19-103625July 26, 2019
e
Surveying
LDC1 Engineering
RECEIVED Planning
JUL 2 9 2019
EJ Walsh, P.E. CITY OF FEDERAL WAY
Public Works Director COMMUNITY DEVELOPMENT
City of Federal Way
33325 8th Avenue South
Federal Way, WA 98003
RE: Right -of -Way (ROW) Improvement Waiver Request
Pacific Ridge Apartments
Dear Mr. Walsh,
This letter serves as a formal Right -of -Way (ROW) Improvement Waiver Request on behalf of
AMCAL Multi -Housing, Inc. for the proposed Pacific Ridge Apartments, located at the 32500
block of 171h Avenue South (Parcel No. 1621049023). A pre -development meeting was held
with the City of Federal Way on August 2, 2018. At this meeting, comments from the Public
Works Traffic Division noted the following requirement of a new public road:
"Construct east -west road along the southerly property to a Type R street. At a
minimum, the improvement shall include 40' street with curb and gutter, 4' planter
with street trees, 6' sidewalks and streetlights along the north side of the street. The
east -west road shall extend the entire length of the property with a turnaround at the
end of the street."
To provide further context of the location and surrounding vicinity, the following information
is provided for your consideration.
Property Summary
Location: 32500 block of 17th Avenue South
Parcel #: 1621049023
Size: 6.53 acres (284,661 SF)
Zoning: BC (Community Business)
Abutting properties:
North - Office/Commercial, water tower (Lakehaven Utility District)
South - Light industrial, Waterbury Park Apartment Homes
East - Belmor Mobile Home Park
West - Office/Commercial
Development Proposal
Construction of 355 senior and family affordable housing units, consisting of:
284 units of senior housing
71 units of family housing
Service ABOVE the Standard ph: 425.806.1869 • fx: 425.482.2893 • www.LDCcorp.com
Pacific Ridge Right -of -Way Improvement Waiver Request
July 26, 2019
Page 2 of 8
Vicinity Map
Figure 1 - Vicinity Map
ROW Improvement Modification, Deferment or Waiver Request
In accordance with Chapter 19.135.030 of the Federal Way Revised Code (FWRC), right-of-way
improvements are required when an applicant engages in any activity that requires a
development permit. Per Chapter 19.135.070, the Public Works Director may modify, defer
or waive the requirements of Chapter 19. The applicant may apply for a Right -of -Way
Improvement Modification, Deferment or Waiver by making a written request to the Director
of Public Work to modify, defer, or waive the requirements of FWRC Title 19, Chapter 135,
"Development Improvements," for the following reasons:
The improvement as required would not be harmonious with the existing street
improvements, would not function properly or safely or would not be advantageous to
the neighborhood or City as a whole.
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Pacific Ridge Right -of -Way Improvement Waiver Request
July 26, 2019
Page 3 of 8
2. Unusual topographic or physical conditions preclude the construction of improvements
as required.
3. Proper vertical or horizontal alignments cannot be determined because the existing
streets do not have correct alignments.
4. The required improvement is part of a larger project that has been scheduled for
construction in the city's adopted six -year transportation improvement program.
Justification for ROW Improvement Waiver _Request
The following items respond directly to FWRC Title 19, Chapter 135:
1. The improvement as required would not be harmonious with the existing street
improvements, would not function property of safely or would not be advantageous
to the neighborhood or City as a whole.
Response: The requirement of a Type `R' street located along the southern property
boundary is not harmonious or advantageous at this location. Because of the existing
radius of 20th Way South, and the fact there are is an ingress/egress point serving
commercial properties directly to the south of the subject property, the roadway, if
proposed, would intersect with 201h Way South at a point that could create turning
conflicts (see Fig. 1 above).
Additionally, a public road in this location would not serve any property other than
subject property. The Belmor Mobile Home Park is located directly to the east of the
subject property and a public road, if proposed, would serve no immediate public
purpose. There is no known timetable of when the mobile home park might redevelop, so
it is unreasonable at this time to require a public road that will serve no other property
other than the subject property. However, should the mobile home park property
redevelop in the future, there are surrounding public roads that could adequately serve
the property, including connections to S. 3241h Street to the north, 201h Way S. to the
west/southwest, and S. 3301h Street to the south. See Figure 2 below for potential
roadway connections within the mobile home park.
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Pacific Ridge Right -of -Way Improvement Waiver Request
July 26, 2019
Page 4 of 8
Figure 2 - Potential public road connections for MHP
2. Unusual topographic or physical conditions preclude the construction of improvements
as required.
Response:
Placing a new road on the south side of the Pacific Ridge Apartments project creates
significant concerns due to topographic and physical conditions. At the pre -development
meeting, it was indicated that a primary reason for wanting this road was to connect to a
future road extending in the north/south direction just east of the property (depicted in
the City of Federal Way Comprehensive Plan, Map 111-3). The topography in the future
road location east of the site slopes as much as 1.5H to 1V.
At the east end of the new roadway on the Pacific Ridge Apartments site, the
improvements would terminate at an elevation approximately 10 feet above the Belmor
Mobile Home Park, too high to connect to a road running north/south. Connections
between the Belmor Mobile Home Park to 20th Way S would be better made to the south,
replicating the existing private road, The Dunes Ct.
Further, as depicted in the Comprehensive Plan, the new north/south road would meet S
324th Street approximately 130 feet east of the south access to The Commons at Federal
Way Mall. The short spacing between driveways on opposite sides of S 3241h Street could
create turning conflicts with left turn lane queues.
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Pacific Ridge Right -of -Way Improvement Waiver Request
July 26, 2019
Page 5 of 8
A report entitled Pacific Ridge, Wetland and Habitat Study and dated 9/9/18 was
performed by The Watershed Company. A wetland with a 165-foot buffer was located on
the Belmor Mobile Homes property. The buffer not only extends over the entire width of
the road shown in the comprehensive plan, but also would affect approximately the last
45 feet of a road built on the south property line of the Pacific Ridge Apartments site.
Due to the topographic constraints at the east side of the Pacific Ridge Apartments
project, designing this road as required would be problematic. The physical constraints of
the wetland buffer compound these issues. The road requirement was put forth with the
intention of being a connector to a new north/south road, but this road would have even
more significant topographical and physical constraints, as described in the above
paragraphs. This connector would serve little public purpose, as the Pacific Ridge
Apartments and Belmor Mobile Home Park can both connect to 201h Way S and S 3241n
Street by more convenient routes. The applicant requests consideration of these
constraints in the consideration of this modification request.
The applicant has noted that topography and physical conditions located along the
proposed roadway corridor make construction of the requested road cost prohibitive. The
additional costs to develop the site with the requested road add an enormous cost burden
to their high -quality residential community. In fact, our client has noted that if a public
roadway was to be required, the costs of such roadway would prohibit them from
developing a residential project as the costs of roadway would exceed the cost benefit of
providing for housing that helps meet the needs of all residents in the community.
3. Proper vertical or horizontal alignments cannot be determined because the existing
streets do not have correct alignments.
Response: This location presents significant challenges (see comments and Fig. 1 above).
The subject property is located along 20th Way South at a point where the radius of the road
is curvilinear and potentially presents itself with turning conflicts with regards to site
distance. Because of the existing radius of 20th Way South, the fact there is an intersection
less than approximately 230 feet away, and there are is an ingress/egress point serving
commercial properties directly to the south, the proposed roadway would intersect with 20cn
Way South at a point that would create turning conflicts. The applicant requests
consideration of intersection spacing requirements of FWRC 19.135.280 Separation of a
intersections and driveways.
4. The required improvement is part of a larger project that has been scheduled for
construction in the city's adopted six -year transportation improvement program.
Response: The proposed public roadway is not part of a larger project as identified in the six- W
year transportation program.
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Pacific Ridge Right -of -Way Improvement Waiver Request
July 26, 2019
Page 6 of 8
Other Considerations
In addition to the required responses to the waiver request above, the applicant would also
like to offer the following considerations, specifically as it relates to goals and policies of the
City's Comprehensive Plan.
Transportation Element
TP2.3 Prioritize transportation projects considering concurrency, safety, multimodal
enhancements, environmental impacts, and cost effectiveness.
Response: As noted in the comments above, there are safety concerns with the location
for a proposed roadway at this location along 201h Way South. In addition,
there are significant cost considerations for the construction of a full public
roadway along this alignment.
TG3 Enhance community health, livability, and transportation by providing a
connected system of pedestrian, bicycle, and transit ways that are integrated
into a coordinated regional network.
Response: The placement of a public roadway in this particular location does not add to
the overall regional road system. Figure 2 proposes several alternatives for
connections if/when the mobile home property to the east redevelops.
TP3.18 Incorporate environmental factors into transportation decision -making
including attention to human health and safety.
Response: As noted in comments above, there are environmental factors that should be
considered if a public roadway was required. Due to the radius of 20th Way
South, there would be concerns regarding the placement of a new public road
and left in/left out turning movements.
Housing Element
Overall Goal Preserve, protect, and enhance Federal Way's existing high -quality residential
neighborhoods and promote a variety of opportunities to meet the housing needs of all
residents of the community and region.
HP16 Increase capacity and encourage greater diversity of housing types and costs
for both infill and new development through various methods, such as
inclusionary zoning, density bonuses, and transfer of development rights,
cluster housing, cottage housing, garden housing, duplexes, and low to
moderate density housing types.
Response: The project proposes 355 high -quality residential units that are affordable to
the community (at 60-percent of the Area Median Income). This project would
serve to address this policy.
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Pacific Ridge Right -of -Way Improvement Waiver Request
July 26, 2019
Page 7 of 8
HG5 Develop a range of affordable housing opportunities for low-income households
consistent with CWPPs and the needs of the community.
Response: As noted above, the proposal of 355 high -quality residential units would help
lower income households and go toward helping address this policy of serving
housing needs of the community.
HP31 Consider delaying, deferring, or exempting affordable housing from
development fees, concurrency requirements, payment from impact fees,
offsite mitigation, and other development expenses that do not compromise
environmental protection or public health, safety, and welfare concerns, or
constitute a nuisance.
Response: As mentioned in the above narrative, the requirement of a public road along
the southern boundary of the subject property poses several safety and
environmental concerns. These include a conflicting intersection with 20th Way
South, topographic and physical conditions along the roadway corridor, and the
off -site wetland located directly to the east of the subject property in -line
with the proposed roadway. All of these issues combined would create costs for
such a roadway that would prohibit the developer from constructing an
affordable housing project as the costs of roadway would exceed the cost
benefit of providing for affordable housing units.
Also, it is clear that the City has created policies to allow for and promote
affordable housing. Using mechanisms that lower the costs of development, as
noted in HP31, would help promote affordable housing projects and ensure
developments are constructed in the most cost-efficient way possible.
HP38 Integrate and coordinate construction of public infrastructure with private
development to minimize housing costs wherever possible or practicable.
Response: As previously discussed, the costs of construction of a public roadway, along
with the constraints of the site, make the project prohibitive to develop and
therefore would not be in the spirit of this housing policy.
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Summary
Based on the information and justifications provided above, the applicant, AMCAL Multi -
Housing, Inc. believes a ROW improvement waiver request for a Type `R' roadway is
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warranted.
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We appreciate your consideration this waiver request. If you should have any questions,
please don't hesitate to contact me at 425-806-1869 or at cwhite@LDCcorp.com.
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Service ABOVE the Standard
Pacific Ridge Right -of -Way Improvement Waiver Request
July 26, 2019
Page 8 of 8
Sincerely,
LDC, INC.
Cj �Ll)ctQ
Clay White
Director of Planning
CC: Mario Turner, VP of Development, AMCAL Multi -Housing, Inc.
Sarady Long, Senior Traffic Engineer
Robert "Doc" Hansen, Planning Manager
Encl: Pacific Ridge Boundary and Topographic Survey
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Service ABOVE the Standard
CITY OF
Federal Way
September 9, 2019
LDC, Inc
Attn: Clay White
20210 142nd Ave NE
Woodinville, WA 98072
CITY HALL
33325 8th Avenue South
Federal Way, WA 98003-6325
(253) 835-7000
www.cityoffederalway.com
Jim Ferrell, Mayor
RE: Permit #19-103625-00-SM; PACIFIC RIDGE APARTMENTS, 325xx 17TH AVE S,
Request to waive street improvements
Dear Mr. White,
This letter responds to your request to waive the required street improvements along the south side of
your property, as part of the proposal for the development of Pacific Ridge Apartments. After evaluating
the existing conditions, review of Federal Way Revised Code (FWRC) provisions (Sections 19.135.070
and 19.135.090) and direction provided by the City Council, the Public Works Department hereby denies
your request, as noted below.
FRTC Section 19.135.070 (1)_ The improvement as required would not be harmonious with existing
street improvements, would not function properly or safely or would not be advantageous to the
neighborhood or city as a whole.
While the proposed new street would only serve this private development in the near -term, the street will
eventually be extended easterly and connect to other proposed streets as shown in the Transportation
section of the City's Comprehensive Plan. The future easterly extension, along with other `grid' roads in
that area will be required at the time the Belmor Mobile Home Park property is redeveloped.
This roadway would benefit the City and neighborhood, as it would comply with the City's
Comprehensive Plan for grid roads in this neighborhood as well as serving to meet the City code -based
block perimeter standards, at the time the Belmor Park property is redeveloped.
(2) Unusual topographic or physical conditions preclude the construction of the improvements as
required.
According to the topographic map provided with your request, the ground along the proposed street
alignment rises in the west -to -east direction, representing an overall slope of just over +2%, with the
steepest slope being just over +7% in the eastern section of the rising grade. The ground then drops down
from that high point, representing an overall slope of just under -3%. The ground is shown to continue on
a downward slope on the Belmor Park property. These topographic grade changes across the length of the
property do not appear to be so acute that the roadway could not physically be constructed. While the
Comprehensive Plan shows this road connecting to a north -south roadway along or near the western edge
of the Belmor property, that north south roadway alignment is conceptual, and could be revised as part of
the Belmor Park redevelopment planning in order to accommodate this connection. Additionally, the
applicant refers to the Belmor Park pond that's to the east of this proposed roadway as a wetland. This
pond was constructed by the City in 1998 as a detention and water quality facility, and at this time there
19-103625-00-SM Doc. I.D.
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has been no formal determination as to whether or not this is a wetland or other environmentally sensitive
area.
The topography along this roadway alignment does not appear to represent an unusual topographic
condition beyond that of a `typical' roadway design through undeveloped property.
(3) Proper vertical or horizontal alignments cannot be determined because the existing streets do not
have correct alignments.
The location of this road, where it connects to 20th Way S, is along a curve and is also less than 150-feet
from a private commercial driveway on the opposite side of 20th. Alignment of a roadway along the north
property line would present a greater challenge (in the vertical alignment) since the topography along that
side of the property is quite a bit more dramatic than along the south side. The primary difficulty in
designing the roadway along the south side will be at the intersection with 20th Way S, due to the curve
noted above.
Other than some potential design challenges at the intersection with 20th Way South, the horizontal and
vertical alignments of this roadway do not seem to be beyond the scope of a `typical' roadway design.
Therefore, one of the conditions of developing this property will be to construct the roadway along the
south property line, as identified in the Traffic Division comments of the City's August 21, 2018 pre -
application meeting summary letter, as follows:
Construct "3/4" street improvements per City standard street section Type "R', with a 40-foot wide paved
roadway, with a 4-foot planter strip, 6-foot sidewalk, and 3-foot utility strip behind sidewalk along the
northern edge of the paved roadway, within a right of way of adequate width to contain the
improvements. A City -standard (90-foot diameter) cul-de-sac will also be required at the eastern end of
the roadway. The cul-de-sac would be temporary until such time as the road is extended to the east.
The requirements and conditions of this letter will be applicable for a period of one year. If a permit is
not issued within the one year time period, this waiver will be void, and a new request for modification
must be submitted.
Should you have any questions please do not hesitate to contact Kevin Peterson, Engineering Plans
Reviewer at (253) 835-2734.
5inc7Iy,
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Desiree Winkler, P.E.
Deputy Public Works Director
DW:KP/ss
Enclosure: City Detail DWG 3-2R and 3-2Z
cc: Jim Harris, Sr. Planner
Sarady Long, Sr. Transportation Planning Engineer
Project file (lcp)
Day file
19-103625-00-SM Doc.[.D.
(:IT �' OF ��
Federal Way
PUBLIC WORKS
DEPARTMENT
STREET MODIFICATION REQUEST / ACTION
Project Name Pacific Ridge Apartments
Permit # 18-102873-PC
Location 325xx 17th Ave S
Request The applicant is requesting waiver of an east -west street across the southern
boundary of their property that was identified in the City's August, 2018 pre -application
meeting. The applicant contends that criteria 1, 2, and 3, listed under FWRC Section 19.135.070,
apply to this street alignment.
Staff Analysis This street, along with a future extension into and through the Belmor Park
property, is required in order to meet FWRC Section 19.135.251 — Block perimeter standards.
Additionally, the location of this street alignment is consistent with Maps III-3 and 111-4 of the
City's Comprehensive Plan, which show a conceptual east -west roadway near this development.
The easterly extension of this street will be to-, and eventually through-, the Belmor Mobile
Home Park property, connecting to other planned, east -west and north -south roadways proposed
within the Belmor property at the time it redevelops. The required street section for this roadway
is a Type `R' street, with a 40-foot roadway, 4-foot planter strips, and 6-foot sidewalks in a 66-
foot right of way. In the pre -application summary letter, traffic division required the 40-foot
roadway, with the planter strip and sidewalk along the northern edge, eliminating the planter
strip and sidewalk along the southern edge. A City -standard (90-foot diameter) cul-de-sac would
also be required at the eastern end. The cul-de-sac would be temporary until such time as the
road is extended to the east.
FWRC Section 19.135.070 (1): The improvement as required would not be harmonious with
existing street improvements, would not function properly or safely or would not , be
advantageous to the neighborhood or city as a whole.
While the proposed new street would only serve this private development in the near -term, the
street will eventually extend and connect to other proposed streets, as shown on the Comp. Plan
Map, that will be required as part of the redevelopment of the Belmor Park property. These
future grid roads would be beneficial to the neighborhood in general, and the City as a whole, as
it would create alternative routes of travel through an area that is currently served by few
through -streets, at the same time meeting City -code required block perimeter standards.
(2) Unusual topographic or physical conditions preclude the construction of the improvements
as required.
According to the applicant -provided topographic map, the ground along the proposed street
alignment rises approximately 11-feet in elevation in the first 480-feet in the west -to -east
direction, representing an overall slope of just over +2%, with the steepest slope being just over
+7% in the eastern 140-feet of the rising grade. The ground then drops down from that high point
approximately 5-feet over the eastern 180-feet of the property, representing an overall slope of
just under -3%. The ground is shown to continue on a downward slope on the Belmor property.
1:\formletters\Street Mod Requests\Street Mod Request Form - Pacific Ridge Apts.docx
Scan completed form into Amanda folder
These topographic grade changes across the length of the property do not appear to be so acute
that the roadway could not physically be constructed. Additionally, while the Comp. Plan shows
this road connecting to a north -south roadway along or near the western edge of the Belmor
property, that north south roadway alignment is conceptual, and could be revised as part of the
Belmor Park redevelopment planning in order to accommodate this connection. Additionally, the
applicant refers to the Belmor Park pond that's to the east of this proposed roadway as a wetland;
however, this pond was constructed by the City in 1998 as a detention and water quality facility,
so while it likely has wetland characteristic's, because it's a manmade constructed water feature,
it's unlikely it would be considered an environmentally sensitive area that would necessitate
strict environmental review and permitting in order to extend roads through the Belmor property.
(3) Proper vertical or horizontal alignments cannot be determined because the existing streets
do not have correct alignments.
The location of this road, where it connects to 20th Way S, is along a curve and is also less than
150-feet from a private commercial driveway on the opposite side of 20th. Alignment of a
roadway along the north property line would present a greater challenge (in the vertical
alignment) since the topography along that side of the property is quite a bit more dramatic than
along the south side.
The primary difficulty in designing the roadway along the south side will be at the intersection
with 20th Way S, due to the curve noted above. Beyond that, the horizontal and vertical
alignment is relatively straightforward.
Requirements / Conditions of Approval Staff recommends denial of this request for the
following reasons:
1) The roadway would benefit the City and neighborhood, mainly in the future, as it would
comply with the City's Comprehensive Plan for grid roads in this neighborhood as well
as helping to meet our block perimeter standards as the Belmor property redevelops in the
future;
2) The topography along this roadway alignment does not appear to be beyond that of a
`typical' roadway design through undeveloped property, nor does it appear that the
Belmor pond would be considered an environmentally sensitive area, since it is a
constructed detention/water quality pond;
3) Other than some potential design challenges at the intersection with 20th Way South, the
horizontal and vertical alignments of this roadway do not seem to be beyond the scope of
a `typical' roadway design.
Staff Recommendation:
Initial Date
Approve
Deny
Development Services Reviewer
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Development Services Manager
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Traffic Division Reviewer
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Traffic Division Manager
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Deputy Director
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l:\formletters\Street Mod ReqLies ts\Street Mod Request for - Pacific Ridge Apts.docr
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City of
Federal Way
Comprehensive Plan
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Functional Classification of Existing
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CITY OF
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City of Federal Way
GIs Division
33325 8th Ave S
Federal Way, WA 98003
253-B35-7000
www. cityoffede ralway, co m
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PARCEL NO.
7978800360 .
IiI SE SITE INFORMATION I
\ VER77CALDATUM BASIS OF BEARING MWOFPOSITM LEGAL DE-RIMPnON
\
NORTH AMERICAN VERTICAL DATUM-1929
BEARING: NORTH 74'10'16• WEST
DISTANCE: 2488.60'(M)
HELD CITY OF FEDERAL WAY HORIZONTAL CONTROL
MONUMENT CP NO PW 100
FIDEUTY NATIONAL TITLE COMPANY OF WASHINGTON. INC.
ORDER NO. 20376707-416-416
\
BENCHMARKS
EFFECTIVE DATE MARCH 27. 2018
HELD CITY OF FEDERAL WAY COORDINATE VALUES
MONUMENT IN CASE AT INTERSECTION OF SOUTH
LOT 4 OF KING COUNTY SHORT PLAT N0. 275005, AS
CITY 0� FFEDERAL WAY B.M. NO- 2167-25
BETWEEN HORIZONTAL CONTROL MONUMENTS FW 100
320TH STREET AND PACIFIC HIGHWAY SOUTH
RECORDED UNDER RECORDING NO. 7606220930,
•.
FOUND BRASS CAP MON IN CASE WITH NO UD,
AND FIN 120 AS DESCRIBED BELOW:
STATE PLANE COORDINATES
RECORDS OF KING COUNTY AUDITOR;
E CENTERLINE OF 23RD AVE SOUTH
ELEVATION = 414.271' (NGVD-29)
r, 1j(1
NAD 83(91) - NORTH ZONE
EXCEPT THOSE PORTIONS DEEDED TO KING COUNTY FOR
'
TOP, OF MONUMENT IN CASE (NO COVER) 23RD
NORTH 118491.72
THE 17TH AVENUE SOUTH EXTENSION BY RECORDING
AVEr9Lr SOUTH, 60 FEET +/- SOUTH OF EAST
EAST 127329133
NOS 8808240414 AND 8808300844
i
FWNO i MmArMUR Vi LASE
DRIVE TO SEA-TAC MALL
SURVEYREFERENCES
SITUATE IN THE CITY OF FEDERAL WAY, COUNTY OF KING,
WITH Y BRASS DISK AND PUNCH, GOWN 0.5'
STATE PLANE COORDINATES
STATE OF WASHINGTON
AT THE INTERSECTION OF S 325TH STREET AND
(HAD 83 - NORTH ZONE)
(R1) KING COUNTY RECORD OF SURVEY
17TH AVE SOUTH
ELEVATION = 409.40' (NGVD-29)
NORTH 117812.94
(REC NO. 2DO10129900011)
EQU/PMENTaPROCEDURE$
EAST 1275687-57
(R2) FEDERAL WAY PWA SOUTH, A
hURROAMAL DATUM
" L�
-SENT
PUNNED UNIT DEVELOPMENT
(REC. NOL 751009 362)
SEINED PE SURVEY:
SURVEY PERFORMED BY FIELD TRAVERSE
NAD 83I91
WASlYHGTOH STATE COORDINATES -NORTH ZONE
IN
MONUMENT IN CASE AT INTERSECTION OF SCUM
320TH STREET AND PACIFIC HIGHWAY SOUTH
(R3) KING COUNTY SHORT PUT NO 275005
INSTRUMENTATION:
LEICA MS-50 ROBOTIC TOTAL STATION WITH DATA
(REC. NO 7006220938)
COLLECTOR AND LEICA GS-14 GPS MAINTAINED IN
STATE PLANE COORDINATES
MAD 83(91) - NORTH ZONE
ADJUSTMENT TO MANUFACTURES SPECIFICATIONS AS
REQUIRED BY WAC 332-130-100
NORTH 118491,72
EAST 1273293.33
PRECISION:
MEETS OR EXCEEDS STATE STANDARDS WAC 332-130-090
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