC 22-1151 et seq. The proposal was reviewed by the Public Works Traffic Division and found to be in conformance. LOT DESIGN (FWCC 20-152) All lots should be of ample dimensions to provide a regular shaped building area which meets required setbacks. The setback lines have been shown on Sheet 1. The zoning chart for "detached dwelling units" in the RS zones requires a front setback of 20 feet, a side setback of 5 feet, and a rear setback of 5 feet [FWCC 22-631]. The proposal meets the criteria. 2. All lots shall be designed to provide access for emergency apparatus. The proposal has been reviewed by the Fire Marshal's Office and found to meet the criterion. All lots should be designed to take advantage of topographic and natural features, view orientation andprivacy. The site does not pose significant concerns in terms of topography, natural Features, view orientation, or privacy. 4. Except in a cluster subdivision, all lots should abut a public street right-of-way. Residential lots should not have access onto arterial streets. The proposal shows that all lots will abut a public street right-of-way or approved private access tract. Neither SW 340 Street nor 19tt' Avenue 5W is an arterial. It is important to note that a major obstacle to approval of the preliminary plat and cause for delay was the fact that four of the lots would have been land -locked, prior to the extension of 19"' Avenue SW; however, that portion of the avenue is anticipated to be constructed and dedicated in 2007, as part of the Saghalie Firs Plat. (Saghalie Firs was previously known as the "Courtyard Village.") A letter from Kim Scattarella, of the Public Works Department, to Paul Cyr, of Barghausen, dated September 12, 2002, elaborates on this situation (Exhibit 17). There is a "Road Development Agreement: 19tt' Ave. SW, Federal Way, WA," entered into on September 19, 2005, between Omega International Investment Corp. (Tom S. Vasilatos) and Norris Homes Inc. (John Norris) which will guarantee the completion of 19"' Avenue SW (Exhibit 18). DENSITY (FWCC 20-153) All lots in conventional subdivisions shall meet the density and minimum lot size requirements of Chapter 22 FWCC. Calculation of density in subdivisions shall not include streets or vehicle access easements. The site meets the minimum density of 7,200 square feet per lot. Therefore, all lots meet the minimum size for the zone, as dictated by the RS zoning chart for "detached dwelling unit" in FWCC 22-631. Lot closure calculations are expected at the time of the final plat. The site is not considered a "cluster subdivision." OPEN SPACE AND RECREATION (FWCC 20-155) All residential subdivisions shall be required to provide open space in the amount of 15 percent of the gross land area of the subdivision site; except for subdivisions created under FWCC 20-154, a fee -in -lieu payment may be made to satisfy open space requirements at the discretion of the parks director after consideration of the city's overall parkplan, quality, location, and service area of the open space that would otherwise be provided within the project. The fee -in -lieu of open space shall be calculated on 15 percent of the most recent assessed value of the property. The applicant does not show open space on the site plan and proposes fee -in -lieu of open space. The Parks Director approves and prefers the fee -in -lieu Lakehaven Estates Page 6 Staff Report to the Hearing Examiner File No. 01-102055-00-SE/ Doi i D. 39804 of open space for this application. As a condition of approval of this application, prior to approval of the final plat, the applicant must submit to the City of Federal Way the fee -in -lieu of open space, calculated on 15 percent of the most recent assessed value of the property at the time of final plat. PEDESTRIAN AND BICYCLE ACCESS (FWCC 20-156) The site is relatively small, and no special pedestrian/bicycle paths are needed to connect to other areas. The roads and sidewalks will suffice. IMPROVEMENTS REQUIRED (FWCC 20-176) Street improvements, and the dedication of rights -of -way and/or easements, shall be required in accordance with FWCC 22-1471 et seq., regarding required improvements to rights -of -way and vehicular access easements. If a plat is subject to a dedication, dedication language shall be included on the face of the plat... Tract C will remain private. Tract B will be a half -street, dedicated to the City as SW 341" Place. Also, the plat shows a strip of land to be dedicated to the City, in order to provide a width of 60 feet for 19t" Avenue SW. The required language shall be included on the final plat and dedicated via a Statutory Warranty Deed. DENSITY REGULATIONS (FWCC 20-177) Density or parcel size, setbacks, and buffers shall be in accordance with Chapter 22 FWCC, "Zoning. " As mentioned above, the proposal meets this requirement. LANDSCAPE BUFFERS (FWCC 20-178) Subdivision design should provide a ten -foot -wide Type III landscape strip along all arterial streets to shield new residences from arterial streets [FWCC 22-1565(c)]. Said landscape strip shall be provided in a separate tract to be owned and maintained by the homeowners' association. However, this site does not' border on an arterial. Therefore, the landscape buffer along the main road is not required. For other landscaping and significant tree issues, refer to the "Landscaping Protection and Enhancement" section below. RETENTION OF VEGETATION (CLEARING AND GRADING) (FWCC 20-179) (a) All natural vegetation shall be retained on the site to be subdivided except that which will be removed for improvements or grading as shown on approved engineering plans. A preliminary clearing and grading plan shall be submitted as part of preliminary plat application. (b) Existing mature vegetation shall be retained to the maximum extent possible. Preservation of significant trees pursuant to FWCC 22-1568 shall apply solely to the development of each single- family lot at the time a building permit is applied for. In general, the FWCC does not support mass clearing and grading of a proposed plat unless there are unusual site conditions and/or existing topographical conditions that support extensive site grading at the time of uifrastructure development. Sheet 2 shows that the "clearing and grading limits" will meet the criteria. The significant trees are to remain until a building permit for each lot is applied for. Sheet L2 shows that the site will require four replacement trees. (See "Landscaping Protection and Enhancement" below.) STREETS AND RIGHTS -OF -WAY (FWCC 20-180) (a) All streets within an approved subdivision shall be within a dedicated public right-of-way. Private tracts may be used in short subdivisions and cluster subdivisions using cross-section type "Y", as described in FWCC 22-1528. Lakehaven Estates Page 7 Staff Report to the Hearing Examiner File No. 0 1 -1 02055-00-SE/ Doe. LD.39soa (b) All streets within the public rights -of -way shall be improved to the standards seeded in FWCC 22- 1471 et ,seq., regarding required improvements to rights-oj-tray and vehicular access easements and tracts. (c) All streets abutting the subdivision or short subdivision shall be improved in accordance with FWCC 22-1471 et seq., regarding required improvements to rights -of -way and vehicular access easements. (d) All traffic control devices within the subdivision or short subdivision shall be provided by the developer as required by the director of public works. (e) Streets shall be provided to develop a street network with a block perimeter of no greater than 2, 640 feet, as measured on centerlines. This requirement may be modified if connections cannot be made due to: (1) Topographical constraints. (2) Environmentally sensitive areas. (3) Adjacent development is not being conducive. f Additional off -site street and traffic control improvements may be required to mitigate impacts resulting froin the subdivision or short subdivision. The plans have been reviewed by the Public Works Department to ensure consistency with these regulations. Road specifics. The plans show the following improvements: 19`" Avenue SW is designated as a Type S street, consisting of 36 feet of pavement, within a 60-foot right-of-way (to include curb, gutter, four -foot -wide planter strip with trees, five-foot sidewalk, and streetlights). The half -street improvements shall be from street centerline. Right-of-way dedication will be required. The proposed Tract C meets the Cross -Section Y requirements and is 38 feet wide with a sidewalk on one side of it. However, the applicant may consider the newly passed Private Driveway Standards (Exhibit 19), passed as part of Ordinance 07-554, to see if Drawing No. 3-2CC for "Driveway Serving 2 Lots" would apply. The new requirement is for a 20-foot-wide minimum easement and 16- foot-wide minimum pavement (if serving only two lots). SW 34151 Place will consist of half -street improvements, consisting of 20 feet of pavement, within a 32-foot-wide right-of-way, with potential for the remaining 28-foot-wide right-of-way to be dedicated by adjacent property owners in the future. This street shall be dedicated to the City as right-of-way. 2. Blockperimeter. The block perimeter requirement does not apply, since the site is blocked on the southeast by private property. It is conceivable that the block perimeter could be achieved in the future, if surrounding sites are subdivided. Off -Site Traffic Mitigation/Concurrency. This application was granted an enviromnental Determination of Nonsignificance (as noted above) in December of 2006, prior to when the City's "concurrency" program for traffic mitigation took effect January 1, 2007. At the time of the DNS, a subdivision with fewer than 10 PM peak hour trips through any given Transportation Improvement Plan (TIP) project, did not require SEPA traffic mitigation, so a Traffic Impact Analysis (TIA) was not required. WATER (FWCC 20-181) All lots in a subdivision or short subdivision shall be served by a water system designed and constructed to the specifications of the Lakehaven utility district or city of Tacoma public utilities department or any other appropriate district. Lakehaven Estates Page 8 Staff Report to the Hearing Examiner Pile No. 0 1 -1 02055-00-SE/ oo�. LD.s98oa Lakehaven Utility District is the water purveyor. Refer to Exhibit 14, Lakehaven Utility District's map of services in the area. The applicant submitted a King County Certificate of Water Availability, approved April 5, 2001 (Exhibit 10). These certificates expire after one year. Prior to the issuance of any clearing and grading permits, the applicant shall submit a current King County Certificate of Water Availability, since the certificate in the file has expired. LUD has reviewed the preliminary plat and found it to be acceptable. The final plat drawings must include Lakehaven Utility District's standard easement language. A developer extension agreement with Lakehaven Utility District will be required to extend mainline sewer facilities to fully serve the site. The District's Capital Facilities Charges are calculated on the basis of Equivalent Residential Units (ERU). One (1) single-family lot is equal to one (1) ERU. The District's (2007) Capital Facilities Charges are $3,118/ERU for water. SEWAGE DISPOSAL (FWCC 20-182) Wherever feasible, all lots in subdivisions and short subdivisions shall be connected to a sanitary sewer system designed and constructed to the specifications of the Lakehaven utility district or other appropriate district. Lakehaven Utility District is the sewer purveyor. Refer to Exhibit 14, Lakehaven Utility District's map of services in the area. The applicant submitted a King County Certificate of Sewer Availability, approved April 5, 2001 (Exhibit 11). These certificates expire after one year. Prior to the issuance of any clearing and grading permits, the applicant shall submit a current King County Certificate of Sewer Availability, since the certificate in the file has expired. A developer extension agreement with Lakehaven Utility District will be required to extend mainline sewer facilities to fully serve the site. The District's Capital Facilities Charges are calculated on the basis of Equivalent Residential Units (ERU). One (1) single-family lot is equal to one (1) ERU. The District's (2007) Capital Facilities Charges are $2,720/ERU for sewer. STORM DRAINAGE (FWCC 20-183) All subdivisions and short subdivisions shall be provided withh an adequate storm drainage system designed and constructed in accordance with the surface water management requirements in FWCC 21- 26 et seq., and the storm and surface water utility requirements in FWCC 16-76 et seq. In addition to the plans, the applicant submitted a "Preliminary Technical Information Report" (TIR), by Barghausen Consulting Engineers, revised October 23, 2006 (Exhibit 12). Public Works staff have reviewed the proposal and found it to be in compliance with the storm and surface water requirements. As shown in the TIR and plans, the requirements of the 1998 King County Surface Water Design Manual (KCSWDM) will be met. Final review and approval of the storm drainage facilities will occur as part of the Final Plat process. LANDSCAPING PROTECTION AND ENHANCEMENT (FWCC 20-186) (a) A landscape plan prepared by a licensed landscape architect shall be submitted with each subdivision or short subdivision application. The plan shall identify existing wooded areas, significant trees, meadows, rock outcroppings, and other landscape features. The plan shall also show proposed buffers, open spaces, street trees, and other ornamental landscaping. (b) Significant trees, as defined in Chapter 22 FWCC, Zoning, shall be identified, except for those to be removed in areas to be improved or graded as shown on the preliminary plat. During construction of subdivision improvements and permitting of single-family residences, protection techniques, as required in Chapter 22 FWCC, Zoning, shall be used to protect the identified trees from harm or Lakehaven Estates Page 9 Staff Report to the Hearing Examiner File No. 01-102055-00-SE1 D . i.o. 39804 destruction, and to restore trees damaged or lost. Significant trees to be preserved shall be visibly marked by flagging. The applicant submitted a landscape plan, entitled "Preliminary Significant Tree Retention and Replacement Plan" (Sheet L2), stamped by Arthur M. Seidel, a registered landscape architect. Significant trees are addressed in FWCC 22-1568(b). The significant trees on this site are shown on Sheet L2. There are 20 significant trees. The code states that 25 percent of significant trees on a site must be retained or replaced, so the requirement is for five trees to be retained or replaced. Sheet L-2 shows one significant fir tree to remain and four replacement trees, one each on lots 1, 2, 9, and 10, thereby meeting the criteria. As a condition of preliminary plat approval, prior to issuance of building permits for lots 1, 2, 9, or 10, a replacement significant tree shall be placed on each of those lots. (See related note about the trees on the Nelson property in the "Decisional Criteria," #3, below.) MONUMENTS (FWCC 20-187) Permanent survey control monuments shall be provided for all final plats and short plats... The monuments will be dealt with at the Final Plat stage. PUBLIC SERVICES Schools. The application was routed to Geri Walker at the Federal Way School District and found to be acceptable. School impact fees, as authorized by City ordinance, are collected at the time the building permit is issued. School impact fees are determined on the basis of the district's Capital Facilities Plan and are subject to annual adjustment and update. 2. Public Parks. Refer to the analysis of open space requirements above. The Director of Parks has determined that a fee -in -lieu of open space on site is preferable for this proposal. Fire Protection. The proposal has been reviewed by South King Fire Department (previously known as the Federal Way Fire Department) and found to be acceptable. The applicant submitted a King County Certificate of Water Availability, approved April 5, 2001 (Exhibit 10), indicating that water will be available to the site in sufficient quantity to satisfy fire flow standards for the proposed development. As mentioned above, a current certificate is being required as part of this decision. The Fire Department requires that a fire hydrant be located within 350 feet of each lot. The exact number and location of fire hydrants will be reviewed and approved by the Fire Department as part of the final plat process. DECISIONAL CRITERIA The FWCC establishes review procedures and decisional criteria for deciding upon various types of land use applications. Pursuant to FWCC Chapter 20, "Subdivisions," Section 20-110, preliminary plat applications are submitted to the Hearing Examiner for public hearing. The preliminary plat application and the recommendation of the Hearing Examiner are submitted to the City Council for approval or disapproval. Pursuant to FWCC 20-126(c), the Hearing Examiner may recommend approval of the proposed preliminary plat only if the following decisional criteria are met. Decisional criteria and staff responses are provided below: The project is consistent with the Comprehensive Plan. The application is subject to the adopted Federal Way Comprehensive Plan (FWCP), which designates the property as Single -Family High Lakehaven Estates Page 10 Staff Report to the Hearing Examiner File No. 01-102055-00-SE! D.cAD. 39804 Density. The proposed land use, single-family residential, with 7,200 square -foot minimum lot size (RS-7.2), is consistent with density allowances and policies applicable to this land use as established in the FWCP. 2. The project is consistent with all applicable provisions of the chapter, including those adopted by reference from the Comprehensive Plan. The preliminary plat application is required to comply with the provisions of the FWCC Chapter 18, "Environmental Policy," Chapter 20, "Subdivisions," Chapter 22, "Zoning," and all other applicable codes and regulations. Future development of the residential subdivision will be required to comply with all applicable development codes and regulations. As conditioned, the proposed preliminary plat will comply with all provisions of the chapter. 3. The project is consistent with the public health, safety, and welfare. Mr. and Mrs. Nelson have pointed out a public safety concern in their comment letter (noted above). They have stated that there are trees on their property, near the property line, which might extend onto the Lakehaven Estates property. If those roots are disturbed, it could create a hazard, in that the trees could become unstable. Therefore, as a condition of approval, prior to any clearing and grading, the applicant must submit a revised Sheet L2 which clearly shows the approximate location of all of the trees on the Nelson property, for those trees with roots that might extend over the property line onto Lakehaven Estates; the applicant shall also submit a letter from a certified arborist stating whether tree protection measures on the Lakehaven Estates site are necessary to keep the Nelsons' trees safe. If the arborist's letter indicates that tree protection measures are in order, those tree protection measures shall be shown on the revised Sheet L2, to be turned in at the time of the application for a clearing and grading permit. It is conceivable that the applicant might have to increase the size of the lot near the Nelsons' trees slightly, and decrease other lots slightly. A slight change in lot sizes would therefore be acceptable at the Final Plat stage. As conditioned, the plat will be consistent with public health, safety, and welfare. 4. It is consistent with the design criteria listed in Section 20-2. The plat will be consistent with the purposes identified in FWCC Section 20-2, including effective use of land, promotion of safe and convenient travel on streets, and provision for the housing needs of the community. 5. It is consistent with the development standards listed in Sections 20-151 through 157, and 20-178 through 187. The plat will be consistent with these development standards, as described in the analysis above. FINDINGS OF FACT AND CONCLUSIONS Based on an analysis of the proposed action, environmental record, and related decisional criteria, the Department of Community Development Services finds as follows: The proposal is to subdivide two lots (2.78 acres) into 13 single-family lots. The application was deemed complete on Jule 29, 2001, and followed by correction letters and resubmittals. The plat is subject to codes and policies in place on that date, including the Federal Way Comprehensive Plan (FWCP). A major obstacle to approval of the preliminary plat was the fact that four of the lots would have been land -locked, prior to the extension of 19"' Avenue SW, but 19"' Avenue is currently under construction (May 2007) as part of the Saghalie Firs Plat, and is subject to the Road Development Agreement between the owners of the Saghalie Firs property and Lakehaven Estates property (Exhibit 18). The subject property is designated Single -Family High -Density in the FWCP. Lakehaven Estates Page 11 Staff Report to the Hearing Examiner File No. 01-102055-00-SE/ Doc. i.o. 39804 4. Zoning for the site is RS-7.2 (minimum lot size 7,200 square feet). The proposed residential subdivision and density is consistent with applicable zoning and subdivision regulations. 5. A Notice of Application was issued on July 4, 2001. One comment letter was received during the comment period. An environmental Determination of Nonsignificance (DNS) was issued for the proposed action on December 27, 2006. No comments or appeals regarding the DNS were received. 6. As proposed, each lot contains an adequate size and shape building envelope to contain a single- family residence. Building setback lines are identified on the preliminary plat map. 7. No open space is proposed on site. Pursuant to FWCC Section 20-155, the applicant has proposed fee -in -lieu of on -site open space, which the Director of Parks finds to be acceptable. 8. No environmentally critical areas are known to be on the site. 9. Significant tree retention and/or replacement shall be provided in accordance with FWCC Section 20-179 and 22-1568. Trees that are left on individual lots following the construction of plat infrastructure may be removed during individual home construction, subject to tree retention and replacement standards of FWCC Section 22-1568. 10. Areas where grading should be permitted are identified on the revised clearing and grading plan. The areas recommended for clearing and grading are the areas for rights -of -way and utilities, including the stormwater detention facilities. 11. Development of the site will create runoff from new impervious surfaces such as streets, driveways, and rooftops. Storm drainage facilities are being designed in accordance with the 1998 KCSWDM and the City's amend rnents to the manual. The applicant's preliminary storm drainage TIR was reviewed and accepted by the City's Public Works Department. Final review and approval of the storm drainage facilities as shown on the engineering plans will occur as part of the final plat process. 12. Public Works staff have reviewed the project and concluded that the proposed street layout and street improvements of the subdivision are consistent with adopted codes and the Comprehensive Plan. 13. This project is expected to produce 10 or fewer PM peak hour vehicle trips. The DNS was issued prior to the City's Concurrency Ordinance taking effect on January 1, 2007. Therefore, no off -site traffic mitigation or concurrency fee is required. 14. Water and sewer facilities are available from the Lakehaven Utility District and are adequate to serve the proposed development. It is the applicant's responsibility to secure all necessary water and sewer services from the utility provider. 15. The proposed subdivision and all attachments have been reviewed for compliance with the FWCP, FWCC Chapter 18, `Environmental Protection," Chapter 20, "Subdivisions," Chapter 22, "Zoning," and all other applicable codes and regulations. As proposed, and recommended by staff, the preliminary plat is consistent with the FWCP and the applicable codes and regulations. 16. Mr. and Mrs. Nelson, owners of adjacent properties have. pointed out a public safety concern in their comment letter. They have stated that there are trees on their property, near the property line, which might extend onto the Lakehaven Estates property. If those roots are disturbed, it could create a Lakehaven Estates Page 12 Staff Report to the Hearing Examiner File No. 01-102055-00-SE/ Dm to, 39804 hazard, in that the trees could become unstable. However, as conditioned, an arborist will inspect the site to ensure tree protection measures are in place if necessary. RECOMMENDATION Based on review of this application, the environmental record, and pertinent decisional criteria, the Department of Community Development Services recommends conditional approval of the preliminary plat. CONDITIONS Prior to approval of the final plat, the applicant must submit to the City of Federal Way the fee -in - lieu of open space, calculated on 15 percent of the most recent assessed value of the property at the time of final plat. 2. Prior to the issuance of any clearing and grading permits, the applicant shall submit a current King County Certificate of Water Availability, since the certificate in the file has expired. Prior to the issuance of any clearing and grading permits, the applicant shall submit a current King County Certificate of Sewer Availability, since the certificate in the file has expired. Prior to any clearing and grading, the applicant must submit a revised Sheet L2 which clearly shows the approximate location of all of the trees on the Nelson properly, for those trees with roots that might extend over the property line onto Lakehaven Estates; at that time the applicant shall also submit a letter from a certified arborist stating whether tree protection measures on the Lakehaven Estates site are necessary to keep the Nelsons' trees safe. If the arborist's letter indicates that tree protection measures are in order, those tree protection measures shall be shown on the revised Sheet L2, to be turned in at the time of the application for a clearing and grading permit. Prior to issuance of building permits for lots 1, 2, 9, or 10, a significant tree replacement shall be placed on each of those lots. 6. Prior to approval and recording of the Final Plat, 19"' Avenue SW (from SW 340t" Street to SW 341" Street) adjacent to the plat must be constructed and accepted by the Public Works Department. LIST Or EXHIBITS Copies of all exhibits have been provided to the Hearing Examiner. Only the Zoning & Vicinity Map and Sheet 1 of the plans are enclosed for other recipients of this report. 1. Set of plans by Barghausen Consulting Engineers, Sheets 1-4 (resubmitted March 19, 2007) and Sheets L.1 and L.2 (resubmitted May 22, 2007) 2. Boundary & Topographic Survey, by Barghausen Consulting Engineers, received May 24, 2001 3. Zoning and Vicinity Map 4. Aerial Photography Map 5. Quarter Section Map 6. Master Land Use Application Form 7. Notice of Application, July 4, 2001 8. SEPA Determination ofNonsignificance (DNS), December 26, 2006 9. Annotated SEPA checklist, resubmitted June 1, 2004 10. King County Certificate of Water Availability, approved April 5, 2001 (expired) 11. King County Certificate of Sewer Availability, approved April 5, 2001 (expired) Lakehaven Estates Page 13 Staff Report to the Hearing Examiner File No. 01-102055-00-SE/ Doc LD.39804 12. Preliminary Technical Information Report (TIR), by Barghausen Consulting Engineers, revised October 23, 2006 13. Wetland Determination by B-twelve Associates, Inc., dated February 17, 2000 14. Lakehaven Utility District map of services in the area 15. Infiltration Test Results (report) by Associated Earth Sciences, October 3, 2006 16. Comment letter from Mr. and Mrs. John F. Nelson, dated July 17, 2001 17. Letter from Kim Scattarella, of the Public Works Department, to Paul Cyr, of Barghausen, dated September 12, 2002 18. "Road Development Agreement: 19"' Ave. SW, Federal Way, WA," entered into on September 19, 2005, between Omega International Investment Corp. (Tom S. Vasilatos) and Norris Homes Inc. (John Norris) 19. Private Driveway Standards (per Ordinance 07-554) 20. Notice of Hearing, published June 2, 2007 TRANSMITTED TO THE PARTIES LISTED HEREAFTER Stephen Causseaux, Jr., Federal Way Hearing Examiner Ann Dower, Public Works Development Engineering Janet Shull, City Contract Planner for Saghalie Firs Geri Walker, Federal Way School District Soma Chattopadhyay, Public Works Traffic Division Geri Walker, Federal Way School District Chris Ingharn, South King Fire Brian Asbury, Lakehaven Utility District Agent: Barghausen Consulting Engineers Mr. Paul Cyr 18215 72°d Avenue South Kent, WA 98032 Owner: Omega Investments Attn: Tom S. Vasilatos 16622 1781h Avenue NE Woodinville, WA 98072 Lakehaven Estates Staff Report to the Hearing Examiner Owner of Saghalie Firs: Norris Homes, Inc. Attn: John Norris 2053 Faben Drive Mercer Island, WA 98040 Applicant for Saghalie Firs: AHBL Attn: Lisa Klein 2215 North 30`h Street, Suite 300 Tacoma, WA 98403 Owner of Wynstone: David J. Hopkins 14112 123`d Avenue NE Kirkland, WA 98034 Applicant for Wynstone: Brad Plemmons 101 T Street SE Auburn, WA 98002 Public Commenters: John and Jo -Ellen Nelson PO Box 3229 Federal Way, WA 98062 John and Jo -Ellen Nelson 1530 SW 341" Place Federal Way, WA 98023 Page 14 File No. 01-102055-00-SE/ D.C. f.D. sysaa RESUBMITTED APR 14 2015 CITY OF FEDERAL WAY ' CDS PLAT NAME RESERVATION CERTIFICATE TO: TOM VASILATOS 19625 93RD PL NE BOTHELL, WA 98011 PLAT RESERVATION EFFECTIVE DATE: March 23, 2015 The plat name, LAKE HAVEN ESTATES has been reserved for future use by OMEGA INTERNATIONAL INVESTMENT CORP. I certify that I have checked the records of previously issued and reserved plat names. -The requested name has not been previously used in King County nor is it currently reserved by any party. This reservation will expire March 23, 2016, one year from today. It may be renewed one year at a time. If the plat has not been recorded or the reservation renewed by the above date it will be deleted. -:Deputy Auditor 0&,16;* J-f. , � ��1/rS1J i" Name: Lot: 1 North:112027.7257' East:1262460.5584' Segment #1 : Line Course: S88° 43' 45.50"E Length: 66.00' North:112026.2621' East:1262526.5422' Segment #2 : Line Course: Si° 34' 57.65"W Length: 110.58' North:111915.7243' East:1262523.4880' Segment #3 : Line Course: N88° 25' 02.35"W Length: 66.00' North:111917.5472' East:1262457.5132' Segment #4 : Line Course: N1° 34' 57.65"E Length: 110.22' North:112027.7251' East:1262460.5574' Perimeter: 352.79' Area: 7286.10 Sq. Ft. Error Closure: 0.0012 Course: S59° 14' 23.27"W Error North:-0.00059 East:-0.00100 Precision 1:294000.00 Name: Lot: 2 North:111915.7291' East:1262523.4891' LAKEHAVEN.bd Page 1 Segment #1 : Line Course: N1" 34' 57.65"E Length: 110.58' North: 112026.2670' East 1262526.5433' Segment #2 : Line Course: S88° 43' 45.50"E Length: 66.00' North:112024.8033' East:1262592.5270' Segment #3 : Line Course: Si° 34' 57.65"W Length: 110.93' North:111913.9157' East:1262589.4632' Segment #4 : Line Course: N88° 25' 02.35"W Length: 60.04' North:111915.5739' East:1262529.4461, Segment #5 : Line Course: N88° 25' 02.35"W Length: 5.96' North:111915.7385' East:1262523.4884, Perimeter: 353.51' Area: 7309.82 Sq. Ft. Error Closure: 0.0094 Course: N4° 22' 19.80"W Error North: 0.00940 East:-0.00072 LAKEHAVEN.txt Page 2 LAKEHAVEN.txt Precision 1:37607.45 rr+.++rra+re►..a*+e..+r-rr..r+rra+rwe.s�k.+y.+r.rNrr-.++rrx.rx.re"ere+ Name: Lot: 3 North:111912.1662' East:1262652.4399' Segment #1 : Line Course: N88+ 25' 02.35'W Length: 63.00' North:111913.9063' East:1262589.4639' Segment #2 : Line Course: N1' 34' 57.65"E Length: 110.93' North:112024.7939' East:1262592.5278' Segment #3 : Line Course: S88" 43' 45.50"E Length: 32.93' North:112024.0637' East:1262625.4497' Segment #4 : Line Course: N1° 16' 14.50"E Length: 10.00' North:112034.0612' East:1262625.6714' Segment #5 : Line Course: S88" 43' 45.50"E Length: 30.13' North:112033.3931' East:1262655.7940' Page 3 Segment #6 : Line Course: S1" 34' 57.65'W ' Length: 121.28' North:111912.1593' East:1262652.4443' Perimeter: 368.27' Area: 7300.70 Sq. Ft. Error Closure: 0.0082 Course: S32" 39' 52.81 "E Error North:-0.00690 East: 0.00442 Precision 1:44910.98 fiMkfkef"ef"}f/fHN�H*"ffRkifki'Fifi-liiiifk}"k"lMfffyffyyyfyyk"}y-}ff Name: Lot: 4 North:111922.3760' East:1262690.7365, Segment #1 : Line Course: N1° 34' 57.65"E Length: 110.27' North:112032.6039' East:1262693.7821' Segment #2 : Line Course: S88° 59' 09.35"E Length: 0.99' North:112032.5864' East:1262694.7719, Segment #3 : Curve Length:60.30' Radius:340.00' Delta: 10.0942 (dms) Tangent: 30.23' Chord: 60.22' Course: S83" 38' 54.15"E Course In: Si° 16' 14.65"W Course Out: N11° 25' 57.04"E RP North: 111692.6700' East: 1262687.2319' LAKEHAVEN.bd Page 4 LAKEHAVEN.bd End North: 112025.9242' East: 1262754.6223' Segment #4 : Line Course: S1° 34' 57.65"W Length: 117.50' North:111908.4691' East:1262751.3770' Segment #5 : Line Course: N88° 25' 02.35"W Length: 51.00' North:111909.8777' East:1262700.3965' Segment #6 : Line Course: N37° 41' 30.91"W Length: 15.80' North:111922.3804' East:1262690.7361' Perimeter: 355.85' Area: 7315.04 Sq. Ft. Error Closure: 0.0044 Course: NY 13' 15.34'W Error North: 0.00440 East:-0.00040 Precision 1:80859.09 .... ................ ......,,..,..,. +.....+.. Name: Lot: 5 North:111906.6167' East:1262818.3499' Segment #1 : Line Course: N88° 25' 02.35'W Length: 67.00' North:111908.4672' East:1262751.3755' Page 5 Segment #2 : Line Course: N1° 34' 57.65"E Length: 117.50' North:112025.9223' East:1262754.6208' Segment #3 : Curve Length:69.73' Radius:340.00' Delta: 11.4501 (dms) Tangent: 34.99' Chord: 69.61' Course: S72" 41' 32.57"E Course In: S11 ° 25' 57.04"W Course Out: N23° 10' 57.82"E RP North: 111692.6683' East: 1262687.2282, End North: 112005.2132' East: 1262821.0789' Segment #4 : Line Course: Si° 34' 57.65"W Length: 98.63' North:111906.6209' East:1262818.3548, Perimeter: 352.86' Area: 7323.30 Sq. Ft. Error Closure: 0.0064 Course: N49° 17' 34.66"E Error North: 0.00420 East: 0.00489 Precision 1:55115.63 ifff kfiif if ffil �'►'kiff • � a • f •HHi ffHf•#RfR!►IHHNffi-�f*HHfffi-lfeilff Name: Lot: 6 North:111850.3906' East:1262816.7964, Segment #1 : Line LAKEHAVEN.txt Page 6 LAKEHAVEN.txt Course: N88" 59' 09.32'W Length: 128.01' North:111852.6562' East:1262688.8064' Segment #2 : Line Course: N1° 34' 57.65"E Length: 43.48' North:111896.1196' East:1262690.0073' Segment #3 : Line Course: N1° 34' 57.65"E Length: 26.26' North:111922.3696' East:1262690.7326' Segment #4 : Line Course: S37" 41' 30.91 "E Length: 15.80' North:111909.8669' East:1262700.3930' Segment #5 : Line Course: S88` 25' 02.35"E Length: 51.00' North:111908.4583' East:1262751.3735' Segment #6 : Line Course: S88° 25' 02.35"E Length: 67.00' North:111906.6078' East:1262818.3480' Segment #7 : Line Page 7 Course: S1" 34' 57.65'W Length: 56.25' North:111850.3792' East:1262816.7944' Perimeter: 387.80' Area: 7342.12 Sq. Ft, Error Closure: 0.0116 Course: S10" 01' 13.35"W Error North:-0.01141 East:-0.00202 Precision 1:33431.03 #*RkkkkRR*kkkR*kkkkRRR**kkkk#R►kRikkRR#kkk******#*#k#kR#kRkRkkkkkk*kk*fY Name: Lot: 7 North:111849.4526' East:1262869.7907' Segment #1 : Line Course: N88" 59' 09.32"W Length: 53.00' North:111850.3906' East:1262816.7990, Segment #2 : Line Course: N1" 34' 57.65"E Length: 56.25' North:111906.6191' East:1262818.3526' Segment #3 : Line Course: N1" 34' 57.65"E Length: 98.63' North:112005.2115' East:1262821.0767' Segment #4 : Curve LAKEHAVEN.bd Page 8 Length:59.35' Radius:340.00' Delta: 10.0005 (dms) Tangent: 29.75' Chord: 59.27' Course: S61" 48' 59.63"E Course In: S23" 10' 57.82"W Course Out: N33" 11' 02.92"E RP North: 111692.6651' East: 1262687.2307' End North: 111977.2185' East: 1262873.3197' Segment #5 : Line Course: S1" 34' 57.65"W Length: 127.81' North:111849.4573' East:1262869.7896' Perimeter: 395.05' Area: 7542.56 Sq. Ft. Error Closure: 0.0048 Course: N13" 04' 46.72"W Error North: 0.00469 East:-0.00109 Precision 1:82283.33 • • • f • fifwfifiwR •Hf 44f44f e4H:AkNiiiH*Nisi Name: Lot: 8 North:111848.1606' East:1262942.7829' Segment #1 : Line Course: N88" 59' 09.32"W Length: 73.00' North:111849.4525' East:1262869.7943' Segment #2 : Line Course: N1" 34' 57.65"E Length: 127.81' North:111977.2138' East:1262873.3243' LAKEHAVEN.bd Page 9 Segment #3 : Curve Length:95.07' Radius:340.00' Delta: 16.0114 (dms) Tangent: 47.85' Chord: 94.76' Course: S48" 48' 20.22"E Course In: S33" 11' 02.92"W Course Out: N49" 12' 16.65"E RP North: 111692.6624' East: 1262687.2316' End North: 111914.8034' East: 1262944.6293' Segment #4 : Line Course: Si" 34' 57.65"W Length: 66.67' North:111848.1588' East:1262942.7879' Perimeter: 362.56' Area: 7308.52 Sq. Ft. Error Closure: 0.0054 Course: S70" 28' 21.66"E Error North:-0.00179 East: 0.00504 Precision 1:67081.48 Name: Lot: 10 North:111915.5646' East:1262529.4449' Segment #1 : Line Course: S88" 25' 02.35"E Length: 60.04' North:111913.9063' East:1262589.4620' Segment #2 : Line Course: S88° 25' 02.35"E Length: 63.00' LAKEHAVEN.txt Page 10 North:111912.1663' East:1262652.4379' Segment #3 : Line Course: Si° 34' 57.65"W Length: 15.00' North:111897.1720' East:1262652.0236' Segment #4 : Line Course: S88° 25' 02.35"E Length: 38.00' North:111896.1225' East:1262690.0091' Segment #5 : Line Course: S1 ° 34' 57.65'W Length: 43.48' North:111852.6591' East:1262688.8083' Segment #6 : Line Course: N88° 57' 01.38"W Length: 10.00' North:111852.8422' East:1262678.8099' Segment #7 : Line Course: N88" 43' 45.50'W Length: 36.00' North:111853.6406' East:1262642.8188' Segment #8 : Line LAKEHAVEN.bd Page 11 Course: N88° 43' 45.50"W Length: 58.50' LAKEHAVEN.bct North:111854.9379' East:1262584.3332' Segment #9 : Line Course: S1° 34' 57.65"W Length: 20.89' North:111834.0558' East:1262583.7562, Segment #10 : Line Course: N88° 44' 09.39"W Length: 56.10' North:111835.2934' East:1262527.6698' Segment #11 : Line Course: N1° 16' 14.65"E Length: 80.30' North: 1119 15.5737' East:1262529.4506' Perimeter: 481.32' Area: 10088.65 Sq. Ft. Error Closure: 0.0108 Course: N32° 25' 06.37"E Error North: 0.00908 East: 0.00577 Precision 1:44565.74 •MHif W ik►R►R/►Rek}�/Mkfk\kkkfk/Rff►KtyklkefRf\iM►Kf}y►R?flfffii Name: Lot: 11 North:111834.0516' East:1262583.7534' Segment #1 : Line Course: N 1 ° 34' 57.65"E Length: 20.89' North:111854.9336' East:1262584.3303' Page 12 Segment #2 : Line Course: S88" 43' 45.50"E Length: 58.50' North:111853.6363' East:1262642.8159' Segment #3 : Line Course: S1 ° 34' 57.65"W Length: 127.00' North:111726.6848' East:1262639.3083' Segment #4 : Line Course: N88` 43' 45.50"W Length: 58.50' North:111727.9821' East:1262580.8227' Segment #5 : Line Course: N1" 34' 57.65"E Length: 106.11' North:111834.0516' East:1262583.7534' Perimeter: 371.01' Area: 7429.90 Sq. Ft. Error Closure: 0.0000 Course: SO* 00' 00"E Error North:-0.00000 East: 0.00000 Precision 1:371000000.00 Name: Lot: 12 North:111835.2892' East:1262527.6642' LAKEHAVEN.bd Page 13 Segment #1 : Line Course: S88" 44' 09.39"E Length: 56.10' North:111834.0517' East:1262583.7505' Segment #2 : Line Course: S1 ° 34' 57.65"W Length: 106.11' North:111727.9821' East:1262580.8198' Segment #3 : Line Course: N88° 43' 45.50'W Length: 69.54' North:111729.5243' East:1262511.2969' Segment #4 : Line Course: N1" 34' 57.65"E Length: 106.10' North:111835.5838' East:1262514.2274' Segment #5 : Line Course: S88' 44' 09.39"E Length: 13.44' North:111835.2873' East:1262527.6641, Perimeter: 351.28' Area: 7378.15 Sq. Ft. Error Closure: 0.0019 Course: S2° 53' 15.19"W Error North:-0.00194 East:-0.00010 LAKEHAVEN.txt Page 14 LAKEHAVEN.txt Precision 1: 184889.47 r•.•.rr•.....•.•.•........*. rarrrr.rrrarr+�+r•++-...a+a•........•......:� Name: TRACT B North:112032.7767' East:1262683.7831' Segment #1 : Line Course: S88° 59' 09.35"E Length: 10.00' North:112032.5998' East:1262693.7815' Segment #2 : Line Course: Si° 34' 57.65"W Length: 110.27' North:111922.3718' East:1262690.7359' Segment #3 : Line Course: S1° 34' 57.65"W Length: 26.26' North:111896.1218' East:1262690.0106' Segment #4 : Line Course: N88° 25' 02.35"W Length: 38.00' North:111897.1714' East:1262652.0251' Segment #5 : Line Course: N1° 34' 57.65"E Length: 15.00' North:111912.1657' East:1262652.4394' Page 15 Segment #6 : Line Course: N1° 34' 57.65"E Length: 121.28' North:112033.3994' East:1262655.7891' Segment #7 : Line Course: S88° 43' 45.50"E Length: 28.00' North:112032.7785' East:1262683.7822' Perimeter: 348.81' Area: 5182.71 Sq. Ft. Error Closure: 0.0019 Course: N26" 27' 16.57"W Error North: 0.00173 East:-0.00086 Precision 1: 183584.21 Name: TRACT A North:111898.2760' East:1262415.9661' Segment #1 : Line Course: N1° 34' 57.65"E Length: 130.41' North:112028.6362' East:1262419.5679, Segment #2 : Line Course: S88° 43' 45.50"E Length: 41.00' North:112027.7270' East:1262460.5578' Segment #3 : Line LAKEHAVEN.txt Page 16 LAKEHAVEN.txt Course: Si° 34' 57.65"W Length: 110.22' North:111917.5490' East:1262457.5136' Segment #4 : Line Course: S1 ° 34' 57.65'W Length: 39.00' North:111878.5639' East:1262456.4364' Segment #5 : Line Course: S78° 01' 25.81"W Length: 33.61' North:111871.5897' East:1262423.5580' Segment #6 : Curve Length:27.75' Radius:330.00' Delta: 4.4904 (dms) Tangent: 13.88' Chord: 27.74' Course: N15° 52' 57.40"W Course In: S76° 31' 34.73"W Course Out: N71 ° 42' 30.48"E RP North: 111794.7001' East: 1262102.6406' End North: 111898:2707' East: 1262415.9665' Perimeter: 381.98' Area: 6191.98 Sq. Ft. Error Closure: 0.0053 Course: S4° 32' 37.51 "E Error North:-0.00526 East: 0.00042 Precision 1:72071.70 +arawrx►+e.+..-i.-�.......+.:e...r......w....i�r..raver..-�wwr��-irirk�.�w�rr�r� Name: TRACT C North:111726.6866' East:1262639.3126' Page 17 Segment #1 : Line Course: S1° 34' 57.65"W Length: 35.00' North:111691.7000' East:1262638.3459' Segment #2 : Line Course: N88° 43' 45.50"W Length: 228.00' North:111696.7561' East:1262410.4020' Segment #3 : Line Course: N1" 34' 57.65"E Length: 201.60' North:111898.2792' East:1262415.9701' Segment #4 : Curve Length:27.75' Radius:330.00' Delta: 4.4904 (dms) Tangent: 13.88' Chord: 27.74' Course: S15° 52' 57.40"E Course In: S71 ° 42' 30.48"W Course Out: N76° 31' 34.73"E RP North: 111794.7080' East: 1262102.6443' End North: 111871.5982' East: 1262423.5616' Segment #5 : Curve Length:86.45' Radius:330.00' Delta: 15.0035 (dms) Tangent: 43.47' Chord: 86.20' Course: SY 58' 07.61 "E Course In: S76° 31' 34.73"W Course Out: S88° 27' 49.96"E LAKEHAVEN.txt Page 18 LAKEHAVEN.bd RP North: 111794.7086' East: 1262102.6442' End North: 111785.8655' East: 1262432.5252' Segment #6 : Line Course: S1° 32' 10.04"W Length: 25.44' North:111760.4346' East:1262431.8433' Segment #7 : Curve Length:45.69' Radius:29.00' Delta: 90.1556 (dms) Tangent: 29.13' Chord: 41.11' Course: S43° 35' 47.73"E Course In: S88° 27' 49.96"E Course Out: S1 ° 16' 14.50'W RP North: 111759.6572' East: 1262460.8328' End North: 111730.6622' East: 1262460.1917' Segment #8 : Line Course: S88° 43' 45.50"E Length: 51.13' North:111729.5284' East:1262511.3092' Segment #9 : Line Course: S88' 43' 45.50"E Length: 69.54' North:111727.9863' East:1262580.8321' Segment #10 : Line Course: S88° 43' 45.50"E Length: 58.50' Page 19 North:111726.6890' East:1262639.3177' Perimeter: 829.10' Area: 10711.09 Sq. Ft. Error Closure: 0.0056 Course: N65" 12' 44.23"E Error North: 0.00235 East: 0.00510 Precision 1: 147189.29 •MHNtNFl�affffµfFlii►ftii*f►�yffYiiiif iikifi!!}kN M1fTKfifff►f}\f Name: Row:19 End North: 111785.8584' East: 1262432.5217, Segment #1 : Curve Length:86.45' Radius:330.00' Delta: 15.0035 (dms) Tangent: 43.47' Chord: 86.20' Course: N5' 58' 07.61"W Course In: N88° 27' 49.96"W Course Out: N76° 31' 34.73"E RP North: 111794.7047' East: 1262102.6403' End North: 111871.5910' East: 1262423.5581, Segment #2 : Line Course: N78° 01' 25.81"E Length: 33.61' North:111878.5653' East:1262456.4365' Segment #3 : Line Course: N1° 34' 57.65"E Length: 39.00' North:111917.5504' East:1262457.5137' LAKEHAVEN.txt Page 20 Segment #4 : Line Course: S88° 25' 02.35"E Length: 66.00' North:111915.7275' East:1262523.4886 Segment #5 : Line Course: S88° 25' 02.35"E Length: 5.96' North:111915.5629' East:1262529.4463' Segment #6 : Line Course: Si° 16' 14.65"W Length: 80.30' , North:111835.2827' East:1262527.6655' Segment #7 : Line Course: N88° 44' 09.39'W Length: 13.44' North:111835.5791' East:1262514.2287' Segment #8 : Line Course: S1" 34' 57.65"W Length: 106.10' North:111729.5196' East:1262511.2983' Segment #9 : Line Course: N88° 43' 45.50'W Length: 51.13' North:111730.6535' East:1262460.1809' LAKEHAVEN.bd Page 21 Segment #10 : Curve Length:45.69' Radius:29.00' Delta: 90.1556 (dms) Tangent: 29.13' Chord: 41.11' Course: N43° 35' 47.73"W Course In: N1" 16' 14.50"E Course Out: N88° 27' 49.96"W RP North: 111759.6463' East: 1262460.8240' End North: 111760.4259' East: 1262431.8324' Segment #11 : Line Course: N1° 32' 10.04"E Length: 25.44' North:111785.8567' East:1262432.5144' Perimeter: 553.10' Area: 15319.69 Sq. Ft. Error Closure: 0.0076 Course: S77° 29' 22.89"W Error North: -0.00164 East:-0.00737 Precision 1:72143.42 LAKEHAVEN.txt Page 22 V 1A. Gvlw,�- 'riev.n. %... V. WASHINGTON FORESTRY CONSULTANTS, INC. FORESTRY AND VEGETATION MANAGEMENT SPECIALISTS W F C I 360/943-1723 RECt_ 1919 Yelm Hwy SE, Suite C FAX 360/943-4128 " �'- Olympia, WA 98501 DEC 3 0 2014 CITY OF CDS RAL 'tiWU'Tree Evaluation- LAKEHAVEN ESTATES BORDER WITH NELSON SW 341st Street Federal Way, WA Prepared for: Barghausen Consulting Engineers, Inc. Prepared by: Washington Forestry Consultants, Inc. Date: December 24, 2007 Introduction I have reviewed the trees along both sides John Nelson's/Lakehaven Estates property line in Federal Way, WA. The purpose of the evaluation was to determine the impact to the trees on the Nelson property from tree removal and construction on the Lakehaven Estates site. Observations Soils According to the King County Soil Survey there is one soil type along the subject property line. The soil type is the Alderwood gravelly sandy loam, a moderately deep, moderately well drained soil found on glacial till plains. It is formed in ablation till overlying basal till. A weakly cemented hardpan is at a depth of 20 to 40 inches. Permeability is moderately rapid above the hardpan and very slow in the pan. Available water capacity is low. The effective rooting depth for trees is 20-40 inches. A perched seasonal high water table is at a depth of 18-36 inches from November to March. The potential for windthrow of trees is moderate under normal conditions. New trees require irrigation for establishment. URBAN/RURAL FORESTRY m TREE APPRAISAL a HAZARD TREE ANALYSIS RIGHT-OF-WAYS a VEGETATION MANAGEMENT a ENVIRONMENTAL STUDIES o CONTRACT FORESTERS Member of International Society of Arboriculture and Society of American Foresters Tree Evaluation — Lakehaven Estates- Federal Way, WA Existing Trees The trees on the site are a stand of native and introduced species. The species that are located along the property lines include Douglas -fir (Pseudotsuga menziesii), western red cedar (Thuja plicata), red alder (Alnus rubra), bigleaf maple (Acer macrophyllum), giant sequoia (Sequoiadendron giganteum), apple (Malus sp.), Pacific madrone (Arbutus menziesii), black cottonwood (Populus trichocarpa), Port -Orford cedar (Chamaecyparis lawsoniana), bitter cherry (Prunus emarginata) and two oak species (Quercus sp.). The diameters of the trees range between 6 to 44 inches at breast height (4.5 ft. above the groundline). Tree condition can be described as fair to good, with a few poor or dead trees. There were no visible signs of significant disease or insect problems in the stand. A total of 24 trees were evaluated on 3 properties. Eleven trees occurred on the Nelson parcel near the property line. A list of the Nelson trees by species, DBH, the potential impacts and necessary root protection are provided in Table 1. A list of all evaluated trees is provided in Appendix III. The root protection zones were determined by examination of the trees, the root systems, and competition between the. subject tree and surrounding trees for growing space under ground. Based on these tree evaluations, the necessary root protection zones (RPZ) were determined. Table 1. Summaryof the Nelson tree parameters and necessary root protection zones. Minimum Root Distance Potential Protection to DBH Impacts from Zone —Radius Property # Species in. Construction (ft) Line ft Mitigation 1 Bigleaf Maple Possible 10 2 TPF at 10'r from r18 stem** 3 Bamboo - Low 2 1 TPF at 2'r from edge 4 Oak 12 None 10 11 TPF at P/L 6 Douglas -fir 20 None 15 24 TPF at P/L 7 Oak 8 None 7 9 TPF at P/L 12 Douglas -fir 44 Possible 20 4 TPF at 20 ft. north of tree 13 Dou las-fir 8 Low 7 4 TPF at 7'r from stem 14 Douglas -fir 8 Low 1 7 6 TPF at 7'r from stem 15 Cherry7 Possible 6 0 TPF at 6'r from stem 17 Cherry6,7 Possible 5 1 TPF at 5'r from stem L19 Cherry 16 Possible 12 3 TPF at 12'r from stem *P/L =Property Line; TPF=Tree Protection Fence; DBH=Diameter at Breast Height (4. S ft.); **Suggest removal of tree #1; Tree #1, the bigleaf maple is under the powerlines and has been topped. It is in poor condition. It is recommended that this tree be removed and replaced by the Nelson's, with a utility friendly trees (<20 ft. mature height). Washington Forestry Consultants, Inc. 2 Olympia, WA Tree Evaluation — Lakehaven Estates- Federal Way, WA Discussion Six trees on the Nelson property may be impacted by cuts or fills during the Lakehaven project. I have provided the necessary root protection zone distances in Table 1. Installation of the tree protection fences at these locations will provide adequate protection of the Nelson trees. The approximate locations of the tree protection fences are shown on the site plan in Appendix II, but the map is not to scale. Conclusions To reduce the risk of tree damage along the Nelson property line, I recommend that the following practices be considered: 1. Install a tree protection fence at the root protection zone distances prescribed in Table 1. 2. Potential activity to avoid along this edge includes: a. Excavation within the root protection zones. b. Care must be used during stump removal on the Lakehaven parcel to avoid damage to adjacent trees. It may be necessary to grind stumps that are within 10 ft. of a neighboring tree. c. If walls or fences are to be constructed, then care must be taken in digging footings for these structures. d. Fills may be possible, but should not impact more than 20% of the prescribed root protection zone. e. No trenching for underground utilities or other root or soil disturbing activity should occur in the root protection zone. f. If undesirable vegetation needs to be removed, then it should be carefully hand cut or `plucked' with an excavator sitting outside of this projected root protection zone. 3. Consider having WFCI present during site clearing along this north line. In summary, if tree protection fences are installed as prescribed and care is used removing any adjacent Lakehaven trees as prescribed, then the potential impacts to the Nelson trees by the Lakehaven project is low. Please give me a call if you have further questions. Respectfully submitted, Washington Forestry Consultants, Inc. , & "") - -X, �7 . 4-2 Galen M. Wright, ACF, ASCA ISA Board Certified Master Arborist No. PN-129 Certified Forester No. 44 Washington Forestry Consultants, Inc. 3 Olympia, WA Tree Evaluation — Lakehaven Estates- Federal Way, WA APPENDIX Lakehaven Estates Site Plan Impact Area awl A. ... ... ..... 1 2 3 4 S 1 4 Area of RVAIngfina ---- ----- 10 pc 1pli k f NeIS !I: R; w, f I Prop Non OW-1 aW. Oft GIREE MAIM -7- 1 North No Scale fop- 'o-- 1 4 Washington Forestry Consultants, Inc. 4 Olympia, WA Tree Evaluation — Lakehaven Estates- Federal Way, WA APPENDIX II Lakehaven Estates - Edge Trees f Lakehaven ' RPZ 5'r RPZ 12'r RPZ 20'r ♦«y r ........ 16 1$ 20 21 22 lidT r� YY� ❑ y ■ : fyOY ,arm■ 0 +"� 13 17 19 Y f2 1 14 �r�w❑ * Amy 1 15—Borderline L'J RPZ 7'r Tree—G'rRPZ ■ I ■ 6 • xy�Y 'Mm Logo • 4 Bamboo —RPZ2'r mum Nelson 3 I 4 �751Mt Y '10'r Maple - RPZ North m GstlY. 11ee... 3SW12 No Scale ....... Tree Protection Fence Locations — Minimum RPZ's listed for each Nelson Tree (If any Lakehaven trees are to be saved, then adjust the tree protection fence locations) Note: - Trees called alder on map by the surveyors are cherries. Washington Forestry Consultants, Inc. Olympia, WA 5 Tree Evaluation — Lakehaven Estates- Federal Way, WA APPENDIX III Edge Tree List with all Tree Data Nelson Property Line at Lakehaven Estates Tree Potential Potential Crown Save/ Impacts from # Species DBH in. Condition Position Remove Owned By Construction 1 Bigleaf Maple 18 Poor- Dominant Remove Nelson Possible Topped P/L 2. Gfat�t.Se uoia 20 Fair Dominmzt. Save Lakeizaven -- 3 Bamboo Fair Intermediate Save Nelson Low 4 Oak 12 Fair Codominant Save Nelson None S Bamboo Fair Intermediate Remove Lakehaven -- 6 Douglas -fir 20 Good Dominant Save Nelson None 7 Oak 8 Fair Intermediate Save Nelson None 8 Apple 4-8 Poor Intermediate' _ Remove T akehayen -- 9 W, Red.Cedar 22 Fair Dominant Save Lakehaven -- to Paciftc Madrone 34 V'e : Poor C.odominant Remove. Lakehaven - 11 Pt..Orfoxd_Cedar 8. Goad Codominant Save Lakeiiavep.. -- 12 Dou las-fir 44 Good Dominant Save Nelson Possible 13 Douglas -fir 8 Good Codominant Save Nelson Low 14 Dou las-fir 8 Good Codominant Save Nelson Low 15 CherTy 7 Fair Codominant Save Borderline Possible 16 Cherry 7 . _ I?ai7r. Codominant Save f.akeliaven 17 Cberr 6,7 Fair Codominant Save Nelson Possible l8 Cher 7 Fail Codoininant Save Lake avers -. 19 Che 16 Fair Codominant Save Nelson Possible 20. Che 13 pair Codominant Save. I,akeliavet -- 21 Red Alder 12 D.ead . Cudoar fiant .. Remove I.alre avert �2 B. Cottonwood: 25 Fair [3c�rriiiiatzt ... Save. Laket�aiien - 2; 13. Cattanwgod 8 Fair Intermediate . Save. Others Passible 24 . B. Cottotflv4i�`4 24 Fair Codosriinaht Save Others Possible *Black cottonwood is a high risk tree near targets; Nelson trees are unshaded; Note: Even healthy trees can fail under normal or storm conditions. The only way to eliminate all risk is to remove all trees within reach of all targets. Annual monitoring by an IS4 Certified Arborist or Certified Forester will reduce the potential of tree failures. It is impassible to predict with certainty that a tree will stand or fail, or the timing of the failure. It is considered an 'A at of God' when a tree fails, unless it is directlyfelled or pushed over by man's actions. CIT 4h� Federal'Wa v DATE: 11/04/14 TO: Jim Harris FROM: Ann Dower SUBJECT: LAKEHAVEN ESTATES - (14-105174-00-SU) *NO SITE ADDRESS* MEMORANDUM Public Works Department The plat information submitted on October 6, 2014 has been reviewed. Please make the following additions or revisions: 1. Statutory warranty deeds must be recorded with the plat for the right-of-way dedication on 19th Ave SW and for Tract A, the storm pond. Please provide legal descriptions and exhibit maps for each of these on 8.5" x 11" paper, in a format that is recordable at King County Records. Staff will prepare the deed and route it for signature. 2. Provide a place on the plat map for the recording number of the statutory warranty deeds. 3. Please show all proposed lots and tracts with solid lines. 4. Note the basis of bearing on the plat map. 5. Show all existing easements. Easements located within the right-of-way dedication must be relinquished. It is the developer's responsibility to obtain relinquishments. 6. Show proposed easements on the plat map. 7. Put the signator's name on the Dedication and provide proof of authority to sign on behalf of Omega Investments. 8. Provide lot closure calculations for proposed and existing lots. Lot closure calculations must be stamped by the PLS. 9. Show address for each lot, along with note reading "any addresses shown are preliminary only and subject to change". 10. Show the city file number 14-105174-00-SU on the plans. Prior to final plat approval, improvements must be completed as shown on the approved engineering plans. Construction is underway, but is not currently ready for approval. CITY OF FEDERAL WAY DEPARTMENT OF COMMUNITY DEVELOPMENT DEVELOPMENT REVIEW COMMITTEE TRANSMITTAL DATE: October 16, 2014 TO: Ann Dower, PW Development Services Rick Perez, PW Traffic Division Scott Sproul, Assistant Building Official Brian Asbury, Lakehaven Utility District Chris Ingham, South King Fire & Rescue FROM: Jim Harris, Planning FOR DRC MTG. ON: October 30, 2014 FILE NUMBER(s): 14-105174-00-SU RELATED FILE NOS.: None PROJECT NAME: LAKEHAVEN ESTATES PROJECT ADDRESS: *NO SITE ADDRESS* ZONING DISTRICT: RS 7.2 PROJECT DESCRIPTION: Final plat for 13-lot subdivision. LAND USE PERMITS: Final Plat PROJECT CONTACT: AHBL, INC. 2215 30TH ST Suite300 MATERIALS SUBMITTED: Final Plat Map Title Report LUD November 27, 2013 letter Zazrwa)f CtI Y a �3 _� r, r STEM LA US-E AppLICA 10""' ! L C E I L' 'A 1�� I]£vBtAFNt� gaRvtC D��TMpx•r of C�MMt1N1'i'ti 33325 8'� pveaue South Federal W ay. WA 99003-6325 O C T Z0 4 }4 253-81'31 253-835.2609 wwR.ci nffedetn w¢ .eorn Cm OF FEDERAL WAY CDS IC; , s5/( L->v xo(S) o l . l v�,o 53.0 , Date APPLICATION �„a�iC.`�U� �5�� Project Name �j � J property A,ddre-SNUcation Z Li?-1 DI� parcelNumber(s) IO2.ID Project Description t Required .ryve Of Perou ,onnexanan Eind;ng Site Plan en[ anundasY line polustra Comp Plexone rLgmd surface modification f Lot 1il1e B:Z u radon Prey plication Conference Process I (i)ircctor s Approval) rprocess U (Site Plan RevieW) _ Process ITI (Praject Approval) IV (Iir�1II$Fx�ier s➢ccisian Process ] process V (Q"� L-judicial RBzone] Pto CCs s V I S,EPA, w7Project SPPA onlyVariancecnnditiong Use f Shorel'me: Saort Subdivision Subdivisiono emidfFAidential Yarianre: ApkDC=t loam : p,H6i.,�� •.��cJi , 5�+ O �e 3b e Ad�ess: ?its ' w A CityfState' 7bt��'� t C)s'-lo3Z.33� oLA.Z;z Pi�vne: 5 3B . Fax: ahb`• tl> m ` Email: d�ta�t 1 Signature: Agent (f different Nam- Address: City/State' Zip: phone: l Fax: l Email- �I Signature: � �O��ttUl7 Required a@on �,�g Design 1�� esi cation S� l� oniprrhensiye plan D 8 Value of Existing Improvements J�Value of proposed Im4rovements stding Code (ISC' fnfernaOccupancy Type Construcacm Twe au]letin #p03 —7anuary 1, 2011 ®tom "r Address: l i'l �Gi� t �� G7ty►Stas� l3A Zip: 9 S5 'I Eax: 5 oe C Dri�G� Email: la.�v Signature�•� page 1 of 1 nstar I and Use AgPucation k,�andouislM r-4 *Al m V 9r SAW& L SITES: A's . ......... WQ L6 ROMP A Lu ow-1.1 MIZE S aZ4 M741h . - . . . . - %; - - - . Z 50, . ON lti 3290 IN said" $,w . .. . ...... 1.3 4. "W.Pik. 4, U I A NavLm Tole Alin VICINITY MAP RESUBMITTED OCT:O 9 2-014 CITY: OF FEDERALVAY CDS 41kCITY OF 40':t� Federal Way RFCFIv , STEP LAND USE APPLICATION �+ DEPARTMENT OF COMMUNITY DEVELOPMENT SEavlcFs OCT 0-6 2014 33325 8* Avenue South Ped#ral Way, WA 98003-6325 CITY OF FEDERAL WAY 253-835-2607; Pax 253-835-2609 CDS ww'w xityag eraiway.com ,AL/- /5/7L/v60 APPLICATIONNO(S) L01 • 1 02,05,3.0O SU Date z 1 Project Name L &Ve-63w, E51 as ' 5 Property Address/Location oth Nomte SW � 5\q -. mts� Parcel Number(s) 11Z1 O O 2 N Wi M O 3') 0 f 3 Project Description FI t\.l VLI�,ASK PRIN'r 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 X Subdivision —Variance: Commercial/Residential Required Information RS' Z• 2 - Zoning Designation SF li Comprehensive Plan Designation Value of Existing Improvements Value of Proposed Improvements International Building Code (IBC): Occupancy Type Construction Type Applicant Name: AH5L1 Z� , Address: MkS •M.3044%ST, bunt- 100 City/State: ' a►.epma, I WA Zip: °18403 •33S0 Phone: ZS3 • b133 • Z42Z Fax: 255.383.2.S7Z Email: ddllc0 In Signature: Agent (if different Name: Address: City/State: Zip: Phone: Fax: Email: Signature: Owner Name: (9 �N7��N(-1Tio�'�ic 1rgVC—ygrW-0r Address: 1 g�� 9 rrd PL N9 Cityisate: 130"f-11 I WA Zip. I as I l Phone: ' j 2S —7 Z --1 �t�3 Fax: Email; tornV�,ii2l�oa�Gor�C2�s� e•`� Signatures' e Bulletin #003 — January 1, 2011 Page 1 of 1 k.\Handouts)Master Land Use Application SUBDIVISION RECEIVED Guarantee/Certificate Number: Issued By: CHICAGO TITLE INSURANCE COMPANY OCT o-s 2014 0023720-06 Cr. Y OF FEDERAL V0, C D S CHICAGO TITLE INSURANCE COMPANY a corporation, herein called the Company GUARANTEES AHBL, Inc. and City of Federal Way herein called the Assured, against actual loss not exceeding the liability amount stated in Schedule A which the Assured shall sustain by reason of any incorrectness in the assurances set forth in Schedule A. LIABILITY EXCLUSIONS AND LIMITATIONS 1. No guarantee is given nor liability assumed with respect to the identity of any party named or referred to in Schedule A or with respect to the validity, legal effect or priority of any matter shown therein. 2. The Company's liability hereunder shall be limited to the amount of actual loss sustained by the Assured because of reliance upon the assurance herein set forth, but in no event shall the Company's liability exceed the liability amount set forth in Schedule A. Please note carefully the liability exclusions and limitations and the specific assurances afforded by this guarantee. If you wish additional liability, or assurances other than as contained herein, please contact the Company for further information as to the availability and cost. Chicago Title Company of Washington 701 5th Avenue, Suite 2300 Seattle, WA 98104 Countersigned By: �rw Authorized Officer or Agent Chicago Title Insurance Company By: Attest: President XL, Secretary Subdivision Guarantee/Certificate Printed: 09.11.14 @ 03:23PM Page 1 WA-CT-FNSE-02150.622476-SPS-1-14-0023720-06 CHICAGO TITLE INSURANCE COMPANY GUARANTEE/CERTIFICATE NO. 0023720-06 ISSUING OFFICE. Title Officer: Commercial / Unit 6 Chicago Title Company of Washington 701 5th Avenue, Suite 2300 Seattle, WA 98104 Main Phone: (206)628-5610 Email: CTISeaTitleUnit6@ctt.com SCHEDULE A Liability Premium Tax $1,000.00 $350.00 $33.25 Effective Date: September 11, 2014 at 08:OOAM The assurances referred to on the face page are: That, according to those public records which, under the recording laws, impart constructive notice of matter relative to the following described property: SEE EXHIBIT "A" ATTACHED HERETO AND MADE A PART HEREOF Title to said real property is vested in: Omega International Investment Corporation, a Washington corporation subject to the matters shown below under Exceptions, which Exceptions are not necessarily shown in the order of their priority. END OF SCHEDULE A Subdivision Guarantee/CerNiicale Printed: 09.11.14 ® 03:23PM Page 2 WA-CT-FNSE-02150.622476-SPS-1-14-0023720-06 EXHIBIT "A" Legal Description The west 264 feet of the north 412 feet of Government Lot 2 Section 19, Township 21 North, Range 4 East, W.M., in King County,Washington; ALSO the east 264 feet of the north 412 feet of the southeast quarter of the northeast quarter of Section 24, Township 21 North, Range 3 East, W.M., in King County, Washington; Except that portion described as follows: The south 162 feet of the west 264 feet of the north 412 feet of Government Lot 2, in Section 19, Township 21 North, Range 4 East, W.M., in King County, Washington; AND Except that portion described as follows: Commencing at the southeast corner of that parcel of property described as the east 264 feet of the north 412 feet of the southeast quarter of the northeast quarter of Section 24, Township 21 North, Range 3 East, W.M., in King County, Washington, being the point of beginning; thence northerly 162 feet along the east line of Section 24, Township 21 North, Range 3 East, W.M., in King County, Washington; thence westerly 36 feet on a line parallel to the north line of Section 24, Township 21 North, Range 3 East, W.M., in King County, Washington; thence southerly 162 feet on a line parallel to the east line of Section 24, Township 21 North; Range 3 East, W.M., in King County, Washington; thence easterly 36 feet, more or less, to the point of beginning ; AND Except that portion described as follows: That portion of the southeast quarter of the northeast quarter of Section 24, Township 21 North, Range 3 East, W.M. , in King County, Washington, described as follows: Beginning at the northeast corner of the southeast quarter of the northeast qaurter of said Section 24; thence south 01 °06'36" west along the east line thereof, a distance of 70.00 feet; thence north 89°12'07" west parallel with the north line thereof, a distance of 58.13 feet; thence south 00°47'53" west, a distance of 10.00 feet; thence north 89'12'07" west, a distance of 205.94 feet; thence north 01 °06'36" east, a distance of 80.00 feet to a point on said north line; thence south 89°12'07" east along said north line thereof, a distance of 264.02 feet to the point of beginning; AND Except that portion described as follows: That portion of the southwest quarter of the northwest quarter of Section 19, Township 21 North, Range 4 East, W.M., in King County, Washington, described as follows: Beginning at the northwest corner of the southwest quarter of the northwest quarter of said Section 19; thence south 89027'31" east along the north line thereof, a distance of 264.01 feet; thence south 01 °06'36" west on a line parallel with the west line of said southwest quarter, a distance of 183.39 feet to a point of cusp on a 340.00 foot radius curve, the center of which bears south 48043'55" west; thence northwesterly along said curve through a central angle of 47056'02", an arc distance of 284.44 feet; thence north 89°27'31" west, a distance of 10.00 feet to a point on said west line; thence north 01 006'36" east along the west line of the southwest quarter thereof, a distance of 70.00 feet to the point of beginning. SubdMsion Guarantee/Cerlificate Printed: 09.11.14 @ 0323PM Page 3 WA-CT-FNSE-02150,622476-SPS-1-14•0023720-06 CHICAGO TITLE INSURANCE COMPANY GUARANTEE/CERTIFICATE NO.0023720-06 SCHEDULE B GENERAL EXCEPTIONS H. Reservations and exceptions in United States Patents or in Acts authorizing the issuance thereof. Subdivision Guarantee/Certificate Printed: 09.11.14 @ 03:23PM Page 4 WA-CT-FNSE-02150.622476-SPS-1-14-0023720-06 CHICAGO TITLE INSURANCE COMPANY SCHEDULE B (continued) SPECIAL EXCEPTIONS GUARANTEE/CERTIFICATE NO.0023720-06 Right to enter the Land to make repairs and to cut brush and trees which constitute a menace or danger to the electric transmission line located in the street or road adjoining said Land, as granted by instrument: Recording Date: January 23, 1946 Recording No.: 3534312 Affects: Southerly portion lying within Section 24 of said premises 2. Matters contained in that certain document Entitled: Road Maintenance Agreement and the terms and conditions thereof: Recording Date: September 24, 1964 Recording No.: 5790244 Reference is hereby made to said document for full particulars. 3. Matters contained in that certain document Entitled: Agreement and the terms and conditions thereof. Recording Date: December 29, 2010 Recording No.: 20101229002296 Which provides for among other things: Joint water and sewer service Reference is hereby made to said document for full particulars. 4. Matters contained in that certain document Entitled: License Recording Date: July 17, 2014 Recording No.: 20140717000630 Which provides for among other things: Right to enter Reference is hereby made to said document for full particulars. 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: 2014 Tax Account No.: 1921049025 Levy Code: 1205 Assessed Value -Land: $90,000.00 Assessed Value -Improvements: $0.00 General and Special Taxes: Billed: $1,419.49 Paid: $709.75 Unpaid: $709.74 Subdivision Guarantee/Certificate Printed: 09.11.14 @ 03:23PM Page 5 WA-CT-FNSE-02150.622476-SPS-1-14-0023720-06 CHICAGO TITLE INSURANCE COMPANY SCHEDULE B (continued) Affects: Portion within Section 19 of said premises GUARANTEE/CERTIFICATE NO.0023720-06 General and special taxes and charges, payable February 15, delinquent if first half unpaid on May 1, second half delinquent if unpaid on November 1 of the tax year (amounts do not include interest and penalties): Year: 2014 Tax Account No.: 2421039053 Levy Code: 1205 Assessed Value -Land: $111,000.00 Assessed Value -Improvements: $0.00 General and Special Taxes: Billed: $1,750.32 Paid: $875.16 Unpaid: $875.16 Affects: Portion within Section 24 of said premises 7. Please be advised that our search did not disclose any open mortgages of record. If you should have knowledge of any outstanding obligation, please contact the Title Department immediately for further review prior to closing. 8. Your application for title insurance was placed by reference to only a street address or tax identification number. Based on our records, we believe that the legal description in this report covers the parcel(s) of Land that you requested. If the legal description is incorrect, the seller/borrower must notify the Company and/or the settlement company in order to prevent errors and to be certain that the correct parcel(s) of Land will appear on any documents to be recorded in connection with this transaction and on the policy of title insurance. END OF EXCEPTIONS NOTES The following matters will not be listed as Special Exceptions in Schedule B of the policy. There will be no coverage for loss arising by reason of the matters listed below because these matters are either excepted or excluded from coverage or are not matters covered under the insuring provisions of the policy. Note A: Note: FOR INFORMATIONAL PURPOSES ONLY: The following may be used as an abbreviated legal description on the documents to be recorded, per Amended RCW 65.04.045. Said abbreviated legal description is not a substitute for a complete legal description within the body of the document: ptn seq neq 24-21-4 and ptn swq nwq 19-21-04 Tax Account No.: 1921049025 and 2421039053 Note B: Note: Any map furnished with this Commitment is for convenience in locating the land indicated herein with reference to streets and other land. No liability is assumed by reason of reliance thereon. END OF NOTES END OF SCHEDULE B Subdivision GuaranteelCertificate Printed: 09.11.14 ® 03:23PM Page 6 WA-CT-FNSE-02150.622476-SPS-1-14-0023720-06 LAKEHXJEN UTILITY DISTRICT kn1,;TVJ01 316271st Ave South • P.O. Box 4249 • Federal Way, Washington 98063-4249 Federal Way: 253-941-1516 • Tacoma: 253-927-2922 ITY www.lakehaven.org November 3, 2015 Tom- Vasilatos Omega International Investment Corporation 19625 - 93r'J Place Northeast Bothell, Washington 98011, RE: L' akeihaueri Estates Lakehaven Project No. 6308010 Initial Acceptance Mr. Vasilatos: Lakehaven has received all closing documentation and has completed a satisfactory inspection of the- referenced project for conformance with Lakehaven Utility District standards for materials and construction of water and sewer distribution systems. Lakehaven hereby initially accepts this project for ownership, operation and maintenance. The Assignment of Funds in lieu of Maintenance Bond submitted for the project in the amount of $16,059.40, shall be maintained in force for a period of two (2) years from this date of initial acceptance and until Lakehaven provides written notice of its release, pending satisfactory results of a final inspection to' ensure the systems remain in compliance with Lakehaven standards for materials and construction. The Assignment of Funds held to guarantee completion of construction under Lakehaven's security agreement completion policy is hereby satisfied and may now be released. The assignment is held in Account No. 138113787920, of Bank of America, in the amount of $16,470.00. A copy of this .letter should be sufficient authorization to,the bank to affect its release. The Restoration Bond (No. WAC53994) held to guarantee restoration of affected rights -of -way and/or off -site easements is hereby satisfied and may now be released. The bond was issued by -Merchants Bonding Company (Mutual) in the amount of $28,000. A copy of this letter should be sufficient authorization to the surety to affect its release„ The project account will remain open for approximately sixty (60) days from the date of this letter, to allow time for all actual Lakehaven labor and material expenses- to be posted to the account. You should expect to receive additional project invoices through this period and until all associated payments are received by Lakehaven & the project account balance is zero ($0.00). Any releases of liens and/or agreements associated with the project will be held by Lakehaven until the project account balance is zero ($0.00). Leonard D. Englund Charles I. Gibson Timothy A. McClain Donald L.P. Miller Ronald E. Nowicld Commissioner Commissioner Commissioner Commissioner Commissioner Tom Vasilatos - Omega International Investment Corporation November 3, 2015 Page 2 Near the end ofthe two-year warranty period, Lakehaveh will re -inspect the improvements for any defects in workmanship &/or materials. You will be notified of any defects discovered, and such defects will need to be corrected before the Assignment of Funds submitted as the warranty guarantee can be released. If the work & materials are determined satisfactory, Lakehaven will provide written notice to you, including release of the Assignment of Funds, at that time. Please do not hesitate to contact Bill Nelson, if you have any questions. Bill may be reached by phone at (253) 945-1620, by electronic mail at bnelson@Lakehaven.org, or by fax at (253) 529-4081. Si A7rely, im orne ❑evel pment Engineering Manager TDO/BIN ec: <Fire Marshal> <Land Use Agency> Inspection Finance FieldOps SpecialServices GIS Accept Ltr-2015.docx (Form Update 3/9/15) CONFORMED COPY Retum Address: City of Federal Way 201150814000720 01 OF5081400072 OF GITFECERP0 LSD Y Attn: Ann Dower PpGE..001 OF 004 33325 8th Ave S 08/ 14/2015 14 01 Federal Way, WA 98003-6325 E2749622 08/14/2015 14:01 TAX $10.00 SALE $0.00 PAGE-001 OF 001 STATUTORY WARRANTY DEED For Storm Drainage Tract Grantor: OMEGA INTERNATIONAL INVESTMENT CORPORATION, a Washington corporation Grantee: CITY OF FEDERAL WAY, a Washington municipal corporation Property Legal Description (abbreviated): A portion of the SE % of the NE % of S 24,T 21N, R3E, Willamette Meridian, Federal Way, WA Additional Legal(s) on Exhibit A and Depicted on Exhibit B Parcel ID No.: 242103-9053 THE GRANTOR OMEGA INTERNATIONAL INVESTMENT CORPORATION, a Washington corporation, for and in consideration of the City of Federal Way's approval of final plat No. 14-105174-00- SU for construction of a subdivision and other good and valuable consideration, conveys and warrants to the CITY OF FEDERAL WAY, a Washington municipal corporation, all of its right, title and interest, and any after -acquired interest therein, in and to the following described real property situated in County of King, State of Washington: Full legal description of Property attached hereto as Exhibit A, depicted on Exhibit B, and incorporated herein by this reference. DATED THIS �_ day of M 0rkX jA , 201_57 Signature page follows -1- PARCEL: 9053 GRANTOR: OMEGA INTERNATIONAL INVESTMENT CORPORATION By: Tom Vasilatos President STATE OF WASHINGTON ) ss. COUNTY OF KING ) On this day personally appeared before me Tom Vasilatos, to me known to be the President of Omega International Investments Corporation, the corporation that executed the foregoing instrument, and acknowledged the said instrument to be the free and voluntary act and deed of said corporation, for the uses and purposes therein mentioned, and on oath stated that he was authorized to execute said instrument and that the seal affixed, if any, is the corporate seal of said corporation. GIVEN my hand and official seal this (notary signature (typed/printed name of notary) Notary Public in and for the State of Washington. My commission expires 6 `7 -ZS --.30 1 G:\1awf6nns\deeddev.doc 08/04 day of O) LACt l , 20 l 57- cN a-+s Qea G 7 �:N MW c�C, .� a•a. �� ly rori'�'� -2- PARCEL: 9053 EXHIBIT A STORM DRAINAGE TRACT THAT PORTION OF THE SOUTHEAST QUARTER OF THE NORTHEAST QUARTER OF SECTION 24, TOWNSHIP 21 NORTH, RANGE 3 EAST OF THE WILLAMETTE MERIDIAN IN THE CITY OF FEDERAL WAY, KING COUNTY, WASHINGTON, DESCRIBED AS FOLLOWS: COMMENCING AT THE SOUTHEAST CORNER OF THE NORTHEAST QUARTER OF SAID SECTION 24; THENCE NORTH 01°34'58" EAST ALONG THE EAST LINE THEREOF A DISTANCE OF 902.64 FEET; THENCE LEAVING SAID LINE NORTH 88°25'02" WEST A DISTANCE OF 36.00 FEET; THENCE NORTH 88'43'46" WEST A DISTANCE OF 228.00 FEET; THENCE NORTH 01°34'58" EAST A DISTANCE OF 201.60 FEET TO THE TRUE POINT OF BEGINNING; THENCE CONTINUING NORTH 01°34'58" EAST A DISTANCCE OF 130.41 FEET TO THE SOUTHERLY MARGIN OF SW 340T" STREET; THENCE SOUTH 88-43'46" EAST ALONG SAID MARGIN A DISTANCE OF 41.00 FEET; THENCE LEAVING SAID MARGIN SOUTH 01'34'58" WEST A DISTANCE OF 149.21 FEET; THENCE SOUTH 78°01'26" WEST A DISTANCE OF 33.61 FEET TO THE BEGINNING OF A NON -TANGENT CURVE HAVING A RADIUS OF 330.00 FEET AND FROM WHICH THE CHORD BEARS NORTH 15°52'57" WEST A DISTANCE OF 27.74 FEET; THENCE NORTHWESTERLY ALONG THE ARC OF SAID CURVE THROUGH A CENTRAL ANGLE OF 4°49'04" A DISTANCE OF 27.75 FEET TO THE POINT OF BEGINNING. CONTAINING 6,192 SQUARE FEET, MORE OR LESS. i� ! 'k-L womo Q:\2007\207495\50_SUR\NON_CAD\Legals\NEW TRACT A.docx 13 _ N88' 41' a9"w 13 18 EXHIBIT B 24 2634.89' 24 19 I SW 340TH STREET N to N' STORM POND 3 u CO L5 j �.. Q ca I Z ° a 1 2 3 a] £L I to I �i1 I 04 F <Z — — 04Ir N F 0 L7 10 9 TPOB� w e LINE TABLE LO I to W 00 LO i3 LINE # LENGTH DIRECTION 12 it I M L1 36.00 N88' 25' 02"W — z L2 228.00 N88' 43' 46"W SW 341ST PLACE L1 L3 201.60 N1' 34' 58"E L2 Iq L4 130.41 N1' 34' 58"E 24 CV O 19 L5 41.00 S88' 43' 46"E M _ 2650.29' S88' 46' 21"E L6 149.21 S1' 34' 58"W 24 L7 33.61 S78' 01' 26"W Curve Table CURVE # LENGTH RADIUS DELTA CHORD DIRECTION CHORD LENGTH C1 27.75 330.00 - 4'49'04" N 15' - 52' 57"W 27.74 *AHBLS iir� 2215 North 30th Street, Suite 300, Tacoma, WA 98403 253.383.2422 TEL 1 "=100' JOB NO. 207495.50 253.383.2572 FAX March 25, 2015 POND DEDICATION THIS EXHIBIT HAS BEEN PREPARED TO ASSIST IN THE INTERPRETATION OF THE ACCOMPANYING LEGAL DESCRIPTION. IF THERE IS A CONFLICT LEGAL BY: BD EXHIBIT BY: TD BETWEEN THE WRITTEN LEGAL DESCRIPTION AND THIS SKETCH, THE w:\adskprol\2007\207495\dwg\pond dedlcatlon.dwg LEGAL DESCRIPTION SHALL PREVAIL CONFORMED COPY Return Address: 20150814000721 City of Federal Way PAGE-001 FOFE004W0 75.00 nn Attu: ADower 08/ 14/2015 14 :01 33325 8th Ave S Federal Way, WA 98003-6325 E2749623 08/14/2015 14:01 SALE TAX $10.00 $0.00 PAGE-001 OF 001 STATUTORY WARRANTY DEED For Right -of -Way Grantor: OMEGA INTERNATIONAL INVESTMENT CORPORATION, a Washington corporation Grantee: CITY OF FEDERAL WAY, a Washington municipal corporation Property Legal Description (abbreviated): A portion of the SE 1/ of the NE % of S 24,T 21N, R3E, Willamette Meridian, Federal Way, WA Additional Legal(s) on Exhibit A and Depicted on Exhibit B Parcel ID No. 242103- 9053 THE GRANTOR OMEGA INTERNATIONAL INVESTMENT CORPORATION, a Washington corporation, for and in consideration of the City of Federal Way's approval of final plat No. 14-105174-00- SU for construction of a subdivision and other good and valuable consideration, conveys and warrants to the CITY OF FEDERAL WAY, a Washington municipal corporation, all of its right, title and interest, and any after -acquired interest therein, in and to the following described real property situated in County of King, State of Washington: Full legal description of Property attached hereto as Exhibit A, and depicted as Exhibit B, and incorporated herein by this reference. DATED THIS (— day of 2011 S Signature page follows Page I GRANTOR: OMEGA INTERNATIONAL INVESTMENT CORPORATION By: Tom Vasilatos President STATE OF WASHINGTON ) ) ss. COUNTY OF KING ) On this day personally appeared before me Tom Vasilatos; to me known to be the President of Omega International Investments Corporation, the corporation that executed the foregoing instrument, and acknowledged the said instrument to be the free and voluntary act and deed of said corporation, for the uses and purposes therein mentioned, and on oath stated that he was authorized to execute said instrument and that the seal affixed, if any, is the corporate seal of said corporation. GIVEN my hand and official seal this (notary signa e Ch(-'e R (typed/printed name of notary) Notary Public in and for the State of Washington. My commission expires G\lawformsWeeddev.doc 08/04 day of Macch, . ) 20j!y- Page 2 EXHIBIT A RIGHT-OF-WAY DEDICATION THAT PORTION OF THE SOUTHEAST QUARTER OF THE NORTHEAST QUARTER OF SECTION 24, TOWNSHIP 21 NORTH, RANGE 3 EAST OF THE WILLAMETTE MERIDIAN IN THE CITY OF FEDERAL WAY, KING COUNTY, WASHINGTON, DESCRIBED AS FOLLOWS: COMMENCING ATTHE SOUTHEAST CORNER OF THE NORTHEAST QUARTER OF SAID SECTION 24; THENCE NORTH 01°34'58" EAST ALONG THE EAST LINE THEREOF A DISTANCE OF 902.64 FEET; THENCE LEAVING SAID LINE NORTH 88°25'02" WEST A DISTANCE OF 36.00 FEETTO THE TRUE POINT OF BEGINNING; THENCE NORTH 88°43'46" WEST A DISTANCE OF 228.00 FEET; THENCE NORTH 01°34'58" EAST A DISTANCE OF 201.60 FEET TO THE BEGINNING OF A NON -TANGENT CURVE HAVING A RADIUS OF 330.00 FEET AND FROM WHICH THE CHORD BEARS SOUTH 08°22'40" EAST A DISTANCE OF 113.63 FEET; THENCE SOUTHEASTERLY ALONG THE ARC OF SAID CURVE THROUGH A CENTRAL ANGLE OF 19°49140" A DISTANCE OF 114.20 FEET; THENCE SOUTH 01°32'10" WEST A DISTANCE OF 25.44 FEET TO THE BEGINNING OF A CURVE CONCAVE TO THE NORTHEAST HAVING A RADIUS OF 29.00 FEET; THENCE SOUTHEASTERLY ALONG THE ARC OF SAID CURVE THROUGH A CENTRAL ANGLE OF 90'15'56" A DISTANCE OF 45.69 FEET; THENCE SOUTH 88'43'46" EAST A DISTANCE OF 179.17 FEET; THENCE SOUTH 01'34'58" WEST A DISTANCE OF 35.00 FEET TO THE POINT OF BEGINNING. CONTAINING 10,711 SQUARE FEET, MORE OR LESS. l Q:\2007\207495\50_SUR\NON_CAD\Legals\NEW TRACT B.docx 13 N88' 41' 09"W 13 18 24 2634.89' 24 19 'o, I 04 SW WTH STREET REET N CIO W Q In NZ Q 1 2 3 I U I � 152 a t5 co r 9 10 .� U w N a I w LO LO M LO Z J J 13 12 I I M L5 z S W 341 ST PLACE 10.711 Sr- (0 -j Lt L2 TPOB L cV 24 O 19 _ 2650.29' °' S88° 46' 21"E 24 r Qj LINE TABLE LINE # LENGTH DIRECTION L1 36.00 N88° 25' 02"W L2 228.00 N88' 43' 46"W L3 201.60 N1' 34' 58"E L4 25.44 1 S1' 32' 10"W L5 179.17 S88' 43' 46"E L6 35.00 S1' 34' 58"W Curve Table CURVE # I LENGTH RADIUS DELTA CHORD DIRECTION CHORD LENGTH C1 114.20 330.00 19'49'40" N8' 22' 40"W 113.63 C2 45.69 29.00 90'15'56" N43' 35' 48"W 41.11 0. • AH)BL 1 "=100' JOB NO. 207495.50 March 25, 2015 ROW DEDICATION LEGAL BY: BD EXHIBIT BY: TO w:\edakoroj\2007\207495\dwg\row dedlcatlone.dwg ft"r 2215 North 30th Street, Suite 300, Tacoma, WA 98403 253.383.2422 TEL 253.383.2572 FAX K z U z 2 H- O CO LL, Q 2 H W LO N co CO M en 'dgl-19S w 2 F- a w w v) b ro U 72 b0 a0+ (U O 0. 0 N h c 0 U cd ° o ° O U ro C U U G v U El w ❑ _o ') pu A o •v S .c 0 c o x o 3 N � �33 M 0.� CQ O 5 �— K g M iV �cco M G O y v 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 o O o �ti �ti 0 69 64 6R 69 69 v- W, 6- 69 69 64 69 F/Y U V V U d U y U N N O ci o o a° ° r-1 bOA N bT0 cd o O y 0 N y U N Y U a O U a •� a U � oCD o C7 c Gj o A 0 > ° Q as c F. 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Q> 0 p w QO (D o Zw wQJU COc-{ LL �Ch (nQ Z Z ~Q O0-- p CC LL�O Q 7 LL OI�7 sn O z LU LU (D Z o LL LU U z Q U 00 z w w F O N z z o z Q z h=- ¢ H N � 'mQ Q w Q cn O w H �dam- z pHLU wm p NON U -j ca H m (/) 0 0 U x 0 v u a Inc w z b m v J a UI z 0 z �I 0 0) 0 CD r O ii a DEDICATION Know all people by these presents that we, the undersigned owners of interest in the land hereby subdivided, hereby declare this plat to be the graphic representation of the subdivision made hereby, and do hereby dedicate to the use of the public forever all streets and avenues not shown as private hereon and dedicate the use thereof for all public purposes not inconsistent with the use thereof for public highway purposes, and also the right to make all necessary slopes for cuts and fills upon the lots and tracts shown thereon in the original reasonable grading of said streets and avenues, and further dedicate to the use of the public all the easements and tracts shown on this plat for all public purposes as indicated thereon, including but not limited to parks, open space, utilities and drainage unless such easements or tracts are specifically identified on this plat as being dedicated or conveyed to a person or entity other than the public, in which case we do hereby dedicate and convey such streets, easements, or tracts to the person or entity identified and for the purpose stated. Further, the undersigned owners of the land hereby subdivided, waive and release for themselves, their heirs and assigns and any person or entity deriving title from the undersigned, any and all claims for damages against the City of Federal Way, its successors and assigns which may be occasioned by the design, establishment, construction, operation, failure to operate, or maintenance of roads and/or drainage systems, alterations of the ground surface, vegetation, drainage or surface or subsurface water flows within the subdivisions or within any drainage or detention facilities designed to receive or actually receiving drainage from the subdivisions and the City of Federal Way's review and approval of plans and permits for same other than claims resulting from inadequate maintenance by the City of Federal Way. Further, the undersigned owners of the land hereby subdivided, agree for themselves, their heirs and assigns to indemnify, hold harmless, and defend the City of Federal Way, its successors and assigns, from and against any damage, including any costs of defense, claimed by persons within or without the subdivisions to have been caused by the design, establishment, construction, operation, failure to operate, or maintenance of roads and/or drainage systems, alterations of the ground surface, vegetation, drainage, or surface or subsurface water flows within the subdivisions or within any drainage or detention facilities designed to receive or actually receiving drainage from the Subdivisions and the City of Federal Way's review and approval of plans and permits for same. Provided, this waiver and indemnification shall not be construed as releasing the City of Federal Way, its successors or assigns, from liability for damages, including the cost of defense, resulting from and to the extent of the sole negligence of the City of Federal Way, its successors, or assigns. This subdivision, dedication, release, indemnification of claims, and agreement to hold . harmless is made with the free consent and in accordance with the desires of said owners. In witness whereof we set our hands and seals: May 26, 2015 Mr. Jim Harris City of Federal Way 33325 8th Avenue South Federal Way, WA 98063-9718 RESUBMTi,17E® JUN 0 5 2015 CM OF FEDERAL WAY CDS �g9m �7 Project: Lake Haven Estates, Our File No. 207495.51 Subject: Response to Comments dated May 21, 2015 Dear Jim: This letter is in response to your comments dated May 21, 2015, regarding the above referenced project. The comments are included below (verbatim) for your reference. Our responses are shown in bold after each comment. Final Plat Drawings I have been unable to find copies of updated Certificates of Water and Sewer Availability that were required as preliminary plat condition numbers 2 and 3 before city approval of plat infrastructure. I need copies of these certificates before forwarding to the City Council. Response: Our client is submitting a new application for sewer and water availability today. We will provide copies of the updated certificates once they have beep approved. 2. In regard to preliminary plat condition number 5, which states: Prior to issuance of building permits for lots 1, 2, 9 or 10, a significant tree replacement shall be placed on each of these lots. There were 20 significant trees on the site prior to any development activity. It appears there are 13 significant trees remaining today following clearing and grading for plat infrastructure. The 13 remaining significant trees meet the significant tree retention requirements code in place at the time of preliminary plat approval; therefore, the four replacement trees identified in this condition are not necessary to meet the FWCC requirements. Since the lots in the plat will be vested to the previous Federal Way City Code significant tree retention and replacement standards for a period of five years following final plat approval (RCW 58,17.170), a note shall be added to the face of the plat to implement the applicable tree retention and replacement standards. To implement the applicable Federal Way City Code regulations, revise general note 2 on sheet 2 of the final plat map, as follows: Civil Engineers Structural Engineers Landscape Architects Community Planners Land Surveyors Neighbors TACOMA 2215 North 3% Sheet Suite 300 Tucomo,WA 98403-3350 253.383.2422 TEL www.ahbi.com Mr. Jim Harris May 26, 2015 207495.51 Page 2 of 3 A significant tree retention and replacement plan shall be provided to the City of Federal Way at the time of each building permit submittal and issuance for a new single family residence on each lot. Each individual lot shall meet the significant tree retention and replacement standards of FWCC 22-1568(b), which requires retention and/or replacement of at least 25 percent of the significant trees on each individual lot. Replacement trees will be required to be planted prior to final inspection approval of each new single family residence. Response: General Note 2 has been revised, as requested. 3. Adding the text of preliminary plat approval condition number 4 to the final plat map as proposed is confusing and does not adequately address the subject of preserving trees. To clarify the general note 1 for potential future buyers of the property and for staff reviewing future permits for Lot 11, modify the note as follows: Prior to issuance of a building permit for a single family residence on Lot 11, the applicant must provide the City of Federal Way a landscape plan which clearly shows the location of all of the trees on the adjacent Nelson property. The applicant shall also submit a letter from a certified arborist stating whether tree protection measures on the Lake Haven Estates Lot 11 are necessary to keep the Nelsons' trees safe. If the arborist's letter indicates that tree protection measures are in order, those tree protection measures shall be shown on a tree protection plan to be submitted to the City in conjunction with a building permit for a new single family residence for lot 11. Response: The note has been modified, as requested. 4. Contact me at iim.harris@citDffederalway.com or 253-835-2652 for inspection of the plants around the pond. The Public Works Department will inspect the street trees. Response: So noted. 5. The year 2015 assessor tax reports you provided on April 14, 2015, are acceptable. The payment will need to be made before going to City Council for final review and decision. (FWRC 18.40.020(1)(z)) According to the preliminary plat staff report, the applicant proposed to make a fee -in -lieu payment for 15% of the total site area as provided in the FWRC. The Director of Parks, Recreation, and Cultural Services approved that request. Response: So noted. 6. Plat Map: 1) Add the Bearing for the west line segment of Lot 13 (tangent section between the 2 curves). 2) A sight distance easement is shown near the northerly, common lot corner of Lots 4 and 5. A note shall be placed on the plat documents, stating the type of restrictions within that easement (i.e., construction of fences or installation of landscaping, etc.). Mr. Jim Harris ■ May 26, 2015 207495.51 Page 3 of 3 AW MINE 3) The note for Tract B, under the Tract Table, indicates that all lots have an undivided interest in that tract. It appears this tract only serves lots 6 and 10. The note should be revised to indicate that lots 6 and 10 have undivided interest in the tract. Response: Lly The bearing has been added to the drawing. . Tate 8 has been added to Sheet 3 indicating restrictions. he note for Tract B has been revised to reflect only Lots 6 and 10. 7. Lot Closure Calculations: 1) There are no closure calc's for lots 9 and 13. 2) Rename the Tract C calcs' (begins on page 17) to indicate these to be associated with the new right-of-way. 3) The last calc (begins on page 20) is named `ROW: 19'. In tracing the bearings/distances under this calc, it appears to encompass all of lots 9 and 13. Response: 1) New lot closures have been prepared that include Lots 9 and 13. I �-7.2) The lot closure for SW 341" Street has been labeled "DEDICATION." ry Y 63)° The closures for Lots 9 and 13 have been separated and are included with the new set of lot closures. if you have any questions, please call me at (253) 383.2422. �jp i✓ j Sincerely, 11�0& 7�1� David C. Follansbee, PLS Principal BD/Isk Q:\2007\207495\WORDPROC\LETTERS\20150521 Ur (Resp-FedWay) 207495.51.docx FINAL PLAT 2014.txt Name: Lot: 1 North:112027.7257' East:1262460.5584' Segment #1 : Line Course: S88° 43' 45.50"E Length: 66.00' North:112026.2621' East:1262526.5422' Segment #2 : Line Course: Si° 34' 57.65'W Length: 110.58' North: 1119 15.7243' East:1262523.4880' Segment #3 : Line Course: N88° 25' 02.35"W Length: 66.00' North:111917.5472' East:1262457.5132' Segment #4 : Line Course: N1° 34' 57.65"E Length: 110.22' North:112027.7251' East:1262460.5574' Perimeter: 352.79' Area: 7286.10 Sq. Ft. Error Closure: 0.0012 Course: S59° 14' 23.27"W Error North:-0.00059 East:-0.00100 Precision 1:294000.00 •...R.......[.........[[[AfrMiffMRRlRR!#i4iRiffiffR'fR!!•[?+4R......tN Name: Lot: 2 North:111915.7291' East:1262523.4891' Page 1 I40 5LJ 2f�ls�' lac Glos�re til SCUD ".1 Pus . mESU$MI-rrED CM OF FEDEp Cps ,yL SAY Segment #1 : Line Course: N1" 34' 57.65"E Length: 110.58' North:112026.2670' East:1262526.5433' Segment #2 : Line Course: S88" 43' 45.50"E Length: 66.00' North:112024.8033' East:1262592.5270' Segment #3 : Line Course: S1" 34' 57.65"W Length: 110.93' North:111913.9157' East:1262589.4632' Segment #4 : Line Course: N88' 25' 02.35"W Length: 60.04' North:111915.5739' East:1262529.4461' Segment #5 : Line Course: N88° 25' 02.35"W Length: 5.96' North:111915.7385' East:1262523.4884' Perimeter: 353.51' Area: 7309.82 Sq. Ft. Error Closure: 0.0094 Course: N4" 22' 19.80"W Error North: 0.00940 East:-0.00072 FINAL PLAT 2014.txt Page 2 FINAL PLAT 2014.bd Precision 1:37607.45 wnr.�..►kw+.........+.t.t.+rt.rt+H.m+aw�r�....x.r..a....r.+..... r..rrr Name! Lot: 3 North:112024.7984' East:1262592.5279' Segment #1 : Line Course: S88° 43' 45.50"E Length: 32.93' North:112024.0682' East:1262625.4498' Segment #2 : Line Course: N1° 16' 14.50"E Length: 10.00' North:112034.0657' East:1262625.6716' Segment #3 : Line Course: S88" 43' 45.50"E Length: 30.13' North:112033.3976' East:1262655.7941' Segment #4 : Line Course: Si° 34' 57.65"W Length: 121.28' North:111912.1638' East:1262652.4445' Segment #5 : Line Course: N88° 25' 02.35'W Length: 63.00' North: 1119 13.9039' East:1262589.4685' Page 3 FINAL PLAT 2014.bd Segment #6 : Line Course: N1° 34' 57.65"E Length: 110.93' North:112024.7915' East:1262592.5323' Perimeter: 368.27' Area: 7300.70 Sq. Ft. Error Closure: 0.0082 Course: S32° 39' 52.81"E Error North:-0.00690 East: 0.00442 Precision 1:44910.98 1ff�N111f1f1f/11fH1fHlHfHfHlww....... ............. e f 1 ffi:flf ffRMflf Name: Lot: 4 North:111922.3760' East:1262690.7365' Segment #1 : Line Course: NV 34' 57.65"E Length: 110.27' North:112032.6039' East:1262693.7821' Segment #2 : Line Course: S88° 59' 09.35"E Length: 0.99' North:112032.5864' East:1262694.7719' Segment #3 : Curve Length:60.30' Radius:340.00' Delta: 10.0942 (dms) Tangent: 30.23' Chord: 60.22' Course: S83" 38' 54.15"E Course In: Si° 16' 14.65"W Course Out: N11° 25' 57.04"E RP North: 111692.6700' East: 1262687.2319' Page 4 FINAL PLAT 2014.bd End North: 112025.9242' East: 1262754.6223' Segment #4 : Line Course: S1° 34' 57.65"W Length: 117.50' North:111908.4691' East:1262751.3770' Segment #5 : Line Course: N88f 25' 02.35'W Length: 51.00' North:111909.8777' East:1262700.3965' Segment #6 : Line Course: N37° 41' 30.91"W Length: 15.80' North:111922.3804' East:1262690.7361' Perimeter: 355.85' Area: 7315.04 Sq. Ft. Error Closure: 0.0044 Course: NY 13' 15.34"W Error North: 0.00440 East:-0.00040 Precision 1:80859.09 fifth►f f"fHf fR#i�tikf-eifiki�kfRRiMfR/N#�IMkf ��Mf k\"MiiiN►N►+�iMi Nama: Lot North:111906.6167' East:1262818.3499' Segment #1 : Line Course: N88° 25' 02.35"W Length: 67.00' North:111908.4672' East:1262751.3755' Page 5 FINAL PLAT 2014.txt Segment #2 : Line Course: N 1► 34' 57.65"E Length: 117.50' North:112025.9223' East:1262754.6208' Segment #3 : Curve Length:69.73' Radius:340.00' Delta: 11.4501 (dms) Tangent: 34.99' Chord: 69.61' Course: S72" 41' 32.57"E Course In: S11 ° 25' 57.04"W Course Out: N23► 10' 57.82"E RP North: 111692.6683' East: 1262687.2282' End North: 112005.2132' East: 1262821.0789' Segment #4 : Line Course: S1° 34' 57.65'W Length: 98.63' North:111906.6209' East:1262818.3548' Perimeter: 352.86' Area: 7323.30 Sq. Ft. Error Closure: 0.0064 Course: N49► 17' 34.66"E Error North: 0.00420 East: 0.00489 Precision 1:55115.63 fk•....f►►kff►fff ►............fkMHkf►k kNekk►kl!#kkifkk kH*fff MMf Name: Lot: 6 North:111896.1224' East:1262690.0111' Segment #1 : Line Page 6 FINAL PLAT 2014.bd Course: N1" 34' 57.65"E Length: 26.26' North:111922.3724' East:1262690.7364' Segment #2 : Line Course: S37° 41' 30.91"E Length: 15.80' North:111909.8697' East:1262700.3968' Segment #3 : Line Course: S88° 25' 02.35"E Length: 51.00' North:111908.4611' East:1262751.3773' Segment #4 : Line Course: S88° 25' 02.35"E Length: 67.00' North:111906.6106' East:1262818.3518' Segment #5 : Line Course: S1 ° 34' 57.65W Length: 56.25' North:111850.3821' East:1262816.7982' Segment #6 : Line Course: N88" 59' 09.32"W Length: 128.01' North:111852.6476' East:1262688.8082' Segment #7 : Line Page 7 FINAL PLAT 2014.txt Course: N1" 34' 57.65"E Length: 43.48' North:111896.1110' East:1262690.0091' Perimeter: 387.80' Area: 7342.12 Sq. Ft. Error Closure: 0.0116 Course: S10" 01' 13.35"W Error North:-0.01141 East:-0.00202 Precision 1:33431.03 rr....r..wwar+ww.a.swws+w+-+rr+xr++R►awws-ts�ew-�rrrax-x►Rwaxxxxrwwxw*rwr.xxarw�. Name: Lot: 7 North:111849.4526' East:1262869.7907' Segment #1 : Line Course: N88° 59' 09.32'W Length: 53.00' North:111850.3906' East:1262816.7990' Segment #2 : Line Course: N1" 34' 57.65"E Length: 56.25' North:111906.6191' East:1262818.3526' Segment #3 : Line Course: N1° 34' 57.65"E Length: 98.63' North:112005.2115' East:1262821.0767' Segment #4 : Curve Page 8 FINAL PLAT 2014.txt Length:59.35' Radius:340.00' Delta: 10.0005 (dms) Tangent: 29.75' Chord: 59.27' Course: S61 ° 48' 59.63"E Course In: S23° 10' 57.82"W Course Out: N33° 11' 02.92"E RP North: 111692.6651' East: 1262687.2307' End North: 111977.2185' East: 1262873.3197' Segment #5 : Line Course: S1° 34' 57.65'W Length: 127.81' North:111849.4573' East:1262869.7896' Perimeter: 395.05' Area: 7542.56 Sq. Ft. Error Closure: 0.0048 Course: N 13° 04' 46.72"W Error North: 0.00469 East:-0.00109 Precision 1:82283.33 •A•A•.4AAA• ........................ Name: Lot: 8 North:111848.1606' East:1262942.7829' Segment #1 : Line Course: N88* 59' 09.32"W Length: 73.00' North:111849.4525' East:1262869.7943' Segment #2 : Line Course: N1° 34' 57.65"E Length: 127.81' North:111977.2138' East:1262873.3243' Page 9 FINAL PLAT 2014.bd Segment #3 : Curve Length:95.07' Radius:340.00' Delta: 16.0114 (dms) Tangent: 47.85' Chord: 94.76' Course: S48° 48' 20.22"E Course In: S33` 11' 02.92"W Course Out: N49° 12' 16.65"E RP North: 111692.6624' East: 1262687.2316' End North: 111914.8034' East: 1262944.6293' Segment #4 : Line Course: S1° 34' 57.65"W Length: 66.67' North:111848.1588' East:1262942.7879' Perimeter: 362.56' Area: 7308.52 Sq. Ft. Error Closure: 0.0054 Course: S70° 28' 21.66"E Error North:-0.00179 East: 0.00504 Precision 1:67081.48 .........................•a.x•r...r�,aa•wwr Name: Lot: 9 North:109461.1424' East:1262192.9069' Segment #1 : Line Course: S1° 16' 14.65"W / Length: 80.30' North:109380.8621' East:1262191.1262' Segment #2 : Line Course: N88" 44' 09.39"W Length: 31.08' Page 10 FINAL PLAT 2014.txt North:109381.5478' East:1262160.0537' Segment #3 : Line Course: S78° 01' 25.81 "W Length: 66.55' North:109367.7383' East:1262094.9522' Segment #4 : Curve Length:50.11' Radius:330.00' Delta: 8.4201 (dms) Tangent: 25.10' Chord: 50.06' Course: N9° 07' 24.72'W Course In: S85° 13' 35.83"W Course Out: N76" 31' 34.73"E RP North: 109340.2774' East: 1261766.0968' End North: 109417.1650' East: 1262087.0145' Segment #5 : Line Course: N78° 01' 25.81"E Length: 33.61' North:109424.1392' East:1262119.8930' Segment #6 : Line Course: N1° 34' 57.65"E Length: 39.00' North:109463.1244' East:1262120.9702' Segment #7 : Line Course: S88" 25' 02.35"E Length: 71.96' North:109461.1369' East:1262192.9027' Page 11 Perimeter: 372.60' Area: 7420.68 Sq. Ft. Error Closure: 0.0070 Course: S37° 31' 25.84"W Error North:-0.00552 East:-0.00424 Precision 1:53222.86 Name: Lot: 10 North:111915.5646' East:1262529.4449' Segment #1 : Line Course: S88° 25' 02.35"E Length: 60.04' North: 1119 13.9063' East:1262589.4620' Segment #2 : Line Course: S88" 25' 02.35"E Length: 63.00' North:111912.1663' East:1262652.4379' Segment #3 : Line Course: Si° 34' 57.65'W Length: 15.00' North:111897.1720' East:1262652.0236' Segment #4 : Line Course: S88° 25' 02.35"E Length: 38.00' North:111896.1225' East:1262690.0091' FINAL PLAT 2014.txt Page 12 Segment #5 : Line Course: Si° 34' 57.65"W Length: 43.48' North:111852.6591' East:1262688.8083' Segment #6 : Line Course: N88° 57' 01.38'W Length: 10.00' North:111852.8422' East:1262678.8099' Segment #7 : Line Course: N88° 43' 45.50"W Length: 36.00' North:111853.6406' East:1262642.8188' Segment #8 : Line Course: N88° 43' 45.59 W ' Length: 58.50' North:111854.9379' East:1262584.3332' Segment #9 : Line Course: Si° 34' 57.65"W Length: 20.89' North:111834.0558' East:1262583.7562' Segment #10 : Line Course: N88° 44' 09.39"W Length: 56.10' North:111835.2934' East:1262527.6698' FINAL PLAT 2014.bd Page 13 Segment #11 : Line Course: N1° 16' 14.65"E Length: 80.30' North:111915.5737' East:1262529.4506' Perimeter: 481.32' Area: 10088.65 Sq. Ft. Error Closure: 0.0108 Course: N32' 25' 06.37"E Error North: 0.00908 East: 0.00577 Precision 1:44565.74 Name: Lot: 11 North:111853.6376' East:1262642.8202' Segment #1 : Line Course: Si° 34' 57.65'W Length: 127.00' North:111726.6861' East:1262639.3126' Segment #2 : Line Course: N88° 43' 45.50'W Length: 58.50' North:111727.9834' East:1262580.8270' Segment #3 : Line Course: N1° 34' 57.65"E Length: 127.00' North:111854.9349' East:1262584.3346' Segment #4 : Line FINAL PLAT 2014.txt Page 14 FINAL PLAT 2014.txt Course: S88° 43' 45.50"E Length: 58.50' North:111853.6376' East:1262642.8202' Perimeter: 371.01' Area: 7429.90 Sq. Ft. Error Closure: 0.0000 Course: NO* 00' 00"E Error North: 0.00000 East: 0.00000 Precision 1:371000000.00 ifif ffRRf ffR} ff fRRRRR}Rf likff fR • KRRNift�L-lRf►AMifMH/R*MlfkfMiRffff Name: Lot: 12 North:111835.2892' East:1262527.6642' Segment #1 : Line Course: S88° 44' 09.39"E Length: 56.10' North:111834.0517' East:1262583.7505' Segment #2 : Line Course: S1° 34' 57.65'W Length: 106.11' North:111727.9821' East:1262580.8198' Segment #3 : Line Course: N88" 43' 45.50"W Length: 69.54' North:111729.5243' East:1262511.2969' Segment #4 : Line Course: N1° 34' 57.65"E Length: 106.10' North:111835.5838' East:1262514.2274' Page 15 FINAL PLAT 2014.txt Segment #5 : Line Course: S88R 44' 09.39"E Length: 13.44' North:111835.2873' East:1262527.6641' Perimeter: 351.28' Area: 7378.15 Sq. Ft. Error Closure: 0.0019 Course: S2° 53' 15.19"W Error North:-0.00194 East:-0.00010 Precision 1: 184889.47 RHHf RHkHkHHRRRRRRR}RRRRRMR�RRRR►RRMY?RRRRAR�}RMlR}e!"RryR RRfRRRRR Name: Lot: 13 North:109342.8473' East:1262168.9174' Segment #1 : Line Course: S88° 44' 09.39"E Length: 17.64' North:109342.4582' East:1262186.5531' Segment #2 : Line Course: S1° 34' 57.65"W Length: 106.10' North:109236.3987' East:1262183.6227' Segment #3 : Line Course: N88° 43' 45.50"W Length: 51.13' North:109237.5325' East:1262132.5053' Page 16 FINAL PLAT 2014.txt Segment #4 : Curve Length:45.69' Radius:29.00' Delta: 90.1556 (dms) Tangent: 29.13' Chord: 41.11' Course: N43° 35' 47.73"W Course In: N1" 16' 14.50"E Course Out: N88° 27' 49.96'W RP North: 109266.5254' East: 1262133.1484' End North: 109267.3049' East: 1262104.1568' Segment #5 : Line Course: N1° 32' 10.04"E Length: 25.44' North:109292.7358' East:1262104.8387' Segment #6 : Curve Length:36.34' Radius:330.00' Delta: 6.1834 (dms) Tangent: 18.19' Chord: 36.32' Course: N1° 37' 07.06"W Course In: N88° 27' 49.96"W Course Out: N85° 13' 35.83"E RP North: 109301.5822' East: 1261774.9573' End North: 109329.0413' East: 1262103.8128' Segment #7 : Line Course: N78" 01' 25.81 "E Length: 66.55' North:109342.8507' East:1262168.9143' Perimeter: 348.88' Area: 7899.00 Sq. Ft. Error Closure: 0.0046 Course: N42° 28' 08.80"W Page 17 Error North: 0.00339 East:-0.00310 Precision 1:74845.65 Name: TRACT A North:111898.2760' East:1262415.9661' Segment #1 : Line Course: N1° 34' 57.65"E Length: 130.41' North:112028.6362' East:1262419.5679' Segment #2 : Line Course: S88° 43' 45.50"E Length: 41.00' North:112027.7270' East:1262460.5578' Segment #3 : Line Course: S1° 34' 57.65"W Length: 110.22' North:111917.5490' East:1262457.5136' Segment #4 : Line Course: Si° 34' 57.65"W Length: 39.00' North:111878.5639' East:1262456.4364' Segment #5 : Line Course: S78° 01' 25.81 "W Length: 33.61' FINAL PLAT 2014.txt Page 18 FINAL PLAT 2014.txt North:111871.5897' East:1262423.5580' Segment #6 : Curve Length:27.75' Radius:330.00' Delta: 4.4904 (dms) Tangent: 13.88' Chord: 27.74' Course: N15° 52' 57.40"W Course In: S76° 31' 34.73'W Course Out: N71 ° 42' 30.48"E RP North: 111794.7001' East:.1262102.6406' End North: 111898.2707' East: 1262415.9665' Perimeter: 381.98' Area: 6191.98 Sq. Ft. Error Closure: 0.0053 Course: S4" 32' 37.51"E Error North:-0.00526 East: 0.00042 Precision 1:72071.70 ..........+....................•...•........a..a..a..awr.•►.-r....•.�...-• Name: TRACT B North:112032.7767' East:1262683.7831' Segment #1 : Line Course: S88° 59' 09.35"E Length: 10.00' North:112032.5998' East:1262693.7815' Segment #2 : Line Course: Si° 34' 57.65"W Length: 110.27' North:111922.3718' East:1262690.7359' Segment #3 : Line Page 19 Course: Si° 34' 57.65'W Length: 26.26' North:111896.1218' East:1262690.0106' Segment #4 : Line Course: N88° 25' 02.35"W Length: 38.00' North:111897.1714' East:1262652.0251' Segment #5 : Line Course: N1" 34' 57.65"E Length: 15.00' North:111912.1657' East:1262652.4394' Segment #6 : Line Course: N1" 34' 57.65"E Length: 121.28' North:112033.3994' East:1262655.7891' Segment #7 : Line Course: S88" 43' 45.50"E Length: 28.00' North:112032.7785' East:1262683.7822' Perimeter: 348.81' Area: 5182.71 Sq. Ft. Error Closure: 0.0019 Course: N26° 27' 16.57"W Error North: 0.00173 East:=0.00086 Precision 1: 183584.21 FINAL PLAT 2014.txt Page 20 a Associated .earth. Sciences, Inc. i� 5] NJ WJ C6186M6nq Over 2,5 'Yeari'Of Service February 15, 2010 Project No. KE060506B AHBL, Inc. 2215 North 30`h Street, Suite 300 Tacoma, Washington 98403 Attention: Mr. Matt Weber, P.E. Subject: Response to City of Federal Way Review Comment Proposed Lakehaven Estates SW 340`h Street and 19"' Avenue SW Federal Way, Washington Dear Mr. Weber: As requested, this letter presents our response to a review cominent from the City of Federal Way for the subject project. As you are aware, we have prepared a design report for the project entitled Supplementary Subsurface Exploration Data and Revised Infiltration Pond Recommendations, dated July 23, 2009. The following presents the review comment and our response. 8_ 777ere are only ten feet between this pond and the adjacent overflow pond for Saghalie Firs, and the Saghalie Firs pond is lower. Please discuss the anticipated hydrologic connection between the ponds. Specifically, will there be seepage or interflow between the two and will that interfere with the function of either pond? After a couple of reads of the geotechnical report, I see that the walls are addressed, but I do not believe that this question is specifically addressed. Response: Based on the current design, we do not believe there will be any adverse hydrologic connections between the two ponds. First, the new pond on this project will be constructed with pit drains in the bottom of the pond. Pit drains will be constructed by excavating below the base of the infiltration pond, and backfilling the excavation with washed drain rock. The purpose of the pit drains is to facilitate downward movement of water through areas of textural stratification, and to help develop hydrostatic head that drives infiltration into permeable strata at depth. For this project, we Kirkland 4 Everett ■ Tacoma 425-827-7701 425-2.59-0522 253-722-2992 www.aesgeo.com A. recommend that the pit drains be excavated a minimum depth of 15 feet below the base of the infiltration pond, although deep excavation may be recommended at the time of construction depending on actual subsurface conditions. Second, we were provided with layout and section drawings of the proposed infiltration structure. The design water surface elevation for the planned on -site infiltration structure is 322.62 feet, and 322.0 feet for the structure off -site to the west. The infiltration structure is bordered by concrete walls to the east and west (Saghalie Firs pond). Although foundation elevations for the walls are not shown, we anticipate that a normal frost protection depth of 18 inches will result in foundation elevations of approximately 318.5 feet. Therefore, a design water surface elevations difference of 0.62 feet is planned with a concrete wall separating the two areas. The small difference in potential water level surface is insufficient, in our opinion, to promote significant seepage over the required horizontal and vertical flow path. Additionally, the presence of pit drains below the proposed pond will likely preclude water accumulation in the pond for an extended period of time_ Please do not hesitate to call if we can answer questions regarding this letter or other aspects of the project. Sincerely, ASSOCIATED EARTH SCIENCES, INC. lOrkland, Washington p, AA ER 0 23580 Uri `r-'15FER��\_ ss'aN L Kurt D. Merriman, P.E. Principal Engineer KDM/tb KE060506D8 Projects\20060506\KE\W P 14 11JE `WMid 9MM Lakehaven Estates Retaining Wall Project # 207495.20 Project Principal Daniel Booth, P.E., S.E. Project Engineer Jason O'Dell Design Criteria Based on 2006 IBC Design Narrative The scope of this project involves the design of a five foot tall retaining wall that will form an infiltration pond at the Lakehaven Estates in Federal Way, WA. Project ' L `'1af QePA EJ T Fs 7 ��_ Project No. 20 7'VI s'1 Q _ age of Subject Phone ❑ Calculations El Fax WiihfTo Fax ❑ Memorandum S' Address # Faxed Pages ❑ Meeting Minutes D Date By,_ _ ❑ Telephone Memo Civil Engineers �rr T ffC•E 'TIC[ ; 1 �j ��'� �./31.0►��. _. .. I _ ..�.._..� ••i• i I 1 I I. •.� ,• - Structural Engineers i. 91J*10, I J�J Z^i PrI� E I EI. .Ii �^ �I • ._I �{ I -•- �...I Landscape Architects�/l I . �' .. i � I r elf (lei E�- I • I � �� d�7� ` �E CBI o � . � ...� ....... I I E I I � . � ... .,... . � . j Commune Planners I . a '� I I 1 + and Surveyors L nee ors • .._ . . j . ...' j _ i.... ` -- i •. Neighbors i ...E I. � I 1 I i I f4j � i I � I i, I •l i � •. .F .. � • I .._ f j ! I. i i I I s . .. ❑ TACOMA . 12215 N. 30th St. 1.. Suite 300 Tacoma, WA 98403-3305 I 253.383.2422 I ° I I I _ ._ .�... •� • _ - � ` •I: .I f I # • i I I_.. _ 253.383.2572 FAX I ? .� _ _ _ ,._ � I _.,I... IE i— .... ... i ; ; ; I i I i � _ I - _. Z i• I ` I. ! f .. I - _.. ... i i• i —o I I ' ❑ SEATfLE 1200 6th Avenue Suite 1620 Seattle WA .-'98101-3123 If this does not meet with your understanding, please contact us in writing within seven days. THANK YOU, !. - J 206.267.2425 206.267.2429 FAX AHBL Engineers Title Lakehal"- =states Page: 2215 North 30th Street, Ate 300 Job # 207495.•, Dsgnr: J.O. Date: JAN 20,2010 , Tacoma, WA 98403 Description.... a (253) 383-2422 (253) 383-2572 This Wall In File: q:120071207495120_strinon_cadlcalcslretal Retain Pro 9 01989.2009 Ver: 9.00 U67 Regist ration#: RP-1172245 RP9,00 Cantilevered Retaining Wall Design Code: IBC 2006 Licensed to: AHBL, Inc Criteria Retained Height = 5.50 ft Wall height above soil = 0.00 ft Slope Behind Wall = 3.00 : 1 Height of Soil over Toe = 6.00 in Water height over heel = 5.0 ft Vertical component of active lateral soil pressure options: USED for Soil Pressure. USED for Sliding Resistance. USED for Overturning Resistance. Surcharge Loads Surcharge Over Heel = 0.0 psf Used To Resist Sliding & Overturning Surcharge Over Toe = 0.0 psf Used for Sliding & Overturning Axial Load Applied to Stem Axial Dead Load = 0.0 lbs Axial Live Load = 0.0 lbs Axial Load Eccentricity = 0.0 in Stem Weight Seismic Load Design Summary Wall Stability Ratios Overturning - 2.14 OK Sliding = 1.59 OK Total Bearing Load - 4,088 lbs .,.resultant ecc. - 11.34 in Soil Pressure @ Toe = 1,752 psf OK Soil Pressure @ Heel = 0 psf OK Allowable = 2,000 psf Soil Pressure Less Than Allowable ACI Factored @ Toe = 1,929 psf ACI Factored @ Heel = 0 psf Footing Shear @ Toe = 4.6 psi OK Footing Shear @ Heel = 19.1 psi OK Allowable = 82.2 psi Sliding Calcs (Vertical Component Used) Lateral Sliding Force = 2,136.2lbs less 100% Passive Force = - 1,244.4 lbs less 100% Friction Force = - 2,146.3 lbs Added Force Req'd = 0.0 lbs OK ....for 1.5 : 1 Stability = 0.0 lbs OK Soil Data Allow Soil Bearing = 2,000.0 psf Equivalent Fluid Pressure Method Heel Active Pressure = 35.0 psf/ft Toe Active Pressure = 35.0 psf/ft Passive Pressure = 350.0 psf/ft Soil Density, Heel = 110.00 pcf Soil Density, Toe 110.00 pcf FootingllSoil Friction = 0.525 Soil height to ignore for passive pressure = 0.00 in Lateral Load Applied to Stem Lateral Load = 0.0 #/ft ...Height to Top = 0.00 ft ...Height to Bottom = 0.00 ft The above lateral load has been increased 1.00 by a factor of Wind on Exposed Stem = 0.0 psf Thumbnail Adjacent Footing Load Adjacent Fooling Load = 0.0 lbs Footing Width = 0.00 ft Eccentricity = 0.00 In Wall to Ftg CL Dist = 0.00 ft Footing Type Line Load Base Above/Below Soil - 0.0 ft at Back of Wall Poisson's Ratio - 0.300 Fp / Wp Weight Multiplier = 0.720 g Added seismic base force 396.0 lbs Stem Construction Top Stem Stem OK Design Height Above FtC ft= 0.00 Wall Material Above "Ht" = Concrete Thickness = 8.00 Rebar Size - # 5 Rebar Spacing - 18.00 Rebar Placed at - Edge Design Data fb/FB + fa/Fa = 0.729 Total Force @ Section lbs = 2,086.9 Moment.... Actual ft-#= 4,058.8 Moment..... Allowable = 5,565.4 Shear..... Actual psi = 28.1 Shear.....Allowable psi = 82.2 Wall Weight = 100.0 Rebar Depth 'd' in = 6.19 LAP SPLICE IF ABOVE in = 21.36 LAP SPLICE IF BELOW in = HOOK EMBED INTO FTG in = 6.00 Masonry Data fm psi = Fs psi = Solid Grouting = Load Factors -- Building Code IBC 2006 Modular Ratio'n' - Dead Load 1.200 Short Term Factor - Live Load 1,600 Equiv. Solid Thick. _ Earth, H 1.600 Masonry Block Type = Medium Weight Wind, W 1.600 Masonry Design Method = ASD Seismic, E 1.000 Concrete Data fc psi = 3,000.0 Fy psi = 60,000.0 Retain Pro Software © 2009 HBA Publications, Inc. Licensed to: AHBL. Inc www.RetainPro.com All 01-fo D...........A T-- 1AIA OS1AAQ AHBL Engineers '� Title Lakehav states Page: 2215 North 30th Street, Ate 300 Job # ; 207495.•k Dsgnr: J.O. Date: JAN 20,2010 ®1 UP Tacoma, WA 98403 Description.... ' (253) 383-2422 (253) 383-2572 This Wall in File: q:120071207495120 strinen_cadlcalcslretal Retain Pro 9 0 19a9 - 2009 Ver: 9.00 8067 Registration #. RP•1172245 RP9.00 Cantilevered Retaining Wall Design Code: IBC 2006 Licensed to: AHBL, Inc Footing Dimensions & Strengths Toe Width = 1.00 ft Heel Width = 4.00 Total Footing Width = 5.00 Footing Thickness = 12.00 in Key Width = 12.00 In Key Depth = 14.00 In Key Distance from Toe = 0.00 ft fc = 3,000 psi Fy = 60,000 psi Footing Concrete Density = 150.00 pcf Min, As % = 0.0018 Cover @ Top 3.00 @ Btm. 3.00 in Footing Design Results Toe Heel Factored Pressure = 1,929 0 psf Mu': Upward = 896 0 ft-# Mu': Downward = 123 0 ft-# Mu: Design = 773 2,970 ft-# Actual 1-Way Shear = 4.58 19.07 psi Allow 1-Way Shear = 82.16 82.16 psi Toe Relnforcing = # 5 @ 18.00 in Heel Reinforcing = # 5 @ 18.00 in Key Reinforcing = None Spec'd Other Acceptable Sizes & Spacings Toe: Not req'd, Mu < S * Fr Heel: #4@ 13.25 in, #5@ 20.50 In, #6@ 29.00 In, #7@ 39.25 in, #8@ 48.25 in, #9@ 4 Key: Not req'd, Mu < S * Fr Summary of Overturning & Resisting Forces & Moments .....OVERTURNING..... .....RESISTING..... Force Distance -Moment Force Distance Moment Item Ibs ft ft-# Ibs ft ft-#- *Heel Active Pressure = 1,779.6 2.31 4,103.6 Soil Over Heel = 2,016.7 3.33 6,722.2 Surcharge over Heel = Sloped Soil Over Heel = 203.7 3.89 792.2 Toe Active Pressure = -39.4 0.50 -19.7 Surcharge Over Toe = Adjacent Footing Load = Added Lateral Load = Load @ Stem Above Soil = Seismic Stem Self Wt = 396.0 3.75 1,485.0 Total = 2,136.2 O.T.M. = 5,568.9 Resisting/Overturning Ratio = 2.14 Vertical Loads used for Soll Pressure = 4,088.3 Ibs Vertical component of active pressure used for soil pressure *Includes water table effect DESIGNER NOTES: Surcharge Over Heel = Adjacent Footing Load = Axial Dead Load on Stem = * Axial Live Load on Stem = Soil Over Toe = 55.0 0.50 27.5 Surcharge Over Toe = Stem Welght(s) = 550.0 1.33 733.3 Earth @ Stem Transitions= Footing Welghi = 750.0 2.50 1,875.0 Key Weight = 175.0 0.50 87.5 Vert. Component = 337.9 5.00 1,689.5 Total = 4,088.3 Ibs R.M.= 11,927.3 * Axial live load NOT included In total displayed or used for resistance, but is included for soil pressure calculation_ overturning Retain Pro Software© 2009 HBA Publications, Inc. Licensed to: AHBL, Inc www.RetainPro.com All Dl,kfc r]000n A T-.r.....n WA OAAnQ Associated Earth Sciences, Inc. .sue-,'.:. [i] Y-. W1 0 ak6m6T 25 veaff o f sevr§ee October 3, 2006 Project No. KE060506A RESUBMITTED OCT 2 6 2006 Barghausen Consulting Engineers, Inc. 18215 72od Avenue South CITY OF FEDERAL WAY Kent, Washington 98032 BUILDING DEPT. 1 Attention: Mr. Pat Taitano Subject: Infiltration Test Results Proposed Lakehaven Estates SW 3401` Street at 19`h Avenue SE King County, Washington Dear Mr. Taitano: ] This letter presents the results of Associated Earth Sciences, Inc.'s (AESI's) infiltration testing ] performed on August 22, 2006, in support of the Lakehaven Estates project. The project location is shown on the Vicinity Map, Figure 1. The project, as currently proposed, will include construction of 13 residential lots, and a surface water infiltration structure at the northwest corner of the site. We were provided with a current project layout, which was used as the basis for Figure 2 of this letter. We were also provided with an infiltration rate testing report that was previously prepared by another consultant to support an earlier development proposal at the site. Our study was accomplished in general accordance with our scope of work letter dated July 6, 2006. Our work has been completed in accordance with local standards of practice at the time it was written. No other warranty, express or implied, is made. Infiltration Testing One test was performed using the test pit method generally corresponding to the procedure described as a pilot infiltration test (PIT) in the 2005 Washington State Department of Ecology Stormwater Management Manual for Western Washington (Ecology Manual). The procedures for the testing method are described below. The exploration log for IT-1 is included as an attachment to this letter. Logs of exploration pits EP-1 and EP-2, which were located within Kirkland Office • 911 Fifth Avenue, Suite 100 • Kirkland, WA 98033 • P (425) 827-7701 • F (425) 827-5424 Everett Office • 2911 1 /2 Hewitt Avenue, Suite 2 • Everett, WA 98201 • P (425) 259-0522 • F (425) 252-3408 www.aesgeo.com _I the footprint of the proposed infiltration structure, are also attached. The approximate 1 locations of the infiltration test site and subsurface exploration pits are depicted on the Site and Exploration Plan, Figure 2. The locations shown on Figure 2 were determined in the field by measuring with hand tools from existing landmarks shown on the site plan that was provided to us. The exploration and infiltration test locations shown on Figure 2 should be considered approximate. Pilot Infiltration Test Method 1 In the PIT, water was discharged at a known rate into a test pit of known dimensions, and the saturated infiltration rate (vertical hydraulic conductivity) was calculated using a constant head analysis. Infiltration testing was performed in the relatively permeable, Vashon recessional outwash sands and gravels. The infiltration test depth was chosen based on the shallowest occurrence of relatively unweathered sand and gravel, which was visually estimated to contain fewer than 10 percent silt. The test depth was 5 feet below the existing ground surface, which corresponds to an approximate test elevation of 319 feet, based on survey information included on the site plan that was provided to us. This depth is approximately 0.5 feet deeper than the proposed base of infiltration pond. 1 An electronic flow meter/totalizer was used to monitor the water discharge rate and total flow. A staff gauge with 0.01-foot divisions was placed into the base of the excavation to measure the depth of water in the infiltration test pit. A water truck was used to provide water for the infiltration testing. The duration of the test was just over 4 hours. During the test, measurements of flow rate, total flow, and water level within the infiltration test pit were monitored and recorded, generally at 15-minute intervals. During the test, the water level (head) was brought to approximately 0.7 feet by adjusting the flow rate of the water discharged into the pit. The constant head infiltration rate was determined based on the pit geometry and flow rate into the pit. Following the test period, the discharge was discontinued and the level in the pit was monitored at timed intervals to determine the falling head rate. This rate serves as a verification of the constant head rate. Upon completion of the infiltration test, the infiltration test pit was overexcavated to: (1) document the types of soils the water infiltrated through, and (2) identify any soil layers j that may restrict the downward flow of infiltrating water. No low -permeability stratification J was observed in the overexcavated test pit, and no perching of test water was noted. A subsurface log of the infiltration testing site is included with this report. The conditions described above a depth of 5 feet represent conditions prior to completion of the PIT, and the conditions described below a depth of 5 feet represent conditions after the PIT was finished. 2 ,I J Infiltration Test Results Results of the infiltration testing are presented in Table 1. Table 1 Infiltration Testing Results Water Volume Constant Head Falling Head Infiltration Type of Test Depth Used Infiltration Rate Infiltration Rate Test Test (feet) (gallons) (inches/hour) (inches/hour) IT-1 PIT 5.0 3,075 36 31 PIT = Modified Ecology Pilot Infiltration Test Infiltration test IT-1 was conducted using a constant head analysis in an exploration pit with a flat horizontal bottom. Conclusions and Recommendations Subsurface observations made during our site visit, and subsurface exploration logs included in the previous infiltration rate test report prepared by another consultant, indicate that a substantial part of the site is underlain by lodgement till sediments that would not serve as a suitable infiltration receptor. The area of the site where our test was completed was underlain to a depth of at least 15 feet by recessional outwash sediments that appear to be suitable as an infiltration receptor. Based on review of available topographic data included on the plans J provided to us, on topographic information available from published sources, on a published geologic map, and on our knowledge of glacially derived sediments gained through completion of past projects, it appears likely that the recessional outwash is lapped on to the underlying lodgement till. We reviewed test pit information contained in a report titled "Geotechnical Engineering Study, Proposed Saghalie Firs Residential Development, 19`h Way Southwest and Southwest 340`h Street, Federal Way, Washington" prepared by Earth Consultants, Inc. dated August 17, 2004. The Saghalie Firs site is located immediately west of Lakehaven Estates. Only one of the test pits encountered sand overlying till. Therefore, it appears the recessional outwash encountered on -site has a limited areal extent: We recommend that additional subsurface exploration and ground water monitoring be completed to evaluate the extent and hydrologic response to precipitation. The purpose of the additional work recommended in this letter is to evaluate the fate of the water that will be delivered to the proposed infiltration pond. If any adverse subsurface conditions are encountered, we may recommend additional work or ,,may revise the preliminary recommendations contained in this letter. 3 I We recommend that additional work for this project include: • Completion of one exploration boring off -site to the west. ■ Completion of one exploration boring off -site to the north. ■ Completion of one exploration boring on -site at the proposed infiltration pond location. This boring should be completed as a monitoring well, and ground water levels should be measured monthly from the time of installation through June 2007. • Completion of additional exploration pits to define the lateral and vertical extents of recessional outwash at the proposed infiltration pond location and in surrounding areas. We will provide a scope of work and cost proposal for this additional work under separate cover. We recommend that determination of a final allowable infiltration rate be deferred until the additional subsurface exploration is completed. For planning purposes, we recommend that an allowable infiltration rate of 10 inches per hour be assumed for the proposed infiltration pond. We recommend that AESI perform a review of the infiltration plans prior to final design completion. In addition, a representative of AESI should observe the infiltration pond subgrade to confirm the presence of suitable receptor soils and provide recommendations for field adjustments, if necessary. In this way, our infiltration recommendations may be properly interpreted and implemented in the design. Sincerely, ASSOCIATED EARTH SCIENCES, INC. Kirkland, Washington Bruce W . Guenzler, P.E.G. Project Geologist Attachments: Figure 1: Vicinity Map Figure 2: Site and Exploration Plan Exploration Logs BWG/sn - KE060506A2 - Projects\20060506\KE\WP 4 �twash 496 WA6n" ed Ge� W I Curtis J. Koger I Curtis J. Koger, P.G., P.E.G., P.Hg. Principal Geologist/Hydrogeologist ./y ?: •,�a• „� : �• � CIS -..` �� rt� m .. I- - ., W i1r3 _ •'i.. _ v -3 �tl II — �• ice. ;g � ., ?: i -';; —r�: a•, ,. - � � .fir _ .� � -_ s Ir `1r ' r� ,� to Y� Y r.l • •' a� �_ J � I 22 ,1 Ufa ^1 J IL 1'- lr r. Rue 1----TT k'_ � i P 1= I1,' r. I ILA ' � '.�.�IL'£: ti . rr:•� a�' � �;F �� ,,.. :��. •f. J � i '�� `s _- a �i� 77�1 - I ' IC 111r' ' m . 1� FiS �d �'tL5 .J !� -. ani -� 'y` :� ram, �� ''_r '•J f� `' f ILI JUC Ks kL Tj III MS B� S. Alf AV liLGIP z IL _ AS f. _ !� S `!� j � '"�`- •� ��'' 'T 1!: tJ Ik! •s • 1 �.(�. � P.tl Ilil^ ti� .,i f�� .z ipo Aliu!D!A 909090 k sal0l5 — (D Q O (D W of O o � W � C7 Q o W Y O z O (L' Z O U,F~ w0 aF Z ~ fn LLI �a ~ Lu ZLU Q W JO w LL u M c v N Q uahmiwlel 9090'. SAOHAILE.� 1�11 I R I- ("SpHqOL APPROXIMATE LOCATION ' INFlLTRATION POND OF EXPLORATION PIT ,,. IOVERFIowi10N P0"D OvawLoW sn,CT1,K PRIVATE ACCESS TYP d CONVL ANCE SYSTEM TRACT C i I E S F%t S 31aAE me Wall ?i�S4,i+d APPROXIMATE LOCATION rn>K :T c �.�u.2: c � PROPOSED Ir DRAWIPE Itj r w At 0 c CONVEYANCE , IE r, G Ea3Y7F OF INFILTRATION TEST w,� Faswhs3s IS' N IWX im An tr MAW 1 1Lsr�s SAGMAILE JUNIOR HIGH SCHOOL ti I�V7C lC�r3 �1 _ _ - +•q R INFILTRATION POND ��.x � TOP EL= 3=D 17r , ajrr5MEWA R' CS rrwE � W WS-322D _ — ; ` —S eat ; ,�\ :a,: _ 61M EL-319.5 J i 3 ' ! a u' rv; ��. 11. WF VOLUME PROIA-44,�94�t CF ,�'J T ice! 1 I IT-1 P-� ! +4� �" r� �72• Ess R.3siaa P. STORhAWATER ID' WIDE PFI r' I •i ; 'r 1 Sri r I 7306 r J — �� . r `! . � , �A 1 ` �5� 24' wry "ram �'� TRACT —7355SDCOA ,\8 B�CI#WALEI �p2 KM7RAPM ANDWATER — TM� P1.0QUXff GFR } I r �, ' 7M7 �—r �„x� i 1 `�.- T`�w ,j' � f � LA►rNT'S l 1 \ OUTLET 11�33AOO c, to ` s� p �Y E 25+.0l' � 70 Tyr Er B&ww yam% ti s �• r u`rfo '�+' w cif • It' I\ I 1� I I l ww, ir4a' FW 15• SMEW.� i i DEMOusil® APPROX LOc0011 I r ' — qrj _DEMUSHED 7 OF ESL SANITARY SEWIER 1 , it / "� �' J I f ' 1 ; ia] 771 !ice I -, �[[� 1• OF PROD r N r �i xLOCA-nON�} �� 1, �l , • _rTUR£ -q w75at i y� I mo.' APPROX LOCATION AND OF FRPM STORM _ - .. `.=,r �r --rs°.� r '-rRr kair arc r rtr G.r !!� vm+o':r tnror S.W. 3 s _ RN r _1-1 I r! _/l... �� i i i r; GRAOe CONiQ31R ! 1 N f PF120 1. ,1; f�, i I fs I{ r TRACT B CONVEYANCE a ' 4 L- 1� Vol-- 0 80 -ZJ L —� IT ! f� .� w �aaa ��^nTM�� I SCALE IN FEET Reference: Barghausen Consulting Engineers, Inc. w FIGURE 2 m Associated Earth Sciences, Inc. SITE AND EXPLORATION PLAN �y DATE 8/06 ® � ® � LAKEHAVEN ESTATES FEDERAL WAY, WASHINGTON PROJ_ NO. KE060506A Li LOG OF EXPLORATION PIT NO. IT-1 This fag is part of the report prepared by Associated Earth Sciences, Inc. (AESI) for the named project and should be read together with that report for cam lete interpretation. This summary appkies only to the location of this trench at the a time of excavation. Subsurface conditions may change at this Iocatian with the passage of time- The data presented are o a simplfication of actual conditions encountered. DESCRIPTION Recessional Outwash Loose, dry, light brown, fine to medium SAND with silt, few gravel and cobbles. 1 2 Medium dense, slightly moist, yellowish brown, fine to medium SAND with silt, few gravel - 3 4 Orangish brown. 5 Medium dense, moist, brown, fine to coarse SAND with fine to coarse gravel, little silt. 6 7 8 9 10 11 Bottom of exploration pit at depth 11 feet 12 Pit test completed at 5 feet. No seepage observed. 13 14 15 16 17 - 18 Lakehaven Estates Infiltration FPrlc-ral Wav_ WA Associated Earth Sciences, Inc. Project No. KE060506A C.Logged by: LBK m Approved by: ® ® ® 8/22/06 a H U Y LOG OF EXPLORATION PIT NO. EP-1 This lag is part of the report prepared by Associated Earth Sciences, Inc. (AESI) for the named pproject and should be read together with that report for cornpIYte interpretation. this summary applies only to the location of this trench of the time of excavation. Subsurface conditions may change at this facation with the passage of time. The data presented are a simplfication of actual conditions encountered. DESCRIPTION Recessional Outwash 1 Loose, dry, light brown, fine to medium SAND with silt, few gravel and cobbles. 2 Medium dense, slightly moist, yellowish brown, fine to medium SAND with silt, few gravel. - 3 4 5 _I j Medium dense, moist, brown, fine to coarse SAND with fine to coarse gravel, little silt. 6 7 Becomes very moist. 8 9 10 11 12 13 - 14 15 Bottom of exploration pit at depth 15 feet 16 No seepage observed. 17 - 18 19 Lakehaven Estates Infiltration Federal Way, WA Associated Earth Sciences, Inc. Logged by: LBK Approved by: Project No. KE060506A 8/22/06 LOG OF EXPLORATION PIT NO. EP-2 This tag is part of the report prepared by Associated Earth Sciences, Inc. (AESI) for the named project and should be w read together with that report for com�l�te interpretation. This summary applies only to the location of this trench at the Lime of excavation. Subsurface conditions may change a€ this location with the passage of time. The data presented are 0 a simplfication of actual conditions encountered. DESCRIPTION Recessional Outwash Loose, dry, light brown, fine to medium SAND with silt, few gravel, trace cobbles. 1 Medium dense, slightly moist, yellowish brown, fine to medium SAND with silt, few gravel- 2 s 3 4 5 Medium dense, moist, brown, fine to coarse SAND with fine to coarse gravel, little silt. 6 7 - 8 9 10 11 -; 12 - 13 -� I 14 I Bottom of exploration pit at depth 13 feet —T, No seepage observed. 15 16 17 18 -i J 19 0 o -0 J E m Lakehaven Estates Infiltration Federal Way, WA Associated Earth Sciences, Inc. Project No. KE060506A o a Logged by: LBK Approved by: ® ® ® ® 8/22/06 H U 24103-9053 OMEGA INTERNATIONAL INV. CORP 16622 17M AVENUE NE WOODINVILLE, WA 98072 2 192104-9025 OMEGA INTERNATIONAL INV. CORP 16622 178TH AVENUE NE WOODINVILLE, WA 98072 3 192104-9052 FED WAY SCHOOL DIST #210 31405 18TH AVENUES. FEDERAL WAY, WA 98003' 4 192104-9033 FEDERAL WAY PUBLIC SCHOOLS 31405 18TH AVENUES. FEDERAL WAY, WA 98003 5 1 sz1 oa-sosD CITY OF FEDERAL WAY 33530 1ST WAY S. FEDERAL WAY, WA 98003 s 192104-9053 FED WAY SCHOOL DIST #210 31405 18TH AVENUE S. FEDERAL WAY, WA 98003 7 192104-903D DAVID & CAROL HOPKINS 14112 123RD AVE NE KIRKLAND, WA 9SO34 B 192104-9027 HARBOUR HOMES LLC 1300 DEXTER AVE N, SURE 500 SEATTLE, WA 98109 9 192104-9031 STEVEN WEISMAN P.O. BOX 16 KING COVE, AK 99612 10 192104-9026 JOHN & JO ELLEN NELSON P.O. BOX 3229 FEDERAL WAY, WA 98063 11 192104-9024 JOHN & JO ELLEN NELSON P.O. BOX 3229 FEDERAL WAY, WA 98063 12 192104-9028 WILLARD CROW 3803 120TH AVE SE BELLEVUE, WA 98006 13 192104-9032 JOHN & JO ELLEN NELSON P.O. BOX 3229 FEDERAL WAY, WA 98063 a- 242103-9051 LAWRENCE & TERESA FORTMAN 1605 341ST PLACE -FEDERAL WAY, WA 98023 15 242103-9054 CHRISMA INVESTMENT LLC 907 WARREN AVE N, APT. 304 SEATTLE, WA 98109 ,s ,242103-9006 SAGHAUE FIRS LLC 7497 159TH PL NE, SUITE T02 REDMOND, WA 90052 17 930100-0010 FRED MEYER, INC P.O. BOX 42121 :PORTLAND, OR 97242 1B 242103-9088 FEDERAL WAY PUBLIC SCHOOLS 31405 18TH AVE S. FEDERAL WAY, WA 98003 LEGAL DESCRIPTION THE WEST 264 FEEL' OF THE NORTH 412 FEET OF WAERNMEMT LOT. 2, IN SECTION 19. TOWNSHIP 21 NORTH, RANGE 4. EAST, W.M., IN KING COUNTY, WASMGTON; ALSO LHE EAST 264 FEET OF THE NORTH 412 FEET OF THE SOUTHEAST QUARTER OF THE NORTHEAST W.ARTER OF SECTION 24, TOWNSHIP 21 NORTH, RANGE 3 EAST, W.N., IN KING COUNTY, WASHINGTON; EXCEPT THAT PORTION DESCRIBED AS FOLLOWS; THE SOUTH 162 FEET OF THE WEST 264 FEET OF THE NORTH 412 FEET OF GOVERNMENT LOT 2, IN SECTION 19. TOWNSHIP 21 NORM, RANGE 4 EAST, W.M., IN KING COUNTY. WASHINGTON: AND EXCEPT THAT PORTION DESCRIBED ASTOLLOWS; C01mffHL'FY' AT TF£ SOIFTTIEASr CORNER OF T(iAT PARCH OF PROPERTY DEDO709FO AS THE EAST 2a FEET. OF THE NORTH 412 FEET OF THE SOUTHEAST QUARTER OF THE NORTNEAS'i OIARTER OF SECTION 24. TOWNSHIP 21 NORTH. RANGE 3 EAST, W.IL. LN KING COUNTY, WASHINGTON: BEING THE POINT OF BEGINNING; THENCE NORTHERLY 182 FEET ALONG THE EAST LINE OF SECTION 24, TOWNSHIP 21 NORTH, RANGE 3 EAST, W.M., IN KING COUNTY, WASHINGTON; THENCE WESTERLY 35 FEET ON A UNE PARALLEL TO THE NORTH LINE OF SECTION 24. TOWNSHIP 21 NORTH, RANGE S ZAST. W.L., M KING COUNTY, WASHINGTON; THENCE SOUTHERLY 162 FEET ON A UNE PARALLEL TO THE EAST LINE OF SECTION 24. TOWNSHIP 21 NORM, RANGE 3- FAST.. W.M., IN KING COUNTY, WASHINGTON; THENCE EASTERLY 36 FEET, MORE OR LESS, TO THE POINT OF BEGINNING; AND EXCEPT THAT PORTION AS DESCRIBED AS FOLLOWS: TNAT PORTION OF TI$ SOUTHEAST QUARTER OF THE NORTHEAST QUARTER OF SECTION $�TOWM7� 21 NORTH, RANGE 3 EAST, W.M.; IN KING COUNTY. WASHINGTON. AS FOLLOWS! BEGINNING AT THE NORTHEAST CORNER OF THE SOUTHEAST QUARTER OF THE NORTHEAST QUARTER OF SAID SECTION 24; THENCE SOUTH 01' 06' 36' WEST ALONG THE EAST LINE THEREOF, A DISTANCE OF 70.01) FEET; THENCE NORTH BB 12' OY WEST PARALLEL WITH THE NORTH UNE THEREOF, A OATMFCE OF 5613 FEET; THENCE SWM '1 47' S1' WEST. A p$TANtO OF 10.00 FEET; THENCE NORTH W I 07' WEST. A OISWKY OF 205S4 FEET; T"DiCE NMI a, fl6' 36' EAST, A DISTANCE -OF BD -OD FELT TO A POINT ON SAID NORTH UNE; THENCE SOUTH ESP 12' 07' EAST ALONG SAID NORTH LINE THEREOF, A DISTANCE OF 284.02 FEET TO THE POINT OF BEGINNING; AND EXCEPT THAT PORTION DESCRIBED AS FOLLOWS: INAT PORTION OF THE SOUTHWEST QUARTER OF THE NORTHWEST QUARTER OF SECTION 19. TOWNSHIP 21 NORTH. RANGE 4 FAST, W.M., IN KING COUNTY, WASHINGTON. DlSCR;EIEO AS FOLLOWS NCOURAM AT THE NORTHWEST CORNER OF ,HE SOIIM1fwM OUMM OF THE NDRD{WFST OUARTER OF SR SEICTION $9, EIbE THSOUTH W 27' 31EAST HANG THE KM LANE THEREOF, A DaNTGE OF E6AQ1 FEEL: DHLTHCi 50U7TI DS' CIS' 36 WF3T ON A LINE PARALLEL WITH THE WEST LINE OF SW SOUTHWESTQElARTETU A O1$TANQE OF 163.32 FEET TO A POW OrCUSP ON R 540.0D FOOT R.AQAU9 CUMTHE CF/OEF OF 1VIBC71 HEARS SDV1H 48 43' W WEST; TNDOCE NMH VMERLY ALONG SUD OURA THROUGN A CENTRAL ANOLE OF 47 AN ARC DSTANCE OF 714.i4 FEET; THENCE NORTH Se' 27' 31' WEST. A DLS'FAHLE OF W.00 FEET lO A POINT CIF Sw NEST LANE; (HENCE NORTH 01' DES' 30' EAST ALONG THE WES UIE OF THE SOUTHVW WARIER Al-�OF, A INSTANCE OF 70.00 FAT TO THE POWF M BECN*03, REVISED PRELIMINARY PLAT FOR IAA�AKEHA VON ESTATES FEDERAL WAY CITY FILE NO, 01-102053 A PORTION OF THE N.E.1/4 OF SECTION 24, TOWNSHIP 21 N., RANGE 3E, AND THE NW 1/4 OF SECTION 19, TOWNSHIP 21 N, RANGE 4 E., W.M. FEDERAL WAY, WASHINGTON I SHEET INDEx7 I I ;�7- 1 W 1 REVISED PRTNMW PLAT 2 OF 4 ,AgMU04W GRYANC AND VIDDIAGE PLAN 3 OF 4 PAEllu9uRY WATER AND S4YIART SEAtOL UIRBY PLAN 4 OF 4 PAEE u;sL I' 510NN ORA94AyE POUR P1N1 L1 OF 2 PRELIMINARY SrF!Mr TREE LANDSCAPE PINKING PUN . L2 OF 2 PRELIMINARY PCK4TDWr TRH RERNTIIN4 AND REPLACEMENT PLAN LOT AREA TABLE LOT I AREA (S.F.) LOT / AREA (S.F.) 1 7272 6 7302 2 72:1 9 1510 3 727 10 1D293 4 7209 11 7599 5 7306 12 7402 6 7367 13 8251 7 7538 TOTAL LOT AREA J?k7n SF 219 At TRACT TABLE TRACT USE AREA (S.F.) A DRAINAGE FACIUIY • 61fi9 B HALF STREET IMPROVEMENT 6657 C ACCESS 1PACT SITS IOTA AKA isms Sr 0.41 AC ' F3L SKE AREA L.w721A30 SF . 2779 AC. RAW. DEDICATION 3,327 SF . 0.075 AC. NEW SITE AREA 117.723 SF . 1703 AC. OWNER/DEVELOPER OMEGA INTERNATIONAL INVESTMENT 16622 176R1 AVENUE N.E. 6W17AW.LE. WA 96072 425 828-7377 AX 425) TOY VAS14 t1NRACT: raM vASNATDs RECREATION TABLE REQUIRED OPEN SPACE (15%) 1B,131 SF OPEN SPACE PROVIDED 0 SF OPEN SPACE REQUIRED 10.131 SF 'PAYMENT IN LIEU OF 2iZ2,000 A VICINITY MAP N.TS NOTES 1. TAX j: 242103-9053 & 192104-9025 2. EXISTING. SITE AREA 2.77 AC 3. DUSTING USE SINGLE FAMILY RESIDENTIAL 4, PROPOSED USE 13 LOT. SINGLE FAMILY SUBDIVISION 5. EXISTING ZONING: RS-7.2 (SINGLE FAMLY RESIDENTIAL) 6. PROPOSED ZONING: RS-7.2 (SINGLE FAMILY RESIDENTIAL)7. EXISTING COMPREHENSIVE PLAN DESIGNATION: HIGH DENSITY SINGLE FAMILY S. PROPOSED COMPREHENSIVE PLAN DESIGNATION: HIGH DWr1Y SR4LE FAMLY 9. PROPOSED MIN. LOT WIDTHL 53' 10. REQUIRED MIN. LOT WIDTH: N/A 11, PROPOSED MIN, LOT ARIA 727Z SF 12- PROUECT DENSITY,. 4.7 DO/AC 13. REWIRED MIN. SETBACKS: FRONT. 20' SIDE 5' BACK: 5' 14. MAX BASE HEIGHT OF BUILDINGS: 35' 15. ALL EXISTING STRUCTURES TO BE REMOVED. 16. SOURCE OF BOUNDARY : FIELD VERIFIED BY RMIGHAUSEN CONSULTING ENGINEERS, INC, 12/21/1999 17. SOURCE OF TOPOGRAPHY : FIELD SURVEYED BY BARGHAUSEN CONSULTING ENGINEERS, INC., 12/21/1999 18. SOURCE OF TREES: FIELD SURVEYED BY EARCHAUSEN CONSULTING ENGINEERS, INC., 12/21/1999 UTILRIES/SERVICES SEWER/WATER: IAAKEHAVEN UTILRY DISTRICT PO BOX 4249 FEDERAL WAY, WA 98063 (253) 941-2288 CAS; PUGLT SOUND ENERGY _J }� ! I,f `•` 105 156N AVE N 0 SELLEY 32 WA j� 1(8.0) 321-4321 21 POWER: PUGET SOUND ENERGY` 105 SOUND AVE ER x BEIEVILIE, WA 90005 I(800) 321-4321 TELEPHONE OWEST COMMUNICATIONS 450 110UI AVE N.E. PRDAIS BUREAU, 41h FLOOR BELLEVUE. WA 90003 CABLE AT & T CABLE SERVICES 4020 AUBURN WAY NORTH PO BOX 1048 AUBURN, WA 98002 FIRE FIRE DISTRICT No. 39 31517 let AVE S. FEDERAL WAY, WA 98003-5201 (253) 839-5234 SCHOOL WWVBM■TT 0FT,LERA! 1NY, WA 9>l003 ED (253] 9{6-2000 MAR 19 '2007 ENGINE -pummE "- MUMMY IL21 1 AYE SOUTH E �.TV W'DIING T�i KIMWA DO= (aqU 251-4222 fAX (426) 751-5702 CWTFAOT; AA1' MOO/AlM CLUNGSERNIKE NOTES, RLS. ly J. SAT �9 r�Sh� `J'JL ` w (•Ay,•2, try, N 1c Ll T'ores 01-TS-OB A 3 -i 0 D is Eo M } -v'f- t7 LLI 0 LL W LL Do. m /. p, SEE SHEET 4 FOR POND PLAN "711 FILTRATION PONDTOPKIT\1 VAX WS-M.0 \ I1EW s� VOLUME RECURED..B.9M CF I VOLUME PROVOED-%O15 CF STORMWATER TRACT --� L_- -, ITV msH TA - -------- II III 19TH AVE S.W. EXTENSION , I • I ETD' R.O.W. DEDICATION BY Ifl �I III LJ � AMIX OF PROPOSED 1� III LOCATION I APPROK LOCATION I I OF OF PROPOSED STORM ED •� N PRELIMINARY GRADING AND DRAINAGE PLAN FOR LAKEHA VEN ESTA TES A PORTION OF THE N.E. 1/4 OF SECTION 24, TOWNSHIP 21 S., RANGE 3E. AND THE SE 1/4 OF SECTION 19, TOWNSHIP 21 S., RANGE 3 E., W.M. w KING COUNTY, WASHINGTON I >aw PAt.LStl r i 1 SAGHAILE JUNIORIHIGH SCHOOL INFILTRATION POND SYSTEM r Ir nc inu r n• nc'al.es f /mMirm+ PRIVATE ACCESS 1 TRACT C rmr P LI 3' 5' 4' 12' 12' If i' 6• 3' I I I I UTA. - - TRAFFIC TURN LANE ,z� UKL I i ) ! I f slip �• III I 1 e19TH AVENUE S.W. SECTION I J I r l I f 1 NOT TO SCALE 4' $ THICK CONC. WALK 3' COMPACTED DEPTH CLASS 'B' ASPHALT CONCRETE PER COUNTY Sms. (TYP) 2' COMPACTED DEPTH CRUSHED ROCK SURFACING TOP COURSE 6' COMPACTED DEPTH CRUSHED ROCK SURFACING BASE COURSE ADORTONAL TREATMENT MAY BE RECUIRED DEPENDING ON SOIL CONDITIONS [SEE SECTIONS f.D2 @ �.03 K..RS 19TH AVE. S.W. ROADWAY SECTION NOT TO SCALE r► 7POE 0o' T, f ! ] L 5 I1E , _ - WW12' C 204.1 I?213�1 OL SHACK ly' 1 ±= j TV BE 13 TDURE OURS N CRATE CMROUR N "PROPOSED CE.EAPoNO AND ORADAVO JL�fTs M1 LL bw� OSED Ay �� CONVEYANCE TRACT B RM-F STREET IMr,O P.R,ONEWZM (DEDICATED To ,.,,) PROPOSED 12' DRAZIPPE CONVEYANCE SAGHAILE JUNIOR HIGH SCHOOL PROPOSED CLEARNO /111'117' AW.GRADNQ LMM P]folviv,ILl4I. ip)l*m TYPICAU AT C%W LOT LRANWE Sam FOR 9UE.0010 DDIENSPOUF YARD AREA AND mow MIRS. B� REFAY" WAIA, m BEomm �WV � WRL TDP -- m ssNEET q LEGEND: EXLSTNG GROUND CONTOURS--356=— PR -(,'Q FINISH ---SS6---- Z .• •Q GRACE CONTOUR Z • EXSTNO CATCH BASIN '-: CO LU // PRrOPOSD CATCH BASIN r PROPOSED STORM DRAINPIPE Q a 3 .. �r PROPOSED LNANNRE ~ i Oo f 1 51D� i 0 0 I � II ��L�•�p�r] Ir I� `P�5�0� � � 1 j 1 CONC. SIO 4X-OT - 2' COMPACTED DEPTH EPCLASS 'B' ASPHALT CON BETE 2' COMPACTED DEPTH CRUSHED ROCK SURFACING EDP COURSE 6' COMPACTED DEPTH CRUSHED RDCK SURFACING BASE COURSE ADDITIONAL TREATMENT LAY BE N£O1F1ED DEPEEIORIC ON SOIL CONDITIONS (SEE SECTIONS 4.02 AND 4A3 K.C.R.S.) TRACT 'B' - HALF STREET IMPROVEMENTS NOT TO SCALE CEMER L'NE W_ 10' TEMP. C. v CENIER UNE REvr+13ml TTE' p 1nq 3 0 1. S' WIDE 1Y as II MAR 1 9 '2007 GRADE - CITY 4F FEOEAq,t yyA t W,1GH BUILDING DEPT. g Wd3 g omm GRAIIC 2' COMPACTED DEPTH CLASS 'B' ASPHALT CONCRETE 1-1/2' COMPACTED DEFrH CRUSHED ROCK SURFACING TOP COURSE S' COMPACTED DEPTH CRUSHED ROCK SURFACING BASE COURSE 0 VJ 1 i (WAM SEE SECTIONS 50SS 'E 4.03 BE RREQUIRED DEPENDING ON SOIL CONDITIONS �� CO Abe r Y� , COW90 D TRACT 'C' - PRIVATE ACCESS V NOT TO SCALE •�Q 11L4�0` 4? Lo �Ga�O-g2�2 RAG• 4E iS' R St},pX 1 I.E. 9' pYb S15.S7�� I.E. fs LE rftv �I�IFtlrn�nbn uio �E, i _ _ { CDAIBY FACIUTY CL C14NHE1. S15.J4• a'PVOE kW IIII III III III �I� III li ili i1 �11 II, ill I L-�J I I I I L__. III WA If li I III tII I I I1 PRELIMINARY WATER AND SANITARY SEWER UTILITY PLAN FOR LAREHA VEN ES TA TES A PORTION OF THE N.E.1/4 OF SECTION 24, TOWNSHIP 21 S., RANGE 3E. AND THE BE 1/4 OF SECTION 19, TOWNSHIP 218, RANGE 3 E, WM KING Cou�N, WASHINGTON I V I f I 1 SAGHAILE JUNIORIHIGH SCHOOL 1.21' HALF STREET IMPROVEMENTS (DEDICATED To CRY) ]SED WATER SAN. SEWER + r I PROPOSED WATER PROPOSM SAK SEWN JUNIOR HIGH SCHOOL UTHJTY KEYNOTES OWAIER SERVICE " PEA LX EHAVEN UIMY DISTRICT STDS., TPP.CAL AT EACH LOT. 0 SANITARY SEWER SARI PEA UXEHA1R1 MM DISTRICT SIDS, rrp= AT Egg LDT. © CONNECT TDfSRE PRIOR To MID VMFY UXAT MIRUCION, DO com+ vt Ta EXCTIXO SWRART aExl>R RESA Von LOCATION. SirL AHD SNTFAUA Pii1oR TO DDAlSTRIICllOff. LEGEND DZIM CROOPIo CONTOURS --Z66-- PROPOSFD MN4SH —566— OPADE CONTOUR EXISIINO SORAI aRAMPIPE TDfISTING CATCH BASIN ❑ PRDPOSED CATCH BASIN ■ PROPOSED SIORR ORLHT.PE Plt� aw w t� RESUBMITTED MAR .1 9.2007 CITY OF FEDERALWAY BUILDING DEPT. 1'-20' D +o 335• - - f' -J 330 ... ......... VIwoPETTTr:r .. .... :.. + .... 325; .. - 1If.32S.0 : - ........ .. . � cp T'R!!R�►t .NEI'1 HxY}.��Z3,o. ..:-r . .- . . ... A, r... 320'.. N- s - - NG WA I.4 AT INFILTRATON..--.;:-:.:- - . - FAH0.WIN CEfy"K FENCE: . . .. iiTCp...326p. ........... 315 . . ... -- ... 4' PDND CROW SECTION A A SCALE HORIZONTAL 1'-20' VERTICAL 1•-5' 330 twE - 1 325 . ExtSRIEG :..:: - . - Tpn or• ....._ ...e . GRADE v �h7L�fR-s2so - STALE. HORIZONTAL V-20' VERTICAL 1'-5' PRELIMINARY STORM DRAINAGE POND PLAN FOR �EHAVEN ES7'A7'ES A PORTION OF THE N.E. 1/4 OF SECTION 24, TOWNSHIP 21 S., RANGE 3E. AND THE SE 1/4 OF SECTION 19. TOWNSHIP 21 S., RANGE 3 E., W.M. KING COUNTY, WASHINGTON I I I I 10TH AVE S.W. OMRE MON AM 60' RO.W. OEDICAWN 9! a• I I NFILTRAVON POND DATA: TOP ELtiM.O MAX. WS-=0 EON EL-319.5 VOLUME RMUIRED-AM0 CF VOLUME PRUADED4015 CF STORM KEYNOTES 0 TIML AT FAH MDT PAWME sw FOR mom 0O'N117pm VARO AM me amwwrr wma OREDWIIN6 WNL AT WVR MW POND WIN CHANT •M U FaXE TOP . M 00 (Sq OE, mi LEGEND: 80SIING GROUND CON O(M —___356 GRA9E CUNNUR---3w-__- EDOSIIIEO SIM ORARIPIPE_- DOSnNO CATCH aAS7N PROPOSED CATCH BASIN PROPOSED SIORL ORNNPIPE PROPOM LWkA E +_X REs V BMI , + ED MAR 1 9 '2097 CITY OF FEDERAL WAY BUILDING DEPT. co) Ill O H � (c O 3 ;fl' ! �2 o � Y 3 S 0 u M w -a $G � a0 Z m w m N I I Ii o 3 In ^l ,n FZ 0 ,ut*" z a• 5 O 73 SO 100 TRACT A ON SirE 0FW7dlC,f (TO BE MICATED Ta FIG PLANS OT n OATEO 1/31/00, 3' 5 4' 11, n TRAFFIC TORN LANE C strip n 6 ULO. x so si p 35, LL BO' k ROAD SECTION NOT TO SCAIE m 1 PRELIMINARY STREET TREE LANDSCAPE PLANING PLAN FOR LAKEHA VEN ESTATES A PORTION OF THE N.E.1/4 OF SECTION 24, TOWNSHIP 218, RANGE 3E. AND THE SE 1/4 OF SECTION 19, TOWNSHIP 21 Sy RANGE 3 E., W,M. KING COUNTY, WASHINGTON SAGHAILE JUNIOR HIGH SCHOOL LNy . 1� IAwx:. r' f 1 i I I 1 -or----i �c �RE1DE PLANT MATERIAL LEGEND 79SOL BOTANICAL C47ww NAMES SIZE C-0NOTTTON SpA,CINC OUi4LTry RE]AARJCS STREET TREATS; PrRDS CNIERTA}LA 1APTTAI' I CWIAi FlAl1'{RNG PLR 'CNNVCELIOR• 25- CAL BBB 30' O.C. 17 STAKE 3 CNt' ONE [At0%1NC 5=J1A]N: ML75ERY CRORN FOR J\$erg 0[AA SIORDATE OiATK.LT,LOR LRRIIEAF �`• CAL. 30' O.C. 3 STREET TRBE m 91tW.Cwo AT 6' STAKE BBB B GUY ONE GROWPq SFAN7C IR1R$E1rT CROWN FOR STREET TREE LRC man , SHRUBS - SCREEN AT TRACT "B-: O 4f 21' - 2r 5' O.C. 34 CONTAINER 0 FHFRIS RS OIINM 21' - 24' 5' O.C. 34 CONTAINER 73060 o qE 7536 0 SAGMI—E JUNIOR HIGH SCHOOL 3 1�E510�i� `L Rg 7N.n��.l STREET TREE NOTES I• STFdl'T 1REC5 AK SiNN AT 30' ON CF71Tpg SPACPIC, AO.R6T INSTALU710N LOCATIONS TO CLEAR COWSTTRICIE[I ORM14Y. LT7i5" AND Ei1Lf116 Ai HOTEQ OF]A1M. TPSF �� ORATES - f0', 11C1fL - 53'• f3iE IITORA IfS - 101, METERS B SEINER LINES W. mRBET i1RRStLRom - W1 . 2. STREET TREE U5C1BT S VMF0 ClY PNYS'A'.yL CONSTRAAII$ OF ORE2WAt5 AIW 11FAjT5' OT.EA4lYCIT Iggp, ORApVAT IACAIlONS A9P SOB.L`OT f0 MOo-FifiITIQNS_ ND IFSS FRIN SPE0F3m OIIIYRRkS RiL B£ ITrSWLEO. 3. ALL STREET TRIES RAVE $UN SELECTED FROM LTCY OF rCCEW WAY 4"WA03 SMICS LIST. 4, AIL STREET TREES TO eE PiSTWLO PER T317 CF FEDFNAL WAY $TA A" OVAL 3-T1, 3-n, AND AIM 9AN R0" A AL MES TO PC RMEED MRW 1'IYL TO WWTER WITQIS (WTGM Ili TO IA qM S1A4], 0. ALL I" TO BE PROAOED SOPP1{SIWNTAt WATEM. LWRAM SW11ER NClTRIS TQLLOMNG KAV" AS ,C%MM 7. AROAa A 3' DA WATIOR WILL 00 4' Swmj Y0LCH AREA Aoft p ALL STRM TREES. ` DitA!- A COY FIMMRES CREPE77 TO BE #TA:AIRED AT 6 INCHES MOVE SOR 11NC k a RECEIVED MAY 2 2 200? 9 q CITY OF FEDERAL WAY 8 BUILDING D pT. 3 1'3 nIn tD N all x $ g[yy LTV o OWNER/DEVELOPETATE �W R WANREGI TOY TASLAT05 LAN 16Ea2 17aNi AYENOE ML •� - C �f (x(OOccAn3E, Nil 9EOn fAY4p3n} �O2 1EiB ARn1ue � �,. rn Y E �NGINEERIPLANNI=A�LAND SUgVEYc�R + � � ENS:hEERS. IkC. lljl i. 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AND THE SE 1/4 OF SECTION 19, TOWNSHIP 21 S, RANGE 3 E, W.M. 1'-50' o zs so ,00 KING COUNTY, WASHINGTON F „ 100� "�, C'15?ii SAGHAILF_ JUNIORIHIGH SCHOOL S ill •' � fC71 E ^ _11 p f. r+i11A �iw �AIe s . • - t.�T' ., .�.. e.gs'.c"`n.-.v'':�: ';�P � �!! si.t��.r�.r,� i•'r� �� • • JF�7� �1lf�lli r.•+a. ¢Mali fos..1 Of rr�r� S -- —.7 1 S.W. 34tet ST (Pr FVATE) _y 1—� ucuuu [u—V IyOlYr'—f-� v'12- s ply Lv `g � FORK WTI 1FATY FREE OR BIlL� {LaeTr muRa NASTC YE9G 11 ra raln,�e ae � I] GA GLNCQGI MAE ["� 11 y�fYOi FFYfE fgST 6' RN Wl � ' NOiB 1: ;GIP FORT TO 64C1UO TITT • T FOGT QI-C" sRx41 2. wx FORE TG MEL FOq 10J1 ' TREE PROTECTION FENCING DETAIL NGT TO SME EXISTING TREE PRUNING DETAIL NOT TO SCALE aaN CING 'ar? � V 0119 SIGNIFICANT TREE CALCULATIONS TTT7J aBaJrar hG5T1N0 9G11FTC1Pf! SAFES 21 25 x R1G AEfA2E1GE s25 SK1dAF1EA4T i16iS 1NYNJ6D 2 TOTAL TREES SAVED AND ROL40EO 5 NOTES:1�y �ry1y ,• I:EDRUN ?2-,SN. 0•FPA7i TAB. pqp� 1RE� 2. 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LG7f7 - 13', FIRE HTOR4NIS - 101. METERS & SEWER UNES - 10'. STREET NFERSECrUNS - W. 2. MFM TREE u1DUr IS &kSEO ON NftS AL LGNSTRANrS OF 06IAiTTAYS AlR6 URWTr OtfAWICE3. NOTED. DMUE'AT =AMAi ARE SU9W 10 YDOMnDEIS NO LESS THEM 5PE13P'YA C4IMRTDn MILL. K MSTIL..ED. 1 ALL STREET TREES HAVE BEEN SELECTED FROM CITY OF FEDFNN. WAY Amwm SPECIES UST, 4. ALL STREET TREES TO BE INSTALLED PER COY OF Foak WAY STVCARD OVA, 3-31, 3-25, Alm ANSI STANDARDS S. ALL TREES TO BE PLANTED ORW FAIL TO WATER MONTHS (OCTOBER 1H TO MARCH 31.(), 0. ALL TREES TO BE PRUNED SUPPLEMWTAL WATERDG DURING SAGER MONTHS FDAMO pLAN7W AS REOUWED. 7. PRONE A 3' DIA WA7EA WELL AND 4' SQUARE MULCH AREA AROUND ALL STREET TREES. SEE DETA2. 0. 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